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MMD2001-00013 NOISNWdXH IIHIKaD IS ELAHIflOS n; 000 - ioozuai • July 11, 2001 /0yliuplfu Jeb Koerner CITY OF TIGARD Opus NW L.L.0 OREGON 1000 SW Broadway, Suite 1130 Portland, OR 97205 RE: Approval of Minor Modification to the Southwest Center (MMD2001-00013) Dear Mr. Koerner This letter is in response to your request for Minor Modification approval to modify your approved plans for the Southwest Center building (SDR1999-00020, SLR1999-00011), to be constructed at 7630 SW Durham Road. The development site is also identified as WCTM 2S113BA, Tax Lot 400. Although staff had determined that the application would likely require a major modification to the Site Development Review approval during the pre-application meeting on the project, subsequent analysis has determined that the scope of work may be addressed through a Minor Modification. Your proposal is to add 81 parking spaces to the previously approved parking area serving the building. The addition of 81 spaces will bring the total amount of parking for the building up to 380 spaces. To accommodate the additional parking spaces, the applicant has proposed a number of changes to the approved plans. Several landscaped areas within the parking lot have been relocated. The number of compact spaces has also been increased. Lastly, two new parking lot areas are proposed. One is on the north side of the building, near Durham Road. The other is proposed to the south of the existing parking area, towards Fanno Creek. This property is zoned I-P, for industrial park uses. Office buildings, such as the proposed development, are permitted in Industrial Park zones. The Tigard Community Development Code, Site Development Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Site Development Review application." Section 18.360.050.B. states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. An increase in dwelling unit density or lot coverage for residential development. The proposal does not involve residential property. Therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. The proposal does not involve residential property. Therefore, this standard does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. Although the proposed change would increase the amount of parking on the development site, the increase in parking is not "required" by any change to the building. Parking requirements are established by building size and use. These aspects of the development will not change as part of the proposed modification. The increase in parking is within acceptable limits, as is discussed in more detail below. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Page 1 of 6 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. No change in the structural occupancy type of the building is proposed. Therefore, this criterion does not apply. 5. An increase in the height of the building(s) by more than 20 percent. There will be no increase in the height of the building. Therefore, this standard does not apply. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. The proposed accessway that connects the site to Durham Road will remain the same. The expansion of the parking lot will slightly alter internal accessways, but will not affect traffic off-site. Therefore, this standard does not apply. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. Although the parking lot will be enlarged, the expansion of the parking lot is not considered to create an increase in vehicular traffic. Transportation engineers consider the size of the building to be the determinant of traffic volumes, not the size of the parking lot. Traffic counts predicted for this use were provided as part of the original application, and were based on the square footage of the proposed building. Consequently, the expansion of the parking lot is not expected to increase the amount of vehicular traffic to the site. This criterion is not applicable. 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The modification does not involve an increase of floor area. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by the code or reduces the open space areas by more than ten percent. Although the parking expansion will expand into open space areas, 69% of the site will remain as landscaped area or natural area, which far exceeds the open space requirement for the development, which by code is 25%. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. The proposed modification will alter the proposed parking lot landscaping but will not result in a reduction in required landscaping or screening. This is discussed in more detail below. There are no recreational amenities required as a component of this development 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria (B). 1 through 10 above. The proposed modification does not modify conditions of approval from the original site development review approval (SDR1999-00020). Compliance with applicable code requirements will be evaluated in the following section. Based on the preceding analysis, staff finds that the proposed modification is a minor modification because of the inapplicability of the above criteria. 18.360.060.0 — A minor modification shall be approved, approved with conditions, or denied following the Director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title. The following analysis assesses compliance with all applicable code criteria: Page 2 of 6 18.360.090.A.8 - Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. The original site development review approval for the Southwest Center required the dedication of a 30-foot-wide easement for a future pathway along Fanno Creek. That easement has been dedicated. A portion of the easement is located in the area now proposed for parking along the southern portion of the parking lot. The applicant has shown an alternative alignment for the path that would be located to the south of the expanded parking area. A large portion of the new easement area would be located within the 50-foot riparian setback area along Fanno Creek. However, paths are permitted in these areas, per Table 18.797.2, and other portions of the easement are also located within the 50-foot riparian setback area. In order to comply with the above requirement, the following condition shall apply: • The applicant will dedicate to the City a 30-foot easement for a future pathway along Fanno Creek, as shown in the submitted modification materials. The easement must be dedicated prior to the issuance of final occupancy permits. However, the specific location of the easement may be renegotiated by mutual consent between the applicant and the City when a future study of the specific location of the pedestrian path is completed. The applicant shall also initiate the vacation of the existing easement. The easement vacation application must be deemed complete prior to the issuance of final occupancy permits for the building. Temporary occupancy may be granted based on adequate assurance of progress on the vacation and dedication. For information on the easement vacation process, please contact Tigard Planning staff, at (503) 639-4171. Chapter 18.705 —ACCESS, EGRESS, AND CIRCULATION Section 18.705.030.F.3 requires that pedestrian crossings of traffic aisles be clearly marked. The new parking area to the north of the building will create a need for a pedestrian crossing. To ensure compliance with this standard, the following condition shall apply: • The walkway crossing the traffic aisle on the north side of the building shall be clearly marked with landscaping, pavement markings, or contrasting pavement materials, as required in Section 18.705.030.F.3 of the Tigard Development Code. The walkway crossing must be adequately marked prior to the issuance of final occupancy permits for the building. Chapter 18.745 — LANDSCAPING AND SCREENING In order to accommodate the additional parking spaces on the site, the applicants have removed some of the planting islands within the parking lot and added additional trees to areas abutting the parking lot to provide at least the same amount of tree canopy coverage in the parking lot area. The project landscape architect determined that the resulting shade provided by the trees at maturity would provide more shade canopy in the parking lot than the previously approved design. The code requires one tree for every seven stalls in a parking lot. For the 380 space parking lot, this equates to a requirement for 54 trees equally distributed throughout the parking lot area. The applicant's revised plan shows 65 trees that provide shade and are evenly distributed throughout the parking lot area. The applicant has adjusted the vegetation proposed to screen the parking lot to accommodate the expanded parking areas, as required by code. The proposed landscape screening, as shown on the submitted landscape plan, will comply with the code requirement for parking lot screening. The proposed street trees along Durham Road have not been changed. The proposed modification complies with the requirements of Chapter 18.745. Page 3 of 6 Chapter 18.765 — OFF-STREET PARKING AND LOADING REQUIREMENTS Per Table 18.765.2 of the Tigard Development Code, the maximum allowed parking for office buildings is 4.1 spaces per 1,000 square feet of space. The gross area of the building is 92,642 square feet, so multiplying 92.642 by 4.1 yields the maximum amount of parking available to serve the site. This figure is 380 spaces, which is the total proposed by the applicant. The amount of parking proposed is in compliance with code requirements. Section 18.765.030.F requires that at least 5% of the total long-term parking spaces on a lot of this size must be reserved for carpool and/or vanpool use. For the 380 space parking lot this requirement equates to 19 carpool/vanpool spaces. The applicant has submitted plans showing the location of 19 carpool/vanpool spaces, which are appropriately located and designated. This requirement is met. Section 18.765.030.E requires compliance with Federal and State standards for handicapped spaces. The applicant has provided one additional handicapped space to address this need. Compliance with the applicable standards will be addressed through the building permit process. Figure 18.765.1 notes that up to 50% of the spaces in a parking lot may be compact spaces, if the compact spaces are appropriately labeled. The applicant has proposed that 50% of the parking spaces will be compact spaces and will be appropriately labeled. All other requirements of Chapter 18.765 have been adequately addressed. Chapter 18.775 — SENSITIVE LANDS The development site contains areas within the 100-year floodplain, wetlands, and a portion of Fanno Creek. Sensitive lands review is required only if development or encroachment is proposed within 25 feet of a wetland, or within the 100-year floodplain or a drainageway. The proposed expanded parking areas are outside of the 50-foot riparian setback along Fanno Creek, outside of the 100-year floodplain area, and more than 25 feet from the wetlands on the site. Consequently, no additional sensitive lands review is required. Chapter 18.780 — SIGNS The submitted plans indicate that a large monument sign is proposed on the west side of the accessway connecting the site to Durham Road. This minor modification approval does not approve the construction of the proposed sign. A separate sign permit is needed for each desired sign on the development site. Please contact Tigard Planning staff for more information on this requirement, at (503) 639-4171. Chapter 18.790 —TREE REMOVAL The applicants have submitted an arborist's report to evaluate the impact of the southern expanded parking lot on existing trees in that area. The arborist's report indicates that four alder trees, as well as an Oregon white oak and an Oregon ash, will be affected. The four alders are located in the area where the parking lot will be, and must be removed. The Oregon white oak and the Oregon ash are both adjacent to the new parking area. The arborist notes that the four alders are in poor condition and their tops have died. The applicant shall not be required to mitigate for the removal of these trees because they qualify as "hazardous trees" for which mitigation is not required. The arborist's report also indicates a number of measures, which will help to ensure the preservation of the white oak and ash trees. To ensure that these trees are adequately preserved, the following requirement shall apply: Page 4 of 6 • All tree protection steps and recommendations from the May 1, 2001 report by Terrence Flanagan shall be followed during the construction process. Tree preservation fencing shall be erected prior to any site work or grading for the expanded parking area to the south. No construction vehicles or materials storage shall be allowed within the critical root zone areas of the two trees to be preserved. Chapter 18.797 —WATER RESOURCES OVERLAY DISTRICT The requirements of the water resources overlay district apply to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and Stream Corridors Map. This review applies to all development proposed on property located within, or partially within, the WR overlay district. The development site contains a portion of Fanno Creek, which is designated as a significant stream on the Tigard Wetlands and Stream Corridors Map. Consequently, the requirements of the water resources overlay district apply to the proposed development. For the original application, comments from the Unified Sewerage Agency indicate that a 50-foot riparian setback should be maintained from the top of bank of Fanno Creek. This setback also corresponds with the setback required from major streams and associated wetlands in Table 18.797.1 of the Tigard Development Code. The applicant has shown the location of the 50-foot setback line in relation to the proposed improvements on the development site. As shown, there will be no incursion into the 50-foot riparian setback. As such, the proposed modification is determined to require a Type I Water Resources Review. Based on the materials submitted by the applicant, the location of the resource area is adequately mapped and staff has determined that the proposed development will not encroach within the riparian setback area. It should be noted that the proposed construction will be located very near the riparian setback boundary and 100-year floodplain boundary in some areas. As part of the necessary application materials for the modification, the applicant was required to obtain a revised service provider letter from the Unified Sewerage Agency (now renamed "Clean Water Services"). The service provider letter contains a number of requirements that relate to the proposed construction and streamside enhancements. To ensure that the proposed project has minimal impacts on the adjacent sensitive land areas, the following requirement shall apply: • The applicant shall demonstrate compliance with all requirements of Clean Water Services Service Provider Letter #1069. Erosion control measures and fencing of the vegetated corridor shall be in place prior to any site work in the area. A copy of the report prepared by Schott and Associates for Clean Water Services review of the project shall be submitted to the City Planning Department. Other than the erosion control measures and required fencing, which must be addressed prior to construction, the applicant shall demonstrate compliance with all other requirements of the service provider letter prior to issuance of the final occupancy permit for the building. Staff finds that, as conditioned above, the proposed modification will comply with all applicable requirements of the Tigard Development Code. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF THE SITE PERMIT u•mit to t e ' arming •epartment even 'oung, • , 171, ext. 407) for review and approval: 1. All tree protection steps and recommendations from the May 1, 2001 report by Terrence Flanagan shall be followed during the construction process. Tree preservation fencing shall be erected prior to any site work or grading for the expanded parking area to the south. No construction vehicles or materials storage shall be allowed within the critical root Page 5 of 6 zone areas of the two trees to be preserved. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF THE FINAL OCCUPANCY PERMIT: Submit to the Planning Department (Kevin Young, 639-4171, ext. 407) for review and approval: 2. The walkway crossing the traffic aisle on the north side of the building shall be clearly marked with landscaping, pavement markings, or contrasting pavement materials, as required in Section 18.705.030_F.3 of the Tigard Development Code. The walkway crossing must be adequately marked prior to the issuance of final occupancy permits for the building. 3. The applicant shall demonstrate compliance with all requirements of Clean Water Services Service Provider Letter #1069. Erosion control measures and fencing of the vegetated corridor shall be in place prior to any site work in the area. A copy of the report prepared by Schott and Associates for Clean Water Services review of the project shall be submitted to the City Planning Department. Other than the erosion control measures and required fencing, which must be addressed prior to construction, the applicant shall demonstrate compliance with all other requirements of the service provider letter prior to issuance of the final occupancy permit for the building. 4. The applicant will dedicate to the City a 30-foot easement for a future pathway along Fanno Creek, as shown in the submitted modification materials. The easement must be dedicated prior to the issuance of final occupancy permits. However, the specific location of the easement may be renegotiated by mutual consent between the applicant and the City when a future study of the specific location of the pedestrian path is completed. The applicant shall also initiate the vacation of the existing easement. The easement vacation application must be deemed complete prior to the issuance of final occupancy permits for the building. Temporary occupancy may be granted based on adequate assurance of progress on the vacation and dedication. For information on the easement vacation process, please contact Tigard Planning staff, at (503) 639-4171. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. This request is determined to be a minor modification to an existing site and is, therefore, approved. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any questions, please feel free to call me at (503) 639-4171, ext. 407. Sincerely, Kevin Young Associate Planner I:\CURPLN\Kevin\MinMod\Southwest Center.dec.doc cc: SDR1999-00020 Land Use file Page 6 of 6 APPLICANT MATERIALS SITE DEVELOPMENT REVIEW I r,ir� TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 -61Z-1 AI-) MA-CoE12- (tA-pi pa- --) F-ox PRE-APP. HELD WITH: ILEV(n-) 'fGL)S.'& GENERAL INFORMATION DATE OF PRE-APP.: "it /v ( Property Address/Location(s): /6,30 St-U 7U gAirtm FOR STAFF USE ONLY Tax Map & Tax Lot#(s): \NCI-Wt ZS 113 6A ) Case No.(s): S7(C 23o I - k oo f -i-Ai.>c o1 '100 Other Case No.(s): 5 02-2-o a I - 0000 Site Size: 0.. c 2e s Receipt No.: Az/-9/-' Application Accepted By: )t=f Property Owner/Deed Holder(s)*: r'Fvs fJ IA) ) L� Date: 1/4/o / Address: qt 5 wet` Ave. ) C - Phone: City: -1 Gtle✓Je ) (. `)� Zip: gSDa._ Date Determined To Be Complete: Applicant*: 5 0.wt-e-- Comp Plan/Zone Designation: Address: Phone: .'-r City: Zip: CIT Area: When the owner and the applicant are different people, the Rev.11/26/98 i:lcurpinlmasterslsdra.doc applicant must be the purchaser of record or a lessee in possession — with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this REQUIRED SUBMITTAL ELEMENTS application. ✓ Application Elements Submitted: PROPOSAL SUMMARY ❑ Application Form ❑ Owner's Signature/Written Authorization The owners of record of the subject property request Site ❑ Title Transfer Instrument or Deed Development Review approval to gllow (please be specific): ❑ i i�/�,/ I' Site/Plot Plan ete /4/ 0- pv41O/e. 4, prey' CG (#of copies based on pre-app check list) c ff pAr/ - S12�S / ❑ Site/Plot Plan (reduced 8'/:"x 11") 2, 4Vi siiw4-Ji .G jar.i e, 444..(Sc'i" / ,Sly. ❑ Applicant's Statement / (#of copies based on pre-app check list) 'Fr)l kl r fk gw..c!s• ❑ Construction Cost Estimate 3 - 7Y / a f r f4.17 = g/ se a-4- '/' ❑ USA Sewer Use Information Card Li- �/( (.11.0.yi I re v:5;04 are 64. ,S1vr 07- (Distributed/completed at application submittal) lG�'"'��L ❑ 2 Sets of Pre-Addressed/Pre-Stamped 1-j p,t e,`,141 e - Legal Size Envelopes S Port, - �JC n;( idce p " ' 6,044ft „,,,y/k ❑ Filing Fee (Under$100,000) 800.0 ($100,000-$999,999)....$1,600.00 At d✓(,/ 7U r•.,4►rr Wtif ZUYte, ,A/I -c. ?7l fork-44. ($1 Million&Over) $1,780.00 (+$5/$10,000) cf,ee a(re.0.,e,S ArcAte Al. 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this f Lv day of � C�4� )2 I r_4 P O ignature w 0 Owner's Signature , Owner's Signature Owner's Signature 2 SENSITIVE LANDS TYPE II or TYPE III APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 SIC-11+1J kGE GENERAL INFORMATION .'ie1.) PDX PRE-APP. HELD WITH: IL>G v$16) y000g► DATE OF PRE-APP.: Z/I /or Property Address/Location: 7630 Sw 7111/E-14A 1 MP. TI `aR FOR STAFF USE ONLY Tax Map &Tax Lot#(s): Vl1GT$1 Z S 113 ga TAX LOT 1100 Case No.(s): S Lg. Zoo/ - ou v Site Size: t o /�G R+�S Other Case No.(s): 5q R 20 6 I -. o J o v r Receipt No.: Property Owner/Deed Holder(s)*: Application Acc ted/By: tCf Address: Phone: Date: 3/6 City: Zip: Applicant*: Date Determined Complete: Rev.8/4/2000 i:\curpinlmasterskevisedlsla.doc Address: Phone: City: Zip: REQUIRED SUBMITTAL ELEMENTS * When the owner and the applicant are different people, the applicant (Note: applications will mt be accepted must be the purchaser of record or a lessee in possession with written without the required submittal elements) 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. Application Form [tY Owner's Signature/Written Authorization PROPOSAL SUMMARY [I Title Transfer Instrument or Deed [d Copy of Pre-Application Conf. Notes The owners of record of the subject property request a Sensitive d Site/Plot Plan Lands Permit to allow (please be specific): (#of copies based on pre-app check list) � AL�pi. f�0+i p tI �J� i/�.q1 /�Fr� � „�r� ,, � [�/ Site/Plot Plan (reduced 8'/z"x 11"} • • / r ✓�st. Applicant's Statement - e (#of copies based on pre-app check list) 2. Re % s,,K S eieAs I. /t 1444 /w [ USA Sewer Use Information Card psI. I T', .a Z4' (Distributed/completed at application submittal) 7-07‘4/ / ‘47 •0 el sfrvCes 5f USA Service Provider Letter S't.' 1 g - Q' 2 Sets of Pre-Addressed/Pre-Stamped • l s�`L/�ie,. #10 Envelopes & Copy of 500' Property • r Owner List Generated by the City _ , „, y.�`, i Z y 1Tz , , e d..�. [� Neighborhood Mtg. Affidavits & Notes Po/'1'/415 ©•F -6;44. ./ C4, s4of w,/( [C Filing Fee (Administrative) $ 745.00 Ite _Ma Ved P• 4,#t ri ',! z.s11 w4.r� (Hearing's Officer) $1,240.00 ,`415 •P eAssiotet,Are uIr tocogficol, `( List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this Z ' day of -05Z'"% ,20 O at/ 4 10 O •ignature Owner's Signature 4 1[19 Owner's Signature Owner's Signature 2 Receipt #: 27200100000000000999 _.w Date: 03/08/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SDR2001-00001 [LANDUS] Site Development Rev 100-0000-438000 5800.00 SLR2001-00004 [LANDUS)APPLICATION FEE 100-0000-438000 S149.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check FLETCHER FARR AYOTTE PC 0 5041 $745.00 Check FLETCHER FARR AYOTTE PC 0 19718 $204.00 TOTAL AMOUNT PAID: $949.00 f'' ' :E OF OREGON ‘'L County of Washington } ss u1-' After Recording Return To: I, Jerry R t if C of Assess- ment and/tax's 9,. _ d. fiffitio County Ball Janik LLP Clerk for,said ±Q;1101byccertify that • the withirr'an$ ite ig.. ' ,4 sireceived Attn: Barbara W. Radler and re ed .' �•.;ls; •,h,fi=��rds\pf said 101 SW Main Street, Suite 1100 county �ii*---x.---.:36 Portland, OR 97204 1 ', » ` ' ' i►a°ii.„,,,,,/ei `4., *, fotirector of p anf-Taxation, Ex- Until a change is requested, all tax statements shall be sent to: fix Jerk Opus Northwest, L.L.C. Doc : 2000066345 Rect: 261217 1895. 00 915 118th Ave. SE, Suite 300 08/17/2000 02:59: 40pm Bellevue, WA 98005 STATUTORY WARRANTY DEED Mildred Hambach, Mildred M. Hambach and Sandra E. Sattler, Co-trustees of the ;,� Hambach Family Trust, Lorene Brown, Michael V. Hambach and Sandra E. Sattler(collectively, OQ "Grantor"), conveys and warrants to Opus Northwest, L.L.C., a Delaware limited liability company ("Grantee"), the real property described on the attached Exhibit A free of Jq encumbrances except as specifically described on the attached Exhibit B. ciThe true consideration for this conveyance is$1,842,902.00. Z THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS Q INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND o REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE QPERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE LL APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this /,A lday of LZi t,a,- , 2000. GRANTOR: a __ / Mildred Hambach —_/`1/2" rh Mildred M. Hambach as Co-trustee of the Hambach -s` 'ZY 11ASHING1GIi COUNTY F. Trust .::i ';, REAL eRoparr TIPAIareR TAX . t --.0I .4-iii $ 146143.00 03-11-00 T=EE PAID DATE Sandra E. Sattler I7 1 ::ODMA\PCDOCS\PORTLAND\215781\1 N:ktal-41 Stettk e6-6, -al_42&) Sandra E. Sattler as Co-trustee of the Hambach Family Trust ti Lorene Brown .b Michael V. Hambach STATE OF OREGON ) ) ss. COUNTY OF k`fsromGa ) This instrument was acknowledged before me on 2. ,/,,a,-07 f.-,/ , 2000, by Mildred M. Hambach, as Co-Trustee of the Hambach Family Trust,4Sn behalf of the Trust. 0.r?'. OFRCIAL BEAT. ,� 1/�jl � MYRRH K` � Y 'U Notary lic for Oregon J- COMMISSION NO.5r20233 My commission Expires: �— 2 '-Q MY COMMISSION EXPIRES JAN 28,2009 STATE OF OREGON ) )ss. County of ) This instrument was acknowledged before me on , 2000, by Mildred Hambach. //ww- OFFICIAL SEAL /',��fic� C �= Notary/blic in and for t e State of Oregon `es,- MYRRH K CAPLAN ;;=� NOTARY PuBUC.oREOON My Commission Expires: COMMISSION NO.320233 MY COMMISSION EXPIRES JAN 28,2000 IQ 2 ::ODMA\PCDOCS\PORTLAND\215781\1 STATE OF OREGON ) )ss. , Coun . 'errument. , #C,yo nJ ) N T. was acknowledged before n i;,Uct , , 201:, By Sandra E. I- /TA;7070‘b.:kW. OFFICIAL SEAL ■ DENNY J PURKEY NOTARY PUBLIC-O ONON,., COMMISSION NO 9.-e 116 Notary Public ' and for the . of Orego MY COMMISSION EXPIRESIIOV 04, 2000 My Co •• ssion Expires: a , vrro ) CO ) 5 a S--74� - ©T O n/ Co «N z7 0 f-- CJd I4$ri r AtJC fa This instrument was acknowledged before me . ,c . �,/s - 20! > Y Sandra E. Sattler, as Co-Trustee of the Hambach Fami y , on b- al : e Trust. ' "' ,: OFFICIAL SEAL " ;�: i s DENNY J PURKEY NOTARY PUBLIC-OREGON otary Public for Egon ..:iii:-/ COMMISSION NO.059116 My commission Expires: // 04/— 7000 MY COMMISSION EXPIRES NOV 04, 2000 STATE OF OREGON ) )ss. County of vAA,#,,69-1 ) This instrument was acknowledged before me on U,�,„f,(,.e ‘9 , 2000, by Lorene Brown. OFFICIAL SEAL . • .�y 1,' � MICHAEL WAGNER NOTARY PUBLIC-OREGON Notary Public in and or the State of Oregon My Commission Expires:,,+� COMMISSION NO. 329062 Y p' (I-N .2,3 MY COMMISSION EXPIRES NOVEMBER 14.2O STATE OF OREGON ) )ss. County of fl,„LAfhoo?rx_ ) This instrument as acknowledged before me on ( ay /9 , 2000, by Michael V. Hambach. l/ w;s. OFFICIAL SEAL t X C _. :tiT MYRRH K CAPLAN Notary P lic in and for the State of Oregon `�%� NOTARY P N NO.32 EGON My Commission Expires:COMMISSION NO.320233 Y P /-27,.-p MY COMMISSION EXPIRES JAN 28,2002 3 3 ::ODMA\PCDOCS\PORTLAND\215781\1 Order No. 881 189 2ND AMENDED EXHIBIT "A" PARCEL I: Beginning at the Northeast corner of the Adam Shaver Donation Land Claim; thence running South along said claim line 80 rods; thence East 40 rods; thence North to the center of Fanno Creek; thence up stream along the center of Fanno Creek to the center of the County Bridge across Fanno Creek; thence in a Northwesterly direction along the center of the county road to the section line between Sections 12 and 13, in Township 2 South of Range 1 West of the Willamette Meridian; thence West 40 rods on said section line to the place of beginning, all being in Section 13, Township 2 South, Range 1 West, of the Willamette Meridian in the County of Washington and State of Oregon. EXCEPTING THEREFROM however, the lands heretofore conveyed to the Oregon Electric Railway Co. by Deed recorded in Book 75, page 35, the lands heretofore conveyed to Harry and Elizabeth Hamback by Deed recorded in Book 118, page 158, the lands heretofore conveyed to Make P. Ochs by Deed recorded in Book 143, page 343, and corrected by Book 150, page 454 and the lands heretofore conveyed to Robert F. Swain and Gladys L. Swain by Deed recorded in Book 150, page 452. ALSO EXCEPT that portion conveyed to Portland General Electric Company by Deed recorded March 22, 1974 in Book 967, page 562. ALSO EXCEPT that portion conveyed to Unified Sewerage Agency by Deed recorded May 1, 1974 in Book 972, page 292. ALSO EXCEPT that portion conveyed to Tigard School District No. 23J by Deed recorded August 1 5, 1988 as Fee No. 88-35795. ALSO EXCEPT that portion lying West of the West line of the Northeast one-quarter of the Northwest one- quarter of Section 13, Township 2 South, Range 1 West, of the Willamette Meridian. ALSO EXCEPT that portion conveyed to Hugo F. Mackey and Helen Marie Mackey by Deed recorded in Book 232, page 587. PARCEL II: Beginning at an iron in the center of County Road No. 23, said beginning point being 1871.4 feet South 89°58' East and 127.0 feet South 58°48' East from the corner of Sections 11, 12, 13 and 14, Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon; running thence South 671 .0 feet, more or less, to the center of Fanno Creek; thence up the center of said creek with the meanderings thereof in a Northeasterly direction 850 feet, more or less, to the center of said County Road No. 23; thence North 58°48' West 548 feet, more or less, to the place of beginning. EXCEPT that portion taken in Decree of Condemnation entered April 29, 1997 in Washington County Circuit Case No. C95-1061 CV for road purposes. PARCEL III: Beginning at the same beginning point as in Parcel II above; thence South 671.0 feet, more or less, to the center of Fanno Creek; thence down the center of said creek with the meanderings thereof in Southwesterly direction 32.2 feet; thence North 683 feet to the center of said County Road No. 23; thence South 58°48' East 37.86 feet to the place of beginning. EXHIBIT "A" continued • Page 2 • Order No. 881 189 EXCEPT that portion taken in Decree of Condemnation entered April 29, 1997 in Washington County Circuit Case No. C95-1 061 CV for road purposes. PARCEL IV: Being a part of the Northwest quarter of Section 13, Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, and being more particularly described as follows: Beginning at a point on the West line of that certain second tract in Section 13, Township 2 South, Range 1 West, of the Willamette Meridian, conveyed to Harry Hamback by Deed recorded in Book 118, page 1 58 of the Washington County Deed Records, said beginning point being South 89°58' East 1871 .4 feet South 58°48' East 89.1 feet and South 283.8 feet from the Northwest corner of said Section 13; and running thence South 398.2 feet to the center of Fanno Creek at the Southwest corner of said Hamback land; thence following up the center of said creek Easterly a distance of 32.3 feet to a point on the East line of the Och's land; thence South along the East line of said Och's land a distance of 354.8 feet to an iron pipe on the Northerly boundary of the Oregon Electric Railway right of way; thence South 57°49' West along said railway right of way boundary a distance of 205.6 feet to an iron pipe; thence North 37°29' West 265.0 feet to an iron pipe; thence North 27°40' West 151 .7 feet to an iron pipe; thence along a 1 50.8 foot radius curve right a distance of 237.9 feet to an iron pipe, the long chord of said curve being North 17°31' East 213.6 feet; thence North 62°42' East 168.5 feet to an iron pipe; thence East 149.3 feet to an iron pipe which is 10.0 feet West from the West line of the said Hamback land; thence North and always 10.0 feet West from the said Hamback line a distance of 236.9 feet to the South boundary of that certain tract conveyed to Mike Och's by Deed recorded in Book 143, page 343 of the said record of deeds; thence East 10.0 feet to the place of beginning. EXCEPT that portion conveyed to Portland General Electric Company by Deed recorded March 22, 1974 in Book 967, page 562. ALSO EXCEPT that portion conveyed to Unified Sewerage Agency by Deed recorded May 1, 1974 in Book 972, page 292. FURTHER EXCEPTING THEREFROM a tract of land in the Northwest quarter of Section 13, Township 2 South, Range 1 West, of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at a 5/8" iron rod, set in Survey Number 22455, Washington County Survey Records, at the intersection of the Northwesterly right of way line of the Oregon Electric Railroad (now the Burlington Northern Railroad) with a line drawn north and south parallel and 1 980 feet (30 chains) East of the West line of said Section 1 3; thence North 01 °34'45" East, 358.11 feet to the centerline of Fanno Creek; thence along said centerline South 77°41'16" East, 3.23 feet; thence South 01 °25'11 " West, 354.87 feet to the aforementioned Northwesterly right of way line of the Oregon Electric Railroad; thence along said right of way line South 59°14'16" West, 4.93 feet to the point of beginning. 5 EXHIBIT "A" continued Page 3 Order No. 881 189 PARCEL V: Beginning at a point in the center of County Road No. 23 which beginning point is South 89°58' East 1871 .4 feet and South 58°48' East 89.1 feet from the Northwest corner of said Section 13, said beginning point being also at the Northwest corner of second tract conveyed to Harry Hamback by Deed recorded at page 158 of Book 118 of the record of deeds for Washington County, Oregon, and running thence South 283.8 feet to the South line of that certain tract conveyed to Mike Ochs by Deed recorded at page 343 of Book 143 of said record of deeds; thence West 10.0 feet; thence North 289.0 feet to a point in the center of said road; thence South 58°48' East 11.7 feet to the place of beginning. 6:31 EXHIBIT B TO STATUTORY WARRANTY DEED 1. Statutory Powers and Assessments of Unified Sewerage Agency. Unified Sewerage Agency has no outstanding liens or assessments against the Property. 2. Rights of the public and of governmental bodies in and to that portion of the premises herein described lying below the high water mark of Fanno Creek. 3. Any adverse claim based upon the assertion that some portion of said land has been removed from or brought within the boundaries thereof by an avulsive movement of Fanno Creek or has been formed by the process of accretion or reliction or has been created by artificial means or has accreted to such portion so created. 4. An easement created by instrument, including the terms and provisions thereof; Recorded : July 20, 1972 in Book 878,page 292 Favor of • Unified Sewerage Agency of Washington County For • To lay down, construct and perpetually maintain a sewer 5. An easement created in Stipulated judgment, including the terms and provisions thereof; Entered April 29, 1997 in Washington County Circuit Court Case C95-1061CV Recorded • May 5, 1997 as Fee No. 97041718 Favor of • Washington County, a Political Subdivision of the State of Oregon For • Slopes Affects • A portion of Parcel II 1 ::ODMA\PCDOCS\PORTLAND\215781\1 F'FA Memorandum To: Kevin Young, City of Tigard Date: 6/07/01 From: Mike Shea Project Name: SW Center, 7630 SW Durham Rd. Project Number: Tigard# SDR-2000-0001, SLR 2001-00004 Subject: Site Coverage Figures Distribution: John Gordon, Opus NW In response to your letter of April 6 on completeness of this application we are providing : 1. A USA service provider letter 2. A revised narrative 3. An arborist's report 4. A revised site plan showing slopes greater than 25% and a proposed realignment of the bike path 5. More detailed area coverage figures as listed below. AREA COVERAGE Total area 457,380 SF 100% Impervious area 141,788 SF 31% Landscaped area 68,561 SF 15% Natural area 247,031 SF 54% • C:\WINDOWS\Temporary Internet Files\Content.IE5\RKR643EA\MemoI-6-07-01[1].doc FLETCHER FARR AYOTTE PC ARCHITECTURE PLANNING INTERIORS 708 S.W.THIRD,SUITE 200 PORTLAND,OREGON 97204 TELEPHONE 503.222.1661 FAX 222.1701 • Proposcd/Ahrrail 'e. NARRATIVE —ADDITIONAL PARKING PROPOSAL FOR SW CENTER This proposal will create 81 more parking stalls for this development which is currently under construction. This will bring the total number of parking stalls up to the limit allowed by the community development code, which is 4.1 per thousand square feet of office space. The gross area of the building is 92,642 square feet so the maximum parking allowed at 4.1 per thousand is 380 stalls. The currently approved site development permit and building permit have only 299 parking stalls. Access to the site will not be changed by this proposal. The existing access is via a single driveway 40 feet wide with right and left turn only exit lanes. Walkways will not be changed by this proposal. Existing sidewalks run from the existing sidewalk on Durham Rd to the front and rear entries of the building. The revised parking lots are somewhat closer to Durham Rd with the edge of the parking lot curb just touching the 10' buffer zone required by Tables 18.745.1 and 18.745.2 in the code. This line coincides with a line 45' from the centerline of Durham Road. Screening has been provided meeting code requirements. This is shown on the Landscape plan. There are no changes to the location of the parking lot edges any of the other property lines. The existing approved plan for street trees will not be changed by this proposal. The location of interior parking lot landscaping and trees will be changed. Most of the landscaped peninsulas separating groups of parking stalls in the side to side direction will be removed. To compensate for this, additional trees will be planted in the remaining landscape islands and at the margins of the parking lot. The species of trees have been revised to obtain tree types which will grow wider and provide more shade canopy of the parking lot. The landscape drawing shows the new tree canopy at maturity and an area takeoff by the landscape architect shows that the new design actually provides more shade canopy than the previously approved design. A minimum of 1 tree for every 7 parking stalls is required by the code. With 380 spaces, that yields a requirement for 54 trees. The landscape plan identifies 65 trees with shade canopy extending over the paving of the parking lot. The maximum parking allowed in this zone for 4.1 spaces per thousand square feet. The gross area of the building is 92,642 square feet so the maximum parking allowed at 4.1 per thousand is 380 stalls. The project is currently permitted at only 299 parking stalls and this proposal would add 81 stalls to reach the maximum allowed by code. Parking spaces are dimensioned in compliance with code requirements and 50%of the spaces are sized for compact cars. There is no change in this proposal to the number of bicycle parking racks. • The 50' riparian zone setback is indicated on the drawings. Land within the setback is included in the sensitive lands category. The existing and proposed parking lots are completely outside the riparian zone and do not therefore directly impact the zone. In the initial site development review of the project the city imposed a condition of approval that the owner relinquish a 30' path easement to the city through the property. That easement was located by the city, whose staff placed it partially in the riparian zone and partially in the owner's non-riparian zone property. To our knowledge there was no sensitive lands review conducted by the city on the location of this path within the riparian zone. However, section 18.775.020 allows community recreation uses (excluding structures) as outright permitted uses in sensitive lands. This proposal will require a realignment of the city's path easement to place about 120 lineal feet of path further into the riparian zone than it already is. We believe this should be acceptable to the city since it places the path closer to the areas of interest to a walker or biker, ie the Fanno Creek wetlands,and further away from the building now under construction. Two trees will be removed due to the modifications in this proposal, a 12"alder and a 16" cottonwood. These trees are outside of the riparian zone. No change is being proposed to the intersection of the driveway and Durham Road. The existing approved landscaping and clearances will be maintained. The water resources overlay applies to the area within the 50' riparian setback along Fanno Creek. Section 18.797.050 permits recreation trails as an outright permitted use in the overlay area with no mitigation plan required. The existing easement is already partially in this zone and this proposal would require shifting of another portion from the owner's developable property to the zone. While the impervious area is being slightly increased in this proposal, the water quality facility was oversized in the initial design and does not require modification to handle the increased runoff. Detailed Approval criteria 18.360.050 This proposal is considered a major modification according to criterion B.3. under this section, because it adds parking to an existing approved development. 18.360.090 1. This proposal complies with all applicable requirements of this title, including Chapter 18.800, Street and Utility Standards. This proposal does not change any aspects of public streets or utilities. 2. a. This proposal does not change any aspects of the previously approved buildings on site. 2. b. Two trees will be removed under this proposal. Under 18.790 no mitigation is required because over 75% of the existing trees greater than 12" in caliper have been preserved. Almost all of these preserved trees are within the riparian zone or the undeveloped portion of the site south of Fanno Creek. The trees to be removed are not within sensitive lands so no removal permit is required according to 18.790.050. 3. This proposal does not change any aspects of the previously approved buildings on site. 4.a. Buffering has been provided and approved in the original proposal and would not change under this proposal. Buffering is required between the site and the school property to the west. Buffering is also required between the parking lots and the arterial street to the north (Durham Rd). At the school property the required buffer is in category `C' 15 to 30 feet. This has been provided, approved and will not change in this proposal. The buffer required at Durham road is in category `A' , 10 feet with lawn or groundcover and this has been provided. 4.b. The parking lots have been extended to the north in this proposal and the revised landscape plan shows the required screening which meets the requirements of 18.745, Landscaping and Screening. The screening at the west and east was approved in the initial project and is not changed by this proposal. At the south, the parking lot addition cannot be seen from adjacent properties due to the existing woodland along Fanno Creek so screening is already in place. 5. This criterion applies only to residential uses. 6. This criterion applies only to residential uses. 7. This criterion applies only to residential uses. 8. The proposed development is outside but adjacent to the 100 year floodplain. The city has required the owner to grant a 30' wide path easement through the property. That easement has been recorded. This proposal would adjust that easement closer to Fanno Creek, but will still be at an elevation suitable for a pedestrian/bicycle pathway. 9. The addition of parking in this proposal does not change the delineation of outdoor space on the site. As a typical office building development, all outdoor space is open to tenants of the building and their visitors and closed to all others with the exception of the public path easement. When the city develops a bike path there,the city will have to consider this criterion. 10.a. Window placement is not affected by this proposed parking change. 10.b. There are no interior services areas affected by this proposed parking change. 10.c. Mail boxes are indoors and are not affected by this proposed parking change. 10.d. Additional lighting is provided for the additional parking proposed. 10.e. Additional lighting is provided for the additional parking proposed. 11. This proposal merely provides additional parking. There are no transit facilities nearby with the exception of the occasional bus stop on Durham Road. 12.a. All new landscaping provided as part of this proposal complies with the requirements of 18.100. 12.b. The proposed additional parking reduces the landscaped and undeveloped woodland area somewhat. However the percentage of the gross site area that is landscaped or undeveloped woodland is still 69%. 13. The drainage plan previously approved is not changed by this proposal. All storm drainage is taken to the water quality facility on site. This facility has enough capacity to handle the additional parking without modification. 14. This proposal raises the total number of parking stalls and this in turn requires that 1 additional handicapped parking stall be provided per ORS 447. This has been included in the proposal. 15. This proposal for additional parking is in compliance with all requirements for this zone. 18.390 A type II decision making procedure is required under 18390.1, since it was established previously that this is a major modification to a site development review. 18.530 The addition of parking in this proposal has no impact on the previously approved office use in this I-P zone. The building setbacks, height and site coverage have not changed. The landscape area changes slightly but the landscaped area plus the undeveloped woodland area still comprise 69% of the site. The required landscaped area consists of only 25% of the site. 18.705 r This proposal makes no change to the existing approved public street access and curb cuts. The walkway at the north of the site will be modified to cross a parking driveway as a crosswalk and will be painted as such. All appropriate walkway criteria have been met. Per table 18.705.3, the existing lot,with over 100 cars, has been provided with 1 driveway, with a 50' minimum width and 40' curbs. This has not changed. 18.725 The additional parking in this proposal will comply with noise requirements of the Tigard Municipal Code. There is no change to the office use and therefore there is no change to the current compliance with performance standards on visible emissions, vibration, odors, glare and heat emissions or onsite waste storage which could attract pests. 18.745 The proposed additional parking requires additional screening and this is also proposed. The reconfiguration of some parking stalls, necessitates some landscaping revisions and these have been designed so as to maximize tree canopy cover over the parking areas. Existing vegetation will be protected as much as possible. Areas not to be disturbed will be fenced, as will individual trees to be preserved. a it The existing approved plan for street trees will not be changed by this proposal. O The revised parking lots on the north are somewhat closer to Durham Rd with the edge of the parking lot curb just touching the 10' buffer zone required by Tables 18.745.1 and 18.745.2 in the code. This line coincides with a line 45' from the centerline of Durham Road. Screening has been provided to meet code requirements. This is shown on the Landscape plan. There are no changes to the location of the parking lot edges at any of the other property lines so no changes to the existing approved buffers are required. Screening has been provided at the edges of the new parking areas at the north as required by this section. At the west property line there is no change in the parking lot configuration so there is no change in the previously approved screening. At the south edge of the existing parking, a new parking aisle is proposed. The existing approved screening landscaping has been reworked to screen the new parking aisle. The location of interior parking lot landscaping and trees will be changed. Most of the landscaped peninsulas separating groups of parking stalls in the side to side direction will be removed. To compensate for this, additional trees will be planted in the remaining landscape islands and at the margins of the parking lot. The species of trees have been revised to obtain tree types which will grow wider and provide more shade canopy of the parking lot. The landscape drawing shows the new tree canopy at maturity and an area takeoff by the landscape architect shows that the new design actually provides more shade canopy than the previously approved design. A minimum of 1 tree for every 7 parking stalls is required by the code. With 380 spaces, that yields a requirement for 54 trees. The landscape plan identifies 65 trees with shade canopy extending over the paving of the parking lot. 18.755 This proposal for additional parking makes no change to the design of the previously approved waste and recycling storage area. 18.765 Per 18.765.030.B, All existing and proposed parking is contiguous with the building perimeter. There are no remote lots. Per paragraph F in this same section 5%of all parking spaces must be reserved for carpool spaces. The addition of 81 parking spaces in this proposal means that 4 of those spaces must be reserved for carpools. This raises the total number of carpool spaces to 19. Paragraph G requires handicap parking spaces to meet building code requirements, which of course the building permit also requires. Addition of 81 parking stalls will require that one of those stalls be a handicap parking space. This has been provided,with the new space adjacent to the existing handicap parking spaces. Paragraph H requires an indirect source permit from Oregon DEQ if the lot has more than 250 cars. Oregon DEQ now requires an indirect source permit only if the lot holds more than 800 cars in the Portland metropolitan area. Per paragraph B and under section 18.765.040 access drives have been provided in accord with 18.705., are paved, clearly marked and have the required vision clearance per 18.795. Per paragraph E, curb cuts have been provided in the original plan accord with 18.810.030N. This does not change with this proposal. Pedestrian access throughout the additional parking areas has been provided in accordance with 18.705.030.F and paragraph F. Landscaping in the additional parking areas complies with 18.745. (paragraph G) Parking surfaces in the additional parking areas are paved per paragraph F. Parking lot markings in the additional parking areas are in compliance with paragraph I. Wheel stops in the additional parking areas are provided where required by paragraph J. Drainage in the additional parking areas is provided pr paragraph K. Lighting in the additional parking areas complies with paragraph L. There are no signs in the proposed parking areas. Space and aisle dimensions in the additional parking areas comply with the requirements of 18.765.1. Bicycle parking is based on the area of the building. Additional parking has no impact on the previously approved bicycle parking layout, locations and numbers of spaces. Off street loading requirements are based on the building size. Additional parking has no impact on the previously approved loading zone layout, location and numbers of spaces. 18.775 The applicant has been advised by the city that a Sensitive Lands review is required for this proposal. However, the applicant is not proposing any construction within the 100 year flood plain, riparian setback, wetlands, unstable grounds or slopes greater than 25%. The new parking area proposed at the south of the existing lot will reside on an existing slope of 18%. The new parking area to the north of the building is on a slope of 5%.None of the construction directly proposed by the applicant will require a sensitive lands review. The only portions of the site that slope 25% or greater are the banks of Fanno creek and the banks of the water quality facility already approved and built. This proposal will require the relocation of part of the city's existing path easement from the owner's developable property into the riparian zone. Part of the existing easement is already in the riparian zone. It is not clear why a sensitive lands review is being required for this path relocation. Under 18.775.020 paragraph A, community recreation uses are permitted within the riparian zone outright, without a permit being required. If the city constructs the path of a pervious material like gravel or bark chips, and alters less than 10 cubic feet of existing terrain, no permit or review is required. Regardless of the design of the path, which we have been told has not even been started, it would seem that a sensitive lands review will only be required when the city actually starts construction. That review would be initiated by the city, since construction would be carried out by the city. The mere location of an easement, or relocation as is proposed here, has no impact on the integrity of the creek, the floodplain management program,the comprehensive plan, or public health safety and welfare. That impact only occurs when the easement is developed by the city into a recreational path. 18.795 The proposed additional parking has no impact on the previously approved access to Durham Road and the visual clearance zones already established. 18.797 No construction is proposed by the applicant within the flood plain, the riparian setback or the USA water quality buffer. The city path easement is already within the riparian setback at the southwest portion of the site and this proposal would require relocation of another portion of the easement into the riparian setback. Per 18.797.2, item 1 a, a recreational trail is a Type 1 permitted use within the riparian setback area and no mitigation plan is required. It is interesting to note that most of the area designated as wetland and within the riparian setback, was clearly formerly a daffodil farm. This has become apparent this spring as the bulbs have bloomed in orderly rows. The applicant proposes no construction within the riparian setback. The city may need to file for a Type 1 procedure when it constructs improvements within the path easement, but since the easement is already partially within the riparian zone, this is not a new requirement. 18.810 The proposed additional parking has no impact on the city street and utility standards. No aspects of the access driveway, curbcut, utilities, street right of way or sidewalks are changed from the previously approved condition. Teragan & Associates `{ t'.� r A, k.,�-y'e'a�•i::. Terrence P Flanagan Arborcultu al ConsuItai si•,.•REGEI.V „ • • MAY '0:3`201 May 1,2001 Lieu. JrU8 NW-OR' .i {! riei'nef Opus NW 1000 SW Broadway Portland,OR 97205 Dear Jeb Koerner, This letter is to supply the information you need to present to the city of Tigard in order to secure a permit to build the new rear parking lot. Assignment You have requested that I evaluate the effect of installation of the planned parking lot to the rear of the new office building that is being constructed at 7632 SW Durham,Tigard, OR The evaluation is to address the following. 1. What trees will be effected by the installation of the new parking lot. 2. What steps will be necessary to mitigate or prevent long term damage to the existing trees that may be effected by the parking lot. Summary Three trees will be affected by the installation of the parking lot. If tree protection steps are followed carefully the oak and the ash tree should survive the construction of the new parking lot. The clump of alders cannot be salvaged,as the trees are located within the area of the parking lot. The retaining wall for the new parking lot will be placed well within the usual area set aside for tree protection. It is imperative that the steps outline in appendix#1,Tree Protection Steps and steps listed under recommendations be followed exactly to be sure that the oak has minimum impact from the construction of the new parking lot. Field Conditions The new parking lot is to be located to the south of the existing parking lot behind the new office building at 7632 Durham Rd.,Tigard,OR. The site is sloped and will have to have fill placed behind a concrete block wall that will reach a height of 12 feet at the highest point. The trees that will be affected by the installation of the parking lot are a clump of four alders with diameters of 17", 13",28"and 15",a 39"diameter Oregon white oak and a 36"diameter Oregon ash. Diameters were measured at 54 inches above ground level The condition of the alders is poor,as the tops of these trees have died. The condition of the oak and the ash is good. Discussion The trees,their location in relation to the wall and the effect of the fill is listed below. 1. Grove of Oregon red alders—Trees are located within the area of the new parking lot_ Given the amount of fill that has to occur to build the parking lot the trees will not be able to be retained. _ 2. Oregon white oak—The retaining wall of the new parking lot will be built within the drip line of this tree. It will be very important to install a tree protection fence to protect the critical CERTIFIED A �SC 5340 Chinook Court• Lake Oswego, OR 97035 • (503) 803-0017 •Fax (503) 624-1915 A E-mail: teragan @aol.com TM° Member,American Society of Consulting Arborists OR80RIST • MPNO126 • 2 root zone. A few of the low limbs on the tree will have to be removed by certified arborists in order to clear future parking spaces. With very careful adherence to the tree protection fence and tree protection steps to protect the tree it should be possible to install this parking lot without undue harm to the tree for the long term. 3. Oregon ash—This tree is outside the area where construction for the new parking lot will occur. However,the tree is within the area where construction equipment may use to access the site. For that reason,the tree protection fence should extend up to the existing curb to also protect the root system of this tree as well. Recommendation In order to build the new parking lot without causing undue harm to the Oregon white oak and the Oregon ash it will be important to follow all of the steps as outlined in appendix# 1,Tree Protection Steps. In addition the guidelines that followed should be followed closely. The tree protection fence shall run from the curb of the existing parking lot,ease of the Oregon ash, down the slope parallel to the new parking lot's proposed retaining wall and end at the edge of the existing blackberries. The placement of the tree protection fence shall be placed no closer than 17 feet from the trunk of the Oregon white oak. Given the importance of the proper placement of the fence to protect the oak,the fence placement should be overseen by the project's consulting arborist. No activity should be allowed on the west side of the tree protection fence. The excavation for the wall should be completed from the interior side of the wall on the side by the oak and ash trees. The excavation along this side should not extend to the west,southwest any more than necessary, certainly not beyond the tree protection fence. If any roots larger than 2"in diameter are encountered while excavating for the wall, excavation should stop to allow the root to be cut with a sharp saw rather than ripped off by the excavator. The lower three limbs that are situated towards the side of the new parking lot need to be pruned off by a certified arborist to be assured that equipment does not inadvertently damage the branches beyond the branch collars. Conclusion If tree protection steps are taken seriously,the parking could be installed without undue harm to the oak or the ash. Please call if you have any questions or concerns regarding this report. Sincerely, l Terrence P. Flanagan Member, American Society of Consulting Arborists Certified Arborist#PN-0120 • Teragan&Associates 5340 Chinook Ct. 503-803-0017 Lake Oswego,OR 97035 5-1-01 3. ~ Appendix # 1 Tree Protection Steps It is critical that the following steps be taken to ensure that the trees that are to be retained are protected. Before Construction Begins 1. Notify all contractors of the trees protection procedures. Consider having all sub contractors sign memoranda's of understanding regarding the goals of tree protection. For successful tree protection on a construction site all contractors must know and understand the goals of tree protection. It can only take one mistake with a misplaced trench or other action to destroy the future of a tree. 2. Fertilize trees before construction begins to help build energy reserves before construction begins. Fertilizer shall be a slow release, balanced fertilizer. 3. Fencing a. Establish fencing around each tree or grove of trees to be retained. b. The fencing is to be put in place before the ground is cleared in order to protect the trees and the soil around the trees from any disturbance at all. c. Fencing is to be placed at the edge of the root protection zone or under the direction of the project arborist. d. Fencing is to consist of 6-foot high cyclone fencing tie to steel posts driven into the ground. During Construction 1. Protection Guidelines Within the Root Protection Zone a. No traffic shall be allowed within the root protection zone. No vehicle, heavy equipment, or even repeated foot traffic. b. No storage of materials including but not limiting to soil, construction material, or waste from the site. i. Waste includes but is not limited to concrete wash out, gasoline, diesel, paint,cleaner thinners, etc. c. Construction trailers are not to be parked/placed within the root protection zone without written clearance from project arborist. d. No vehicles shall be allowed to park within the root protection areas. e. No activity shall be allowed that will cause soil compaction within the root protection zone. 2. The trees shall be protected from any cutting, skinning or breaking of branches, trunks or roots. 3. Any roots that are to be cut from existing trees, the project consulting arborist shall be notified to evaluate and oversee the proper cutting of roots with sharp cutting tools. Cut roots are to be immediately covered with soil or mulch to prevent them from drying out. Teragan&Associates 5340 Chinook Ct. 503-803-0017 Lake Oswego,,OR 97035 5-1-01 1 Y•s 1 4. No grade change should be allowed within the root protection zone. - 5. Any necessary deviation of the root protection zone shall be cleared by the project consulting arborist. 6. Provide water to trees during the summer months. Tree(s)will have had root- system(s) cut back and will need supplemental water to overcome the loss of ability to absorb necessary moisture during the summer months. 7. Any necessary passage of utilities through the root protection zone shall be by means of tunneling under roots. After Construction 1. Carefully landscape in the area of the tree. Do not allow trenching within the root protection zone. Carefully plant new plants within the root protection zone. Avoid cutting the roots of the existing trees. 2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip irrigation for a specific planting. 3. Provide for adequate drainage of the location around the retained trees. 4. Provide for inspection and treatment of insect and disease populations capable of damaging the retained trees and plants. 5. Evaluate condition of trees and root systems to prescribe necessary fertilization and mycorrhiza treatments. • Teragan&Associates • 5340 Chinook Ct.`. 503-803-0017 Lake Oswego,OR 97035.','.,: =. 5-1-01 \� File Number • C1eanWater Services /0(4.'ej J Our commitment is clear. Clean Water Services Service Provider Letter Jurisdiction Tigard Date June 6, 2001 Map & Tax Lot 2S113BA00400 Owner OPUS Northwest, LLC Site Address 7632 SW Durham Road Jeb Koerner Tigard, OR Contact Schott and Associates Proposed Activity Addition of 56 Parking Address 11977 S. Tolliver Road spaces Molalla, OR 97224 Phone 503-639-8408 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 007). YES NO I YES i NO Natural Resources I Alternatives Analysis i Assessment (NRA) ® j n I Required n Submitted j (Section 3.02.5) DateDistrict Site Visit El Tier 1 Alternatives Analysis El Concur with NRA/or ti ® n Tier 2 Alternatives Analysis i ❑ submitted information y Sensitive Area Present ® El Concur with Alternatives U El On-Site Analysis Sensitive Area Present ® i — ; Vegetated Corridor ❑ Off-Site Mitigation Required — Vegetated Corridor Z _ Present On-Site i — On-Site Mitigation i u El Width of Vegetated iI — Corridor(feet) 50/25 feet Off-Site Mitigation f Condition of Vegetated Good/marginal/ Corridor degraded — Planting Plan Attached i Enhancement Required ® ❑ ____. Encroachment into : Vegetated Corridor ❑ ® RSAT, or Equivalent [11(Section 3.02.4(3)) Required I I Type and Square Footage ' Concur with RSAT, or of Encroachment I N/A I Equivalent El El Allowed Use i (Section 3.02.4(b)) ❑ ❑ i Conditions Attached ® 111 Page 1 of 5 File Number This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. In order to comply with Clean Water Services (the District) water quality protection requirements the project must comply with the following conditions: No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area which may negatively impact water quality, except those allowed by Section 3.02.3 (1), (2), or (3). 7 No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the vegetated corridor which may negatively impact water quality, except those allowed by Section 3.02.4 (a through h). XThe vegetated corridor width for sensitive areas within the project site shall be a minimum of either 25 or 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area. See attached graphic. Prior to any site clearing, grading or construction the vegetated corridor shall be surveyed, staked, and temporarily fenced per approved plan. During construction the vegetated corridor shall remain fenced and undisturbed except as allowed by Section 3.0.4.a and per approved plans. XThe applicant shall provide the District with concurrence of wetland boundaries from DSL and/or USACE prior to conducting any land disturbance. Rec'd 12-17- 99. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Division of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide the District with copies of all DSL and USACE project authorization permits. None proposed at this time. Page 2 of 5 File Number /O ( 7i Should a permit be issued for impact to the sensitive area, the applicant shall submit copies of annual DSL and/or USACE required mitigation monitoring reports. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non federal lands within the State of Oregon. 7 For vegetated corridors 50 feet wide or greater, the first 50 feet closest to the sensitive area shall be equal to or better than a "good" corridor condition as defined in Section 3.02.6, Table 3.2. 7 For vegetated corridors less than 50 feet wide, the entire vegetated corridor shall be equal to or better than a "good" corridor condition as defined in Section 3.02.6, Table 3.2. For vegetated corridors that extend 35 feet from the top of a ravine, the width of vegetated corridor may be reduced to 15 feet wide if a stamped geotechnical report confirms that slope stability can be maintained with the reduced setback from the top of the ravine. XEnhancement/restoration of the vegetated corridor shall be conducted either concurrent with or prior to development of the site. Enhancement/restoration activities shall comply with the guidelines provided in Appendix E: Landscape Requirements (R&0 007: Appendix E). Prior to installation of plant materials, all non-native and invasive vegetation within the vegetated corridor shall be removed. During removal of non-native and invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. Enhancement/restoration of the vegetated corridor shall be provided in accordance with the attached planting plan. A full landscape plan shall be included with construction documents. Prior to any site clearing, grading or construction, the applicant shall provide the District with the required vegetated corridor enhancement/restoration plan. Protection of the vegetated corridors and associated sensitive areas shall be provided by the installation of fencing between the development and the outer limits of the vegetated corridors. Page 3 of 5 File Number !v Co Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 007. XPerformance assurances for the vegetated corridor shall comply with Section 2.06.2, Table 2-1.4. 7 Appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with USA's Erosion Control Technical Guidance Manual shall be used prior to, during, and following earth disturbing activities. XPrior to construction, a Stormwater Connection Permit from the District or its designee is required pursuant Ordinance 27, Section 4.B. For any developments, which create multiple parcels or lots intended for separate ownership, the District shall require that the vegetated corridor and the sensitive area be contained in a separate tract. The applicant shall notify the District within 72 hours following completion of the vegetated corridor enhancement/restoration activities. Activities located within the 100-year floodplain shall comply with Section 3.13 of R&O 007. Removal of native, woody vegetation shall be limited to the extent practicable. XFinal construction plans shall clearly depict the location and dimensions of the wetland and the vegetated corridor (indicating good, marginal, or degraded condition). Wetland boundaries shall be marked in the field. Final construction plans shall include landscape plans. Plans shall include a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials. A Maintenance Plan shall be included on final plans including methods, dates (at least twice yearly) and responsible party contact information. XRemoval of invasive non-native species by hand is required in all vegetated corridors rated "good". Replanting is required in any cleared areas larger than 25 square feet. Page 4 of 5 File Number 7 Should final development plans differ significantly from those submitted for review by the District, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. Please call (503) 846-3613 with any questions. dt-O6 , //4(5/- Heidi Berg Site Assessment Coordinator Cc. OPUS Northwest Page 5 of 5 1 I I New Pa king Area Retaining Wall I -- �- # - --•- \ rp Vegetated Condor Bo ndary ghrya -_ ' r creek J r �-_ - s ti r ' _ I � • \ Wand ' tee‘(- o • oa co as _I I moo . a el Pq� \ I • I Source:Percher Farr Ayorre , I Figure 2: Schott 6 Associates g 11977 5 Totiver Rd. Existing Conditions and Location of Development Molalla,Oregon 97038 503-829-63t8 I �. I • . . I . Scientific Name Common Name Layer % cover Corylus cornuta Beaked hazelnut Shrub 20 I Oemleria cerasiformis Indian plum Shrub 10 Hydrophyllum sp. Waterleaf Herbaceous 40 Tolmiea menziesii Pigyback plant Herbaceous 40 1 Festuca arundinacea Tall fescue Herbaceous 10 Relative cover of natives: 97 Relative total cover: 100 IPlot 7: South of Fanno Creek—75 feet from railroad tracks Alnus rubra Red alder Tree 90 Fraxinus latifolia Oregon ash Tree 10 IRubus discolor Himalayan blackberry Shrub 70 Oemleria cerasiformis Indian plum Shrub 20 J Symphoricarpos albus Snowberry Shrub 10 ` Phalazis arundinacea Reed canary grass Herb 10 Rubus discolor Himalayan blackberry Herb 30 Relative cover of natives: 58 Relative cover: 100 Plot 8: South of Fanno Creek, west property boundary I Rubus discolor Himalayan blackberry Shrub 100 Stachys sp. Hedgenettle Herbaceous 10 Relative cover of natives: 9 IRelative total cover: 100 Impacts to the Vegetated Corridor IThe proposed project will stay completely out of the Vegetated Corridor. This will be done by placing a retaining wall at the edge of the Vegetated Corridor to achieve the Inecessary grade for the additional parking. According to USA R&O 00-7, all areas in the Vegetated Corridor, which are in marginal I or degraded condition must be enhanced to good condition. Most of the vegetated corridor on the north side of Fanno Creek (excluding the western end) and all of the Vegetated Corridor on the south side of Fanno Creek will be enhanced to good condition. IThis will be accomplished by removing the non-native species in the Vegetated Corridor, and planting a mixture of native trees and shrubs. 1 Hand clearing with follow-up spot herbicide treatments in June and August will be used to control the Himalayan blackberry. The reed canary grass will be controlled by spot I herbicide treatments by a lisenced aplicator. No vegetation removal will take place on the steep banks of Fanno Creek as the current vegetation is stabilizing the banks and disturbance of it may lead to bank erosion. Replanting will follow the USA landscaping requirements. Planting will be done between February 1 and May 1 or between October 1 and November 15. Plantings will be clumped in same-species clumps. Only shrubs will be I 1 g • . installed in the sewer line easement. No plantings will be done within the delineated wetland boundaries. Below is a planting list. A sample planting plan is included as Appendix B. I TABLE 2: PLANTING LIST ISpecies Name Common Name Container Size # to Plant Trees Alnus rubra Red alder Bare root (Br) 78 Acer macrophyllum Bigleaf maple Br 25 Fraxinus latifolia Oregon ash Br 74 I Populus trichocarpa Balck cottonwood Cuttings (Ct) 30 Pseudotseuga menziesii Douglas fir Br 99 Thuja plicata Western red cedar Br 39 I Prunus emerginata Bitter Cherry Br 39 Quercus garryana Oregon white oak Br 9 Total trees: 393 IShrubs Acer circinatum Vine maple lgal. 125 Corylus cornuta Beaked hazelnut lgal. 125 ICornus stolonifera Red-osier dogwood (near wetland) lgal. 70 Crataegus douglasii Douglas hawthorn lgal 210 Rhamnus purshiana Casacara I gal 129 IRosa pisocarpa Clustered rose lgal 310 Symphoricarpos albus Snowberry I gal 310 I Total shrubs: 1279 Total plants: 1672 1 1 1 1 I I sc,,,,„ & ,,,..,....., 1 I,..1.•:•isi•And'.■..:1::Ilti Nos. ::1.0- --._.� __i.-•f.. ::rte— -i.:} - ,i• . .. - 1 IVse Hie age SANITARY• D o Df a t ens 155 N. First Ave.,Suite 270, Hill b ro, Or.,97124 SURFACE WATER _ 303 648-8621 _ _ —— CONNECTION PERMIT ISSUE DATE 032100 EXPIRATION DATE 091700 EC EXP DATE PERMIT 118.48 STRUCTURE ADDRESS 54430 PROJECT 9999 • STRUCTURE. STREET SW DURHAM LOT BLOCK TYPE CONNECTION— NEW OF TYPE INSTALLATION— (3 ) SANITARY LINE TAP TYPE OCCUPANCY— (.4 ) COMMERCIAL PARCEL 251 13BA 400 QTR SEC 4721 MH 100340 OWNER VLMK CONSSULTINGG ENG ADDRESS 3933 SW KELLY AVE TREATMENT PLANT DURHAM PORTLAND OR 97201 PHONE 222 -4453 WATER DISTRICT TIGARD FIXTURE EQUIVALENT DWELLING RESIDENTIAL UNITS SERVICE UNITS 0 ,0 UNITS SERVICE UNITS" CONNECTION FEES SURFACE WATER DEVELOPMENT FEES LINE TAP IN SP 100.00 WATER QUALITY 0.00 LESS CREDIT < 0,00> WATER QUANTITY 0,00 LESS CREDIT < 0.00> EROSION CONTROL SUBTOTAL. 100,00 SUBTOTAL. 0 .00 TOTAL 100.00 AF'PL NAME KRISTINE AFFILL_IATION REP REMARKS SANI LINE TAP SOUTHWEST CENTER SIGNATURE ,..1�7-';j11 -..._....? "(_. : . � �L'_s't— �._ _.___ ISSUED BY AN!DERSONL Permit Conditions: The applicant agrees to comply with all rules and regulations of the Unified Sewerage Agency,including those regarding erosion control. A 24-hour notice is required for erosion control inspections.The inspection request number is 844-8444.When calling for an inspection,please refer to the permit,project and lot numbers. The permit expires one hundred eighty(180)days from the date of issuance.The Agency does not guarantee the accuracy of the location of side sewer lateral. 7/93 WHITE - USA, BLUE - Accounting, GREEN -Inspection, YELLOW - Customer SUMMARY OF PROPOSAL SW Center is a 92,642 SF 3 story office building now under construction. The parking lot was designed for 299 cars. The community development code allows 380 cars, which is a ratio of 4.1 per 1000 sf of building. This proposal would allow construction of an additional 81 parking spaces to reach the allowed amount of 380 spaces. This will be achieved by: 1. Creating a small new paved area north of the building. 2. Extending 2 existing parking aisles east of the building closer to Durham Rd. 3. Removing landscaped peninsulas between parking stalls and compensating for the reduced tree cover by adding trees to other landscaped islands, and using different species that have a wider leaf canopy. 4. Re-striping existing parking areas to convert 47% of the total spaces to compact sized spaces. 5. Adding a new paved area to the south between the existing paved area and the riparian zone boundary. 6. Adding lighting for the new paved areas. The proposed work will be entirely outside of the riparian zone and will comply with required setbacks and buffer zones. The work is entirely within the scope allowed in this zone by the community development code. The city and the property owner have negotiated a bike path easement through the property which is partially within the riparian zone. Approval of this proposal will require some additional portions of the easement to be relocated within the riparian zone. NARRATIVE —ADDITIONAL PARKING PROPOSAL FOR SW CENTER This proposal will create 81 more parking stalls for this development which is currently under construction. This will bring the total number of parking stalls up to the limit allowed by the community development code,which is 4.1 per thousand square feet of office space. The gross area of the building is 92,642 square feet so the maximum parking allowed at 4.1 per thousand is 380 stalls. The currently approved site development permit and building permit have only 299 parking stalls. Access to the site will not be changed by this proposal. The existing access is via a single driveway 40 feet wide with right and left turn only exit lanes. Walkways will not be changed by this proposal. Existing sidewalks run from the existing sidewalk on Durham Rd to the front and rear entries of the building. The revised parking lots are somewhat closer to Durham Rd with the edge of the parking lot curb just touching the 10' buffer zone required by Tables 18.745.1 and 18.745.2 in the code. This line coincides with a line 45' from the centerline of Durham Road. Screening has been provided meeting code requirements. This is shown on the Landscape plan. There are no changes to the location of the parking lot edges any of the other property lines. The existing approved plan for street trees will not be changed by this proposal. The location of interior parking lot landscaping and trees will be changed. Most of the landscaped peninsulas separating groups of parking stalls in the side to side direction will be removed. To compensate for this, additional trees will be planted in the remaining landscape islands and at the margins of the parking lot. The species of trees have been revised to obtain tree types which will grow wider and provide more shade canopy of the parking lot. The landscape drawing shows the new tree canopy at maturity and an area takeoff by the landscape architect shows that the new design actually provides more shade canopy than the previously approved design. A minimum of 1 tree for every 7 parking stalls is required by the code. With 380 spaces, that yields a requirement for 54 trees. The landscape plan identifies 65 trees with shade canopy extending over the paving of the parking lot. The maximum parking allowed in this zone for 4.1 spaces per thousand square feet. The gross area of the building is 92,642 square feet so the maximum parking allowed at 4.1 per thousand is 380 stalls. The project is currently permitted at only 299 parking stalls and this proposal would add 81 stalls to reach the maximum allowed by code. Parking spaces are dimensioned in compliance with code requirements and 50%of the spaces are sized for compact cars. There is no change in this proposal to the number of bicycle parking racks. The 50' riparian zone setback is indicated on the drawings. Land within the setback is included in the sensitive lands category. The existing and proposed parking lots are completely outside the riparian zone and do not therefore directly impact the zone. In the initial site development review of the project the city imposed a condition of approval that the owner relinquish a 30' path easement to the city through the property. That easement was located by the city, whose staff placed it partially in the riparian zone and partially in the owner's non-riparian zone property. To our knowledge there was no sensitive lands review conducted by the city on the location of this path within the riparian zone. However, section 18.775.020 allows community recreation uses (excluding structures)as outright permitted uses in sensitive lands. This proposal will require a realignment of the city's path easement to place about 120 lineal feet of path further into the riparian zone than it already is. We believe this should be acceptable to the city since it places the path closer to the areas of interest to a walker or biker, ie the Fanno Creek wetlands,and further away from the building now under construction. No trees will be removed due to the modifications in this proposal. No change is being proposed to the intersection of the driveway and Durham Road. The existing approved landscaping and clearances will be maintained. The water resources overlay applies to the area within the 50' riparian setback along Fanno Creek. Section 18.797.050 permits recreation trails as an outright permitted use in the overlay area with no mitigation plan required. The existing easement is already partially in this zone and this proposal would require shifting of another portion from the owner's developable property to the zone. While the impervious area is being slightly increased in this proposal, the water quality facility was oversized in the initial design and does not require modification to handle the increased runoff L IMPACT STATEMENT - PROPOSED ADDITIONAL PARKING SW CENTER OFFICE BUILDING This proposal to add 81 parking spaces to the existing 299 car parking lot will have essentially no measurable impact. There is no additional impact on the transportation system. The traffic study originally done for the project showed that the original impact was acceptable. Traffic analysis is based on the size of the building, not the size of the parking lot. The size of the building is not being changed in this proposal so the estimated impacts therefore also will not change. If anything,there will be a reduced impact on the surrounding residential zones since the additional parking will make it unnecessary for office workers to park in the surrounding streets. There is no impact on bicycle transportation from addition of 81 stalls to the existing lot. The storm water system has been sized to handle a larger impervious area than was originally permitted. The existing system will handle the runoff from the additional paved areas. There is no impact on parks as this an office project, and the size of the office does not change in this proposal. There is no impact on the water system since the office size and therefore population does not change in this proposal. There is no impact on the sanitary sewer system since the office size and population will not change with this proposal. There is a negligible impact in additional traffic noise created by this proposal. While there are additional cars, realistically, they do not start all at once, generating large amounts of engine noise. Office workers are typically not time clocked like old style manufacturing plants, with everyone arriving and leaving at exactly the same time. M= _ VLMK Consulting Engineers PRINCIPALS 3933 SW KELLY AVENUE / PORTLAND,OREGON 97201-4393 ALFRED H. VAN DOMELEN, P.E. JAMES E.KNAUF P.E. - (503)222-4453 / FAX (503)248-9263 / email:vlmk@vlmk.com GREGORY J.BLEFGEN, P.E. HAVLIN G.KEMP P.E. JOHN T.BROOKS KEVIN M.KAPLAN, P.E. February 28, 2001 ASSOCIATES CHRIS M.PALMATEER BILL G.LAMBERT City of Tualatin, Engineering Department 18880 S.W. Martina7zi Ave. Tualatin, OR 97062-0369 RE: SW Center—Parking Lot Revisions City of Tualatin Engineering Department: The plans for SW Center Durham Development have been revised with regards to the addition of two parking areas on the site. In the approved stormwater report, the water quality/detention pond was designed to accommodate the entire post-developed site as impervious area, without accounting for any of the development being pervious area. Therefore, the addition of the parking areas will not affect the pond design, and the pond is more than adequate as it stands. Additionally, the conveyance calculations for the onsite storm runoff do not need to be revised, as the runoff from the parking lot additions is insignificant in relation to the capacity of the system. Please do not hesitate to call me at (503) 222-4453 if you have any question or comments. Sincerely, Brian M. Dubal Civil Designer cc: Greg Blefgen, VLMK ti�N` fNC i M O 0 CONMC`` K:\Letters\Letters-2001\99177 SW Center Rev1,2-28-01.Doc MEMBER Opus Northwest LLC. ! OPUS 1000 SW Broadway Suite 1130 Portland,OR 97205 503-916-8963 Fax 503-916-8964 July 3, 2001 To: Kevin Young City of Tigard, Planning Department Re: Southwest Center Parking Addition Meeting 7/3/01 SDR-2000-0001, SLR 2001-00004 Kevin, I would first like to thank you for your attendance and contribution to our parking addition review meeting this morning(7/3/01). Your input is appreciated and extremely crucial in the expediting of this matter. In following up on our conversation this morning regarding this addition being a Minor modification versus Major modification, it is our feeling that this is in fact falls into the"Minor Modification"category as described in City requirements outlined by yourself today. If this could be described as a minor modification, it would allow us to finish the addition and achieve a Certificate of Occupancy for our first tenant and allow them to move into the new space in a timely manner. However, if you in fact deem this parking addition a"Major Modification",this letter serves as our request to split the addition into the north and south halves as discussed in the meeting. The north half being the "Minor Modification"and including all the changes on the current submittal drawing that occur north of the existing parking lot south boundary. The south half being the"Major Modification"and including the added lot south of the existing parking lot south boundary. This would also allow us to procure a certificate of Occupancy for UHC,but is definitely not the preferred option. We look forward to hearing your decision on Thursday(7/5/01). If you have any questions,concerns, or need any additional information, please do not hesitate to call me at(503)639-8408. Thank you for your cooperation on this matter. Sincerely, .1111 !! ' : Koerner Opus NW L.L.C. Attachment(s) Cc: John Gordon Opus Northwest,L.L.C.is an affiliate of the Opus Group—Architects,Contractors,Developers JUL-03-2001 TUE 02:29 PM OPUS NW/SW CENTER FAX NO. 5036396037 P. 02 Opus Northwest,LLC. 1000 SW Broadway OPUS. Suite 1130 Poniard,OR 97205 503.516-89633 Fax 503.916-9964 July 3,2001 To: Kevin Young City of Tigard,Planning Department Re: Southwest Center Parking Addition Meeting 7/3/01 SDR-2000-0001,SLR 2001-00004 Kevin, I would first like to thank you for your attendance and contribution to our parking addition review meeting this morning(7/3/01). Your input is appreciated and extremely crucial in the expediting of this matter. In following up on our conversation this morning regarding this addition being a Minor modification versus Major modification,it is our feeling that this is in fact falls into the"Minor Modification"category as described in City requirements outlined by yourself today. If this could be described as a minor modification, it would allow us to finish the addition and achieve a Certificate of Occupancy for our first tenant and allow them to move into the new space in a timely manner. However, if you in fact deem this parking addition a"Major Modification",this letter serves as our request to split the addition into the north and south halves as discussed in the meeting. The north half being the "Minor Modification"and including all the changes on the current submittal drawing that occur north of the existing parking lot south boundary. The south half being the"Major Modification"and including the added lot south of the existing parking lot south boundary. This would also allow us to procure a certificate of Occupancy for UHC,but is definitely not the preferred option. We look forward to hearing your decision on Thursday(7/5/01). If you have any questions,concerns,or need any additional information,please do not hesitate to call me at(503)639-8408. Thank you for your cooperation on this matter. Sincerely, I Koerner Opus NW L.L.C. Attachment(s) Cc: John Gordon Opus Northwest,LL.C.is an oft:Cate of the Opus Group—Architects,Contractors,Developers IAL-41 3 -- . __ 1-ia - 0 - , - 'V - - - �' _ .L ! ' . ",,,,,,.e._ _ i... :I___40.^ VC 1.4 E∎4i C-47)ravtce . . .3//{A6 EP- — Y/ -.` _ , X 7 i .„ IP f _./..-C:.--7)2,-)10P.--. _,. ----lito-- ..._,.-- ---1_/44-1---2-1._ 1 2 ,fr-' L3",:),,,(i / i/ ..../.42... ,-;w: / ( // /— f?/ , . /),..__Liaztit__ / J1 .mot .4!_ .; _ _____. _ The following is required before partial occupancy of Southwest Center Project. #1 Submit plan indicating what portion of the building to be occupied and the square footage of the occupied space. #2 "Detailed" plans of the portion of the parking lot to be completed demonstrating that parking is equal to or more than the parking required for the amount of building to be occupied. These plans should include paving, stripping, landscaping and any other relevant data. #3 A letter describing (A) What is proposed, i.e. to temporarily occupy a portion of the building with partial parking lot improvements completed and all other conditions met. (B) Why this is being requested. (C) Plan and time line for completing the project. #4 A Compliance agreement to the effect; Upon the rendering of a decision on the pending SLR2001-00004 , SDR2001-00001 construction will proceed with the parking lot as approved by the conditions of that SLR. If the decision is to deny the new SLR construction will proceed promptly to complete the parking lot as per the original plan. In either case, parking lot construction must be completed and approved prior to additional building occupancy. (The compliance agreement form will be supplied by the City.) PROJECT STATUS SOUTHWEST CENTER Southwest Center Project Status as of July 2, 2001 7632 SW Durham Rd. Prepared by: Sherman Casper Tigard, OR City of Tigard Permits Coordinator Jeb Koerner CC: Brian Rager, Engineering (503) 639-8408 Kevin Young, Planning Fax (503) 639-6037 Remaining Conditions Associated with Case #: S ' '- ' • •-00020 43. ELEVATIONS FOR SIGNAGE et o 1`n� The applicant shall submit plans and elevations for signage for the new building for approval to the Planning Division prior to issuance of a sign permit. Remaining Conditions Associated with Case #: SLR2000-00002 # 5 CHANGES TO PROPOSED PLAN Not Met 5. Engineering Divisions regarding any changes to the proposed plans or quantity of material disturbed so that a determination can be made as to the potential impacts of such a change and whether a Type III land use application will be necessary prior to issuance of a site permit. # 7 QTY OF DISTURBED MATERIAL Not Met 7. The applicant shall immediately stop work during construction and notify the Planning and Engineering Department if the quantity of disturbed material may 0/\29t0 exceed 50 cubic yards, or if there are any other changes regarding the location or impacts of the sanitary sewer line due to site conditions, or other circumstances. # 8 SEWER CONNECTION Not Met 8. The applicant shall provide certification to the City Engineer that the sewer connection has been successfully tested and shown not to have any leaks, and shall provide written verification from the Unified Sewerage Agency that the connection meets with their approval. Open Permits BUP2000-00016 Construction of new building ELC2000-00030 New electrical for shell only SIT2000-00001 Site work for new building SEFa ryFAi ■ a• 4 / '' A;P"'" a EXIB NC1 BULIMIC' mm.T iltiLIN N. w 10 I I-- — ri . , ' 410 ._„. , .:.....:, , m... pot , . v„,:: .. ,, 4......,.... 1 II cannot�co — ——— —— ���� I -- �I I I .., it!TRANbFOR IER ( - = I • —, . I , •. • 1Y1 I \ rw•wwwmw• • • • •_ • u � 1 ~ 'wwlw.w�ww. \ r r — 1 1 1 .w. �i.A JJJJ_J___J__J_JJ �._J - _--,, I I- 'a I_— . i O� ...0. �.� ,, , 26 COMPACTS .yam i K. 1 bit 19 COMPACTS ""' °'' r�Na �'� it n�nl nPl - ,- A 1 �ir � I I I mom i I — /--(1/— cn I I I m �.,. — — U I ?i Southwest Cents Q 19 COMPACTS i —if ogee Building — a_ 19 COMPACTS _._ i II I, +-- ' - 0 1 1 '`r i i I = 1, 1 I _.- T r■ I I LL 9 C MI ,,C T JJJ 1:•11111' ,. G 1OPA .,r ; ,y 29 COMPACTS Yawl it YO..wb ^ i — i 2m COMPACTS --- IIIIIIII gg I I I I I I I I I I I I I I I I I I I I I I ( n ,.11.7.•_ ...MOM N. ��►. i .._ n_ .........7› . 5.'"..:Z*CI."'" .•r--•--•-.--.--_.---- N'\ "" . WATER aIALITY FlOPD I �•••,• ,741:: �.— N. \.,�sa tart. ,a i ...:.'4?--' ..---•°-- '\ �.._- I Artbmm.Ym<I •...,-�„�. �y f•■ e Sift Plea ` SALE:Irk-'--�� - - - - ? 100 AFFIDAVIT OF MAILING STATE OF OREGON ) ss. City of Tigard ) I, t 1 C (-f-Ar EL 51-w4 4 , being duly sworn, depose and say that on 8 Zot) , 149- , I caused to have mailed to each of the persons on the attached Iisf, a notice of a meeting to discuss a proposed development at (or near) 763o 5L0 t"7�z.tf r�-D Trt lz-D 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 • e——a- C• re-r-[+o tJ t TA-1-1 o. with postage prepaid thereon. (lir* Signature (In th pres'en6e of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) 2c Subscribed and sworn/affirmed before me on the day of tc b . OFFICIAL SEAL = 1• • PAMELA L DRAKE / NOTARYPUBLIC-OREGON 1 COMMISSION N0,325184 MY CO 1 /L MMISSION EXPIRES JULY 11,71 ) NOTARY PUBLIC F OREGON My Commission Expires: 7//1/03 (Applicant,please complete information below for proper placement with proposed project) ---------------------------------------------------- NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: I Name of Applicant/Owner: Address or General Location of Subject Property: I Subject Property Tax Map(s)and Lot#(s): h:Uog WattyYnaste rsyff mil.mst FF . February 8, 2000 Subject: SW Center Office Building, 7630 SW Durham Rd. Dear property owner: Fletcher, Farr, Ayotte, PC represents Opus NW, LLC, the owner of the property located at 7630 SW Durham Rd. The owner proposes to add 81 parking spaces to the parking lot which is currently under construction so that they can provide tenants with the maximum on-site parking allowed by the Community Development Code. The owner also proposes to add trees and other landscaping materials to provide more shade for the parking lot than is permitted under the current Site Development Permit. Prior to applying to the City of Tigard for the necessary permits we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on February 27, 2001 at the Friends Church of Tigard, 15800 SW Hall Blvd. The meeting will begin at 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. Please call me at (503) 222-1661 if you have any questions. Sincerely, 4i; dte.„(fL Michael Shea Project Manager FLETCHER FARR AYOTTE PC FLETCHER FARR AYOTTE PC ARCHITECTURE PLANNING INTERIORS 708 S.W. THIRD,SUITE 200 PORTLAND,OREGON 97204 TELEPHONE 503.222.1661 FAX 222.1701 iog. iof�3 • • • 2S113AB-01000 2S113AB-00800 B&R INVESTMENTS DUNCAN JOHN A AND 16255 SW UPPER BOONES FERRY RD JANICE LEE TIGARD,OR 97224 7060 SW PALMER WAY BEAVERTON,OR 97007 113AB-00700 2S112CD-03800 B& ' ‘VESTo • S GIRTMAN OPAL B TR 16255 :"ER BOONES FERRY RD 22 GRAVATT DR ARD,OR 9 4 BERKLEY,CA 94705 2S 113BD-00200 2S 113BA-00400 BARTLETT EDWARD ALONZO TRUST HAMBACH MICHAEL V& 29 NE 80TH SATTLER SANDRA E& PORTLAND,OR 97213 BROWN LORENE 7735 SW DURHAM RD TIGARD,OR 97224 28 112CD-04300 2S112CD-01000 BATES CHRIS& HAMBACH MILDRED STOLTZ SHANNON 7735 SW DURHAM RD 7870 SW BOND ST TIGARD,OR 97223 TIGARD,OR 97224 2S112C0-04000 2S112CD-00800 BERG&OLDHAM INVESTMENTS LLC HAVERY JOHN W MADELON 4035 DOUGLAS WAY 15970 SW 76TH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97224 2S 112CD-00701 2S112CD-09900 BLACKWELL JAY M&TRACI N HOFFART HERBERT J 15950 SW 76TH 4632 SW VERMONT ST TIGARD,OR 97224 PORTLAND,OR 97219 2S 112CD-00700 2S 113BA-00100 BOUMAN DONNA L JOHNSON FAMILY TRUST THE 15940 SW 76TH AVE BY CARL H JOHNSON TR TIGARD,OR 97224 8965 SW BURNHAM ST TIGARD,OR 97223 2S112CD-01300 2S 113BD-00100 BUCHANAN MICHAEL R&SHEILA M KEZEOR ROBERTA&DONALD 10525 SW TIGARD ST 16605 SW UPPER BOONES FERRY RD TIGARD,OR 97223 PORTLAND,OR 97224 2S1 12C D-03300 2S112CD-03700 CAMERON WILLIAM L KOOPMAN DEVIN P 15895 SW 76TH AVE 7720 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S 112CD-04200 2S 112CD-03400 CHARLES LARRY&MARILYN L LAIRD WAYNE E&TRACI L 7850 SW BOND ST 7660 SW BOND TIGARD,OR 97224 TIGARD,OR 97223 25112CD-03600 2S112CD-04100 LEBEDA VLASTIMIUSHARON SIMONS GLEN H 15607 SW HIGHPOINT DR HEALY JEAN M SHERWOOD,OR 97140 PO BOX 5996 PORTLAND,OR 97228 2S 1138A-00900 2S113AB-01500 MCNALLY GAIL V SUMMIT PROPERTIES INC 16515 SW UPPER BOONES FERRY 4444 NW YEON DURHAM,OR 97224 PORTLAND,OR 97210 2S113BA-00300 1138A-01000 METZGER DAVID SU T PRO' -TIES INC PO BOX 400 4444 • •N SHERWOOD,OR 97140 PORTLAND,OR • 10 2S1138A-00200 2S113BA-00700 METZGER VENTURES LLC TAYLOR ELIZABETH B PO BOX 275 TAYLOR KATHERINE J SHERWOOD,OR 97140 CO-TRUSTEES 16565 SW UPPER BOONES FR RD PORTLAND,OR 97224 2S 113AB-01400 2S113BA-00800 PACIFIC REALTY ASSOCIATES TAYLOR MARY L TR BY CP TAX SERVICES 16565 SW UPPER BOONES FERRY RD 1371 OAKLAND BLVD STE 200 TIGARD,OR 97224 WALNUT CREEK,CA 94596 2S112CD-03900 • 112CD-10200 RDQ PROPERTIES LLC TIGA- C OF 2105 PEREGRINE CT 131 WEST LINN,OR 97068 GARD,OR 97223 26 112CD-00900 251138A-00401 RIVAS ERNEST ROSE TIGARD SCHOOL DISTRICT 16060 SW 76TH AVE NO 23J TIGARD,OR 97223 6960 SW SANDBURG ST TIGARD,OR 97223 2S 112CD-04400 2S 113BA-00500 SCHNEPF ROBERT W/MIRIAM A TIGARD-TUALATIN SCHOOL 15880 SW 79TH DISTRICT 23J TIGARD,OR 97223 ATTN:BUSINESS MANAGER 13137 SW PACIFIC HWY TIGARD,OR 97223 2S112CD-01100 2S113BA-00600 SCHOEWE DALE D UNIFIED SEWERAGE AGENCY 7925 SW DURHAM ROAD 150 N FIRST TIGARD,OR 97223 HILLSBORO,OR 97123 2S 11380-00300 113130-00600 SCHOOL DISTRICT NO 23J UNIFI : WE- GE AGENCY 13137 SW PACIFIC HWY 150N1 -' TIGARD,OR 97123 SBORO,OR 9 23 • ." 2S112CD-03500 WAGNER ERNST J 7680 SW BOND TIGARD,OR 97224 Sally Christensen CITY OF TIGARD 15685 SW 76th Avenue SOUTH CIT SUBCOMMITTEE Tigard, OR 91224 i:\curpin\setup\labels\CIT South.doc UPDATED: 7-Nov-00 Mary Ann Melvin Kristen Miller 10395 SW Bonanza Way 8940 SW Edgewood Street Tigard, OR 97224 Tigard, OR 91223 Stephen Bicker Bill Finck 14235 SW 91th Avenue 9235 SW Mountain View Lane Tigard, OR 91224 Tigard, OR 97224 Mark Bogert Craig Dirksen 14445 SW 100th Avenue 9131 SW Hill Street Tigard, OR 91224 Tigard, OR 97223 Twyla Brady Paul Owen 9360 SW Edgewood Street 10335 SW Highland Tigard, OR 91223 Tigard, OR 97224 Debra Muir Rick Boyce 15065 SW 79th Avenue 7800 SW Bond Tigard, OR 97224 Tigard, OR 97224 Sue Siebold Bob Oleson 15374 SW Thurston Lane 9023 SW Reiling Tigard, OR 97224 Tigard, OR 97224 Tim Esav Stacie Yost PO Box 230695 8465 SW Langtree Tigard, OR 97281 Tigard, OR 97224 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 Ellen Bei!stein 14630 SW 139th Avenue Tigard, OR 97224 F'FA Meeting Minutes Prepared by: Mike Shea Date: 2/27/01 Project Name: SW Center Time: 7:00PM Project Number: 00-39-99 Attendees: See attached list Distribution: At the meeting Mr. Shea explained the current approved parking configuration and the proposed addition of 81 spaces. Also reviewed were the landscaping adjustments and the location of the city bike path easement. Mr. Havery provided a letter from Mrs. Havery for the record(attached). He and Ms. Taylor both agreed that the project is too large to be next to a residential zone like theirs and the site should never have been zoned for this density or building height. They believe that the existing traffic on Durham Rd is already too much and the addition of the already constructed 299 car parking lot is undesirable, let alone the proposed further increase to 380 cars. They both expressed their awareness that this particular proposal doesn't address those underlying issues but wanted the city to be reminded of their dissatisfaction with the potential additional traffic and with the visual mass of the building. Mr. Metzger was concerned that additional landcaping on Durham Rd would hinder sight lines from the driveway of his building to the west, but seemed satisfied after review that safe egress for cars was being maintained. J:\003999\Report\Minutes2-27.doc FLETCHER FARR AYOTTE PC ARCHITECTURE PLANNING INTERIORS 708 S.W. THIRD, SUITE 200 PORTLAND, OREGON 97204 TELEPHONE 503.222.1661 FAX 222.1701 Ii I AM HAPPY TO HAVE THIS OPPORTUNITY TO TELL YOU HOW DISTASTEFUL YOUR BUILDING IS TO ME. IT REMINDS ME OF THOSE UGLY STRUCTURES ON THE OUT-SKIRTS OF MOSCOW IN RUSSIA. THE HUGE SIGN HANGING ON THE OUTSIDE IS ESPECIALLY INTRUSIVE AND OFFENSIVE TO OUR NEIGHBORHOOD. YOU WILL NEED LOTS AND LOTS OF TREES TO COVER UP THIS EYESORE AND PLENTY OF PARKING TO KEEP YOUR CARS, TRUCKS AND TRASH OFF OUR LITTLE LANE, SW 76TH AVE. THE `CITY-FATHERS' OF TIGARD HAVE NEVER BEEN KNOWN FOR THE SENSITIVITY TO THE IMPACT ON NEIGHBORHOODS, BLIGHTED BY SO CALLED PROGRESS SO I IMAGINE YOU'LL GET WHATEVER YOU WANT. AFTER WHICH YOU CAN HAUL YOURSELVES HOME AND LEAVE US TO DEAL WITH ALL THE TERRIBLE CONSEQUENCES. M. HAVERY 15970 SW 76TH AVE TIGARD OR 97224 r a SI — 1 _ -t-}e ---r---- DA vin L- 6 Ma-r1 /ore A1-01-vtet-j_ /14:04„,4 5/,„„ j (4-citer , 6(-/— t 4 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD flA PRE-APPLICATION CONFERENCE NOTES (Err auOREQOPl Community<Devefopment (Pre-Application Meeting Notes are Valid for Six (6) Months) S living ABetterCommunity NON-RESIDENTIAL RECEIVED 1 PRE-APP.MTG.DATE: �) 1T t D I 1tT STAFF AT PRE-APP.: , �1 1 9F4 . FEB 1 6 2001 APPLICANT: Opus Nk' L,L, C FLETCHER i ° per AYOTTE F / AGENT: /`1t�P �cr- �tle �P,{', �e, Phone: (� ) c7/6-— 8'6'3 Phone: ( ) 2 2 2 — 1661 tn� PROPERTY LOCATION: O. ADDRESS/GENERAL LOCATION: 7 1/3 .51/t! o plirLcm.t I 2.5131M ; rL 4-00 TAX MAPS)/LOT#(S): NECESSARY APPLICATIONS: /Major- floc/if-lc- iecikei..4 fv 57)g 1 77?*-- I900Z 0 �c C:.o PROPOSAL DESCRIPTION: C ,r� /-/,i ' ,-. c /)t,FVr 5; le kitialsc-GP, yq,. Ad d s lua i K t r1 9 vp a.GZ.� e -,.I 1\dd ,ptzc kin' cw� Ca) ft v'-th ,T,,,t-f€Y - of la-t- COMPREHENSIVE PLAN MAP DESIGNATION: L I,L* _7-F trio/ - 174,.1,..4,trial Ark Cr---P) 7-). fii l -z �- T.) AREA:_ a/,-, Gd,ecz t. 2 JIREMENTS (Refer to Code Section 18.5 " l c...„..; ,.., / e ttk....---4—t:/•—__ - ,, sq. ft. Average Min. lot width: CO ft. Max. building,height: I-s ft. , Side SO ft. Rear ft. Corner V/A ft. from street. GE: 7S %� Minimum land caped qr natural/vegetation area l zs%. � ._ i / ►tee ci re alias re5oe,+ticr!,1t 5tr i cr to /, ‘,,,,es r ,,AP ' the Neighborhood Meeting Handout) cam:w,$e C-4 i Scar abb A 1 ,r.)t° ,..:.ii' L NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE t ,=-2.1,--,-4', t f ,'�,l FACILITATOR AND THE MEMBERS OF ANY LAND USE so ti i` ;,1 ,sr., heir proposal. A minimum oft 1-. .-" -..,}- fired. Please review the Lan �] bwl �f4lofi Harry C_.-M-urphy posung ar 1u me t t Kell[ty notice. Meeting is to be hek a .(ONE f k tiY�t��► °Efsiete Manager application will not be accepted. a� Opus Northwest,u.C. �� OPUS.NOTE: In order to also preliminarily address built 1000 SW Broadway Examiner is encouraged prior to submittal of Suite 1130 Portland,OR 97205 OTY Of TIGARD Pre-Application Conference Notes 503-916-8963 NON-Atvdtnual AppLUtan!Plbnaat Dmuon-kttwn 503-916-8964 503-789-8065 Cell harry murphy@opusnw.com NARRATIVE (Refer to Code Chapter 18.3901 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. The applicant should review e code for applicable criteria. IMPACT STUDY Refer to Code Sections 18.390.040 and 18.390.050) part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication re ulreme,lt is rot roughly proportional to the projected impacts of the development. 2 4 t f1/4"1"--#° t at,t�`.0 fb' ACCESS Refer to Chapters 18.705 and 18.7651 --4 3©two e �-�1, ' �v µ-Vi JA,,,,,„/C",, .5 p e w4 Minimum number of accesses: ,n sr 1� �� '~� Minimum access width: . Minimum pavement width: All driveways and parking areas, e���for some fleet storage parking areas, must be paved. Drive-in use queuing areas: . WALKWAY REQUIREMEN (Refer to Code Section 18.705.030) —WAL=KWAYS 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. SPECIAL SETBACKS (Refer to Code Chapter 18.7301 ➢ STREETS: 9-S feet from the centerline of a„'ticb.t., 40ci . > LOWER INTENSITY ZONES: feet, along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.RJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: D A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; )=. All actual building setbacks will be at least half(%) of the building's height; and ➢ The structure will not abut a residential zoned district. (BUFFERING AND SCREENING (Refer-to Code Chapter 18.7451 In order..JO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE --OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY Of TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Re,dential Appkition/Plannng Drawn Section S 0 v‘ Tyfe o r LA, .c The ESTIMATED REQUIRED BUFFER WIDTHS applicable to ur proposal area are: 0 feet along north boundary. feet along east boundary. 0 feet along south boundary. feet along west boundary. IDITION, SIGHT OBSCURING SCREENING lq REQUIRED ALONG: . kune] at 5 re , -see_ /8,'NS. z"-- e)..E- . LANDSCAPI eferto Code Chapters 18.745,183 65 an 18.7051 TREET 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. RECYCLING (Refer to Code Chapter 18.155) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. _ �� V�rc.l f 0,5/ACk 66c7.7 - PARKING Refer to Code Section 18.765.0401 M QUIRED parking for this type of use: �1h , 2 7jE y�, �•I/i arking SHOWN on preliminary plan(s): /�dc(i tl vv. of IA/4r0 cr � ic ed J 1 of Y/ ,S/2ase -c , -/ 3.`I ie,uc> SECONDARY USE REQUIRED parking: /i 7`).; &,-,-)ac.r v�/71,a-ca (e(...v�e>/ ro ire-e Parking SHOWN on preliminary plan(s): SD /o NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: D Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. D Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three(3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: D 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. D 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. LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY Of TIGARD Pre-Application Conference Notes Page 3 of 9 MON-FesdtaUil Appliataa/Planning Damn Seaton /cta 4 f1vU.\ Glue.1)--cp" "(YLA etch ` FZ app 4 c ��• c�c t Q �v adcQ.te 4 raj r.< BICYCLE RACKS (Refer to Code Section 18.7651 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. SENSITIVE LANDS (Refer to Code Chapter 18.7751 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 land 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 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.775.080.01 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 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. Qotal, tJ' t ap p b ., . UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) 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 WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres 1 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet 0 10 to <50 acres 1 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25% slope), add 35 feet past the top of ravine6 4 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve.as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY Of TIGARD Pre-Application Conference Notes Page 4 of 9 NON-R,.dmud Appkuan/Plannnt()moo Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. 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. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 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 Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: ► Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; ► Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY Of TIGARD Pre-Application Conference Notes Page 5 of 9 NON-Rndennil Appliation/Planning Dwwon kaion ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: + The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA fer to Code Chapter 18.7951 The Ci equires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND 8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.797.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). • The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Aesdentut AppOation/Plannnt Oirition Seam • 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. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: : Native plant species currently cover less than 80% of the on-site riparian corridor area; :- The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; : That vegetation was not removed contrary to the provisions of Section 18.797.100 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%. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 7 18.330(Conditional Use) 18.620(Tigard Triange Design Standards) 1 8.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) - /I8.630(Washington Square Regional(enter) 1 8.775(Sensitive Lands Review) 18.350(Planned Development) ■ / 18.705(Access/Egress/Circulation) 1 8.180(Signs) 18.360(Site Development Review) _ _- 18.7 10(Accessory Residential Units) 18./85(Temporary Use Permits) 18.370(Vanances/Adjustments) 18.115(Density Computations) J 8.790(Tree Removal) 18.380(Zoning Map/Text Amendments) /18.720(Design Compatibility Standards) ✓18.795(Visual Clearance Areas) 8.385(Miscellaneous Permits) ✓ 18./25(Environmental Performance Standards) 1 8.797(Water Resources(WR)Overlay Dismct) 1 8.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.798(Wireless Communication facilities) 18.410(Lot brie Adjustments) 1 8.740(Histonc Overlay) ✓ 18.810(Street 8 Utility Improvement Standards) 18.420(Land Partitions) �I8.742(Home Occupation Permits) '`a'(y'v ( (C11 Rt�(�._ 1 8.430(Subdivisions) v/ 18.745(Landscaping&kreening Standards) U 18.510(Residential Ioving Dismcts) 8.750(Manufactured/Mobil Home Regulations) / 1 8.520(Commercial boning Districts) 18.755(Mixed Solid Waste/Recycling Storage) . 18.530(Industrial inning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 MON-Residenoal Applution/Planning Division lemon ADDITIONAL CONCERNS OR COMMENTS: L uvla Ci. r4A i 0'1 '4 'tot t ul016 0 ( 1 ov44ict of i-Cx151(y .. poit km I bt tkCL -,Irvl ac fc( +' art: vtcn -4 Cc 6 Re YID .o I--1iii.'€ L 0_-I&L Qe U s e_.) - 4--huLtye,( f ��i-tk i ri 5 C (k fi x � � � ! u 1 �►�� , !), i fluke L&-4,11. (2./Z.U,ecu L en J t4C C Oz Us" ,W Vlni;u lat (-['rz.'..0 G( agpo4kcitt vu? (M t ix ci-ceyL.. lcCi_tyral p(6,t. otc,e ✓ b locK_ (i v_e 1c ctocc7e, -- Y1 1 k-t 1;k5 1 t 01 r1A.A.i 11,,a I be tct- crf (e e e 5 ' pa,44 v: put<(1,111/41- MO - ' 4 41) -. eke-04117o a ec,5(2- p -." p ka I 6-k .Cit Lc n ►vi 5 (L4 L) r,I i r e ha - a 4L (ctL1 tom' c-v.a ptanr7I ', ec{-f AV) ccct,c 4 Vial) t 1 rfzi of , pd-1.1 /t 000 lei P-0)41 1\AL/ ('1i o(.11-e i�,� �l I/1�1A U YV\,t r�r, 00.4.16 ' - r-t i ict v i'— t— IIc- toctp-.e. L c�,�-r`,Cu,cl -Cr-1n r AA-,IL �t 1 I. fi ci 1 ( -. k�_ �1�)( �j{c `i.� Ct c c t,a , cz ,.l CQ o-c o ...c-t ex c P e cA c4 p rLe J!d r/V— ' CAC_ C. - LA- Sfii2 law I t c c--t1 coutALLX 0, 1 r1 (: C Curl i ` vc m AA at 1/1.cAlc lrv�.�aCA�.i vi.�.� -��,u►-�c J idled 1 dye' ret fi4e ck ego $\.w.2, c4 _ 4 kA e.-cl oc S( 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. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/' 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 Department 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. (III OF TIGARD Pre-Application Conference Notes Page 8 of 9 NON-Andenn,l Applimon/Pl.an ne Demon Semen The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal pe{,od follows all land use decisions. An appeal on this matter would be heard by the Tigard tie �c{( Off 1-<.e" . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884] PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants 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. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to 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: Cilivt- . .-< (t,aAJ eUin D1-u S) 41 10 J CI TIGARD PLANNING DIVISION - STAFF PER HOLDING PRE-APP. MEETING PHO E: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Commercial-doc Updated: 18-Jan-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Aesideatul Application/fluffing DivnaM Semon CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: i lret"\ F ))</1 Date: 1/3l19J 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): rVicinity Map Preliminary Grading/Erosion Control Plan Existing Conditions Map Preliminary Utilities Plan El Subdivision Preliminary Plat Map Cr Preliminary Storm Drainage Plan ❑/ Preliminary Partition/Lot Line Adjustment Plan ❑/ Tree Preservation/Mitigation Plan 6 Site Development Plan Q Architectural Drawings Landscape Plan El Sign Drawings ❑ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES ZO COPIES OF ALL APPI IC.ATICIN MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties • Surrounding street system including nearby intersections ♦ Pedestrian ways and bikeways ,—,� ♦ Transit stops L�' • Utility access please Existing Conditions Map Lit (i 5-t4 \l/ Parcel boundaries, dimensions and gross area ;v\ , t�L'�` ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ ♦ Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_ 6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Jf existing utilities and easements City of Tigard Land Use Application Checklist Page 2 of 5 Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements n • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses n • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where IaiLs are to be used for purposes other than residential, it shall be indicated upon such lots ❑ 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 materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ > The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ • The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ • The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ • Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ 7-1 A scaled cross-section of all proposed streets plus any reserve strips ❑ • Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans n Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ i:\;curpin\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 PR[-APPLICATION CONFERENCE N , 4 _ , ENG EE ING SECTION € 4 1, Development t PUBLIC FACILITIES Tax Mains): 2S113BA Tax Lolls): 400 Use Type: Southwest Ctr Parking Addition The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ❑ SW to feet ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Other: street improvements will be necessary along SW , to include: [ feet of pavement [ concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees [ f street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement [ concrete curb [ storm sewers and other underground utilities I I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I street improvements will be necessary along SW , to include: feet of pavement I I concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I I street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. ( I Other: Agreement for Future Street Improvements: 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.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Water Supply: The (Phone:(503) ) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] 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. CITY OF TIGARO Pre-Application Conference Notes Page 3 of 6 Engineering Department Section 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. Show proposed modifications to onsite storm system, if needed. 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. 00-7) 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: M Construction of an on-site water quality facility. Payment of the fee in-lieu. Upsize the existing water quality pond, if necessary. Provide calculations that show the net increase of impervious area from what was previously approved. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section 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. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. 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. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. 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 5 of 6 Engineering Department Section Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: z �I ENGINEERING DEPA MENT STAFF Phone: [5031 639-4171 Fax [5031684-7291 \eng\brianr\templates\preap notes-eng dot Revised: April 21,2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section r r 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, ill IC EMMEL- 5 ttoil , do affirm that I am (represent) the party initiating interest in a proposed 17E■ 1=1.---0 P ►M .r.--' affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 76 3 o S LA) sVuR-1- rM. TzD , and did on the R'4" day of -vt5�� 1 ) 7.--("C' f 4.11_ personally post notice indicating that the site may be proposed for a s ITO -J7 ■)Vvotawt - application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at, 76-3 5 LA) Tau re-0-64-wt, 7z-1) (state location you posted notice on property) Signatur (In th sence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of re_ C' , 1.9_. .■• OFFICIAL SEAL PAMELA L DRAKE ) Ili / ., Mk MI' 1kiii-xTC.` r NOTARYPUBLIC-OREGON ` COMMISSION NO.325184 r' NOTARY PUBLIC i F OREGON COMMISSION EXPIRES JULY 112003 X11 My Commission Expires: 7/ // /Q 3 (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT------------OSED NAME: I TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: 1 Address or General Location of Subject Property: L.Si Subject Property-Tax Map(s)and Lot#(s): I --------------------------------------------------------------------- h Nog in\patty4nasters1 aft post.mst ,Pre-Apps (CD Meetings) February 2001 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Thursday, February 01, 2001 8:00 8:30 9:00 Pre-app Thomas Pidcock 503-590-6616 MLP 15685 SW Bull Mt. Rd. 9:30 10:00 Marie L Johnston (MLP) 11775 SW 91st Ave 10:30 11:00 Pre-app Mike Shea 503-222-1661 7630 SW Durham Rd Add parking 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 11:28AM Thursday, January 25,2001 PRE-APPLICATION Judi. CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION '12 FOR STAFF USE ONLY Applicant: F1,Pre, t(Z rP(z-I'Z ,4'1O1TE Address: 70 E Su-) b -2 Phone: Z Z ` 166 ( Case No.:4)e6 2.0C I - `' - c a 4 City: i)►ZT l �i� Zip: ` 7 Z. 0 '( Receipt No.: �.�t, 1 7_2 9 Application Accepted By: k1 P/ Contact Person: M l(4-5 S 4 Phone: Z Z Z -1661 Date: �/;7/0 Property Owner/Deed Holder(s): OPUS Alt✓) LLG -APP /ZS/VL 1/ T6 //' O TIME DATE OF OF PRE PRE APP.:.: �I �U A� Address: /0110 5 W /WO A l)u/A y Phone: 9/6 - 'l 6 3 PRE-APP. HELD WITH: City: 1 f1/�-/ Zip: Rev.12/6/2000 i:\curpin\masters\revised\Pre-APP Request.doc Property Address/Location(s): 7G 0 S c.cJ TN"tom 41 '4 : _ REQUIRED SUBMITTAL ELEMENTS (Note: applications will nt be accepted without the required submittal elements) Tax Map &Tax Lot#(s): (NC 71+12 S I i3 SA 7-AX 4-77 4/00 ❑ Pre-Application Conf. Request Form Site Size: /0 - S ,4 C sz t 2 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a El Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts conference date/time to allow staff ample time to drawn the subject ject property show the location to pre-application of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. ❑ If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM • ❑ Filing Fee$240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. ..ioLL/t F'FA 0"41 n 0011° 2- 51 Site Development Review—SW Center- 7630 SW Durham Rd.- Modification to SDR1999-00020 The attached sheet A0.00 is a copy of the first page of the set of approved drawings for thi office project which is now under construction. I have clouded the area listing some project statistics. The project consists of 92,642 SF of office space and the statistics list a parking ratio of 3.8/ 1000, with 299 parking spaces, none of which are compact spaces. We have recently discovered that these project statistics are partially in error. While there are indeed 299 parking stalls and 92,642 SF of space, this works out to a ratio of only 3.2/ 1000. A ratio of 3.8/ 1000 can only be achieved with 352 parking spaces. In the `Notice of Type II Decision' approving this project, page 19 states that the minimum parking requirement for this land use is 2.7/ 1000 and the maximum is 4.1/ 1000, which works out to 376 parking spaces. At this point we would like to revise the parking layout to provide a total of 354 parking spaces. This would mean a ratio of 3.82/ l O 0,Ahich is allowable for this land use in this zone and is very close to the ratio originally considered approved for the project. In order to provide this amount of parking,we would,add a small lot to the north of the building that complies with buffering and screening requirements. We would riiiR use of compact parking stalls for up to 47% of the total spaces, and we would eliminate some landscaped fingers extending into the paved areas. The attached sheet A1.00 shows the proposed layout, with the changes from the approved plan clouded and marked as revision#1. As indicated on page 14 of the project approval letter, we are providing approximately 63 trees in landscape islands to meet the screening requirements. With a minimum requirement of 1 tree per 7 stalls, the new parking total of 354 stalls would require 51 trees, so we still meet this requirement, as long as we retain and relocate the trees that are in landscape fingers we propose to remove. While this revision is different from the original scheme it still falls within requirements and in fact enables us to meet the parking ratio figure originally contained in the approved documents. 1:1003999\Report1NAR.DOC FLETCHER FARR AYOTTE PC ARCHITECTURE PLANNING INTERIORS 708 S.W. THIRD, SUITE 200 PORTLAND, OREGON 97204 TELEPHONE 503.222.1661 FAX 222 1701 _ ,7 • (0-7----k --- )414.) (A-( -H0(6. .C:•L C.\ '71 E tl-cf-f t-i,(:ri•4-:.i.. , .K. i '3 4*--ZAkkk - I'd(6"i" )4°CiL . ..... AU3. jAVIAA 5 Lat - LC:dt-4 L. t4 III VIA t t wojity, . . _,. IN"- „(L.-0.1.J.,0 C+C-v,....e ai i t "(6 S • CC _ 9A i K „.1: c,..4.s..... ':-...)ilev4...0 cc ec c? Lo. 1.1„....La..,t, ct...,Le.:A..„.4....” _ . _ A i 1 t (Lt.dt 't C.., -11/4 (.,---,.--1 r) c Gii-eK ,-- .\- ,1 (-!..,Y Yc-\.1(--t'Ll-+, lc' e:_)c.... --1A-A----/Lil 4--k_.,.'..., - ,) Q. I.A.,_,li,_, ,.5„ I 6 i--- ,1,/,. ..0, i.,44 ti ;, c 4,, 4(- ;I 6 v.,-,4 -71 ... ALT If I ‘ K b u- ( _. . A ___ ...... T .,_ - . . -)‘:./ ri Lt,( C.) 1% / • --(4/ -7 . I 1,,-,‘ tc 1 / :.)e ,Tedi-e . _ (., A L-1--' - --- /0( a de)(7( --1-7 4 fik--(----- I" - 41 ADDITIONAL DOCUMENTS PERIIIT'PLAN File Edit Oplion s Window Help tiJ-± iT11 Exit New Open To Go OBE EL EEE IRb A 11 lib 43' [Q] $ Ci7 Cloos Edit Project Group Add Clone Parcel Activity People Fee, Vuluation Condition, Note, T:9: Doc ai Site Development Review --SDR2001410001 Status P III el Name: OPUS NW, LLC Updated: 03-08-81 KJP Address: 07632 SW DURHAM RD _ ' ' Jur: TIG ,pro cti.ectori Description: Id sts r#-. RZEllii tI000 jPrOject: tor PARKING LOT EXPAN L !Proposal to provide 5 additional parking spaces. Original Land Use Caa s SOR199_ 111020.Lot Area:Area: ,E3).11dirtg'Atea: 1-7.sqtt Received: -,-Prc.167- t-"zY"411I.atten:" $11; - - Number oDwt1irg-Units: Issued: Resolution-Number: Expired. ' Zoning- , - Fmaled: S,14rri1rria,ry separt...fa! .pqppl , copyht 01997-1959 Tidemark CoMataer Systems Inc. 3121/01 All Riga ta Reserved. 3/21/01 Information Summary for Case #: SDR2001-00001 8:53:12 AM Activity Hold Updated Activity Description Date 1 Date 2 Date 3 Disp. Level By Updated SDRA003 Pre-application meeting 2/1/01 DONE No Hold KJP 3/8/01 SDRA007 Application received 3/6/00 DONE No Hold KJP 3/8/01 SDRA019 Assign planner No Hold KJP 3/8/01 SDRA020 Case created 3/8/01 DONE No Hold KJP 3/8/01 Fees Fee Trans. Create Created Type Description Code Revenue Account No. Date By Amt.Due PRMT [LANDUS]Site 100-0000-438000 3/8/01 KJP $800.00 Development Rev Case People Listing Role Type Name/Address Company Name Hold Primary OWN OPUS NW,LLC V 7632 SW DURHAM ROAD TIGARD OR 97224 Page 1 of 1 In response to your question about the Southwest Center project status: It appears that conditions 40-43 of the Site Development Review approval (SDR1999-00020) have yet to be satisfied. These conditions must be addressed prior to the granting of final occupancy permits for the development. Regarding the proposed parking expansion, an incompleteness letter was sent to Mike Shea of Fletcher, Farr, Ayotte on April 6th. I haven't received any additional materials regarding the application since that time. about:blank 05/22/2001 • Page 1 of 1 Gentleman, please contact me on any outstanding issues that you see related to the SW Center @ 7632 SW Durham RD, BUP 2000-00016. Also if you have any information regarding the status of the proposed parking expansion at same please advise. Yours truly, Rick Sommerfeld OPUS Project Superintendent j711-°/tdr 61r) cc���1''��° wve r file://C:\WINDOWS\TEMP\GW}00007.HTM 05/21/2001 opus OPUS NORTHWEST, L.L.C. Southwest Center Jobsite Main Office 7632 SW Durham Rd. 111 SW Columbia Street, Suite 870 Tigard, OR 97224 Portland, OR 97201 Jobsite Phone: 503-639-8408 Phone(503)916-8963 Fax: (503)916-8964 Jobiste Fax: 503-639-6037 CCB#105336 TRANSMITTAL To: City of Tigard Date: 6/7/01 Job# 2094 13125 SW Hall Blvd. Re: Southwest Center Parking Addition Tigard, OR 97223 Additional information requested Attention: Kevin Young SDR 2001-00001, SLR 2001-0004 We are sending: [X] Attached [ ] Under Separate Cover [ ] Hand Delivered — Mark at jobsite [X] Sent Hand delivery (Courier, Fed X, UPS, U.S. Mail) The Following: [ ] Copy of Letter [ ] Prints [ ] Plans [ ] Samples [ ] Specifications [X] Shop Drawings [ ] Change Order [ ] Sepias [ QUANTITY DATE DESCRIPTION 3 6/7/01 Additional information requested in Incompleteness letter dated 4/6/01 These are transmitted: X For Approval _ Approved _ For Your Information For Your Use _ Approved As Noted _ For Bids Due _ As Requested _ Not Approved _ For Review and Comment Notes: Please give me a call at the above number with any additional information you need. Thank you cc: File - OPUS NORTHWEST, L.L.C. (s` r. ' 20r1 Jeb Koerner CUMmurrllY OEVLLurtntIVl (Sender) Page 1 of 1 As I indicated to Jeb Koerner yesterday, we've been buried in new applications lately, so its going to take me a little time to get to the SW Center materials. There are a few projects ahead of yours on my schedule, but I'll try to get to it as soon as I can. - Kevin Young >>> "Sommerfeld, Rick" <rick.sommerfeld©opusnw.com> 06/18/01 02:03PM >>> Good afternoon Kevin,just wanted to pick your brain to see what you know about the approval of the proposed parking revision at the sw center. It seems like the calendar is moving in fast forward, look forward to hearing from you. Rick Sommerfeld, Superintendent, OPUS NW file://C:\WINDOWS\TEMP\GW}00006.HTM 06/20/2001 JUN-26-2001 TUE 01:57 PM OPUS NW/SW CENTER FAX NO. 5036396037 P. 01 �,/\ OPUS Opus Northwest LLC Southwest Center Jobsite 7632 SW Durham Rd. Tigard,OR 97224 FACSIMILE TRANSMISSION (503)839-8408 (503)639-6037 CCB#105336 To: Kevin Young Co: City of Tigard FAX: 503-624-3681 PHONE: 503-639-4171 FROM: Jab Koerner DATE: 6/26/01 RE: Southwest Center Lot line adjustment PAGES: 7 The information contained in this facsimile message is privileged and confidential and is intended only for the use of the individual or entity named above. if the reader of this message is not the intended recipient, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. H you have received this communication in error, please notify us immediately by telephone and retum the original message to us at the above address. Thank you. ADDITIONAL INFORMATION: Kevin, Here is the lot line adjustment you requested. Please let me know if you need anything else. Thank you JK JUN-26-2001 TUE 01 :58 PM OPUS NW/SW CENTER FAX NO. 5036396037 P. 02 CEIVED - p a ^rya-, �I�+ht',^ .;•r ,, b f r!ts cx,,ban��7-ttv,,�',�t�`( �:��' � T++�� ' xy.,�t X'pr6', Y t'.. ' fi•'t•∎• k1, }1r�gc 'Y°ri',k"r �'hi g.^y p'i:l•• :'ail''? $...b✓ri7 ,`* � (yi 4.-f+ ,a�" y ,�,r ''u' c m1t t i�G k r y .� EtV ytg t,'1 e 0 f1TM1"1w11 r0�• -, Q iW f AM 1�5 7', 1 �nh\ ,,y t �im: �h�id°...' .f r �•ri,s !j• a (9 11 EST CE TR L s Er .I 4 IS A;N rcto,.a �F i -•�r,.�r�.fix,.�a+.r, r ,i:ws k u., x ,.,..r' ei".4. 4",,Or r1q.. .r � t rya s a1 ,,v a, ` 120 DAYS = 2/9/2001 SECTION I, APPLICATION SUMMARY FILE NAME: • . . _- . _ : # . ■ _ FILE NO,: Lot Line Adjustment MIS) MIS 180 8 PROPOSAL: The applicant is proposing to adjust the property line on a 38,333 square foot parcel (Parcel #3) to include a 651 square foot portion of Parcel #1 of 498,762 square feet. The second adjustment is on a 68,825 square foot parcel (Parcel #2) to include a 5,027 square foot portion of Parcel #1. This will give Parcel #3 a total of 38,984 square feet, Parcel #2 a total of 73,852 square feet and reduce Parcel#1 to 493,084 square feet APPLICANT: Opus Northwest, LLC OWNER Opus Northwest, LLC 111 SW Columbia PARCEL 1: 111 SW Columbia Portland, OR 97201 Portland, OR 97201 OWNER OWNER PARCEL 2: Dave Metzger PARCEL 3: Dave Metzger P.O. Box 400 P.O. Box 400 Sherwood, OR 97140 Sherwood, OR 97140 LOCATIONS: PARCEL 1: WCTM 2S1136A,Tax Lot 00400 7632 SW Durham Rd. PARCEL 2: WCTM 28113BA,Tax Lot 00200 7800 SW Durham Rd. PARCEL 3: WCTM 281-MBA, Tax Lot 00300 7910 SW Durham Rd. COMPREHENSIVE PLAN DESIGNATION: 1-P; Industrial Park. ZONING DESIGNATION: I-P; the I-P zoning district provides appropriate locations for combining light manufacturing, office and small scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g, noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the 1-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.410 and 18.530. SECTION II. DECISION Notice jai die given that the City of Toga . G m" n y'5 -4, e j i 4� rte i• a tgas 1 -,,ROVED the above request tales# ::M � 1 b�c1 Itlon `.o o • �• 1•'1 T+i, s ,"`hd condusi 0si,•on WhiC �y�» o=a-�,� .:s tie C. 7b='�4 0.r l}� Y%s r ap. NOTICE OF TYPE I DEaSION PAGE 1 OF 4 MIS2000.00018-SOUTHWEST CENTER LOT LINE ADJUSTMENT JUN-26-2001 TUE 01 :58 PM OPUS NW/SW CENTER FAX NO. 5036396037 P. 03 tom. CONDITION OF APPROVAL PRIOR T HE� Q pJN 0,9f `1 t 17 LOT Adi ;, 9$ , •' g V G m,^ 1. Prior to recording, a Lot Line Adjustment survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Engineering Department. The survey map shall include all access and utility easements. THIS"APPRIV>I ..SHAM 'VAUI +1 THROWT r TE Q e °'M �' w"rte UCTION.III, EACKGROUNp INFORMATION Site Information: The subject parcels are located at the intersection of SW Durham Road and 79th Avenue. City records show Site Development Review approval for Parcel #2, Parcel #3, and a pending Site Development Review for Parcel #1. Proposal Description: The applicant is proposing to adjust the property line on a 38,333 square foot parcel (Parcel #3) to include a 651 square foot portion of Parcel #1 of 498,762 square feet. The second adjustment is on a 68,825 square foot parcel (Parcel #2) to include a 5,027 square foot portion of Parcel#1. This will give Parcel#3 a total of 38,984 square feet, Parcel #2 a total of 73,852 square feet and reduce Parcel#1 to 493,084 square feet. SECTION W. APPLICADFE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: LOT jjNEADJOIMENI=APPEONALITANDAR21 Section 18.410.040 contains the following standards for approval of a Lot Line Adjustment request: Section 18.410.040 - Approval Criteria states that the Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; No new lots will be created as part of this adjustment; three (3) lots exist and three (3) lots will remain after the proposed adjustment. The 1-P zone does not have a minimum lot size. In any event, the lots will be 38,984, 73,852 and 493,084 square feet after the adjustment. Therefore, this standard is satisfied. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district; Reducing the size of the larger lot and increasing the size of the smaller lots will not create a violation of the City of Tigard's Development Code or Zoning District Regulations. The only structures associated with this application are located on Parcel #2. However, increasing the size of Parcel #2 will only increase setbacks. Therefore, this standard has been satisfied. NOTICE OF TYPE I DECISION PAGE 2 OF 4 MIS2000-00018—SOUTHWEST CENTER LOT LINE ADJUSTMENT JUN-26-2001 TUE 01 59 PM OPUS NW/SW CENTER FAX NO. 5036396037 P. 04 The resulting parcels are in conformity with the dimensional standards of the zoning district, including: • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; • The lot area shall be as required by the applicable zoning district in the case of a flag lot, the access way may not be Included in the lot area calculation; • Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement; and • Setbacks shall be as required by the applicable zoning district. There is no minimum lot size for the I-P zone. Nonetheless, the smallest of the three lots is 38,984 square feet after the adjustment with 120 feet of frontage. The larger lot is 493,084 square feet. All three parcels take access from SW Durham Road. The only structures are located on Parcel #2 as discussed above. Therefore, this standard has been satisfied. With regard to flag lots: • When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. • A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Neither lot is a flag lot. Therefore, this standard does not apply. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire-fighting capabilities. There is no new access associated with this Lot Line Adjustment. Therefore, this standard does not apply. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. No common driveway is associated with this application. Therefore, this standard does not apply. Any access way shall comply with the standards set forth in Chapter 18.705: Access, Egress, and Circulation. All three Tax Lots have access to a public street. Therefore,this standard is satisfied. Exemptions from dedications: A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway, or right-of-way dedication is required. Floodplain. greenway and right-of-way is not required as part of this application. Therefore, this standard does not apply. Variances to development standards: An application for a variance to the standards prescribed in this chapter shall be NOTICE OF TYPE I DEC!$1CN - PAGE 3 OP 4 MI52000-00018-SOUTHWEST CENTER LOT UNE ADJUSTMENT JUN-26-2001 TUE 02:00 PI OPUS NW/SW CENTER FAX NO. 5006396037 P. 05 r made in accordance with Chapter 18.370, Variances and Adjustments. The applicant has not requested a variance or an adjustment with this application. FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have been met. SECTION Y:__ PROCEDURE AND APPEAL INFORMATION Notice Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Lot Line Adjustment is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. � ~�� THIS DECISION IS ANAL ON OCTOBER 20 2000 AND BECOMES EFFECTIVE ON OCTOBER 21 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171. ! 7, October zJ. 2000 PREPARE B` w Schei DATE Assistant Planner t."• rdlirlr i October 20. 2000 APPReVED BY: Richard Bewe 14. •rff DATE Planning Man-ger i_\curpin\Mathew1mis12000-00018.LLA,doc NOTICE OF TYPE I DECISION PAGE 4 OF 4 MIS2000.00018—SOUTHWEST CENTER LOT LINE ADJUSTMENT --, cci1111.1111.111111: • • ' I ". '' ...-1. •. : F ".'MI - -f--:-mil- .. --. . 4--.7:. = - lit . I. 1- 4,..,,,I. al il tu V _LIP_ 1 i re j - f!!!. . -'110 il _ .,[.. e t . . \ ______-- seimeihn4 mossiltlas•i.i.II T is 1 . T-141--- VICINITY NAP • co . c=, II/rill 1.1t_in. It .--i i. i. I Ini 47111 .LP on II - :.--. _1_1 ( 1 - • . . _ • -'1 . .. 1 . ii I -:-I 1 - - - I I ___, Eli _I ___41104. . 11152000 00018 , _ otior eigiva. - ...._,'Nei • miE - I NAi. . ,am■ al EN 1111•1111inie 1, e5- •.. '" •al ca limn — 1., , Iriviumws Illilr ' d SOUTHWEST P" i . ',LT . IrtI libi, - . 1111 I 0211 Ili. F:111111111111 111111111 !II ipSUBJECTI NI \(\ CENTER III i ii 11111.1 .Uill1Phitilll 'gm nimi_at AX LOTS I . cS 'Pr am wrimimr r.:_qm.11111EAM11111111..11. -111.7.0 i LOT LINE . cci9, 71k . . . III cr, : ii tfilius miiiiilmar r•Air i, Ill t 1 . AINUSTMENT DWAIN MD N . . . ---) (--- = >c .\"..- _.'41:11.;:;04:t•\\,:,'' •cc • `'-..;--,---•;:•es".• N.\ *iv ,, ,,,,,,,,,,r. ,,. „,„„ i_ 1 • . ,V.,\N:. ,K\,„ \\.\ ;:,\,,X.N---N, t.,,,,..-.,k-: ::-.. \`, •Po / "k'S.\:::.. , \.: :::-";:,.` . ' I SAIN;X : • - r' .\\,•,;. ‘,...i x,'..\\„. - -. • r_rq ,....::•.•••- t a . . '■ ' = • _ -I- 1m111117111101if: M.1=. _ 0II . 1i1l 1 11M1 -:m 1 a. foil WA.A.IM alik ma. F0 C\D.i .v.t,dommi eMC •1 El .-MN.NI.l1Wa6.r. ard - CD . C‘l . 410111"grAMMI Milk wei man 1./,„"VAMOIRRIIIIIIF = ANEW AkV21W/46■411,4Alrle 'al il_ pht chg.:OCI 19,2tOZ Oraliag —, • Coriunly ' JUN-26-2001 TUE 02:01 PM OPUS NW/SW CENTER FAX NO. 5036396037 P. 07 Ho MN sndo )1 Ma OOOZ L Z d3S BR t`i . ilt13A1E--2 '.-: i ! off. lb i el." ... 4 ag .„,, ,,,,,_ / $ p ...._ Pil i ,i 11 1+ 00 14, .4,,,,,6 ..,,,, , ,1 ,... ..., \ . \.,7-- ,, ,„ it %. . ,' - _ ._,:- if ; 0 •-d --„,--:::,,,,,,\\ s\ i \l‘ 1 i' 1 ; gf 1 k 1 1 l i F: * tTi ilgi ,0101 ■ i A• \I tt tt V' �y�. ..A r if . t rr/�� %R 1 tt` tt♦, `,�11° VJ 0 1 NH t t ; 0. ) 1 , L, , lir Irdr i ...ii i i II i t \ 1 ♦ t i1 � ttt ,t` w tli 1 � r' tt t t t `il i • t t t t t t t Ir t t ,� C, � 3 ”ei Q c , t a = � * .. 4." r— rri = =t iii P T m rn i ° j1 ism" ,ziolievidg"il'IrtMnflt! PROJECT STATUS SOUTHWEST CENTER Southwest Center Project Status as of June 21, 2001 7632 SW Durham Rd. Prepared by: Sherman Casper Tigard, OR City of Tigard Permits Coordinator John Gordon CC: Brian Rager, Engineering (503) 228-2525 Kevin Young, Planning Fax (503) 295-1058 Remaining Conditions Associated with Case #: SDR1999-00020 42. UTILITIES (EXISTNG)UNDERGRND/PAY Not Met The applicant shall either place the existing overhead utility lines along SW Durham Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the fah amount will be $15,950 and it shall be paid prior to final building inspection. 43. ELEVATIONS FOR SIGNAGE Not Met The applicant shall submit plans and elevations for signage for the new building for 'L d approval to the Planning Division prior to issuance of a sign permit. DN�a Remaining Conditions Associated with Case #: SLR2000-00002 # 5 CHANGES TO PROPOSED PLAN Not Met 5. Engineering Divisions regarding any changes to the proposed plans or quantity of material disturbed so that a determination can be made as to the potential impacts of such a change and whether a Type III land use application will be necessary prior to issuance of a site permit. 0111.1 # 7 QTY OF DISTURBED MATERIAL Not Met 7. The applicant shall immediately stop work during construction and notify the Planning and Engineering Department if the quantity of disturbed material may exceed 50 cubic yards, or if there are any other changes regarding the location or impacts of the sanitary sewer line due to site conditions, or other circumstance1 von # 8 SEWER CONNECTION Not Met V J 8. The applicant shall provide certification to the City Engineer that the sewer connection has been successfully tested and shown not to have any leaks, and shall provide written verification from the Unified Sewerage Agency that the connection meets with their approval. (3(161A Open Permits BUP2000-00016 Construction of new building ELC2000-00030 New electrical for shell only ENG2000-00005 Street opening permit for work in the right of way SWR2000-00012 New sewer shell only SIT2000-00001 Site work for new building Fees due before occupancy Fee in-lieu of undergrounging $15,950 (see condition #42 SDR2000-00002) 8/17/2001 Conditions Associated with Case #: MMD2001-00013 10:10:45 AM. Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 TREE PROTECTION 0 Met 8/15/2001 KY 8/15/2001 MAS 1. All tree protection steps and recommendations from the May 1,2001 report by Terrence Flanagan shall be followed during the construction process. Tree preservation fencing shall be erected prior to any site work or grading for the expanded parking area to the south. No construction vehicles or materials storage shall be allowed within the critical root zone areas of the two trees to be preserved. 0001 WALKWAY CROSSING TRAFFIC AISLE 0 Met 8/15/2001 KY 8/15/2001 MAS 2. The walkway crossing the traffic aisle on the north side of the building shall be clearly marked with landscaping, pavement markings,or contrasting pavement materials,as required in Section 18.705.030.F.3 of the Tigard Development Code. The walkway crossing must be adequately marked prior to the issuance of final occupancy permits for the building. 0001 COMPLIANCE WITH CWS 0 Met 8/15/2001 KY 8/15/2001 MAS 3. The applicant shall demonstrate compliance will all requirements of the Clean Water Services Service Provider Letter #1069. Erosion control measures and fencing of the vegetated corridor shall be in place prior to any site work in the area. A copy of the report prepared by Schott and Associates for Clean Water Services review of the project shall be submitted to the City Planning Department. Other than the erosion control measures and required fencing,which must be addressed prior to construction,the applicant shall demonstrate compliance with all other requirements of the service provider letter prior to issuance of the final occupancy permit for the building. 0001 DEDICATE EASEMENT 0 Met KY 8/16/2001 MAS 4. The applicant will dedicate to the City a 30-foot easement for a future pathway along Fanno Creek,as shown in the submitted modification materials. The easement must be dedicated prior to the issuance of final occupancy permits. However,the specific location of the easement may be renegotiated by mutual consent between the applicant and the City when a future study of the specific location of the pedestrian path is completed. The applicant shall also initiate the vacation of the existing easement. The easement vacation application must be deemed complete prior to the issuance of final occupancy permits for the building. Temporary occupancy may be granted based on adequate assurance of progress on the vacation and dedication. For information on the easement vacation process, please contact Tigard Planning Staff,at(503)639-4171. Page 1 of 1 After recording return to: City Hall Records Department City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 AMENDMENT TO EASEMENT AGREEMENT Opus Northwest,L.L.C.,a Delaware limited liability company ("Grantor"), granted to the City of Tigard("Grantee"),an easement for a bicycle way and a pedestrian way as described in that Easement Bikeway and Pedestrian Way dated September 14, 2000, which was recorded in the real property records of Washington County, Oregon on October 12, 2000, under recorder's fee no. 2000-083128.1 (the "Easement Agreement"). Grantor and Grantee have agreed that the location of the easement shall be changed. Therefore, Grantor and Grantee hereby agree that Exhibit A and Exhibit B which were attached to the Easement Agreement are hereby deleted and replaced with Exhibit A and Exhibit B attached to this Amendment to Easement Agreement. IN WITNESS WHEREOF,the parties have executed this Amendment to Easement Agreement on this Y.,e' day of August, 2001. GRANTOR: Opus Northwest, L.L.C., a Delaware limited liability company By: (5L(A.----- 71( Its: 4esidenf GRANTEE: City of Tigard (� By: U AC •.c.....-e—' • Its: Cify E1..1 ,nde.r' 1C:\WINDOWS\TEMP\MODIFICATION OF I3IKEWAYPEDESTRIAN EASEMENT.I STATE OF MINNESOTA ) ) ss. County of !-IeyftQl(1 ) Sohn instrument wa acknowledged before me on USA- 1 , 2001, by ' , as Yf'SILIffit of Opus Northwest, L.L.C., a Delaware limited liability compy, on behalf of the limited liability company. • �; REBECCA J.SULLWOLD ICD..U` Z T. :w.._; NOTARY PUBLIC-MINNESOTA Notary Public for Minnesota ' F.Aares '31,X05 My commission Expires: 1—a1--05 . • STATE OF OREGON ) ) ss. County of Washington ) , ,� This instrument was acknowledged before me on l�!U. 17 , 2001, by a , as C,"�y �vtlq 1/L2�r' of the Cit of Tigard, on behalf of th City of Tigard. 11 J its..1a. ...1 , // / Notary Public for :on �:� . OFFICIAL SEAL My commission - sires: '7/7/03 p. !:'y, DIANE M JELDERKS •_:r NOTARY PUBLIC-OREGON i' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 2C:\WINDOWS\TEMP\MODIFICATION OF BIKEWAYPEDESTRIAN EASEMENT.! REGISTERED Weddle &Associates, Inc. PROFESSIONAL Professional Land Surveyors � D SURVEY. 1750 S.W. nd,Or gon 9 Suits 105 r /A Portla,t4E00 LE� OFFICE(503)292-8083 - TOLL FREE(888)222-8083 i'REGON ot�SSt°qqes FAX (503)292-0938 LY 11.2000 9y° GARY W. CHEEL 42649 ""vevoP`' c' �C I/Le-r� Dee: &� 7Qd/ ocrATES• / s July 30, 2001 Job No. 3113BIKEPATH2 BIKE PATH EASEMENT EXHIBIT"A" A strip of land for Bike Path purposes over, across and through that certain tract of land described in Memorandum of Purchase and Sale Agreement recorded as Document No. 99081045.1, Washington County Deed Records, in the Northwest Quarter of Section 13, Township 2 South, Range 1 West of the Willamette Meridian, City of Tigard, County of Washington and State of Oregon, said strip of land being 30.00 feet wide, 15.00 feet on each side of the following described centerline: Beginning at a point on the Southwesterly right of way line of S.W. Durham Road, County Road A-130, said point being 35.00 feet right of Engineer's Centerline Station 124+35.00; thence along said centerline the following courses and distances to wit: South 41°05'15" West, 19.00 feet, South 21°41'51" West, 52.00 feet, South 15°59'13" West, 30.00 feet, South 24°47'07" West, 47.00 feet, South 03°17'01" West,47.00 feet, South 21°03'45" East, 37.09 feet, South 01°53'02" East, 102.00 feet, South 19°50'58" West, 35.00 feet, South 34°29'36" West, 43.63 feet, North 76°07'57" West, 40.00 feet, North 59°40'33" West, 118.00 feet, North 58°35'34" West, 49.95 feet, South 79°58'28" West, 39.44 feet, North 87°41'34" West, 174.50 feet, North 51°40'16" West, 94.73 feet, South 87°22'30" West, 60.26 feet, South 77°06'29' West,40.00 feet, South 62°36'59" West, 39.00 feet; thence South 57°09'14' West, 39.42 feet to a point on the East line of that certain tract of land described in Warranty Deed to Portland General Electric Company recorded in Book 967, Page 562, Washington County Deed Records, last said point being the terminus of the herein described easement centerline. The side lines of said easement to be lengthened or shortened to begin and end on the boundaries of the aforementioned Southwesterly right of way line of S.W. Durham Road and the East line of the Portland General Electric Company tract of land. SECTION CORNER c-P FOUND 2" BRASS DISK �0' IN MONUMENT BOX 1�K O �rQ QUARTER CORNER REGISTERED L4IS2OlE 5 88.42'31E 184.88' S .42'31"218' SEON UNE 2 r 1322.00' 44' 45' S 6731.58"E L, PROFESSIONAL 303 33. STA P.T. 120+33.88 c 13 J D SURV - A S 242.7 aE - 120.81' 22.27'L.-,77.60 o. bs / illiM Q' n BOOK 14.3, PAGE 343 �' S's SS) �� Mal OREGON N .35.,. X07 k JULY 11.2000 1114 w �S r> a 00 f GARY W. CHEEL IA N m 7•, 4- a ry F sled 4,7- *‘ P.O.B. 42649 n N EXCEPTION PER 88-35795 'CS ?�' • m z X 71 �c�'lee-s. 'Sr/ Za W o N I L-1 S •59'59'w z 44 E 353.12 /;o °D f, L-3 / / -2'17 4t.,. � : o o , O Z N / . 114111i. .'' z Z N 88•43'581Y BIKE PATH �� 1 L-4 �� ``'� S 68•43'S8"E 42.33' CENTERLINE L-5 1 282 R7' A L_18 L-16 \ L-6 COURSE BEARING DISTANCE 305.00' -'' L-15 15' 1 i L-1 S 41•05.15"W 19.00' SCALE: i" 200 g .-- �~ 1-13 L-7 I L-2 S 21•41'51"W 52.00' ■JULY 30, 2001 . TERMINUS •� \ L-14� -} -•'�� L-11 i L-3 S 1559'13"W 30.00' L-1 �` --- * + L-4 S 24•47'07"W 47.00' "' `•' L-9 J. L-5 S 03•17'01"W 47.00' ``' �$ L-1 \ \ 15' L-12\ L-'U L-6 S 21•03'45"E 37.09' n BOOK 987, PAGE 582 L-7 S 01'53'02"E 102.00' ro o-^ r/ qO L-8 S 19•50'58"W 35.00' o z L-10 �e LL10 N 76•07.57"W 40.00' Z L-11 N 59•40'33"W 118.00' S 88.43'58"E "� L-13 S 9°58'8"W 39.44' __ 305.00' y �� L-14 N 67°41'34"W 174.50' b J. t L-15 N 51.40'16"W 94.73' 6 ',�s�, O s L-16 S 87.22'30"W 60.26' * 10- L-17 S 77.06'29"W 40.00' L-18 S 62'36'59"W 39.00' o j L-19 S 57°09'14"W 39.42' N p 'L °F N `D PER BOOK 972, PAGE 292 `,, ..„(0."6 EXHIBIT � .,, 0.' 20' ,a� G\ . cetr � BIKE PATH EASEMENT • �5g�;�0 NW 1 /4 SEC. 13, T.2S., R. 1 W., W.M. �� City of Tigard, Washington County 588'42'31"E 264.86' / S 88.4 '3 "E 655.65' Oregon Job No. 3113BPZ