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SDR1998-00007 SDR98 - 00007 TIGARD STREET PARKING LOT NOTICE OF DECISION Al* SITE DEVELOPMENT REVIEW(SDR) 98-0007 c1TV OF TIGARD Community Development TIGARD STREET PARKING LOT Shaping A Better Community 120 DAYS = 9/25/98 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD STREET PARKING LOT CASE: Site Development Review SDR 98-0007 PROPOSAL: The applicant has requested Site Development Review approval to construct a fifteen (15) space parking lot to provide additional parking in downtown Tigard. APPLICANT: City of Tigard OWNER: Same 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171 COMPREHENSIVE PLAN DESIGNATION: Central Business District; CBD. ZONING DESIGNATION: Central Business District; CBD. LOCATION: The site is located on SW Tigard Street, north of SW Main Street; WCTM 2S102AB, Tax Lot 05900. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66 (CBD District), 18.100 (Landscaping & Screening), 18.106 (Off-street Parking), 18.108 (Access, Egress and Circulation), 18.120 (Site Development Review) and 18.164 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 1 OF 10 CONDITIONS OF APPROVAL SSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted,the staff contact shall be Brian Rager, Engineering Department(503)639-4171.) 1. Prior to issuance of a site and/or building permit, the applicant's project manager should coordinate with the consultant(s) for the Tigard Chamber of Commerce project, to determine where public sanitary sewer will need to be extended to serve the Chamber project. This effort will likely avoid any conflicts with the City's street improvement in Tigard Street. 2. Prior to issuance of site development or construction permits, the applicant will be required to submit a lighting plan demonstrating compliance with the lighting standards of the Crime Prevention and Safety approval criterion. Staff contact : M. J. Roberts, Current Planning Division (503) 639-4171 ext. 315. 3. Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscape plan that shows that at least 15% of the site will be landscaped and satisfies the street tree, parking lot tree and screening requirements. Staff contact : M. J. Roberts, Current Planning Division (503) 639- 4171 ext. 315. 4. Prior to issuance of site development or construction permits, the applicant will be required to submit a revised site plan showing provision of at least 1 bicycle parking rack. Staff Contact: M. J. Roberts, Current Planning Division (503) 639-4171 ext. 315. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL INSPECTION BEING PERFORMED: 5. Prior to final inspection, the applicant shall complete all public improvements associated with this project. 6. Prior to final inspection, the applicant shall complete all on-site improvements and landscaping, as shown on the approved plans. Staff contact : M. J. Roberts, Current Planning Division (503) 639-4171 ext. 315. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: In April, 1996, the City of Tigard and the Tigard Chamber of Commerce purchased the Tigard Feed Store property owned by the Burlington Northern Railroad. At that time the City filed a Partition Plat (No. 1996-024) dividing the property into 2 parcels. One parcel is owned by the City of Tigard and the other is owned by the Chamber of Commerce. This application concerns the parcel owned by the City of Tigard. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 2 OF 10 Vicinity Information: The site is located on SW Tigard Street near the intersection of SW Tigard Street and SW Main Street. It is bordered by SW Tigard Street, Burlington Northern Railroad and private commercial developments. The subject property is the more northerly of the 2 former "feed store" parcels. Site Information and Proposal Description: The proposed project will provide an additional 15 parking spaces and 1 van -accessible parking space for public parking in downtown Tigard. It is anticipated that the parking lot will provide parking for a future Chamber of Commerce building on the adjacent parcel. Access to the property is from SW Tigard Street with an entrance at the east end (closest to SW Main Street), one-way circulation through the parking lot and an exit at the west end of the site. Improvements on SW Tigard Street are proposed along the entire length of the 2 parcels and would include widening of the existing 15-foot road surface to 28 feet including an 8-foot-wide bike lane, construction of a 41/2-foot-wide sidewalk with an accessible curb cut on the corner of SW Main Street. The proposed parking lot will have at least 15% landscaped area to be installed principally along the SW Tigard Street frontage and western end of the property. Lighting will be provided by 4 street lights; 1 at the corner of SW Tigard Street and SW Main Street, 1 inside the parking lot and the other at the exit of the parking lot. Construction of the proposed project is anticipated to begin in early August of 1998. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: Section 18.66.030.A.1.e. lists Parking Facilities as a permitted "Civic" use. Section 18.42.020.B.8 defines a civic parking facility as a "parking service involving garages and lots, excluding required parking lots within the same lot of a particular development or use". The applicant is proposing to build a 15 space parking lot on property located within the Central Business District on the Tigard Zoning Districts Map. The proposed parking facility is an independent proposal that is not part of a required lot associated with a particular development or use. Staff finds, therefore, that the proposed use is permitted in the underlying CBD zoning district. Dimensional Requirements: Section 18.66.050 states that there is no minimum lot area or minimum lot width requirement in the CBD zoning district. Developments within the CBD zone are required to provide a minimum of 15% landscaping and not exceed 85% site coverage in impervious surface. Staff finds that there are no site dimensional requirements applicable to this development proposal. Landscaping requirements are addressed in detail later in this report under Site Development Review approval standards. Setbacks: Section 18.66.050 states that there are no required setbacks in the CBD zoning district except where a commercial use abuts a residential zoning district. Additional setback requirements under Section 18.96 apply only to buildings. Staff finds that there are no setback requirements applicable to this development proposal. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 3 OF 10 Site Development Review - Approval Standards: Section 18.120.180.A.1 requires that a development proposal be found to be consistent with the various provisions of the Community Development Code. The applicable criteria, in addition to the specific standards of Section 18.120, Site Development Review, in this case are Sections 18.100 (Landscaping & Screening), 18.106 (Off-Street Parking), 18.108 (Access, Egress & Circulation), 18.114 (Signs) and 18.164 (Street & Utility Improvement Standards). The proposal's consistency with these Code Sections is reviewed in the following subsections. The proposal contains no elements related to the provisions of Code Sections 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.A.3 (Exterior Elevations), 18.120.180.A.5 (Privacy and Noise), 18.120.180.A.6 (Private Outdoor Areas: Residential Use), 18.120.180.A.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.A.8 (100-year floodplain), 18.120.180.A.9 (Demarcation of Spaces) and 18.120.180.A.12 (Public Transit). These subsections 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 subject property was previously developed as a feed store. The original structure has been removed from the site and there are no natural features such as trees, topography or natural drainage on the property. Therefore, this criterion is not applicable. 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. The subject property does not directly abut any adjacent uses. However, there are office buildings directly across SW Tigard Street from the site and the western end of the site would be abutting land zoned Industrial Park (IP) except for separation by the Highway 99W right-of-way. Section 18.100.070.B states that buffering, but not screening, shall be required in situations where uses are separated only by right-of-way. The Buffer Matrix (18.100.130.A, Figure 1) requires a zero buffer between Central Business District or Industrial Park uses and any parking lot. Therefore, no land use compatibility buffering or screening is required for this project and the criterion has been satisfied. Section 18.120.180.4.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. This code criterion provides that parking lots shall be screened from view of adjoining properties. Because the site is located under the Highway 99W overpass and abutting railroad right-of-way to the north, the only directly adjoining property is the parcel to the east owned by the Tigard Chamber of Commerce. Properties NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 4 OF 10 on the south side of SW Tigard Street are also considered adjoining pursuant to Section 18.100.070.B., (Buffering and Screening - General Provisions). Compliance with the specific screening standards of Section 18.100 are addressed later in this report. Crime Prevention and Safety: Section 18.120.180.A.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Light fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The applicant has proposed to place street lights along the frontage and within the parking lot. The applicant's Electrical Plan shows 3 proposed street lights associated with the parking lot project, 2 to be spaced along the SW Tigard Street frontage and 1 to be located at the north side of the lot adjacent to the railroad right-of-way. The Community Development Code does not require specific numbers of street lights but does require a minimum level of illumination. The applicant has not provided a lighting plan demonstrating that the proposed light placements will satisfy the performance standard of 18.120.180.A.10. FINDING: Because a lighting plan has not been submitted, staff cannot determine whether the required lighting levels will be met. Therefore, this criterion has not been met. CONDITION:Prior to issuance of site development or building permits, the applicant will be required to submit a lighting plan demonstrating compliance with the lighting standards of the Crime Prevention and Safety approval criterion. Landscaping Plan: Section 18.120.150 requires that the applicant submit a landscaping plan. The applicant has submitted a landscaping plan for the parking lot that indicates all of the information required by this section. Specific requirements of the landscaping element of the site design are addressed in the following sections of this report. The landscaping requirement of the CBD district is a minimum of 15%. FINDING: The application narrative states that 15% of the site will be landscaped but no area calculations are shown on the landscape plan to support this statement. Therefore, this criterion has not been fully met. CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscape plan that indicates that at least 15% of the site will be landscaped. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). FINDING: The applicant's landscape plan does not indicate any street trees. Therefore, this criterion has not been met. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 5 OF 10 CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscape plan that satisfies the street trees requirement of this section. 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. FINDING: The applicant's landscape plan shows a total of 6 trees. The species are 2 types of dwarf spruce and all 6 trees are clustered in a landscaped corner near the parking lot exit. The criterion requires that trees be equally distributed among the parking spaces to provide a canopy effect. The proposed clustering does not meet this intent and the proposed dwarf species would be inadequate to provide any sort of canopy effect. Also, the applicant's landscape plan does not provide adequate screening along the street frontage. Therefore, this criterion has not been met. CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscaping plan that meets the distribution and canopy requirements or the screening requirements of this Section. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. As noted above, the Buffer Matrix requires a zero buffer between Industrial Park uses and any parking lot. Therefore, this criterion does not apply. Visual Clearance Areas: Section 18.102 requires clear vision areas except in the CBD district. The proposed parking lot is located within the CBD district. Therefore, this criterion does not apply. Minimum Off-Street Parking: Section 18.106.030. This section requires that a minimum number of parking spaces must be provided based on the total square feet of gross floor area of the use. The proposed use is a parking lot. Therefore, this criterion does not apply. 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. In accordance with ORS 447.233 a minimum of 1 accessible space must be provided where there are 1-25 total parking spaces in the lot. Furthermore, the statute provides that 1 in every 8 accessible spaces, but not less than 1, shall be served by an access aisle a minimum of 8-feet wide and shall be designated as "van accessible". NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 6 OF 10 r. FINDING: The parking lot striping plan indicates that one 16-foot by 9-foot van accessible space with an 8-foot access aisle will be provided and that it will be signed and marked in compliance with this standard. Therefore, this criterion is met. Bicycle Parking: Section 18.106.020.0.2 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. FINDING: The parking lot striping plan shows 15 striped parking spaces. One bicycle parking rack space is, therefore, required. The applicant has not proposed any bicycle parking facility, therefore, this criterion has not been met. CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised site plan showing provision of at least 1 bicycle parking rack in conformance with this criterion. 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. There is no commercial or industrial use proposed. Therefore, this criterion does not apply. Access: Section 18.108.080 requires that commercial and industrial uses which require more than 100 parking spaces provide two (2) accesses with a minimum width of 30 feet and a minimum pavement width of 24 feet. There is no commercial or industrial use proposed. Therefore, this criterion does not apply. 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. The proposed use is a civic parking lot and includes no structures on site. Therefore, this criterion does not apply. Parking Lot Connections: Section 18.108.110(B) states that in order to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. As noted above, the proposed parking lot is not a commercial or industrial use. Therefore, this criterion does not apply. 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 proposed parking lot will not generate solid waste or recyclables on-site. Therefore, this criterion does not apply. 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. As noted above, the subject property was previously developed as a feed store. The original structure has been removed and there are no existing trees on the property. Therefore, this criterion does not apply. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 7 OF 10 Signs: Section 18.114.130(C) lists the type of allowable signs and sign area permitted in the CBD Zone. Section 18.114.060 lists signs that are exempt from the sign permit requirements of the code. The parking lot proposal identifies a total of 9 signs. Three of these are parking-related (1 to designate the van accessible space and 2 to delineate spaces set aside for 2-hour maximum parking) and 6 are directional signs to direct vehicular traffic on the site. The Sign Exemptions section provides that a public agency shall not be prohibited from erecting signs on private property where otherwise permitted and exempts directional signs, signs required by law and signs not oriented or intended to be legible from a right-of-way, other property or from the air. All of the proposed signs fit 1 or more of these exemptions. Section 18.114.130.C.1.a regulates the size of signs in the CBD district. None of the proposed signs exceed 20 feet in height (18.114.130.C.1.a (iv) and the face area of all proposed signs does not exceed 140 square feet (18.114.130.C.1.a. (ii). Therefore, this criterion has been met. 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 abuts SW Tigard Street and SW Main Street, both of which are classified as minor collector streets on the City's Transportation Plan Map and require a minimum of a 60-foot wide right-of-way (ROW). There is ample ROW on Main Street at this time, but there is a narrow ROW along Tigard Street. The narrowest section is approximately 40 feet near the Main Street intersection, and it widens to approximately 64 feet near the west boundary of this site. The City partitioned this site in 1996 and dedicated additional ROW to provide the existing ROW widths. There are existing limitations adjacent to the south edge of the roadway that would preclude any further dedications on that side of the street, and the City had previously determined that the roadway could be sufficiently improved within the existing ROW widths. Therefore, no further dedications are proposed or required. The applicant proposes to construct half-street improvements adjacent to both the Tigard and Main Street frontages as a part of this project. No public improvement permits are required for work performed by the City. WATER: This site can be served from the City's public water system. There are no public water line improvements proposed with this project, but a water service from the main line in Tigard Street is proposed to serve an on-site landscape sprinkler system. SANITARY SEWER: The nearest existing public sanitary sewer line to this site is approximately 100 feet away to the southwest. There is another public sewer line in Main Street approximately 180 feet from this site. There are no sanitary sewer requirements for the parking lot project, but the Chamber of Commerce will need public sewer as a part of their project immediately east of this site. Staff has met with the Chamber in a pre-application meeting and asked them where they plan to bring sewer into their site. At the time of the pre-application meeting, the consultants were not sure, but indicated that they may desire to extend the sewer from the main line to the southwest of this site, which would inevitably require a main line extension easterly in Tigard Street to reach their site. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 8 OF 10 Staff suggests that the project manager for this project coordinate with the consultants for the Chamber project to verify where public sewer will need to be extended to avoid any conflicts with the City's street improvement in Tigard Street. STORM DRAINAGE: The topography of this site falls primarily to the southwest. The applicant indicates that the storm water from the parking lot will be collected in an on-site catch basin at the westerly driveway which will be connected into the proposed public storm drainage line for the street improvement in Tigard Street. That new public storm line will connect into an existing 48-inch public storm main line that lies just to the west of this site. A downstream analysis was submitted by the applicant which indicates that the additional storm water runoff from this site will not adversely impact the existing downstream public storm drainage system. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, in cases where the site is small, and construction of a water quality facility would preclude effective development of the site, a fee in-lieu can be paid by the applicant. Since this site is very small, Staff recommends payment of the fee in-lieu. 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 Building Division has reviewed this proposal and offered the following comments: 1 . Accessible parking sign shall be mounted 7 feet above finished grade to bottom of sign; 2. A curb ramp shall be provided to the public sidewalk; and 3. A marked crossing shall be provided with detectable warnings at crossing entrances. The City Water Department has reviewed this proposal and offered comments regarding the proposed water meter size. The '/4-inch meter shown on the plans could supply a maximum of 20 gallons per minute. Any greater requirement would require a 1-inch meter. The backflow protection device should be a double check valve assembly. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 9 OF 10 The City Police Department has reviewed this application and have offered no comments or objections. SECTION VI. AGENCY COMMENTS General Telephone has reviewed this proposal and asked that 3 months notice be given for the telephone pole relocation and that the new pole location be staked. TCI Cablevision and Portland General Electric have reviewed this application and have offered no comments or objections. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: JULY 9, 1998 THE DECISION SHALL BE FINAL ON MONDAY - JULY 20, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code which provides that a written appeal must be filed. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 20, 1998. Questions: If you have any questions, please calf the City of Tigard Planning Division or Community Development Departme• of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639- 171. IIIIIkit '6 July 9, 1998 PREPARED BY: M. J. Roberts DATE iff- sociate Pl. • •er/ ( J_� Q/ July 9, 1998 APPROVED BY: Richard Bewer.•• DATE Planning Manger I:\CURPLN\MJ R\SDR98-07.DEC NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 10 OF 10 nywpnll■ TIGARD STREET PARKING LOT CITY OF TIGARD 4;? OREE OREGON ENGINEERING DEPARTMENT 13175&I.WO RW. WA"WA"aECO./17713 (]0J)1]1-alrl rue• (soy)11.-7717 Z 0 2 Southern Pacific Railroad rk.-�` - - -_T 1 0 _T-- z 7.7' Z _ ..■ 6 1 Ip 11 13 14 i5,1:00 i� 11 <a f / ' • \ ENJ 61 i 4 E.0 E—�--__. ( W CI o I TIGARD STREET rn Cd ( _ — E+wl Cur! ———— _ 2 _.x x — -\/_ / / IL/ • • 1 V I- u. 0 0 CASE NO[Sl 8(CASE NAME[S": ---, 1 1 SiTE PLAN SDR 98-0007 ITIGARD STREET EXHIBIT MAP H PARKING LOT • . .� ■.� -- +.�' •� ciry of TIGARD Williiiir GEOGRAPHIC INFORMATION SYSTEM i i 1. `� G VICINITY MAP 41.Saco MM 444 J� SDR 98-0007 FRci Q' ST **''' TIG ARD STREET �. PARKING LOT "plApp SUBJECT , �� PARCEL ft5#C : F , ..6:‘..\\ s s. CI% _ • si. i % ``‘,1) o # li N\\'%N, 0 100 200 300 Feel r-252 test *lbs `i� ,ll. ill'. �Q,L ti city ofTigard ti.A� Mamstlon m ws map is far 9rwsl slim orO and 77 ywa/d W vsrlfsd WIA M DMaMrr�l SUWae Omsk( 13125 SW Mall 9vd Tfasrd.OR 97223■ (503)639.4171 MIp Jl+ww.d.b 9rd.a.us Plot date:Jun 9,1998;c:VnagicVnagicO1.a Community Development REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: July 9, 1998 TO: M.J. Roberts, Planning Division FROM: Brian Rager, Development Review Engineer Y� RE: SDR 98-0007, Tigard Street Parking Lot Description: The applicant (City of Tigard) is requesting SDR approval to construct a 15- space parking lot to provide additional public parking in the downtown area. The location of the site is north of and adjacent to SW Tigard Street and west of and adjacent to SW Main Street (WCTM 2S1 02AB, Tax Lot 5900). Findings: 1. Streets: This site abuts SW Tigard Street and SW Main Street, both of which are classified as minor collector streets on the City's Transportation Plan Map and require a minimum of a 60-foot wide right-of-way (ROW). There is ample ROW on Main Street at this time, but there is a narrow ROW along Tigard Street. The narrowest section is approximately 40 feet near the Main Street intersection, and it widens to approximately 64 feet near the west boundary of this site. The City partitioned this site in 1996 and dedicated additional ROW to provide the existing ROW widths. There are existing limitations adjacent to the south edge of the roadway that would preclude any further dedications on that side of the street, and the City had previously determined that the roadway could be sufficiently improved within the existing ROW widths. Therefore, no further dedications are proposed or required. The applicant proposes to construct half-street improvements adjacent to both the Tigard and Main Street frontages as a part of this project. No public improvement permits are required for work performed by the City. ENGINEERING COMMENTS SDR 98-0007 Tigard Street Parking Lot PAGE 1 2. Water: This site can be served from the City's public water system. There are no public water line improvements proposed with this project, but a water service from the main line in Tigard Street is proposed to serve an on-site landscape sprinkler system. 3. Sanitary Sewer: The nearest existing public sanitary sewer line to this site is approximately 100 feet away to the southwest. There is another public sewer line in Main Street approximately 180 feet from this site. There are no sanitary sewer requirements for the parking lot project, but the Chamber of Commerce will need public sewer as a part of their project immediately east of this site. Staff has met with the Chamber in a preapplication meeting and asked them where they plan to bring sewer into their site. At the time of the preapplication meeting, the consultants were not sure, but indicated that they may desire to extend the sewer from the main line to the southwest of this site, which would inevitably require a main line extension easterly in Tigard Street to reach their site. Staff suggests that the project manager for this project coordinate with the consultants for the Chamber project to verify where public sewer will need to be extended to avoid any conflicts with the City's street improvement in Tigard Street. 4. Storm Drainage: The topography of this site falls primarily to the southwest. The applicant indicates that the storm water from the parking lot will be collected in an on-site catch basin at the westerly driveway which will be connected into the proposed public storm drainage line for the street improvement in Tigard Street. That new public storm line will connect into an existing 48- inch public storm main line that lies just to the west of this site. A downstream analysis was submitted by the applicant which indicates that the additional storm water runoff from this site will not adversely impact the existing downstream public storm drainage system. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, ENGINEERING COMMENTS SDR 98-0007 Tigard Street Parking Lot PAGE 2 in cases where the site is small, and construction of a water quality facility would preclude effective development of the site, a fee in-lieu can be paid by the applicant. Since this site is very small, Staff recommends payment of the fee in-lieu. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to issuance of a site and/or building permit, the applicant's project manager should coordinate with the consultant(s) for the Tigard Chamber of Commerce project, to determine where public sanitary sewer will need to be extended to serve the Chamber project. This effort will likely avoid any conflicts with the City's street improvement in Tigard Street. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 5. Prior to final inspection, the applicant shall complete the public improvement associated with this project. is\eng\brianr\comments\sd r98-07.bdr ENGINEERING COMMENTS SDR 98-0007 Tigard Street Parking Lot PAGE 3 REQUEST FOR COMMENTS OFTIGARD Community Development Shaping il Better Comm unity DATE: June 1111998 TO: Linda Peterson,TCI Cablevision of Oregon FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:(5031 639-4171 Fat 15031684-7791 SITE DEVELOPMENT REVIEW ISDRI 98-0001 ➢ TIGARD STREET PARKING LOT The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 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: XWe have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: a (Plcease provide the following information)Name of Personts)Commenting on I Phone Numbertsl: 6 O.fir 4,1 Y 3 I SDR 98-0007 TIGARD STREET PARKING I CT REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNING Community(Development shaping(Better Community DATE: lune111998 JUN 17 1998 TO: Michael Miller,Operations Manager CITY OF TIGARD FROM: City 01 Tigard Planning Division STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:15031639-4171 Fax:(5031684-7297 SITE DEVELOPMENT REVIEW(SORI 98-0001 TIGARD STREET PARKING LOT A The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 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 CNECK 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: —A16 6,6jEr 7"r D,v; A- 0,0uP1 aF L'v/t!'/Y.' vrS/ratz6 -r sT. Pe_ANS few `3/4" 4‘1117.4-72.- MET er4.. . LAIC �- /& v" F11 6 Vc 3/4A MF 7"eF11` 6e— A- //1 A? . 7 4 , 4- 1/a',X /u-" Mtrr`z _ (J$Ai yv�At-2 rA ir- 71/6-- gc,e2 e/e-gnICNY- A�—c 77 J A- /"✓I?ET"EL. W ALL- .e3 : i o'` . M /_L__ "3E ,4- (/4 1 c 4 ,* (P1 ase provide the following information)Name of Person's)Commenting:AhzL--- I Phone Number's): v56)-4-- SDR 98-(X107 TIGARD STRFFT PARKING I OT RFOUFST FOR COMMFNTS • REQUEST FOR COMMENTS . CARD Community Deve(opment RECEIVED PLANNING ShopingA Better Comm unity DATE: June 11,1998 JUN 18 1998 TO: Brian Moore,Service Design C onsultant Portland General Electric CWI OF TIGARD FROM: City el Tigard Planning Division STAFF CONTACT: Julia Powell Hadiuk,Associate Planner Phone:(5031 639-4111 Fax:(5031 684-7297 SITE DEVELOPMENT REVIEW MDR)98-0001 TIGARD STREET PARKING LOT < The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday, June 22, 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: V 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 '► I(Please provide the following information)Name of Person(sl Commenting: r k Co - I Phone Number's): G� Slt) - 444[X, I SnR 98-0007 TIGARD)STRFFT PARKING I(TT RFQUFST FOR COMMFNTS A REQUEST FOR COMM TS C.OF TIGARD EKED PSG AEC Community DeveCopment S[taping A Better Comm unity DATE: June 11,1998 JUN 2 2 1998 TO: Clifford C.Cabe,Construction Engineer ��(OF TO Southern Pacific Transportation Company Railroad FROM: City of Tigard Planninglhvision STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:15031639-4171 Fax:15031684-7297 SITE DEVELOPMENT REVIEW(SDRI 98-0001 ➢ TIGARD STREET PARKING LOT 1 The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 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: X( We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. )X Written comments provided below: dKi' , IET07111WWWT/W1J7.7AIWE4,i®"OAif1 r 5 /4 a'I�.'.7_Il /a1' /'1Yl' IY . N!111 TOrd• OhNIN"MbiLriT rl, l ei!7.7l0Mi% IGf I,2 WW2g1M (Please provide the following information)Name of Person(s)Commenting: (vZ/ r'' ��b —/ c Giy/n I Phone Numhertsl: (S03) SDR 98-0007 TIGARD STREET PARKING I UT RFnl1FST FOR CUMMFNTS . ,.� REQUEST FOR COMMENTS CI of TIGARD Community Devefopment S Coping A(Better Community DATE: June 111998 *COVED?LONG TO: Lori Donley,Engineering Department uN 2 2 1998 US West Communication FROM: City of Tigard Division OF T1GAFt STAFF CONTACT: Julia Powell Hadluk,Associate Planner Phone:15031639-4171 Fax:1503)684-7297 SITE DEVELOPMENT REVIEW ESDRI 98-0001 y TIGARD STREET PARKING LOT < The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 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: \rJ ►► I(Please provide the following information)Name of Person's]Commenting: Phone Number's]: DA - t\S°\\S) SDR 98-0007 TIGARD STRFFT PARKING I OT RFOLIFST FOR COMMFNTS Aho• REQUEST FOR COMMENTS C.of n . Community,DeveCopment RE�E�VED PLANNING Shaping A Better Community DATE: June,111998 21998 JUN 2 TO: Elaine Selt,Engineering General Telephone OF 1r TIGARO FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:(503)639-4171 Fax:[5031 684-7291 SITE DEVELOPMENT REVIEW ISDRI 98-0001 y TIGARD STREET PARKING LOT < A The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 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 TNAT 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: i Air I • I L �;a _.� ..ts .��• �� .4 /a .mot �� .t• 1 A II A , _A ! • • I I _I t .AIL 1.v_�s� �� i /M i If r / % I fC , � _ '40 [(Pkase provide the following informacion,Name of Person[sl Commenting: I Phone Numbertsl: �- , '7 — ' 7 SDR 98-0007 TIGARIl STRFFT PARKING I OT RFOUFST FOR COMMFNTS • REQUEST FOR COMMENTS CITY OF TIGARD Community(Deve[opment RECEIVED PLANNING Shaping A Better Comm unity DATE: June 11199.8 TO: Jim Wolf,Crime Prevention Officer JUN 16 1998 FROM: City of Tigard Planning Division CITY OF TIG CONTACT: Julia Powell Hadjuk,Associate Planner Phone:(503)639-4171 Fax:(503)6841297 SITE DEVELOPMENT REVIEW ISDRI 98-0001 TIGARD STREET PARKING LOT The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 1998. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 1 We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: provde i the following information)Name of Personfsl Commenting: (,►M `•01-C 1.6Pkase I Phone Number(s): • ► \iv SDR 98-0007 TIGARD STREET PARKING I OT RFOUFST FOR COMMENTS • REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNING Shaping Commumty A Bette mmunity DATE: June 11.1998 JUN 12 1998 TO: David Scott,Building Official or of TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:15031639-4171 Fat 1503)684-7297 SITE DEVELOPMENT REVIEW ISDRI 98-0001 TIGARD STREET PARKING LOT The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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 22, 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: ! . i4crPfit 4 to �j}rt'�� s , Gn IA.,. )1 A 771 )-1 •r/J o tit Gu t 'o y.-, a /— D'ry e l''U71,17 7443 ef'--t 411C fi Li et ► )c� — J< < ss / I�Y� itlf. r .• �c> .�r ►. ir�`r� 171 Yk.0 Cfr* dt/ Ir:y Pr, 7L < v/ ci I t-;nrvv, sD V (P(ease provide the foilinving information Name of Person(s)Commenting: Phone Numberts): 172 SDR 96-0007 TIGARD STREET PARKING I OT RFOIJFST FOR COMMFNTS ^r .. .4.1 .51 TIGARD STREET PARKING LOT CITY OF TIGARD ?� OREGON ENGINEERING DEPARTMENT ■71211 ft MAI IM. :I12._MII COMM*Pm ru !ea w-nn 1 1 Z 1 O Q Southern PnrifiC Railroad 4. -�- - - - - _.�__ �-- Z_ .1 , Z _ 10 ,1 i 1] 15 R M I6717 4 her. 0 < C..,[—e�T W Qco et +f TIGARD STREET y N f • O ` I 0 1 I } CASE Nots]&CASE NAMES]: • SITE PLAN #IN SDR 98-0007 I EXHIBIT MAP N TIGARD STREET , PARKING LOT REQUEST FOR COMMENTS C.OF TIGARD coik4 I�,t�'Y 1 EA ''f 5 Community Development ShapirgA Better Community DATE: June 25,1998 TO: Robert Melbo,Portland Western R/R President a General Manager FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:[5031 639-4171 Fax:[5031684-7297 SITE DEVELOPMENT REVIEW LORI 98-0007 TIGARD STREET PARKING LOT < The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 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: A.S.A.P. - DUE TO INACCURATE R/R OWNERSHIP INFORMATION, COMMENTS WERE INADVERTLY SENT TO THE INCORRECT R/R AGENCY. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the following information)Name of Person[sl Commenting: I Phone Number[sl: I SDR 98-0007 TIGARD STREET PARKING LOT REQUEST FOR COMMENTS I c ci SITE DEVELOPMENT REVIEW Au- 41'1 APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFQRMATION PRE-APP. HELD WITH:Will DI Andrea, Brain DATE OF PRE-APP.: 3/10/98 Rage!: • Property Address/Location(s): (Tigard Street Parking Lot) FOR STAFF USE ONLY Tax Map & Tax Lot#(s): 2S1 2AB lot 5900 Case No.(s): SDI 98 -0007 Other Case No.(s): X1/4 Site Size: 0.19 Acre Receipt No.: iy..� City Application Accepted By: S/ :: Property Owner/Deed Holders) . Y of Tigard Date: x- 98 Address:13125 SW Hall Blvd. Phone: 503-639-4171 City: Tigard, OR Zip: 97223 Date Determined To Be Complete: Applicant': City of Tigard 5` 9- 90. Address: 13125 SW Hall Blvd. Phone: 639-4171 Comp Plan/Zone Designation: City: Tigard, OR Zip: 97223 CIT Area: • When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Rev.4/21/97 ckurpinV11as1erslsdra.doc authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Y REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY I ✓ Application Elements Submitted: ' Application Form f E3 The owners of record of the subject property request Site Development Review approval to allow (please be specific): ❑ Owner s Signature/Written Authorization Construct parking lot to provide additional ❑ Title Transfer Instrument or Deed I fifteen parking spaces including one disabled ' Q"—Site/Plot Plan (#of copies based on re-a p pp check list) parking space for public parking in downtown Site/Plot Plan (reduced 8'1:"x 11") Tigard. Z1-/-Applicant's Statement I (#of copies based on pre-app check list) construction Cost Estimate ❑ USA Sewer Use Information Card (Distnbuted/completed at application submittal) g / Filing Fee (Under 5100.000) $ 800.00 (5100.000.5999.999) $1,600.00 (51 Million&Over) $1,780 00 (-•S5/510.000) 1 .ist any VARIANCE, CONDITIONAL USE, SENSRTVE LANDS, OR OTHER LAND USE ACTIONS to be considered as art of this application: NOME APPLICANTS: 'o consider an application complete, you will need to submit ALL of the REQUIRED SUBMfTTA .ELEMENTS as 'ascribed on the front of this application in the "Required Submittal Elements" box. Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) } E APPLICANTS) SHALL CERTIFY THAT: •II . • •■• • lime •t• • •:r • • •• . • • 1 • :►• I 1/K••& 41 • 11 04• . 1 - 1 :►• • 11 • "a..• ••1 1 : • y1 property. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. All of the above statements and the statements in the plot plan, attachment, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based cn this application, may be revoked if it is found that any such statements are false_ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 14th day of May 1 g 98 f- ._ n Signature Owner's Signature wner's Signature Owner's Signature • 2 May 18, 1998 TIGARD STREET PARKING LOT CONSTRUCTION NARRATIVE 1. In April, 1996, the City of Tigard and the Tigard Chamber of Commerce purchased the Tigard Feed Store property owned by the Burlington Northern Railroad. At that time the City filed a Partition Plat (No. 1996-024) dividing the property into two parcels. One owned by the City of Tigard, and the other owned by the Chamber of Commerce. The site is located on Tigard Street, near the intersection of Tigard Street and Main Street. It is bordered by Tigard Street, Burlington Northern Railroad, and private commercial developments. 2. The proposed project will provide additional fifteen parking spaces and one disabled parking space for public parking in downtown Tigard. The current zoning is commercial development. 3. The proposed parking lot will generally slope from east to west and consistent with existing topography. The parking lot surface will be of asphalt paving with extruded curbs. Access to the property is through Tigard Street with an entrance at the east end, and an exit at the west end of the parking lot. 4. Improvements on Tigard Street would include widening of the existing 15' road surface for up to 28 feet in width and provision for an 8' wide bike lane, construction of a 4.5' wide sidewalk with wheelchair ramp from Main Street to west end of the project. 5. There will be no buffers since the site only borders street and commercial development. 6. The proposed parking lot will have a landscaped area that is at least fifteen percent (15%) of the total area of the property, and expands along the front and west side of the property. The trees proposed are spruce on back of sidewalk and at the west end of the lot. Additional plantings will be made along the back of sidewalk and consist of Gibson Scarlet Potentilla, Silver Edge Euonymus, and Rhododendron. 7. Onsite lighting for this project is also proposed. Lighting will be provided by three street lights. One is located at the corner of Tigard St and Main St, one is located inside the parking lot, and the other is at the exit of the parking lot. Lighting will be consistent with current industry standards. 8. Sanitary sewer is not required for this project. 1/2 Construction: This proposed project may require a partial closure of Tigard Street during the paving process. It should not have an adverse impact on the existing transportation system after completion. Bikeways: The proposed project will include a construction of an eight foot wide bike lane along Tigard Street in front of the property, except at the Hwy 99W overpass, the eight foot bike lane becomes three feet due to the locations of the existing piers. Drainage System: The storm runoff from this development will be routed through drainage facilities which will be constructed in conformance with Unified Sewerage Agency (USA). The current Surface Water Management (SWM) regulations established by USA require construction of water quality facilities to remove 65% of the phosphorous from 100% of the newly constructed impervious surfaces. Since the fee in-lieu was allowed for this project, the proposed drainage system which consists of two catch basins will provide appropriate sediment trapping capacity for the project site. The 12" drainage pipe connects the catch basin to the existing manhole, where a 48" CSP outfall to Fanno Creek. Water System: Except for irrigation water system that needs to be provided for landscaping, potable water is not needed for the project. is\eng‘98ci plmi s6narrativ.doc 2/2 PRELIMINARY COST ESTIMATE . 5/21/98 TIGARD STREET IMPROVE& IS BASIC BID(City of Tigard Property) ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT STREET IMPROVEMENTS 1 MOBILIZATION L.S. $300.00 2 TRAFFIC CONTROL L.S. $2,000.00 3 CLEAR&GRUB L.S. $500.00 4 EROSION CONTROL L.S. $500.00 5 REMOVE EXISTING AC 24 C.Y. $40.00 $960.00 6 EXCAVATION 350 C.Y. $8.00 $2,800.00 7 RELOCATE 8./OR ADJUST STRUCTURES ""' L.S. $1,000.00 8 2"-0"ROCK SUBGRADE 59 C.Y. $60.00 $3,540.00 9 3/4"-0"LEVELING ROCK 190 C.Y. $50.00 $9,500.00 10 EXTRUDED CURB 585 L.F. $6.00 $3,510.00 11 STANDARD CURB&GUTTER 250 L.F. $12.00 $3,000.00 12 ASPHALT CONCRETE PAVEMENT 180 TON $40.00 $7,200.00 13 CONCRETE SIDEWALK 203 L.F. $18.00 $3,654.00 14 STANDARD DRIVEWAY APRON 130 S.F. $10.00 $1,300.00 15 STREETLIGHTS 3 EA. $1,200.00 $3,600.00 16 JUNCTION BOX _ 3 EA. $300.00 $900.00 17 2"CONDUIT COMPLETE IN PLACE 308 L.F. $8.00 $2,464.00 18 6'CHAIN LINK FENCE 250 L.F. $12.00 $3,000.00 19 REGRADE DITCH L.S. $500.00 20 STRIPING&SIGNING L.S. $2,000.00 STREET SUB-TOTAL $52,228.00 ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT LANDSCAPING&IRRIGATION IMPROVEMENTS 1 INSTALL TREES&SHRUBS 31 L.S. $3,500.00 2 PLACE 6"MULCH 60 C.Y. $6.00 $360.00 3 EXCAVATION&BACKFILL 145 C.Y. $1.50 $217.50 5 3/4"SCHEDULE 40 PVC PIPE&FITTINGS 330 L.F. $2.00 $660.00 6 2"CONDUIT PIPE SLEEVE,SCHEDULE 40 PVC 95 L.F. $4.50 $427.50 7 VALVE CONTROL BOXES 3 EA. $85.00 $255.00 8 RAIN BIRD"RC-C SERIES"CONTROLLER 1 EA. $850.00 $850.00 9 RAIN BIRD"DV SERIES"3/4"ELECTRIC VALVE 3 EA. $60.00 $180.00 10 RAIN BIRD"1300A-F" 1"BUBBLER 17 EA. $13.50 $229.50 LANDSCAPE&IRRIGATION SUB-TOTAL $6,679.50 ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT DRAINAGE IMPROVEMENTS 1 ABANDON DRAINAGE FACILITIES ""' L.S. $2,000.00 2 CONNECT TO EXISTING 1 EA. $200.00 $200.00 3 OVERSIZE CATCH BASIN 1 EA. $2,000.00 $2,000.00 4 PRIVATE CATCH BASIN 1 EA. $650.00 $650.00 5 12"PVC C-900 PIPE 77 L.F. $21.00 $1,617.00 6 6" D.I. PIPE 13 L.F. $25.00 $325.00 7 TRENCH EXCAVATION&BACKFILL 30 C.Y. $50.00 $1,500.00 DRAINAGE SUB-TOTAL $8,292.00 BASIC BID TOTAL $67,199.50 LT\C I P\TICAADST.XIS • ALTERNATE BID(Chamber of merce Property) ITEM BID UNIT TOTAL NO DESCRIPTION QUANTITY UNIT PRICE AMOUNT STREET IMPROVEMENTS 1 MOBILIZATION L.S. $2,000.00 2 TRAFFIC CONTROL L.S. $500.00 3 CLEAR&GRUB L.S. $500.00 4 EROSION CONTROL L.S. $500.00 5 REMOVE EXISTING AC 14 C.Y. $40.00 $560.00 6 REMOVE EXISTING CONC CURB&SIDEWALK L.S. $500.00 7 REMOVE EXIST TREE 1 EA $100.00 $100.00 8 EXCAVATION 30 C.Y. $8.00 $240.00 9 2"-0"ROCK SUBGRADE 30 C.Y. $60.00 $1,800.00 10 3/4"-0"LEVELING ROCK 7 C.Y, $50.00 $350.00 11 STANDARD CURB&GUTTER 114 L.F. $12.00 $1,368.00 12 ASPHALT CONCRETE PAVEMENT 20 TON $40.00 $800.00 13 CONCRETE SIDEWALK 70 L.F. $18.00 $1,260.00 14 STANDARD WHEELCHAIR RAMP 255 S.F. $10.00 $2,550.00 15 STREETLIGHTS 1 EA. 51,200.00 $1,200.00 16 JUNCTION BOX 1 EA. $300.00 $300.00 17 2"CONDUIT COMPLETE IN PLACE 78 L.F. $8.00 $624.00 STREET SUB-TOTAL $15,152.00 ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT DRAINAGE IMPROVEMENTS 1 REMOVE DRAINAGE FACILITIES L.S. $2,000.00 $2,000.00 2 CONNECT TO EXISTING FACILITY 1 EA. $200.00 $200.00 3 OVERSIZE CATCH BASIN 1 EA. $2,000.00 $2,000.00 4 10"PVC C-900 PIPE 15 L.F. $21.00 $315.00 5 TRENCH EXCAVATION&BACKFILL 5 C.Y. $50.00 $250.00 DRAINAGE SUB-TOTAL $4,765.00 ALTERNATE BID TOTAL 9`901-09.,;;, BASIC BID AND ALTERNATE BID COMBINED TOTAL S7,116.5O1 LT\CI P\TIGARDST.XIS HYDROLOGIC STUDY TIGARD STREET PARKING LOT Existing Conditions. The project area is currently drained by roadside ditches, approximately 2 feet deep, flowing to the west at an approximate grade of 1.5%. Culverts transport drainage under two existing driveways. The existing street has a 2.5% cross slope to the edge of pavement and drains directly into the existing roadside ditches. Ditch drainage flows to an existing catch basin at the west end of the project, where it is connected to the existing 42" RCP and outfall to Fanno Creek. Methodology. Storm runoff peakflows and volumes were determined using SCS TR-55 of Softdesk S8 hydrology tools. The rainfall intensity used for calculations was based on the 25-year rainfall distribution established by United Sewerage Agency (USA): the total depth of rainfall for storm of 24-hour duration and 25 year recurrence is 3.90 inches. Areas of contribution were based on field survey and aerial topography. Soil Hydrologic group is SCS type IA. Curve number values were based on soil type and land use: CN equals 98 for post-development and 86 for pre-development. The total runoff is as follows: Q(25yr) =0.3cfs Pre-development Q(25yr) =0.5cfs Post-development Since the longitudinal slope of Tigard Street is generally less than 1%, installation of curb and gutter is required to direct water from the Tigard/Main Street intersection to a proposed inlet located at the west side of the parking lot. Water from the parking lot is intercepted by another trapped inlet before it leaves the parking. Both inlets are connected to a 12" storm drain pipe where it runs into an existing 48" CSP then outfalls into Fanno Creek. The hydraulic analysis using Manning's formula for the proposed drainage system indicates that a 4.4" pipe can carry a flow of 0.5 cfs flowing full. However, we propose to use a 12" PVC pipe which has a velocity of 5.3 fps. An analysis of the existing drainage system downstream of the development area, as required by USA Design and Construction Standards, is not performed at this time due to the following reasons: - The amount of the total runoff is considerably low(less than 1 cfs). - City staff from Engineering Department has indicated that the 48" CSP was sized for ultimate development. - The downstream conveyance drainage system is fairly simple: the 48" CSP discharges flow into Fanno Creek at a distance of 700' from project site. 3 I CL I M I a 1 47 - - - —Southern Pouhc 12 r! - _ _ 1 c/ G _ 1 1 1 _1_r--1 r - `\1( —Q25: 0.30 cfs _1 --' ■ — Qp N —_f� .� / 1 UUW(11/000W11YY .� EEIr� A E 1 / - , -- -(225: 0.48 cfs uru!uuE Al: 13.429 S.I,. r_ 1 uw - . I A2: 8,487 5.1�. D 1 1 I fl -- �r1 `1 s SZ r I I.raw.rr aw►w.1 rr1— .. . l.r t. ----- I .y 111 _ 12 in PVC• _ .. :•:;,1%1G': %+'>7 -^.t,,::`:�::i: t_•,%:7,::.r:.;i•:.....i 5:i%-1,:,i.::. 111 0 --- _.. ,,gyp .4.4.4 .4. ..;:;: •::.:•::. .o-•�:•: :�:� .��: _ - V... - -- - - _ 114 - •C /��d1 cT n� l..•1 St,y,a 14C(C la. ll �-___ _-- -- ,r rr- - 11.00 11GARD �I Y41Ma 1).00 ._______. \ -.. _ _ - I U ' Mr snumnnimminiuuissstmUi8naniti mnyi�tli�nmfR --- •;•1 51i1ji1 //r -7 _—1 r r r --i 1 1__L><rr a—r r 1 r- - r_r 1 r_6 --4,-- 1 zQ25: 0.18 cfs �+ • r w- -i�-r ,.. 1 -- Ils—lilt r '�i r 1 iI r 42 in.CLASS 3 SEWER PIPI? --—--—_- I I I / • a, ,. .7t.K , E. TIGARD STREET PARKING LO1 416 t HYDROLOGY MAI' • +4 ,--- + CITY OF 'MAW E>.rIEEwnc orrwna r 1 '- r ■ 10. a.rcru. r1lE no. rn o.c•w4: 111 Ion afalho ] 0.2.47..no.... .-. SIP- anr- w.\-.\1 nr\'gardS1\WI HdPre. txt Graphical Peak Discharge method Given Input Data: Description Tigard Street Parking - Pre-dev elopment Rainfall distribution Type IA Frequency 25 years Rainfall, P (24-hours) 3 . 9000 in Drainage area 0 .0008 mil Runoff curve number, CN 86 Time of concentration, Tc 0. 1000 hrs Pond and Swamp Areas 0.0000 % of Area Computed' Results: Initial abstraction, Ia 0.3256 in Ia/P 0. 1000 Unit peak discharge, qu - 162. 4987 csm/in Runoff, Q 2 .4559 in Pond and swamp adjustment, Fp 1.0000 Peak discharge, qp 0. 3193 cfs Page 1 • • Hdpostltxt Graphical Peak Discharge method Given Input Data: Description Tigard Street Parking - Post-De v Area Al Rainfall distribution Type IA Frequency 25 years Rainfall, P (24-hours) 3. 9000 in Drainage area 0.0003 mi2 Runoff curve number, CN 98 Time of concentration, Tc 0. 1000 hrs Pond and Swamp Areas 0.0000 % of Area Computed Results: Initial abstraction, Ia 0.0408 in Ia/P 0. 1000 Unit peak discharge, qu - 162. 4987 csm/in Runoff, Q 3.6654 in Pond and swamp adjustment, Fp 1.0000 Peak discharge, qp 0.1787 cfs Page 1 • HdPost2txt Graphical Peak Discharge method Given Input Data: Description Tigard Street Parking - Post-De v Area A2 Rainfall distribution Type IA Frequency 25 years Rainfall, P (24-hours) 3. 9000 in Drainage area 0.0005 mi2 Runoff curve number, CN 98 Time of concentration, Tc 0 . 1000 hrs Pond and Swamp Areas 0.0000 % of Area Computed Results: Initial abstraction, Ia 0.0408 in Ia/P 0. 1000 Unit peak discharge, qu - 162. 4987 csm/in Runoff, Q 3. 6654 in Pond and swamp adjustment, Fp 1.0000 Peak discharge, qp 0.2978 cfs Page 1 • • Ndraul txt Manning Pipe C a l cu l a t O r 6i �en input pa to:Shape ' ' Clr c eit g for F ull o am 4 3958 in Depth • • • 4. 3958 in 0. 500 ifs Sj 0. 0200 ft/ft Manning`s n 0' 009p C°mP Lted Results;Area •1 0 Wetted 0•Weted Perimeter 13.8099 L n 13.8099 n. 4. 7442 fPs Perimeter Radius 1. 0 . in Percent ul ' • • . ' l00 000 %ll f1OiFl°wrate 0.500ifs Fu11 f1 velocity ' 4. 7g 2 fAs Page 1 • Hdrau2.txt Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 12.0000 in Flowrate 0. 5000 cfs Slope 0.0200 ft/ft Manning's n 0.0090 Computed Results: Depth 2. 1301 in Area 0.7854 ft2 Wetted Area 0.0942 ft2 • Wetted Perimeter 10.4376 in Perimeter 37.6991 in Velocity 5.3063 fps Hydraulic Radius 1.3000 in Percent Full 17.7511 % Full flow Flowrate 7 .2779 cfs Full flow velocity 9.2665 fps Page 1 AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) I, ` v ��0 , 5 \,. • oi\ 5 , being duly sworn, depose and say that on Aw,TL 3 I Ld . 19 7 , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near), n \ Map �� I Lof .5c-in a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at I o.r cA , r P4-6 CON , with postage prepaid thereon. '— mow, cif �T ' Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the So y of .41.1AS , 19E1 »� OFFICIAL SEAL r / :'' )5 DIANE M JEIDERKS Lia/i/U)14 � _ NOTARY PUBLIC•OREGON �•.•� COMMISSION NO 046142 NOTARY PUBLIC 9 OREGON MY COMMISSION EXPIRES SEPTEMBER 07 1999 My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: _.. f P•��.■� 0�_ TYPE OF PROPOSED DEVEL• • ENT: Tar' ,'04-r-kr, Name of Applicant/Owner: o air-4,a-r^ Address or General Location of Subject •roperty: _ —.-AlkYsaNfirv , — SIR- d� Subject Property Tax Map(s)and Lot#(s): —I htWgyt�pattyvnasters�affiJ:tW • April 30, 1998 u, CITY OF TIGARD OREGON NEIGHBORHOOD MEETING for Tigard Street Parking Lot Project The City of Tigard is proposing to process a Site Development Review application to construct a parking lot on Tax Map 2S1 2AB lot 5900. Prior to applying for the necessary permits, we would like to discuss the proposal in more detail with surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, May 13, 1998 at City of Tigard Town Hall 13125 SW Hall Blvd. 7:00 PM This will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any question, please contact Vannie Nguyen at 639-4171 x 375. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 ■ C—■ N Ivr CITY of TIGARD al , ht u how I I 1 4, 1■ VICINITY MAP c *% mr ■■ iv (Pr oM � ..‘ .M • s F Rc%� - 4 ,I ligard Street_, Proposed Parking Lot 1 SUBJECT Al* PARCEL \ Aki%41)er 41111k. \ so 4 k c., >.*• ks'?-s i &tl,.� ti N ***k , 0 100 200 200 400 Feel S g 1'•279 feet v�,9� ��i!_ City of Tigard . „A /� Ntarn.9on on W.map to for pen.rs bc4bn only slid should be rented hrldh ms Development S.rv1w.OM.1on 13125 SWI4.l8W • noted.OR 97223 (303)929.4571 _ __ nlp1hwn.o sp4e a w Community Development ___ Plot date:Apr 30. 1998;c:lmagiclmagicbt.apr S�-,l, - I , CITY of TIGARD f' CO OE0011A►MIC INFORMATION SYSTEM MM�� C, Q. AREA NOTIFIED q� ST • O . � 40) Parking lot ham. Tigard Street 1' 1, 11a I,li �.�.�� 1� ' lki r .., 0 '1; 1 HI 5�■41/ �' 4,* •was: ' � n.� , § i 2AB0 9 1 ` , r p �.: 2S10 I ' 00 ,� B x S 10 5001 00 ` . : 1 . 1 r''t` I , I i �,`(�2 2 04 f ! kallA tOltki6.41A,91(",'...1?/1/ 2 ,01■, A.R.I...C'Q. .,_„,,, , Ras 14' 4 I 1∎ 11 s Al I -,toll' t k „. T"'; f! a �' t- I �,1�, Itl�1 1�1''f� /f V...,,A,,,.Ir. bG ,�' r �� 3, a v 0 50 100 150 200 250 Feet 1'.190 feet .#0.‘4 iL\ City of Tigard Ydarmllon on this map 4 for general locabon arty and shard be vented t 4m the Devolopnrrl Services Division. 13125 SW Hal Blvd Nord,OR 97223 (503)639-4171 c hIQ!/Avww.d.liyard.p.ve Community Development Plot date:Apr 29, 1998:c:lmagiclmagic0l.apr • 2S102AA-04900 2S102AA-05000 NICOLI PACIFIC LLC BISHOP WILBUR A AND MARTHA E 19600 SW CIPOLE RD PO BOX 23832 TUALATIN,OR 97062 TIGARD,OR 97281 2S102AB-01200 2S102AB-01300 COOPER DEVELOPMENT CO NYDIGGER MARK ALLEN 7670 SW VARNES STREET 9315 SW COMMERICAL TIGARD,OR 97223 TIGARD,OR 97223 25102AB-01901 2S102AB-01902 MAWHIRTER ARLIE L AND IRENE ATLAS LAND COMPANY 9265 SW MCDONALD ST 9380 SW TIGARD TIGARD,OR 97224 TIGARD,OR 97223 25102AB-02800 2S102AB-03100 THOMPSON DENNIS C CHRISMAN RICHARD&HEATHER TRS 9523 SW 62ND DRIVE 940 UPPER DEVON LN PORTLAND,OR 97219 LAKE OSWEGO,OR 97034 2S102AB-03300 2S102AB-03400 FISHER DONALD D AND MCCLURE CHARLES J AND 9295 SW ELECTRIC STREET 9250 SW TIGARD TIGARD,OR 97223 TIGARD,OR 97223 2S102A8-03500 2S102A8-03600 ERDMAN TERRANCE E AND JOHNSON WARREN W&BETTY TRS AN 12405 SW MAIN ST 3112 SW SANTA MONICA ST TIGARD,OR 97223 PORTLAND,OR 97201 2S102AB-03900 2S102AB-04000 CAPISTRANO NICHOLAS III PFAENDLER ROBERT F AND 12370 SW MAIN ST 12380 SW MAIN ST TIGARD,OR 97223 TIGARD,OR 97223 2S102A8-04100 2S102AB-04200 SPEEDY LINGUINE INC CAPISTRANO NICOLAS III 5405 SW JEAN RD 12370 SW MAIN ST LAKE OSWEGO,OR 97034 TIGARD,OR 97223 2S102AB-04290 2S102AB-04300 CAPISTRANO NICHOLAS III CACH GERALD C&JOAN L 12370 SW MAIN ST 15160 SW SUNRISE LN TIGARD,OR 97223 TIGARD,OR 97224 2S102AB-04400 2S102AB-04500 MARR ROBERT M CACH GERALD C&JOAN L 12420 SW MAIN ST 15160 SW SUNRISE LN TIGARD,OR 97223 TIGARD,OR 97224 2S102AB-04600 2S102AB-04700 PEREZ JOSE EVODIO POZOS OLD STANDARD LIFE INSURANCE 8915 SW COMMERCIAL 12525 SW MAIN TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-05302 2S102AB-05700 WISE RONALD H AND BETTY J AND OREGON STATE OF PO BOX 230607 411 TRANSPORTATION BLDG TIGARD,OR 97223 SALEM,OR 97310 2S102AB-05800 2S 02AB-059x• TIGARD AREA CHAMBER OF TIGA• • CI OF 12420 SW MAIN ST 13125 ALL TIGARD,OR 97223 TIGARD I- 97223 AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 I, 4f/C-Iil e/ (1 , /1//7/3 , do affirm that I am (represent) the party initiating interest in a proposed / ,'—L,)--e- 1e f /"-9 e c t affecting the land located at (state the approximate locatfon(s) if no address(s) and/or tax lot(s) currently registered) 2- 5- 1 Z 4 5 Lo t 5",OO , and did on the / 5 r day of , 19 ! personally post notice indicating at the site may be proposed for a Si — v'et/t910/7_4.4 r-w f /4 -,- w application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 2 S / Z,t 8 Z. f rye 0 0-rt- 7'_- «' e 77 rc f-71'- s'7 "e-e- 4C7' j�cii -rt .r• . / /vey /P f If! ;k f (state location you posted notice on property) ,/ t ...i C� • 4 Sienatu - (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETFINOTARIZE) Subscribed and sworn/affirmed before me on the day of Vila. , 19/ ...„.., OFFICIAL SEAL DIANE M JELDERKS A A WE 4;_l!/44 . 1 NOTARY PUBLIC-OREGON \;;;� COMMISSION NO 046142 NOTARY PUBLI S F OREGON •of COMMISSION EXPIRES SEPTEMBER 07.1999 My Commission xpires: (Applicant, please complete information below for proper placement with proposed project) project) NAME AME OF PROJECT OR PROPOSED NAME: 7 a--le_ r>�. Q ,--/-:iv-- I-07— TYPE OF PROPOSED DEVELOPMENT: S i..)i..) /may /� Name of Applicant/Owner. -/ 6 !1 r /i 7.–.>L l Address or fvnera1 c lion of Subject Property: //v'#,- cczt r 77-, mss,--•C .t f--- , L'll el cr f- -Subject Property Tax Map(s)and Lot#(s): 5 1 Z A 8' L m f S l o e) J hNogl1 pattyVnastets4ffpost-mst • SIGN UP SHEET Tigard Street Parking Lot Neighborhood Meeting May 13, 1998 NAME (Please Print) Address Phone Number a Ord "y 6 ? 94/7/ C04 (a-3, Y -5-4d "7, l/v,`e w C+ .3"-q0-qo \jarmi - ti? 6'tf T)'ro/ G3q ^ `i (7 / Tigard Street Parking Lot Neighborhood Meeting Meeting Minutes May 13, 1998 - 7:00 pm Town Hall Only two persons attended the meeting. The City staff(Vannie Nguyen and Mike Mills) explained the scope of work and the current status of the project. The following questions were asked: — Are there any on-street parking on Tigard Street? Answer: No, fire access requires minimum of 20' of traveled way, Tigard Street does not have extra space for parking. — Any half street improvements required? Answer: Yes,pavement will be removed at 12' north of the centerline since Tigard Street just had an overlay last year. — Any street lighting? Answer: Yes. Four of them, one in the parking and three along Tigard Street. — Can traffic make a left turn when exiting the parking since there are only one way in and one way out? Answer: Yes — Construction schedule? Answer: Early August 1998. — Are parking in the parking lot provided for long term or short term and any dedicated permanently to Chamber of Commerce. Answer: Two hours. Do not know yet at this time.. — Is there any permit required from W&P Railroad? Answer: Yes, the City needs to obtain construction easement, request has been sent, no response from the Railroad yet. is\*log\98cip\t igard stVn iscvn inut a s.doc ► Southern Pacific Railroad CL— _ _ — - _ 1 99' ]<2 _ !! g 10 11 12 IJ 14 15 / .�.. `"'. _ � 5 6 � io 3 Chamber or ^�I %f 1 2 Commerce r 5 �I 248 t ,ti r re Landscaping 66• '�% 0 Exist EP---4.1.-- W ► et ► TIGARD STREET H ±Th 2 Exist EP 1 tr Exist Curb _ _ _ �' — x- 1(�-- 1 I 3CALEi 1' x: 40' ' A„"' I„„, TIGARD STREET PARKING LOT CITY OF TIGARD 2S1 2AB TL 5900 OREGON ENGINEERING DEPARTMENT ■ 13125 SR MALL 91■ . 11CAR0.09ECO9I 97223 VOICE: 303 939-4171 FAX: 503 994-7297 '— anme 06/26/98 10:15 '0503 ' 7297 CITY OF TIGARD 11001 *************************** *** ACTIVITY REPORT *** *************************** TRANSMISSION OK TX/RX NO. 4170 CONNECTION TEL 1 541 924 6580 CONNECTION ID W&P RAILROAD START TIME 06/26 10:04 USAGE TIME 11'04 PAGES 24 RESULT OK REQUEST FOR COMMENTS CITY OF TIGARD Community Development SliapingA Better Community DATE: June 11,1998 TO: PER ATTACHED FROM: City 01 Tigard Planning Division STAFF CONTACT: Julia Powell Hadjuk,Associate Planner Phone:15031 639-4171 Fas:15031604-1291 SITE DEVELOPMENT REVIEW MDR]98-0007 ➢ TIGARD STREET PARKING LOT The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional parking in downtown Tigard. LOCATION: SW Tigard Street, north of SW Main; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District (CBD). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday, June 22, 1998. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the following information)Name of Perseids)Commenting: Phone Numbertsl: SDR 98-0007 TIGARD STREET PARKING I OT REQUEST FOR COMMENTS SiEQUESTFOR COMMENTS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS , k, �' \� j MIAMI:MI [El (S] LW) CITIZEN INVOLVEMENT TEAMS GI Place lsr review In Library CUT Book(al FILE NO[SL: SD k.9 V- Ooo'-7 FILE NAMELS): '7' S 'T Qrkl (0-- CITY OFFICES _ ADVANCED PLANNING/Nadine Smith,Planning su..n�.«_COMMUNITY DVLPMNT. DEPT./awn,nr.s.,...r..n„,,... _POLICE DEPT./Jim Wolf,a,m.Pr««non c�ti.. _BUILDING DIV./David Scott,BmldingOtlkial _ENGINEERING DEPT./Brian Rager,ow,Review Engineer _WATER DEPT./Michael Miller,O,.renon.M.n.;.r _CITY ADMINISTRATION/Cathy Wheatley,CM/Recorder _OPERATIONS DEPTJJohn Roy,PmponyMan.g.r _OTHER 1 SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.*_TUALATIN VALLEY FIRE&RESCUE * _TUALATIN VALLEY WATER DISTRICT * _UNIFIED SWRGE.AGENCY• Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS _CITY OF BEAVERTON * _CITY OF TUALATIN 1e _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE —Mike Matteucci,Ne,gncmne 7oord. PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _OR.PUB.UTILITIES COMM. _METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street, NE - _CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street. Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,Grow ra hManagementCoorutor _OR. DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue _Mel Huie,Gr.enapacesCoo,e,ICPA'vzoA.t 1175 Court Street,NE PO Box 2946 _CITY OF KING CITY * Salem,OR 97310-0590 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) _WASHINGTON COUNTY * King City,OR 97224 Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,earv.og 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(cpe.) PO Box 3621 `Sonya Kazen,ovromt.Rev Gourd _ Scott King(CPAs) _CITY OF PORTLAND Portland, OR 97208-3621 123 NW Flanders _ Mike Borreson(Engineer) David Knowles,Planning Bureau Dr Portland,OR 97209-4037 _ Jim Tice(loA S) Portland Building 106, Rm. 1002 _OREGON,DEPT.OF ENVIRON.QUALITY _ Tom Harry(current Pr Apoe, 1120 SW Fifth Avenue 811 SW Sixth Avenue _ODOT,REGION 1 -DISTRICT 2A * _ Phil Healy(Current Pi. po As) Portland.OR 97204 Portland,OR 97204 Jane Estes,Permd special Sr.Cartographencpazcu Ms.4) PO Box 25412 Portland,OR 97298-0412 UTILITY PROVIDERS AND SPECIAL AGENCIES . —BURLINGTON NORTHERN/ SANTA FE R/R _METRO AREA COMMUNICATIONS _PORTLAND GENERAL ELECTRIC _TCI CABLEVISION OF OR. Reed Fay, C vision Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 111: Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201 Beaverton,OR 97006-4886 COLUMBIA CABLE COMPANY _PORTLAND WESTERN R/R _TRI-MET TRANSIT DVLPMT. Craig Eyestone _NW NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser, Project Planner 14200 SW 3rigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton,OR 97005 220 NW Second Avenue 999 Third Avenue,Suite 2120 Portland,OR 97232 Portland,OR 97209-3991 Seattle,WA 98104-4037 _GENERAL TELEPHONE Elaine Self, Engineering _OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS.CO.R/R _US WEST COMMUNICATION MC: 0R030546 (Burlington Northern/Santa Fe R/R Preclassori Clifford C.Cabe,Construction Engineer Lon Domey, Engineenng Dept. Tigard,OR 97281-3416 Reed Fay,Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street, Rm. 110 1313 W. 11th Street Portland,OR 97232 Portland,OR 97204 Vancouver,WA 98660-3000 tit - IMOICATii AUTOMATIC NOTIFICATION IF WITHIN?TO' OF MS$UIJiCT PROPLRTIT FOR AM!/ALL can PROJiCTu. IPROJLCT PLAMIILR 1f RSSPONSISLU FOR IMOICATIMC PART1SS TO MOflFll h:\party\m asters\rtcnouce.m sl 16-Jan-98 MAILING RECORDS - AFFIDAVIT OF MAILING CITY Of TIOA.RD Community(Development Shapmgi1 Better Community .S` `A. O(F O`R,EGON ) County of`Washington )ss. City of Tigard ) I, (Patricia L. Lansford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard 'Washington County, Oregon and that I served the following: g NOTICE OF DECISION FOR: -SD 1 9 fi—0003 /*yam/ ,6-p l, 14 ❑ AMENDED NOTICE (Fie No./Name Reference) City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: T ❑ AMENDED NOTICE (Re No./None Reference) (Oats d Pubic Heanrg) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: 7 I ' ❑ AMENDED NOTICE (Fie NaRgarne Reference) (Dated Pubic Heanny ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF. FOR: i I (Typal(ina d Nome) (Fie NoJNa'*Reference) (Oats or Pubic r+earv+9,rt a07Cao01 A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked EldlQlit "A", w s -mailed to e- - -, ed person(s) at the address(s) shown on the attached list(s), marked Exhibit"A" on the day o /,,. 1998, and deposited in the United States Mail on the II day of _ I, e _ 1998,postage prepaid.)1, ilpA 47? .i. .Aft% — (Person that Prepared Notice) • Subscribed and sworn/affirmed before me on the. .. r day of Lietarile , 1 �. 1 0.....,, OFFICIAL SEAL C rte.: DIANE M JELDERKS !/ `�!V/f/► �."'v OMMISS ONINO.046142 ' ,_ MY COMMISSION EXPIRES SEPTEMBER 07,1999 NOTARY PUBLIC OF ORECO My Commission Eames: q/7/?/ XIII NOTICE OF DECISION SITE DEVELOPMENT REVIEW[SDR] 98-0001 CITY O TIGARD Community Development TIGARD STREET PARKING LOT SFtapingA Better Community 120 DAYS = 9/25/98 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD STREET PARKING LOT CASE: Site Development Review SDR 98-0007 PROPOSAL: The applicant has requested Site Development Review approval to construct a fifteen (15) space parking lot to provide additional parking in downtown Tigard. APPLICANT: City of Tigard OWNER: Same 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171 COMPREHENSIVE PLAN DESIGNATION: Central Business District; CBD. ZONING DESIGNATION: Central Business District; CBD. LOCATION: The site is located on SW Tigard Street, north of SW Main Street; WCTM 2S102AB, Tax Lot 05900. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66 (CBD District), 18.100 (Landscaping & Screening), 18.106 (Off-street Parking), 18.108 (Access, Egress and Circulation), 18.120 (Site Development Review) and 18.164 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 1 OF 10 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS • SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department(503) 639-4171.) 1. Prior to issuance of a site and/or building permit, the applicant's project manager should coordinate with the consultant(s) for the Tigard Chamber of Commerce project, to determine where public sanitary sewer will need to be extended to serve the Chamber project. This effort will likely avoid any conflicts with the City's street improvement in Tigard Street. 2. Prior to issuance of site development or construction permits, the applicant will be required to submit a lighting plan demonstrating compliance with the lighting standards of the Crime Prevention and Safety approval criterion. Staff contact : M. J. Roberts, Current Planning Division (503) 639-4171 ext. 315. 3. Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscape plan that shows that at least 15% of the site will be landscaped and satisfies the street tree, parking lot tree and screening requirements. Staff contact : M. J. Roberts, Current Planning Division (503) 639- 4171 ext. 315. 4. Prior to issuance of site development or construction permits, the applicant will be required to submit a revised site plan showing provision of at least 1 bicycle parking rack. Staff Contact: M. J. Roberts, Current Planning Division (503) 639-4171 ext. 315. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL INSPECTION BEING PERFORMED: 5. Prior to final inspection, the applicant shall complete all public improvements associated with this project. 6. Prior to final inspection, the applicant shall complete all on-site improvements and landscaping, as shown on the approved plans. Staff contact : M. J. Roberts, Current Planning Division (503) 639-4171 ext. 315. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: In April, 1996, the City of Tigard and the Tigard Chamber of Commerce purchased the Tigard Feed Store property owned by the Burlington Northern Railroad. At that time the City filed a Partition Plat (No. 1996-024) dividing the property into 2 parcels. One parcel is owned by the City of Tigard and the other is owned by the Chamber of Commerce. This application concerns the parcel owned by the City of Tigard. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 2 OF 10 Vicinity Information: The site is located on SW Tigard Street near the intersection of SW Tigard Street and SW Main Street. It is bordered by SW Tigard Street, Burlington Northern Railroad and private commercial developments. The subject property is the more northerly of the 2 former "feed store" parcels. Site Information and Proposal Description: The proposed project will provide an additional 15 parking spaces and 1 van -accessible parking space for public parking in downtown Tigard. It is anticipated that the parking lot will provide parking for a future Chamber of Commerce building on the adjacent parcel. Access to the property is from SW Tigard Street with an entrance at the east end (closest to SW Main Street), one-way circulation through the parking lot and an exit at the west end of the site. Improvements on SW Tigard Street are proposed along the entire length of the 2 parcels and would include widening of the existing 15-foot road surface to 28 feet including an 8-foot-wide bike lane, construction of a 41/2-foot-wide sidewalk with an accessible curb cut on the corner of SW Main Street. The proposed parking lot will have at least 15% landscaped area to be installed principally along the SW Tigard Street frontage and western end of the property. Lighting will be provided by 4 street lights; 1 at the corner of SW Tigard Street and SW Main Street, 1 inside the parking lot and the other at the exit of the parking lot. Construction of the proposed project is anticipated to begin in early August of 1998. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: Section 18.66.030.A.1.e. lists Parking Facilities as a permitted "Civic" use. Section 18.42.020.B.8 defines a civic parking facility as a "parking service involving garages and lots, excluding required parking lots within the same lot of a particular development or use". The applicant is proposing to build a 15 space parking lot on property located within the Central Business District on the Tigard Zoning Districts Map. The proposed parking facility is an independent proposal that is not part of a required lot associated with a particular development or use. Staff finds, therefore, that the proposed use is permitted in the underlying CBD zoning district. Dimensional Requirements: Section 18.66.050 states that there is no minimum lot area or minimum lot width requirement in the CBD zoning district. Developments within the CBD zone are required to provide a minimum of 15% landscaping and not exceed 85% site coverage in impervious surface. Staff finds that there are no site dimensional requirements applicable to this development proposal. Landscaping requirements are addressed in detail later in this report under Site Development Review approval standards. Setbacks: Section 18.66.050 states that there are no required setbacks in the CBD zoning district except where a commercial use abuts a residential zoning district. Additional setback requirements under Section 18.96 apply only to buildings. Staff finds that there are no setback requirements applicable to this development proposal. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 3 OF 10 Site Development Review - Approval Standards: Section 18.120.180.A.1 requires that a development proposal be found to be consistent with the various provisions of the Community Development Code. The applicable criteria, in addition to the specific standards of Section 18.120, Site Development Review, in this case are Sections 18.100 (Landscaping & Screening), 18.106 (Off-Street Parking), 18.108 (Access, Egress & Circulation), 18.114 (Signs) and 18.164 (Street & Utility Improvement Standards). The proposal's consistency with these Code Sections is reviewed in the following subsections. The proposal contains no elements related to the provisions of Code Sections 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.A.3 (Exterior Elevations), 18.120.180.A.5 (Privacy and Noise), 18.120.180.A.6 (Private Outdoor Areas: Residential Use), 18.120.180.A.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.A.8 (100-year floodplain), 18.120.180.A.9 (Demarcation of Spaces) and 18.120.180.A.12 (Public Transit). These subsections 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 subject property was previously developed as a feed store. The original structure has been removed from the site and there are no natural features such as trees, topography or natural drainage on the property. Therefore, this criterion is not applicable. 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. The subject property does not directly abut any adjacent uses. However, there are office buildings directly across SW Tigard Street from the site and the western end of the site would be abutting land zoned Industrial Park (IP) except for separation by the Highway 99W right-of-way. Section 18.100.070.B states that buffering, but not screening, shall be required in situations where uses are separated only by right-of-way. The Buffer Matrix (18.100.130.A, Figure 1) requires a zero buffer between Central Business District or Industrial Park uses and any parking lot. Therefore, no land use compatibility buffering or screening is required for this project and the criterion has been satisfied. Section 18.120.180.4.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. This code criterion provides that parking lots shall be screened from view of adjoining properties. Because the site is located under the Highway 99W overpass and abutting railroad right-of-way to the north, the only directly adjoining property is the parcel to the east owned by the Tigard Chamber of Commerce. Properties NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 4 OF 10 on the south side of SW Tigard Street are also considered adjoining pursuant to Section 18.100.070.B., (Buffering and Screening - General Provisions). Compliance with the specific screening standards of Section 18.100 are addressed later in this report. Crime Prevention and Safety: Section 18.120.180.A.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Light fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The applicant has proposed to place street lights along the frontage and within the parking lot. The applicant's Electrical Plan shows 3 proposed street lights associated with the parking lot project, 2 to be spaced along the SW Tigard Street frontage and 1 to be located at the north side of the lot adjacent to the railroad right-of-way. The Community Development Code does not require specific numbers of street lights but does require a minimum level of illumination. The applicant has not provided a lighting plan demonstrating that the proposed light placements will satisfy the performance standard of 18.120.180.A.10. FINDING: Because a lighting plan has not been submitted, staff cannot determine whether the required lighting levels will be met. Therefore, this criterion has not been met. CONDITION:Prior to issuance of site development or building permits, the applicant will be required to submit a lighting plan demonstrating compliance with the lighting standards of the Crime Prevention and Safety approval criterion. Landscaping Plan: Section 18.120.150 requires that the applicant submit a landscaping plan. The applicant has submitted a landscaping plan for the parking lot that indicates all of the information required by this section. Specific requirements of the landscaping element of the site design are addressed in the following sections of this report. The landscaping requirement of the CBD district is a minimum of 15%. FINDING: The application narrative states that 15% of the site will be landscaped but no area calculations are shown on the landscape plan to support this statement. Therefore, this criterion has not been fully met. CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscape plan that indicates that at least 15% of the site will be landscaped. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). FINDING: The applicant's landscape plan does not indicate any street trees. Therefore, this criterion has not been met. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 5 OF 10 • CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscape plan that satisfies the street trees requirement of this section. 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. FINDING: The applicant's landscape plan shows a total of 6 trees. The species are 2 types of dwarf spruce and all 6 trees are clustered in a landscaped corner near the parking lot exit. The criterion requires that trees be equally distributed among the parking spaces to provide a canopy effect. The proposed clustering does not meet this intent and the proposed dwarf species would be inadequate to provide any sort of canopy effect. Also, the applicant's landscape plan does not provide adequate screening along the street frontage. Therefore, this criterion has not been met. CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised landscaping plan that meets the distribution and canopy requirements or the screening requirements of this Section. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. As noted above, the Buffer Matrix requires a zero buffer between Industrial Park uses and any parking lot. Therefore, this criterion does not apply. Visual Clearance Areas: Section 18.102 requires clear vision areas except in the CBD district. The proposed parking lot is located within the CBD district. Therefore, this criterion does not apply. Minimum Off-Street Parking: Section 18.106.030. This section requires that a minimum number of parking spaces must be provided based on the total square feet of gross floor area of the use. The proposed use is a parking lot. Therefore, this criterion does not apply. 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. In accordance with ORS 447.233 a minimum of 1 accessible space must be provided where there are 1-25 total parking spaces in the lot. Furthermore, the statute provides that 1 in every 8 accessible spaces, but not less than 1, shall be served by an access aisle a minimum of 8-feet wide and shall be designated as "van accessible". NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 6 OF 10 • FINDING: The parking lot striping plan indicates that one 16-foot by 9-foot van accessible space with an 8-foot access aisle will be provided and that it will be signed and marked in compliance with this standard. Therefore, this criterion is met. Bicycle Parking: Section 18.106.020.0.2 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. FINDING: The parking lot striping plan shows 15 striped parking spaces. One bicycle parking rack space is, therefore, required. The applicant has not proposed any bicycle parking facility, therefore, this criterion has not been met. CONDITION: Prior to issuance of site development or construction permits, the applicant will be required to submit a revised site plan showing provision of at least 1 bicycle parking rack in conformance with this criterion. 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. There is no commercial or industrial use proposed. Therefore, this criterion does not apply. Access: Section 18.108.080 requires that commercial and industrial uses which require more than 100 parking spaces provide two (2) accesses with a minimum width of 30 feet and a minimum pavement width of 24 feet. There is no commercial or industrial use proposed. Therefore, this criterion does not apply. 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. The proposed use is a civic parking lot and includes no structures on site. Therefore, this criterion does not apply. Parking Lot Connections: Section 18.108.110(B) states that in order to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. As noted above, the proposed parking lot is not a commercial or industrial use. Therefore, this criterion does not apply. 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 proposed parking lot will not generate solid waste or recyclables on-site. Therefore, this criterion does not apply. 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. As noted above, the subject property was previously developed as a feed store. The original structure has been removed and there are no existing trees on the property. Therefore, this criterion does not apply. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 7 OF 10 • Signs: Section 18.114.130(C) lists the type of allowable signs and sign area permitted in the CBD Zone. Section 18.114.060 lists signs that are exempt from the sign permit . requirements of the code. The parking lot proposal identifies a total of 9 signs. Three of these are parking-related (1 to designate the van accessible space and 2 to delineate spaces set aside for 2-hour maximum parking) and 6 are directional signs to direct vehicular traffic on the site. The Sign Exemptions section provides that a public agency shall not be prohibited from erecting signs on private property where otherwise permitted and exempts directional signs, signs required by law and signs not oriented or intended to be legible from a right-of-way, other property or from the air. All of the proposed signs fit 1 or more of these exemptions. Section 18.114.130.C.1.a regulates the size of signs in the CBD district. None of the proposed signs exceed 20 feet in height (18.114.130.C.1.a (iv) and the face area of all proposed signs does not exceed 140 square feet (18.114.130.C.1 .a. (ii). Therefore, this criterion has been met. 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 abuts SW Tigard Street and SW Main Street, both of which are classified as minor collector streets on the City's Transportation Plan Map and require a minimum of a 60-foot wide right-of-way (ROW). There is ample ROW on Main Street at this time, but there is a narrow ROW along Tigard Street. The narrowest section is approximately 40 feet near the Main Street intersection, and it widens to approximately 64 feet near the west boundary of this site. The City partitioned this site in 1996 and dedicated additional ROW to provide the existing ROW widths. There are existing limitations adjacent to the south edge of the roadway that would preclude any further dedications on that side of the street, and the City had previously determined that the roadway could be sufficiently improved within the existing ROW widths. Therefore, no further dedications are proposed or required. The applicant proposes to construct half-street improvements adjacent to both the Tigard and Main Street frontages as a part of this project. No public improvement permits are required for work performed by the City. WATER: This site can be served from the City's public water system. There are no public water line improvements proposed with this project, but a water service from the main line in Tigard Street is proposed to serve an on-site landscape sprinkler system. SANITARY SEWER: The nearest existing public sanitary sewer line to this site is approximately 100 feet away to the southwest. There is another public sewer line in Main Street approximately 180 feet from this site. There are no sanitary sewer requirements for the parking lot project, but the Chamber of Commerce will need public sewer as a part of their project immediately east of this site. Staff has met with the Chamber in a pre-application meeting and asked them where they plan to bring sewer into their site. At the time of the pre-application meeting, the consultants were not sure, but indicated that they may desire to extend the sewer from the main line to the southwest of this site, which would inevitably require a main line extension easterly in Tigard Street to reach their site. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 8 OF 10 • Staff suggests that the project manager for this project coordinate with the consultants for the Chamber project to verify where public sewer will need to be extended to avoid any conflicts with the City's street improvement in Tigard Street. STORM DRAINAGE: The topography of this site falls primarily to the southwest. The applicant indicates that the storm water from the parking lot will be collected in an on-site catch basin at the westerly driveway which will be connected into the proposed public storm drainage line for the street improvement in Tigard Street. That new public storm line will connect into an existing 48-inch public storm main line that lies just to the west of this site. A downstream analysis was submitted by the applicant which indicates that the additional storm water runoff from this site will not adversely impact the existing downstream public storm drainage system. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, in cases where the site is small, and construction of a water quality facility would preclude effective development of the site, a fee in-lieu can be paid by the applicant. Since this site is very small, Staff recommends payment of the fee in-lieu. 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 Building Division has reviewed this proposal and offered the following comments: 1. Accessible parking sign shall be mounted 7 feet above finished grade to bottom of sign; 2. A curb ramp shall be provided to the public sidewalk; and 3. A marked crossing shall be provided with detectable warnings at crossing entrances. The City Water Department has reviewed this proposal and offered comments regarding the proposed water meter size. The 3/4-inch meter shown on the plans could supply a maximum of 20 gallons per minute. Any greater requirement would require a 1-inch meter. The backflow protection device should be a double check valve assembly. NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 9 OF 10 • • The City Police Department has reviewed this application and have offered no comments or objections. SECTION VI. AGENCY COMMENTS General Telephone has reviewed this proposal and asked that 3 months notice be given for the telephone pole relocation and that the new pole location be staked. TCI Cablevision and Portland General Electric have reviewed this application and have offered no comments or objections. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: JULY 9, 1998 THE DECISION SHALL BE FINAL ON MONDAY - JULY 20, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code which provides that a written appeal must be filed. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 20, 1998. Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Departme of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-V 71. II July 9, 1998 PREPARED BY: M. J. Roberts DATE sociate PI. • er/ July 9, 1998 APPROVED BY: Richard Bewer • • f DATE Planning Manager I:\CURPLN\MJ R\SDR98-07.DEC NOTICE OF DECISION SDR 98-0007-TIGARD STREET PARKING LOT PAGE 10 OF 10 • Ir,',,11i TIGARD STREET PARKING LOT CIT1r RE TIGARD OREGON '1 ENGINEERING OEPARTINENT 1311 OA OWL OM Meer mob I* oat..M,-nn Z 0 CO CI _ - - Soulhnn Pncific Railrond c.- �` ----- _ .-. .-. ell wr 1 11 t2 11 14 15 { __ 201 t e�:�� ! 0 MEI T -- — OM TIGARD STREET a H ----- re 2 - r _ __---._--_ E.M Cme _- -- --�] ? V I ♦^ �-- ---- - -- — ---�- I � / II' • .u... 0 I`- (,) M CASE NOM]a CASE NAMEISk wl 1 SITE PLAN SDR 98-0007 1 EXHIBIT MAP N TIGARD PARKING STREET LOT • ��T � of ig4W41111 Ir AM" �• GEC-POFn S$1:411k G VICINITY MAP si MM,y SDR 98-0007 FRc _. Q` ST • TIGARD STREET 4:b .* PARKING LOT SUBJECT . • PARCEL .• \'„ *. sr AO. • 0.0 _` \` 0 100 200 300 Feet 1"=252 feet ■ ti0 •� , . 1 k i City of Tigard ko. Mamatlon m this map�s fa genre)Iocat an arty and bald be verified with the Deed opmerV Seances Dv sia 13125 SW Hell Elvd Nerd,OR 97223 (503)639-4171 http:77www.d tiprd.a us Plot date: Jun 9, 1998;c:magic\rnagic01.a Community Development S Dk9 s-6007 116, D 677 1)0 16, LOT" err EXHIBIT B 2S102AB-01200 2S102AB-01300 COOPER DEVELOPMENT CO NYDIGGER MARK ALLEN&YVONNE 7670 SW VARNES STREET 9315 SW COMMERCIAL ST TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-01901 2S102AB-01902 MAWHIRTER ARLIE L TR ATLAS LAND COMPANY 9265 SW MCDONALD ST 9380 SW TIGARD TIGARD,OR 97224 TIGARD,OR 97223 2S102AB-02800 2S102AB-03100 THOMPSON DENNIS C CHRISMAN RICHARD&HEATHER TRS 9523 SW 62ND DRIVE 940 UPPER DEVON LN PORTLAND,OR 97219 LAKE OSWEGO,OR 97034 2S102AB-03300 2S102AB-03400 FISHER DONALD D AND MCCLURE CHARLES J AND 9295 SW ELECTRIC STREET 9250 SW TIGARD TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-03500 2S102AB-03600 ERDMAN TERRANCE E AND JOHNSON WARREN W&BETTY TRS AN 12405 SW MAIN ST 3112 SW SANTA MONICA ST TIGARD,OR 97223 PORTLAND,OR 97201 2S102AB-03900 2S102AB-04000 CAPISTRANO NICHOLAS III PFAENDLER ROBERT F AND 12370 SW MAIN ST 12380 SW MAIN ST TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-04100 2 102AB-04200 SPEEDY LINGUINE INC CAP RANO NI • AS III 5405 SW JEAN RD 12370 S •. • ST LAKE OSWEGO,OR 97034 -•-D,OR • 223 102AB-04290 2S102AB-04300 CA• -TR • % ICHOLAS III CACH GERALD C&JOAN L 123 ! AIN ST 15160 SW SUNRISE LN GARD,O' •7223 TIGARD,OR 97224 2S102AB-04400 2S •B-04500 MARR ROBERT M CACH G• ' LD JOAN L 12420 SW MAIN ST 15160 I VISE LN TIGARD,OR 97223 T : •RD,OR 97 2S102A8-04600 2S102AB-05302 PEREZ JOSE EVODIO POZOS WISE RONALD H AND BETTY J AND 8915 SW COMMERCIAL PO BOX 230607 TIGARD,OR 97223 TIGARD,OR 97223 Ti 6A-ieh Sr. P KA,'67, L c^ r ( • 2o-r 4) 2.5102AB-05700 2S102AB-05800 OREGON STATE OF TIGARD AREA CHAMBER OF 411 TRANSPORTATION BLDG 12420 SW MAIN ST :SALEM,OR 97310 TIGARD,OR 97223 2 •2AB-05900 TIGARb IT if PORTLAND WESTERN R/R 13125 ATTN: ROBERT I. MELBO T . RD,OR 972 • 110 W. 10TH AVENUE ALBANY OR 97321 04,7-. _�_•` f., �_ CITY ofTIGARD '�Yll q _ �lv� ' OEOORA•MIC INFORMATION SYSTEM o, ` AREA NOTIFIED ,... .. • 250 ��- • Subject . 4 Parcel 4p c0 �#<‘4(S./ SDR 98-0007 s° Tigard Street Parking Lot ‘4.0‘2>,* �G,Qti °�'�44< •,:_P,' Wi • OA ,4 01, Ck ‘ 41.‘ 0 ###1‘" &),p 9 • 9% 0 100 200 300 Feet 1'•255 feet AA City of Tigard Infamadan an this map Is for general loca0an only and should 6s vau lied with the Development Servloee Didelan. /� 13125 SW Hell Blvd Tl9ard,OR 97223 (503)639.1171 htip:Mvvm.d.ilgrd.r.us Community Development Plot date:Jun 11,1998;c:lmaglclmagic01.apr •F; 2 CP 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:Will D'Andrea, Brain DATE OF PRE-APP.: 3/10/98 Rager Property Address/Location(s): (Tigard Street Parking Lot) FOR STAFF USE ONLY Tax Map & Tax Lot#(s): 2S1 2AB lot 5900 Case No.(s): S,P" 9g -c o07 Other Case No.(s): /v/4 Site Size: 0.19 Acre Receipt No.: /WA Application Accepted By: J,Property Owner/Deed Holder(s)*: City of Tigard G a� Date: g Address:13125 SW Hall Blvd. Phone: 503-639-4171 Tigard, OR 97223 City: g Zip: Date Determined To Be Complete: Applicant*: City of Tigard .:2 `/- f Comp Plan/Zone Designation: Address: 13125 SW Hall Blvd. Phone: 639-4171 City: Tigard, OR Zip: 97223 CIT Area: •When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Rev.4/21/97 i:\curpinlmastersLsdra.doc authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY Application Elements Submitted: ErThe owners of record of the subject property request Site Application Form Development Review approval to allow (please be specific): Z ❑ Owner's Signature/Written Authorization Construct parking lot to provide additional ❑ itle Transfer Instrument or Deed fifteen parking spaces including one disabled L Site/Plot Plan (#of copies based on pre-app check list) parking space for public parking in downtown /Site/Plot Plan (reduced 8'/7"x 11") Tigard. 0-pplicant's Statement (#of copies based on pre-app check list) nstruction Cost Estimate ❑ USA Sewer Use Information Card (Distnbuted/completed at application submittal) * Filing Fee (Under$100,000) $ 800.00 /° ' (S100,0004999.999)....$1,600.00 (S1 Million&Over) $1,780.00 (+S5/510.000) 1 .ist any VARIANCE. CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as )art of this application: NQNE \PPLICANTS: "o consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as lescribed on the front of this application in the"Required Submittal Elements" box. Detailed Submittal Requirement infomtiation sheets can be obtained, upon request, for all types of Land Use Applications.) H-IE APPLICANT(S) SHALL CERTIFY THAT: 111 . • •■• • 4a• a • • • •• 1 • • 1 • •■• Id•- U ••l 1 • Il • •a: • 1 • 1 :•• • • •II ••z• :z• •• 1 / a • ti 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 cn this application, may be revoked if it is found that any such statements are false. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 14th day of May 19 98 awn Signature Owner's Signature ]wner's Signature Owner's Signature 2 CITY OF TIGARD Community Development Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 9/25/98 FILE NO: SITE DEVELOPMENT REVIEW [SDR] 98-0007 FILE TITLE: TIGARD STREET PARKING LOT APPLICANT: City of Tigard OWNER(S): Same 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171 REQUEST: The applicant is requesting Site Development Review approval to construct a 15 space parking lot to provide additional public parking in downtown Tigard. LOCATION: The subject site is located on SW Tigard Street, north of SW Main Street; WCTM 2S102AB, Tax Lot 05900. ZONE: Central Business District; CBD. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.66, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. CIT AREA: Citywide CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: Monday JUNE22,1998 K STAFF DECISION DATE OF DECISION: Thursday JULY 9,1998 HEARINGS OFFICER DATE OF HEARING: TIME: 1:00 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 K TREE PLAN ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT OTHER STAFF CONTACT: Julia Powell Hadjuk, Associate Planner (503) 639-4171 Ext. 407 SDR 98-0007 TIGARD STREET PARKING LOT PROPOSAL R-oposaihiccrrdive May 18, 1998 TIGARD STREET PARKING LOT CONSTRUCTION NARRATIVE 1. In April, 1996, the City of Tigard and the Tigard Chamber of Commerce purchased the Tigard Feed Store property owned by the Burlington Northern Railroad. At that time the City filed a Partition Plat (No. 1996-024) dividing the property into two parcels. One owned by the City of Tigard, and the other owned by the Chamber of Commerce. The site is located on Tigard Street, near the intersection of Tigard Street and Main Street. It is bordered by Tigard Street, Burlington Northern Railroad, and private commercial developments. 2. The proposed project will provide additional fifteen parking spaces and one disabled parking space for public parking in downtown Tigard. The current zoning is commercial development. 3. The proposed parking lot will generally slope from east to west and consistent with existing topography. The parking lot surface will be of asphalt paving with extruded curbs. Access to the property is through Tigard Street with an entrance at the east end, and an exit at the west end of the parking lot. 4. Improvements on Tigard Street would include widening of the existing 15' road surface for up to 28 feet in width and provision for an 8' wide bike lane, construction of a 4.5' wide sidewalk with wheelchair ramp from Main Street to west end of the project. 5. There will be no buffers since the site only borders street and commercial development. 6. The proposed parking lot will have a landscaped area that is at least fifteen percent (15%) of the total area of the property, and expands along the front and west side of the property. The trees proposed are spruce on back of sidewalk and at the west end of the lot. Additional plantings will be made along the back of sidewalk and consist of Gibsons Scarlet Potentilla, Silver Edge Euonymus, and Rhododendron. 7. Onsite lighting for this project is also proposed. Lighting will be provided by three street lights. One is located at the corner of Tigard St and Main St, one is located inside the parking lot, and the other is at the exit of the parking lot. Lighting will be consistent with current industry standards. 8. Sanitary sewer is not required for this project. 1/2 Construction: This proposed project may require a partial closure of Tigard Street during the paving process. It should not have an adverse impact on the existing transportation system after completion. Bikeways: The proposed project will include a construction of an eight foot wide bike lane along Tigard Street in front of the property, except at the Hwy 99W overpass, the eight foot bike lane becomes three feet due to the locations of the existing piers. Drainage System: The storm runoff from this development will be routed through drainage facilities which will be constructed in conformance with Unified Sewerage Agency (USA). The current Surface Water Management (SWM) regulations established by USA require construction of water quality facilities to remove 65% of the phosphorous from 100% of the newly constructed impervious surfaces. Since the fee in-lieu was allowed for this project, the proposed drainage system which consists of two catch basins will provide appropriate sediment trapping capacity for the project site. The 12" drainage pipe connects the catch basin to the existing manhole, where a 48" CSP outfall to Fanno Creek. Water System: Except for irrigation water system that needs to be provided for landscaping, potable water is not needed for the project. i:\eng\98cip1misc\narrativ.doc 2/2 PRELIMINARY COST ESTIMATE • 5/21/98 TIGARD STREET IMPROVE!. 1TS - BASIC BID(City of Tigard Property) ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT STREET IMPROVEMENTS 1 MOBILIZATION L.S. $300.00 2 TRAFFIC CONTROL L.S. $2,000.00 3 CLEAR&GRUB L.S. $500.00 4 EROSION CONTROL L.S. $500.00 5 REMOVE EXISTING AC 24 C.Y. $40.00 $960.00 6 EXCAVATION 350 C.Y. $8.00 $2,800.00 7 RELOCATE&/OR ADJUST STRUCTURES L.S. $1,000.00 8 2"-0"ROCK SUBGRADE 59 C.Y. $60.00 $3,540.00 9 3/4"-0"LEVELING ROCK 190 C.Y. $50.00 $9,500.00 10 EXTRUDED CURB 585 L.F. $6.00 $3,510.00 11 STANDARD CURB&GUTTER 250 L.F. $12.00 $3,000.00 12 ASPHALT CONCRETE PAVEMENT 180 TON $40.00 $7,200.00 13 CONCRETE SIDEWALK 203 L.F. $18.00 $3,654.00 14 STANDARD DRIVEWAY APRON 130 S.F. $10.00 $1,300.00 15 STREETLIGHTS 3 EA. $1,200.00 $3,600.00 16 JUNCTION BOX 3 EA. $300.00 $900.00 17 2"CONDUIT COMPLETE IN PLACE 308 L.F. $8.00 $2,464.00 18 6'CHAIN LINK FENCE 250 L.F. $12.00 $3,000.00 19 REGRADE DITCH L.S. $500.00 20 STRIPING&SIGNING L.S. $2,000.00 STREET SUB-TOTAL $52,228.00 ITEM BID UNIT TOTAL NO DESCRIPTION QUANTITY UNIT PRICE AMOUNT LANDSCAPING&IRRIGATION IMPROVEMENTS 1 INSTALL TREES&SHRUBS 31 L.S. $3,500.00 2 PLACE 6"MULCH 60 C.Y. $6.00 $360.00 3 EXCAVATION&BACKFILL 145 C.Y. $1.50 $217.50 5 3/4"SCHEDULE 40 PVC PIPE&FITTINGS 330 L.F. $2.00 $660.00 6 2"CONDUIT PIPE SLEEVE,SCHEDULE 40 PVC 95 L.F. $4.50 $427.50 7 VALVE CONTROL BOXES 3 EA. $85.00 $255.00 8 RAIN BIRD"RC-C SERIES"CONTROLLER 1 EA. $850.00 $850.00 9 RAIN BIRD"DV SERIES"3/4"ELECTRIC VALVE 3 EA. $60.00 $180.00 10 RAIN BIRD"1300A-F" 1"BUBBLER 17 EA. $13.50 $229.50 LANDSCAPE&IRRIGATION SUB-TOTAL $6,679.50 ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT DRAINAGE IMPROVEMENTS 1 ABANDON DRAINAGE FACILITIES L.S. $2,000.00 2 CONNECT TO EXISTING 1 EA. $200.00 $200.00 3 OVERSIZE CATCH BASIN 1 EA. $2,000.00 $2,000.00 4 PRIVATE CATCH BASIN 1 EA. $650.00 $650.00 5 12"PVC C-900 PIPE 77 L.F. $21.00 $1,617.00 6 6" D.I. PIPE 13 L.F. $25.00 $325.00 7 TRENCH EXCAVATION&BACKFILL 30 C.Y. $50.00 $1,500.00 DRAINAGE SUB-TOTAL $8,292.00 BASIC BID TOTAL $67,199.50 LT\CIP\TIGARDST.xis ALTERNATE BID(Chamber o' imerce Property) ITEM BID UNIT TOTAL NO DESCRIPTION QUANTITY UNIT PRICE AMOUNT STREET IMPROVEMENTS 1 MOBILIZATION L.S. $2,000.00 2 TRAFFIC CONTROL •"" L.S. $500.00 3 CLEAR&GRUB •"`• L.S. $500.00 4 EROSION CONTROL '•"• L.S. $500.00 5 REMOVE EXISTING AC 14 C.Y. $40.00 $560.00 6 REMOVE EXISTING CONC CURB&SIDEWALK L.S. $500.00 7 REMOVE EXIST TREE 1 EA $100.00 $100.00 8 EXCAVATION 30 C.Y. $8.00 $240.00 9 2"-0"ROCK SUBGRADE 30 C.Y. $60.00 $1,800.00 10 3/4"-0"LEVELING ROCK 7 C.Y. $50.00 $350.00 11 STANDARD CURB&GUTTER 114 L.F. $12.00 $1,368.00 12 ASPHALT CONCRETE PAVEMENT 20 TON $40.00 $800.00 13 CONCRETE SIDEWALK 70 L.F. $18.00 $1,260.00 14 STANDARD WHEELCHAIR RAMP 255 S.F. $10.00 $2,550.00 15 STREETLIGHTS 1 EA. $1,200.00 $1,200.00 16 JUNCTION BOX 1 EA. $300.00 $300.00 17 2"CONDUIT COMPLETE IN PLACE 78 L.F. $8.00 $624.00 STREET SUB-TOTAL $15,152.00 ITEM BID UNIT TOTAL NO. DESCRIPTION QUANTITY UNIT PRICE AMOUNT DRAINAGE IMPROVEMENTS 1 REMOVE DRAINAGE FACILITIES L.S. $2,000.00 $2,000.00 2 CONNECT TO EXISTING FACILITY 1 EA. $200.00 $200.00 3 OVERSIZE CATCH BASIN 1 EA. $2,000.00 $2,000.00 4 10"PVC C-900 PIPE 15 L.F. $21.00 $315 00 5 TRENCH EXCAVATION&BACKFILL 5 C.Y. $50.00 $250.00 DRAINAGE SUB-TOTAL $4,765.00 ALTERNATE BID TOTAL $19,917.00 BASIC BID AND ALTERNATE BID COMBINED TOTAL $87,116.50 LT\CIP\TIGARDST.%LS HYDROLOGIC STUDY TIGARD STREET PARKING LOT Existing Conditions. The project area is currently drained by roadside ditches, approximately 2 feet deep, flowing to the west at an approximate grade of 1.5%. Culverts transport drainage under two existing driveways. The existing street has a 2.5% cross slope to the edge of pavement and drains directly into the existing roadside ditches. Ditch drainage flows to an existing catch basin at the west end of the project, where it is connected to the existing 42" RCP and outfall to Fanno Creek. Methodology. Storm runoff peakflows and volumes were determined using SCS TR-55 of Softdesk S8 hydrology tools. The rainfall intensity used for calculations was based on the 25-year rainfall distribution established by United Sewerage Agency (USA): the total depth of rainfall for storm of 24-hour duration and 25 year recurrence is 3.90 inches. Areas of contribution were based on field survey and aerial topography. Soil Hydrologic group is SCS type IA. Curve number values were based on soil type and land use: CN equals 98 for post-development and 86 for pre-development. The total runoff is as follows: Q(25yr) =0.3cfs Pre-development Q(25yr) = 0.5cfs Post-development Since the longitudinal slope of Tigard Street is generally less than 1%, installation of curb and gutter is required to direct water from the Tigard/Main Street intersection to a proposed inlet located at the west side of the parking lot. Water from the parking lot is intercepted by another trapped inlet before it leaves the parking. Both inlets are connected to a 12" storm drain pipe where it runs into an existing 48" CSP then outfalls into Fanno Creek. The hydraulic analysis using Manning's formula for the proposed drainage system indicates that a 4.4" pipe can carry a flow of 0.5 cfs flowing full. However, we propose to use a 12" PVC pipe which has a velocity of 5.3 fps. An analysis of the existing drainage system downstream of the development area, as required by USA Design and Construction Standards, is not performed at this time due to the following reasons: - The amount of the total runoff is considerably low(less than 1 cfs). - City staff from Engineering Department has indicated that the 48" CSP was sized for ultimate development. - The downstream conveyance drainage system is fairly simple: the 48" CSP discharges flow into Fanno Creek at a distance of 700' from project site. I teng198cipktigardst misclhydro.ltr . - a. rt- r.,..) x cn ; 00 ^ \ ._ o �y ___' -n-__ ' — _ —_ _— — _ /svver^ pm u Q --^~` _ _ _ ___ \_._ tN TRIBE _--- twoull-'111491-44"-— 1 A2: 8,487 S.F. -.• : * / ` _....,. trC) ' 'to t.,V , 0 c —___ z---C C C — 1...--- -..----.61..1 :: •''.'•:: .'M. -::::M..:.1. :::::.••: ::2?':.*: -. .:':;.. .'''.:•::i.::.1.,'.:C*'. ".. 1.::;. ..•'.. ....::,:-..1.- 1'•,..51; ..............................,t......=77.7.-11. 1— '. -------t---7 I —111111.11 141+CO 1410.11 • r \ / 60 i 1 4, 1 1 42 in. CLASS 3 SEWER PIPE-e''.."1\ i • 4 • • zi • • I 1 1 1 ; i / _______T_I A TIGARD STREET PARKING LOT "=.� ~_�.-=�= HYDROLOGY MAP +�. =m��/ MEET KJLA MECO% mrs La.u.L an FILE NO. Z79 0110C NAME! «� ��r -� ' - '--- |~~~~ ~=� I ="°"��"~0. �� _ .OM HdPre. txt Graphical Peak Discharge method Given Input Data: Description Tigard Street Parking - Pre-dev elopment Rainfall distribution Type IA Frequency 25 years Rainfall, P (24-hours) 3. 9000 in Drainage area 0.0008 mi2 Runoff curve number, CN 86 Time of concentration, Tc 0. 1000 hrs Pond and Swamp Areas 0.0000 % of Area Computed' Results: Initial abstraction, Ia 0. 3256 in Ia/P 0. 1000 Unit peak discharge, qu 162.4987 csm/in Runoff, Q 2 . 4559 in Pond and swamp adjustment, Fp 1.0000 Peak discharge, qp 0.3193 cfs Page 1 Ndpostl txt Given esput Data:Graphical peak v Area AI Description Discharge Faln fall method IA Frequency distribution Ra inf a 2 Rung naee �a . (24-hours) Tigard Scree pO d o f curve concentration,e nine urS) 2 m t Parking - Post-De C ana Swamp r' ON 3. 9000 ars st�De Computed Results: Are TC O.O in Initial 98 m�2 al Unit abstraction 0 000m hrs Runoff,Ae. discharge.• Ia $ of Area Peak and k • • .qu • , , 0 0408 i adjustment, 1000 in qp . , 162. 4987 .F. • 987 1,0�6ao in Csm/in 0. 1787 cfs Page 2 - HdPost2txt Graphical Peak Discharge method Given Input Data: Description Tigard Street Parking - Post-De v Area A2 Rainfall distribution Type IA Frequency 25 years Rainfall, P (24-hours) 3. 9000 in Drainage area 0.0005 mi2 Runoff curve number, CN 98 Time of concentration, Tc 0. 1000 hrs Pond and Swamp Areas 0. 0000 % of Area Computed Results: Initial abstraction, Ia 0.0408 in Ia/P 0. 1000 Unit peak discharge, qu 162. 4987 csm/in Runoff, Q 3. 6654 in Pond and swamp adjustment, Fp 1.0000 Peak discharge, qp 0.2978 cfs Page 1 Hdraul.txt Manning Pipe Calculator Given Input Data: Shape Circular Solving for Diameter Full Diameter 4 . 3958 in Depth 4 .3958 in Flowrate 0. 5000 cfs Slope 0. 0200 ft/ft Manning' s n 0. 0090 Computed Results: Area 0. 1054 ft2 Wetted Area 0. 1054 ft2 Wetted Perimeter 13.8099 in Perimeter 13.8099 in Velocity 4 .7442 fps Hydraulic Radius 1.0990 in Percent Full 100. 0000 % Full flow Flowrate 0. 5000 cfs Full flow velocity 4 . 7442 fps Page 1 Hdrau2.txt Manning Pipe Calculator Given Input Data: Shape Circular Solving for Depth of Flow Diameter 12.0000 in Flowrate 0. 5000 cfs Slope 0.0200 ft/ft Manning' s n 0.0090 Computed Results : Depth 2 . 1301 in Area 0. 7854 ft2 Wetted Area 0.0942 ft2 Wetted Perimeter 10. 4376 in Perimeter 37. 6991 in Velocity 5.3063 fps Hydraulic Radius 1 . 3000 in Percent Full 17.7511 % Full flow Flowrate 7 .2779 cfs Full flow velocity 9.2665 fps Page 1 - AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) • I, co.o t 5 . \� . ��ar 5 , being duly sworn, depose and say that on Aw..I'L 3 dt , 19 R8, I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) __ �c,x A4c ),S 1 2.A.B Lo+ ,56/ 616 a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at l (2,r 1 n At 6 ON , with postage prepaid thereon. -vtLi.il, fil- kitt Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the So day of 41.4AS , 19V ,�_� OFFICIAL SEAL //�� %� /C6.74—. -r.;.r-= DIANE M JELDERK (r?171 NOTARY PUBLIC-OREGON ` ;� COMMISSION NO.046142 NOTARY PUBLIC SP/OREGON MY COMMISSION EXPIRES SEPTEMBER 07,1999 My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) S9 t( J P, LDS' NAME OF PROJECT OR PROPOSED NAME: ._ . I TYPE OF PROPOSED DEVEL• ' u ENT: • ' . '.1-r'k`�-� Name of Applicant/Owner: ��_ �4-'ice' Address or General Location of Subject •roperty: _ -.f...a:�Stilli_.Z1 i F ' _. I Subject Property Tax Map(s)and Lot#(s): 073 / sV��J 4 -5/ o h:llogiMtpattyt masters attmad.mst April 30, 1998 s' CITY OF TIGARD OREGON NEIGHBORHOOD MEETING for Tigard Street Parking Lot Project The City of Tigard is proposing to process a Site Development Review application to construct a parking lot on Tax Map 2S1 2AB lot 5900. Prior to applying for the necessary permits, we would like to discuss the proposal in more detail with surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, May 13, 1998 at City of Tigard Town Hall 13125 SW Hall Blvd. 7:00 PM This will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any question, please contact Vannie Nguyen at 639-4171 x 375. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Iltl• -- --l. (TI) _ N� ,,.. CITY of TIGARD . V! v, , OEOORAENIC IMf ORMATIOM SYSTEM ^. 1 IP VnCowt MAP j , iiip, qurior 4, . * 1. c • MI 4 ..■44■ �ik, IPI .� P r Tl and Street sT ar ■. , j Proposed •� Parking Lot SUBJECT PARC EL ---41k \ 0' -�c G<,1#"%tC0b.'5' o.„, .4, 1 • . ,s,,,,‘ A.‘ • N , .+ 0 100 200 300 400 fiat . , 1's 279 feet A 1 4t9 1/)/,,9A- y� City of Tigard 47 2 adormaton on gds map Is for general location only and arouw t»walled with lb*Development Services°Melon. 13125 SW HMBtod • I Nerd,OR 97223 �_ —. __ _— -- (903)6394171 • I Community Development Plot date:Apr 30,t 1998:c lmagiclmagic01.apr a 91; - - I 4- I CITY of TIGARD CDOEOORAPNIC INFORMATION SYSTEM 44 4C)S (</ Mr*C� AREA NOTIFIED q4 sr • _ Parking lot Tigard Street 12AB0 00 ,4 ',,2 02AB012 I i `.�4 0 .1,1; I . I CJ� , ,, , 1M : 1 1 2510 4: : I . ' 00 61 0 1 1 1 :;. tl � I I 1 , 1 ti F 0o 0 � I IBI r oo 9. � � ig/ �.ti� AB o0 � G. <� , B 1 ' , I,; r 02AB02 8Q s S , 2' 02AB0531 ..+ 0 0 ' ! 80431; 0 50 100 150 200 250 Feet ,'=,90feet ##‘4‘ 4° iL\ City of Tigard _OkiiiL Aliti, ,#Ididlik Information on this map Is for general location only and should be ventied with the Development Services Division 13125 SW Hall Blvd _ Tigard(503) 39 9721 (503)639e171 � http9lwww.d.tlgaro.onus Community Development Plot date:Apr 29,1998;c:lmagiclmagic01.apr • 2S102AA-04900 2S102AA-05000 _ NICOLI PACIFIC LLC BISHOP WILBUR A AND MARTHA E 19600 SW CIPOLE RD PO BOX 23832 TUALATIN,OR 97062 TIGARD,OR 97281 23102AB-01200 2S102AB-01300 COOPER DEVELOPMENT CO NYDIGGER MARK ALLEN 7670 SW VARNES STREET 9315 SW COMMERICAL TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-01901 2S102AB-01902 MAWHIRTER ARLIE L AND IRENE ATLAS LAND COMPANY 9265 SW MCDONALD ST 9380 SW TIGARD TIGARD,OR 97224 TIGARD,OR 97223 2S102AB-02800 2S102AB-03100 THOMPSON DENNIS C CHRISMAN RICHARD&HEATHER TRS 9523 SW 62ND DRIVE 940 UPPER DEVON LN PORTLAND,OR 97219 LAKE OSWEGO,OR 97034 2S102AB-03300 2S102AB-03400 FISHER DONALD D AND MCCLURE CHARLES J AND 9295 SW ELECTRIC STREET 9250 SW TIGARD TIGARD,OR 97223 TIGARD,OR 97223 2S102A3-03500 2S102AB-03600 ERDMAN TERRANCE E AND JOHNSON WARREN W&BETTY TRS AN 12405 SW MAIN ST 3112 SW SANTA MONICA ST TIGARD,OR 97223 PORTLAND,OR 97201 2S102AB-03900 2S102AB-04000 CAPISTRANO NICHOLAS III PFAENDLER ROBERT F AND 12370 SW MAIN ST 12380 SW MAIN ST TIGARD,OR 97223 TIGARD,OR 97223 2S102A8-04100 2S102AB-04200 SPEEDY LINGUINE INC CAPISTRANO NICOLAS III 5405 SW JEAN RD 12370 SW MAIN ST LAKE OSWEGO,OR 97034 TIGARD,OR 97223 2S102AB-04290 2S102AB-04300 CAPISTRANO NICHOLAS III CACH GERALD C&JOAN L 12370 SW MAIN ST 15160 SW SUNRISE LN TIGARD,OR 97223 TIGARD,OR 97224 2S102AB-04400 2S102AB-04500 MARR ROBERT M CACH GERALD C&JOAN L 12420 SW MAIN ST 15160 SW SUNRISE LN TIGARD,OR 97223 TIGARD,OR 97224 • 2S102AB-04600 2S102AB-04700 . PEREZ JOSE EVODIO POZOS OLD STANDARD LIFE INSURANCE 8915 SW COMMERCIAL 12525 SW MAIN TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-05302 2S102AB-05700 WISE RONALD H AND BETTY J AND OREGON STATE OF PO BOX 230607 411 TRANSPORTATION BLDG TIGARD,OR 97223 SALEM,OR 97310 2S102AB-05800 2S 2AB-059 0 TIGARD AREA CHAMBER OF TIGA CIT OF 12420 SW MAIN ST 13125 ALL TIGARD,OR 97223 TIGARD 97223 . AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 I, 4fic--/a e/ c i /4/7/ , do affirm that I am (represent) the party initiating interest in a proposed Poi--A r)-rj i-4,74- bn� P C 7' affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 2- S / 2. 4 5 Got ,00 , and did on the / 5 r day of C , 19 personally post notice indicating at the site may be proposed for a ii- pe,v el;,r4 e-4" E; r IN application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 2 S / Z/¢8 id)f f'yd2 0-7, 7%4- i e_ J+-t- 7' Wit' /- - C1 -e C 717 %f a Y—rr f • / 12"e/ LPf /1ii ;k f (state location you posted notice on property) r /t . Si•natu - (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the Zfii---day of , 19/ ..17? OFFICIAL JELD L I , fL } �r.-� DIANE M JELDREGO - NOTARY PUBLIC OREGON ®;;;® COMMISSION NO 046142 NOTARY PUBLII F OREGON '+V COMMISSION EXPIRES SEPTEMBER 07,1999 My Commission xpires: (Applicant, please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED NAME: T' a-!e, r . A 1"-1; /1'-- .4-0 7--- TYPE OF PROPOSED DEVELOPMENT: 5 ,[) 12— Name of Applicant/Owner: £l 6. a f- %,,.J< ----z - Address or fvneral Locaton of Subject Property: /v'afr-!k r/?e-e 77- . .—e /C_' iv e i f a,/4 LSubject Property Tax Map(s)and Lot#(s): 5 / - A a 1-1, f .5-200 tolog iMpatty4nasterslaftpost.mst SIGN UP SHEET Tigard Street Parking Lot Neighborhood Meeting May 13, 1998 NAME (Please Print) Address Phone Number jj//f ,/ a--� fyl 9 - 1i"7/ /2 5/2 o tf mot) /144/,J fr - 6 Z 97s- )o h frt Cook P--3/ Y Std /J, C- 3-g0 35.2 Van i °,/ -11' rol �, 636/ - (7 l , a Tigard Street Parking Lot Neighborhood Meeting Meeting Minutes May 13, 1998 - 7:00 pm Town Hall Only two persons attended the meeting. The City staff(Vannie Nguyen and Mike Mills) explained the scope of work and the current status of the project. The following questions were asked: — Are there any on-street parking on Tigard Street? Answer: No, fire access requires minimum of 20' of traveled way, Tigard Street does not have extra space for parking. — Any half street improvements required? Answer: Yes, pavement will be removed at 12' north of the centerline since Tigard Street just had an overlay last year. — Any street lighting? Answer: Yes. Four of them , one in the parking and three along Tigard Street. — Can traffic make a left turn when exiting the parking since there are only one way in and one way out? Answer: Yes — Construction schedule? Answer: Early August 1998. — Are parking in the parking lot provided for long term or short term and any dedicated permanently to Chamber of Commerce. Answer: Two hours. Do not know yet at this time.. — Is there any permit required from W&P Railroad? Answer: Yes, the City needs to obtain construction easement, request has been sent, no response from the Railroad yet. 1:VengV98cip\tigardstVnisc xninutes.doc Southern Pacific Railroad — — — —{— 242 --- —— — —-- .�< ,� 99 ... I B y 10 „ '2 Cc i Chamber of ^� '�'_-— �O� 2 3 Commerce if - ►\III y;e�wlC Commerce a rce s. 3 N Landscaping 66 Abi V # W L.. 1 ce TIGARD STREET N xlst EP l Exist Curb — _ . i' I x� x \ _ - SCALE: 1• r so' '""'"film'=' TIGARD STREET PARKING LOT :. 1 -JJ CITY OF TIGARD 2S1 2AB TL 5900 OREGON ENGINEERING DEPARTMENT 13125 SW. HALL BLVD. TIGARD, OREGON 97223 VOICE: (303) 639-4171 FAX: (503)664-7297 PRE - APPLICATION CONFERENCE NOTES w. �►+w,j... f% m e�i`x r X� s M rya+ tti ; :€sS r.�° , - may .: '4 +r...- f ' ' ,ti. '.' TI .;lit-V- 3,9 '.4:1 V�t4,, `iw.=`.n....., ? -q atl r;'II +.rN --:-'..";t:°:', y� i o cAtIONcONFEREIICEN I ti S- `. >v on .< " � " Kra �'' ComrnunityDevcfopmattz:. "'- t «: 416 t; A. ". shapingA Better Community Motes are Valid fer l` 0lithsl ia *546 / NON-RESIDENTIAL PRE-APP.MTG.DATE: 3!10/ STAFF AT PRE APP.: �D/2Tt' '* , APPLICANT: AGENT: Phone:I l Phone: I l PROPERTY LOCATION: ADDRESS/GEN.LOCATION: TAX MAPISL/LOT#151: 2..4 - c f o0 NECESSARYAPPLICATION[SI: SITE I- E∎iELcP NrlENST -RENt1E•1J PROPOSAL DESCRIPTION: --47,-}RKkri Gr- LcfT �c iT y t7 PEC_T. 1 COMPREHENSIVE PLAN MAP DESIGNATION: C i3D ZONING MAP DESIGNATION: CaD i C.I.T.AREA: So c_, T FACILITATOR: PHONE: [503] ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: — sq. ft.Average lot width: - ' ft. Maximum building height: - ft. Setbacks: Front ft. Side ft. Rear ft. Corner - - ft. from street. Maximum site coverage: Ste% Minimum landscaped or natural vegetation area: 15 % [Refer to Code Section 18. 640.o5o] ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The DEPTH OF A4 LOTS SHALL NOT EXCEED 2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1 es the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060-Lots] CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 111111-iesldeotlel aplicatleo/Planalni Department Section SPECIAL SETBACKS , ,- Street : feet from the centerline of . Establish d areas: feet from • Lower intens zones: feet, along the site's _ boundary. • Flag lot: 10-foo side yard setback. [Refer to Code Section and 18.96) SPECIAL BUILDING HEIGHT PROVISIONS BUIL ING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height 75 feet provided that: • A m • um building floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building setbacks will be at least half (IA) of the building's height; and > The structure will not abut a residential zoned district. [Refer to Code Section 18.98.020] AMONG AND ACCES_ required parking for this type of use: ` A Parking shown on preliminary plan(s): Secondary use required parking: Parking shown on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: • Standard parking space dimensions: 8 feet, 8 inches x 18 feet. F Compact parking space dimensions: 8 feet x 15 feet. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. [Refer to Code Section 18.106.0201 Handicapped Parking: All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. F BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width:.3d/7L--r . Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: . (Refer to Code Section 18.106 and 18.1081 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-duldeatlal atallcatlee/Plaeolol Daoartmeot Satin NWAY REQUIREMENTS) , WALKWAYS—SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) LOADING AREA REQUIREMENTS Every Q,OMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be providedbvith a loading space. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.106.070-090) CLEAR VISION AREA . The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISU IMPACTS between adjacent developments, especially between different land uses, the City require landscaped buffer areas along certain site perimeters. Required buffer areas are described by t Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen tr s and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Co,e. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. editional information on required buffer area materials and sizes may be found in the Development ode. (Refer to Code Chapter 181001 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along LANDSCAPING STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.108) CITY OF TICARD Pre-Appllcatlon Conference Notes Page 3 d 9 MOM-IesIdeatlal applIcaUee/Fluaing Department Section SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. [Refer to Code Section 18.1141 SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Section 18.84) STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 8.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY(USA]BUFFER STANDARDS,R&0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any c e, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate C rdor: NO structures, development, onstruction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING 8 FEET IN WIDTH. If the walkway or bike path is paved, then the veOtated corridor must be widened by the width to the path. A paved or gravel walkway or bike pith may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and CITY OF TIGARD Pre-Application Conference Notes Page 4 N 9 NON-/uIdeotral eppllcstloUPlanoing DepartmntSectloe > WATER QUALITY FA_ .._ITIES may encroach into the vegeta,_u corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to Hu 0 96-44/USA Regulations-Chapter 3,Design for SWM) WATER RESOURCES OVERLAY DISTRICT The WATER ESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensiv Plan and is intended to resolve conflicts between development and conservation of significant w tlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Invent° . Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in desi Hated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preerve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) nd the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "Fl -BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow les than 1000 cubic feet per second (cfs). > Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING TREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Su mer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributarie of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The standard TUALATIN RIVER RIPARIA SETBACK IS 75 FEET, unless modified in accordance with this chapter. > The MAJOR STREAMS RIPARIAN SETBACK 50 FEET, unless modified in accordance with this chapter. > ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.85.010) CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Is Ideotlel epplleetle■/PliuIn!Oepertment Section Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MA OR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.85.050.0 that demonstrates all the following: > Native plant pecies currently cover less than 80% of the on-site riparian corridor area; > The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; • That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; • That there will be no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.85.1001 TREE REMOVAL PLAN REQUIREMENTS A TREE PAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application fo a subdivision, major partition, site development review, planned development or conditional us is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCL DE the following: > Identification of the loca 'on, size and species of all existing trees including trees designated as significant by the City; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must foll w the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less tha 25% of existing trees over 12 inches in caliper requires a mitigation program acc.rding to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to •- removed be mitigated according to Section 18.150.070.D; Retainage of from 50 to 7•% of existing trees over 12 inches in caliper requires that 50% of the trees to be rem. ed be mitigated according to Section 18.150.070.D; Retainage of 75% or greate of existing trees over 12 inches in caliper requires no mitigation; • Identification of all trees which are pro"osed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OP ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. [Refer to Code Section 18.150.0251 CITY OF TIGARD Pro-Application Conference Notes Page 6 019 111111-8.sllatlaI appllati.UPlanolni Dsiartm.ot Section MITIGATION • REPLACEMENT OF A TREE shall take place according to the following guidelines: > A replacement tree shall be a substantially similar species considering site characteristics. > If a replacement tree of the species of the tree removed or damages is not reasonably vailable, the Director may allow replacement with a different species of equivalent natural re ource value. > If a placement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: > The number of replacement trees required shall be determined by dividing the estimated caliper sizof the tree removed or damaged, by the caliper size of the largest reasonably available re lacement trees. If this number of trees cannot be viably located on the subject property, the\Iirector may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.150.070[Dl SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Office: 648-8884) NARRATIVE -The-APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to Code Section 18.321 CODE SECTIONS _ 18.80 — 18.92 18.102 18.116 18.150 18.84 _ 18.96 18.106 18.120 18.160 _ 18.85 _ 18.98 _ 18.108 _ 18.130 18.162 18.88 _ 18.100 _ 18.114 _ 18.134 18.164 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the CITY OF TIGARD Pre-Application Conference Notes Pagel of 9 MON-iesIdeotlaI appllcatleu/Plannlnn Department Section public at large, public facl....es systems, and affected private prur,;rty users. In situations . where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32,Section.050) WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. [Refer to Code Chapter 18.32,Section.250) CliEIGHBOR110011 MEETING 7H1= APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. [Refer to the Neighborhood Meeting Handout] B_U_ ILDING PERMITS _ PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 18.116) ADDITIONAL CONCERNS OR COMMENTS: CITY OF TI6ARD Pro-Application Conference Notes Page 8 of 9 NON-YesIAeatlaI apollcatlen/PIaouing Department Section PROCEDURE . Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8W' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard -P LAri . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: \/6/ ( .1N1 Dge" CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: (503)639-4171 FAX: (503)684-7297 E-MAIL (staff's first names @ci.tigard.or.us h:U ogln\p arty\masters\preapp-cast (Engineering Sectlee:masters\preapp-c.eng) 5-Feb-98 CITY OF T1GARD Pre-Application Conference Notes Page 9 of 9 MOM-Bestdentlal appllcatlee/Planetog OepartmentSecUoo ' . _- ; ?!UCAPOtI IU . �� NOTES Atek� ll N NEERING SECTION - City of Tigard,Oregon Community Development SFtapin,q Better Community PUBLIC FACILITIES Z4 2 A The purpose of the pre-application conference is to: CC��N� (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. �1 (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1 .) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a e oP nent application for this site will require right-of-way dedication for: ( ) to - feet from center e. ( ) to feet from centerline. ( ) to ',from centerline. Street improvements: ( �) street improvements will be necessary along S,nJ ( ) street improvements will be necessary along ( yr Street improvements on ltbd cst. shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARD Pre-Application Conference Notes Pagel 015 Engineering Department Section utility wires (a fee n be collected if determined approp , by th- Engineering Department), a e-foot wide sidewalk (sidewalks • ay be required to be widerpin arterials or major collector stree or in the Central Busine: Dis rict), necessary street sins . d traffic control devices_- streetli• •ts, and a two year s -etlighting ee. zz (� Secti• 18.164 0 of the Tigard nicipal C e (TMC) requi -s all overhead utility lines a•'.ce to a development to b: place underground or, . the e ction of the develope . fee in-lieu of undergroundi • •-n be paid. This requi :me t is valid even if the ut y yes are on the opposite sid- • the street from the site. i the fee in-lieu is prop* ed, it i equal to $ 27.50 pexlinea foot of street fronta t' at contains the ov rhead lines. Th- are existing overhead tility lin which run adja,ent to this e along SW kk* -c . Prior to • ,. .�_ , the appl' ant shall either pla e these utilities underground, or pay the e- in-lieu described abo e. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: • Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Snl . T- - ---__. . .: e a Water Supply: The (°C�- - provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 EiuIu.rl.0 I•parta•.tS.etl.. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. ° rte P�l > D.v4.1 st SL5 12,srt> AE.A) Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • t) .1;"-1" /"- 5� F- M&A 4X St .4Z-- • STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( ) Construction of an on-site water quality facility. (t4 Payment of the fee in-lieu. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section Site Improvement 1 emit (SIT). This permit is generL. , issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - . _.. I 10 EIS ENGINEERING DE'ARTMENT STAFF Phone: 1503)639-4171 Fax: 1503)684-7297 h:\patty\masters\preapp.a ng (Master section:preapp-r.mst) 18-Nov-97 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ^`,`lIt APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your and use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: \;D Date: 3J1619& I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) M- B) Owner's signature/written authorization C) Title transfer instrument/or grant deed er- D) Applicant's statement No. of Copies IF E) Filing Fee S SEp E' Schedule_ SITE-SPECIFIC MAPIS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 1 . Vicinity map 2. Site size & dimensions 0 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table G (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils G 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats C (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings 0 (b) Trees with 6" + caliper measured 4 feet from ground level ❑ 8. Location of existing structures and their uses ❑ 9. Location and type of on and off-site noise sources ❑o 10. Location of existing utilities and easements 0. 11 . Location of existing dedicated right-of-ways LA s O LSE APPLICATION 1 UST ?ACE I CF 5 B) Site Development Plan Indicating: No. of Copies 18 1 . The proposed site and surrounding properties 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site eta (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas 0 (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site tam (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 0 11 . The location of all structures and their orientation ❑ 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies 1 The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines er (b) Slope ratios ° (c) Soil stabilization proposal(s) 0 (d) Approximate time of year for the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals e ' (c) That all problems will be mitigated and how they will be mitigated 0 IANO USE APPLICATION/LIST PACE 2 OF 5 D) Architect ral Drab. ;s Indicating: No. of Copies The site de lopment plan proposal shall include: 1 . Floor plandicating the square footage of all structures proposed for Use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign rawings: ❑ Sign dr ings shall be submitted in accordance with Chapter 18.114 of the Co as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Ge'r eration Estimate: ❑ H) Prep ina Partition/Lot Line Ad'ustment Ma. Indicatin:: No. of Copies 1. Th- owner of the subject parcel ❑ 2. The • ner's authorized agent ❑ 3. The ma• scale (20,50,100 or 200 feet-1) inch north arrow and date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, ''dth and names of streets, easements and other public ways within -nd adjacent to the parcel ❑ 6. Location of al •ermanent buildings on and within 25 feet of all property lines ❑ 7. Location and wi. , of all water courses ❑ 8. Location of any tre_s within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 5% ❑ 10. Location of existing utili 'es and utility easements ❑ 11 . For major land partition w‘ich creates a public street: (a) The proposed right-of- ay location and width ❑ (b) A scaled cross-section o he proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPLICATION/LIST PACE 3 OF 5 I) Subdivision Preiimi L Plat Map and Data Indicating: Jo. of Copies ' 1. Scale\equaling 30,50,100 or 200 feet to the inch and limited to one phase er sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacerl subdivision or names of recorded owners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greeter than 10% ❑ 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements ❑ (b) Public and private sanitary and storm sewer lines ❑ (c) Domestic water mains\including fire hydrants ❑ (d) Major power telephoneransmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of Proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 1 1 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrant_ ❑ 12. Approximate centerline profiles showini the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. c 17. The location of all trees with a diameter 6 inches of greater measured at 4 feet above ground level, and the location of props ed tree plantings ❑ 18. The existing uses of the property, including the locati n of all structures and the present uses of the structures, and a statement f which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision improvem is ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application ❑ LAND 115E AP°1IC .TION J LIST PACE 4 CF 3 ' J) Solar Acces Calculations: ❑ K) Other Informati No. of Copies ❑ h:Vogin∎patnAmastersUtkl istmst Mav 23,1995 ra .5, LAND USE APPLICATION I LIST PACE 5 OF 5 S� 544c. o , 7 �� ?► 7 ,\Y oo p °o e 901 •• �'P� N�o�� / /1?' 58 Ac. a � 6.% C N / X p / ` 4.4 / / cn R� �' i� N •,�� c ° i y se � �� % a ` mil-., 'r. \Call 7 ■••...9 `411■• go, N;--,•■ 0 044 . . it, , ., ... p• 3400 ' p 3e N 3300 _ gam ' � .•f) 3500 % , • . �'4n 4 . 0 r 5700 5 31000 /0 `2N Oa."' 1 cow, ., V� '� d 000 ` ?e .06Ac., 4 •• °.' �!O24c . 3900 .� , 2 / O6 '� y`!4o �1 4.75 19Ac. y Sig J?/ 9 i e). / 1►�• J� �O 1 Nw CC* �q .et/ 00 �b R w e) < S4/ISi 4100 , , • 9°/ `�, - \ iii \ /. l• lbe .094c `, *0 2800 ,- - - 4300 . / 3, K ` 4400?' ,, a c ./04 c. 4200 3 `4500 '� .074 • 5302 e.3 (,p /•c 1 .584c. y \ S -- • .294c a ?B' , q r,s �° 5 hi 48n0 'po �tdo �' o,� o t' e 6• 19Ac. ? ,� , e 4 -, ) . f f.70 3 ,, �a t