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SDR1998-00006
SDR98 - 00006 WESTERN FAMILY FOODS OFFICE REPLACEMENT NOTICE OF DECISION SITE DEVELOPMENT REVIEW [SDR] 98-0006 CITY o TIIOARD WESTERN FAMILY FOODS OFFICE REPLACEMENT Spi Community�T o unity 120 DAYS = 9/17/98 SECTION I. APPLICATION SUMMARY CASE: FILE NAME: WESTERN FAMILY FOODS OFFICE REPLACEMENT Site Development Review SDR 98-0006 PROPOSAL: The applicant has requested Site Development Review approval to develop a two (2) story, 36,000 square foot office building and related site improvements. - APPLICANT: Western Family Foods OWNER: Same 6700 SW Sandburg Street Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Commercial Professional; C-P. ZONING DESIGNATION: Commercial Professional; C-P. The Commercial Professional zoning district provides sites for business and professional services. LOCATION: 6700 SW Sandburg Street; WCTM 2S101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 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 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 1 OF 14 CONDITIONS OF APPROVAL I PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1. Prior to issuance of a building permit, a Street Opening Permit will be required for this project to cover the water connection and street work in Sandburg Street and the on-site connections to the public sanitary and storm sewer lines. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 4. 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 (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 5. The applicant shall revise the site plan to widen the driveway pavement width to a minimum of 40 feet. The overall width of the driveway shall be widened to a minimum of 50 feet. STAFF CONTACT: Mark Roberts, Planning Division. 6. The site plan as shown requires pedestrians to cross a two-way vehicle driveway for a 39-foot distance. The site plan shall, therefore, shall be revised to require pedestrians to cross no more than 36 feet. STAFF CONTACT: Mark Roberts, Planning Division. 7. The applicant shall provide a revised security lighting plan addressing issues raised in this report for review and approval by the Police Department. STAFF CONTACT: Jim Wolf, Police Department. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 2 OF 14 8. The applicant shall revise the southerly land use buffer plan so that tree spacing of no more than 40 feet on center shall occur. A 5-foot tall chain link fence exists along this property line but it was not made clear if this fence was included as part of the screening and buffering plan or not. It was also not clear who owned this fence since it appeared to actually be constructed on the Power Rents property. If slatted, this fence could comply with part of the screening and buffering requirement. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the southern property line to address the screening requirement. STAFF CONTACT: Mark Roberts, Planning Division. 9. The applicant shall revise the westerly land use buffer area to provide a minimum of 20 Redtwig shrubs or 10, 5-gallon shrubs per 1,000 square feet of area. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the western property line. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIE 9 PRIOR TO THE FINAL BUILDING INSPECTION 10. The applicant shall complete the public improvements and obtain final approval from the City. 11 . The applicant shall provide an agreement to schedule completion of demolition work of the old building with occupancy of the new building. Staff Contact: Mark Roberts, Planning Division. 12. All site improvement shall be installed and maintained as approved, pursuant to the revised site plan. Staff Contact: Mark Roberts, Planning Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS,, FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: This site is presently developed with the Western Family Foods office building. The Oregon Department of Transportation has determined that due to right-of-way widening needs, that the existing Western Family Foods building will need to be acquired and demolished. Vicinity Information: The site is adjoined by the 217 Freeway to the east, an office use to the north and light industrial to the west. The adjoining property to the south is presently used as an equipment rental business. Site Information and Proposal Description: The site is presently developed. A portion of the property to be developed had contained a grove of Filbert trees that were recently removed. An arborist report has been provided that indicates the entire grove was diseased or ice damaged and, therefore, structurally unsound. The site generally slopes towards the 217 Freeway. The applicant has proposed to develop NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 3 OF 14 a 36,000 square foot c....t2e building with 126 parking space_ Some 69 of the parking spaces are existing and are proposed to be reused to serve the new office building. The site would obtain access via the existing driveway from SW Sandburg Street that presently serves the site. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-af-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. Because of the site's location and developed nature, no additional public street frontage improvements are necessary. For this reason, Rough Proportionality findings are not applicable to this property. Use Classification: The applicant is proposing to build an office building, Section 18.42 (Use Classifications) identifies use categories such as Professional and Administrative Services as permitted uses within the Commercial - Professional Zoning District. The proposed office use is the primary permitted use in the Commercial - Professional Zoning District. Dimensional Requirements: Section 18.62.050 states that there is a 6,000 square foot minimum lot area and an average lot width of 50 feet is required. Developments are required to provide a minimum of 15% landscaping. The total square footage of the site is 2.58 acres or 112,446 square feet which exceeds the minimum lot size requirement. The site has an average width of approximately 455 feet, in excess of the required average lot width standard. The applicant proposes to landscape 35,849 square feet or 31.90% of the site that exceeds the minimum landscape percentage standard. Setbacks: Section 18.62.050 states that there is no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. The site does not abut a residential zone. The proposed structure is to be located within the existing property dimensions. For these reasons, the structure complies with the setback standards. Building Height: Section 18.162.050 states that the maximum permitted building height is 45 feet within the Commercial Professional Zoning District. The proposed building would be approximately 30 feet in height to the top of the second story, which is NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 4 OF 14 under the maximum allowed 45-foot height. The proposed mecridnical equipment screening would be an additional 6 to 8 feet of height but is non-habitable and, therefore, exempt from the height limit standard. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. A total of 126 parking spaces are proposed. A total of 18 parking lot trees are required to serve this number of parking spaces. The applicant has proposed to provide a total of 27 parking lot trees both old and new that would serve the proposed parking lot. Street Trees: Section 18.100.033 states that all development projects fronting on a public street, private street or private driveway 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). The property has a total of approximately 270 feet of frontage on SW Sandburg Street. However, some 40 feet of the street frontage is currently utilized as driveway access. The applicant has proposed 4 Red Sunset Maple trees spaced at 37 feet on center. The applicant also indicates that there are 3 existing Conifer trees on the east side of the driveway. Based on the Red Sunset Maple's large size at maturity, the proposed locations comply with the spacing standard. The existing Conifer trees also comply with the spacing standard. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. A minimum of 15 parking lot trees will be required to serve the proposed 102 parking spaces. A total of 20 new parking lot trees are proposed. Certain other existing trees will also shade portions of the parking lot. For these reasons, the proposed parking lot landscape plan exceeds the minimum parking lot tree standard. All of the proposed landscaped planter areas are at least 3 feet in width, in compliance with the applicable standard. Buffering, Screening and Compatibility between adjoining uses: Section 18.100 states that buffering shall be provided between different types of land uses. At a minimum the buffer must contain the following: 1) a 10 foot width for an office use that adjoins a light industrial use, 2) a row of trees at a certain spacing based on their height at maturity and shrubs of varying numbers based on their size at planting and, 3) A row of evergreen shrubs. Where screening is also required this area must also contain one of the following: a row of evergreen shrubs, a five foot minimum height fence, wall, or an earthen berm with evergreen shrubs that will provide a continuous six foot screen within two years. This criteria is found to be applicable to this site along the southerly and westerly property lines because of the existing adjoining light industrial uses. A screening plan for these areas was provided. A 14-20 foot buffer was provided along the west and south property lines, in excess of the 10-foot minimum buffer setback distance. Along the southerly property line a row of 13 Pin Oak, Trinity Flowering Pears and NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 5 OF 14 Red Sunset Maples art, proposed. All of these species are considered large trees at maturity. The applicant has proposed a spacing of 20 to 50 feet. The applicant shall revise the plan so that tree spacing of no more than 40 feet on center shall occur. A 5-foot tall chain link fence exists along this property line but it was not made clear if this fence was included as part of the screening and buffering plan. It was also not clear who owns this fence since it appeared to actually be constructed on the Power Rents property. If slatted, this fence could comply with part of the screening and buffering requirement. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the southern property line to address the screening requirement. Along the western property line the applicant has proposed a row of Western Red Cedars, Douglas Fir and Pin Oak trees spaced at 14 to 25 feet on center. Based on their large size at maturity, these trees comply with the screening and buffering requirements. The applicant indicated that Redtwig Dogwood shrubs were to be provided in this area to address part of the screening and buffering standards but the applicant did not indicate what number of shrubs were to be provided. Due to the approximately 2,000 square foot size of the westerly land use buffer area, the applicant shall provide plans showing a minimum of 20 Redtwig shrubs. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the western property line to address the screening requirement. Along the southern property line the applicant has proposed to leave the existing driveway in its current location in the southeast corner of the site. A hedge exists in this area but the applicant has not proposed additional screening and buffering measures. Based on the Non-Conforming Structure provisions of Section 18.132, this existing driveway location can be maintained because it is not made more non-conforming through the proposed redevelopment and new development on this site. For this reason, the non-conforming buffer area may remain as shown on the applicant's plan. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. As indicated on the site plan, no structures are proposed within the Clear Vision Area as defined by this section. Minimum Off-Street Parking: Section 18.106.030.(C)(22) requires a minimum of one (1) parking space for each 350 square feet of gross floor area for Professional Services, Financial Services and Personal Services. Based on 1 space for each 350 square feet of gross floor area, a minimum of 103 parking spaces are required to serve the proposed 36,000 square foot office building. Including future Oregon Department of Transportation right-of-way, the site currently has 107. Through the proposed redevelopment of the site, the applicant has proposed to use some 69 existing parking spaces. A total of 126 new and existing parking spaces are proposed, in compliance with NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 6 OF 14 the minimum parking standard. Because the site would not be in conformance with • minimum parking standards, the applicant will need to provide a demolition schedule for the existing building prior to final Building Division inspection of the new building. 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 five (5) disabled parking spaces if one hundred and one (101) to one hundred and fifty (150) parking spaces are provided. The plan provides five (5) disabled parking spaces. The applicant has proposed to develop 126 parking spaces. The proposed five (5) disabled parking spaces are sufficient to serve up to 150 parking spaces. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because a minimum of 103 parking spaces are required, a minimum of 7 bicycle parking spaces are required. An addendum to the plan provided a total of 7 bicycle parking spaces are to be provided, which complies with the minimum standard. The applicant shall provide a copy of the finished plans that show the required bicycle racks. Off-Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. This standard is applicable because the building is over 10,000 square feet. The applicant has proposed a loading area into the side of the building to comply with this standard. Because of the food supplier nature of this office use type, larger "semi" trucks are expected to occasionally service this site. For this reason, the loading space as designed is found to comply with the loading standard. Access: Section 18.108.080 requires that commercial and industrial uses which require more than 100 parking spaces provide two (2) driveways with a minimum width of 30 feet and a minimum pavement width of 24 feet or one (1) driveway with 50 feet of width and 40 feet of pavement width. The applicant is proposing to have 126 parking spaces served from the SW Sandburg Street driveway. A single driveway with 36 feet of paved width is proposed. The applicant shall revise the site plan to widen the driveway pavement width to a minimum of 40 feet. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The applicant has proposed to NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 7 OF 14 construct a walkway fro'. SW Sandburg Street to the building entrance. The walkway as proposed is five (5) feet in width and is physically separated from motor vehicle traffic except where the walkway crosses the main entrance driveway. Where the walkway crosses this driveway the applicant has provided pavement markings to define the pedestrian walkway. The site plan as shown requires pedestrians to cross a two-way vehicle driveway for a 39-foot distance. The site plan shall, therefore, be revised to require pedestrians to cross no more than 36 feet. Signs: Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate _compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The site plan provided a waste and recycling facility within the proposed parking lot. The applicant provided a written sign-off from the hauler regarding the design and location of the trash and recycling container, in compliance with this section. Site Development Review - Approval Standards: 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 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Sections 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Sections are, therefore, found to be inapplicable as approval standards. Section 18.120.180(A)(2) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Residential Exterior Elevations), 18.120.180.5 (Privacy and Noise, Residential Use), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces) and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.(A)(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 applicant has proposed NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 8 OF 14 to remove 1 existing 18-inch parking lot tree to construct required development improvements. This tree is in an alignment of a newly reconfigured portion of the parking lot. This revised parking lot circulation pattern is dictated by the extent of ODOT right-of-way acquisition that has been determined. The applicant has proposed new parking lot tree plantings of equal character throughout the site. The applicant has proposed to regrade to the site of the proposed building pads, approximately an additional 2 feet to ensure drainage to approved public facilities. For this reason, no large scale grading work is proposed. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.(A)(4)(a) states that buffering shall be provided between different types of land uses. This standard has been addressed by the applicant through the land use screening and buffering contained in Section 18.100. Section 18.120.180.(A)(4)(b) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The applicant has proposed to position roof top mechanical equipment a minimum of 15 feet from the edge of the building roof edge. The applicant has also proposed equipment screening through the use of 6-8 foot tall screen walls around the equipment. Based on the location and height of the building, this screen wall as proposed appears sufficient to screen roof top equipment. Because SW Sandburg Street is at a higher elevation than this site, it does not appear possible to entirely screen the parking lot from view of the street. The applicant has provided "parkway" type plantings along the site's street frontage including street trees to partially screen the parking lot from view. The proposed loading area is also not oriented towards the street frontage. It also appears that a screen wall is proposed to screen vehicles unloading at the loading dock. Privacy and Noise: Section 18.120.180.(A)(5) provides the following Privacy and Noise standards: A. Structures which include residential dwelling units shall provide outdoor areas for each ground floor unit B. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise. C. Residential buildings shall be located on the portion of the site having the lowest noise levels. D. On site uses which create noise, lights or glare shall be buffered from residential uses. Subsections A and C are not applicable because the applicant has not proposed residential development. The applicant has proposed a mechanical equipment screen around the roof top mechanical equipment. Land use screening and buffering is reviewed elsewhere within this report. Demarcation of Spaces - Crime Prevention: Section 18.120.180.(A)(9) states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The applicant provided plans to the Police Department that included security lighting. The Police Department recommended revisions to the security lighting plan which are noted in SECTION V. OTHER STAFF COMMENTS. A Condition of Approval has been included to this effect. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 9 OF 14 Crime Prevention and -,afety: Section 18.120.180.(A)(10) .equires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. Separated laundry areas are not proposed for this development. The Police Department has reviewed this development and has requested to review revised security lighting plans for this development. Access and Circulation: Section 18.120.180.(A)(11) requires that the City review; a) The number of allowed access points for a development shall be as provided in Section 18.108.070; b.) All circulation patterns within a development shall be designed to accommodate emergency vehicles; and c.) Provisions shall be made for pedestrianways and bicycleways if such facilities are shown on an adopted plan. The applicant is proposing one (1) access point which does not comply with the standards of Section 18.108. The proposed driveway. is required to be widened to comply with this section. A Condition of Approval has been included to this effect. This plan has been reviewed by Fire District staff and was generally found to comply with Uniform Fire Code standards. Prior to the issuance of building permits, any necessary internal modifications will be required. The City's adopted Park and Greenway Plan does not indicate the existence of Bicycle or Pedestrian Accessway through the site. Public Transit: Section 18.120.180.(A)(12) requires that the City review; a.) Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b.) The requirements for transit facilities shall be based on: (i.) the location of other transit facilities in the area; and (ii.) The size and type of the proposal; c.) The following facilities may be required after City and Tri-Met review: (I.) Bus stop shelters; (ii.) Turnouts for buses; and (iii.) Connecting paths to the shelters. This site is not presently transit served nor is any extension of transit service in this area likely. Parking: Section 18.120.180.(A)(13) requires that the City review; a.) All parking and loading areas shall be designed in accordance with the requirements set forth in Sections 18.106.050 and 18.106.090, Chapters 18.102, Visual Clearance, and 18.108, Access, Egress, and Circulation. Parking standards have been reviewed elsewhere within this report. Landscaping: Section 18.120.180.(A)(14) requires that the City review; a.) All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. b.) In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 % of the gross area including parking, loading and service areas shall be landscaped; and c.) A minimum of 15 % of the gross site area shall be landscaped. Subsections A and B of this standard are not found to be applicable because the applicant has proposed a commercial development. Subsection C is found to be applicable and has been reviewed elsewhere within this report. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 10 OF 14 Drainage: Section 18.120.180.(A)(15) requires that the City review; a.) All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage requirements have been reviewed elsewhere within this report. Provision for the Handicapped: Section 18.120.180.(A)(16) requires that the City review; a.) All facilities for the handicapped shall be designed in accordance with the requirements set forth in ORS Chapter 487. The applicant has addressed these requirements preliminarily by providing 5 handicapped accessible parking spaces. Prior to issuance of building permits, this entire development will be reviewed in detail for compliance with handicapped accessibility requirements. Signs: Section 18.120.180.17 requires that the City review that all sign placement and construction shall be designed in accordance with requirements set forth in Chapter 18.114. The applicant has not requested sign permits in conjunction with this application. As discussed elsewhere within this report the applicant will need to develop a sign program for this center. Underlying Provisions and Regulations of the Underlying Zone: Section 18.120.180.(A)(18) requires that the City also review all other underlying requirements of the zoning district. The underlying zoning district requirements are reviewed elsewhere within this report. Tree Removal: 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. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant recently removed a grove of Filbert trees in preparation for development under the proposed Site Development Review. An arborist report was provided for this removal which indicated that all of these trees either had root rot damage and/or structural damage from ice storms. The applicant has proposed to remove 1 additional 18-inch caliper parking lot tree to accommodate a modified two-way access way at the new end of an aisle of parking. It appears necessary to remove this tree to accommodate site circulation. The arborist has recommended preservation of a total of 7 other existing trees over 12 inches in size that are to be incorporated into the site plan. Due to their locations, none of these trees appear to be impacted by the proposed new development of portions of the site and redevelopment of other portions of the site. Street Improvements: Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with ordinance standards. Because the subject property has frontage on a developed Public Street and would utilize an existing paved accessway, minimal new street improvements are required except for widening of the existing driveway. A full review of required street improvements is provided in the Engineering Review section of this report. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 11 OF 14 PUBLIC FACILITY CONL,—RNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW Sandburg Street, which is classified as a local commercial industrial street. This roadway is fully improved adjacent to this site. The applicant is proposing to construct a new driveway apron from Sandburg Street into this site. The new driveway will need to be approximately 40 feet in width to comply with commercial access requirements of 18.108.080 (see discussion in Planning Department portion of report). WATER: Public water is available from a line in SW Sandburg Street. The applicant proposes to tap the main line in the street and extend a new water service for fire support and domestic use. SANITARY SEWER: There is an existing public sanitary sewer line that crosses through this site. The applicant proposes to tap the main line to provide a service lateral for the new building. A Street Opening Permit is required from the City for this work. STORM DRAINAGE: There is an existing public storm drainage line that crosses through this site. The applicant proposes to tap this main line in several places to allow for site drainage and water quality facility discharge. 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 issuance of the building permit. The applicant proposes to construct a biofiltration swale near the south end of the site to handle the additional impervious area from this project. The area provided on the plans, as well as the preliminary sizing calculation, indicate that this swale will be sufficient to treat the added area. 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 (Plans Examiner) with NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 12 OF 14 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. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division reviewed this application and had the following comments: Move the access aisle to the passenger side of the vehicle and provide an approved accessible route in front of the vehicle and connect the accessible route to the sidewalk. The Geo Technical Report must provide an investigation report for potential liquefaction OSSC 1804.2 At least 60 feet of the building circumference is beyond the 150-foot hose requirement. Contact: Gene Birchill with the Tualatin Valley Fire District for acceptable alternatives to UFC 902.2.1. Provide a Fire Hydrant flow test. * NOTE: These issues have been noted but will be reviewed in detail during the plan review that takes place prior to issuance of Building Permits. The City of Tigard Police Department reviewed this application and had the following comments: I recommend that installation of lighting at or on the building. It appears that emitted lighting from pole lights in parking area do not adequately service building entrance/exits. Suggest "wall packs" to further enhance and illuminate these areas. Special attention needs to be placed on the "west" side of structure due to unavailable "natural surveillance" areas within the parking lot. No other comments or objections were provided. SECTION VI. AGENCY COMMENTS No comments or objections were received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant/owners X Owners of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 13 OF 14 Final Decision: DATE OF FILING: JUNE 25, 1998 THE DECISION SHALL BE FINAL ON WEDNESDAY JULY 15, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 15, 1998. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171 . 4'Z'L ' June 2 J e 5, 1998 PREPARED BY: Mark Roberts DATE Associate Planner, AICP 74'4 `J 1 L. L • June 25, 1998 APPROVED BY: Richard`Bewersdorff DATE Planning Manager i:\curpin\mark_r\sdr98-06.dec NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 14 OF 14 ii PAR(* CCt.R: ' `� 101 ExHtI G� 5. -)D TO BE Pf r.O VED / _ \` • `\ .61 REMAIN .51 _Ez1 SPA DE! .l? TOTAL SPACES O _.17:--- -_± _ _ _ __ .. '�L SArB!r• ST \ - I..-, 5 \ rCO -0-1\ ' : 7 o J•../ , • ' •s" . - -V/, ____....-----` ■ Z ..... ......... \ OM E \ '\ rte-—..e' 1//4 1 1 \�• (\:1_,.........4'► ''r \./ Q rti ``�` E-1 117-1 1�lLIrL J_I_L %,._,. _ IX• V��.�.—.—.—.—.—.—:�_— —1 _�:.— �:— .— —�..� .. ill. i uWsE.LO cE IePx C CIaATCIQ . O N COISTP.C.O.TT"PE- SM SITE PLAN Fl1LLT SPAPKLEPED 14101.n. 1 STORIES T GROSS S• IARE PT, 56100 j •P.n •7pK SITE AREA APPROx.251 ACRES _ 0 1 S ITE PLAN MA P Western Family Foods Building Replacement SDR 98-0006 EXHIBIT — Mt U CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM - _:,S■I r'- VICINITY MAP iiiIIMu ■■Al■ YARNS r ■ SDR 98-0006 ' - D PARCEL F11.4. Western Family Foods Office IIII H*IIIIIIFii SANDBU G Sj omit .. ...1 in; lit I + . NIP& ; .py • _ N a 411 iii,„ a 0 400 800 Feet h - - t•=590 feet .1k NN 1 I f BONITA RD A ,� City of Tigard L-----\ \ intormauon on Ns map Is lot general location only and — 7o should be vedOed with the Development Services Dldsion. 13125 SW Hell Blvd Tigard,OR 97223 - {j I (503)1339-4171 (503)639-4171 httpl/www.d.tigard.ar.us Commu ity Development Plot date Jun 3.1998:G\manlnma fcot pr REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: June 18, 1998 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review Engineer ' 'a RE: SDR 98-0006, Western Family Foods Office Description: This application will allow Western Family Foods to construct a new office building at 6700 SW Sandburg Street to replace the existing building that will be removed due to the 1-5 freeway widening by ODOT. The parcel is WCTM 2S1 01 DD, Tax Lot 600. Findings: 1. Streets: This site lies adjacent to SW Sandburg Street, which is classified as a local commercial industrial street. This roadway is fully improved adjacent to this site. The applicant is proposing to construct a new driveway apron from Sandburg Street into this site. The new driveway will need to be approximately 40 feet in width to comply with commercial access requirements of 18.108.080 (see discussion in Planning Department portion of report). 2. Water: Public water is available from a line in Sandburg Street. The applicant proposes to tap the main line in the street and extend a new water service for fire support and domestic use. 3. Sanitary Sewer: There is an existing public sanitary sewer line that crosses through this site. The applicant proposes to tap the main line to provide a service lateral for the new building. A Street Opening Permit is required from the City for this work. ENGINEERING COMMENTS SDR 98-0006 Western Family Foods PAGE 1 4. Storm Drainage: There is an existing public storm drainage line that crosses through this site. The applicant proposes to tap this main line in several places to allow for site drainage and water quality facility discharge. 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 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 issuance of the building permit. The applicant proposes to construct a biofiltration swale near the south end of the site to handle the additional impervious area from this project. The area provided on the plans, as well as the preliminary sizing calculation, indicate that this swale will be sufficient to treat the added area. 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 (Plans Examiner) 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 ENGINEERING COMMENTS SDR 98-0006 Western Family Foods PAGE 2 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. 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 Street Opening Permit will be required for this project to cover the water connection and street work in Sandburg Street and the on-site connections to the public sanitary and storm sewer lines. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 4. 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 (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. ENGINEERING COMMENTS SDR 98-0006 Western Family Foods PAGE 3 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 5. Prior to final building inspection, the applicant shall complete the public improvements and obtain final approval from the City. is\eng\brianr\comments\sdr98-06.bdr ENGINEERING COMMENTS SDR 98-0006 Western Family Foods PAGE 4 v REQUEST FOR COMMENTS CI TIGARD RECEIVED PLANNINGCommunity Development Shaping Better Community DATE: June 3,1998 JUN 091998 TO: Brian Moore,PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:[5031639-4171 Fat 150316M-1297 RE: SITE DEVELOPMENT REVIEW(SDR)98-0006 WESTERN FAMILY FOODS OFFICE Q A request for Site Development Review approval to construct a two (2)-story office building complex totaling 36,000 square feet. This building is replacing the existing structure that is being removed due to freeway widening. LOCATION: 6700 SW Sandburg Street; WCTM 2S101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. ZONE: Commercial Professional; C-P. The purpose of the C-P zoning district is to provide for groups of businesses and offices in centers; accommodate the location of intermediate uses between residential districts and areas of more intense development; provide opportunities for employment and for business and professional services in close proximity to residential services and major transportation facilities; and to locate office employment where it can support other commercial uses, among others. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 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 - JUNE 15, 19981. 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: JWe have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v (Please provide the following information)Name of Person(s)Commenting: Mcxza_ C‘-c._R® Phone Number(s): 5-10- SDR 98-0006 WESTERN FAMILY HOLDING CO.OFFICE PROPOSAUREQUEST FOR COMMENTS • REQUEST FOR COMMENTS CITY O �'' CITY OF TIGARD RECEIVED PLANNING Community Development Shaping A Better Community DATE: June 3,1998 JUN 0 9 1998 TO: Jim Wolf,Tigard Police Department Crime Prevention Office;iTY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:15031639-4171 Fax:[5031684-7297 RE: SITE DEVELOPMENT REVIEW(SDRI 98-0006 WESTERN FAMILY FOODS OFFICE A request for Site Development Review approval to construct a two (2)-story office building complex totaling 36,000 square feet. This building is replacing the existing structure that is being removed due to freeway widening. LOCATION: 6700 SW Sandburg Street; WCTM 2S101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. ZONE: Commercial Professional; C-P. The purpose of the C-P zoning district is to provide for groups of businesses and offices in centers; accommodate the location of intermediate uses between residential districts and areas of more intense development; provide opportunities for employment and for business and professional services in close proximity to residential services and major transportation facilities; and to locate office employment where it can support other commercial uses, among others. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 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 - JUNE 15, 19981. 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: Rek-oM d, \ ,ko.\\Axo \l w3 orb of O ' bv‘l43. Ft aotalh rc ei 'fed vwaA no, {dam pd4, k)CC\A.o qua do rot advl00o.'te \Ikl \pw1A OrAVG.r„A, VIA*" • S'S- ' \\- tis' ko ct,c.k■w' e)40,.ct, O.vsi \\ . 'L ataa,• a\ Aemuf. Yma, bk. Ocxxo, vat -k " c,, ok NJckoil dot VnadG"\`" 'YN>ku4a‘ '''I\1`"\cs "°14‘ Q(4\41) G<eqS V (Please provide the fodowing information)Name of Person(s)Commenting: A W o\ I Phone Number[sl: ' zz9 I SDR 98-0006 WESTERN FAMILY HOLDING CO.OFFICE PROPOSAUREQUEST FOR COMMENTS \IA 40 • REQUEST FOR COMMENTS o TIGARD Community Development RECEIVED PLANNING 5Izaping Better Community DATE: lune 3,1998 JUN 0 9 1998 TO: David Scott,Building Official C`1(OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:[5031639-4171 Fax:(5031684-7297 RE: SITE DEVELOPMENT REVIEW[SDRI 98-0006 WESTERN FAMILY FOODS OFFICE A request for Site Development Review approval to construct a two (2)-story office building complex totaling 36,000 square feet. This building is replacing the existing structure that is being removed due to freeway widening. LOCATION: 6700 SW Sandburg Street; WCTM 2S101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. ZONE: Commercial Professional; C-P. The purpose of the C-P zoning district is to provide for groups of businesses and offices in centers; accommodate the location of intermediate uses between residential districts and areas of more intense development; provide opportunities for employment and for business and professional services in close proximity to residential services and major transportation facilities; and to locate office employment where it can support other commercial uses, among others. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 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 - JUNE 15, 19981 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: Cr/rre, 7` l(r/- t J p /r..-,f. -//17e G e r l f f l 6 /..e /` `r, ei 1- r7 , efe'r # / L"P ( le, ,( r et f'o -(ti t7 Ji{� fir.—fee.( re,orI A-lt, / J7J r� vIds, art Tiv Lief 75, 711oP, /�t�crf Fi,r�. �� �f4eAae os, O-rf oy.Z. (-.l.11el ,rI y, ,4 t Lt 4,r t o o I- k..A. l) `7 b' A,U t ro f..• rey 7- moo„ w t �` 6ene 13ei-,A,•1 f v Fie f'.ir- .•2 7kirti. f'e 71' 74 Fc 5tr2 • 2 . J Yd V,:,/� i� F1rc by e/VAPi * It,ui 1-4 • Ifrkase pmviufe the faowg information)Name of Person[sl Commenting: Phone Number[sl: I SDR 98-0006 WESTERN FAMILY HOLDING CO.OFFICE PROPOSAUREQUEST FOR COMMENTS --..""WI•N m r N..,...1118.. __-—-"I q"I I■0■,— .41. 11Mmi ——-n"1"IIIIIIM 1 I 1 Mil EZ E I Pi:=_=_, ,-- 21.5 \„ -11,.* MIMIC 1111 , z�l _„ y, A GO D N (1 � C1 `-'- WI • lik,...-ft. ii ... 611... It ,, rn rn ....... ,f,fro 1\ N \ W n � CD 'fte: ‘' ' ,, , m � 0 .11.17414 , I ,i kt . • i II% % ___, 10 cp 1 Fri\ .,:.--- ., CD \ 11 04.) act 0\..,177 \. i .*/ „\. \ I ____1 - , \ \ A \ N. N CI D p rat \ \ _\ / 1 \ ■ `� ill V. m BICYCLE RACK WESTERN FAMILY FOODS A N K R O M MO ! S A N :9 g ASSOCIATED ARCHITECTS min / p e LOCATION a i� erco w& oeuriu 8T.m V- � � erm sw.vK.e.e,.sw�.Sao.o..u..e.o�-•m arna. sos/z�s-��oa rnx zu-n�o CfECION 07223 N J 4 REQUEST FOR COMMENTS CIT I'GARD Community Development Shaping!Better Community DATE: June 3,1998 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:(5031639-4171 Fax:(503)684-7297 RE: SITE DEVELOPMENT REVIEW[SDR198-0006 WESTERN FAMILY FOODS OFFICE A request for Site Development Review approval to construct a two (2)-story office building complex totaling 36,000 square feet. This building is replacing the existing structure that is being removed due to freeway widening. LOCATION: 6700 SW Sandburg Street; WCTM 25101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. ZONE: Commercial Professional; C-P. The purpose of the C-P zoning district is to provide for groups of businesses and offices in centers; accommodate the location of intermediate uses between residential districts and areas of more intense development; provide opportunities for employment and for business and professional services in close proximity to residential services and major transportation facilities; and to locate office employment where it can support other commercial uses, among others. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 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 - JUNE 15,1998). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v h (Please provide the following information)Name of Person(s)Commenting: Phone Number[s): SDR 98-0006 WESTERN FAMILY HOLDING CO.OFFICE PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS ( CIT Area: [CI [El (5) MD CITIZEN INVOLVEMENT TEAMS o Place ter review In library CR Book(s) FILE NOM: . 11) g�-e9(540,6- FILE NAME[S): l eS'Pvh � dliA 1°S CITY OFFICES � �(I'S° a Geri ��cd- _ADVANCED PLANNING/Nadine Smith,P1ann�ngSue«rn.o, ;IMMUNITY DVLPMNT.DEPT./ammo,.sae.T«hnc,.n OLICE DEPT./Jim Wolf,enm.Pr«.n„eno„K« t-T3UILDING DIV./David Scott,Budding Ohtia �1GINEERING DEPT./Brian Rager,avromm.R«�«.Eng, —WATER DEPT./Michael Miller,Go.„,en.M.n.g.r CITY ADMINISTRATION/Cathy Wheatle ONR.eaesr +/OPERATIONS DEPT./John Roy,Proo«ryul.n.9., OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.*_TUALATIN VALLEY FIRE&RESCUE #E TUALATIN VALLEY WATER DISTRICT * _UNIFIED SWRGE.AGENCY * Planning Manager Fire Marshall Administrative Office Julia HuffmaniSWM 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,Neigwmd cove. 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 #E _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street, NE _CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem.OR 97310-1380 City Manager Portland, OR 97232-2736 Portland,OR 97232 PO Box 23483 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,GroM .&thManagementCoordinator _OR. DEPT.OF LAND CONSERV DVLP. 333 SW First Avenue _Mel Huie,GreensPacas Coordinator(CPA's/2044) 1175 Court Street, NE PO Box 2946 _CITY OF KING CITY * Salem,OR 97310-0590 Portland, C R 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,Pinning 155 N. First Avenue _CITY OF LAKE OSWEGO * 3040 25th Street,SE Suite 350,MS 13 Planning Director _OR. DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration Lake Oswego, OR 97034 Routing TTRC-Attn: Renae Ferrera _ODOT,REGION 1 * _ Brent Curtis! MAILING RECORDS 4,, AFFIDAVIT OF MAILING CITY OF TIGARD Community Deve(opment Shaping Better Community STATE Of ogGoir ) County of Washington )ss. City of Tigard ) I, Patricia L. Gunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Cried(Appropriate 8oa(s)Rebw} E3 NOTICE OF PENDING LAND USE APPLICATION FOR:J SDR 98-0006/MAGNOLIA HI-Fl & VIDEO STORE AMENDED NOTICE (File No./Name Reference) El City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: AMENDED NOTICE (File No/Name Reference) - City of Tigard Planning Director IL NOTICE OF PUBLIC HEARING FOR: / ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER NO. PC FOR:Lji I ❑ AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council 1 Li NOTICE OF: (Type/Kind of Notice) FOR: I (File No./Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked - ihit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit , on the 1P day pf APriI, 999, nd deposited in the United States Mail on the 15"day of April,1999, postage prepaid. ; /,e,ae/ , - vzl/ 1,ird (Perso Prep-red Notice) , / r oJ� Subscribed and sworn/affirmed before me on the 9°I day of n ._ . �. A ; 19J�. OFFICIAL SEAL gligiNW/ "WOW' / "�'�',. RKS :"7� DIANE M JELDE I DB I i RE I', -- ra , NOTARV PUBLIC OREGON OM COMMISSION NO.moa6ta2 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07,1999 ri NOTICE TO MORTGAGEE, LIENHO, .R,VENDOR OR SELLER: ;XHI ��? r A. THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION , SITE DEVELOPMENT REVIEW CITY OF TIGARD Community(Development Shaping)BetterCommuntt\ 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: April 15, 1999 FILE NO(s)/NAME: SITE DEVELOPMENT REVIEW (SDR) 98-0006 MAGNOLIA HI-FI & VIDEO STORE PROPOSAL: A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3-Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. LOCATION: 11680 SW Pacific Highway; WCTM 1S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON THURSDAY - APRIL 29, 1999. All comments should be directed to Mark J. Roberts. Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. SDR 99-0006 MAGNOLIA HI-FI & VIDEO STORE 14-DAY PROPERTY OWNER NOTICE Failure of any party to address i relevant approval criteria with ficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." - j F 1 I - .1 wI. . LJ - --J ,JI i , SITE I i I .--""i j "so,, / S ii 1 , , RIM --,, , , '1 . -L-__ J DARTMOUTH sr 11 i u .IIIIIE , _ SDR 99-0006 MAGNOLIA HI-FI &VIDEO STORE 14-DAY PROPERTY OWNER NOTICE sp 2 G9- (()(P ' N G)Li!4 HI `-=Z ( P6 , / D Z ) EXHIBIT B 1 136CA-01100 1 S 136CA-01200 DELANCE JOHN M WILCOX HEATHER M 11250 SW 78TH AVE 11280 SW 78TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CA-01300 Os-' 1S136CA-01400 O L REED TIMOTHY J &JENNIFER C LEE BEN H LAURA M 7775 SW PFAFFLE ST 7745 SW PFAFFLE RD TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CA-01500 1 S 136CA-01600 HAWTHORNE VILLA LTD PARTNERSHIP HALL DONALD W&GRACE L AND 1655 N FORT MYER DR 13TH FL PO BOX 19089 ARLINGTON,VA 22209 PORTLAND,OR 97216 1 S 136CA-01601 1 S 136CA-05400 HALL DONALD W&GRACE L& KING STANLEY H TR PO BOX 15144 DEPT: KEY 2809 NE 58TH AVE WORCESTER, MA 1615 PORTLAND,OR 97213 1 S 136CD-00100 1 S 136CD-00101 PACIFIC CROSSROADS PROPERTIES I MCGRATH STANLEY R ET AL 200 SW MARKET ST STE 345 834 SW ST CLAIR PORTLAND,OR 97201 PORTLAND,OR 97205 1 S 136CD-00102 15136CD-01400 NI MILLAR TED L TRUSTEE PARK NICK S 834 SW ST CLAIR 11654 SW PACIFIC HWY#5 PORTLAND,OR 97205 TIGARD,OR 97223 1 S 136CD-01401 1 S 136CD-01500 b)L JOHNSON JULIE A LIFE ESTATE AND SCHULZ DAVID TR 19430 NE HASSALO 11649 VIA MONTANA PORTLAND,OR 97230 YUMA,AZ 85367 1S136CD-01501 � . 15 -01600V QAYUM ABDUL AND ISMAT DOUGHTY-J L LILLI 18245 RIVER EDGE CT 1015,0 8 CANY LAKE OSWEGO, OR 97034 88EAVERTON,OR 97005 15136CD-01601 0 1 S 136CD-01700 DOUGHTY J PAUL AND LILLI THE HOLLAND INC 10150 SW CANYON RD 109 W 17TH ST BEAVERTON,OR 97005 VANCOUVER,WA 98660 1S136CD-01800 11 1S1 -01900 BRETTLER REALS E INC BRETTLE AL ESTATE INC 307 BROAD ST 307 AD ST SEATTLE,WA 98121 ATTLE,WA 981 .�M/IL- ! 1 , r I LI- I 1- (JT ' 1S136CD-02000 136CD-0200 WAREMART INC TI RD CI F 3336E 32ND ST#217 1312 HALL TULSA,OK 74135 ARD, R 97223 1 S 136CD-02200 19.136CD-0430 COSTCO WHOLESALE CORPORATION WAF MA INC 999 LAKE DR 3336 N�D��S�T#217 ISSAQUAH,WA 98027 SA,OK 77135 1S136DB-02400 1S136DB-02501 CHAMPION RONALD V AND WESTSIDE HOLDING CO LLC 11642 SW PACIFIC HIGHWAY 11632 SW PACIFIC HWY TIGARD,OR 97223 TIGARD,OR 97223 1 S 136DC-00500 36DC-0,:10 TOM MOYER THEATRES WAR p--RT INC 7132 COMMERCIAL PARK DR 3 • E 32N1 T#217 KNOXVILLE,TN 37918 ULSA,OK 7413 TEE WES/ALLRESEES ARE CI ES SMUTTED BY TEE APPLICANT NHICH WERE NZ,ILED WI, EL EVER, ED I'IIr MICR CIR 500' PAY OZER NJTTFICATICN LIST PRIMED EEI G.I.S. CN 445/99. JULIE XHN N - LIFE ESTATE VARY JENSINE, ET. AL FO BC1K 609 806 SW Hit ,Y #70C LINE N CITY CR 97367 FCRILAND CR 97205 STANLEY NDCRA`II3 806 SA1 EFusalkY #1120 RRI ADD CR 97205 ECNA D & GCE HALL R) BCx 15144 In1ZRCESTER NPR 01615 ECILIID & GCE HALL FO ECK 19089 FCRIIAND CR 98280 JCHV FTSHER 2809 DE 59TH AVE FCMIA D CR 97213 ED M1 LLAR, MB= 3033.Si M LY AVE #200 FCRILAND, CR 97231 PACIFIC CIS RATES I 806 SW EROPLIAAY #700 KRIIADD CR 97235 AFFIDAVIT OF MAILING CRY Of TIOARD Community Development Shaping (Better Community STATE, OAF OR,EGO,N County of Washington )ss. City of'Tigard I, (Patricia G. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: Io+.dhom+a.emu.)Ben.) El NOTICE OF DECISION FOR: Ei&'A Atif i I O t=Y ❑ AMENDED NOTICE (Fie ND/Marne Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC NEARING FOR: ❑ AMENDED NOTICE (File No/Name Reference) (Date at Pubic Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: i ❑ AMENDED NOTICE (File No/Name Reference) (Date at Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FOR: Z' I (Type ncl d f,,ouce) (File No/Name Reference) (Date at Pubic Heanng,4 aopcat.el A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES) of which is attached, marked Exhibit "A", was_ -iled to each •-as-• person(s) at the address(s) shown on the attached list(s), marked ExhlbA"8:In theme - of d 1998, and deposited in the United States Mail on the I day of `�I '/fie V1 1998,postage prepaid. " e ) WM- . i►' (Pe • "frIrepared Not Subscribed and sworn/affirmed before me on the 1,— day of .I _'79 Lt, , 19. OFFICIAL SEAL DIANE M JELDERKS � , — NOTARY PUBLIC-OREGON ,..1 COMMISSION NO 046142 NOT PUBLIC OF ORE MY COMMISSION EXPIRES SEPTEMBER 07,1999 My Commission Expires: NOTICE OF DECISION SITE DEVELOPMENT REVIEW[SDR) 98-0006 CITY f IIGARD Community Development WESTERN FAMILY FOODS OFFICE REPLACEMENT Shaping A Better Community 120 DAYS = 9/17/98 SECTION I. APPLICATION SUMMARY CASE: FILE NAME: WESTERN FAMILY FOODS OFFICE REPLACEMENT Site Development Review SDR 98-0006 PROPOSAL: The applicant has requested Site Development Review approval to develop a two (2) story, 36,000 square foot office building and related site improvements. APPLICANT: Western Family Foods OWNER: Same 6700 SW Sandburg Street Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Commercial Professional; C-P. ZONING DESIGNATION: Commercial Professional; C-P. The Commercial Professional zoning district provides sites for business and professional services. LOCATION: 6700 SW Sandburg Street; WCTM 2S101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 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 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 1 OF 14 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1 . Prior to issuance of a building permit, a Street Opening Permit will be required for this project to cover the water connection and street work in Sandburg Street and the on-site connections to the public sanitary and storm sewer lines. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 4. 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 (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 5. The applicant shall revise the site plan to widen the driveway pavement width to a minimum of 40 feet. The overall width of the driveway shall be widened to a minimum of 50 feet. STAFF CONTACT: Mark Roberts, Planning Division. 6. The site plan as shown requires pedestrians to cross a two-way vehicle driveway for a 39-foot distance. The site plan shall, therefore, shall be revised to require pedestrians to cross no more than 36 feet. STAFF CONTACT: Mark Roberts, Planning Division. 7. The applicant shall provide a revised security lighting plan addressing issues raised in this report for review and approval by the Police Department. STAFF CONTACT: Jim Wolf, Police Department. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 2 OF 14 8. The applicant shall revise the southerly land use buffer p„an so that tree spacing of no more than 40 feet on center shall occur. A 5-foot tall chain link fence exists along this property line but it was not made clear if this fence was included as part of the screening and buffering plan or not. It was also not clear who owned this fence since it appeared to actually be constructed on the Power Rents property. If slatted, this fence could comply with part of the screening and buffering requirement. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the southern property line to address the screening requirement. STAFF CONTACT: Mark Roberts, Planning Division. 9. The applicant shall revise the westerly land use buffer area to provide a minimum of 20 Redtwig shrubs or 10, 5-gallon shrubs per 1,000 square feet of area. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the western property line. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION: 10. The applicant shall complete the public improvements and obtain final approval from the City. 11 . The applicant shall provide an agreement to schedule completion of demolition work of the old building with occupancy of the new building. Staff Contact: Mark Roberts, Planning Division. 12. All site improvement shall be installed and maintained as approved, pursuant to the revised site plan. Staff Contact: Mark Roberts, Planning Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: This site is presently developed with the Western Family Foods office building. The Oregon Department of Transportation has determined that due to right-of-way widening needs, that the existing Western Family Foods building will need to be acquired and demolished. Vicinity Information: The site is adjoined by the 217 Freeway to the east, an office use to the north and light industrial to the west. The adjoining property to the south is presently used as an equipment rental business. Site Information and Proposal Description: The site is presently developed. A portion of the property to be developed had contained a grove of Filbert trees that were recently removed. An arborist report has been provided that indicates the entire grove was diseased or ice damaged and, therefore, structurally unsound. The site generally slopes towards the 217 Freeway. The applicant has proposed to develop NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 3 OF 14 a 36,000 square foot office building with 126 parking spaceb. Some 69 of the parking spaces are existing and are proposed to be reused to serve the new office building. The site would obtain access via the existing driveway from SW Sandburg Street that presently serves the site. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Because of the site's location and developed nature, no additional public street frontage improvements are necessary. For this reason, Rough Proportionality findings are not applicable to this property. Use Classification: The applicant is proposing to build an office building, Section 18.42 (Use Classifications) identifies use categories such as Professional and Administrative Services as permitted uses within the Commercial - Professional Zoning District. The proposed office use is the primary permitted use in the Commercial - Professional Zoning District. Dimensional Requirements: Section 18.62.050 states that there is a 6,000 square foot minimum lot area and an average lot width of 50 feet is required. Developments are required to provide a minimum of 15% landscaping. The total square footage of the site is 2.58 acres or 112,446 square feet which exceeds the minimum lot size requirement. The site has an average width of approximately 455 feet, in excess of the required average lot width standard. The applicant proposes to landscape 35,849 square feet or 31.90% of the site that exceeds the minimum landscape percentage standard. Setbacks: Section 18.62.050 states that there is no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. The site does not abut a residential zone. The proposed structure is to be located within the existing property dimensions. For these reasons, the structure complies with the setback standards. Building Height: Section 18.162.050 states that the maximum permitted building height is 45 feet within the Commercial Professional Zoning District. The proposed building would be approximately 30 feet in height to the top of the second story, which is NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 4 OF 14 under the maximum allowed 45-foot height. The proposed mec,,,anical equipment screening would be an additional 6 to 8 feet of height but is non-habitable and, therefore, exempt from the height limit standard. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. A total of 126 parking spaces are proposed. A total of 18 parking lot trees are required to serve this number of parking spaces. The applicant has proposed to provide a total of 27 parking lot trees both old and new that would serve the proposed parking lot. Street Trees: Section 18.100.033 states that all development projects fronting on a public street, private street or private driveway 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). The property has a total of approximately 270 feet of frontage on SW Sandburg Street. However, some 40 feet of the street frontage is currently utilized as driveway access. The applicant has proposed 4 Red Sunset Maple trees spaced at 37 feet on center. The applicant also indicates that there are 3 existing Conifer trees on the east side of the driveway. Based on the Red Sunset Maple's large size at maturity, the proposed locations comply with the spacing standard. The existing Conifer trees also comply with the spacing standard. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. A minimum of 15 parking lot trees will be required to serve the proposed 102 parking spaces. A total of 20 new parking lot trees are proposed. Certain other existing trees will also shade portions of the parking lot. For these reasons, the proposed parking lot landscape plan exceeds the minimum parking lot tree standard. All of the proposed landscaped planter areas are at least 3 feet in width, in compliance with the applicable standard. Buffering, Screening and Compatibility between adjoining uses: Section 18.100 states that buffering shall be provided between different types of land uses. At a minimum the buffer must contain the following: 1) a 10 foot width for an office use that adjoins a light industrial use, 2) a row of trees at a certain spacing based on their height at maturity and shrubs of varying numbers based on their size at planting and, 3) A row of evergreen shrubs. Where screening is also required this area must also contain one of the following: a row of evergreen shrubs, a five foot minimum height fence, wall, or an earthen berm with evergreen shrubs that will provide a continuous six foot screen within two years. This criteria is found to be applicable to this site along the southerly and westerly property lines because of the existing adjoining light industrial uses. A screening plan for these areas was provided. A 14-20 foot buffer was provided along the west and south property lines, in excess of the 10-foot minimum buffer setback distance. Along the southerly property line a row of 13 Pin Oak, Trinity Flowering Pears and NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 5 OF 14 Red Sunset Maples are proposed. All of these species are considered large trees at maturity. The applicant has proposed a spacing of 20 to 50 feet. The applicant shall revise the plan so that tree spacing of no more than 40 feet on center shall occur. A 5-foot tall chain link fence exists along this property line but it was not made clear if this fence was included as part of the screening and buffering plan. It was also not clear who owns this fence since it appeared to actually be constructed on the Power Rents property. If slatted, this fence could comply with part of the screening and buffering requirement. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the southern property line to address the screening requirement. Along the western property line the applicant has proposed a row of Western Red Cedars, Douglas Fir and Pin Oak trees spaced at 14 to 25 feet on center. Based on their large size at maturity, these trees comply with the screening and buffering requirements. The applicant indicated that Redtwig Dogwood shrubs were to be provided in this area to address part of the screening and buffering standards but the applicant did not indicate what number of shrubs were to be provided. Due to the approximately 2,000 square foot size of the westerly land use buffer area, the applicant shall provide plans showing a minimum of 20 Redtwig shrubs. The applicant shall also revise the landscape/site plan to provide a fence, berm or row of evergreen shrubs along the western property line to address the screening requirement. Along the southern property line the applicant has proposed to leave the existing driveway in its current location in the southeast corner of the site. A hedge exists in this area but the applicant has not proposed additional screening and buffering measures. Based on the Non-Conforming Structure provisions of Section 18.132, this existing driveway location can be maintained because it is not made more non-conforming through the proposed redevelopment and new development on this site. For this reason, the non-conforming buffer area may remain as shown on the applicant's plan. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. As indicated on the site plan, no structures are proposed within the Clear Vision Area as defined by this section. Minimum Off-Street Parking: Section 18.106.030.(C)(22) requires a minimum of one (1) parking space for each 350 square feet of gross floor area for Professional Services, Financial Services and Personal Services. Based on 1 space for each 350 square feet of gross floor area, a minimum of 103 parking spaces are required to serve the proposed 36,000 square foot office building. Including future Oregon Department of Transportation right-of-way, the site currently has 107. Through the proposed redevelopment of the site, the applicant has proposed to use some 69 existing parking spaces. A total of 126 new and existing parking spaces are proposed, in compliance with NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 6 OF 14 the minimum parking standard. Because the site would nom, be in conformance with minimum parking standards, the applicant will need to provide a demolition schedule for the existing building prior to final Building Division inspection of the new building. 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 five (5) disabled parking spaces if one hundred and one (101) to one hundred and fifty (150) parking spaces are provided. The plan provides five (5) disabled parking spaces. The applicant has proposed to develop 126 parking spaces. The proposed five (5) disabled parking spaces are sufficient to serve up to 150 parking spaces. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because a minimum of 103 parking spaces are required, a minimum of 7 bicycle parking spaces are required. An addendum to the plan provided a total of 7 bicycle parking spaces are to be provided, which complies with the minimum standard. The applicant shall provide a copy of the finished plans that show the required bicycle racks. Off-Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. This standard is applicable because the building is over 10,000 square feet. The applicant has proposed a loading area into the side of the building to comply with this standard. Because of the food supplier nature of this office use type, larger "semi" trucks are expected to occasionally service this site. For this reason, the loading space as designed is found to comply with the loading standard. Access: Section 18.108.080 requires that commercial and industrial uses which require more than 100 parking spaces provide two (2) driveways with a minimum width of 30 feet and a minimum pavement width of 24 feet or one (1) driveway with 50 feet of width and 40 feet of pavement width. The applicant is proposing to have 126 parking spaces served from the SW Sandburg Street driveway. A single driveway with 36 feet of paved width is proposed. The applicant shall revise the site plan to widen the driveway pavement width to a minimum of 40 feet. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The applicant has proposed to NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 7 OF 14 construct a walkway from SW Sandburg Street to the building „ntrance. The walkway as proposed is five (5) feet in width and is physically separated from motor vehicle traffic except where the walkway crosses the main entrance driveway. Where the walkway crosses this driveway the applicant has provided pavement markings to define the pedestrian walkway. The site plan as shown requires pedestrians to cross a two-way vehicle driveway for a 39-foot distance. The site plan shall, therefore, be revised to require pedestrians to cross no more than 36 feet. Signs: Section 18.114.130(D) lists the type of allowable signs and sign area permitted in the C-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The site plan provided a waste and recycling facility within the proposed parking lot. The applicant provided a written sign-off from the hauler regarding the design and location of the trash and recycling container, in compliance with this section. Site Development Review - Approval Standards: 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 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Sections 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Sections are, therefore, found to be inapplicable as approval standards. Section 18.120.180(A)(2) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Residential Exterior Elevations), 18.120.180.5 (Privacy and Noise, Residential Use), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces) and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.(A)(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 applicant has proposed NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 8 OF 14 to remove 1 existing 18-inch parking lot tree to consi.„,:t required development improvements. This tree is in an alignment of a newly reconfigured portion of the parking lot. This revised parking lot circulation pattern is dictated by the extent of ODOT right-of-way acquisition that has been determined. The applicant has proposed new parking lot tree plantings of equal character throughout the site. The applicant has proposed to regrade to the site of the proposed building pads, approximately an additional 2 feet to ensure drainage to approved public facilities. For this reason, no large scale grading work is proposed. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.(A)(4)(a) states that buffering shall be provided between different types of land uses. This standard has been addressed by the applicant through the land use screening and buffering contained in Section 18.100. Section 18.120.180.(A)(4)(b) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The applicant has proposed to position roof top mechanical equipment a minimum of 15 feet from the edge of the building roof edge. The applicant has also proposed equipment screening through the use of 6-8 foot tall screen walls around the equipment. Based on the location and height of the building, this screen wall as proposed appears sufficient to screen roof top equipment. Because SW Sandburg Street is at a higher elevation than this site, it does not appear possible to entirely screen the parking lot from view of the street. The applicant has provided "parkway" type plantings along the site's street frontage including street trees to partially screen the parking lot from view. The proposed loading area is also not oriented towards the street frontage. It also appears that a screen wall is proposed to screen vehicles unloading at the loading dock. Privacy and Noise: Section 18.120.180.(A)(5) provides the following Privacy and Noise standards: A. Structures which include residential dwelling units shall provide outdoor areas for each ground floor unit B. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise. C. Residential buildings shall be located on the portion of the site having the lowest noise levels. D. On site uses which create noise, lights or glare shall be buffered from residential uses. Subsections A and C are not applicable because the applicant has not proposed residential development. The applicant has proposed a mechanical equipment screen around the roof top mechanical equipment. Land use screening and buffering is reviewed elsewhere within this report. Demarcation of Spaces - Crime Prevention: Section 18.120.180.(A)(9) states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The applicant provided plans to the Police Department that included security lighting. The Police Department recommended revisions to the security lighting plan which are noted in SECTION V. OTHER STAFF COMMENTS. A Condition of Approval has been included to this effect. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 9 OF 14 Crime Prevention and Safety: Section 18.120.180.(A)(10) ..;quires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. Separated laundry areas are not proposed for this development. The Police Department has reviewed this development and has requested to review revised security lighting plans for this development. Access and Circulation: Section 18.120.180.(A)(11) requires that the City review; a) The number of allowed access points for a development shall be as provided in Section 18.108.070; b.) All circulation patterns within a development shall be designed to accommodate emergency vehicles; and c.) Provisions shall be made for pedestrianways and bicycleways if such facilities are shown on an adopted plan. The applicant is proposing one (1) access point which does not comply with the standards of Section 18.108. The proposed driveway is required to be widened to comply with this section. A Condition of Approval has been included to this effect. This plan has been reviewed by Fire District staff and was generally found to comply with Uniform Fire Code standards. Prior to the issuance of building permits, any necessary internal modifications will be required. The City's adopted Park and Greenway Plan does not indicate the existence of Bicycle or Pedestrian Accessway through the site. Public Transit: Section 18.120.180.(A)(12) requires that the City review; a.) Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b.) The requirements for transit facilities shall be based on: (i.) the location of other transit facilities in the area; and (ii.) The size and type of the proposal; c.) The following facilities may be required after City and Tri-Met review: (I.) Bus stop shelters; (ii.) Turnouts for buses; and (iii.) Connecting paths to the shelters. This site is not presently transit served nor is any extension of transit service in this area likely. Parking: Section 18.120.180.(A)(13) requires that the City review; a.) All parking and loading areas shall be designed in accordance with the requirements set forth in Sections 18.106.050 and 18.106.090, Chapters 18.102, Visual Clearance, and 18.108, Access, Egress, and Circulation. Parking standards have been reviewed elsewhere within this report. Landscaping: Section 18.120.180.(A)(14) requires that the City review; a.) All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. b.) In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 % of the gross area including parking, loading and service areas shall be landscaped; and c.) A minimum of 15 % of the gross site area shall be landscaped. Subsections A and B of this standard are not found to be applicable because the applicant has proposed a commercial development. Subsection C is found to be applicable and has been reviewed elsewhere within this report. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 10 OF 14 • Drainage: Section 18.120.180.(A)(15) requires that the City review; a.) All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage requirements have been reviewed elsewhere within this report. Provision for the Handicapped: Section 18.120.180.(A)(16) requires that the City review; a.) All facilities for the handicapped shall be designed in accordance with the requirements set forth in ORS Chapter 487. The applicant has addressed these requirements preliminarily by providing 5 handicapped accessible parking spaces. Prior to issuance of building permits, this entire development will be reviewed in detail for compliance with handicapped accessibility requirements. Signs: Section 18.120.180.17 requires that the City review that all sign placement and construction shall be designed in accordance with requirements set forth in Chapter 18.114. The applicant has not requested sign permits in conjunction with this application. As discussed elsewhere within this report the applicant will need to develop a sign program for this center. Underlying Provisions and Regulations of the Underlying Zone: Section 18.120.180.(A)(18) requires that the City also review all other underlying requirements of the zoning district. The underlying zoning district requirements are reviewed elsewhere within this report. Tree Removal: 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. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant recently removed a grove of Filbert trees in preparation for development under the proposed Site Development Review. An arborist report was provided for this removal which indicated that all of these trees either had root rot damage and/or structural damage from ice storms. The applicant has proposed to remove 1 additional 18-inch caliper parking lot tree to accommodate a modified two-way access way at the new end of an aisle of parking. It appears necessary to remove this tree to accommodate site circulation. The arborist has recommended preservation of a total of 7 other existing trees over 12 inches in size that are to be incorporated into the site plan. Due to their locations, none of these trees appear to be impacted by the proposed new development of portions of the site and redevelopment of other portions of the site. Street Improvements: Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with ordinance standards. Because the subject property has frontage on a developed Public Street and would utilize an existing paved accessway, minimal new street improvements are required except for widening of the existing driveway. A full review of required street improvements is provided in the Engineering Review section of this report. NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 11 OF 14 PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW Sandburg Street, which is classified as a local commercial industrial street. This roadway is fully improved adjacent to this site. The applicant is proposing to construct a new driveway apron from Sandburg Street into this site. The new driveway will need to be approximately 40 feet in width to comply with commercial access requirements of 18.108.080 (see discussion in Planning Department portion of report). WATER: Public water is available from a line in SW Sandburg Street. The applicant proposes to tap the main line in the street and extend a new water service for fire support and domestic use. SANITARY SEWER: There is an existing public sanitary sewer line that crosses through this site. The applicant proposes to tap the main line to provide a service lateral for the new building. A Street Opening Permit is required from the City for this work. STORM DRAINAGE: There is an existing public storm drainage line that crosses through this site. The applicant proposes to tap this main line in several places to allow for site drainage and water quality facility discharge. 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 issuance of the building permit. The applicant proposes to construct a biofiltration swale near the south end of the site to handle the additional impervious area from this project. The area provided on the plans, as well as the preliminary sizing calculation, indicate that this swale will be sufficient to treat the added area. 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 (Plans Examiner) with NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 12 OF 14 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. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division reviewed this application and had the following comments: Move the access aisle to the passenger side of the vehicle and provide an approved accessible route in front of the vehicle and connect the accessible route to the sidewalk. The Geo Technical Report must provide an investigation report for potential liquefaction OSSC 1804.2 At least 60 feet of the building circumference is beyond the 150-foot hose requirement. Contact: Gene Birchill with the Tualatin Valley Fire District for acceptable alternatives to UFC 902.2.1. Provide a Fire Hydrant flow test. * NOTE: These issues have been noted but will be reviewed in detail during the plan review that takes place prior to issuance of Building Permits. The City of Tigard Police Department reviewed this application and had the following comments: I recommend that installation of lighting at or on the building. It appears that emitted lighting from pole lights in parking area do not adequately service building entrance/exits. Suggest "wall packs" to further enhance and illuminate these areas. Special attention needs to be placed on the "west" side of structure due to unavailable "natural surveillance" areas within the parking lot. No other comments or objections were provided. SECTION VI. AGENCY COMMENTS No comments or objections were received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant/owners X Owners of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 13 OF 14 Final Decision: DATE OF FILING: JUNE 25, 1998 THE DECISION SHALL BE FINAL ON WEDNESDAY JULY 15, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 15, 1998. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. & ' 1 June 25, 1998 PREPARED BY: Mark Roberts DATE Associate Planner, AICP '7///ia June 25, 1998 APPROVED BY: Richard Bewersdorff DATE Planning Manager i:\curpin\mark_Asdr98-06.dec NOTICE OF DECISION SDR 98-0006 WESTERN FAMILY FOODS OFFICE REPLACEMENT PAGE 14 OF 14 • • • al `\ PAP/ONO=TNT: _ 101 ExrSTNG • -36 to re PEr•oveo \ O -. --•- -- - ' - �, \ •6S ExISTNG TO RUPIAH _ _ \ 41 NEW SPAGFS $Ar1D9lIRC $T» �`' E _ •76 TOTAL SPACE!_) co - -- — --yam Iljsr. / %_:_....----____.._____ t-r i/ / :,,A\. `•mil`` \!\` rrrggq •III! !/// / 0 4 v i r ^���1%l/ � Z c \\ \. ,� Cl. \ ti\ •�o° 0 i e \/ w' - -� --_ -�-7.--=---- .-. ,.._,J, .. 0 ..... •................ . __._._._._._._. • 1-- ____, 1 — EUILDEY EFORTATICN, Q N USE GENEPAL OFFICE O e511E PLAN CCNSTFUCTION TYPE. SN -QP- SITE T'I1LL1 SPpttrc!_ERfD Ifi fir. 7 STORES GROSS SOUARE FT. 76¢CO tr.EL •7011e' SITE AREA APPROx.WI ACRES SITE PLAN Western Family Foods Building Replacement SDR 98-0006 EXHIBIT MAP II % vim.-- u CITY of TIGARD IIIIIGEOGRAPHIC INFORMATION SYSTEM 1111111 111111101111111. VICINITY MAP 111111 IIIIIIIIII 1111111 11111111. � - SB— H , SDR 98-0006 '. ■ FIR LP D SUBJECT Ina is .---1 PARCEL 11111011111111 r t Western Family Foods Office '„",._ SANDBURG Sj I iii11. . , _7 •,,,P,),,,,,.., INhimimmil mil 1 _ t \I, N s 0 400 600 Feet h 1•=590 feet 1N \ —�� f BONITA RD ('ity of Tikard Information on this map is for general location only and - — should be verified with the Development Services Division. Lr 13125 SW Hall Blvd r Tigard,OR 97223 (503)639-4171 I htlpJI n.Ci.tigard.Gr.us Community Development Plot date.Jun 3.1998;cAmagiclmagicOl.apr S 9-60 40 u4762A) FA/N. FADDS D (pj. /0- /) £XJBIT B 7. 2S101DD-00400 2S101DD-00401 TIMBER OPERATIONS COUNCIL BYERS ALEXA GAYE ET AL 6825 SW SANDBERG ST PO BOX 10 TIGARD,OR 97223 PORTLAND,OR 97207 2S101DD-00500 2S101DD-00600 HOFF CHARLES V& WESTERN FAMILY HOLDING INC 6755 SW SANDBURG ST PO BOX 4057 TIGARD,OR 97223 PORTLAND,OR 97208 2S 101 D D-00701 2S 101 D D-00702 RFD PUBLICATIONS INC J&K PROPERTIES CORP 9600 SW BOECKMAN 6900 SW SANDBURG RD WILSONVILLE,OR 97070 TIGARD,OR 97223 2S 101 D D-00703 2S 101 D D-00800 TARKIAINEN REINO J A AND ACKERLY COMMUNICATIONS OF THE 20895 SW LEBEAU RD 3601 6TH AVE S SHERWOOD,OR 97140 SEATTLE,WA 98134 2S : BD-00900 TARKIAI • 'EIN• • A AND WESTERN FAMILY HOLDING COMPANY 20895 SW • • :D 6700 SW SANDBURG STREET SM - OOD,OR 971•c TIGARD OR 97223 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 918 2 BEAVERTON, OREGON 97075 Legal Notice Advertising SITE DEVELOPMENT REVIEW[SDR]98-0007 >TIGARD STREET PARKING LOT< The Director has approved,subject to conditions of approval,a request for City of Tigard • ❑ Tearsheet Notice Site Development Review approval to construct a 15 space parking lot to 13125 SW Hall Blvd . provide additional parking in downtown Tigard.LOCATION: Southwest 4Pigard,Oregon 97 2 23 • ❑ Duplicate Affidavit Tigard Street, north of SW Main; WCTM 2S 102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, Accounts Payable • 18.106, 18.108, 18.120 and 18.164. 4 AFFIDAVIT OF PUBLICATION �g.,,• , � STATE OF OREGON, • �' ', ,, , ✓ COUNTY OF WASHINGTON, ass. ��..,**464.44A � I, Kathy Snyder 5u81 C in first ' :��• .PARCEL JEC ,, being st duly sworn, depose and say that I am the Advertising . �• Director, or his principal clerk, of th• Pi gard—Tna1at-in Times i . le a newspaper of general circulation as defined in ORS 193.010 7---.. . . and 193.020; published at Tigard in the aforesaid county and state; that the .,� , • Site Deve]op.Review[SDR] 98-0007 � ,,�\ a printed copy of which is hereto annexed, was published in the �� / :, �� entire issue of said newspaper for ONE successive and •�� -,..74 � consecutive in the following issues: / / s / July 9, 1998 X***il‘- #### ` � i �� Subscribed and sworn to b foe me this9 th day of July, 19 9 8 The adopted finding of facts,decision,and statement of conditions can be bUn f'4< obtained from the Planning Division,Tigard Civic Center, 13125 S.W. r^*"x t Hall Blvd.,Tigard,Oregon 97223.The decision shall be final on July 20, Nota ublic for Oregon 1998. Any party to the decision may appeal this decision in accordance '4'" with Section 18.32.290(A) and Section 18.32.340 of the Community Commission Expires: MY CO Development Code, which provides that a written appeal may be filed AFFIDAVIT within ten(10)days after notice is given and sent.The deadline for filing an appeal is 3:30 P.M.,July 20,1998. TT9182—Publish July 9, 1998. _:; .� 1 ----.1.34rfirr".01— > c o C p� 0� • -i '< c j › y -- n cr c • H-9, a m m O> 0 r W r- T 0 y rt m 5 U 3 m � -<c y m (Dr, m 0 A) N) ;G w x i D. q o< a m -71 t co al <(D c o O N� �a rt T O rr ern to O y • a tDcTo o Q '< *m > n H RI s y o F-4•c c v y >0 'TJ (D 1-..' •. m - oy =� —•* n0 m 3 L a4 '2. o • a • . -n o ? a=p, 2- < O - a v'. , y (D m y - -1 < �o tti O {°yr f0 S C• •tD o Z -t tV < g , .� n "� y O TMw: o y cD 9, ? c 7r cD vv N v ..scri C 1 9. �?O N y m W • 0 z , - y m yj•?a C • • C y • o , - n` a n A to rnm ° ' .. m 5. Z rn -n jC C 0 W n . ' X) • 9 a• C ,,i 0 ts- < W Z ;�! N m. ' o Q c s CI N . O yy�• s (D O F'� co al D o 2 N = Z C. m t A▪ y N w a 3 CD co CO V M • :ref ' , a co 0 o Ow CO n O r, a — w 0• z K O ,.;''q--': i N � - - -- y. a - SITE DEVELOPMENT REVIEW[SDR]98-0006 z °a z :- r >WESTERN FAMILY FOODS OFFICE< ` x o m a D I The Director has approved, subject to conditions, a request for Site v z r" c Development Review approval to construct a two(2)-story office building m 6 n m ' complex totaling 36,000 square feet.This building is replacing the exist- o a3 • o m y n ing structure that is being removed due to freeway widening. LOCA- . r > o 0 w TION:6700 SW Sandburg Street;WCTM 2S101DD,Tax Lot 00600.The • ` - z subject site is located on the south side of SW Sandburg Street, west of ,3 5.; i Highway 217.ZONE:Commercial Professional;C-P.The purpose of the H a I ii C-P zoning district is to provide for groups of businesses and offices in centers;accommodate the location of intermediate uses between residen- I-' tial districts and areas of more intense development;provide opportunities oN for employment and for business and professional services in close 1D • 'r * proximity to residential services and major transportation facilities;and to locate office employment where it can support other commercial uses, among others. APPLICABLE REVIEW CRITERIA: Community ' Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. •i := • -MIN - ma.. L_J( 1-- *12, ...__) 7 w 1.1 igiii isil=v MAIL 1 PI 11•15° !!'L , 11 l' I,i..,_.ki* \ 1 I i tr) , .. _ is , utit t P-I Iffik\\\7 1-----hril i I .. The adopted finding of facts,decision,and statement of conditions can be obtained from the Planning Division,Tigard Civic Center, 13125 S.W. Hall Blvd.,Tigard,Oregon 97223.The decision shall be final on July 15, 1998. 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 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.,July 15,1998. TT9169—Publish June 25, 1998. I111 I i ‘—',...%� CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED S D R 98-0006 ‘NDBURG ST , Western Family Foods Office 51010000401251010000400 2810101100500 N 281010000701 510 , 2s101D00071.'. til.,III .IIII, \ 2S1010D00703 25101000 00 251010000800 HARK LN N 0 100 200 300 400 Feet 1'-290 feet A City of Ti yard LL 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 Q (503)639-4171 Z httpi/www.ci.tigard.or.us Community Development Plot state:Jun 3,1998:r.\magic\l agicOl.rapr APPLICANT MATERIALS SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: wire ee DATE OF PRE-APP.: y Vc72( Property Address/Location(s): (.'i O '4W co q/.31A N R o ST. �IuARD o!Z t1 La ''S FOR STAFF USE ONLY Tax Map & Tax Lot#(s): W Aar1 . Co . Z 5 - 1 - l7 _ Case No.(s): .Sb(2.9 X-a-io' TAr �.o r (k co CR) Other Case No.(s): Site Size: 2 . 51 ACRES Receipt No.: 9f-30530/ Application Accepted By: 1"14 Property Owner/Deed Holder(s)': 1-41)�,r.;t'' Date: L(2-7-`]F Address: 0 0 S LU ►&�24,Phone: (p ct—‘ City: I �-- ► -c , 2 Zip: `) 2 2-5 Date Dete fined T Be Complete: Applicant*: LA--)e2 5-r�r�,ti, i->a-._,� ►; � � `,p, �., C Comp Plan/Zone Designation: Address: 12 —) O D 5W S ��c,Phone: C. 300 gyp/�f City: A----c) CD 12_ Zip: C —7 22- 3 / CIT Area: ( L - a(el k_ When the owner and the applicant are different people, the applicant Rev 4/21/97 i:lcurpin5masterslsdra.doc must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this r - form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: _ �I The owners 72f record of the subject property request Site El Application Form Development Review approval to allow (please be specific): Owner's Signature/Written Authorization'=:S -rwo - �To ti i ev c?oRU.TE Di CE 1.V�m.toksti I ' Title Transfer Instrument or Deed [ - Site/Plot Plan -T°-t-io.A-%,.+h 3 i 1 O0 L Qv i►4I-E .rT (#of copies based on pre-app check list) t+f 1'a AP-scw("a to ra.►. )n►cb.vlsE b S-i Ne Site/Plot Plan (reduced 81/2"x 11") -=-- Se^cE �"l 1,WV,11.‘ SPACES rova- A 0 Applicant's Statement -14'fill (#of copies based on pre-app check list) -rt of (2 Ce . , 14 Construction Cost Estimate USA Sewer Use Information Card (Distributed/completed at application submittal) Filing Fee (Under$100,000) $ 800.00 V� (5100,0004999.999) $1,600.00 (S1 Million&Over) $1,780.00 (+S5/S10000) 1 C-0 C Co5T 2 5no 1 ovo 1 (LtrJ4 o Fii 2 1530 - List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as • part of this application: No..tie- APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SJJBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon eq pon request, for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deedrestrictihns that be attached to or imposed upon the subject larmlerty. • 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 gactl owner of the subject property. DATED this % day of 19• Zvi. Owner's Signature r.•,e-5 , ,,; c4.- Owner's Signature t<on S. K C»g • Owner's Signature Owner's Signature 2 . I (INDIVIC JAL or CORPORATION) INVESTORS INSURANCE CORPORATION Grantor,conveys and warrants to WESTERN FAMILY HOLDING am. , an Oregon corporation . Grantee,the following described real roperty free of encumbrances except as specifically set forth herein: Lot 3, SALEM FREEWAY SUBDIVISION, Washington County, Oregon. • 'MA Il1:trilltlti t will not Allow ti u of the property described in this instrument in violation of applicable land '::r: Idwh end te4Ulation0, Betoto ttlgnIii or acccpiia;; t:;ls tr.s;rum.n;, tilt:: ;:er:on acquirinc fee titla to the property Should chock with the appropriate city or county planning department to verify approved uses.' T• his instrument does not guarantee that any particular use may be made of the property described in this instru:;lent.A buyer r- s• hould check with the appropriate city or county planning department to verify approved uses. .. rv,� Encumbrances: Powers of Unified Sewerage Agency of Washington. County; Limited i access provisions contained in Deed recorded 1-29-38 Book 170,Page 271 and - 1 in instrument filed 7-20-54 Circuit Court No. 17456 and in Deed recorded 2-9-65 Book 539 Page 541; AND Easements as created by instrument recorded 5-17-67 Book 642 Page 178 and as dedicated or delineated on the recorded Pla and as recorded 5-12-75 Book 1022 Page 879; ALL in Washington County Records The true consideration for this conveyance is $ a•.r.975,000, 00--- (Here comply with the requirements of ORS 93.030`). l • D• ated this 3Q day of October , 19 85;if a corporate granter;it t a��car.sed;its narn0 to c� be signed by order of its board of directors. - r ' �, g y INVES ORS NSURAN + ORi'1�1�A+,Iti��T•z by ...c..(- �C .:if!,; �'�'. C. N Carl Robert et s-r ;Pr_s,r�_nt `'"—+ STATE OF OREGON, ) STATE OF OREGON,County of Multnomah ,• )ss. 0 County of )ss. October 3 0 :19 85.5. 19 ) Personally appeared Carl Robert Wells and LiJ N Personally appeared the above named who,being duly sworn,.- 'r`! aaohtorttimscif-urrd-not-orre-for the-other,did say that the former is :,:• the - presidentacri.tbat.thrtiatierislb- ` - and acknowledged the foregoing instru- sectetarlcofthe INVESTORS 'IN's. 'r" • ment to be voluntary act and deed. CORPORATION , a corporation, and that.said linst was signed in behalf of said corporation by authority of its board of dir=.:?r.••;; .i:: Before me: and each of them acknowledged said instrument to be its voluntary•act god_:;;'` deed. • • Notary Public for Oregon �'-CLIIKU S k/i�4 4f My commission expires: I• JOANNE S. •PigUIVIMER Notary Public for Or onNOTA[ • PUBLIC--OREGON • My commission expi s: My Commission Expires Feb. 23, 1937 'If the consideration consists of or includes other property or value.add the following: The actual consideration consists of or includes other properly or value given or promised which is pail of the whole consideration(indicate whicli)"? INVESTORS INSURANCE CORPORATION • a STATE OF OREGON Nc s 4, I- County of Washington • ) SS is Grantor's Name and Address et W `, - .. . • ,; ::, z i� (1rj I,Donald W.Mason, Director of Assessment WESTERN FAMILY HOLDING INC. o k • • and Taxation and Ex-Officio Recorder of:Con-. t� co veyances for said county, do hereby certify'lhat,', Z et the within instrument of writing was receivpd ' o and recorded in book of records of said coin .. Grantee's Name and Address z Q Donald W. Mason, Directorpl ' After recording return to: y 0 c Assessment and Taxation, F .WESTERN..FAMILY..HOLDING..INC. cl h a Officio County Clerk ..9115..SW..Oleson..Road 3Q. ti - .Portland,..Oregon..9.7223 Q Name.Address.Zip ki M It Until a change is requested all tax statements shall be sent to the follow- ing address. 9111.— . ••Grantee.-as-•above r a's'` 1985 OCT 31 An 8: 54 Y ti Imo. ,YM Name.Address.Zip • i i , • + . I WARRANTY WARRANTY DEED DEED - I j 4 I . SAFECO SAFECO I I 1 1 ! SAFECO TITLE SAFECO TITLE i INSURANCE COMPANY I INSURANCE COMPANY OF OREGON I I OF OREGON ■I 1 SAFECO TITLE SAFECO TITLE INSURANCE COMPANY INSURANCE COMPANY 1 OF OREGON OF OREGON i I HOME OFFICE HOME OFFICE 2525 S.W. FIRST AVE. 2525 S.W. FIRST AVE. •� •. PORTLAND, OREGON 97201 PORTLAND, OREGON 97201 ' •" i I i�: 1 Ag1,1. ' CITY OF TIGARD Community'Development Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 9/17/98 FILE NO(S): SITE DEVELOPMENT REVIEW ISDRI 98-0006 FILE TITLE: WESTERN FAMILY FOODS OFFICE APPLICANT: Western Family Holding Company OWNER: Same 6700 SW Sandburg Street Tigard, OR 97223 (503) 639-6300 REQUEST: A request for Site Development Review approval to construct a two (2)-story office building complex totaling 36,000 square feet. This building is replacing the existing structure that is being removed due to freeway widening. LOCATION: 6700 SW Sandburg Street; WCTM 2S101 DD, Tax Lot 00600. The subject site is located on the south side of SW Sandburg Street, west of Highway 217. ZONE: Commercial Professional; C-P. The purpose of the C-P zoning district is to provide for groups of businesses and offices in centers; accommodate the location of intermediate uses between residential districts and areas of more intense development; provide opportunities for employment and for business and professional services in close proximity to residential services and major transportation facilities; and to locate office employment where it can support other commercial uses, among others. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. CIT AREA: Citywide CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: MONDAY JUNE 15,1998 K STAFF DECISION DATE OF DECISION: THURSDAY JUNE 25,1998 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 1:30 PM CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP K LANDSCAPE PLAN K NARRATIVE K SITE PLAN X TREE PLAN ARCHITECTURAL PLAN K TRAFFIC IMPACT STUDY ARBORIST REPORT K OTHER STAFF CONTACT: Mark Roberts, Associate Planner (503) 639-4171 Ext. 317 SDR 98-0006 WESTERN FAMILY HOLDING CO.OFFICE PROPOSAL/REQUEST FOR COMMENTS U. ■. ANKROM MOISAN ASSOCIATED ARCHITECTS April 27, 1998 Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 List of Non-Applicable Items from Application Checklist: 1. Site Information: Locations of natural hazard: There are no areas of natural hazard within this site development. 2. Approximate time of year for the proposed site development: The site will be developed during the Summer, Fall and Winter of 1998. 3. Solar Access Calculations Solar access calculations are not applicable to this site development. There are no structures within the shadow area of the proposed structure, and the new structure is oriented so that it faces south in its longest dimension. 6720 s.w. Macadam,Suite ioo,Portland,Oregon 97219, 503/245-7100, FAX 503/2,45-7710 Principals:Stewart H.Ankrom,Thomas Moisan,David N.Vonada,Lorraine C.Kellow,Jeff Hamilton,Karen Bowery CITY OF TIGARD May 8, 1998 Jeff Los Ankrom, Moisan Associated Architects 6702 SW Macadam, Suite 100 Portland, OR 97219 Re: Notice of Incomplete Submittal Western Family Foods/SDR 98-0006 Dear Mr. Los: This letter is in response to the recent Western Family Foods submittal. The City has considered this application incomplete pending submittal of the following additional information: 1) The arborist's report needs to discuss the Oak tree that is to be removed and what percentage this tree represents of the total trees on site and any related tree mitigation where required. 2) The narrative states that applicable approval standards for Site Development Review, Section 18.120 will be addressed. Each of these standards need to be separately addressed. Narrative answers to the approval standards such as, "see the plan" or "it will be addressed" are not acceptable. Please feel free to contact me concerning this information if you have any questions. Sincerely, /Q1A44---- Mark Roberts Associate Planner, ACIP is\c u rp I n\ma rk_r\sd r98-06.I t r c: SDR98-0006 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 05/08/98 14:54 $503 684 7297 CITY OF TIGARD Z001 4 **$:*:F::}::i:1:;E::i::1:*:F:*****:F::1::F::f:%i::i::i:a::F: *a::=.: ACTIVITY REPORT :r::: : TRANSMISSION OK TX/RX NO. 2343 CONNECTION TEL 503 245 7710 CONNECTION ID START TIME 05/08 14:54 USAGE TIME 00'35 PAGES 1 RESULT OK (7:13;:c Uri OF TIGARD May 8, 1998 \ OREGON Jeff Los Ankrom. Moisan Associated Architects 6702 SW Macadam, Suite 100 Portland, OR 97219 Re: Notice of Incomplete Submittal Western Family Foods/SDR 98-0006 Dear Mr. Los: This letter is in response to the recent Western Family Foods submittal. The City has considered this application incomplete pending submittal of the following additional information: 1) The arborist's report needs to discuss the Oak tree that is to be removed and what percentage this tree represents of the total trees on site and any related tree mitigation where required. 2) The narrative states that applicable approval standards for Site Development Review, Section 18.120 will be addressed. Each of these standards need to be separately addressed. Narrative answers to the approval standards such as, "see the plan" or "it will be addressed" are not acceptable. Please feel free to contact me concerning this information if you have any questions. 1roposa(//V arraT ve arper Itighellis, Inc. ANK-45 0 April 24, 1998 Mark Roberts Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, OR 97223 RE: WESTERN FAMILY FOODS APPLICATION SUBMITTAL Mark: The proposed development includes construction of a new office building to replace an existing building being removed by the ODOT Hwy 217/ 1-5 construction project. The new building will be constructed on the same property as the existing building therefore the existing access and a majority of the existing parking lot will remain. The construction of the proposed building is scheduled for construction this summer/fall in order to meet the ODOT project schedule. Sanitary Sewer Service There is a sanitary sewer line adjacent to the proposed building. Since the proposed building is replacing the existing building the sanitary sewer load will remain the same. Therefore adequate sanitary sewer 5 service exists for this proposed building. Storm Drain Service Storm drain runoff from the site is being connected into the existing system adjacent to the site which drains to the east towards Hwy 217. The ODOT project will be reconstructing a portion of this system with 0 their project. The new development will create an additional 10,400 S.F. of impervious area including removal of the existing building and parking lot areas. Approximately 15,000 S.F. of impervious surface area will be treated due to the configuration of the site. The flow from this area will be routed through a water quality swale prior to discharge into the storm drain system. A detailed storm drain report will be submitted with the building permit plans. m Water Service The site is served from a 10" main in Sandburg Street. There are two existing fire hydrants on Sandburg Street and two more are proposed for this site, based on the required fire flow for a 36,000 S.F., type VN building. Based on the fire protection provided by the two existing hydrants, we will be requesting that the building permit be issued prior to construction of the on site water system. Detailed calculations will be provided with the building permit plans. Sincerely, HARPE" RIGHELLIS, INC. r ary •Ifso , E. 0 0 NMI E:1,11 ■■■ ANKROM MOISAN ASSOCIATED ARCHITECTS April 27, 1998 Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 Site Development Review Narrative for Western Family Foods, Inc. 18.100: Landscaping and Screening 1. All plant growth will conform to the requirements of 18.100.020. See Landscape Plan. 2. Street trees will conform to 18.100.030. See Landscape Plan. 3. Buffering and screening will comply with the requirements of 18.100.080 as illustrated in the Site Plan and Landscape Plan. 4. Screening of parking and loading areas will be provided as specified in 18.100.110. 5. Revegetation requirements will be met as specified in 18.100.120 18.102: Visual Clearance Areas 1. Visual Clearance requirements will be maintained at the driveway as required • by section 18.102. 18.106: Off-Street Parking and Loading Requirements 1. Parking stall dimensions conform to section 18.106.050. See Site Plan 2. The minimum requirement of 1 space per 350 square feet has been met. 3. The Service drive will conform to 18.106.050. See Site Plan 18.108: Access, Egress, and Circulation 1. The requirements for vehicle access will conform to 18.108.040. See Site Plan. 2. The walkway requirements as set forth in 18.108.050 are met I the Site Plan. 3. The minimum vehicle access and circulation requirements specified in 18.108.080 have been met. See Site Plan 6720 s.w. Macadam,Suite too,Portland,Oregon 97219, 503/245-7100,FAX 503/245-7710 Principals:Stewart H.Ankrom,Thomas Moisan,David N.Vonada,Lorraine C.Kellow,Jeff Hamilton,Karen Bowery NUB ■■.■.. ANKKOM MOISAN ASSOCIATED ARCHITECTS 18.114: Signs 1. Submittal of sign design will be done at a later date, and will conform to the requirements set forth in section 18.114. 18.116: Mixed Solid Waste and Recyclable Storage 1. The Minimum Standards method was used to determine the storage area required. At 4 square feet per 1,000 square feet the minimum storage area is 146 square feet. This requirement as well as the other requirements set forth in section 18.116 will be met. See Site Plan. 18.120: Site Development Review 1. All the required documentation for the Site Development Review will be provided. 18.150: Tree Removal 1. The Tree Removal requirements as set forth in 18.150 will be met. 18.164: Street and Utility Improvement: 1. All street and utility improvements will conform to the requirements set forth in section 18.164. 6720 s.w. Macadam,Suite loo,Portland,Oregon 97219, 503/245-7100,FAX 503/245-7710 Principals:Stewart H.Ankrom,Thomas Moisan,David N.Vonada,Lorraine C.Kellow,Jeff Hamilton,Karen Bowery &5/07/98 10:38 $503 6179 PRIDE DISPOSAL 2002/002 Pride Disposal Co. RECEIVED Fa)C MAY 0 8 1998 CO"' NITY DEUELOPVENT To: - From Pr:1, $aJ Cp. Fa= 7 / 0 Date: 6--7_c ce Phone: )L j.. 7/ 0 0 Pages: Re: (,J --e.v`4 /kA.r►: '�'27 4045 Attn: P-176.4.1 trs Q kv►�a'. "�,-t o Urgent 0 For Review ❑ Please Comment 0 Please Reply ❑Please Recycle TELEPHONE:(503)825-6177 FAX I (503)625-8179 -Comments: rr ‘• 4- 11-$2,a 5 IIrC Cam■-%, - -w,,.�`E--J a-s 5 t.....7-4/0 1...._7e4.1 " 1 1 • - 0,5/07/98 10:38 $503 ' 6179 PRIDE DISPOSAL 001/002 MAY-06-1998 16:43 ANKROM MOISAN 503 245 7710 P.01/Ell r y� r �T� \\ �rT °�' T rrt�l'' .. _, l8W ! \ t,4,6 ' --i- - 77:1,. - Ai mod- , \ ��� .�. FI. 0 \ .\\ r r• 10 _•1r11s " c► ti � l'-'''''--7 77"/ Aid ,` � bA X \ M \ ill n q Fl z \ � � - 1, r- PROPOSED \\\‘ \�`� cm A BUILDING ,.: Jr \`' •f . 4 l . 1 \ ` ` \ � I ;iii DI►Iltl� \ \1 \ . F1 y 14 SERVICE 9 \ t e g i i. DRIVE A 'I Y% If `�� ‘1,.,Ty \ , I a I. _• _ _ . s F001 C1tr�1►K Fact DIN-l>tJ EI �'�f-16f.1a� = s'MDE 0h1C ISOLID WASTE AND iiE( I RECT'CLABLE5 ' STORAGE AREA at TIC - -- 4 uPAILT i ANIL0M M01JAW ® Jj I i AUOGwt.s�aCMll tC7� 1 nal` A �. t. TOTAL P.01 Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 Site Development Review Narrative for Western Family Foods,Inc. 18.120.180: Approval Standards for Site Development Review 1. Provisions from the following Chapters: a. 18.84 Sensitive Lands: The project is not located on sensitive land as defined by location within the 100 year floodplain, within natural drainageway, within a wetland area, on a steep slope, or on unstable ground. b. 18.94 Manufactured/Mobile home regulations: Does not apply. c. 18.92 Density Computation: Only applies to residential developments. d. 18.144 Accessory Use and Structures: There are no accessory uses or structures. e. 18.96 Additional Yard Setbacks: Does not apply to Sandburg St. f. 18.98 Bldg. Height Limitation: The building will not exceed the 45' height limit for the Professional-Commercial Zone. It will be 30'-4"high from the ground level at building entry. g. 18.100: Landscaping and Screening: No plant growth will interfere with access to public utilities or restrict pedestrian or vehicular access, nor reduce traffic visibility. Existing planting materials will be protected as much as possible and new plants shall be of high grade and installed according to accepted planting procedures. There will be no planting materials more than 18 inches in height in the public right-of-way abutting roadways having no established curb and gutter. Street trees will be placed within the public right-of-way or on private property within 6 feet of the right-of-way boundary, and will have a caliper of at least 2 inches (measured 4 feet above grade). They will be spaced 20 to 40 feet apart depending on the branching width of the species. A 10' buffer will be provided at the South and West boundaries to eliminate adverse noise and visual impacts. Parking and loading areas will also be landscaped so as to provide screening from adverse views. The site will be revegetated as much as possible in order to prevent erosion after construction is completed. h. 18.102: Visual Clearance Areas: The Clear Vision Area will be maintained at the road/driveway intersection between 3 and 8 feet in height. i. 18.106: Off-Street Parking and Loading Requirements 1. Parking stall dimensions are 9 feet wide and 18 feet long for standard spaces and 9 feet wide plus 6 feet of aisle width and 18 feet long for designated handicapped parking spaces. The minimum of one handicapped space for vans has also been met. 2. The minimum requirement of 1 space per 350 square feet has been met. The project provides for 1 space per 286 square feet. 3. The Service drive will be designed to maintain safety of traffic access and egress as well as pedestrian and vehicular safety on the site. 4. There will be a minimum of 7 bicycle parking spaces provided (1 in 15 required parking spaces). j. 18.108: Access, Egress, and Circulation 1. There will be one access point to the site, at least 30 feet in width with a 24 foot pavement width. 2. There will be a walkway from the ground floor entrance and ground floor landings of stairs at building exits, to Sandburg Street. k. 18.114: Signs: Sign permits will be obtained prior to installation of any sign. 1. 18.150: Tree Removal: See Arborist Report. m. 18.164 Street and Utility Improvements: The sanitary sewer system will connect to an existing main in accordance with the provisions of the Standard Specifications Manual. The storm drainage system will be independent and separate from the sewer system and surface water will not be carried across an intersection or flood any street. All utilities will be placed underground with the exception of surface mounted transformers, connection boxes and meters. All monuments disturbed during completion of the improvements will be replaced prior to final acceptance of the improvements. 2. Relationship to the Natural and Physical Environment: The building will be located so as to maximize the preservation of existing trees, the natural topography and drainage. It will not be located in an area subject to ground slumping or sliding. The building provides adequate space between near buildings for light and air quality as well as firefighting, and is oriented with consideration to the sun. See Arborist Report for tree treatment. 3. Exterior Elevations: Applies only to residential developments. 4. Buffering, Screening, and Compatibility between Adjoining Uses: There will be a 10' buffer width at the South and West site boundaries where the land use type changes occur. The rooftop mechanical unit will be screened with a screen of the same height as the mechanical unit(6 to 8 feet high). The mechanical screen will be designed to aesthetically integrate with the rest of the building (i.e. paint color, material). The mechanical unit will be centrally located(approximately 15-20 feet from the building face, minimum). The trash and recycling storage area will be screened from view with a masonry block wall as high as the trash collectors (approximately 6 to 8 feet high) and a solid front side gate. The.service area will be screened from the Sandburg Street view with the use of a retaining wall and vegetation approximately 18 to 36 inches high. 5. Privacy and Noise: The project is not residential nor does it affect residential properties. 6. Private Outdoor Area, Residential Use: The project is not Residential. 7. Shared Outdoor Recreation Areas, Residential Use: The project is not Residential. 8. The project is not located within the 100 year floodplain. 9. The private areas and public areas will be clearly defined by use of signage, landscaping, ground material and texture, and by the use of a canopy and trellis. 10. Crime Prevention and Safety: There will be windows located on every building facade, providing for good monitoring of the street and adjoining areas. Exterior lighting will be provided over the parking area as well as at all building entry, egress, and other access points. The foot candles average is 1.91. Refer to the Site Lighting Plan, drawing number 2. Plant species in locations around the entry, patio area, and building exits, will be selected so as not to exceed 4 or 5 feet at maturity, to allow for proper monitoring and safety at these locations. 11. Access and Circulation: There will be one access point for the development, and it will allow for emergency vehicle circulation. 12. Public Transit: There is no adjacent existing or proposed transit route. 13. Parking: Each parking space is accessible from a street and access widths will be a minimum of 24 feet. Each space will be clearly marked and will be 9 feet in width and 18 feet in length. Proper drainage, wheel stops, lighting and signage will be provided at the parking lot. The off-street loading area will provide proper maneuvering areas and maintain pedestrian and vehicular safety as well as appropriate screening from view. The parking access will provide appropriate visual clearances (18.102) and conform to Access, Egress and Circulation(18.108) requirements as described previously in the narrative. 14. Landscaping: The landscaping requirements in 18.100 will all be met and have been previously addressed. The gross site area is 112,446 square feet with approximately 35,849 square feet of landscaped area. This is 31.9%of the total site area(15% minimum required). 15. Drainage: All drainage will conform to the adopted 1981 master drainage plan. 16. Provisions for the Handicapped: There will be at least one accessible route within the boundaries of the site from accessible parking spaces and from the public street sidewalk to an accessible entry to the building. Curb ramps will have a slope not to exceed 8.33% and the road surface immediately adjacent to the curb ramp and accessible route will have a slope not to exceed 5%. The curb ramps will be at least 36"wide. Accessible walks parallel to a vehicular way will be separated from the vehicular way by a curb,planting, rail, or other barrier. 17. Signs: Sign permits will be obtained prior to installation of any sign. 18. The office building project is located in the Professional-Commercial Zone, covering a site area of approximately 112,446 (6,000 sq. ft. min. required). There are no required setbacks or special setbacks for this site, except a 10' buffer each at the West and South boundaries which are adjacent to Industrial Park and Light Industrial zones respectively. The building will not exceed the 45' height limit. (It will be 30'-4"). The minimum landscaping is 15% for this project. Approx. 31.9%will be provided. The project is not located within an overlay district. • Affidavit of Posting Notice • State of Oregon City of Tigard I, Jeff Los, do affirm that I am representing the party initiating interest in a proposed Site Development Review affecting the land located at 6700 S.W. Sandburg Street (Washington County: 2S-1-1-DD, Tax Lot# 600), and did on the 10th day of April, 1998 personally post notice indicating that the site may be proposed for a Site Development Review application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted off of SW Sandburg Street, at the North West end of the site in Tigard, Oregon. Si/na 1� the presence of a Notary Public) Subscribed and sworn/affirmed before me on the 10th day of April, 1998. 1.1111,4 OFFICIAL SEAL Notary Public of Oregon E TRTNETTE SINGER R ±`` , NOTARY PUBLIC-OREGON My Commission Expires R COMMISSION NO.A 044415 'OMM!SSION EXPIRES JUNE 06,1999 (Applicant,please complete information below for proper placement with proposed project) Name of Project or Proposed Name: Western Family Foods Inc. Type of Proposed Development: Corporate Office Name of Applicant/Owner:Western Family Foods,Inc./Owner Address of Subject Property: 6700 S.W. Sandburg Street Tigard,Oregon, 97034 Subject Property Tax Map and Tax Lot#: Wash. Co. 2S-1-1-DD,Tax Lot#600. Affidavit of Mailing State of Oregon City of Tigard I, Jeff Los, being duly sworn, depose and say that on Friday, April 10, 1998, I caused to have delivered to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at 6700 S.W. Sandburg Street, Tigard, Oregon, a copy of which notice so delivered is attached hereto and made a part hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above to the person's directly or mailed at the United States Post Office located at 501 4th Street, Lake Oswego, Oregon, 97034 Wit .ostage pre aid thereon. Lit Sign. � - ( t - presence of a Notary Public) Subscribed and sworn/affirmed before me on the 10th day of April, 1998. � � i � J/I/ �f��,� OFFICIAL SEAL °_'•'+►= TRINETTE SINGER Notary Public of Oregon `�"/" NOTARY PUBLIC-OREGON �,�; ' COMMISSION NO A 044415 My Commission Expires o6,, /y. - MY COMMISSION EXPIRES JUNE 06.+999 (Applicant,please complete information below for proper placement with proposed project) Name of Project or Proposed Name: Mit STEW N tA,w, 012.S we . Type of Proposed Development: c.oKPORRh` oFT��L Name of Applicant/Owner: VIE V 44 �*M«i "Fe od s , zit. ! o..N Address of Subject Property: Cp 100 S • O • SA�•1,9vptt 'ST • M ono , o(L Gin Z. Subject Property Tax Map and Tax Lot#: W}SK• co , Z S - - 1 ' j 1 A'►. 1.oT 11► to O v ti • City of Tigard Mailing List for Neighborhood Meeting Western Family Foods, Inc. Property Owners notified: RFD Publications,Inc. 9600 SW Boeckman Road Wilsonville,OR 97070 J&K properties Corp. 6900 SW Sandburg St. Tigard,OR 97223 Reino Tarkiainen 20895 SW Lebeau Road Sherwood,OR 97140 Charles Hoff 6755 SW Sandburg St. Tigard,OR 97223 Timber Operations Council 6825 SW Sandburg St. Tigard,OR 97223 Northwest Medical Team 6955 SW Sandburg,St. Tigard,OR 97223 Weston Holding Co.,Llc. • 2154 NE Broadway Portland,OR 97232 Ackerly Communications of the Northwest, Inc. 3601 6th Avenue S Seattle,WA 98134 Irwin Schimmel 14020 Sw 72nd Avenue Tigard,OR 97224 City Of Tigard Community Involvement Team: East CIT Craig Hopkins 7430 SW Varns Street Tigard,OR 97223 Mark F.Mahon 11310 SW 91'Court Tigard,OR 97223 Pat Yden Tigard, OR 97223 Street 9223 Sue Ro 11250 SW Ad Tigard,OR 9 2 3 venue Copy of letter mailed to affected property owners: April 10, 1998 Re: Site Development Review Dear Interested Party: I, Jeff Los, representing the owner of the property located at 6700 S.W. Sandburg Street, Tigard, Oregon(Washington County: 2S-1-1-DD, Tax Lot 600) are considering proposing a site development review for a two-story, 36,000 square foot, office building at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Friday, April 24th, 1998 At the Western Family Foods Building Located at 6700 S.W. Sandburg Street Tigard, Oregon At 6:30 p.m. Please notice that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 245-7100 if you have any questions. Sincerely, Jeff Los Project Manager Ankrom Moisan Associated Architects , es-re.t1 4"=C>:DPS Ni , ,c,,;A.42-0g.-140:DliD ry 24r( 9916 T Lo5 AN3f74.4M 245 -1 oo At-AcArmors lik4 AO-eV/6AV le;e474t e5i1- V47 rt/e7 144-6e"m ( c.ta—__ zsc 11 pyil, • / crF r, 1 • z 11 11 air cr,Le,Le.4-- 4,4...1400 • 11 111 .1' I1 11 11' 111 1 1, ELk 9e-600 Trammell Crow Company RECD A PR 2 g 1998 April 27, 1998 Mr.Jim Hendryx Community Development Manager City of Tigard 13125 S.W.Hall Blvd. Tigard, OR 97223 Re: Western Family Foods Headquarters - Public Approval Process Dear Jim: This letter will elaborate on our phone conversation last Friday regarding the history of the Western Family Foods project and hopefully provide a basis for your favorable consideration of a modification to the timing of your plan review process. Western Family Foods has occupied their headquarters at 6700 S.W. Sandburg Street for over 12 years. They have observed with great interest the Oregon Department of Transportation's (ODOT) development of various schemes for the reconfiguration of the I- 5/217 interchange for most of those years. As you know, it's been a long process fraught with many false starts. As the last of several re-designs began to take shape early last year, it became clear that Western Family Food's facility would be affected. ODOT communicated sporadically with Western Family Foods and up until November, 1997 all indications to the company were that the new interchange would require condemnation of all of Western Family Food's 4 acre property. Despite repeated attempts by Western Family Foods to elicit a firm direction from ODOT so that they could plan for their future facilities, no specific commitments of timing or compensation were made available until very recently. With the understanding that some sort of new facility in a different location would be required, Western Family Foods retained the services of a real estate broker in May 1997 to begin the search for a new facility. A variety of existing buildings to purchase or lease and "to be built" facilities were investigated. This research was undertaken with the understanding that none of the Western Family Foods property would be available for re- development which was consistent with all communication they had received to date from ODOT. Each of the facility relocation options they looked at required firm commitments of time and money in order to proceed. Without any firm commitment from ODOT as to their timing or compensation, Western Family Foods was unable to commit to any of the alternatives. Finally, in August, 1997 ODOT wrote a letter to Western Family Foods indicating that they changed their plans and would not be taking the entire 4 acre Western Family Foods property. Still, they neglected to commit to exactly how much they would be taking or to any firm timing of the condemnation. At this point Western Family Foods began to investigate the feasibility of building a new building on the western portion of their 4 acre property which hopefully would be consistent with ODOT's condemnation 8930 SW Gemini Drive Beaverton,Oregon 97008-7123 503-644-9400 Fax 503-520-9400 Mr.Jim Hendryx April27, 1998 Page 2 plans. Throughout the balance of 1997, Western Family Foods still had no firm commitment from ODOT as to the timing or the exact property area that they proposed to condemn for the freeway interchange. Finally, on January 14, 1998 ODOT sent a letter to Western Family Foods with a map showing the exact location of the proposed condemnation. This showed that all the land underneath their existing building to just west of the building would be taken. This left approximately 2.57 acres of their existing property which appeared to be adequate for a replacement facility. Western Family Foods then asked me to prepare a feasibility study to describe the size, character, cost, and development schedule for a new facility. We put together a development schedule, preliminary site plan, and budget for their review. Then we immediately selected an architecture firm, Ankrom Moisan Associated Architects, to prepare detailed plans. As the schematic plans were being developed, we selected a general contractor,McCormack Pacific,to provide cost estimates. Keep in mind that we still,to this day, have no firm commitment from ODOT as to the condemnation proceeds. The timing that ODOT has stated is that Western Family Food's building must be vacated and demolished no later than April 1, 1999. This is a cast and place concrete building built into a hillside with substantial retaining walls and interior improvements which will require a considerable amount of demolition. ODOT has not indicated how long they believe it will take to demolish, but we are planning for a mid-February, 1999 move out which will allow two weeks for transition into the new building and one month for demolition of the old building. Our contractor has indicated that it will take approximately 7 months from the start of sitework to complete the building, tenant improvements, and to fit up the interiors to meet Western Family Food's needs. Backing up from February 15, 1999 means that we need to be under construction with all permits in hand by July 15, 1998. The development schedule that I prepared for Western Family Foods in January indicates that this is an achievable schedule, however, it assumed that plan review for building permit could take place simultaneously with the latter part of site plan review. As we learned in our April 9 pre- application conference with your people at the City of Tigard, it is current city policy not to allow submittal for building permit plan review prior to completion of the site plan review approval. We believe it's impossible to achieve our mid-July construction start date given this constraint. When we spoke last Friday,you indicated that the primary reason for the City's requirement for sequential versus parallel plan reviews is that owner-driven changes to plans that commonly occur as plans are developed can require time consuming and redundant plan reviews which slow down the system for all applicants. While we certainly understand the reasoning behind this requirement, this was not the City's practice a little over two years when I developed my last project in Tigard. Consequently, I did not anticipate this in my Mr.Jun Hendryx April27, 1998 Page 3 schedule and, given the late notice from ODOT, we would not have been able to complete schematic design early enough to accommodate sequential review anyway. Given the time pressure from ODOT, I can assure you that Western Family Food's management and our development team have been committed since January to making all the project scope decisions that need to be made so that our plans will not be changing during plan review. The management of Western Family Foods and our development team have committed a great deal of time and energy to this process and are prepared to submit essentially final site and civil plans to the City tomorrow for a site plan review. Although minor revisions to those plans may be required as a result of the City's site plan review,we will accommodate those and will make no other significant changes in the site plan as the final building plans are developed. We respectfully request that you make an exception to the City's policy against overlapping site plan and building plan review in this case due to extraordinary circumstances. We wish we had the luxury of a relaxed plan review process, but we have been forced into these deadlines by ODOT. Western Family Foods has not reached a commitment from ODOT as to final compensation so Western Family Foods is proceeding on this project with some financial risk. They are comfortable with this risk and realize that they must proceed regardless in order to meet the move out schedule required by ODOT. To further reinforce the uniqueness of this project, its important to note that of all the businesses whose property is being condemned as a result of the I-5/217 interchange improvement, Western Family Foods is the only business whose entire building is being taken. The management and employees of Western Family Foods truly enjoy their location in Tigard and are committed to staying within the City regardless of this severe disruption. Jim,we appreciate any help you can give us in helping Western Family Foods accommodate these circumstances. Thank you for your consideration. Very truly yo 0,111, 411111 46- M. Sackett ice President, Development cc: Ron King,Western Family Foods, Inc. Phil Juckeland,Western Family Foods, Inc. Stu Ankrom,Ankrom Moisan Associated Architects Jeff Los,Ankrom Moisan Associated Architects Bill McCormack,McCormack Pacific 04/29/98 12:56 FAX 625 9026 r;Vr;x�xt,>r;N rAl,ir vl iili - evergreen - pacific TREE SERVICE I P.A. Anx 19273 Portland, Oregon 97219 29 April 98 Mr. Jeff Los Ankrom Moison 6720 SW Macadam - Suite 100 Portland, OR 97219 Re: Western Family Foods Dear Mr. Los: The filberts that were removed at Western Family' s Sandburg Street site were in very bad shape. No main- tenance pruning had been done in years . All of them were either split or broken by ice, and the majority also had major rot. There was not a single tree that was worth salvaging. Fortunately, all the mature oaks can remain except the 18" one that is where the new driveway is planned. Should you have any questions or need additional infor- mation, please let me know. Very truly yours, EVERGREEN-PACIFIC TREE SERVICE /4/7:="'lle H. J. Tremblay President kk via Fax - 245-7710 (*) * © TELEPHONE. 636-5352 244-8555 .w:a`nn FOR COMPLCTF ARBORICULTURAI.SERVICE 625-7925 05/18/98 10:25 FAX 625 9026 EVERGREEN PACIF ?01 4iii, • evergreen - pacific TREE SERVICE P.O euz 19273 Portland,Oregon 97219 18 May 98 Mr. Jeff Los Ankrom Moison 6720 SW Macadam - Suite 100 Portland, OR 97219 Re: Western Family Foods Dear Mr. Los : This will confirm that I ' ve walked through the western Family site on Sandburg Road and confirmed the existence of the following trees in the area to be developed: The inventory consists of one oak to be removed, eleven oaks to be saved, and seven pines to be saved. The oaks measure 15" , 8" , 20" , 15" , 24" , 26", 12" , 12" , 5" , 15" , and 20" . The pines measure 12", 12", 6" , 12" , 12" , 10" , and 12" . As always , if you need any additional information, please call me. Very truly yours, EVERG N- IFIC TREE SERVICE Howard J. Tremblay President kk via Fax - 245-7710 (ii) O TELEPHONE: 636-5352 244-8555 Tw�0�19 FOR COMPLe l t ARBORICULTURAI.Sf RVICE 625-7925 .caF.D 4R,..,. PARKING COUNT: I FGFND: \\ 101 EXISTING "�1p1°1101 A n \\ 38 TO BE REMOVED . t.�, [ ~�Z• • •69 EXISTING TO REMAIN . 1T£DF 05' .—_ s ` .51 NEW SPACES mg•0•7 —ss — ——ss——— ——— —x——mR t.,•t ... E —ft"t , •126 TOTAL SPACES a ��� ---_ xSANDBURG ST.x \ �1U" ,ro ,....r 3 `'�_Jf \ 117 T �,. \\ ■ om r� t- - "97.4. s r..,.. s— . [ r .,n w...• M a \.. \ f A�, l� N441, IAN N It n[1110.00 SO E1 ° /\N r.. rte` � ��� �\ \ e .,.a, o I CASEMENT Y 6 ` �0,,�, wrf - = IeS P ....,_J_ \11 y� • M,11 O ild r.;< E• • rt. .\ i 7M's:D.___.c....:„.......:".:::::„.. • 1.,-- ' I tc,.........------------. . \----sr;—: / 00\ \ , ,4 - �. III 7 \ n �t S`P O 1 \ r..•.00.ti 0104 ,______---"'"---' \ . i • \ ..:\ \ 1114®Mr 3 i \ \ \\ \ \ \ \/ \�\\ \ 00,4 NEW• b \/ • 0 — � D �-•1 0 w^!sue--. ——— --—— ——— ——..—_—,p_—s_—_x_ x__ .. Mr• r Le.e.w=m:g r at r MN 0•�•■10:11 LIMB.M 01111 li 0 r•n01.• ••••••0—/ BUILDING INFORMATION: N USE GENERAL OFFICE I CONSTRUCTION TYPE: 5N SITE PLAN _ '� I FULLY SPRINKLERED OAT 04-71.10 t,14.° •11 •GALE,I.•20•-0. `� HEIGHT: 2 STORIES GROSS SQUARE FT.: 36000 FF.EL.• 201.60' SITE AREA APPROX.2.51 ACRES A1.2 MAMMY Op81W E1CM BET or ■eE.e PARKING COUNT: I FCFND: 4 ,U �F \ 101 EXISTING °'N'C`Y / 411. . \ •38 TO BE REMOVED • •••o••.•nTx.m■ N~ Z \ • ••.,.•..� �rfOFOR�Vo •69 EXISTING TO REMAIN -- Se—n_ —n———so——'=m—-I ___,._ ---1___. -- m \\ .51 NEW SPACES • w......o...� u■ w.■ --a — —"� —"——-f'f' I •176 TOTAL SPACES • :tunas m °■ 1 ssSANDBURG ST.ST— 4 L ��nr■ „P T.YM 1 la A /. [t— _�+ \ �. \ ROMEO WAY r , LI \ e W I \ .Er ELECTRIC 771'..:''' aa .•.• - sm•••..0 ! 1, • EASEMENT \\ —m.•el% S 0 - . r 4F ••••••• 4 \ OW' er..51b3f 7 'JO 1 _ %, /0 . \ _,._11:114:WM .640' " i .../.41. k .. ' orl„-f400 ,A '*6 i \ , ., I , . i • • iiiG \ ® PP-. g \ ,\.,,,,\• \\�� null A ,. II ...„ __ \. ` \ `� • X11 1_1 r _ �. J.L . IL. , \\ - ,, '��'ilS.6.TiA 76n .AYP•rt. _,_ - - it • Y Na Y•••.. •.1 V•■•a Y IY fwMYlt 10Q •N•r au..•■R LOBOS•O•ore m YO swami BUILDING INFORMATION: USE GENERAL OFFICE N CONSTRUCTION TYPE: 5N SITE PLAN FULLY SPRINKLERED D.T! •.4,10 y6;— A+.+ SCALE,I.•20'•0' I• HEIGHT: 2 STORIES ME lov •••e••••• GROSS SQUARE T. 36,000 FF.EL.• 70150 SITE AREA APPROX.261 ACRES A1.2 178111,1M 001lINUCII011 IET _ OF W.*, J ---"'"1"1111■1■___ " 1111MMEIF* 1- "}` <1,i N Z_ VW 40 . 1 , \:TI mN fir 111►■ �o 5 ci 'l � D• CP CP ( ) `. ' \` !TI 1 I- --f .JO Atit 1\ Irn ,� wW ot II AI 8 ' � I J �V . 1 I r>t a / �o 45 0 i p cs+ 1 SI% I • !} IA** 1 VN -----, W.1.■ Q.03, e., I 11 -T i c N� J m o ■ J I\O \-- • r "'1 I in. o 0 17 M „ o mm "2 ' ANKROM MOISAN 1 B I C1'CL E RACK WESTERN FAMILY FOODS �;■ % ASSOCIATED ARCHITECTS T g a g LOCATION 6700 ENV siune� RT. rii m ` p nrro sr u..,.e.m,swi.rau.n,.u..e.o.a o>zru. soa�zes-noa >�x era-nra N v J p SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT PROPOSED NEW OFFICE BUILDING DEAD END OF SW SANDBERG STREET TIGARD, OREGON Submitted to: Western Family Foods, Inc. 6700 S.W. Sandberg Street Tigard, Oregon 97223 Submitted By: AGRA Earth & Environmental, Inc. 7477 S. W. Tech Center Drive Portland, Oregon 97223-8025 8-61 M-09722-0 March 1998 Copyright © 1998 by AGRA Earth & Environmental, Inc. All rights reserved. 0 AGRA Earth & Environmental ENGINEERING G,OHAL SOLU`IONS Ln AGRA Earth & Environmental AGRA Earth& ENGINEERING GLOBAL SOLUTIONS Environmental, Inc. 7477 SW Tech Center Drive Portland,Oregon USA 97223-8025 March 13, 1998 Tel (503)639-3400 Fax (503)620-7892 8-61M-09722-0 Mr. Ron King Western Family Foods, Inc. 6700 S.W. Sandberg Street Tigard, Oregon 97223 Dear Mr. King: RE: SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT PROPOSED NEW OFFICE BUILDING TIGARD, OREGON In accordance with your request we have completed our subsurface exploration and geotechnical engineering analyses for the subject project. It is our opinion that the site is geotechnically suitable for the proposed development, subject to the recommendations provided in this report. The primary geotechnical issues associated with the development consist of topsoil stripping, removal of organic material and debris, grading with moisture sensitive soils, subsurface drainage, and erosion control. Geotechnical design and earthwork construction recommendations regarding these issues are discussed herein. We appreciate the opportunity to assist you with this project. If you have any questions regarding this report, please contact the undersigned at (503) 639-3400. Sincerely, AGRA Earth & Environmental, Inc. NUL-11A' • pi. Michelle L. Peterson Stuart Albrig t, P.E. Geotechnical Engineering Staff Senior Geotechnical Engineer MLP/skh 9722-geo.l&r • Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page i TABLE OF CONTENTS PAGE SUMMARY iii 1 .0 INTRODUCTION 1 2.0 SITE AND PROJECT DESCRIPTION 1 2.1 SITE DESCRIPTION 1 2.2 PROJECT DESCRIPTION 1 3.0 GEOLOGY 2 3.1 GEOLOGIC SETTING 2 4.0 SITE EXPLORATION AND LABORATORY TESTING 2 4.1 SITE EXPLORATION 2 4.2 SUBSURFACE CONDITIONS 2 4.3 LABORATORY TESTING 3 5.0 DISCUSSION 3 6.0 RECOMMENDATIONS AND CONCLUSIONS 4 6.1 SITE PREPARATION 4 6.1 .1 Dry Weather Construction 4 6.1 .2 Wet Weather Construction 4 6.2 PROOF-ROLLING 5 6.3 - FILLS 6 6.4 CUT AND FILL SLOPES 6 6.5 RETAINING WALLS 7 6.5.1 Restrained Walls 8 6.5.2 Non-Restrained Walls 8 6.5.3 Retaining Wall Backfill 9 6.5.4 Wall Drainage 9 6.6 FOUNDATIONS 10 6.6.1 Perimeter Foundation Drains 10 6.7 FLOOR SLABS 11 6.7.1 Vapor Retarders 11 6.7.2 Underslab Drains 12 6.8 SURFACE DRAINAGE 13 6.9 SUBSURFACE DRAINAGE 13 6.10 EROSION CONTROL 14 AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page ii Table (continued) PAGE 7.0 PAVEMENT DESIGN 14 8.0 FUTURE GEOTECHNICAL SERVICES 16 9.0 LIMITATIONS 16 List of Appendices Appendix A Subsurface Exploration Logs Appendix B Laboratory Data AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • .' Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Gedtechnical Engineering Report March 13, 1998 Tigard, Oregon Page iii SUMMARY It is the opinion of AGRA Earth & Environmental, Inc. (AEE) based on the results of our investigation, that the site is geotechnically suitable for the proposed new Western Family Foods office building, subject to the recommendations provided in this report. Key geotechnical design criteria are summarized below, and are discussed in greater detail in the following sections of this report. • The upper 12 to 18 inches of the site surface consists of a silt with organics (topsoil). Near-surface soil conditions observed during the site reconnaissance and subsurface explorations consist of more than 12 to 13 feet of soft to medium stiff, moist, clayey silt to fine sandy silt, and loose to medium dense, moist, fine sand with varying silt and clay contents. Trackhoe refusal was not encountered in any of the five test pits completed. • Groundwater seepage was encountered as shallow as 7.5 feet on the eastern portion of the site. Typical depth to groundwater was 11 to 11 .5 feet. No surface water ponding was observed on the site. Drainage provisions are discussed throughout Section 6 of this report. • Dry weather construction should be considered for this site due to the moisture sensitive nature of the native site soils. A granular working blanket may be necessary to minimize disturbance to subgrade soils, particularly during wet weather (see Section 6.1). • The proposed buildings can be supported on shallow foundations designed for a maximum allowable soil bearing pressure of 2,000 psf (see Section 6.6). The preceding summary is intended for introductory and reference use only. Final design should be based on the information and recommendations discussed in this report. CJ AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and GeOtechnical Engineering Report March 13, 1998 Tigard, Oregon Page 1 1.0 INTRODUCTION This report prepared by AGRA Earth & Environmental, Inc. (AEE) presents the results of our subsurface exploration and geotechnical engineering study for the proposed Western Family Foods new office building for Western Family Foods, located at the end of S.W. Sandberg Street, west of their current facility, in Tigard, Oregon. The location of the site is shown on the Site Location Map, Figure 1 . The proposed site development is shown on the Site Plan, Figure 2. The purpose of our work was to establish general surface and subsurface conditions on which to base our conclusions and recommendations for site development, and other geotechnical construction considerations. Our scope of work included review of geotechnical reports prepared for the project area, conducting a subsurface exploration, laboratory testing, and geotechnical engineering analyses. At this time, a preliminary grading plan is not available for review; however, preliminary development plans were discussed with Mr. Jeff Sackett of Trammell Crow Company. This report has been prepared for the exclusive use of Western Family Foods, Inc., and their agents, for specific application to this project in accordance with generally accepted geotechnical engineering practice. This report may not contain sufficient information for purposes of other parties or other uses. Signed authorization to proceed with this work was granted on February 24, 1998 by Western Family Foods, Inc. 2.0 SITE AND PROJECT DESCRIPTION 2.1 SITE DESCRIPTION The project site is approximately 1 acre, and is located on the south side of the cul-de-sac at the end of S.W. Sandberg Street (Figures 1 and 2). The site is situated on a gentle south- facing slope. The elevation difference between the northern and southern site boundaries is approximately 20 feet. Vegetation at the site predominantly consists of short grasses and widely spaced filbert trees. No structures are located on the site. The site is bordered by commercial and light industrial development. 2.2 PROJECT DESCRIPTION The proposed project consists of constructing a two-story commercial building to replace the existing building. Site grading will consist of cuts and structural fills on both streets and building areas. The project is still in preliminary planning and cut heights, fill heights, and new utility locations have not been determined at this time. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61 M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 2 3.0 GEOLOGY 3.1 GEOLOGIC SETTING Based on our geotechnical literature review, the geologic units mapped in the area consist of fine-grained facies (silt to coarse sand) of the Late Pleistocene age (up to approx. 14,000 years before present) glacial floods. These deposits overlie the Boring Lava basalt of Pliocene to Pleistocene age (3 to 0.5 million years before present). Underlying the Boring Lava is the Columbia River Basalt Group (CRBG) lava flows, which form the geologic basement of the project area. The CRBG lava flows in the project area occurred primarily from approximately 8 to 17 million years before present. Surficial exposures of Boring Lava or CRBG do not occur in the immediate project vicinity, but are present elsewhere in the Portland-Vancouver area where exposures are controlled by erosion and geologic structures. According to the Soil Survey of Washington County, Oregon, (U.S.D.A., 1972) soils at the project site consist of the Cornelius and Kinton Silt Loams. These soils are described as moderately well-drained soils that formed in loess-like material over silty, old alluvium of mixed origin on uplands. 4.0 SITE EXPLORATION AND LABORATORY TESTING 4.1 SITE EXPLORATION The surface and subsurface exploration for this project was conducted on March 3, 1998, and consisted of a surface reconnaissance, and excavating and logging five exploratory test pits across the site. A trackhoe was used to perform the explorations, and was provided and operated by a local contractor. The subsurface exploration locations are shown on the attached Site Plan, Figure 2. The exploration locations are based on pacing from surface features and should be considered approximate. Surficial observations and subsurface conditions observed in the test pits were logged by a geotechnical engineering representative from our office who is familiar with soil and bedrock conditions in this area. Soils were field classified, and representative samples were returned for laboratory testing. Boring and test pit logs and laboratory data are included in Appendix A and Appendix B, respectively. 4.2 SUBSURFACE CONDITIONS The primary soil conditions that are pertinent to the proposed development are discussed in this section. 'a AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 3 Silt with organics (topsoil) - During our surface reconnaissance and subsurface exploration we encountered a layer of soft, wet, brown, organic, silt (topsoil). The topsoil appears to be approximately six to twelve inches thick on the western and northern portions of the site, and approximately twelve to eighteen inches thick on the eastern portion of the site. Clayey silt to fine sand - Underlying the silt with organics, we encountered soft to medium stiff, moist, clayey silt to fine sandy silt, and loose to medium dense, moist, fine sand with varying silt and clay contents. These soils were encountered to the completion depth in each test pit. Soil mottling was noted in TP4 and TP5 at depths greater than 9 feet, indicating the presence of a higher seasonal groundwater. In TP1 and TP2, large cobbles (six to twelve inches in diameter) of Boring Lava basalt were encountered at depths greater than 8 feet. Smaller pieces of basalt (approx. 1 inch diameter) were also encountered at depths greater than 8 feet in TP2. Soil color in each test pit is light to medium brown within the upper 5 to 8 feet, and then changes to light brown or light yellow brown. Trackhoe refusal was not encountered in any of the test pits. Basalt bedrock was encountered at approximately 14 feet below ground surface (bgs) on a neighboring site during the installation of groundwater monitoring wells. Groundwater - Groundwater seepage was observed in the test pits as shallow as 7.5 feet (TP5). The typical depth to groundwater in TP1 through TP4 was 11 to 11 .5 feet bgs. Based on information contained in the file for a neighboring site, shallow groundwater in the site vicinity is contained in the Boring Lava. The water observed in the silt and fine sand in the test pits may represent a seasonal groundwater high. No surface water ponding was observed. 4.3 LABORATORY TESTING Geotechnical laboratory testing was conducted on soil samples collected during the subsurface investigation of the subject property to aid in classification and evaluation of soil engineering properties, and to provide the basis for the design recommendations. Laboratory testing included moisture content determinations, Atterberg Limits, a Modified Proctor Compaction test, a California Bearing Ratio (CBR) test, and a water content/dry density test. The laboratory testing was performed in accordance with ASTM or other accepted test standards. The results of our laboratory analyses are included in Appendix B. 5.0 DISCUSSION Based on the results of the surface reconnaissance, subsurface exploration, and laboratory results, the site appears geotechnically suitable for the proposed development. Geotechnical design and earthwork construction recommendations are outlined in Section 6. Development concerns related to the site primarily involve managing the any surface water using appropriate AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 4 drainage measures, removal of topsoil, grading with moisture sensitive soils, and erosion control. 6.0 RECOMMENDATIONS AND CONCLUSIONS 6.1 SITE PREPARATION Prior to commencing grading activities, the areas of the site that are to receive structural fill, foundations, or pavement should be stripped of organic fill, topsoil, and other unsuitable material down to firm, native soil. Stripping depths across most of the site are anticipated to be approximately one foot, except on the eastern side of the site where the stripping depth should be increased to approximately 18 inches. After stripping the topsoil and any other unsuitable material, AEE recommends that the resulting exposed subgrade be observed by a representative from our office. AEE has provided recommendations for both wet weather and dry weather construction. However, due to the moisture sensitive soils at this site, we recommend that the site be prepared during relatively dry weather when adequate moisture conditioning is possible. If wet weather grading is attempted, development costs could be significantly higher due in part to the increased cost of imported granular fill. 6.1.1 Dry Weather Construction If the subgrade is disturbed or rutted during stripping or cutting operations, we recommend that the subgrade in pavement and structural fill areas be scarified to a depth of at least eight inches. The scarified soil should be moisture conditioned, then compacted to at least 92% of the maximum dry density determined by ASTM D-1557. Minimum compaction for the top eight inches underlying pavement sections should be 95%. During dry weather it is possible that some areas of the subgrade will become soft or may "pump", particularly in deeper cuts and in poorly drained areas. Soft or wet areas that cannot be effectively dried and compacted should be prepared in accordance with Section 6.1 .2. 6.1.2 Wet Weather Construction During wet weather, or when adequate moisture control is not possible, it may be necessary to install a granular working blanket to support construction equipment and provide a firm base on which to place subsequent fills and pavements. Commonly the working blanket consists of a bank run gravel or pit run quarry rock (six inch maximum size with no more than 5% by weight passing a No. 200 sieve). We recommend that we be consulted to approve the material before installation. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 5 The working blanket should be installed on a stripped subgrade in a single lift with trucks end- dumping off an advancing pad of granular fill. It should be possible to strip most of the site areas with the careful operation of crawler mounted equipment. However, during prolonged wet weather operation of this type of equipment may cause excessive subgrade disturbance. In some areas, final stripping and/or cutting may have to be accomplished with a large smooth bucket (no teeth) trackhoe or similar equipment, working from the advancing pad of granular fill. After installation, the working blanket should be compacted by a minimum of four complete passes with a moderately heavy static steel drum or grid roller. It is possible that a vibratory compactor or roller may further disturb the subgrade, causing it to pump into the granular material. We recommend that we be retained to observe granular working blanket installation and compaction. The working blanket must provide a firm base for subsequent fill installation and compaction. It has been our experience that about 12 inches of working pad is normally required, depending on the gradation and angularity of the working pad material. This assumes that the material is placed on a relatively undisturbed subgrade in accordance with the preceding recommendations, and that it is not subjected to frequent heavy construction traffic. Areas used as haul routes for heavy construction equipment may require a working pad thickness of two feet or more during extremely wet weather. If particularly soft areas are encountered, an approved geotextile material installed on the subgrade will provide separation from the working blanket material and may reduce the necessary working blanket thickness. Stabilization fabrics should be of a non-woven, non-degradable type, with Apparent Opening Size (ASTM D4751 ) between a #70 and #100 sieve and a Mullen Burst Strength (ASTM D3786) greater than 250 psi. Six ounce non-woven materials typically meet these criteria. Construction practices can greatly affect the amount of work pad necessary. By using tracked equipment and special haul roads, the work pad area can be minimized. The routing of dump trucks and rubber tired equipment across the site can require extensive areas and thicknesses of work pad. Normally the design, installation and maintenance of a work pad is the responsibility of the contractor. 6.2 PROOF-ROLLING Regardless of which method of subgrade preparation is used (i.e. wet weather or dry weather), we recommend that prior to fill placement or base course installation, the subgrade or granular working blanket be proof-rolled with a fully-loaded 10 to 12 yard dump truck, or other suitable construction vehicle. This pertains to all pavement and structural fill areas. Any areas of the grade that pump, weave or appear soft should be scarified, dried, and recompacted, or overexcavated and backfilled with compacted granular fill. If a significant length of time passes between fill placement and commencement of construction operations, or if significant traffic has been routed over these areas, we recommend that the subgrade be similarly proof- tom. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS ' `Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Gedtechnical Engineering Report March 13, 1998 Tigard, Oregon Page 6 rolled again before any foundation or pavement installation is allowed. We recommend that we be retained to observe this operation to check conformance with the guidelines. 6.3 FILLS Structural fills should be installed on a subgrade that has been prepared in accordance with the recommendations in Sections 6.1 and 6.2 of this report. Fills should be installed in horizontal lifts not exceeding about eight inches in thickness, and should be compacted to at least 92% of the maximum dry density for fine-grained soils (this would pertain to near-surface silty soils) and 95% for sands, gravels, and imported granular soils. The top eight inches of pavement subgrade should be compacted to 95%. Relative compaction should be referenced to ASTM D-1557. This criteria may be reduced to 85% in level landscaping or planter areas. Fills over existing slopes should be in accordance with Section 6.4 of this report. During dry weather, structural fills may consist of virtually any relatively well-graded soil that is free of debris and organic matter that can be compacted to the preceding specifications. However, if excess moisture causes the fill to pump or weave, those areas should be dried and recompacted, or removed and backfilled with compacted granular fill. The native silty soils (excluding topsoil) would generally be adequate for structural fill if properly moisture conditioned. Soil moisture contents at the time of our field exploration ranged from approximately 24% to 34%. Based on our laboratory tests the optimum soil moisture content needed for adequate compaction of the near surface silt soil is approximately 13.7%. The maximum dry density obtained by ASTM test method D-1557 for the silty soil is 116.8 pounds per cubic foot. During dry summer weather, a day or more of drying or moisture conditioning time may be required for each eight-inch thick lift, with occasional mixing or discing. To be effective this operation would require large areas to spread and dry the soil prior to compaction. In order to achieve adequate compaction during wet weather, we recommend that fills consist of well-graded granular soils (sand or sand and gravel) that do not contain more than 5% material by weight passing the No. 200 sieve. In addition, it is usually desirable to limit this material to a maximum six inches in diameter for future ease in the installation of utilities and compaction. 6.4 CUT AND FILL SLOPES Cut slopes less than 20 feet in height should not be graded steeper than 3 Horizontal to 1 Vertical (3H:1 V). Cut slopes higher than 20 feet should be individually designed. These values assume that the slopes will be protected from erosion and that significant drainage will not occur over the face of the slope. They further assume that foundation loads will not be 0 AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS •Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 7 placed within half the height of the slope or within 15 feet of the crest of the slope, which ever is greater. Fill compaction should be in accordance with Section 6.3. The maximum fill slopes should be 2H:1 V for fills up to 10 feet in height. For fill slopes higher than 10 feet, AEE should be contacted to evaluate slope stability. Where fills are placed over existing slopes in excess of 5H:1 V, the fills should be benched into existing native, non-organic, ground in conformance with the figure. Subdrains should be installed at the heel of the keyway of fill slopes, in natural drainage swales, or as directed by the soil engineer at the time of construction. a • TYPICAL SLOPE FILL STURCTURAL FILL, COMPACTED IN 8-12. LIFTS FINISHED SLOPE `vs W/X11: BACKSLOPE HEIGHT AND TOP 501E `_+ ANGLE DEPENDENT ON I « 2' MIN. DEPTH 15' MINIMUM KEY BENCH BELOW TOP SOIL ' Fill slopes should be constructed by placing and compacting material beyond the design slope and then excavating back to the desired finished grade, or by other methods that will result in a dense, compacted slope face. The face of the fill slope should be protected from erosion by applying topsoil and vegetation, or other approved erosion control material as soon as possible after construction. 6.5 RETAINING WALLS The tables presented in this section summarize our recommendations for design of retaining structures. These values represent our best estimates of long term pressures that will develop in an active or at-rest state of stress. These values do not include an allowance for hydrostatic pressures and assume that retaining structures will be provided with a drainage system in accordance with subsequent sections of this report. The following retaining wall design parameters do not include a factor of safety nor do they include any surcharge loading from traffic or other elements. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS ► ,Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 8 6.5.1 Restrained Walls Restrained walls are any walls that are prevented from rotation during backfilling and after construction. Most basement walls are restrained by a floor diaphragm or roof and fall into the category of restrained walls. In addition, any retaining walls that are rigidly connected to buildings or that make sharp bends may fall into this category. AEE recommends that restrained walls be designed for soil pressures derived from the criteria shown in the following table. Table 6.1 Equivalent Fluid Unit Weight for Restrained Walls with Varying Backfill Slopes Backfill Slope Equivalent Fluid Unit Weight Horizontal/Vertical lbs./cu. ft. Level 45 3H:IV 75 2H:IV 100 6.5.2 Non-Restrained Walls Non-restrained walls have no restraint at the top and are free to rotate about their base. Most cantilever retaining walls fall into this category. AEE recommends that non-restrained walls be designed for soil pressures derived from the criteria shown in the following table. Table 6.2 Equivalent Fluid Unit Weight for Non- Restrained Walls with Varying Backfill Slopes Backfill Slope Equivalent Fluid Unit Weight Horizontal/Vertical lbs./cu. ft. Level 35 3H:IV 60 2H:IV 90 AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61 M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 9 6.5.3 Retaining Wall Backfill Backfill behind retaining walls should consist of free-draining granular material. To minimize pressures on the back face of the wall, we recommend the use of crushed rock backfill with no more than 5% by weight passing the Number 200 Sieve. Use of other material could increase wall pressures. Overcompaction of this fill can greatly increase lateral soil pressures. We recommend that wall backfill be compacted to between 90% and 92% maximum dry density as determined by Modified Proctor (ASTM D-1557) testing. 6.5.4 Wall Drainage AEE recommends that retaining walls be provided with a drainage system. The retaining wall drainage system should consist of a minimum 12-inch wide zone of clean, 3/4-inch minus crushed rock, encased in a geotextile fabric. The drainage system should include a 4-inch diameter perforated pipe that has gravity fall into the stormwater drainage system. OPEN GRADED CRUSHED ROCK OR PEA GRAVEL ri i i•i i iv i•ii=11=11=11=11=11.; •:.2.2.:.1.2...x—n-1l-11—lt—n NATIVE SOIL ØiiI!.iiJjij1JiIiIE : : iV-11 / A'•4011 unX1.1=1.► .�—��—ll �� GRANULAR BACKFILL 4" DIAMETER PERFORATED PVC PIPE FILTER FABRIC ■ AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • • Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 10 6.6 FOUNDATIONS Based on our investigation it appears that the native soils are generally suitable for the proposed construction in accordance with the Uniform Building Code (UBC). However, we recommend that foundation and drainage systems be designed specifically for each building site. Drainage provisions may include the addition of french drains to building sites as needed during construction. It is common practice to redistribute topsoil on filled areas. Foundations should penetrate surf icial topsoil and organics to bear on structural fill or firm native soil in accordance with the UBC and/or other local standards. Details of the proposed building are not available at this time. However, AEE anticipates that wall loads and interior column loads for the buildings will not exceed 4 kips per lineal foot and 120 kips, respectively. Foundation support for the proposed structures may be obtained from either the native, non-organic, silt or from new engineered fill. Foundations for both buildings should have a minimum width of 18 inches, bear on undisturbed native soil or structural fill, at a minimum depth of 2 feet below lowest adjacent pad grade. Foundations having these minimum dimensions may be designed for an allowable bearing pressure of 2,000 psf. This bearing pressure may be increased by one-third for short-term wind or seismic loading. AEE estimates that the total settlement for footings designed in accordance with the above recommendations will be less than one inch. The majority of the foundation settlements are expected to occur concurrently with the application of the structural loads. Differential settlements between adjacent footings are anticipated to be less than one half the total settlement. For passive pressures in resistance to lateral loads a 250 pcf equivalent fluid pressure may be used, excluding soil within one foot of the surface where no passive resistance should be used in design. A base friction equal to 40% of the vertical load may also be used at the base of foundations as sliding resistance. If foundations are excavated during wet weather, it may be necessary to install a layer of crushed rock or lean concrete in footing bottoms to minimize subgrade disturbance during placement of forms and reinforcement steel. 6.6.1 Perimeter Foundation Drains Perimeter drains should be placed around the building perimeter adjacent to the footing base. The purpose of perimeter drains is to protect against lateral migration of groundwater. The seasonal groundwater table is not expected to be located near the surface across most of the site. However, AEE recommends perimeter drains to ensure that the soil surrounding foundations can drain rapidly whenever necessary. za AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS 'Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 11 Perimeter foundation drains are usually constructed at, or slightly below, the base elevation of the footings. Four-inch diameter perforated PVC pipe is bedded in drain rock and sloped to drain by gravity. They are routed to a drainage collection system. A geotextile separator is generally placed between fine-grained soils and the drain rock to minimize infiltration of fines into the rock. A typical detail for a perimeter drain is presented on the following figure. 4 ° 4.4 • d ° 6.4I ° 4 ° I,�'�1 - d ° A G ° GRANULAR COVER ON DRAIN APPROVED GEOTEXTILE SEPARATOR 6.7 FLOOR SLABS After preparation, in accordance with the recommendations in Section 6.1 , AEE recommends that any floor slab areas be proof-rolled with a loaded dump truck. Any areas that pump, weave or appear soft or muddy should be overexcavated and stabilized with compacted fill. A minimum six-inch thick compacted crushed rock or gravel layer should be installed over the prepared subgrade to provide a capillary interruption, and to minimize subgrade disturbance during construction. The crushed rock or gravel should be poorly-graded, angular, and contain not more than 5% fines passing a # 200 sieve. 6.7.1 Vapor Retarders Specific conditions at this site contribute to the recommendation for a vapor retarder. These conditions are the presence fine-grained nature of the site soils which have a tendency to retain moisture. These conditions indicate that ground moisture may be abundant under floor slabs during the life of the project. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 12 The difference in moisture content between the air in the subgrade soil and the air in the finished building will cause water vapor to travel upward. The resultant water vapor pressure will force migration of moisture through the slab. This migration can result in the loosening of flooring materials attached with mastic, the warping of wood flooring, and, in extreme cases, mildewing of carpets and building contents. For most finished buildings, the presence of floor moisture would be considered a significant detriment to the tenants. Due to the preceding factors we recommend installing a membrane between the crushed rock and the floor slab to retard the migration of moisture into the floor slab. This function is analogous to the use of insulation to retard heat flow through exterior walls. Vapor retarders will frequently need to be perforated to install utility services. In spite of planned perforations and others that may occur inadvertently, vapor retarders will still perform their intended function of slowing the transfer of water vapor. To maximize its effectiveness, the membrane must be installed in accordance with the manufacturer's recommendations. A 6-mil polyethylene retarder is suitable if the contractor takes care not to damage or tear the material during installation. Normally, a thin sand layer is placed both above and below 6-mil membranes to protect the retarder from excessive punctures during construction. An alternative to this detail is to increase the polyethylene thickness to 10-mils to improve puncture resistance. With a 10-mil liner it is possible to eliminate the underlying sand and place the membrane directly on the compacted rock surface. Modern design has resulted in the creation of cost-effective concrete mixes. Such mixes are susceptible to slab curl and cracking. Both are caused by differential moisture loss in the concrete gel. A layer of sand placed above the membrane, below the slab can allow moisture to dissipate from the bottom of the slab. Alternately, it is possible to design concrete mixes that are not particularly susceptible to these problems. The use of such mixes may allow the slab to be poured directly on top of the vapor retarder. 6.7.2 Underslab Drains Buildings that are located in cut areas will likely encounter wet conditions at subgrade elevations. An underslab drainage system will assist in reducing the potential for high water to result in hydrostatic pressures against the bottom of the floor slabs. Typical underslab drains are constructed with 4-inch perforated PVC pipe embedded in a 12-inch layer of open graded crushed rock. The crushed rock is normally separated from fine soils with an approved filter fabric. The following figure illustrates a typical underslab drain. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • ' Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 13 EXTERNAL IMPERMEABLE MEMBRANE FOOTING ••i�+1 ►�•ii ••• • ••∎∎,•1,„∎,,•∎∎∎∎,,,∎„•,„,„•,,,,,♦,t,•1 12* > - 15' TYP. 4” DIAMETER PERFORMED PVC APPROVED NON—WOVEN FILTER FABRIC OPEN GRADED CRUSHED ROCK 6.8 SURFACE DRAINAGE Positive surface drainage away from the structure foundations should be established prior to the excavation for building or retaining wall foundation, and maintained throughout the construction period by means of site-grading, ditching, berming, or other similar means. The finished grading should also provide for permanent surface drainage away from structures for a distance of at least 10 feet. Surface drainage should also be provided to route water away from exposed slopes to prevent erosion. Surface runoff and other collected surface drainage, such as water from downspouts, should be routed to a drainage collection system. 6.9 SUBSURFACE DRAINAGE AEE recommends that subdrains be installed on the uphill side of road-cuts exceeding four feet in height, as well as in areas where roadways will be cut below surrounding grades. Additional subsurface drainage may also be needed if persistent soft or wet areas occur during grading. Normally this consists of excavating into the cut bench or slope face and installing a perforated drainage pipe within an envelope of free-draining gravel. Drainage details must be provided on a case by case basis. Failure to install adequate drainage may result in poor pavement performance or slope stability problems. Any subdrains should be sloped to drain by gravity to the storm sewer or other positive outlet. Surface water must not be allowed to enter subsurface drainage systems. Where possible, roof and surface runoff from individual lots should be routed independently to the storm water collection system. r • Inv AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 14 6.10 EROSION CONTROL The near-surface silty soils at this site are moderately erodible, and any exposed soil may be subject to erosion by running water. Rills and gullies should be prevented from developing by thoroughly track-rolling or compacting slope faces. AEE recommends that finished cut or fill slopes be protected from erosion as soon as possible with topsoil and vegetation, or other approved erosion control methods. Storm runoff or other uncontrolled water should not be allowed to flow over slope faces or drop from outf ails, but should be collected and routed to a storm water disposal system. Silt fences should be established at the base of all exposed soil slopes to protect the natural drainage channels from erosion and/or siltation. Additional silt fences may be necessary at the mid-point of long exposed soil slopes or across temporary ditches. All erosion protection provisions should be maintained and supplemented as needed throughout the construction period to reduce excessive loss of material. Care should be taken to maintain native vegetation, and organic soil cover around the perimeter of the site, and in undeveloped areas. 7.0 PAVEMENT DESIGN Based on the observed subsurface conditions and laboratory test results, it appears that a CBR value of 3 may be used in preparing a pavement design for the site. This value was used in pavement design for asphalt and portland cement concrete, prepared in accordance with widely accepted AASHTO design methods. A range of pavement designs for various traffic conditions are presented in the table below. These designs assume that the subgrade will be prepared in accordance with Section 6.1 except that the top eight inches should be compacted to 95% relative to ASTM D-1557. Specifications for pavements and base course should conform to current Oregon State Highway Department specifications, with the addition that the base rock should contain no more than 5% passing a #200 sieve, and that asphalt concrete be compacted to a minimum of 91 % ASTM D-2041 . LJ AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • Western Family Foods, Inc. 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 15 ASPHALT CONCRETE PAVEMENT Approx. Number of Approx. Number of Asphalt Concrete Crushed Rock Base Trucks per Day 18 kip design axles Thickness Thickness (each way) (in 1 .000s) (inches) (inches) Auto Parking 10 2.0 8 5 22 2.5 9 10 44 2.5 11 15 66 3.0 11 25 110 3.5 11 50 220 4.0 12 100 440 4.5 13 150 660 5.0 13 PORTLAND CEMENT CONCRETE PAVEMENT Approx Number of Approx. Number of P.C.C. Crushed Rock Base Trucks per Day 18 kip design axles Thickness Thickness (each way) (in 1.000x) (inches) (inches) 5 22 6.0 0 10 44 6.0 0 15 66 6.5 6 25 110 6.0 6 50 220 6.5 6 100 440 7.0 • 6 150 660 7.5 6 Notes: 1 ) The pavement sections were designed using AASHTO design methods. 2) The pavement sections assume an AASHTO reliability level of 90%, with a terminal serviceability of 2.0 for asphalt concrete, and 2.5 for portland cement concrete. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • Western Family Foods, Inc. 6-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 16 3) The 18 kip design axle loads are estimated from the number of trucks per day using State of Washington typical axle distributions for truck traffic and AASHTO load equivalency factors, and assuming 20 year life. 4) Concrete design is based on a modulus of rupture equal to 550 psi, and a compressive strength of 4,000 psi. 5) Concrete sections assume plain jointed or jointed reinforced sections with no load transfer devices at the shoulder. If possible, construction traffic should be limited to unpaved portions of the site, or specially constructed haul areas. If this is not possible, the pavement design selected from the above table should include an allowance for construction traffic. 8.0 FUTURE GEOTECHNICAL SERVICES We recommend that we be retained to review the final plans and specifications when they become available. This will allow us to evaluate whether any change in concept may have affected the validity of our recommendations, and whether our recommendations have been correctly interpreted. In order to correlate preliminary soil data with the actual soil conditions encountered during construction, and to assess construction conformance to our report, we recommend that we be retained for construction observation of stripping, grading, compaction and all other soils related portions of this project. 9.0 LIMITATIONS The geotechnical recommendations provided in this report are based on site conditions as they presently exist, and on information gathered during our field exploration, office review, and on information provided by the client's representatives. If there is a substantial lapse of time between our geotechnical exploration and the start of work at this site, or if conditions have changed as a result of construction or demolition, or if the project details have been significantly modified from that described herein, we recommend that we be requested to review this report to reevaluate our conclusions and recommendations. Unanticipated soil conditions are commonly encountered during construction and cannot always be determined by a normally acceptable subsurface exploration program. Such unexpected conditions frequently require additional expenditures to attain a properly constructed project. Therefore it is prudent to allow for such unforeseen conditions in both project schedule and construction budget. We appreciate the opportunity to assist you in this project and look forward to continued involvement on this and other projects. If you have any questions regarding this report or 0 0 AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Western Family Foods, Inc. , 8-61M-09722-0 Subsurface Exploration and Geotechnical Engineering Report March 13, 1998 Tigard, Oregon Page 17 desire further information, please contact the undersigned at (503) 639-3400 at your convenience. AGRA Earth & Environmental, Inc. %,(,14 d �'` �GINE,4� /Q� Michelle L. Peterson WC� 4 14,431 Ty 'r Engineering Staff OREGON g ,` vU,V26,'`° G4RT ALBQ`\ Stuart Albright, P.E. Senior Geotechnical Engineer EXPIRES 12/3119Q' MLP/skh 0 0 AGRA Earth & Environmental 9722-geo.1&r ENGINEERING GLOBAL SOLUTIONS �SSn 2001 '1- . x.\11,- l• f.•I:• •'''l r - 4•I '` I •iI' e .I. tin 1 t ti��1.. II`\a.'•'�• 'j�l• as � �VW' ' -y1.x"r r- r� I 1 1 :t J:•, + \ - r 1. ti o I rr. • om\• ill: :l' :I �\' ' C p- L �,_ ,,143 ,1 1 .l •a.:\■ _. . .,, ...,„,4, -.---:1,0- , .: (4. ., Nm•-- -\� i `�� \•rolt••IMI \_\ ,' - r. •� V,.°,,P:-: :Lt%: ,•* ;",1 %• •'` - -..I '''-'7- T,- 38 ,.,-v,W#';j1 ' " I fil 114‘pl'i , \\ •‘‘ "LA, --N-L, ---- 1 or \,....4 / .., .4\., S.,t,A, ' . \wt1:3111.74,*; T •F� \ I \ „3„.., I 1___, , •I , \ 1 wi:s,,,,,,,,& ,-,,,, Ti.,,,,..,,,-." , i , . , ____, „aaL, Ii‘ v1 . ���J J�t '1 ITS J;� A.. i _n' ,art �. 4?iiiiii Li .., N .\`' -- 1 -AIRPO ARM 31< o ;� --o• i ' ,�� �- j ' i '�!'.; • _ \ �5 "1 is 1 ;/ S:- , 6' — ,..‘1_,AIRt.4, .4% .... I M. \ '-1/ i ...::::i:''':::: %Boni ra aoo .-7';;;-----_,=----villtsi..•..,---6 \,__) It"1",,,41, _____,,ill NI , /A g. IJ _AO 1(93 C . - ,ydr _E1 d-7� , `.• 11 f ti•1� ,6• , a• ' r \� .P. 77 •. �- I di - •1 IV �� r a i - \ 1.1...° •:V. .- .• \-::.. : 'la ..,1 Wycjill'' 411 `r l (' SCALE 1:24 000 1 1 0 1 MILE 1000 0 1000 2000 3000 4000 5000 6000 7000 FEET 1 .5 0 1 KILOMETER F--i ,---i F-, F-4 1--"-1 I I CONTOUR INTERVAL 10 FEET BEAVERTON, OREG. LAKE OSWEGO, OREG. NE/4 BEAVERTON 15' QUADRANGLE NW/4 OREGON CITY 15' QUADRANGLE 45122-D7-TF-024 45122-D6-TF-024 . 1961 1961 OREGON PHOTOREVISED 1984 PHOTOREVISED 1984 DMA 1474 IV NE-SERIES V892 DMA 1474 I NW-SERIES V892 QUADRANGLE LOCATION FIGURE FAMILY FOODS W.O. 8-61M-9722-0 DEADEND OF SANBERG STREET AG R A DESIGN MLP PORTLAND, OREGON Earth & Environmental DRAWN DRF 7477 S.W. Tech Center Drive DATE MAR. 1998 SITE LOCATION MAP Portland, OR, U.S.A. 97223-8025 SCALE NTS AGRA EARTH & ENVIRONMENTAL, INC. DRAWING NO. \PROJECTS\21\09722\SITELOC.DWG SANDBERG STREET SIDEWALK LEGEND a TP-1 TEST PIT NUMBER AND w TP-$ Nil APPROXIMATE LOCATION 1- N nii a LIGHT POST Li)W • • >--a TP-4 © SEWER MANHOLE o>- TP-2 am w C3 _ �.m. X ww I a Q U = 0 EXISTING PARKING LOT > a< z d FOR WESTERN FAMILY FOODS moX 2 .2p APPROXIMATE POSITION z Q a N z OF PROPOSED BUILDING Lao° u_ TP-1 TP-5 V)u_w Z m ci Y Mil 0Zz I- JJ o W U W CO m .1......j M(/)o O W J EE O w w N FENCE 4rL,-0 uJz POWER RENTS. O 50 100 o w Li_>- SCALE IN FEET 0 o% FIGURE 2 a o w.o. 8-61M-9722-0 WESTERN FAMILY FOODS ' � AG R A DESIGN MLP DEADEND OF SANBERG STREET Wx 0< PORTLAND, OREGON in o Earth &Environmental DRF DRAWN 7477 S.W. Tech Center Drive DATE MAR. 1998 o Portland, OR, U.S.A. 97223-8025 SCALE 1"=50' SITE PLAN z AGRA EARTH & ENVIRONMENTAL. INC. DRAWING NO. \PROJECTS\21\09722\SITE.DWG APPENDIX A Subsurface Exploration Logs , AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS Test Pit Number: 1 Date: 3 Elevation: Logged By: MP v Depth 3 -. - - a (feet) SOIL DESCRIPTION E ' m 7, c E oa w 1 o .1 8 0 g T a Comments N (93 a 20 � HF- 0 Six-to ten-inch layer of topsoil. - + + - - - Soft, moist, medium brown, clayey fine sandy SILT. -TP 1 @3'- -31.4- Bag -PID = 12.5 ppm. 5 — — — — - _ Loose to medium dense, damp to moist, silty fine-grained -TP1 @6'- -29.6- Bag -pip = 15.1 ppm. SAND with trace clay. - - - - - - - - 10_ - - - - _ Loose, damp to moist, Tight brown, clayey fine-grained TP1 @11' -28.5- Bag -PID = 18.3 ppm. SAND. Encountered two 1.0 foot diameter rounded boulders. t7 , Groundwater at -' Soft to medium stiff, damp to moist, light brown, clayey - '11.5 feet. SILT with some to trace fine-grained sand. TP1 @13'- -28.8- Bag -PID = 22.0 ppm. • Test pit terminated at 13.0 feet below existing grade. - - _ No apparent odor 15 , — — — -- -or discoloration for all samples. Test Pit Number: 2 Date: 313198 Elevation: Logged By: MP Depth v a o (feet) SOIL DESCRIPTION E o m 6 c E a � o o � ,, v Comments o3 0 20 0 -- 0 Six-to ten-inch layer of topsoil. - _ - T -TP2- - - Shelbyl+ - Shelby -@2-4' - - - t ,- 5 _ — -� - — - Soft, moist. medium brown, silty CLAY to clayey SILT. -TP2 @6'- --27.6- Bag PID = 25.7 ppm. - Encountered large (>1.0 foot) boulders at 8.0 feet. - 1. - - Soft, moist, medium brown, silty CLAY to clayey SILT with 1°— trace large (>1.0 foot) boulders and trace small (-1.0 inch) -TP2@101- -.25.5- Bag PID = 9.0 ppm. pieces of weathered basalt. - T - - Groundwater at f Medium dense, moist, yellow brown, fine-grained SAND 11.5 feet. with trace clay to silt and remnant basalt structures /TP2@12- -28.1 - Bag PD = 10.4 ppm. residual basalt soil). _ _ _ No apparent odor Test pit terminated at 12.0 feet below existing grade. - - - - or discoloration for all samples. 15— — - - - AGRA EARTH&ENVIRONMENTAL,INC. PROJECT NUMBER: 8-61 M-09722-0 Western Family Foods 7477 SW Tech Center Drive Portland.Oregon 97223-8025 Dead End of Sandberg Street Phone(503)639-3400 FAX(503)620-7892 Portland, Oregon a 19(22W(2'1i PI UHW f " Test Pit Number: 3 Date: 3, Elevation: Logged By: MP . m = o (feet) m 2 E v SOIL DESCRIPTION 1 o a y = E a v, Comments ° Three-to six-inch laYer of topsoil. - _ - _ - Soft, moist, medium to light brown, clayey SILT. TP3 @4'- -27.0- CBR -PID = 19.0 ppm. CBR 5 — — — — Soil becomes mottled at 6.0-7.0 feet. - - - ,- - - - - Soft to medium stiff, moist, light brown, silty CLAY. TP3 @9'- -24.1 - Bag --PID = 20.3 ppm. 10______ — — — — _ Soft to medium stiff, moist to wet, light brown, clayey SILT. - _ ,-Groundwater at vIip 11.5 feet. P3 @12- -25.8- Bag -PID = 20.0 ppm. Test pit terminated at 12.0 feet below existing grade. - - _ - - - -No apparent odor -15_ — or discoloration for — all samples. Test Pit Number: 4 Date: 3/3/98 Elevation: Logged By: MP v .. m o ' a 8 (feet) SOIL DESCRIPTION E e - .o o E a m Comments un O 2o <nI-I- 0 Twelve-to eighteen-inch layer of topsoil. _ - Very soft to soft, moist, medium to light brown, clayey SILT. -TP4@4'- -31.2 ,- Bag PID = 19.0 ppm. 5 — — — -r- - -r - -r ,- - - - TP4 @9'T -28.8-r Bag PID = 26.5 ppm. `Loose to medium dense, moist, light brown, mottled, silty 10— fine grained SAND. — No groundwater - - - - - encountered but pit bottom appears - Loose to medium dense, moist, light brown, mottled, silty - - - - wet. _fine-grained SAND. 7P4 @13a- -33.7- Bag PID = 33.5 ppm. Test pit terminated at 13.0 feet below existing grade. - - - - - No apparent odor 15_, — —— or discoloration for all samples. AGRA EARTH&ENVIRONMENTAL,INC. PROJECT NUMBER: 8-61M-09722-0 Western Family Foods 7477 SW Tech Center Drive Portland,Oregon 97223-8025 Dead End of Sandberg Street Phone(503)639-3400 FAX(503)620-7892 Portland, Oregon a\Yf2S f221 H3uHW - ' • Test Pit Number: 5 Date: 3/ 1.-----, Elevation: Logged By. MP 1.-----, d a _ = y C v 8 (feet Depth SOIL DESCRIPTION 1 = a 1) – E m " o a ,c a a, Comments O o 2c.) cnr- I- 0 , Six-to sixteen inch layer of topsoil. _ _ - - - � – 5 ^ Soft to medium stiff, moist, medium brown SILT with some TP5 @5'— —31.6— Bag —PID = 22.4 ppm. clay. - - - - _ - - -Groundwater at (.5 vIrr)_ - feet. 10 Loose to medium dense, moist, light brown, mottled, silty P5@104- —28.7— Bag --PID = 22.3 ppm. fine-grained SAND. - - 4- — Loose, moist to wet, light brown, mottled, silty fine-grained - - - - SAND. ■ P5@13- ;33.7- Bag -PID = 18.7 ppm. Test pit terminated at 13.0 feet below existing grade. - - - - No apparent odor 15— — — — —or discoloration for all samples. AGRA EARTH&ENVIRONMENTAL,INC. PROJECT NUMBER: 8-61M-09722-0 Western Family Foods 7477 SW Tech Center Drive Dead End of Sandberg Street Portland,Oregon 97223-8025 Phone(503)639-3400 FAX(503)620-7892 Portland, Oregon a:19722\9722TP5.DRW APPENDIX B Laboratory Testing Laboratory tests were performed in substantial accordance with generally accepted test methods of the American Society for Testing and Materials (ASTM) or other suggested procedures. Selected samples were tested for their moisture content, Atterberg limits, California Bearing Ratio (CBR), and compaction. Moisture Contents The moisture contents of the soil samples were determined according to ASTM D 2216-90. Moisture contents in the silt layer ranged from 24% to 34%. See the test pit logs for moisture content data of selected samples. Atterberg Limits Laboratory testing was performed on one sample collected from test pit TP2 and one sample collected from TP3. The sample from TP2 has a plasticity index of 14.2 and a liquid limit of 34.8. The sample from TP3 has a plasticity index of 17.5 and a liquid limit of 38.6. California Bearing Ratio (CBR) A CBR test was performed on a bulk soil sample collected from TP3, according to ASTM D1883. The results of the test indicate a CBR value of 3. Compaction Test A compaction test was performed according to ASTM D1557A, on a bulk soil sample collected from TP3. The maximum relative density of the material is 116.8 pcf at an optimum moisture content of 13.7%. AGRA Earth & Environmental ENGINEERING GLOBAL SOLUTIONS • L w 7477 SW Tech Center Dr AG . RA Portland, OR 97223-8024 (503)639-3400 Earth & Environmental FAX(503) 620-7892 !PLASTICITY INDEX: ASTM D 4318 Project Name WESTERN FAMILY FOODS Date 3/11/98 Project Number 8-61M-09722-0 Tested By KE Boring/Source TP2 Depth (ft) 6 _Lab# 2713 Material Description MOIST BROWN CLAYEY SILT W/TRACE ORGANICS AND SAND SUMMARY LIQUID LIMIT 34.8 PLASTIC LIMIT 20.6 PLASTICITY INDEX 14.2 NATURAL WC (%) 27.6 CLASSIFICATION CL 60 - s 50 CH 40 c 30 c ► OH or MH--- a CL 20 - • . 10 ML or OL - - 0 ML • 0 50 100 Liquid Limit Version 3426 2713aC2 . 7477 SW Tech Center Dr. Icri§AGRA Portland, OR 97223-8024 (503)639-3400 Earth & Environmental FAX(503) 620-7892 PLASTICITY INDEX: ASTM D 4318 Project Name WESTERN FAMILY FOODS Date 3/11/98 Project Number 8-61M-09722-0 Tested By KE Boring/Source TP3 'Depth (ft) 9 Lab* _ 2713 Material Description MOIST BROWN SILTY CLAY W/TRACE MED. SAND SUMMARY LIQUID LIMIT 38.6 PLASTIC LIMIT 21.1 PLASTICITY INDEX 17.5 ffr URA L WC (%) 24.1 SSIFICATION CL 80 50 CH 40 30 OH or MH o_ CL 20 • 10 ML or-GL 0 ML • 0 50 100 Liquid Limit Vers4on 3/6/98 27713ari1 r ir -z N.lfllllllll �rnmN o m 40 D (to , ‘ k, * ■ t\ rn \\) ':/� N . ..,, r,\ •-_,-'1 ) 0 in \I S 1JO ticasit) (11 �� co ii .., 1 ‘.-4.,,,„, e 1111111411 eill)"‘‘ r I� 77\� \ IS I z „iii:,,, lIl co , \ \—7\711\ 0 Fri N In or ) \ \ 0 t,) ' w D I rn �/ (cis m p f I °. mm ANKROM MOISAN IN A B I C'1CL E RACK WESTERN FAMILY FOODS ■:■ e g LOCATION ASSOCIATED ARCHITECTS T 6700 8W BAF�Wi0 8T. (tt v_ TIGARD,OFEGON 97223 m V nrn sw w.�.n..,,.swi.goo.o..u..n.o'y..a.zia. xa/zas-noo rax za-nto N J ■ secn> M _o 111•11%,1.1111111111Vb3* • ll WESTERN FAMILY FOODS, INC. \, 1 1 2,I 974'OFO* \ ma: i 6700 SW SANDBURG ST. IIIIII TIGARD, OREGON 97223 In \I4 - _ IF f I '4412. z F- . 8 Z *\C('' . I 4 r. / ib o a o x "a o --.. or • O < a P ' ' I i 427 y V it 1 AL O - , ,,, 1 \ ' Z ''' • INDEX OF DRAWINGS: `r 1 m ■ < < i FANNO NOBUR, 5 CREEK --3-11, !� A1.0 EXISTINCs CONDITIONS MCDONALD SITE � Q • CO (m i T —., �,7 I E / . KRUS; wFr GI PAVINCs, GRADING AND EROSION CONTROL PLAN L. ^ C2 UTILITY PLAN Orb Sw BONITA a RD Ll LANDSCAPE PLAN � I CART Lj o 41 J 1 Ali SITE PLAN . '� _ BALL P u_ J A2.1 FIRST FLOOR PLAN 'r°—� CREEK c s OAKRioc Z iii A2.2 SECOND FLOOR PLAN Will. L ` `� W cc A3.1 ELEVATIONS N eR``��s °PFS x i 0oocy re ■■KM Eye°1 P140TOMETRIC5 2 P1-OTOMETRIC5 . t.,.1 5-1. ��' FANNO ci ,A ,,,P CREEK ti 4 1�.� f► ► 4 N ' F ! 't VICINITY MAP w z 4- M REVIS,ONS DATE 04.77-9E FILE A00-T9 JON EBO4SI T.S. Mummy TEN BET OF SuEE r9 J 1 • r - D /// PARKING COUNT: LEGEND: a ���� \\ 101 EXISTING S .NIILLWTPOLE _ / s< 38 TO BE REMOVED • ,ou.o YON,p T Nom J�"'� �'o R �\ • —m "— so— —m ` =69 EXISTING TO REMAIN • STORY RR,,,Y•11,aE 9T �F O�V ,. — ' — ss—R —ss ss— = \ •51 NEW SPACES • sA,."'" sEwEw rAA.of o jra AND:URG ST. ' y / ,°,, / - _��T ■!■• =126 TOTAL SPACES • 1REH501[RJR ■■■ r (�� _w IU• \ r �� A_ I �o LJ T P0.1 N I —w— �a •. t• I ` C$` _ I � \.� ioRELE .o � ' vr • ©i n ous m¢ 0 ; 1/1 .0115. .. '1 Y'10:4, \ • Vii.\ n�a'�/ I ►'fir- :p. � i �� unT.wsQ 0. _ V TONE YMK 111! ' 1 I I TONE PARR011T_ T s(wER 140 v PuWOUC 9P.cfs ir WALK E M•eEY(S.YNb(ellillil ._. 0 G loplal■ .....1,2.0-fr 5- Ipriti ii ''''\ -1 fi%■*1. of .. _____Gr _ Atar . r MI G : ! i1 ce- j;4 ill If " IIISIN 0 MI 9, N \ \ Aiistle _ _7„ _ _ _ _ 9 e- a °h 1°'r r m — 'aMilJf►oCt ---� ee or 7'�°irr 4111111OPP a �n __� —ss r •,� — • ��.� —n— — ss— Ass- - �1 e:► s,Res• roles V aYwa■roes y}gg ct 1�9 _ 1:1 LPne■■on fir) 41,00)���J RE VISIONS BUILDING INFORMATION: N USE GENERAL OFFICE I �L`y`L SITE PLAN CONSTRUCTION TYPE: 5N —P'`6— Al.1 SCALE: P • 20•-0• FULLY SPRINKL ERE D HEIGHT: 2 STORIES OAT! m`-?'-'e I NILE All-Par GROSS SQUARE FT.: 36,000 ,oe• esobs F.F. EL. . 201.60' SITE AREA APPROX. 2.51 ACRES A1.1 PFELIMARY CONBTRUCTION ET s.. s ADDITIONAL DOCUMENTS . .0.0A4r,„ � (III)regon Department of Transportation ` Region 1 Right of Way 123 NW Flanders fi 1�it John A. M.D.,Governor Portland,Right 97209 Date: August 4',x998 � o p Phone:731-8400 n FAX:731-8458 V Ray Rask,Attorney at Law File: 6108003 Name: Western F S� 1200 SWMain B � �:ping Portland,OR 97205-2039 Section: Pacific Hwy@ wy217 Highway. Pacific Highway OCc.P County Washington ��G� 1oj FAP 9a `oQ- Dear Mr.Rask I �\�0�.�F Re: Right of Way Acquisition ci Western Family Holding,Inc. 6700 SW Sandburg Road Tigard,OR 97223 I am glad that we have finalized our agreement regarding the above-mentioned right-of-way acquisition. Enclosed please find a Warranty Deed and two copies of the Agreement for Continual Occupation of Premises for your client's approval. After execution, please return the same to me for closing at your earliest convenience. The letter you re quested for tax related purpose will be delivered to you afterwards. Payment of proceeds can be expected within the next two to three weeks. Please be reminded that we need a copy of the Company Resolution or similar documents showing the Authority and Identity of the persons executing the documents in order to close the transaction. We also need to know your client's Federation Tax 1.D. number for tax reporting purpose. As per paragraph 7, line item 127 of our agreement, I would appreciate it if you could furnish a copy of the Liability Insurance Policy for our retention. It has been a pleasure and privilege working with you on this file. Thank you again for your cooperation and time. Sincerely, • �S yn g Wa e Kwon 9,c--S �v Right of Way Agent (Y I l�� .e 9 -c D Form 731-1866(10/97) • ODOT File 6108-003 9B-31-16 WARRANTY DEED WESTERN FAMILY HOLDING COMPANY, and Oregon corporation, which took title as Western Family ' Holding Inc., an Oregon corporation, Grantor, for the true and actual consideration of $ - ,500,000.00 does convey unto the STATE OF OREGON, by and through its DEPARTMENT OF TRANSPORTATION, Grantee, fee title to the following described property: A parcel of land lying in Lot 3, SALEM FREEWAY SUBDIVISION, Washington County, Oregon, and being a portion of that property described in that deed to Western Family Holding Inc., recorded as Microfilm Document No. 85-043486 of Washington County Book of Records; the said parcel being that portion of said property included in a strip of land variable in width, lying on the Westerly side of the center line of the relocated Pacific Highway which center line is described as follows: Beginning at Engineer's center line Station "EXTG" 2+970, said station being 1365.917 meters South and 67.023 meters West of the Northeast corner of Section 1,Township 2 South, Range 1 West, W.M., thence South 1° 14' 53"West 130 meters to Engineer's center line Station "EXTG" 3+100. 12-4-97 AFTER RECORDING RETURN TO Account No.: 2S101 DD OREGON DEPARTMENT OF TRANSPORTATION RIGHT OF WAY SECTION Property Address: 6700 SW Sandburg St 417 TRANSPORTATION BLDG. Tigard OR 97223 SALEM OR 97310 ODOT File 6108-003 9B-31-16 The widths in meters of the strip of land above referred to are as follows: Station Station Width on Westerly Side of Center Line "EXTG"2+976 "EXTG"3+026 168 in a straight line to 176 "EXTG"3+026 "EXTG"3+096 176 in a straight line to 138 "EXTG"3+096 "EXTG"3+100 138 Bearings are based on Oregon Coordinate System of 1983, north zone. The parcel of land to which this description applies contains 5 781 square meters, more or less. TOGETHER WITH all abutter's rights of access between the above-described parcel and Grantor's remaining real property. Grantor covenants to and with Grantee, its successors and assigns, that grantor is the owner of said property which is free from encumbrances, except for easements, conditions, and restrictions of record, and will warrant the same from all lawful claims whatsoever, except as stated herein. Grantor agrees the consideration recited herein is just compensation for the property, including any and all damages to Grantor's remaining property, if any, which may result from the acquisition or use of said property and the construction or improvement of the public way. In construing this document, where the context so requires, the singular includes the plural and all grammatical changes shall be made so that this document shall apply equally to corporations and to individuals. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. 12-4-97 Page 2 -WD ODOT • File 6108-003 98-31-16 It is understood and agreed that the delivery of this document is hereby tendered and that terms and obligations hereof shall not become binding upon the State of Oregon Department of Transportation, unless and until accepted and approved by the recording of this documen Dated this day of 7ipi-J , 19 7� WESTERN FAMILY HOLDING COMPANY, an Oregon corporation, which took title as Western Family Holding I ., an Oregon cor oration /r��,(/ By / fr,fLy !"` ___S— . President By �—�t1- L Secretary 3 STATE OF OREGON, County of �kA:YX7 , 19 9Y . Personally appeared _ i/"`--i96LQ�( S, 7.. ..i.--it. and 7),A4-4/ /• �(,y , who, being sworn, stated that they are the President and Secretary of Western Family Holding Company, an Oregon corporation, which took title as Western Family Holding Inc., an Oregon corporation, and that this instrument was voluntarily signed in behalf of the corporation by authority of its Board of Directors. Before me: � ti111111titi� h� c/51�� 4 !;��,. OFFICIAL SEAL. Notary Public for Oregon 9 `'ter'°.z ORRME H.OLSON 4 NOTARY MMI SI N NO.047443 f c , - �� /'' '97 A.`P.+, COMMISSIONN0.0474�.9 1 My Commission expires uf' ) f PAY COMMISSION EXPIRES SEPT.26,1909 ti1111 . y:c,, ti1111titi 12-4-97 Page 3 -WD blr EXHIBIT A File R6108003 Pacific Hwy. @ Hwy 217/Kruse Way (Unit 1) Sec. Pacific Highway Washington County Sketch Map Throughway AFD 12-02-97 Western Family Holding Inc. Fee A parcel of land lying in Lot 3, SALEM FREEWAY SUBDIVISION, Washington County, Oregon, and being a portion of that property described in that deed to Western Family Holding Inc., recorded as Microfilm Document No. 85-043486 of Washington County Book of Records; the said parcel being that portion of said property included in a strip of land variable in width, lying on the Westerly side of the center line of the relocated Pacific Highway which center line is described as follows: Beginning at Engineer's center line Station "EXTG" 2+970, said station being 1365.917 meters South and 67.023 meters West of the Northeast corner of Section 1,Township 2 South, Range 1 West, W.M., thence South 1° 14' 53" West 130 meters to Engineer's center line Station "EXTG" 3+100. The widths in meters of the strip of land above referred to are as follows: Station Station Width on Westerly Side of Center Line "EXTG"2+976 "EXTG"3+026 168 in a straight line to 176 "EXTG"3+026 "EXTG"3+096 176 in a straight line to 138 "EXTG"3+096 "EXTG"3+100 138 Bearings are based on Oregon Coordinate System of 1983, north zone. The parcel of land to which this description applies contains 5 781 square meters, more or less. NOTE: Access Completely Restricted to Parcel. Outside Area: 10 451 square meters, more or less. This parcel lies in Section 1 , T. 2 S., R. 1 W., W.M. Other Note: This property description is written using the metric system. 1+000.000 Station = 1 000 meters = 3,280.84 feet. 1 meter= 3.28 feet 5 781 square meters = 62,226 square feet, more or less. Outside Area: 10 451square meters = 112,494 square feet, more or less. • • Filf 6108003 Nam, Western Family Holding, Inc. Section: Pacific Hwy @ Hwy 217 Highway: Pacific Hwy County: _ Washington 1 2 3 AGREEMENT FOR CONTINUAL OCCUPATION OF PREMISES 4 5 6 The following terms and conditions are made and agreed upon, by and between the 7 State of Oregon, by and through its Department of Transportation, hereinafter called 8 "State", and Western Family Holding, Inc. , an Oregon Corporation, hereinafter called 9 "Grantor"; as part of the settlement of the Right of Way Acquisition for a highway 10 improvement project. 11 12 That State, upon the completion of recording of a deed for the transfer of title 13 of the right of way so acquired, does allow the Grantor to have continual occupation 14 of the acquired property for use as an office, conducting businesses as Western Family 15 Holding, Inc. This property consists of 5, 781 ± square meters, outlined in yellow on 16 a map and described in the Exhibit "A" attached. 17 18 There is no monetary consideration for the Grantor's continual occupation of the 19 premises until April 1, 1999 subject to the following terms and conditions: 20 21 1. EXISTING IMPROVEMENTS AND PROPERTY MAINTENANCE 22 23 All permanent improvements already acquired by State shall remain the property 24 of State. The Grantor shall exercise due care in using these improvements and 25 return the same in good conditions, subject to normal wear and tear, to State 26 upon expiration or termination of the continual occupation. 27 28 Grantor shall at all times, and at Grantor's sole expense, keep and maintain 29 premises, including landscaping, in an orderly, clean and safe condition. 30 31 2. HAZARDOUS MATERIALS 32 33 Grantor shall not: (a) install facilities for or operate on premises a gasoline 34 supply station or gasoline pump; (b) allow vehicles used or designed for the 35 transportation of gasoline, petroleum products or explosives on premises; (c) 36 store bulk gasoline, petroleum products or explosives on premises. Except with 37 the prior written approval of State, which approval may be withheld at the 38 State's sole discretion, Grantor shall not cause, permit or suffer any 39 "Hazardous Material" (defined below) to be brought upon, treated, kept, stored, 40 disposed of, discharged, released, produced, manufactured, generated or used 41 upon, about, or underneath the premises or any portion thereof by Grantor, its 42 agents, employees, contractors, or invitees, or any other person. Any request 43 for written consent by State shall be in writing and shall demonstrate to the 44 satisfaction of State that the Hazardous Material is necessary to the business 45 of Grantor, and will be stored, used and disposed of in a manner that complies 46 with all federal, state or local laws, statutes, rules, regulations, ordinances, 47 orders, permits or licenses applicable to the Hazardous Material. Any such 48 approved use of Hazardous Materials shall continue during the term of this 49 agreement to comply with all federal, state, and local laws, statutes, rules, 50 regulations, ordinances, orders, permits or licenses applicable to Hazardous 51 Material. 52 53 "Hazardous Material" is defined for purposes of this agreement as any substance: 54 (i) the presence of which requires investigation or remediation under any 55 federal, state or local statute, regulation, ordinance, order, action, policy or 56 common law; or 57 (ii) which is or becomes defined as a "hazardous waste", "hazardous substance", 58 pollutant ox contaminant under any federal, state or local statute, regulation, 59 rule or ordinance or amendments thereto including, without limitation, the 60 Comprehensive Environmental Response Compensation and Liability Act (42 USC 9601 1 ,61 et seq. } and/or ti Resource Conservation and Re( lry Act (42 USC 6901 et 62 seq. ) ; or 63 (iii) which is toxic, explosive, corrosive, flammable, infectious, radioactive, 64 carcinogenic, mutagenic, or otherwise hazardous and is or becomes regulated by 65 any governmental authority, agency, department, commission, board, agency or 66 instrumentality of the United State, the State of Oregon, or any political 67 subdivision thereof. 68 69 3. OCCUPANCY AND USE 70 71 Occupancy of premises shall not be such as will permit hazardous or unreasonably 72 objectionable smoke, fumes, vapor, or odors to emanate from premises. Premises 73 shall be used as an Office, conducting businesses as Western Family Holding, 74 Inc. only. 75 • 76 Grantor shall not assign this agreement or sublet the premises. 77 78 4. TAXES, ASSESSMENTS AND UTILITY SERVICES 79 80 Grantor shall be responsible for all taxes and assessments, if any, on all real 81 and personal property located on or attached to premises, regardless of 82 ownership during the term of occupancy. 83 84 Any Grantor's development fees and/or credits assessed by the City, County or 85 any governmental agencies concerning subject premises shall be the obligation 86 and/or property of the Grantor. 87 88 Grantor shall pay for all utility services furnished to premises and shall order 89 and pay for any services rendered to buildings and landscaping maintenance, if 90 any. 91 92 5. TRANSPORTATION FACILITY PROTECTION 93 94 Grantor shall, without expense to State, take all steps necessary to effectively 95 protect the ODOT Transportation Facility from damage incident to Grantor's use 96 of premises. Grantor shall be liable to and shall reimburse State for any 97 damage to State's right of way fences, markers, monuments, slope easements, 98 structures or facilities resulting from or attributable to the use and occupancy 99 of premises by Grantor. 100 101 6. LIABILITY 102 103 Grantor shall occupy and use premises at Grantor's own risk and expense, and 104 shall save and hold harmless State, its Transportation Commission, Commission 105 members, officers, agents, and employees, from all claims, suits or actions for 106 any damage to property or injury or death of any person arising out of or in 107 connection with the occupancy or use of premises by Grantor. State shall, in no 108 event, be liable to Grantor for any damage to property, or injury to or death of 109 any person occurring or arising from the use of premises by Grantor. 110 111 Grantor further agrees to indemnify and hold harmless State from any and all 112 claims, liabilities, losses, damage, costs and expenses (including attorney fees 113 at trial and on any appeal or review) arising out of use of the premises by 114 Grantor or its agents, employees, contractors or invitees, including but not 115 limited to the costs of remediation or clean-up of any Hazardous Material used 116 on the premises by Grantor or its agents, employees, contractors or invitees. 117 118 7. INSURANCE 119 120 Grantor shall to the limits of liability for public bodies set forth in the 121 Oregon Tort Claims Act, ORS 30.260 through 30.300 and the Oregon Constitution, 122 save and hold harmless State, its Transportation Commission, Commission members, 123 officers, agents, and employees, from all claims, suits or actions made by third 124 parties for any damage to property or injury or death of any person caused by 125 Grantor's negligent acts or omissions committed pursuant to his agreement. 126 2 127 Grantor shall, duri the period of occupancy, hol valid Liability Insurance 128 and name "State of (,_ _gon, by and through its Depart .t of Transportation" as a 129 party insured in his Liability Insurance Policy in respect of the subject 130 property. 131 132 8. TERMINATION 133 134 The Grantor's continual occupation of the premises shall be terminated on April 135 1, 1999 unless terminated earlier by Grantor. No further written notice to 136 vacate will be given to the Grantor for this purpose. Grantor shall be eligible 137 for Relocation Benefit for moving its office facilities from the premises to an 138 adjacent location under the Uniform Relocation Assistance and Real Estate 139 Property Acquisition Act of 1970. Other than this, Grantor hereby waives all its 140 rights to make additional claim for any losses or damages suffered thereby. 141 142 In the event of further occupancy of the premises, the State may choose to re- 143 enter and take possession of premises, and/or may charge the Grantor a rent of 144 $15, 000.00 per month or pro-rated on a daily basis of $500 per day. 145 146 9. ENTRY ONTO PROPERTY AND RIGHT OF RE-ENTRY 147 148 State specifically reserves the right to enter, occupy premises and to evict 149 Grantor from premises upon breach of any provision of this agreement. 150 151 State also reserves the right to enter premises for reasonable purposes of 152 inspection, upon adequate notice, in order to protect, preserve, and maintain 153 the building as it exists. The State, upon reasonable notice, and without 154 reasonably interfering with the operation of the Grantor, may conduct testing 155 and sampling necessary for the State's construction or maintenance. 156 157 After April 1, 1999, State may, at its own discretion and without further 158 notice, conduct construction and/or maintenance work on premises, including but 159 not limiting to placing fill materials outside office building and paved parking 160 areas. 161 162 State herewith agrees that they will be responsible for the demolition of the 163 existing building and structure. 164 165 10. VACATING PROPERTY 166 167 In the event of termination, regardless of how effected, including termination 168 for need or failure to comply with any provision of this agreement, Grantor 169 shall, by the date of said termination, peaceably and quietly leave, vacate 170 completely and surrender premises, in a good, clean and sightly condition, 171 subject to reasonable use and wear, and other circumstances over which Grantor 172 has no control. If any property not belonging to State, is not removed from 173 premises and premises are not completely vacated by said termination date, and 174 if premises are not restored to a clean and sightly condition by said date, 175 State may proceed to remove the same and restore premises, and Grantor shall pay 176 State, upon demand, the reasonable cost to State of such removal and 177 restoration. 178 179 11. TIME 180 181 TIME is of the essence of every provision of this agreement. Failure of State 182 to object to the violation of any provision of this agreement shall not be 183 deemed a waiver by State of a subsequent similar breach or of State's right to 184 demand strict performance by Grantor of the provision hereof. 185 186 12. WITHHOLDING 187 188 The State shall retain $100,000.00 out of the settlement of the right-of-way 189 acquisition to assure compliance of the terms and conditions of this agreement. 190 Upon satisfactory delivery of vacant possession of premises to State and upon 191 proof of full settlement of liabilities, including taxes, assessments, and 192 liens, the retained amount shall be released to the Grantor within 14 days. 3 7,93 194 13. AGREEMENT MODIFICAT..,.4 195 196 Notwithstanding anything herein contained to the contrary, this agreement may be 197 terminated or any provision of this agreement may be changed, by mutual consent 198 of the parties hereto. 199 200 14. APPROVALS 201 202 203 204 WESTERN FAMILY HOLDINGS, INC. 205 206 207 208 v / 209 By 1'►'t 1' 210 President 211 • 212 213 214 215 By �i 216 Secretary 217 218 219 /r 220 In Witnes Whereof, t ,^ Grantor has executed this instrument this 1 day of 221 /qti- 7 . r , 19 n" ; if a corporation, it has caused its name to be signed and 222 its s4al, if any, affixed by an officer or other person duly authorized to do so by 223 order of its board of directors. 224 225 226 STATE OF OREGON, by and through its DEPARTMENT OF TRANSPORTATION 227 228 229 230 231 232 By 233 Roger Hansen, Supervisor 234 Acquisition/Condemnation & Field Operations, 235 Right of Way Section 236 Date: 237 238 239 240 End of Agreement Document 241 4 Pc K3 lr.+ 7 F► 517?-- cI —ax9cp RECEIVE r, WESTERN FAMILY FOODS, INC. SEP 2 3 1998 September 21, 1998 CITY OF TIGARD Mr. Brian Rager Engineering Department City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 Re: Trash Enclosure Per conversation with Jeff Los (Ankrom Moisan Associated Architects) Dear Mr. Rager, This letter is in regard to the trash enclosure near the South property line of the new Western Family Foods, Inc. building at 6700 SW Sandburg Street. It is understood that the trash enclosure encroaches on a 15' City of Tigard utility easement by a maximum of 5'-0". The trash enclosure is considered to be demountable in the event that the City needs access to the easement. This letter confirms that Western Family Foods, Inc. will incur any costs related to, and be responsible for, the demounting and reconstruction of the trash enclosure to allow the City of Tigard access to the above mentioned easement. Sincer ly yours, Ronald S. King President/CEO RSL/oho cc: Jim Funk (City of Tigard) P.O.Box 4057,Portland,Oregon 97208 - (503)639-6300 Fax(503)684-3469 6700 S.W. Sandburg St..Tigard,OR 97223 Rr WED INE1111 JUL 7 ?998 ANKROM��0110rr9 i' NTASSOCIATED ARCHITECTS July 17, 1998 Mark Roberts, Associate Planner,AICP City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 RE: Western Family Foods Office Replacement Site Development Review SDR 98-0006 Response to Conditions of Approval: 1. The Street Opening Permit application is in process and being coordinated with John Hagman of the City of Tigard. 2. The financial assurance for the public improvements will be provided by Western Family Foods, Inc. 6700 SW Sandburg St.,Tigard, OR 97223;ph:(503)639-6300. 3. The plans and design calculations for the water quality facility have been provided under separate cover to the City of Tigard. 4. The design engineer, Harper Houf Righellis will perform construction and visual observation of the water quality facility for compliance with the design and specifications. Written confirmation of compliance will be provided prior to final building inspection. 5. The entry driveway pavement width has been widened to 40'-0". See revised drawing s A1.1 6. The pedestrian walkway is 34'-2"at its longest width(@ the crosswalk edge). See revised drawing Al.! ' 7. The final lighting plan will be approved from a design-build proposal. The approved plan will include wall packs @ the two building exits, lighting @ the building entry canopy, and two wall packs @ the west side of the building. 8. Sheet L1.0 has been reissued. Please see attached drawing for modifications and compliance with the requirements of the southerly land use buffer. The chain link fence on the south property line is on the adjacent property and is not considered part of the screening or buffering requirements. < 1411 /24:0" 9. Sheet L1.0 has been reissued. Please see attached drawing for compliance with the westerly land use buffer requirements. If you require further information or have any questions please call. Sincerely, ANKROM MOISAN ASSOCIATED ARCHITECTS ff It Principal C: File 980651-3.1 Jeff Sackett-Tramell Crow Ron King—Western Family Foods Dale Kuykendall—McCormack Pacific 6720 s.w. Macadam,Suite too,Portland,Oregon 97219, 503/245-710o, FAX 503/245-7710 Principals:Stewart H.Ankrom,Thomas Moisan,David N.Vonada,Lorraine C.Kellow,Jeff Hamilton,Karen Bowery ANKROM MOISAN ASSOCIATED ARCHITECTS July 23, 1998 A X Mr. Mark Roberts Associate Planner, MCP City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Re: Western Family Foods SDR 98-0006 Dear Mark: On July 17, 1998 we delivered the response to conditions for approval for the above referenced project. We are in the process of securing site and building permits in the next few days, but obviously require your acceptance that conditions of the approval are satisfied. Please let me know as soon as possible if any additional response is required. If the responses we submitted are acceptable, please advise Jim Funk so he can continue to process the site grading and utilities permit. I will be on vacation beginning Friday, July 24th and the following week. During next week, please contact Travis Throckmorton of our office during my absence. Your attention to this matter is much appreciated. Sincerely, ANKROM MOISAN ASSOCIATED ARCHITECTS 1 Je 1Lo., 1, incipal C: Jeff Sackett, Tramell Crow File 980681-3.2 J:/wfamily/mrobert.ltr.doc 6720 S.W.Macadam,Suite too,Portland,Oregon 97219, 503/245-7100,FAX 503/245-7710 Principals:Stewart H.Ankrom,Thomas Moisan,David N.Vonada,Lorraine C.Kellow,Jeff Hamilton,Karen Bowery Post-It®Fax Note e/ 7671( Date.777Zi IPa�gesop t / ToTVA.V iS 1 rAvoG(eWo4vFrom £44 41/4" LSD b€✓Y� Co./Dept. 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"7/Z ss rJUL-15-1998 09:45 ANKROM MOISAN 503 245 7710 P.01/02 ,i■ gnus ANKROM IvIOISAN ASSOCIATED ARCHITECTS FAX TRANSMITTAL TO: IA0 lZ'e t S VsN+c.�'um/ti Mcr DATE: �. 1 S •� ° FIRM: �It'r of tt�D wr.,wt��tvt%%orJ FAX#: - l .2.11 FROM: "ritwvi s 7riit.o or.ma�-T•a RE: N eTh,cest4.1 tvo`r'-Y - T tp FAl«OJ.ARF NUMBER OF PAGES (including this cover sheet) Reim '•'��� r;'i�•; `rGp;d'"f. ., {r3r►�i3r y i.r ?fix ` i, i f s'.F� sa :Yj. }y `#,:..at•»-¢55.,�'�; y , ? •IS •.N 16'12 11. I k %%P1 fit . REMARKS: —1='4.4.Mat kev i )t 5 To Flo (Bas -Fe I.•,•• • NVessvAti. f ati • "Mt5 uo %t•.0141 . —11Nrr1L `A 14 Please call us if you had iany problems in receiving this transmission or if there are pages missing. 6720 s.w.Macadam,Suite ioo,Portland,Oregon 97219, 503/245-7100,FAX 503/145-7710 Principals;Stewart H.Ankrom,Thomas Moisan,David N.Vonada,Roy N.Srreetet Lorraine C.Yellow,Jeff Harnilu+o.Karen Bowery 12 (.4\04, _ do 704 -71/5 lo v L`e S l..) I o ca`o 0 /0-‘. a us4 z Ltcr6s4vQ C6 0cQ5 Wfa Yb2 "4 wvo j-TL �1 CLS //144 1\10 ST(LUCT -cS 11 .% 1uc,- E c`CM S• • • ,eJUL-15-1998 09:45 ANKROM MOISAN 503 245 7710 P.02/02 �` \ 1 PROPOSED -f'" FIRE \ HYDRANT 4r 901; \ ` \ i v, \ \ \ \ SERVICE DRIV \ © - ` \ E.I. 1 \- S.-"ecial4 N.'"----------,H) \\,a,.t„{-qtv �ecvev- I ` - - - - 2 O' x 1O' CL R. it - -` - TRASH ENCLOSURE ;,i 1 \ X k i e� s tto 1 LKe. •• O eaGe( /c • TOTAL P.02 NOTICE TO MORTGAGEE, LIENHOL_,R,VENDOR OR SELLER: £XHI THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION -_q2 SITE DEVELOPMENT REVIEW Commu CITY ityDeveeCopment Shaping A Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: April 15, 1999 FILE NO(s)/NAME: SITE DEVELOPMENT REVIEW (SDR) 98-0006 MAGNOLIA HI-FI & VIDEO STORE PROPOSAL: A request for Site Development Review approval to construct an 11,260 square foot retail store containing a 3-Bay automobile installation facility and 1,500 square feet of warehouse storage area. Other site improvements include off-street parking, landscaping and a bus shelter at the north corner of SW Pacific Highway (99W). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.730, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. ZONE: General Commercial; C-G. The purpose of the general commercial areas is to provide for major retail goods and services. Permitted uses in the C-G zoning district are public agency administrative services, lodge, fraternal and civic assembly, parking, amusement, animal sales and services, automotive sales and light equipment repairs, among other uses. LOCATION: 11680 SW Pacific Highway; WCTM 1 S136CD, Tax Lot 01700. The project site is located on the southeast corner of SW Pacific Highway and SW Dartmouth Road. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON THURSDAY - APRIL 29. 1999. All comments should be directed to Mark J. Roberts, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. SDR 99-0006 MAGNOLIA HI-FI &VIDEO STORE 14-DAY PROPERTY OWNER NOTICE Failure of any party to address .e relevant approval criteria with fficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." m. lHFáIiIIi1 . is kl IiiIIII;iiiv),:r ,0 46,_\ \Tik pp mil.r ..�1 � . I liii! __ . : imiiiir u RTUOUTH ST IIIMI I W11, orn 3 1111!11111 :1l�1 f SDR 99-0006 MAGNOLIA HI—FI &VIDEO STORE 14—DAY PROPERTY OWNER NOTICE