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HomeMy WebLinkAboutSDR1997-00013 SDR97 - 00013 BENNETT PORTER & ASSOCIATES - OFFICE -TB r.t �'�,'..� � 'Y`` i.� 4-iM� ., !. Sa4 AS > a`'.4jy ,qKY tS W ws . ,• DE I SION r a , a I a F SL b�sa 1 gyy. -s fi ;7 )WJSDRI ' ' Dim 2 .. Of TrAARD raR VeII S INS OFFICE Bet Cor t ty 120 DAYS=4/15/98 SECTION I: APPLICATION SUMMARY CASES: FILE NAME: BENNETT PORTER & ASSOCIATES. INC. - OFFICE Site Development Review (SDR) 97-0013 PROPOSAL: The applicant has requested Site Development Review approval to allow the construction of a 5,070 square foot commercial office building. APPLICANT: Brian Keicher OWNER: Sue Bennett & Denise Porter 19363 Willamette Drive, Suite 509 7991 SW Mohawk Street West Linn, OR 97068 Tualatin, OR 97062 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employsment; MUE. The MUE zoning district provides sites for business and professional services. The MUE zone also provides sites for major and minor retail and employment uses. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The site is located south of SW Franklin Street, north of SW Hampton Street and on the west side of SW 69th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164; and the Tigard Triangle Design Standards. SECTION II: DECISION 'Notre is ier j .given thatthe City of tigard Community Development Director's designee has APPROVED the above-request subject to certain conditions of approval. The diii gs and conclusions-oh which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 1 OF 19 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department at (503) 639-4171. 1 . A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at Tigard City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall construct standard half-street improvements along the frontage of SW 69th Avenue. The improvements adjacent to this site shall adhere to the Tigard Triangle Design Standards and shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers to tie the new improvements back into the existing edge of pavement built beyond the site frontage; C. concrete curb; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. five (5) foot concrete sidewalk; F. street striping; G. streetlights, as determined by the City Engineer; H. underground utilities; 1. driveway apron; and J. adjustments in vertical and/or horizontal alignment to construct SW 69th Avenue in a safe manner, as approved by the Engineering Department. 4. A profile of SW 69th Avenue is required extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 5. The applicant shall obtain a permit from the Tualatin Valley Water District (TVWD) for the proposed water connection prior to issuance of the site and/or building permits. 6. Prior to issuance of the site and/or building permits, the applicant's design engineer shall submit documentation for review by the City (Brian Rager) of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 2 OF 19 7. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site water detention facility. 8. If the projected increase in surface water runoff that will leave the proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site water detention facility. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permits. In addition, a proposed maintenance plan shall be submitted along with the final plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 11 . Revised site and landscaping plans shall be submitted for review by the Planning Division. STAFF CONTACT: William D'Andrea, Planning Division (503) 639-4171 , ext. 315. The revised plans shall include the following: A. a statement from the landscape architect verifying that the Autumn Purple White Ash is a columnar street tree, spreading to 25 feet, or provide replacement trees that satisfy the standard, as well as, provide planting at a maximum of 22 feet; B. impervious surface/landscaping calculations, the site shall provide a minimum 15 percent landscaping; C. 20-foot setback (adjacent to the single-family residence) and buffering and screening of the building.) The buffer shall contain ten (10), five-gallon; or 20, one-gallon shrubs in addition to the one (1) row of trees. Section 18.100.070.0 states that in-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards provided, it affords the same degree of buffering and screening as required by this code; D. one (1) bicycle parking space shall be provided in a location that does not conflict with the proposed landscape plan and that provides a walkway connection to the entrance; E. the parking lot area limited to 50 percent (90-foot width) of the street frontage with aisles accommodating two (2) direction traffic designed at 24 feet in width; F. a six (6)-foot walkway connection from the building to SW 69th Avenue; G. additional screening shall be provided along the north property line to screen the entire length of the parking area; H. location of all roof mounted equipment and an elevation drawing demonstrating screening of this equipment from view from adjacent public streets; a mitigation plan that provides mitigation of 98 caliper inches; and NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 3 OF 19 J. location of trash enclosure and written solid waste hauler approval of facility location and equipment compatibility. 12. The applicant shall: A. post a bond to insure planting of mitigation trees; B. record a deed restriction for those trees that are to be preserved; C. submit an arborist report providing recommended tree protection measures; and D. construct the recommended tree protection measures for these trees prior to commencement of construction. The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a Certified Arboculturist. STAFF CONTACT: William D'Andrea, Planning Division. 13. Lighting plan reviewed and approved by the City of Tigard Police Department. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one (1)- year maintenance assurance bond for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: mylars; and a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, a diskette is not required. 16. The applicant shall either place the existing overhead utility lines along SW 69th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,895 and shall be paid prior to a final building inspection. 17. All site improvement shall be installed as approved, per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City of Tigard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 4 OF 19 Vicinity Information: The subject property is located south of SW Franklin Street, north of SW Hampton Street and on the west side of SW 69th Avenue. Surrounding properties are zoned MUE (Mixed Use Employment) and are developed with a mix of commercial and residential uses. Site Information and Proposal Description: The 19,710 square foot site had contained a residential structure and associated accessory buildings. There are a number of mature trees on the relatively level property. The applicant is proposing to construct a 5,070 square foot office building. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has proposed to construct half ('/2) street improvements on SW 69th Avenue. The Engineering Department has estimated the cost of the half-street improvements to be approximately $200 per lineal foot. This conservative estimate was determined from current bid tabulations. Assuming a cost $200 per lineal foot, it is estimated that the total cost of the half-street improvements to SW 69th Avenue is $36,000 (180 feet x $200). The Washington County Traffic Impact Fee (TIF) is a mitigation measure fee that is required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street systems. Upon obtaining a building permit, the applicant will be required to pay TIF's of approximately $11 ,921 . Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $37,253 ($11,921 divided by .32). The difference between the TIF paid, and the full impact, is considered an unmitigated impact on the collector and arterial system. Since the TIF paid is $11,921, the unmitigated impact can be valued at approximately $25,332 impact on the collector and arterial systems. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 5 OF 19 The $36,000 of improvements apply directly to impacts on the local system. It can be argued for the local street system to function to serve all properties at buildout, that streets meeting minimum standards must be provided. The applicant's proposal for improvements provides for the share of local street improvements necessary to serve this development in conjunction with the standard improvements that are required of all other properties. In other words, the applicant is paying only for their portion or segment of the local street system. Community Development Code Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with City ordinance standards. Given these estimates ($36,000 street improvements), the improvements are more than roughly proportional to the development impacts considering the applicant's responsibility for their share of the local system and impact on the collector and arterial system. Use Classification: The applicant is proposing to build a commercial office building. Community Development Code Section 18.42 (Use Classifications) classifies an office as Professional and Administrative Services. Professional and Administrative Services are permitted uses in the MUE zone. Dimensional Requirements: The MUE zone states that dimensional requirements for all commercial use types shall be the same as the C-G district. Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15 percent landscaping. The site has a width of approximately 110 feet, thereby, exceeding the minimum lot width requirement. The plans do not indicate the amount of landscaping that will be provided. A revised site plan shall be submitted that demonstrates a minimum of 15 percent landscaping in accordance with this criteria. Floor Area Ratio: The MUE zone states that the maximum floor area ratio (FAR) for all commercial and industrial use types shall not exceed 0.40. The maximum floor area permitted for this site is 7,884 square feet. The applicant is proposing 5,070 square feet, well under the maximum allowed. Setbacks: Section 18.62.050 states that no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. The maximum building height is 45 feet. Zoning setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 15 feet, well under the maximum 45 feet allowed. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions) or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1 . These Chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 6 OF 19 Section 18.120.180(A)(2) provides other Site Development keview approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces) and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. There are a number of mature trees on the property. Given the location of the building, parking area and accessway, as well as the grading required to accommodate this proposal; all but six (6) of the existing trees greater than 12-inch caliper will be removed. In accordance with Community Development Code Section 18.150, trees greater than 12-inch caliper will be mitigated. The proposed plan includes new parking lot and street trees. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal abuts a use that requires buffering in accordance with the Buffer Matrix (Code Section 18.100.130). Buffering and Screening will be provided in accordance with the requirements of that section, thereby, satisfying this criteria. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. This criteria is partially satisfied. Additional screening shall be provided along the north property line to screen the entire length of the parking area. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has recommended additional lighting. A revised plan shall be submitted for further review and approval, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of all proposed trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The Tigard Triangle Design Standards require that street trees shall be spreading to 25 feet with a maximum spacing of 22 feet on local streets. The trees shall be located between the sidewalk and street. The landscape plan shows the provision of Autumn Purple White Ash trees ranging in spacing between approximately 29 and 54 feet. The applicant shall provide a statement from the landscape architect verifying that the NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 7 OF 19 Autumn Purple White Ash is a columnar street tree and would thus, satisfy this criteria. • Alternatively, the applicant may provide replacement trees that satisfy the standard, as well as provide planting at a maximum of 22 feet. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, screening has been partially provided in accordance with this section. A revised plan shall be submitted that provides for additional screening along the north property line to screen the entire length of the parking area. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a proposed office building abuts a single-family use, the required buffer and screening width shall be 20 feet. The Matrix indicates that where a parking lot abuts a single-family use, the required buffer and screening width shall be 10 feet. Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover or spread with bark mulch. Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. There is an existing residence on the adjoining western property. Therefore, both a 20-foot and a ten (10)-foot buffer and screening area is required along this section of the proposed development. The 20-foot buffer area contains approximately 1,300 square feet. Therefore, the buffer shall contain ten (10), five-gallon; or twenty (20), one-gallon shrubs in addition to the one (1) row of trees. The ten (10)-foot buffer area contains approximately 1 ,150 square feet. Therefore, the buffer shall contain ten (10), five-gallon; or 20, one-gallon shrubs in addition to the one (1) row of trees. Tigard Community Development Code Section 18.100.070.0 states that in-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the typical buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening required by this code. The plans show that the building setback is 15-feet and the parking lot setback is five NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 8 OF 19 (5) feet. The parking lot is setback approximately five (5) feet from the property line, landscaping has been provided within the buffer area that meets and/or exceeds the applicable code standards and provides the same degree of buffering and screening as required by this code. While the building is setback approximately 15 feet from the property line, buffering and screening has not been provided within the buffer area. A revised plan shall be submitted to provide for buffering and screening in accordance with these standards. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The Tigard Triangle Design Standards state that if a standard found in this section conflicts with another standard in the Tigard Community Development Code, standards in this section shall govern. The standards allow for zero (0)-foot setbacks and requires that buildings be located at public street intersections. Therefore, the vision clearance area is not applicable to this application. Minimum Off-Street Parking: Section 18.106.030.(C)(1) requires a minimum of one (1) parking space per 350 square feet gross floor area for Professional and Administrative Offices. The 5,070 square foot office building requires 15 parking spaces. As indicated on the site plan, 23 parking spaces have been provided. While 23 parking spaces have been provided, the design of the parking lot does not comply with the access width standard or the parking location of the Tigard Triangle Design Standards. Community Development Code Section 18.106.050.0 states that aisles accommodating two (2) direction traffic, or allowing access from both ends, shall be 24 feet in width. The plan shows that only the northern drive aisle accessing SW 69th Avenue is designed at 24 feet. The westerly and southerly drive aisles are designed at 22 and 20 feet, respectively, and do not meet the aisle width standard. Parking is limited to 50 percent of the street frontage under the Tigard Triangle Design Standards. This limits the area to be used for the parking area to 90 feet of the 180-foot width of the site. As submitted, the most southerly seven (7) parking spaces require the use of the proposed access drive. The majority of this access drive is beyond the allowable 50 percent frontage requirement. A revised site plan shall be submitted that shows the parking lot area limited to 50 percent (90-foot width) of the street frontage. This plan may try to incorporate the parking lot dimensions allowed under Section 18.106.050.B.1 (Table of Standards) to accommodate angled parking. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking spaces if 1 to 25 parking spaces are provided. The plan shows the provision of one (1) disabled parking space, thereby, satisfying this standard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 9 OF 19 Bicycle Parking: Section 18.106.020(0) requires one (1) bicycle parking rack space • for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures and shall not be located within parking aisles, landscape areas, or pedestrian ways. one (1) bicycle parking space is required for this development. As indicated on Sheet/Page 3 of the plans, more than one (1) bicycle space is being provided, however, this location conflicts with the proposed landscape plan in that, there are proposed plantings in this location and there is no walkway connection to the entrance. A revised plan shall be submitted that provides one (1) bicycle parking space in compliance with this Section. Off-Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. This section is not applicable as the proposed office building is less than 10,000 square feet. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is partially satisfied as the preliminary plan shows the provision of a 24-foot access drive and a 21-foot access drive on SW 69th Avenue. The applicant has been conditioned to provide a revised plan. This plan shall demonstrate that any proposed access complies with this Section. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of a three (3)-foot walkway connection to SW 69th Avenue. The applicant has been conditioned to provide a six (6)-foot walkway connection in accordance with Tigard Triangle Design Standards. This revised plan will, therefore, satisfy this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The plans conflict in their information regarding whether there is the provision of a trash enclosure. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of their proposed facility. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 10 OF 19 Tree Removal: Section d.150.025 requires that a tree plan or the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a report and plan that identifies all existing trees greater than six (6) inches in caliper. The inventory identified 14 trees greater than 12-inch caliper. The proposed plan will be removing all but six (6) trees greater than 12-inch caliper, totaling 148 total caliper inches. Since the applicant is retaining less than 50 percent of the 14 existing trees, Section 18.150.025(B)(2)(b) requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D. The applicant shall, therefore, provide a mitigation plan that provides for mitigation of the 148 caliper inches being removed. The plan shall demonstrate mitigation of 98 caliper inches. This mitigation is in addition to the required minimum landscaping, street trees and parking lot trees. The number of replacement trees may by 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. In-lieu of tree replacement under this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing said tree replacement. Section 18.150.045.B states that any tree preserved or retained in accordance with this section may, thereafter, be removed only for the reasons set out in a tree plan according to Section 18.150.025 or 18.130.B., and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit impacted by this section to the effect that such tree(s) may be removed only if the tree dies or is hazardous according to a certified arborist. Prior to the issuance of building permits, the applicant shall: 1 . post a bond to insure planting of mitigation trees; 2. record a deed restriction for those trees that are to be preserved; and 3. submit an arborist report that provides recommended tree protection measures; 4. construct the recommended tree protection measures for these trees prior to commencement of construction. TRIANGLE DESIGN STANDARDS Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 11 OF 19 All new developments, including remodeling and renovation projects resulting in non single family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle within both the C-G and the MUE zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. STREET CONNECTIVITY: All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option a. Local street spacing shall provide public street connections at intervals of no more than 660 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. There are eight (8) intersections along SW 69th Avenue, not including the proposed SW Beveland Street extension on the Tigard Triangle Street Plan, thereby, satisfying the eight (8) intersections per mile requirement of section (a) of the performance option. The local origin is defined as the driveway. Southwest Hampton Street is classified as a Minor Arterial. Since SW 69th Avenue intersects with SW Hampton Street, the proposal meets the vehicle and pedestrian trip standards of sections (b) and (c) of the performance option. Therefore, the proposed plan satisfies the Performance Option of the Street Connectivity standard. SITE DESIGN STANDARDS: All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 12 OF 19 Buildinq placement on oilaior and Minor Arterials and the street - Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. This criteria is not applicable as SW 69th Avenue is not classified as an arterial. Building setback - The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed plan shows the building setback a maximum of ten (10) feet, thereby, complying with this criteria. Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. The L-1 landscape standard states that landscaping along local streets shall comply with Section 18.100 of the development code. The proposed landscape plan meets the criteria of Section 18.100, thereby, complying with this section. Walkway connection to building entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. As indicated on the preliminary plans, a three (3)-foot wide walkway connection to SW 69th Avenue has been provided. A revised plan shall be submitted that provides a six (6)-foot wide walkway connection, in accordance with this section. Parking location and landscape design - Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50 percent of the street frontage, and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed parking lot is located on the side of the proposed building. The parking lot occupies 112 feet (62 percent) of the 180 feet of frontage on SW 69th Avenue, in excess of the 50 percent maximum. A revised site plan shall be submitted that shows the parking lot area limited to 50 percent (90-foot width) of the street frontage. The L-1 landscape standard states that landscaping along local streets shall comply with Section 18.100. The proposed landscape plan meets the criteria of Section 18.100, thereby, complying with this section. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 13 OF 19 BUILDING DESIGN STANDARDS: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. Ground floor windows - All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. The Building-A west elevation ground floor wall area contains approximately 354 square feet, thus, requiring 177 square feet of windows, display areas, or doorway openings. The east elevation (Sheet 5) shows that approximately 312 square feet of window area is provided. The proposed plans comply with this requirement. Building facades - Facades that face a public street shall extend no more than 50 feet without providing at lease one of the following features: (a) a variation in building materials; (b) a building off-set of at least 1 foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. As indicated on the proposed plan, the 60-foot building provides three (3) columns as design features, in compliance with this section. Weather protection - Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard- surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. As indicated on the site plan, a covered canopy have been provided in accordance with this standard. Building Materials - Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The plans (sheet 5) show that the exterior material is brick, thereby complying with this section. Roofs and roof lines - Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. As indicated on the elevation plan, the roof has been designed in accordance with this standard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 14 OF 19 Roof-mounted equipmera - All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant shall submit a revised plan that shows the location of all roof mounted equipment and an elevation demonstrating screening in compliance with this section. SIGNS: In addition to the requirements of Chapter 18.114 of the Development Code the following standards shall be met: Zoning district regulations - non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.114.130 D). The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Sign area limits - The maximum sign area limits found in 18.114.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. ENTRY PORTALS: Entry portals shall be required at the primary access points into the Tigard Triangle. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; 1-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 Overcrossing and Dartmouth. This site is not at one of the designated areas for an entry portal location. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. This site is not at one of the designated areas for an entry portal location. LANDSCAPING AND SCREENING: Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are define in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 15 OF 19 L-1 Low Screen - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 1 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90 percent opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. As discussed previously in this report, L-1 landscaping standards shall be provided in accordance with this section. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2 '/s inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. As discussed previously in this report, additional landscaping has been required along the northern parking area. The additional landscaping shall satisfy the standards of this section. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW 69th Avenue, which is a local street as defined by the Tigard Triangle Standards (TTS). This street classification requires a 60-foot right-of-way ROW to meet the TTS. At present, there is 60 feet of ROW on 69th Avenue. Therefore, no additional ROW dedications are necessary. This roadway is only partially improved in this area. The east half of the street was recently improved as a part of a commercial development. In order to mitigate the additional traffic that will be generated from this development, the applicant will be required to construct a half-street improvement adjacent to this site as well. The improvements will need to meet the TTS and City public improvement standards. WATER: This site lies within the Tualatin Valley Water District's (TVWD) service area. There is a public water line located in SW 69th Avenue that can serve this site. The applicant will need to obtain permit approval from TVWD for water service prior to issuance of the site and/or building permit. NOTICE OF DECISION SDR 97-0013-SENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 16 OF 19 SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 69th Avenue that was extended as a part of the commercial project on the east side of the street. The sewer line has adequate capacity to serve this site. The applicant will need to tap the main line and extend a service lateral to the site. STORM DRAINAGE: Storm water from this site will be directed to the existing storm drainage system in SW 69th Avenue. The applicant is proposing to detain the storm water on-site in an underground pipe and only release the storm water at the pre-developed rate. The applicant's submittal was not clear as to why they are proposing detention and the City is not aware of any specific downstream problems. The City would rather the applicant not provide on-site detention if such is not needed. Therefore, in accordance with the 1996 USA Design and Construction Standards, the applicant will need to have their civil engineer prepare a downstream analysis to determine if there are any downstream constrictions in the drainage system that would result in an adverse impact to properties if additional storm water from this site is produced. If the engineer finds that there are no downstream constrictions, then on-site detention will not be required and the site storm drainage system would be able to tie directly into the public storm line in 69th Avenue. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant's plans do not show any provision for a storm water quality facility. Section 3.11 .5 of the USA standards only gives exemptions for cases where the following conditions exist: 1. the site 'opography or soils makes it impractical. or ineffective to construct an on-site facility; 2. the site is small compared to the development plan, and the loss of area for the on-site facility would preclude the effective development; and 3. there is a more efficient and effective regional site within the sub-basin and in the near vicinity. The applicant has not addressed the above criteria in order to be granted an exemption. Therefore, the applicant should be required to install an on-site facility. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 17 OF 19 GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 69th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 178 lineal feet; therefore, the fee would be $4,895. SECTION V: AGENCY COMMENTS The City of Tigard Building Division states that underlying land divisions must be removed and new legals shall be submitted. Provide a fire hydrant within 250 feet of all exterior portions of the building and provide fire flow calculations. The City of Tigard Police Department recommend installation of a wall pack lighting unit above or near the door of the mechanical room and on the north wall just adjacent to the bicycle parking area. The City of Tigard Maintenance Services Department has reviewed this application and has offered no comments or objections. SECTION VI: AGENCY COMMENTS Unified Sewerage Agency has reviewed the application and has the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 18 OF 19 Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Sensitive Area: A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The sensitive area shall be identified on the plans. (A sensitive land area on this property is not identified on the City's Local Wetlands Inventory or Floodplain and Drainageway map.) Tualatin Valley Water District and Portland General Electric (PGE) have reviewed this application and have offered no comments or objections. SECTION VII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON WEDNESDAY FEBRUARY 11, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON FEBRUARY 11, 1998 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. Zt2 /� January 29, 1998 PREPARED BY: William D'Andrea DATE Associate Planner/AICP L� v\ January 29. 1998 APPROVED BY: Richard Bewersdorff DATE Planning Manager is\curpin\will\sdr97-o013.dec NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES.INC.-OFFICE PAGE 19 OF 19 • <-- S.W. 10TH AVENUE --> . --------.----------I I . ... ---1------1-------- -"----7.---r-.-.4, .... __. _......._ ..... . ,... 4 _ ....• ...• . • i I 06.0. • I ... r • 1 ..:1,........ I • • A. ' •I " I dm. • %. I 1 I !1 •,.. II Id)• ■ I i i •i ■••1 .1 ..._i ..,-;..._N42?2.33.C.V.E__*')__._ 18C Cc' - • -7' --- - I 1 i • S I • .--"*. .—_ i ,' gkr.. r . , • .- .- . , I . : ...• 1 ' . I ..... ---.,---..4 .. . .1.1, / ,,, Th,_ ! I .." 1 r-----------,'— .,, , --vese- . J.F.i.i.:.;_:4_ ..._ z „ . ___.. :41 .., .PROPOSED" .11_ 4 e i_ i -- 2---[1 0 1 ' 4 - NEW OFFICE BLDG. ‘ • } i •. Iu 1. 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'`...._.... - ' ---•4 ,' : -• --....... .. _ LOCATIO N 1 A IX -- ......_- - ... ....• ------ ' • --- —7—'1"-----.... ......- --:::'''''----- .-- ------' .--_... --. ___, - < -- "''-t". ; --- .,.------ .- .... ' . _ . ..,.w. .. 0 .....Co..•C I,.. II"n. € S.W.69TH AVENUE --> ' LL • • .. . . ' . .___ . • . , • 0 I A . . >a is ! (..) I ILIGENB INFORMATION BELOW: I . _- --- ...•.-.0 CCTOCioi el.••••..01.1/ _ _ _ •••■C0.1,01.8 --- u --- OK...E AO Lrt. C Ca....c•■Amebirl$ ACV - "'T."L•e,••••••cr.LCCA•C•t ■ 5 Ii.MC.:480.A.W•411,..&Ct .44 I e 'lg.*ion "al.,. "■.rX .11 ur,V,..4141 CASE NOtS1 &CASE NAMEIS]: nr-• t-- /- 3 1 SITE PLAN t SDR 97-0013 BENNETT PORTER 8 ASSOC,INC. E)(111BIT MAP N , OFFICE BUILDING i [MAP IS NOT TO SCALD . , 1-1 I LL-1. / I7T ' ,i) ST ., . . _ GIN ----- NI ti of IDARoUThST TM NM hu_- '111" • iiiii t ! - a ST CD I all miggsin .. �: p... ....ii, ,�ajliii. ►; ST ■ I ` ` ■■ PAR nElly � 5-._ N‘1111 III mi. GONZAGA 'Willi lin i P. we um IlL I al i CD ILL 1 IhA II o II .C.5 ■ .■■. ST Vicinity Map N OR 91-0013 ABennett Porter&Assoc., Inc. , Office Building REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: January 28, 1998 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer T3g- RE: SDR 97-0013, Bennett Porter & Associates, Inc. Office Building Description: This project will include a 5,070 square foot office building to be located at 12555 SW 69th Avenue (WCTM 2S1 01AA, Tax Lot 9100). Findings: 1. Streets: This site lies adjacent to SW 69th Avenue, which is a local street as defined by the Tigard Triangle Standards (TTS). This street classification requires a 60-foot right-of-way (ROW) to meet the TTS. At present, there is 60 feet of ROW on 69th Avenue; therefore, no additional ROW dedications are necessary. This roadway is only partially improved in this area. The east half of the street was recently improved as a part of a commercial development. In order to mitigate the additional traffic that will be generated from this development, the applicant will be required to construct a half-street improvement adjacent to this site as well. The improvements will need to meet the TTS and City public improvement standards. 2. Water: This site lies within the Tualatin Valley Water District's (TVWD) service area. There is a public water line located in SW 69th Avenue that can serve this site. The applicant will need to obtain permit approval from TVWD for water service prior to issuance of the site and/or building permit. ENGINEERING COMMENTS SDR 97-0013 Bennett Porter PAGE 1 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW 69th Avenue that was extended as a part of the commercial project on the east side of the street. The sewer line has adequate capacity to serve this site. The applicant will need to tap the main line and extend a service lateral to the site. 4. Storm Drainage: Storm water from this site will be directed to the existing storm drainage system in SW 69th Avenue. The applicant is proposing to detain the storm water on-site in an underground pipe and only release the storm water at the predeveloped rate. The applicant's submittal was not clear as to why they are proposing detention and the City is not aware of any specific downstream problems. The City would rather the applicant not provide on-site detention if such is not needed. Therefore, in accordance with the 1996 USA Design and Construction Standards, the applicant will need to have their civil engineer prepare a downstream analysis to determine if there are any downstream constrictions in the drainage system that would result in an adverse impact to properties if additional storm water from this site is produced. If the engineer finds that there are no downstream constrictions, then on-site detention will not be required and the site storm drainage system would be able to tie directly into the public storm line in 69th Avenue. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. ENGINEERING COMMENTS SDR 97-0013 Bennett Porter PAGE 2 The applicant's plans do not show any provision for a storm water quality facility. Section 3.11.5 of the USA standards only gives exemptions for cases where the following conditions exist: a. The site topography or soils makes it impractical, or ineffective to construct an on-site facility. b. The site is small compared to the development plan, and the loss of area for the on-site facility would preclude the effective development. c. There is a more efficient and effective regional site within the subbasin and in the near vicinity. The applicant has not addressed the above criteria in order to be granted an exemption. Therefore, he should be required to install an on-site facility. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW 69th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 178 lineal feet; therefore the fee would be $ 4,895.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). ENGINEERING COMMENTS SDR 97-0013 Bennett Porter PAGE 3 1. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall construct standard half-street improvements along the frontage of SW 69th Avenue. The improvements adjacent to this site shall adhere to the Tigard Triangle Standards and shall include: a. City standard pavement section from curb to centerline equal to 18 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. concrete curb d. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff e. 5 foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities driveway apron j. adjustments in vertical and/or horizontal alignment to construct SW 69th Avenue in a safe manner, as approved by the Engineering Department. 4. A profile of SW 69th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 5. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the site and/or building permit. ENGINEERING COMMENTS SDR 97-0013 Bennett Porter PAGE 4 6. Prior to issuance of the site and/or building permit, the applicant's design engineer shall submit documentation, for review by the City (Brian Rager), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 7. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 8. If the projected increase in surface water runoff which will leave a proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site detention facility. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 11. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 12. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a ENGINEERING COMMENTS SDR 97-0013 Bennett Porter PAGE 5 diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand- drawn, then a diskette is not required. 13. The applicant shall either place the existing overhead utility lines along SW 69th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,895.00 and it shall be paid prior to a final building inspection. i:\eng\brianr\comments\sdr97-13.bdr ENGINEERING COMMENTS SDR 97-0013 Bennett Porter PAGE 6 rif e-- kat5 M Il�if 4���.-....�. �......+.. ...._ ..-.n....�.r .�T �...�....rw......r..w.-«ww.rr................�+�.. _,_.r-...• .......,..._a. �. w..�.-..w+.-�....... -. !w/ +�w.i.�ww..-...wr�wr....r�.rr.—.....�r.+.«��_ ...... ,....._._.�...+rr...ww•«....wrr_......�.. 01/09/98 FRI 10:20 FAX 503 591 0986 TVWD ENGINEERING (2]002 REQUEST FOR COMMENTS CITY O TIIGARD Community Development Shaping Better Community DATE: December 19,1997 TO: Tualatin Valle Water District -ATTN: ADMINISTRA ' I CES FROM: City of Tigard Planning Division STAFF CONTACT: -111am D'Andrea,Associate Planner Phone:(5031639-4171 Fax:(5031684-1297 RE: SITE DEVELOPMENT REVIEW ISDRI 91.0013 ➢ BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - DECEMBER 29,19971. You may use the space provided below or attach a separate letter to return your comments. it you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. P7SE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: • (P(ease pry the fo information)Name of Person[s)Commentl ' j � toe— !Phone Number[s): 3 D L 1u- Ot I SDR 97-0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAUREOUEST FOR COMMENTS U . REQUEST FOR COMMENTS CITY OF TIGARD Community Development RECEIVED PLANNING Shaping.91 Better Community DATE: December 19,1991 JAN 13 1998 TO: Julia Huffman,USA/SWM Program CtIY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea,Associate Planner Phone:150316394111 Fat 15031684-1291 RE: SITE DEVELOPMENT REVIEW MDR] 97-0013 ➢ BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING < A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 25101 AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - DECEMBER 29,1991). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ir IIII DEc 2 . IIII Qy (Please provide the foil ing information)Name of Personisl Commenting: ) 1 I Phone Number(s): `-4 I SDR 97-0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAUREQUEST FOR COMMENTS UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: January 6, 1998 TO: William D'Andrea, City of Tigard FROM: Julia Huffman, USA -� SUBJECT: Bennett Porter Office Building, SDR 97-0013 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44(Unified Sewerage Agency's Construction Design Standards,July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The sensitive area shall be identified on plans. 155 North First Avenue,Suite 270,MS 10 Phone:503/648-8621 Hillsboro,Oregon 97124 FAX:503/640-3525 �� •III{ REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping A Better Community RECEIVED PLANNING DATE: December 19,1997 DEC 231997 TO: John Roy,Properly Manager CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea,Associate Planner Phone:(5031639-4171 Fax:(5031684-1297 RE: SITE DEVELOPMENT REVIEW MDR] 97-0013 ➢ BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - DECEMBER 29,19971. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: V � (Please provide the foffowing information)Name of Person's]Commenting: [Phone Number's]: I SDR 97-0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAUREOUEST FOR COMMENTS 4160 REQUEST FOR COMMENTS C.OF TIGARD Community Development Shaping A Better Community RECEIVED PLANNING DATE: December 19,1991 DEC 2 2 1997 TO: David Scott,Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea,Associate Planner Phone:15031639-4171 Fax:[5031684-1297 RE: SITE DEVELOPMENT REVIEW[SDR] 91-0013 ➢ BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - DECEMBER 29,1991). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: / / 9, �7e Gtr',',lerl tr' S 4�1P'te./L .A41,0/o/11 Oi�ovrd 4- 71Gw /7_4/ /Pe1Crf froc/i•le r +r r A7 cf'i��r, )- ��'t�r;, Ara a // Y.; fi oh t O?- G/ ///1e flt'W lalru 1A *I Oh 71-(7 C(tT/r »,,r, a")" imti,zn -�'i r ,C/dw ' 44 (Please provide the following infornnation)Name of Person(sl Commenting: I Phone Number's): - 17) SDR 97-0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS 46, REQUEST FOR COMMENTS CITY TIGARD Community Development Shaping Bet-ter Community RECEIVED PLANNING DATE: December 19,1991 DEC 2 3 1997 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea,Associate Planner Pb ena:(503)639-41171 Fax:15031684-7297 RE: SITE DEVELOPMENT REVIEW[SDR] 91-0013 BENNETT PORTER &ASSOCIATES,INC.OFFICE BUILDING Q A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - DECEMBER 29,19911. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. ,/_ Written comments provided below: l fat y „ o (QCOMmta, vAbk.a11 o\t A , Wa1\ 4° 1\ �}I'to1 U^A- ON\004 c\OUI )'o WodiA,Atia1 (porn It ,i „ r mo-L � 1404k‘ 4►11 ckAscwet ka \O eC , rlar'w 0401 (Please provide the following information)Name of Person(s)Commenting: 6,v, ' o\ I Phone Numbertsl: vbq• SDR 97-0013 r BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAUREOUEST FOR COMMENTS 1 REQUEST FOR COMMENTS CITY OF TIGARD Community Development RECEWED PLANNING Shaping 9 Better Community DATE: December 19,1997 DEC 2 3 1997 TO: Brian Moore,POE CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea,Associate Planner Phone:[50316394171 Fax[5031664-7297 RE: SITE DEVELOPMENT REVIEW ISDRI 91-0013 ➢ BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING < A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - DECEMBER 29,19971. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: / We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v (Please provide tke following information)Name of Person[sl Commenting: Phone Number[sl: -44C I SDR 97-0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS C.OFTII(3ARD Community Development Shaping.4 Better Community DATE: December 19,1997 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea,Associate Planner Phone:(503)639-4171 Fax:(5031 684-7297 RE: SITE DEVELOPMENT REVIEW ISDRI 91-0013 ➢ BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING < A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - DECEMBER 29,1997). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 44 (Please provide tie fodowing information)Name of Person(s)Commenting: I Phone Number(sl: I 5DR 97.0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE a DEVELOPMENT APPLICATIONS CIT Area[Cl [El [SI MI CITIZEN INVOLVEMENT TEAMS m Plats ter review la Laity eR$uttt) FILE NOISI.: `,--)-14_ t l FILE RAMS]: •C \-%` -TT T A .T€"! '=5 ,, CITY OFFICES _AQVANCED PLANNING/Nadine Smith,Pl,nnng s,ro.rvi.« COMMUNITY DVLPMNT.DEPT./aro..,w..r.chnkf.n. r:/POLICE DEPT./Jim Wolf,cnn,.P,.v.man Officer -"BUILDING DIV./David Scott,BueMngo.kW „ENGINEERING DEPT./Brian Rager,o-nPrmsA..u..Ens.... _WATER DEPT./Michael Miller,c.......u.„.9., _CITY ADMINISTRATION/Cathy Wheatley,cryR.cae.. _OPERATIONS DEPT./John Roy,Proper/M g .n..r _OTHER SPECIAL DISTRICTS - . .:. ,,., _, _TUALATIN VALLEY FIRE&RESCUE ':TUALATIN VALLEY WATER DISTRICT _UNIFIED SEWERAGE AGENCY Fire Marshall Administrative Office Julia Huffman/SWM Program Washington County Fire District PO Box 745 155 N.First Street (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS " ' -'- ; :- CITY OF BEAVERTON _CITY OF TUALATIN _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Summer Street, NE Beaverton,OR 97076 PO Box 369 PO Box 59 Salem,OR 97310-1337 Tualatin,OR 97062 Portland,OR 97207 _Larry Conrad,Senor Planner _OR.PUB.UTILITIES COMM. _Mike Matteucci, gpe hd.Coo rd METRO OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 _CITY OF DURHAM Portland,OR 97232-2736 Portland,OR 97232 City Manager _ e US ARMY CORPS.OF ENG. PO Box 23483 _Paulette Allen,Growth ManagentCoordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Durham, OR 97281-3483 _Mel Huie,GrearsoacesCoora,nalor(CPA'a2GAe) 1175 Court Street,NE PO Box 2946 Salem,OR 97310-0590 Portland,OR 97208-2946 _CITY OF KING CITY _METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. King City,OR 97224 Portland,OR 97232-2109 Attn: Tom Highland,Ptanrsng 155 N.First Avenue 3040 25th Street,SE Suite 350,MS 13 _CITY OF LAKE OSWEGO _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 Planning Director Bonneville Power Administration PO Box 369 PO Box 3621 _ODOT,REGION 1 _Brent Curtis(CPAs) Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera Sonya Kazen,Ovtpmt.R. coon. _Scott King(cPA.) Portland,OR 97208-3621 123 NW Flanders _Mike Borreson(Ensn..0 _CITY OF PORTLAND Portland,OR 97209-4037 _Jim Tice(low.) David Knowles,Planning Bureau on. _OREGON,DEPT.OF ENVIRON.QUALITY Tom Harry(cnrren w.Ams) Portland Building 106,Rm. 1002 811 SW Sixth Avenue _ODOT,REGION 1 -DISTRICT 2A _Phil Healy(c r.r.w.App.) 1120 SW Fifth Avenue Portland,OR 97204 Jane Estes,Perron Specwkm Portland,OR 97204 PO Box 25412 Portland,OR 97298-0412 UTILITY PROVIDERS AND SPECIALAGENCIES _BURLINGTON NORTHERN/ SANTA FE R/R _METRO AREA COMMUNICATIONS PORTLAND GENERAL ELECTRIC TCI CABLEVISION OF OR. Reed Fay,Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201 Beaverton,OR 97006-4886 _COLUMBIA CABLE COMPANY _PORTLAND WESTERN RJR _TRI-MET TRANSIT DVLPMT. Craig Eyestone " NW NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser,Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton,OR 97005 220 SW Second Avenue 999 Third Avenue,Suite 2120 Portland,OR 97232 Portland,OR 97209-3991 Seattle,WA 98104-4037 £GENERAL TELEPHONE Paul Koft,Engineering _OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS.CO. R/R _US WEST COMMUNICATION MC: OR030546 OWING-TON NOR7HERN/SW/AFER/RPROASSORI Clifford C.Cabe,Construction Engineer Pete Nelson Tigard,OR 97281-3416 Reed Fay,Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street 1313 W. 11th Street Portland,OR 97232 Portland,OR 97204 Vancouver,WA 98660-3000 - t:`patrynrnastersvlcnotice.mst 27-Oct-07 MAILING RECORDS w0 c-)D01•0013 Pie11\ekt poy_vAr ''� COMMUNITY NEWSPAPERS, INC. Legal + TT 9021 • P.O. BOX 370 PHONE(503)684-0360 Notice BEAVERTON,OREGON 97075 _ Legal Notice Advertising SITE DEVELOPMENT REVIEW(SDR)97-0013 >BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING< *City of Tigard • ❑ Tearsheet Notice The Director has approved, subject to conditions, a request for Site 1312 5 SW Ha 11 Blvd. Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM •Tigard ,Oregon 97223 • ❑ Duplicate Affidavit 2S 101 AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, •Accounts Payable • and on the west side of SW 69th Avenue ZONE:Mixed Use Employment District:MUE. The MUE zone allows single-family attached residential units,multiple-family residential units,Children's Day Care,Financial In- surance and Real Estate Services, Food and Beverage Retail Sales, Par- ticipant Sports and Recreation, Professional and Administrative Services, AFFIDAVIT OF PUBLICATION General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: STATE OF OREGON, ) Community Development Code Sections 18.100, 18.102, 18.106, 18.108, COUNTY OF WASHINGTON, )SS. 18.120, 18.150 and 18.164. I, Kathy Snyder __ — ` f , being first duly sworn, depose and say that I am the Advertising. rim �7 Director, his principal clerk, of th- • . •- . . • mes 1111111 I■. 9 a newspaper of general circulation as defined in ORS 193.010 —'a and 193.020; published at Tigard in the -: (- aforesaid county and state; that the IMF., MI& Bennett Porter & Assoc . Bldg - - 1 MM. a printed copy of which is hereto annexed, was published in the I , entire issue of said newspaper for ONE successive and . i in the following issues: i— -- consecutive - p-- January 29 . 1998 is �;ew , Z �■I ■ ■�■ 711 ill ..1,•. li . . ___ 1E14. A • \ : r,•Ul R> Subscribed and sworn to efore me this29th dayr of January, 1998 I. Ii ilm.I ap • C_ 6 .f.i41,,,, .,...,„ N Immo, 1.1 nail Notary ublic for Oregon 1/47 '; . e My Commission Expires: MY COi AFFIDAVIT ' The adopted finding of facts,decision,and statement of conditions can be obtained from the Planning Division,T. Civic Center, 13125 S.W. Hall Blvd., Tigard, Oregon 97223. _ . anion shall be final on February 1,1998. Any party to the - appeal this decision in accordance with Section 18.32.290(A) tion 18.32.340 of the Com- munity Development Code, which pro " that a written appeal may be filed within 10 days after notice is given d sent.The deadline for filing an appeal is 3:30 P.M.,February 10.1 TT9021 -Publish January 29, 1998. • �...• „a 411 AFFIDAVIT OF MAILING CRY OFTIGARD Community Development SkapingA Better Community s`TA`il±. OT OREGON- ) County of Washington )ss. City of Tigard ) I, (Patricia G. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City ofTigard, Washington County, Oregon and that I served the following: (Chock A pirtpi6 Baa s I Bab.) ❑ NOTICE OF DECISION FOR: ; ORMS111111MPAIRIBrifC ❑ AMENDED NOTICE / (File ND.Narne Reference) City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: i� _ I ❑ AMENDED NOTICE (File No Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: ZI- ❑ AMENDED NOTICE (File No Name Reference) (Date d Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FOR: -- I (TyiKind of Notice) (Fie No/Name Reference) (Date of Public Heanng,A appiicaode) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, marked ExHibit "A", was mailed to --« - -u-d person(s) at the address(s) shown on the attached list(s), marked Exhibit :" • I ��f'r•.ay • ., . .,j4z, 1998, and deposited in the United States Mail on the d-y of�G1 ,.f _19'8,postage prepaid. Wili&VP' /-1C-l' iiI A ii v� (Person tttatPr- •: -• • '-• AI/ Subscribed and sworn/affirmed before me on e ., --7 day of 4-!' , 19 8. #,' , OFFICIAL SEAL jk4Ad % - COMMISSION /L 14 NO.046142 NOTARY PUBLIC OF ORE r MY COMMISSION EXPIRES SEPTEMBER 07,1999 . MV Commission Expi . :: 7 EXHIBIT A NOTICE OF DECISION 44k SITE DEVELOPMENT REVIEW [SDRI 97-0013 T a!' CITY OF TIGARD Community Development BENNETT PORTER &ASSOCIATES, INC.- OFFICE SFiapinBulBetterCammunity 120 DAYS=4/15/98 SECTION I: APPLICATION SUMMARY CASES: FILE NAME: BENNETT PORTER & ASSOCIATES, INC. - OFFICE Site Development Review (SDR) 97-0013 PROPOSAL: The applicant has requested Site Development Review approval to allow the construction of a 5,070 square foot commercial office building. APPLICANT: Brian Keicher OWNER: Sue Bennett & Denise Porter 19363 Willamette Drive, Suite 509 7991 SW Mohawk Street West Linn, OR 97068 Tualatin, OR 97062 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employsment; MUE. The MUE zoning district provides sites for business and professional services. The MUE zone also provides sites for major and minor retail and employment uses. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The site is located south of SW Franklin Street, north of SW Hampton Street and on the west side of SW 69th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164; and the Tigard Triangle Design Standards. SECTION II: DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 1 OF 19 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department at (503) 639-4171. 1 . A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at Tigard City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall construct standard half-street improvements along the frontage of SW 69th Avenue. The improvements adjacent to this site shall adhere to the Tigard Triangle Design Standards and shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers to tie the new improvements back into the existing edge of pavement built beyond the site frontage; C. concrete curb; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. five (5) foot concrete sidewalk; F. street striping; G. streetlights, as determined by the City Engineer; H. underground utilities; driveway apron; and J. adjustments in vertical and/or horizontal alignment to construct SW 69th Avenue in a safe manner, as approved by the Engineering Department. 4. A profile of SW 69th Avenue is required extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 5. The applicant shall obtain a permit from the Tualatin Valley Water District (TVWD) for the proposed water connection prior to issuance of the site and/or building permits. 6. Prior to issuance of the site and/or building permits, the applicant's design engineer shall submit documentation for review by the City (Brian Rager) of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 2 OF 19 7. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site water detention facility. 8. If the projected increase in surface water runoff that will leave the proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site water detention facility. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permits. In addition, a proposed maintenance plan shall be submitted along with the final plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 11 . Revised site and landscaping plans shall be submitted for review by the Planning Division. STAFF CONTACT: William D'Andrea, Planning Division (503) 639-4171, ext. 315. The revised plans shall include the following: A. a statement from the landscape architect verifying that the Autumn Purple White Ash is a columnar street tree, spreading to 25 feet, or provide replacement trees that satisfy the standard, as well as, provide planting at a maximum of 22 feet; B. impervious surface/landscaping calculations, the site shall provide a minimum 15 percent landscaping; C. 20-foot setback (adjacent to the single-family residence) and buffering and screening of the building.) The buffer shall contain ten (10), five-gallon; or 20, one-gallon shrubs in addition to the one (1) row of trees. Section 18.100.070.0 states that in-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards provided, it affords the same degree of buffering and screening as required by this code; D. one (1) bicycle parking space shall be provided in a location that does not conflict with the proposed landscape plan and that provides a walkway connection to the entrance; E. the parking lot area limited to 50 percent (90-foot width) of the street frontage with aisles accommodating two (2) direction traffic designed at 24 feet in width; F. a six (6)-foot walkway connection from the building to SW 69th Avenue; G. additional screening shall be provided along the north property line to screen the entire length of the parking area; H. location of all roof mounted equipment and an elevation drawing demonstrating screening of this equipment from view from adjacent public streets; a mitigation plan that provides mitigation of 98 caliper inches; and NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 3 OF 19 J. location of trash enclosure and written solid waste hauler approval of facility location and equipment compatibility. 12. The applicant shall: A. post a bond to insure planting of mitigation trees; B. record a deed restriction for those trees that are to be preserved; C. submit an arborist report providing recommended tree protection measures; and D. construct the recommended tree protection measures for these trees prior to commencement of construction. The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a Certified Arboculturist. STAFF CONTACT: William D'Andrea, Planning Division. 13. Lighting plan reviewed and approved by the City of Tigard Police Department. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one (1)- year maintenance assurance bond for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: mylars; and a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, a diskette is not required. 16. The applicant shall either place the existing overhead utility lines along SW 69th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,895 and shall be paid prior to a final building inspection. 17. All site improvement shall be installed as approved, per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City of Tigard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 4 OF 19 Vicinity Information: The subject property is located south of SW Franklin Street, north of SW Hampton Street and on the west side of SW 69th Avenue. Surrounding properties are zoned MUE (Mixed Use Employment) and are developed with a mix of commercial and residential uses. Site Information and Proposal Description: The 19,710 square foot site had contained a residential structure and associated accessory buildings. There are a number of mature trees on the relatively level property. The applicant is proposing to construct a 5,070 square foot office building. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has proposed to construct half ('/z) street improvements on SW 69th Avenue. The Engineering Department has estimated the cost of the half-street improvements to be approximately $200 per lineal foot. This conservative estimate was determined from current bid tabulations. Assuming a cost $200 per lineal foot, it is estimated that the total cost of the half-street improvements to SW 69th Avenue is $36,000 (180 feet x $200). The Washington County Traffic Impact Fee (TIF) is a mitigation measure fee that is required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street systems. Upon obtaining a building permit, the applicant will be required to pay TIF's of approximately $11 ,921 . Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $37,253 ($11,921 divided by .32). The difference between the TIF paid, and the full impact, is considered an unmitigated impact on the collector and arterial system. Since the TIF paid is $11,921, the unmitigated impact can be valued at approximately $25,332 impact on the collector and arterial systems. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 5 OF 19 The $36,000 of improvements apply directly to impacts on use local system. It can be argued for the local street system to function to serve all properties at buildout, that streets meeting minimum standards must be provided. The applicant's proposal for improvements provides for the share of local street improvements necessary to serve this development in conjunction with the standard improvements that are required of all other properties. In other words, the applicant is paying only for their portion or segment of the local street system. Community Development Code Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with City ordinance standards. Given these estimates ($36,000 street improvements), the improvements are more than roughly proportional to the development impacts considering the applicant's responsibility for their share of the local system and impact on the collector and arterial system. Use Classification: The applicant is proposing to build a commercial office building. Community Development Code Section 18.42 (Use Classifications) classifies an office as Professional and Administrative Services. Professional and Administrative Services are permitted uses in the MUE zone. Dimensional Requirements: The MUE zone states that dimensional requirements for all commercial use types shall be the same as the C-G district. Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15 percent landscaping. The site has a width of approximately 110 feet, thereby, exceeding the minimum lot width requirement. The plans do not indicate the amount of landscaping that will be provided. A revised site plan shall be submitted that demonstrates a minimum of 15 percent landscaping in accordance with this criteria. Floor Area Ratio: The MUE zone states that the maximum floor area ratio (FAR) for all commercial and industrial use types shall not exceed 0.40. The maximum floor area permitted for this site is 7,884 square feet. The applicant is proposing 5,070 square feet, well under the maximum allowed. Setbacks: Section 18.62.050 states that no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. The maximum building height is 45 feet. Zoning setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 15 feet, well under the maximum 45 feet allowed. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions) or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 6 OF 19 Section 18.120.180(A)(2) provides other Site Development hseview approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces) and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. There are a number of mature trees on the property. Given the location of the building, parking area and accessway, as well as the grading required to accommodate this proposal; all but six (6) of the existing trees greater than 12-inch caliper will be removed. In accordance with Community Development Code Section 18.150, trees greater than 12-inch caliper will be mitigated. The proposed plan includes new parking lot and street trees. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal abuts a use that requires buffering in accordance with the Buffer Matrix (Code Section 18.100.130). Buffering and Screening will be provided in accordance with the requirements of that section, thereby, satisfying this criteria. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. This criteria is partially satisfied. Additional screening shall be provided along the north property line to screen the entire length of the parking area. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has recommended additional lighting. A revised plan shall be submitted for further review and approval, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of all proposed trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The Tigard Triangle Design Standards require that street trees shall be spreading to 25 feet with a maximum spacing of 22 feet on local streets. The trees shall be located between the sidewalk and street. The landscape plan shows the provision of Autumn Purple White Ash trees ranging in spacing between approximately 29 and 54 feet. The applicant shall provide a statement from the landscape architect verifying that the NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 7 OF 19 Autumn Purple White Asti is a columnar street tree and woula thus, satisfy this criteria. Alternatively, the applicant may provide replacement trees that satisfy the standard, as well as provide planting at a maximum of 22 feet. • Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, screening has been partially provided in accordance with this section. A revised plan shall be submitted that provides for additional screening along the north property line to screen the entire length of the parking area. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a proposed office building abuts a single-family use, the required buffer and screening width shall be 20 feet. The Matrix indicates that where a parking lot abuts a single-family use, the required buffer and screening width shall be 10 feet. Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover or spread with bark mulch. Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. There is an existing residence on the adjoining western property. Therefore, both a 20-foot and a ten (10)-foot buffer and screening area is required along this section of the proposed development. The 20-foot buffer area contains approximately 1,300 square feet. Therefore, the buffer shall contain ten (10), five-gallon; or twenty (20), one-gallon shrubs in addition to the one (1) row of trees. The ten (10)-foot buffer area contains approximately 1 ,150 square feet. Therefore, the buffer shall contain ten (10), five-gallon; or 20, one-gallon shrubs in addition to the one (1) row of trees. Tigard Community Development Code Section 18.100.070.0 states that in-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the typical buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening required by this code. The plans show that the building setback is 15-feet and the parking lot setback is five NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 8 OF 19 (5) feet. The parking lot is setback approximately five (5) feet from the property line, landscaping has been provided within the buffer area that meets and/or exceeds the applicable code standards and provides the same degree of buffering and screening as required by this code. While the building is setback approximately 15 feet from the property line, buffering and screening has not been provided within the buffer area. A revised plan shall be submitted to provide for buffering and screening in accordance with these standards. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The Tigard Triangle Design Standards state that if a standard found in this section conflicts with another standard in the Tigard Community Development Code, standards in this section shall govern. The standards allow for zero (0)-foot setbacks and requires that buildings be located at public street intersections. Therefore, the vision clearance area is not applicable to this application. Minimum Off-Street Parking: Section 18.106.030.(C)(1) requires a minimum of one (1) parking space per 350 square feet gross floor area for Professional and Administrative Offices. The 5,070 square foot office building requires 15 parking spaces. As indicated on the site plan, 23 parking spaces have been provided. While 23 parking spaces have been provided, the design of the parking lot does not comply with the access width standard or the parking location of the Tigard Triangle Design Standards. Community Development Code Section 18.106.050.0 states that aisles accommodating two (2) direction traffic, or allowing access from both ends, shall be 24 feet in width. The plan shows that only the northern drive aisle accessing SW 69th Avenue is designed at 24 feet. The westerly and southerly drive aisles are designed at 22 and 20 feet, respectively, and do not meet the aisle width standard. Parking is limited to 50 percent of the street frontage under the Tigard Triangle Design Standards. This limits the area to be used for the parking area to 90 feet of the 180-foot width of the site. As submitted, the most southerly seven (7) parking spaces require the use of the proposed access drive. The majority of this access drive is beyond the allowable 50 percent frontage requirement. A revised site plan shall be submitted that shows the parking lot area limited to 50 percent (90-foot width) of the street frontage. This plan may try to incorporate the parking lot dimensions allowed under Section 18.106.050.B.1 (Table of Standards) to accommodate angled parking. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking spaces if 1 to 25 parking spaces are provided. The plan shows the provision of one (1) disabled parking space, thereby, satisfying this standard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 9 OF 19 Bicycle Parking: Section 18.106.020(0) requires one (1) bicycle parking rack space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures and shall not be located within parking aisles, landscape areas, or pedestrian ways. one (1) bicycle parking space is required for this development. As indicated on Sheet/Page 3 of the plans, more than one (1) bicycle space is being provided, however, this location conflicts with the proposed landscape plan in that, there are proposed plantings in this location and there is no walkway connection to the entrance. A revised plan shall be submitted that provides one (1) bicycle parking space in compliance with this Section. Off-Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. This section is not applicable as the proposed office building is less than 10,000 square feet. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is partially satisfied as the preliminary plan shows the provision of a 24-foot access drive and a 21-foot access drive on SW 69th Avenue. The applicant has been conditioned to provide a revised plan. This plan shall demonstrate that any proposed access complies with this Section. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of a three (3)-foot walkway connection to SW 69th Avenue. The applicant has been conditioned to provide a six (6)-foot walkway connection in accordance with Tigard Triangle Design Standards. This revised plan will, therefore, satisfy this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The plans conflict in their information regarding whether there is the provision of a trash enclosure. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of their proposed facility. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 10 OF 19 Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a report and plan that identifies all existing trees greater than six (6) inches in caliper. The inventory identified 14 trees greater than 12-inch caliper. The proposed plan will be removing all but six (6) trees greater than 12-inch caliper, totaling 148 total caliper inches. Since the applicant is retaining less than 50 percent of the 14 existing trees, Section 18.150.025(B)(2)(b) requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D. The applicant shall, therefore, provide a mitigation plan that provides for mitigation of the 148 caliper inches being removed. The plan shall demonstrate mitigation of 98 caliper inches. This mitigation is in addition to the required minimum landscaping, street trees and parking lot trees. The number of replacement trees may by 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. In-lieu of tree replacement under this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing said tree replacement. Section 18.150.045.B states that any tree preserved or retained in accordance with this section may, thereafter, be removed only for the reasons set out in a tree plan according to Section 18.150.025 or 18.130.B., and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit impacted by this section to the effect that such tree(s) may be removed only if the tree dies or is hazardous according to a certified arborist. Prior to the issuance of building permits, the applicant shall: 1. post a bond to insure planting of mitigation trees; 2. record a deed restriction for those trees that are to be preserved; and 3. submit an arborist report that provides recommended tree protection measures; 4. construct the recommended tree protection measures for these trees prior to commencement of construction. TRIANGLE DESIGN STANDARDS Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 11 OF 19 All new developments, including remodeling and renovation projects resulting in non single family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, • developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle within both the C-G and the MUE zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. STREET CONNECTIVITY: All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option a. Local street spacing shall provide public street connections at intervals of no more than 660 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. There are eight (8) intersections along SW 69th Avenue, not including the proposed SW Beveland Street extension on the Tigard Triangle Street Plan, thereby, satisfying the eight (8) intersections per mile requirement of section (a) of the performance option. The local origin is defined as the driveway. Southwest Hampton Street is classified as a Minor Arterial. Since SW 69th Avenue intersects with SW Hampton Street, the proposal meets the vehicle and pedestrian trip standards of sections (b) and (c) of the performance option. Therefore, the proposed plan satisfies the Performance Option of the Street Connectivity standard. SITE DESIGN STANDARDS: All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 12 OF 19 Building placement on Major and Minor Arterials and the street - Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. This criteria is not applicable as SW 69th Avenue is not classified as an arterial. Building setback - The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed plan shows the building setback a maximum of ten (10) feet, thereby, complying with this criteria. Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. The L-1 landscape standard states that landscaping along local streets shall comply with Section 18.100 of the development code. The proposed landscape plan meets the criteria of Section 18.100, thereby, complying with this section. Walkway connection to building entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. As indicated on the preliminary plans, a three (3)-foot wide walkway connection to SW 69th Avenue has been provided. A revised plan shall be submitted that provides a six (6)-foot wide walkway connection, in accordance with this section. Parking location and landscape design - Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50 percent of the street frontage, and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed parking lot is located on the side of the proposed building. The parking lot occupies 112 feet (62 percent) of the 180 feet of frontage on SW 69th Avenue, in excess of the 50 percent maximum. A revised site plan shall be submitted that shows the parking lot area limited to 50 percent (90-foot width) of the street frontage. The L-1 landscape standard states that landscaping along local streets shall comply with Section 18.100. The proposed landscape plan meets the criteria of Section 18.100, thereby, complying with this section. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 13 OF 19 BUILDING DESIGN STANDARDS: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. Ground floor windows - All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. The Building-A west elevation ground floor wall area contains approximately 354 square feet, thus, requiring 177 square feet of windows, display areas, or doorway openings. The east elevation (Sheet 5) shows that approximately 312 square feet of window area is provided. The proposed plans comply with this requirement. Building facades - Facades that face a public street shall extend no more than 50 feet without providing at lease one of the following features: (a) a variation in building materials; (b) a building off-set of at least 1 foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. As indicated on the proposed plan, the 60-foot building provides three (3) columns as design features, in compliance with this section. Weather protection - Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard- surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. As indicated on the site plan, a covered canopy have been provided in accordance with this standard. Building Materials - Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The plans (sheet 5) show that the exterior material is brick, thereby complying with this section. Roofs and roof lines - Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. As indicated on the elevation plan, the roof has been designed in accordance with this standard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 14 OF 19 Roof-mounted equipment - All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant shall submit a revised plan that shows the location of all roof mounted equipment and an elevation demonstrating screening in compliance with this section. SIGNS: In addition to the requirements of Chapter 18.114 of the Development Code the following standards shall be met: Zoning district regulations - non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.114.130 D). The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Sign area limits - The maximum sign area limits found in 18.114.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. ENTRY PORTALS: Entry portals shall be required at the primary access points into the Tigard Triangle. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; 1-5 and Dartmouth; Hwy. 217 and 72"d; and at the Hwy. 217 Overcrossing and Dartmouth. This site is not at one of the designated areas for an entry portal location. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. This site is not at one of the designated areas for an entry portal location. LANDSCAPING AND SCREENING: Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are define in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 15 OF 19 L-1 Low Screen - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 1/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90 percent opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. As discussed previously in this report, L-1 landscaping standards shall be provided in accordance with this section. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2 1/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. As discussed previously in this report, additional landscaping has been required along the northern parking area. The additional landscaping shall satisfy the standards of this section. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW 69th Avenue, which is a local street as defined by the Tigard Triangle Standards (TTS). This street classification requires a 60-foot right-of-way ROW to meet the TTS. At present, there is 60 feet of ROW on 69th Avenue. Therefore, no additional ROW dedications are necessary. This roadway is only partially improved in this area. The east half of the street was recently improved as a part of a commercial development. In order to mitigate the additional traffic that will be generated from this development, the applicant will be required to construct a half-street improvement adjacent to this site as well. The improvements will need to meet the TTS and City public improvement standards. WATER: This site lies within the Tualatin Valley Water District's (TVWD) service area. There is a public water line located in SW 69th Avenue that can serve this site. The applicant will need to obtain permit approval from TVWD for water service prior to issuance of the site and/or building permit. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 16 OF 19 SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 69th Avenue that was extended as a part of the commercial project on the east side of the street. The sewer line has adequate capacity to serve this site. The applicant will need to tap the main line and extend a service lateral to the site. STORM DRAINAGE: Storm water from this site will be directed to the existing storm drainage system in SW 69th Avenue. The applicant is proposing to detain the storm water on-site in an underground pipe and only release the storm water at the pre-developed rate. The applicant's submittal was not clear as to why they are proposing detention and the City is not aware of any specific downstream problems. The City would rather the applicant not provide on-site detention if such is not needed. Therefore, in accordance with the 1996 USA Design and Construction Standards, the applicant will need to have their civil engineer prepare a downstream analysis to determine if there are any downstream constrictions in the drainage system that would result in an adverse impact to properties if additional storm water from this site is produced. If the engineer finds that there are no downstream constrictions, then on-site detention will not be required and the site storm drainage system would be able to tie directly into the public storm line in 69th Avenue. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant's plans do not show any provision for a storm water quality facility. Section 3.11 .5 of the USA standards only gives exemptions for cases where the following conditions exist: 1. the site topography or soils makes it impractical, or ineffective to construct an on-site facility; 2. the site is small compared to the development plan, and the loss of area for the on-site facility would preclude the effective development; and 3. there is a more efficient and effective regional site within the sub-basin and in the near vicinity. The applicant has not addressed the above criteria in order to be granted an exemption. Therefore, the applicant should be required to install an on-site facility. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 17 OF 19 GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 69th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 178 lineal feet; therefore, the fee would be $4,895. SECTION V: AGENCY COMMENTS The City of Tigard Building Division states that underlying land divisions must be removed and new legals shall be submitted. Provide a fire hydrant within 250 feet of all exterior portions of the building and provide fire flow calculations. The City of Tigard Police Department recommend installation of a wall pack lighting unit above or near the door of the mechanical room and on the north wall just adjacent to the bicycle parking area. The City of Tigard Maintenance Services Department has reviewed this application and has offered no comments or objections. SECTION VI: AGENCY COMMENTS Unified Sewerage Agency has reviewed the application and has the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 18 OF 19 Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Sensitive Area: A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The sensitive area shall be identified on the plans. (A sensitive land area on this property is not identified on the City's Local Wetlands Inventory or Floodplain and Drainageway map.) Tualatin Valley Water District and Portland General Electric (PGE) have reviewed this application and have offered no comments or objections. SECTION VII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON WEDNESDAY FEBRUARY 11, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON FEBRUARY 11, 1998 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. January 29, 1998 PREPARED BY: William D'Andrea DATE Associate Planner/AICP S,2 J January 29, 1998 APPROVED BY: Richard Be ersdorff DATE Planning Manager is\cu rpl n\will\sd r97-0013.dec NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 19 OF 19 S.W. 10TH AVENUE --�` e - IT:: Ititt1--Pt Ml•f_...Ok or it i , !, t J NC2 33 06'E '8C 09' , I 11 1 t � s_ I tw { ; i :!.7.4_0".4 OLIN I j PROPOSED" - - - ' '— -a- 4 U NEW OFFICE BLDG. ',1 K, fl I' sJlk ,- a e, , 1 ____ yf y • 1_it i ______—;{rp;{� i W F-7 p • I. en ' . ; z , , „ r ,, r .1._ At ,-, , „ , . ,' .I . \ 1 , r , i ... 1 s _.... _ , ..' X2'33 Cb'W i leoco' .. . _ 1_-.. -- .-JI �� - T PROPOSED DRIVEWAY r' S" I - LOCATION re rl - 1 # S.W.69TH AVENUE 4 . CD i �i >'' 0 !LEGEND INFORMATION BELOW: 1 II v,11-1. - O C O..O■.w 'T2, 'riot.rote - - - - -- ••v CO4,a,. C r.O...L•-.qc•.l IM.ACE -- u----- WO?.1 L• •,...+a,. 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Office Building spk_ q-7 , is 13epnritte Porto- .1)9(f nCe-frt (Pr ' ) EXHIBIT B 2S101AB-02300 BOLON,DEAN N 4022 NE LADDINGTON CT PORTLAND,OR 97232 2S101AA-03901 2S101AB-02200 CARPENTER,RICHARD L CASEY,EDWARD L JR&JOANNE F BY DONALD E POLLOCK 7085 SW BEVELAND RD 1834 SW 58TH#202 PORTLAND,OR 97223 PORTLAND,OR 97221 2S101AC-00200 2S101AB-02500 DAVIS,SHIRLEY A GORDON,MICHAEL J 4225 PENN ST 7086 SW BEVELAND ST LONGVIEW,WA 98632 TIGARD,OR 97223 25101AB-01000 2S101AB-00800 HAMPTON PARK LLC HAMPTON PARK LLC BY WEST COAST MORTGAGE BY WEST COAST RT AGE 4000 KRUSE WAY PL,BLD 1 STE 2 4000 KR AY PL,BLD 1 STE 2 LAKE OSWEGO,OR 97035 LA OSWEGO,OR 97035 2S101 AB-00801 2S 101 AD-02900 HAMPTON PARK LLC J T ROTH CONSTRUCTION INC BY WEST CO RTGAGE 13779 SW CHARLESTON 4000 E WAY PL,BLD 1 STE 2 TIGARD,OR 97224 k E OSWEGO,OR 97035 2S101AA-09101 2S101AA-09600 KINDRICK,ALFRED F KINDRICK,ALFRED F D DIANNE M DIANNE M 12560 SW 70TH AVE 1256 70TH AVE TIGARD,OR 97223 GARD,OR 97223 2S101AA-04300 2S101AA-05200 LANDMARK FORD INC LANDMARK FORD I PO BOX 23970 PO BOX TIGARD,OR 97281 T D,OR 97281 2S101AA-04500 2S101AD-02700 LOUIE,RICHARD C AND MCCROSKEY,JOHN B CHANG,DARCY N K Y 1380 MORNING SKY CT 8860 SW BOMAR CT LAKE OSWEGO,OR 97034 TIGARD,OR 97223 snk 97--o or P.tnn t Peried Asset, n Ffizc ( 4101) 2S 101 AD-02600 2S 101 AD-02800 MCCROSKEY,J MORTON,DON R AND CYNTHIA SUE 1380 M G SKY CT PO BOX 596 E OSWEGO,OR 97034 LAKE OSWEGO,OR 97034 2S101AC-00100 2S101AA-08600 NULTON,NEAL A PEIRCE,STEPHEN W AND 7025 SW GONZAGA ST LYNN L TIGARD,OR 97223 12525 SW 68TH TIGARD,OR 97223 2S101AA-09100 2S101AA-04000 POLLOCK,DON POLLOCK,DONALD E 1834 S STE 202 1834 SW 58TH#202 TLAND,OR 97221 PORTLAND,OR 97221 2S101AA-04200 2S101AA-08300 POLLOCK,DONALD E& R&W PARTNERS %' CARPENTER,RICHARD L 12540 SW KWY#B 1834 SW 58TH#202 ,OR 97223 PORTLAND,OR 97221 2S101AA-08700 2S101AA-08500 R&WPART R&WPARTNERS 1254 68TH PKWY#B 12540 SW 68TH PKWY#B ARDOR 97223 TIGARD,OR 97223 2S101AA-08800 25101AA-08200 ROTH,J T JR&THERESA ROTH,JACOB TIMOTHY JR&THERE WAYMIRE,KENNETH L&ROBERTA A 12540 SW 68TH PKWY STE B 12540 SW 68TH PKWY STE B TIGARD,OR 97223 TIGARD,OR 97223 2 S 101 AC-00300 25101 A D-02400 WEAVER,MICHAEL D&GAIL B WESTERN EVANGELICAL SEMINARY 7075 SW GONZAGA ST PO BOX 23939 TIGARD,OR 972223 PORTLAND,OR 97281 25101AB-02400 25101AB-02800 ZEEK,VELMA EDWARDS ZEEK,VELMA EDWARDS 7060 SW BEVELAND 7060 SW BEVELAND TIGARD,OR 97223 TIGARD,OR 97223 SUE BENNETT & DENISE PORTER BRIAN KEICHER c/o DENISE PORTER 19363 WILAMETTE DR. , #509 7991 SW MOHAWK STREET WEST LINN OR 97068 TUALATIN OR 97062 Bennett/Porter Application List of Property Owners within 250', Mailed on April 20, 1997 R/W Pertners Alfred F Kindrick 12540 SW 68th Ave #B 12560 SW 70th Ave. Tigard, Or., 97223 Tigard, Or., 97223 Stephen W Peirce Velma Edwards Zeek 12525 SW 68th Ave. 7060 SW Beveland Rd. Tigard, Or., 97223 Tigard, Or., 97223 Richard L. Carpenter Michael J Gordon 1834 SW 58th Ave. #202 7086 SW Beveland Rd. Portland, Or., 97221 Tigard, Or., 97223 Donald E Pollack Neal L Nulton 1834 SW 58th Ave., #202 7025 SW Gonzaga St. Portland, Or., 97221 Tigard, Or., 97223 Landmark Ford, Inc. Michael D & Gail B Weaver 6875 SW Franklin St. 7075 SW Gonzaga St. Tigard, Or., 97223 Tigard, Or., 97223 Richard C. Louie Western Evangelical Seminary 8860 SW Bomar Ct. P.O. Box 23939 Tigard, Or., 97223 Portland, Or., 97281 Mark R Dana Hampton Perk LLC 11632 SW 31st Ct. 4000 Krusw Way Place Bldg 1 #275 Portland, Or., 97219 Lake Oswego, Or., 97034 J.T. & Theresa Roth Edward L& Joanne Casey 12570 SW 69th Ave. 7085 SW BEveland Rd. Tigard, Or., 97223 Tigard, Or., 97223 John B Mc Croskey Dean N Bolon 1380 Morning Sky Ct. 7065 SW Beveland Rd. Lake Oswego, Or., 97034 Tigard, Or., 97223 Don R. & Cynthia Sue Morton EAST CIT (12/96 list) P.O. Box 596 Lake Oswego, Or., 97034 I ■ i rip DARTMOUTH ST N.. I `r 1111 ■ E Milamem Will ova:I�ai ST I 1111111 IIII Panel 26101 06200 11111111 QM 2.10iM0]'.t HERMOSp 25 0, 4 0 IEIIW I M0 25101AB00801 S101AB00BO Q a 1 I II II 11 111 BIM lift / 26101AA04200 21101M1110MM 500 111 ernil :'NKLIN ST CD 2610 1108301 ■. BEVELgND ytOtABD13D 26 01MDB^.MOB 00 • illimiaTia 25 01M08 00 . C 1 ST 2biD1MOB 100 26 OiM08 00 26 �: 00 C l� •101A80250:5101A�g0ry466 Ply: �'� 11111 CO 21 till i �il 25 i 00 Z OM f� ,��5 o1ADO}:" 00 N GONZAGA ST r _7111111 \ I 26101AD02800 �I 2yt0U000IiC _ (D L 1 I 1b1 DiADD2400 fD /� ZS101AD02D00 CU l _ •F- Q) 2 0 11h+k 1 0 Vicinity Map N S0R 97-0013 Note: Map is not to scale A Notification Area Map APPLICANT MATERIALS SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: IA ID DATE OF PRE-APP.: 3//V91 Property Address/Location(s): 1E55-5- SW 69th r!'ig, , nr_ , 97223 FOR STAFF USE ONLY Tax Map & Tax Lot#(s): 2 S1 1 AA-91 0 0 Case No.(s): Other Case No.(s):, Site Size: 1 9710 Square Feet Receipt No.: /" 560: Property Owner/Deed Holder(s)*: Application Accepted By: J. (,b Address: 7991 SW Mohawk StreetPhone: Date: City: Tualatin, Or. , Zip: 97062 • Applicant': Brian Keicher Date Determined To e Complete: . Address: 19363 Willamette Dr. iF ne: 650-6132 /AP 1- r; West Linn, Or. , 97063 Zip: Comp Plan/Zone Designation: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written CIT Area 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 Rev.8/29196 i:'curpinlrnasters■sdra.doc form or submit a written authorization with this application. PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Site Application Elements Submitted: Development Review approval to allow (please be specific): Application Form Single story office building with adjacent Owners Signature/WrittenAuthorization surface parking 1 nt _ {( Title Transfer Instrument or Deed ❑ Site/Plot Plan (81/2"x 11") (#of copies based on pre-app check list) 9 Applicant's Statement (#of copies based on pre-app check list)i,L( ❑ Construction Cost Estimate .- Filing Fee (Under S100,000) $ 800.00 (5100,000-S999,999) $1,600.00 ($1 Million&Over) $1,780.00 (+$5/$10,000) 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 i6 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 , 7 day of OC-4-08O2 , 19 '1 - 6. Owner's Signature Owner's Signature SaLcilt Owner's Signature Owner's Signature 2 CITY OF TIGARD Community Development Shaping A Better Community 41''-'472T1 T ' ' y 6'.� 5� «mac `�'"'" '� ' t;, 120 DAYS =4/15/98 FILE NO(S): SITE DEVELOPMENT REVIEW[SDR) 91-0013 FILE TITLE: BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING OWNER: Sue Bennett & Denise Porter APPLICANT: Brian Keicher do Denise Porter 19363 Willamette Dr., #509 7991 SW Mohawk Street West Linn, OR 97068 Tualatin, OR 97062 (503) 691-1648 (503) 650-6132 REQUEST: A request for Site Development Review approval to allow the construction of a 5,070 square foot office building. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The subject site is located south of SW Franklin Street, north of SW Hampton Street, east of SW 70th Avenue, and on the west side of SW 69th Avenue. ZONE: Mixed Use Employment District; MUE. The MUE zone allows single-family attached residential units, multiple-family residential units, Children's Day Care, Financial, Insurance and Real Estate Services, Food and Beverage Retail Sales, Participant Sports and Recreation, Professional and Administrative Services, General Retail Sales, Transient Lodging, Manufacturing of Finished Products, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY;, DATE COMMENTS DUE: Monday December 29,1997 STAFF DECISION DATE OF DECISION: Thursday ,1991 HEARINGS OFFICER DATE OF HEARING: TIME: 1:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 1:30 PM_ CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP X LANDSCAPE PLAN X NARRATIVE X SITE PLAN X TREE PLAN X ARCHITECTURAL PLAN X TRAFFIC IMPACT STUDY X ARBORIST REPORT OTHER STAFF CONTACT: William D'Andrea, Associate Planner (503) 639-4171 Ext. 315 SDR 97-0013 BENNETT PORTER&ASSOCIATES,INC.OFFICE BUILDING PROPOSAL/REQUEST FOR COMMENTS 144101•1 CITY OF TIGARD OREGON November 18, 1997 Brian Keicher 19363 Willamette Drive, #509 West Linn, OR 97068 Re: Notice of Incomplete Submittal Dear Mr. Keicher: The Planning Division has conducted a preliminary review of Site Development Review (SDR) 97-0013, an application for 5,070 square foot office building and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1. Preliminary sizing calculations for the water quality facility. I will be out of the office until Monday the 24th of November so If you have any questions concerning this information that can not wait until I return, please contact Brian Rager in our Engineering Department at (503) 639- 4171 ext 318. Sincerely, /ea 0,74(,A., William D'Andrea Associate Planner, AICP is\curpin\will\sdr97-13.Itr c: SDR 97-0013 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 - Dec-s10-97 03 : O1P ALL C^VNTY SURVEYORS 668 4.730 P_01 FAX' T.RUNSAI777 4Z DATE: 12/o /9 7 ZiME: 21OOp, TO: GLAWA0,1 fA/d/O1 t-A, DEPT: �i i aF Trvf-MD 4w-tiv FAX NUMBER: 6 S --72 9 7 FROM: DEAR/ kEotvivf&V COMMENTS: RES PoW,E '0 Ale)Ti C Jf %r-./ ,_.) 7 E 7 --c l�1!,/M C. ,EV/+,e ,A/G I _ti I, T '/•..'c; `0 / '....IlLi. C.,'t.,0 . - :r:1C riEsCOUNTY SURVEYORS la & PL ANNERS, INC. P.O. BOX 955 SANDY, OREGON 97055 OFFICE (503) 668-3151 FAX (503) 668-4730 PAGE / OF -3 c...,.,,.�—u.,.+.,.,.,a CIIrvAVe—A I .T.A.—Construction Staking—Subdivisions—Partitions t .. \' bA - V L+ ?:72-111‘4411(// . Dec.'- 10-97 03: 02P ALL C''IUNTY SURVEYORS 668 1.730 P _02 AIL County Surveyors rll & Planners , Inc . P.O. Box 955 - Sandy, Oregon 97055 - Sandy 503/668-3151 - FAX 503/668-4730 12/1 0/97 William D'Andrea City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 RE: SDR 97-0013, Preliminary sizing calculations for water quality facility. Dear Mr. D'Andrea: This letter responses to"Notice of Incomplete Submittal,"addressed to Brian Keicher, dated 11/18/97. You request preliminary sizing calculations for a water quality facility. Using Unified Sewerage Agency (USA) Design and Construction Standards for Sanitary Sewer and Surface Water Management, dated July 1996, we attempted to size a water quality facility for the proposed office building on 69th avenue. In the manual there are 4 types of water quality facilities listed: Water Quality Swales, Wet Ponds, Extended Dry Detention Ponds, and Constructed Wetlands. A Water Quality Swale must have a minimum length of 100', a minimum freeboard of 1 foot above the water surface, and minimum side slopes of 4:1. Our site is 110' by 180' making the use of a Swale impractical because it would eliminate needed parking and building space. With existing and proposed site grades, the required hydraulic residence time of 9 minutes for a swale probably could not be attained. Preliminary sizing calculations for an Extended Dry Detention Pond yield similar results. Required storage for a Pond on this site would be approximately 470 cubic feet. A 2'deep pond (2'wide at the bottom, including 1' of freeboard)and 4:1 side slopes would require an 18' by 79'area (not including buffer and setback areas). While an area north of the proposed building is close to this size, it still is too small and would need to be larger to accommodate buffers and setback areas. The depth for a Wet Pond's permanent pool, the 3:1 length to width ratio, and required 4:1 side slopes make such a system much larger than an Extended Dry Detention Pond system, eliminating this as a possible option. A wetland requires 20%of the surface area of the permanent pool to be 3+ feet deep with side slopes of no more than 3:1 (5:1 where wetland vegetation is to be planted). These two requirements require more area than can be made available. O,rsocainnal I and Surveyors of Oregon • American Congress of Surveying and Mapping . D€ ci-10-97 03: 02P ALL (---`UNTY SURVEYORS 66P 1.730 P .03 Conclusion: With such a small site, a water quality facility probably cannot be built meeting USA standards and good engineering practice without significantly altering the size of site elements and layout, making the proposed development impractical. We therefore request this development meet USA standards by paying a fee in lieu of constructing a Water Quality Facility (criteria 3.11.5d. 2, USA design standards). The basis for this request is section 3.11.5d. 1) b) in the USA manual which reads "The site is small compared to the development plan, and the loss of area for the on-site facility would preclude effective development." If you have any questions please call Dean Keranen or me at(503)669-1599. Sincerely, Ce I Eu ene L. Smith, P.E All County Surveyors and Planners, Inc. cc: Brian Rager, Engineering Department Brian Keicher a - ` -tr AiCounty Surveyors r�l & Planners , Inc. P.O. Box 955 - Sandy, Oregon 97055 • Sandy 503/668-3151 • FAX 503/668-4730 RECEIVED PLANNING DEC 12 1997 12/10/97 CITY OF TIGARD William D'Andrea City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 RE: SDR 97-001:, 'rkiinia'; sizing C$IGJldtivia for water quality facility'. Dear ty. Dear Mr. D'Andrea: This letter responses to"Notice of Incomplete Submittal," addressed to Brian Keicher, dated 11/18/97. You request preliminary sizing calculations for a water quality facility. Using Unified Sewerage Agency (USA) Design and Construction Standards for Sanitary Sewer and Surface Water Management, dated July 1996, we attempted to size a water quality facility for the proposed office building on 69th avenue. In the manual there are 4 types of water quality facilities listed: Water Quality Swales, Wet Ponds, Extended Dry Detention Ponds, and Constructed Wetlands. A Water Quality Swale must have a minimum length of 100', a minimum freeboard of 1 foot above the water surface, and minimum side slopes of 4:1. Our site is 110' by 180' making the use of a swale impractical because it would eliminate needed parking and building space. With existing and proposed site grades, the required hydraulic residence time of 9 minutes for a swale probably could not be attained. Preliminary sizing calculations for an Extended Dry Detention Pond yield similar results. Required storage for a Pond on this site would be approximately 470 cubic feet. A 2' deep pond (2'wide at the bottom, including 1' of freeboard)and 4:1 side slopes would require an 18' by 79' area (not including buffer and setback areas). While an area north of the proposed building is close to this size, it still is too small and would need to be larger to accommodate buffers and setback areas. The depth for a Wet Pond's permanent pool, the 3:1 length to width ratio, and required 4:1 side slopes make such a system much larger than an Extended Dry Detention Pond system, eliminating this as a possible option. A wetland requires 20% of the surface area of the permanent pool to be 3+feet deep with side slopes of no more than 3:1 (5:1 where wetland vegetation is to be planted). These two requirements require more area than can be made available. Affiliated: Professional Land Surveyors of Oregon •American Congress of Surveying and Mapping Conclusion: With such a small site, a water quality facility probably cannot be built meeting USA standards and good engineering practice without significantly altering the size of site elements and layout, making the proposed development impractical. We therefore request this development meet USA standards by paying a fee in lieu of constructing a Water Quality Facility (criteria 3.11.5d. 2, USA design standards). The basis for this request is section 3.11.5d. 1) b) in the USA manual which reads "The site is small compared to the development plan, and the loss of area for the on-site facility would preclude effective development." If you have any questions please call Dean Keranen or me at(503)669-1599. Sincerely, Eugene L. Smith, P.E All County Surveyors and Planners, Inc. cc: Brian Rager, Engineering Department Brian Keicher .r, gouts. CITY OF TIGARD . OREGON December 16, 1997 Brian Keicher 19363 - ette Drive, #509 -st Linn, OR 97068 Re: Notice of Complete Submittal Dear Mr. Keicher: This letter is to inform you that your application for Site Development Review (SDR 97-0013) is considered complete and has been accepted by the Planning Department. Sincerely, William D'Andrea Associate Planner 1:1cu rpin\will\sdr97-13.It2 c: R 97-0013 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Prcpcsal //✓arraXve. Y Application for Site Development Review Portions of Tax Lots 17, 18, and 22 and Lots 23 through 28 Tigard, Oregon Prepared for Brian Keicher Construction and Development Management Prepared by GHI2 October 1997 r APPLICATION SUMMARY OWNER: Bennett/Porter& Associates 7991 SW Mohawk Street Tualatin, OR 97062 (503) 691-1648 OWNER'S REPRESENTATIVE: Brian Keicher Construction& Development Management 19363 Willamette Drive# 509 West Linn, OR 97068 (503) 650-6132 ARCHITECT: Jerry C. Robinson 12000 SW Viewcrest Court Tigard, OR 97224 (503) 620-2112 CIVIL ENGINEERS: All County Surveyors& Planners, Inc. PO Box 955 Sandy, OR 97055 (503) 668-3151 LOCATION: 12580 SW 69th Tigard, OR LEGAL DESCRIPTION: The east 9.5 feet of Lots 17, 18, and 22, and all Lots 23 through 28 inclusive, Block 30"West Portland Heights," together with that portion of vacated SW Gonzaga St. ZONING: Mixed Use Employment District REQUESTED APPROVAL: Approval of an application for Site Development Review Application for Site Development Review 2 I. REQUEST Site Development Review is requested for development of a 5,070 sq.ft. office building on the above specified portions of Lots 17, 18, and 22 and of Lots 23 through 28. Access to .45 acre site is from SW 69th Street. The proposed plans call for a new one-story building and twenty-three (23) on-site parking spaces. This application narrative addresses the applicable criteria for the proposed development. II. SITE DESCRIPTION A. Location The 19, 710 sq.ft. site is located in Block 30 of the"West Portland Heights" section of the Tigard Triangle where the vacated Gonzaga Street intersects with SW 69th Street. B. Zoning The site is zoned for the Mixed Use Employment District in the Tigard Triangle. C. Surrounding Land Uses North: Vacant South: Vacant East: Two-story office building West: Single-family residential D. Topography The site of the proposed development slopes gently from north to south. E. Vegetation There are 46 trees on the site that equal or exceed 10 caliper inches. The developer will replace or mitigate for trees of this size that are removed during the construction process (see attached schedule of trees). F. Wetland and Riparian Areas No wetlands or riparian areas exist on the parcel. Application for Site Development Review 3 G. Existing Site Improvements/Structures An old house, shed, and concrete pad have been removed. H. Circulation Access to the site will be from SW 69th Street. I. Existing Utility Improvements All utilities necessary to serve Lot 4, Parcel A will be installed from existing connections along SW 69th Street. III. PROJECT DESCRIPTION The proposed use of this 19,710 SF (.45 acre), MUE zoned site is a new, one-story office building to be constructed using brick masonry and glass with a flat roof. Access from SW 69th Street is provided into a 23-space parking lot. The majority of the exposed wall surface is brick with clear glazed, divided light windows. IV. COMPLIANCE WITH TIGARD TRIANGLE APPLICABLE STANDARDS: BASIS FOR APPROVAL The following findings, in conjunction with the numbered items that follow, establish the basis for approval of the proposed development inside the Tigard Triangle. A. Street Connectivity Finding: Tigard's street connectivity standard does not directly affect this project. 25 feet to the north of the proposed site of this development is the location for continuation of Beveland Road, which will provide access that meets the standard of providing public street connections at intervals of 660 feet. B. Site Design Standards Finding: The location of the proposed building lies adjacent to SW 69th Street in the middle of the long block between Hampton and Franklin Streets. The building will be set back 10 feet from a sidewalk along SW 69th. Street trees will be provided along the sidewalk. A walkway will connect the sidewalk to the buildings front door, which will be on the side of the building and face the new 23-space parking lot. Parking covers less than 50% of the street frontage. The parking area will include landscaped islands that will separate it from the sidewalk along 69th Street. Application for Site Development Review 4 C. Building Design Standards Finding: The side of the building facing the street is 45 feet long and will be brick and glass, with small-paned windows rising from the ground up to the nine foot level. These windows will cover over 50% of the building facade. In the center of the facade will be a large brick-framed window. The recessed entry to the brick finished building will provide weather protection for pedestrians. D. Signs Finding: There is no sign application at this time. E. Entry Portals Finding: This standard does not apply to this project. F. Landscaping and Screening Finding: The site will be fully landscaped and irrigated. G. Street and Accessway Standards Finding: The proposed development meets the standards for 69th Street, which is a Local Service Street. V. COMPLIANCE WITH ADDITIONAL APPLICABLE STANDARDS: As required, this Site Development Review Application has been initiated by Brian Keicher for Bennett/Porter. A pre-application conference was held on March 18, 1997. A neighborhood meeting was held on May 6, 1997. Notes of the meeting are included in this application. Included in this application packet are the completed application form and the following: (18 copies each) 1. A narrative addressing the findings related to approval criteria; 2. A site plan as called for; 3. A grading plan; 4. Architectural drawings; 5. A landscape plan; 6. An impact study for traffic, storm runoff, water, and sanitary. 7. Requisite fees. Findings of compliance with additional site development criteria are provided as follows. Application for Site Development Review 5 A. 18.100: Landscaping and Screening Finding: A six-foot high wood fence will be installed along the property line, screening the development from the existing residential neighborhood. A six-foot high chainlink fence with slats will be used to screen the mechanical equipment and refuse containers at the back of the building. B. 18.102: Visual Clearance Areas Finding: A 24-foot, adequate visual clearance area has been planned for the accessway off SW 69th Street into the parking lot. C. 18.106: Off-Street Parking and Loading Requirements Finding: Twenty-three off-street parking spaces are planned to serve the new building. Twenty-two spaces measure 9 feet by 19 feet and two meet ADA standards for accessibility by those with special needs. The parking lot is adjacent to the front of the building, and each space will be marked clearly. Access is provided to SW 69th Street between the building and the parking lot. Interior drives and access aisles will be signed and marked to maintain vehicular and pedestrian safety. Bicycle parking will be provided at one end of the building, near the front door. The site lighting is accomplished with two 16' "shoebox style" pole lights, similar to the new office development to the east. D. 18.108: Access, Egress, and Circulation Finding: The site will be served by two access driveways to facilitate simple vehicle circulation. The parking circulation can accommodate future connections to the west. E. 18.120: Site Development Review Finding: The proposed building covers 5070 sq.ft. of a 19,710 sq.ft. land parcel. It will be 16 feet high with a brick and glass façade. Details of site development and landscaping are included in other points in this narrative. F. 18.150: Tree Removal Finding: Of the 46 trees on the site that are 10" caliper or larger, 20 will be retained. (See enclosed tree table.) G. 18.162: Land Division: Major and Minor Land Partitioning— Lot Line Adjustment Finding: This standard does not apply to this project. Application for Site Development Review 6 H. 18.164: Street and Utility Improvement Standards Finding: The street right-of-way and roadway width meet the minimum requirements for a local access street. Street improvements will be made for the 17 feet on the development's side of the road's centerline. A sidewalk and street trees will be provided on the property edge along SW 69th Street. The concrete curb and curb cuts will be constructed in accordance to standards. Water, sanitary sewer and other utilities will be placed underground and come off the existing feeder lines along SW 69th Street. Storm water will be detained on-site by oversized pipes located under the parking lot and discharged into the existing 15" storm line in SW 69th Avenue. VI. SUMMARY This application is as support to the pre-application packet. The narrative and attached exhibits clearly indicate that the proposed development is consistent with the City's plans, policies, and decision criteria. The applicant respectfully requests approval of this request for Site Development Review Approval. VII. ATTACHMENTS 1. Warranty Deed, Proof of Ownership 2. All County Surveyors& Planners, Inc. Impact Study 3. Affidavit of posting notice 4. Neighborhood meeting notes 5. List of property owners within 250 feet who were mailed notices 6. Affidavit of mailing previously sent to the City 7. Pre-application conference notes Application for Site Development Review 7 1 > TREES.XLS BENNETT/PORTER OFFICE BUILDING 10/17/97 EXISTING TREE TABLE NO. TREE SIZE STATUS SAVE MITIGATING INCHES 1 ASH 12 SAVE 12 2 FIR 18 SAVE 18 3 ASH 10 4 ASH 10 5 ASH 10 6 FIR 18 SAVE 18 7 FIR 18 SAVE 18 8 FIR 18 18 9 FIR 14 14 10 FIR 14 14 11 FIR 10 SAVE 10 12 FIR 12 SAVE 12 13 FIR 12 SAVE 12 14 FIR 12 SAVE 12 15 FIR 15 SAVE 12 16 OAK 24 24 17 OAK 12 12 18 OAK 12 12 19 OAK 10 20 OAK 12 12 21 OAK 12 12 22 OAK 12 12 23 OAK 12 12 24 OAK 10 25 OAK 18 18 26 OAK 12 SAVE 12 27 OAK 24 24 28 FIR 12 12 29 FIR 12 12 30 OAK 18 18 31 OAK 10 SAVE 10 32 OAK 10 SAVE 10 33 OAK 10 34 OAK 12 12 35 OAK 12 12 36 OAK 10 37 OAK 12 12 38 OAK 18 18 39 OAK 10 SAVE 10 40 OAK 10 SAVE 10 41 OAK . 18 SAVE 18 42 OAK 10 SAVE 10 43 OAK 10 SAVE 10 44 OAK 10 SAVE 10 45 OAK 12 SAVE 12 46 OAK 18 SAVE 18 607 254 280 Page 1 FROM I 19' o- 10:64 #08S P.04.106 srAre _ OREGON mont Jer►d ,T .'({{44�'. LL 81 l County Clerk tar 'in . g at the with• ' !Yea and re.:nA./ •f••• i►' .. ,- •t satd county, * }y� Irk rector of t.. .- I EK- i lock • Doc : 97051477 Rect.: 187610 191.00 06/04/1997 03:09: 46pm • • • • • • • • • • •... .. -.a • • . . . • FROM - 0-22 10:5... #08S P.O /Os . . , . .. • .. .• • ..... 1-,. . , it..m 641• ' • • - ::-'1% - " . lei ., . c. • • .-1. .'-• .4.-;:."- . . • .-- . .. . ., STATUTORY WARRANTY DEED - ... .. . . . _ .• .. .- --..-. ; . 9. ,. alt:.-goisakid E. Pollock - .--_ - .. • - • .Grantor, ' • :' messy*snd-was tOas --12111149-1EXISX11AZWIL5411011t— ,Grantor, ', - •- •• . . • - - • •-• dtmUlari bed cud pity free of I vote onousbraocre,=apt as sprat:filly act forth herein! . , •., ;',0• - r Alf*Bosi.AMENDED Ev.I-.!b i t "A" atts..-..-.hed hereto -*Ie- *•:-.:" • , - . - .-• ..- IsSNINCITON COWNTY -. , . - _ . .. -"4-077,?-171N MAL INIONYIrr tSa .. - . • • ..--„, . ,I i S.,A i 41/.j:E It.... i ... 11... . - - . . .,. •. ' • . nt moo We 1■ , —• ,. .. '• . • . . . • - - This up 4Y ;zoo of boot liod oacoothrsooes.EXCEPT! STATUTORY POWERS AND ASSESSKENTS OF -, -... • --- -_ is UNIFIED SEWERAGE AGENCY AND F.AsEICENTS FOR UTILITIES OVER AND ACROSS THE PREMISES • . . I. FORMERLY INCLUDED WM( TEUL BOUNDARIES OF S.W. CON7ACA STREET, NOW VACATED. IF . , . .... ..- . - - - ANY CUCH-EXISTS. • ..c.-- --.-- '••••-. - - THIS INSTRUMENT WILL'NOT ALLOW 1.KzE OF THE PROPERTY DESCRIBED IN TILTS INSTRUMENT IN • - VIOLATION OP APPLICABLE LAND USE LAWS AND REGULATIONS.BUORE SIGNING OR ACCEPTING I THIS/NSTRUMENT,THE PERSON ACQUIRDIG PEE WII.E TO THE PROPERTY SHOULD CHECK WITH " THE APPROPRIATE CITY 0' fl`OUNTY.71ANNING DEPARTMENT TO VERIFY APPROVED USES AND TO . .. ._. . ..., . - .• :- . .•- .• . a DETERMINE ANY LIMITS ON LAWSUITS. AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN •--,• • F - -. ORS 30.931 ' • - -. . -- • 1 ...•••• - : " •.Ths tree contlideratios for this corrreywacc 5 147,820 _Ten complywito dia ft:vim-me-43 of ORS 93.0n '• .- ... - .. . . -THIS DI:' IS REIN . 3 IN 41'4.1-UNCTION WITH A 1031. TAX,DIPPEURLExcRANCE. .. . - - ::• .'" .... - 1.1 pion Oila i day of 111.4.c...... _____ i .. • .."----; .•-• • • - - ...Pr 4-' - r--- .// . . , • - . •• ... • . • - • . tall ''' .•D°r4old B Polio ck . .. ... . . . ••••,- - -' .--------- —.--. ' . ' -'"tv.•STATE OF OREGON . ._.._.. Coway of --. 11.7t,4-fie las. . . . ,•- , . .. .• . _ ..,. • BE IT REMEMBERED, That on thts day of____ cf, c„,____,19 9 ,before rnA the • . undareigned,a Notary Public in and for said Cy and Stat4 personal ppeard the within haFord_...------ ... .. . ..104181124.-.E2=14.---- ... • t • . , . .. .. _______ • _ • . - -. known to me to be the identical individual____Iiesoribed in and who executed the within instrument and acknowledged to .. • me that HE =ogled the Saint freely and whassarity, . -. . - •- - ' . . IN TESTIMONY WHEREOF,1 have hen:alto Jet my hand and affixed my official seal the day and year last above . • - - ••. -. • .. •,.._ , . .. .. ,. ,- '-'1:1 ..41 4. .. • - - '--at 4: Ka At t e,KILY.-CF1E0C91 . elltaaar., ' . ., . . .. ' \-_ 'Y caigiStomtcoS21+31 Notaiy - , 'a fee Oregon. • .,- . ... _, -. in COMMON EMS OFF&I,3X6 My Cammit.tiort cgtires , 9-1"..-4,20 0 - .. ,• .•.. • .... .. .• .--•, _ ..- _ ;•:..• .• Tide oyder No. 816953 .....■••■•••■■■••■■■•■•••■■•••••■••■• • . - • " " •• • . .- - t • Escrow No. 97050250 THIS SPACE RESERVED FOR RECORDER'S USE . . . . . - After recordinoterram lt): . . - Denise Power ..•• - . • '• •• • ... 11***"' .WSILII.kinl'Ck.91_962 ' • . • - . . . - - • .••• _I' ...,-- -. ,.... • .- ..- • •-- Nor*,Aeldrom,Zhp • . ' ..•.- -: - Until a change I,4 requested all tax seairevwft WWI Ds mu, ..- .... . le ths feea.wWg.acklzins. . ,._ - . .- • • ,. .-..-. .,_ • , ... ■ 11:, • 1 2•0 , _-. . • ' -' NM. '-' •• - - . , • • r: . .. „ • - - ,..., ... • 15 0-22 :u • • Order No.@16683 • MAkfD&b E)O118tT :;<• The East R,ft feat cst Lot 17, 13 and 22,and all of Lots 23 through 213 Inclusive,Block 30,W.SST PORTLAND fifldNTS,in the City of Tigard, Coe!rrty c Wu.Mngton and Star.d Oregor,. TOGETHER WITH that portle2n • of vacate4 SW Gonzigs Straat sus vacated by document recorded October 6, 1987 as Fee Na,870l50900 which Muria by taw. • • • -• • o • t. • - .. .J • . _ . • .. - -• a..�. r I. 'J.? •. _ ... -} _ ..� s... .r:. .' ..., .17,5. 't.'[.. G _ - ..-... •• FROM :F I R'.T PMER I CPN TITLE - E248E90 1997 -22 11:46 #598 P.01/01 TO V Insura,..;e Company of Oregon 1700 S.W. FOURTH AVENUE PORTLAND, OREGON 97201-5512 ----- (503business name of TI71E INSURANCE COMPANY OF OREGON — ±iiii jQ 1 - i SUBTECT: _ b• ` me 'ter ' ,a, -..-. DATE: 61"---22---9'.7 F01.13 0 , ' Cr 70 57)2S Z) \•1\\ f �w`N r. l\APA -M 6\n. 5-�1--9.-7, •— ' Q 4 •I to.AA_AA '1.t�A. +k. A >. 4 � `-Q •_. _ S _ ,s,',,k 0. o,AA_ • is\A,.. 4 1104—ft_ Ilik ..1111• a A ■il 1.41.1. ' :IA. I C4014. • .41.4 (wtazitet C,ki) ; - (10711-6\44 --Yk-ejr.-911..i ' 6 PLEASE REPLY TO -____ _ SIGNED 4 .t DATE I SIGNED SEND WHITE AND BLUE COPIES WITH CARBONS INTACT. BLUE COPY IS RETURNED WITH REPLY. 1 03/26/97 11:10 FAX 6248690 CAP.EQUIP.LEASE id]01 • - S.0 Auc4, First AiAlerican Title Insurance Company of Oregon auumeq Ovaines■d7TTlE INSUr7?NC E conPUM of oaECON /le 1700 SM. FOURTH AVENUE, PORTLAND, OR 97201-5512 (503) 222-3651 FAX (503)790-7865 or (503) 790-7858 Preliminary Title Report February 6, 1997 ALTA Owners Stand.Cov. $147,825.00 Premium $374.00 B/R ALTA Owners Ext.Coy. $ Premium $ ALTA Lenders Stand.Coy. $ Premium $ ALTA Lenders Ext.Coy. $ Premium $ Order No. : 816953 Indorsement-100, 116&8.1 Premium $ 50.00 Escrow No. : 97050250 Other Cost $ Re : Pollock/Porter/Bennett Govt.Serv. Charge Cost $ 35.00 AMENDED REPORT A consolidated statement of all charges and advances in con- nection with this order wilt be provided at closing. First American Title Insurance Company of Oregon 10260 SW Greenburg Road Suite 170 Portland, OR 97223 Attention: Gloria Miller Telephone No.: (503)244-8323 We are prepared to issue Title Insurance Policy or Policies in the form and amount shown above, insuring title to the following described land; For legal description see AMENDED Exhibit"A" attached hereto; and as of January 17, 1997 at 8:00 a.m., title vested in: DONALD E. POLLOCK; Subject to the exceptions, exclusions and stipulations which are ordinarily part of such Policy form and the following: 1. City Liens, if any, of the City of Tigard. Note: An inquiry has been directed to the City Clerk and subsequent advice will follow concerning the actual status of such liens. 2. Statutory Powers and Assessments of Unified Sewerage Agency.- 3. Easements for utilities over and across the premises formerly included with the boundaries of S.W. Gonzaga Street, now vacated, if any such exists. 4. Trust Deed, including the terms and provisions thereof, given to secure an indebtedness of$40,000.00 Dated : March 15, 1991 Recorded : March 19, 1991 as Fee No. 91013245 Grantor : Donald E. Pollock Trustee : First American Title Ins. Co. Beneficiary : Von 0. Carstens • This report is for the exclusive use of the parties herein shown and Is preliminary to the issuance of a title insurance policy and shall become void unless a policy is issued,and the full premium paid. 60/26/97 11:10 FAX 6248690 CAP.EQUIP.LEASE Z02 Page 2 Order No. 816953 5. The following matters pertain to Lenders Extended coverage only: (a) Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose. (b) Parties in possession, or claiming to be in possession, other than the vestees shown herein. (c) Statutory liens for labor and/or materials, including liens for contributions due to the State of Oregon for employment compensation and for workman's compensation, or any rights thereto, where no notice of such liens or rights appears of record. NOTE: The herein described property appears to be a portion of an existing tract. We find no partition plat of record. A sale or conveyance of said parcel may be in violation of the partition statutes as set out under O.R.S. 92.010 - 92.190. (Affects Parcel II) (This exception may not appear in the policy to issue as the matters referred to herein excluded from coverage.) NOTE: Washington County Ordinance No. 267, filed August 5, 1982 in Washington County, Oregon, imposes a tax of $1.00 per $1,000.00 or fraction thereof on the transfer of real property located within Washington County. Certain conveyances may be exempt from said ordinance, in which case, Washington County will require the filing of an affidavit of exemption. In either situation, the transfer tax must be paid or an affidavit must be filed_ NOTE: Taxes for the year 1996-97 paid in full. Tax Amount : $4,391.60 Code No. : 023.81 Account No : 2S11AA-09100 Key No. : 456866 (Covers additional property) NOTE: We find no judgments against DENISE PORTER or SUE BENNETT. FIRST AMERICAN TITLE INSURANCE COMPANY OF OREGON Weiji JEFF CHURCH Title Examiner (503) 790-7868 JC:cp cc: Donald Pollock cc: Denise Porter cc: Sue Bennett cc: Cash's Realty Attn: Gerald Cash cc: Jim Phelps Company Attn: Jim Phelps THANK YOU FOR CHOOSING FIRST AMERICAN TITLE We look forward to assisting you in all of your We and escrow needs 33/26/97 11:10 FAX 6248690 CAP.EQUIP.LEASE ra 03 Order No. 816953 AMENDED EXHIBIT "A" The East 9.5 feet of Lot 17, 18 and 22, and all of Lots 23 through 28 inclusive, Block 30, WEST PORTLAND HEIGHTS, in the City of Tigard. County of Washington and State of Oregon. TOGETHER WITH that portion of vacated SW Gonzaga Street as vacated by document recorded October 6, 1987 as Fee No. 87050900 which inures by law. 43/26/97 11:10 FAX 6248690 CAP.EQUIP.LEASE [J04 THIS MAP IS FURNI_. _D AS A CONVENIENCE IN LOCATING PROPERTY AND THE COMPANY ASSUMES NO LIABILITY FOR ANY VARIATIONS AS MAY BE DISCLOSED BY ACTUAL SURVEY f z First American Title Insurance Company of Oregon - 4 An assunod Gusrness name of TITLE INSURANCE COMPANY OF ORSOON - 1700 S.W. FOURTH AVENUE. PORTLAND, OR 97201-5512 (503) 222-3651 N .68 AC. 35 ..-_ 10 �. - -C '° 11 34 - - - - - ,. N �" - 4900 34 L 11 N 12 33 _ .34Ac. 33 m 12 - 13 2_I X00 _ _ 13 2—� 32 _ 13 - N 14 14 31 3 _ 14 N IS 30 r 30 - — — — +_ 15 " 16 29 29 16 N 17 _ 28 _ - _i__ __ _ _ r T j7 28 17 18 27 _ 18 + 27 18 t9' T T T I 1 T I ■ r 1 I r T 42 00 4300 I 4500 1 AG ./7 4C 19 20 21 22 23 24 25 26 19 20121 '22 23 24 25 26 ' - 19 20121 22 23 al9'I I , 1 I I I e 1. I I L_, I ° 1 I 8 SW FRANKLIN r I t I 1 I 1 ° 2.5•1 25 125 r 25 25 2S 125 1 25 iI — Y– — i 1 9100 1 1 8300 pQ 8200 81,00- _ _ 79C n /.96 Ac_ 2a', ° I 1 2 3 41 1 5 6 7 8 o 1 .46 A 3 4 mo 97G 8 1-2 2 C3 4 5 of 0 I II � 1 'L 1 1 l 1 -- 1 1 1 — _ J. i 5 1 I 9 36 1 / - 1 + 36 - °� 1X7700 T 71E N 10 35 N _ - 3� o.34AC. .7. - - - - - al If 34 _ II 8500 I 11 % - 12 T 3 3 N 12 /2 AC. , W I �_ f - e"1 12 0 0 13 3� 32 - 8700 2 9 8z 00 ! 13 2 8 S.W. N BEVELAND / N i5 4- 31 - 7600 STREET - 30 _ N 8800 I 30 .34 AG r # N 119' T It� ►� .12 AC. 29 _ 16 in / N 9 1 0 1 �0 - 100.03 I i 100.03 - 17 r - .37 AC + 98oC r970� - - 0_ ,4/AC. 1 '4/AC. . 18 W ' -19'T T T T + T T T I . a0g 1 I Li c1' 10 • 19 20 21 22 23 24 25 25 � 1 o la d- 0 7 =1 m 19 20 21 221 23 r I � : r0 2 I 1 , cri 30' 19' 1 25' ,25' i 25 125'125'1Z5'125'125' (GO I I r'�z3'�s�2s' 25 7. r 0 9600 1 I ,g' _/9 AC. VACATED oo.c I I loo_oe {5,W. GONZAG4' I B7-50900 -- —.1.._. — RECEtVEL � 2 '' 1,.:]31 ` 2774 • sT nMcArc, ors, Ain C04,184 s y ";•',• STATUTORY WARRANTY DEED �.. � e • VON 0. CARSTENS ,Grantor, conveys and warrants to DONALD E. POLLOCK ,Grantee, the following described real property free of liens and encumbrances,except as specifically set forth herein: THE EAST 9.5 FEET OF LOTS 17, 18 AND 22, AND ALL OF LOTS 23 THROUGH 28 7 INCLUSIVE, BLOCK 30 WEST PORTLAND HEIGHTS. IN THE COUNTY OF WASHINGTON AND STATE OF OREGON. SUBJECT TO: STATUTORY POWERS AND ASSESSMENTS OF UNIFIED SEWERAGE U AGENCY. CONDITIONS AND RESTRICTIONS RECORDED OCTOBER 6, 1987 AS FEE NUMBER 87 J 50900. CONDITIONS AND RESTRICTIONS REOCRDED JUNE 14, 1988 AS FEE NUMBER 88 (,7 25357. � U R'701'.dTY TRAN51c.7 TAX I!t 00 FEE PAID OAS: This property is free of liens and encumbrances,EXCEPT! Hu tens❑I Hie in;uraxe C0111011ny Of IA ae... u _? -I- THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRII3ED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS- BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. The true consideration for this conveyance is S 50,000.00 Mere comply with the requirements of ORS 93.030) Dated this /5444"day of!! /LGJ t-a C 19 2/ fVON 0. CARSTENS STATE OF OREGON County of WASHINGTON }ss. BE IT REMEMBERED, That on this 15 day of March , 19 91 ,before me,the undersigned a Notary Public in and for said County and State,personally appeared the within named VON 0. CARSTEN known to me to be the identical individual_described in and w • .A. t'ed in instrument.and acknowledged to me that 11E• executed the same freely and voluntarily I I IN TESTIMONY WHEREOF, /have hereunto set my hind afrd • . my official se. fife-••` and. ar last•sbOve written. / 1. •otary Public for Oregon. My Commission expires 4-16-94 Title Order No. 374854 STATE OF OREGON Escrow NO 9150226 Ti IIS: County rest Washington I,Jerry R.Henson,Director of Aiaeument Attar recording return to: and Taxation and Ex-Offielo Recorder of Con- j?ONALD E. POLIACK veyencee for said county,do nereby certify Met the within instrument of wnlinp wee received 1834 S W 58TH and recorded in book of records of two county. PORTLAND. OR 97221 _ Jerry R. Hanson. Director of Name.Address.Zip Assessment and Taxation, Ex- Until a change Is requested all tax statements than be sent Officio County Cheri to ow IOHOw see.... DONALD E POLLO K 1834 S W 58TH PORTLAND OK 97221 Name.Address,Zip Disc : 91012774 Rect: 50902 83.00 03/18/1991 10:40:06AM • r 1 . . / First American Title Insurance Company of Oregon y}. An I3 ed b/Srnet3 nynt of TITLE INSURANCE COMPANY OIP OREGON 'C z_o ,1700 S.W. FOURTH AVENUE, PORTLAND, OR 97201-5512 (503) 222-3651 • FAX (503) 790-7872 Preliminary Title Report March 8, 1 9 9 1 ALTA Owners Stand.Coy. $ S 0, 000 . 0 0 Premium 5 10 5 .0 0 ALTA Owners Ext.Cov. I Premium $ ALTA Lenders Stand.Cov. S Premium 5 ALTA Lenders Ext.Cov. $ Premium $ Order No . 3748 5 4 Indorsement Premium S Escrow No . 9150226 Other Cost S f2‘14 : C:a r S t a n S/P o 1 1 o c k Govt.Serv. Charge Cost S 15 .00 • A consolidated statement of all charges and advances in con- nection with this order will be provided at closing. First American Title Insurance Company of Oregon Lincoln Tower - Washington Square 10260 S .W. Greenburg Road, Suite 170 Portland , Oregon 97223 Attention : Gloria Miller Telephone No . : 244-8323 We are prepared to issue Title Insurance Policy or Policies in the form and amount shown above , insuring title to the following described land : The East 9 . 5 feet of Lots 17 , 18 and 22 , and all of tots 23 through 28 inclusive, Block 30, WEST PORTLAND HEIGHTS, in the County of Washington and State of Oregon . and as of March 1 , 1991 at 8 : 00 a .m . , title vested 1n: VON O . CARSTENSI Subject to the exceptions, exclusions and stipulations which are ordinarily part of such Policy form and the following : 1 . City Liens, if any, of the City of Tigard . Note : An inquiry has been directed to the City Clerk and subsequent advice will follow concerning the actual status of such liens . 2 . Statutory Powers and Assessments of Unified Sewerage Agency , 3 . Lien of the State of Oregon, Department of Revenue for Tax Deferred properties , as set forth in notice Recorded June 28 , 1983 as Fee No . 93-22776 Recorded ; July 2 , 1990 as Fee No . 90-34529 Account No . 7 2S11AA-09105 4 . Conditions and Restrictions contained in Ordinance No . 87-41 of the City of Tigard, a copy of which was Recorded October 6 , 1987 as Fee No . 87-50900 • This report is 101 Me exclusive use of the parties herein shown and is preliminary to the issuance or a iIlte inSuranCe polity and snail become void unless a policy is issued,and the lull premium paid. Page 2 Order No . 374854 5 . Conditions and Restrictions contained in Ordinance No . 88-11 of the City of Tigard, a copy of which was Recorded June 14, 1988 as Fee No . 88-25357 NOTE: Taxes for the year 1990-91 : paid in full Original Amount $2 , 085 . 24 Tax Amount $2 , 085 . 24 Code No . 023 . 81 Account No . 2S11AA-09105 Key No . 456919 NOTE: We find no judgments against DONALD E. POLLOCK. FIRST AMERICAN TITLE INSURANCE COMPANY OF OREGON .780 . . M TLOCK T t e ff cer JAM: air cc : Von 0 . Carstens cc : Donald E. Pollock cc : Century 21 /Wright Christie Attn: Closing Department Attn : Virginia Wauer cc : Cash ' s Realty Attn : Jerry Cash • `, THIS MAP IS FURNISHED AS A CONVENIENCE IN LOCATING PROPERTY AND THE COMPANY S'. . ,s t a,c ASSUMES NO LIABILITY FOR ANY VARIATIONS AS MAY BE DISCLOSED BY ACTUAL SURVEY . iteolv First American Title Insurance Company of Oregon _ _ Aw.....b W I,n.a,wage*W TITLE INSURANCE COMPANY OR ONEOON 310 S.W. FOURTH AVENUE, PORTLAND, OR 97204 (503)222-3651 - WEST PORTLAND NEI3fRTS , SEC. 1AA-2S-ltd . 14 7 a"• .. .3 1 —1 i 1 5 1 3 0 4800 16 4100 29 ID — — —— — — to — — . t 7 _, 26 1 . — 18 27 — -T — — — . — — 40°1 1 t 1 1 • 43Q0 44J0 1 14 *• :•• I . 1 ! I I 1 1 1 ' I I , 8 119120121 1 2 2123124/25126 .. 1 I I I 1 I I l l 1 I 1 1 I 1 1 t I 1 —`—" . I '1 . '1 l A_ s 1 t _ , • -I 2 g144 S.W. . - FF 4N CIN. h.I T1,1 a'1 aa'1 10'1 i 1 «r r as. 1 I 1 1 1 - '1106 1 I 9103 1 . 1 °3Q° 1 I i , e2ba l � . s1o10 l A 1 1 213 51617 1�:. I 1 I 1 I I It 1 1 � 1 I I I i I � 1 I I 1I LLJ I .L1_ ' I•3 9 ea' 36 6408 4 7700 9100 11 _ 9i-Q7 34L- 1 12 • 33r- ' - 8500 - _ - = U) g 13 I. 32 8700 ` 29 8600 - /,,. - 14 - . _ 31 - V) - �- - -= -- 7000 , II — 4 _ �_ 9804•f . ;.- r (_�. • . •- ry . ../ i.,4.,. ?:s'z..;L9.` a +.•:A,i,,,... Ate.o"*.- . - -•• • 1L. 1 • •� c ,. {�- — :,1 . .!? , ... . f '..1 ■—• '''st liAc-f•*I.'- .sr` r .rear ; : f . .1 .< ( - �.1 11+' ' :4_-•'6 +I'air 1 1 S _.lA - • 19'w' _c :.o• - to='S P.0::: 6.'t. ,ft OF ORt1GON County of Waehk►Qton 1 - - Iv Jerry:a ,rt ,.Y . to Gotinty C!erk for : •`- --;* a'�E•• .� clify that the with.- ,' ,� g�aarr _ ,=.- and re r�yd.i'a, �.'7!? .t tcsn? county, .k ;?~ .,.� ' • 4 5++=� i `t.-_ . ..f.. •�_ .- -t-�� Cch�i • • Nil '.�'tn1�.- (eotor of i- • lark Doc : 97051477 Rect: 187610 191 , 00 06/04/1997 03:09: 46pm F.:3 -, . \T F 't•;-...s..—,:r r •1'.`•"�: �i! .. ".•-:. •fir•;• ".;:--.-.."::;-:'• `...-+r•.,„ ,, . i3 :. te, •:.rY�• .4 r ` r. z*•~..r• +i ��',=,.;:.7 ` .- ' -_V''"' g°.' 1.:"Q�, Wit: e 1' . 10 1O:S O E:::,....4.::::::,..li:..P. E. (Jr 4to41 , STATUTORY WARRAN'T'Y DEED :`: :,r Qtai&1si B. Pa11404 - - Granter, coavc snd -warrants to D*aise Pcrtvr and sue 1enn9tt__ Granter., 1 1 tie following dei bed t�aI prti rty'fret of be mo eneu=brtax6,dept u ap'-re.lJy eet forth herein- =.�: Q*in8 .yam -lee Ste, - bit "A' att«hed har•ta f...0. •.;' •5-; .rl _•!r-ifi' • ...Ia., pafMfiv370N CO. Tr ::•.;."4•'...-..; `'��i prMiENDEO EXHarf•A' • Order No 015663 --';••- - - The ELS!0.6 feet of Lot 17, la and 22,and all of Wu 23 through 2S Inclusive,131:0 30-,W-EST PORTLAN: - :-...-. '4: 7?:Cll. , . . ., .. HEIGHTS,in the CIty et Tigard.County of Weshington and Stets of Oregor. Toorman WITH that portion ..:, - --.:.-. of yacetetf SW Gonitege Street 44 viOlded by doe:offer*rlecinfild October 6, 19E17 as Fee No.67060820 • • • • . ....,,. :::.. .:. ...:. 3 ......._, _ ....,.,........ .-..- .4,&., . . .. . . .. _ .. • . . _ . ... • ...... . _.• .•P.-el-?-",%,-.■•.-—'')--;:,..10...:6%-----f...6,--!"*.c::-.',.'-4'...'ff1.7.4:471 e''`...;::.-t.i't."::.--r..."1:114.'417:sift..=:7-"ii...."'` AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AA's TL)AVIT TO: City°I-Tigard-• .. Planning Division • • • • 13125 SW Hall Boulevard' • Tigard,OR 97223 . I, Brian Keicher , do affirm that I am (represent) the party initiating interest in a proposed Office Building affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 12565 SW 69th, Tigard, Oregon , and did on the 22nd day of April 1Q 97 persc ally pct■ ncti"et ;.,dic+inn that the site m^_ . b n........- , r, Office Building application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 12565 SW 69th, Tigard, DR on the existi ng structure (state location you posted notice on property) • re (In the pies nce of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZED Subscribed and swom/affirrred before me on the 25thday of April 1P97 ( '.Y,/.Yl,/.Ylll�l1lJY/1.�./.11l/„/Yl ��✓�lJ` �L���IM i�..�.� OFFICIAL SEAL ` 7 r TERESA M.JONES ti L NOTARY PUBLIC-OREGON �' COMMISSION NO 028221 NO i ARY PUBLIC OF ORS Nf�1.rf.I✓./l1lJ././EXPIRES 7S My Commission Expires: 23-97 (applica t, please C.o`mc1ete in.or=ation below for proper placement with proposed project) rN A. E OF PROJECT OR PROPOSED NAME: Bennett7Porter Office Building ITYPE OF PROPOSED DEVELOPMENT: Office building Name of ApplicintiOwner. Brian Keicher !Address or C-ene_ra1 Lacicon of Subject P-cper;r. 12565 SW 69th, Tigard, OR `Subject?:roper:Tax Map(S) and Lct-(s): Meeting Notes: Development Review Meeting for the Porposed Bennett/Porter Office Building. On May 6, 1997 at 7:00 P.M., a meeting was held at the Hampton Square Office Building to discuss the preliminary plan for the development of a 5070 SF, single story office building. Two interested parties attended, and expressed their concerns. 1. The neighbor to the east, Velma Zeek, wanted to see a fence between this development and her property. This has been incorporated into the plan. She also informed us that water for this site (residential dwelling, since burned and demolished) was piped through her property. 2. A representative of the property to the south outlined their development plan, and expressed concerns about the new Tigard Triangle design standards, particularly as they relate to building orientation. This property is owned by John B. McCroskey,who is planning to develop a colonial style building as a medical facility. No other concerns were heard. Brian Keicher Project Manager SEP-08-1997 17 40 ALL COUNTY SURVEYORS & PL 503 668 4730 P.01 1IJCounty Surve Surveyors I TAW & Planners, Inc. P.O. Box 955 Sandy, Oregon 97055 • Sandy 503/668-3151 • FAX 503/668-4730 IMPACT STUDY FOR: PROPOSED 5000 SQ.FT. OFFICE BUILDING 12580 SW 69TH AVENUE TIGARD, OREGON TRANSPORTATION SYSTEM: HALF STREET IMPROVEMENTS WILL BE CONSTRUCTED ON 69TH AVENUE WHICH WILL INCLUDE 17 FEET OF PAVEMENT,CURB,AND A FIVE FOOT SIDEWALK. TRIP GENERATION CALCULATIONS FROM"TRIP GENERATION,FIFTH EDITION" YIELDED THE FOLLOWING RESULTS FOR A 5000 SQUARE FOOT OFFICE BUILDING (SEE TRIP GENERATION CALCULATIONS PAGE 3 OF 4): A.M. PEAK HOUR P.M.PEAK HOUR ENTER 17 ENTER 3 EXIT 2 EXIT 17 TOTAL 19 TOTAL 20 WEEKDAY SUNDAY ENTER 73 ENTER 3 EXIT 73 EXIT 3 TOTAL 146 TOTAL 6 THIS PROPOSED STREET SECTION WILL BE ADEQUATE FOR THE MINIMAL INCREASE IN TRAFFIC THAT WOULD BE CREATED BY THIS PROPOSED DEVELOPMENT. DRAINAGE SYSTEM: DRAINAGE FROM THE SITE WILL BE DETAINED RESULTING IN NO INCREASE IN RUNOFF FROM THE PROPERTY THAN WHAT IS EXISTING. THE STORM WATER WILL THEN BE DISCHARGED INTO THE EXISTING 15"STORM LINE LOCATED IN S.W.69TH AVENUE. Affiliated: Professional Land Surveyors of Oregon -American Congress of Surveying and Mapping SEP-08-1997 17 41 ALL COUNTY SURVEYORS & PL 503 668 4730 P.04 r , • FIXTURE UNIT CALCULATIONS , USED TABLE 10-1 IN THE UNIFORM PLUMBING CODE FOR#OF FIXTURE UNITS A:g` i`0 ,.+N y 8 g a i4f4+i \iJ 0.•F'5i.�a.,7� b-',j Tr,. w� 1! >�.1^:.•:g.'.-r.: $ Y,•,. R.•.•' .`<i:' ?'is:i-4:. 5:i'o.E � 4 0 :s.. . .• : +'.. :^' I A :,..:::64,0:}(A-4' : wY � , ,, ad> �..'sk 4a .0 M10,, .,:.•1 � `..,o.. � �;� a tt.,:*::.'4 �' :-w � C .-'� �'.4j' "4k:..4.:.-1..:: � $., .� 4� �N .L.":0 4$ :E .04bCo� $ 8t34:: o4 w 4,` � '.4',,,: ;,'3,.,,.$.,-,;AN.Y S J o4 44s % t�4 4 qA:� � e' � t�, b +MBN'S OQ,(S(2) BAR SINK 2 1 2' Ny1 E'y b i, i r �i r,;:;;I A' CL .r �R t.:• � � .. 4kr lh . e i, ,IFb t4 r, §.ac -5..- .,, .-2. 4 ,UR]NAL•• WOMEN'S RESTROOMS(2) ' .'BAR SINK •' } {. ' '� t !..' 2 I ' '7....;;;I:.::2 . ;'I , t'`;WATERCLOS 'r , 3 , _d . TOTAL FIXTURE 16 UNITS � — tl• r.:. 4 b s .• a$ -t t. u afio ...j.4...0.. § :k4. '•8• • :, , r- ' • ^ �: ,: # : ,Ii-:'�'R: s;.. t aJ-• ` 4 �:.} ` '\:..'. '-':'''..§40.'':x +'i: : ' r i� s 'Ypy1�°;, : • T' t��. .i. y:; . 4\'i :, % ': `:• nj i '•< :< R, � Y. :•: <:: j.: Y f' ?1- llI.. Vn•'if,..I.e8ti �:O N:04'. 8{5N:1•v 1440 . D' '•'f: :i�f:� . .��R 3��: $' .. si.� }g�� �' - WATER ATERCL SET 2 3 . 6 ir M a srogsiviro siNy y � �r ,tr ' i! 1# 4 a rG< rk l!' f , KITCHEN SINK I " 1 144 edE 2,,.ia+ {3'a.•.: J '::;'',, ; . �4- xx �ws .DISHWASHER , - 1. . - {�{{. 1 `ijc CLOTHES 1 2 : .2 WASHER TOTAL FIXTURE 15 UNITS USING TABLE 10-2 IN THE UPC FOR WATER METER.SIZING THE NUMBER OF FIXTURE UNITS WOULD REQUIRE A 3/4"WATER METER. USING TABLE 4-3 IN THE UPC FOR SANITARY PIPE SIZING A 4"SANITARY LATERAL IS ALLOWS 216 FIXTURE UNITS FOR HORIZONTAL PIPING WHICH IS WELL ABOVE THE 16 UNITS FOR THE PROPOSED BUILDING. • SOURCE: UNIFORM PL UMBINc CODE 4 TOTAL P.04 SEP-08-1997 17:41 ALL COUNTY SURVEYORS & PL 503 668 4730 P.03 TRIP GENERATION CALCULATIONS USE:GENERAL OFFICE BUILDING LAND USE CODE:710 TRIP GENERATION PER 1000 SQ. FT.OF-GROSS FLOOR AREA X=5 A.M.PEAK EQUATION: LN(T)=0.777 LN(X)+ 1.674 SOLUTION: T= 18.6 ENTERING=0.89(T)= 17 EXITING=0.11(T)= 2 TOTAL TRIPS= 19 P.M.PEAK EQUATION: LN(T)=0.737 LN(X)+ 1.831 SOLUTION: T=20.4 ENTERING=0.17(T)= 3 EXITING=0.83(T)= 17 TOTAL TRIPS= 20 WEEKDAY EQUATION: LN(T)=0.756 LN(X)+3.765 SOLUTION: T= 145.7 ENTERING=0.50(T)=73 EXITING=0.50(T)= 73 TOTAL TRIPS= 146 SUNDAY EQUATION: LN(T)=0.863 LN(X)+0.306 SOLUTION: T=5.5 ENTERING=0.50(T)= 3 EXITING=0.50(T)= 3 TOTAL TRIPS= 6 SOURCE: TRIP GENERATION, FIFTH EDITION 3 SEP-08-1997 17:41 ALL COUNTY SURVEYORS & PL 503 668 4730 P.02 WATER SYSTEM: THERE IS AN EXISTING 12"TUALATIN VALLEY WATER LINE IN S.W.69TH AVENUE WHICH HAS AN APPROXIMATE STATIC PRESSURE OF 100 PSI. THERE IS AN EXISTING FIRE HYDRANT LOCATED DIRECTLY ACROSS THE STREET FROM THE PROPOSED DEVELOPMENT. USING TABLE 10-2 IN THE UNIFORM PLUMBING CODE THE NUMBER OF FIXTURE UNITS(ASSUMING 2 MEN'S AND 2 WOMEN'S BATHROOMS)IS EQUAL TO 16 UNITS. GIVEN THE PRESSURE IN THE EXISTING LINE THIS WOULD YIELD THE NEED FOR A 3/4"WATER METER WHICH IS EQUIVALENT TO THAT WHICH A SINGLE FAMILY HOUSE WOULD USE. (SEE FIXTURE UNIT CALCULATIONS ON PAGE 4 OF 4) THE EXISTING 12"WATER LINE IN 69TH AVENUE IS ADEQUATE FOR THIS SMALL INCREASE IN WATER USAGE. SANITARY SYSTEM THE SITE IS SERVED BY AN EXISTING 8"SANITARY LINE IN S.W.69TH AVENUE.A FOUR(4)INCH SANITARY LATERAL WILL BE USED TO SERVICE THE PROPOSED OFFICE BUILDING PER THE UNIFORM PLUMBING CODE THE SANITARY DEMAND WOULD BE EQUAL r14 FIXTURE UNITS TO THAT OF THE WATER DEMAND(16 FIXTURE UNITS). THIS WOULD BE EQUIVALENT TO THAT OF A SINGLE FAMILY RESIDENCE WITH ONE AND ONE-HALF(1 1/2)BATHS. (SEE FIXTURE UNIT CALCULATIONS ON BACK PAGE) THE EXISTING 8"SANITARY LINE SHOULD BE ADEQUATE FOR THIS SMALL INCREASE IN SANITARY DEMAND ON THE SYSTEM. 2 :::,_—•.. ..c-,-._,•,-, ,-,-r■rs. 7 .---,-1 ,.--7,-. 7,-. -:, 7--, ,,-,-, ,-,r77, ;,-,-,-1----:,1")) (11'•,' ': :',---.111 ;7'11 111-',‘ 7'1'7,''-',1.' '1'1 ;1( n,1,C-1'--,' 'C''''', ..1-7".1 S1" ‘-7- X.--"\-- e ■ i Lit) /t •s\, 1 , , '.I 11 11 1, ''' 1' ' Ii)1,i 'r-'-* 11 J I 11 ',;1/ ,'/\•',571 ;21, , '.•'■ 11•.'-1, 1) II "1 '1' IL\,,1 1 ,, • ,•."' s ' ; 11 '; '\' , 141 \ji , '''r '''',I P. 1 ,; , 'I 1, \, b i ,, -, ,I -21.,',_sH,9 ) ., ),-ji:,,)':,, 1N,'Y in .L'...--;)['.,)''..)'':.,./) \ _,---))L,c) ,, , ,, ),_), 4 i g F g 5 11` P g g DRAWING SCHEDULE: VICINITY MAP 1 ' i- LL: " T '••--..-€'- .\ ,-■..- -...fic"- --ft 1 2 1 1. DRAWING INDEX,VICINITY MAP 2 • i ,i, .yr I 341 ,i ilUP 31 2. SITE SURVEY , i s' 'C'T•4.23 •A L ;7.. 1 PALL V , CT SW NA 3. SITE PLAN 4. BUILDIN FLOOR PLAN Aw. A .,„....k4 i ( G Nr,s, `■.k" /971 • ,,,,,,,, ri ,1111r,i 1. r.4 I al1/441A.AT • TN Milll , I a..!.....,No 5. BUILD11•4 ELEVATIONS I -§wMil IP:11 _ 6 6. LANDSCAPE PLAN v LACE a 111.1rAW lirE!. . I b = Ae". 04, -941: ,--77 "1E101 swso.,..... .0., 1 . I: .9,1 1 opoin, _. 1.-- <Ii4 IRVING • Rai.' 1 SW C7STVIEW N sT ,---0 q. I g 'SW FIR la‘ ......1.,,,.. ,., , 01 Cf0 ca'a 44 M El g.1 W(73 44 t4 in 0 co, 0 t3 In te A 6" I :.0 DPI gg TS = k A 4 •:'-r0.. F-. N, a., ... JCR it,.... _ sea S. '. - 1111180 S.W. 70TH AVNUE PRELIMINARY UTILITY.GRADING 1 ---------- r------ AND TREE REMOVAL PLAN e 4"y I („ THE E.9.5'LOTS 17,18 k 22 AND ALL OF LOTS 23 THROUGH 28 z+�1x9 PN. BLOCK 30,'WEST PORTLAND HEIGHTS' S LOCATED IN THE N.E.QUARTERS OF SECTION 1 SS g N — .0 TOWNSHIP 2 SOUTH.RANGE t WEST, .gi- .3 WILLAMETTE MERIDIAN,CITY OF TIGARD, °yr C I WASHINGTON COUNTY,OREGON S' I SCALE: r-20' AUGUST 22.1997 o P 9 ..• I p. a• a !G o C 9F I8 d ° ° 1 �'\ N -$E -- 1 I ia1 N ll / ..N * LEGEND --x_1031 -p-.li---L_ 5) e EMI.OM TrEE I tft7 ; Fl.,/ mmosTO `` rn MU r - l rixr grrtu °sF0` nw uw>r r°i t :'4` s wllo rw / 'O' —� r L.,.`-y - 0,599,°°w.e.11°nvrcs ^ ;% 1''HXW `' •ts: r sw.. 1 1 17.'"'" ?1.4. , // —i— Cd'EWING WEN WE icy"` �V '9.:' 4 *1 I 1 enbnxc,...ur<.... "ri �T.�,.i -.1.0 1 r�• r 1_ r • m*WV rn.o.t *y ^;'�y �' � AIIJ. ��Q POW nc $1 ,'111 •r /9 I -. \I ,�1 L/ u°.f ..ovaoc°.P.ot.•.w+ / ,' ,.T • nos �� 4 • , �` EC , Ty � J��yy 1�1 �1f14 4.s ► rt 0 N J i yNr rsn ���j� +a I M. , r E-4&"ti 1 g 14 ,r aK..r _ C/1 N sow 1.1c°fir ���, Mice . 1. ,,p 0 . �pM�Ty�M�y[ypp� �IIf-��jpL ,�t�I!TURNERS.INC. - 3 4 ,.ws... I_ . RI NF'gl 9708! - '� n F PROJECT MUMMER 12-0199 N 41 JCR 927.91 9S-09 _"Wt I `a >14A40 ---1 6TAT'ST IC6, ZOMf, MNE REM/USE EMPLOYMENT DISTRICT/ — OT AREA, IS,n TILL ET, S-m� Wm ]Am NP ■ — __ MILD.AREAL WO SO.FT 1 LEGAL DESCRIPTION. 4 'ark OrLLO,°TSUIT"IE'1I TS I __ -- '--- -� u.bT PORTLAND NEnNTe ! __ NAbNPRT4N COUNTY.DIES. &T I g y I\ 1 / OCCUPANCY GROUP, IV m I I '` N©2'33'06'E ISm.O�' --- -- _ — CONSTRICTION TYPE. v N �`;- i "ate( — _°= -- — as A4 A g .�.r I I '/ N [ F r''^'- r�m y -jam , 2.... O. - ,-,-... t36_ p %NEW OFFICE O I rll BUILDING i % �' )i/ ' U / --// 251 FL ELEj/ ( i D LE:,,,END .d Q'I- UTILITY POLE --d i 1� MECN Eli11PMEN� 'I II �' %I e b J./ S N ''ry�� OvERlIEAp uTILItIEb I— M! �I I �I III I � /"1 ,� L—._ ! I i A-- DAMN LEE lA 038 LOCATION/ ��, ic0 ° - ` EIRE crown p iV a qIr- - ,�r D _- Z �; / 11 Ml b S �� O �' EXISTING A38FFG e / / �/ / S e - - lzw COMMAS%I i ( / I I I ¶0 / I / S y —CO ACT PARSING SPACE ti J J / I ° / L — / 5 STANDARD PARKING SPACE \ � — �' r '� Ic'°sAcees tpLf Pdc■/ f N� ff W Cr' I — I�I �502'33'06° I80.00' 1 :E xC I - Ul--�- ' ,--( ^ ' C/3 d - O I -I/ SANITARY MAWgLE ; - c .' �' �pj F' �' @v 34�3i30 ' / _ GL-i _Q ` ' EDGE ExRT. i - / L— Ch s r 7 PONES `\ S.W.69TH AVENUE SITE DEVELOPMENT PLAN ,� — — •Im'-m• 5-5-91 ok 11 -- i \ C -m A —A 0 9 A , a .G — .D. A U 4 I � U —J U ---- U U U U U U—_ 1111 GGGG � Lm 9!6,64, . a . �� :r I r+ — • • , 1 rJ \00-D . •pt C ..--- - ,r_.17.------- - 1 � _ C' i J - = ■ �� ]j � .■ . ----� . .0 n ¢ ----1... ... �_ �� ,p ....... 0 0 A I, e , 1 I —a I k • 6 1 1 __ ti.__ �7 �Pry1�9 �iQ 9� f�tiyi�7 ry h`" / -.I r� aa `° 2"�i�d1VNiClil ll 07.17 ; A k61�0001'A11 309 RI1Vo aan.— .. �� �a ie.`6;4 S.W. 69th STREET �.,�, . LINO SW4IE{Cl�IOWIT TIOUD,O MOM `Tigard, Oregon 97224 �4.OF + PO BOX 6 o�2 noAxF X I6 3I 62+-6761 Ar fr f - � ,' I _Its ■ , tL_ NORTM ELEVATION I a 4 oD. 0 i ii 2 ■EI 1111■ 1 1 �,�kCT 1, ■■■ ■E■ 4 G EAST ELEVATION 's/.938•5\P w.r� 6 cii �-r - - �r � $—1 1 ' L, 1111111p 1229 p -..a.,-, ,...m--,..4-1 0 ibil Y_E m E.t..•2 E-4 CA r 74 64 9OUN ELEVATION p.' c PaEn m E4 AO gift.,: v)EF 144 . ..rr 13-1 { in I I • 1 4 I JCR .I- t --. _ —_—,��__ -� _ rye' _ VP•N4 : " k MT WEST ELEVATION w•.r�• iib 161\, '2-,,T am r1ripip `::w i . f: i�or+O IATaAA,q'mo .r•48:1411111114111111e21.111 F Mem ie Ir� l4i16 ` S�I�t11b3101a/It St r ..MI 4I4 1oitivwrii's_otexim OS END i oP aQN i e.aµ 2?,wN. _ _ ■ So 01/2502• ..KL S.kL -Dp 1--y•r •Nw¢+�9R:f:T•W' . \O•rjp 4PE AgClt' �w•`'www"..Ok l•. `i D� 3vT I.-DO i�; A 111111 /,� b-LFi I/ /+ 1 IN N P✓D,R4.6t6R�E CAL wIRC E.MCtIC�-) BIZ o-vr °M\GE DOI1..CITiG P y. '~ • ..I �i rl�R.7I17hAR1LV_ 1 c-LD !1!' 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TNU6 D+JB.F- 1741412p- LY>/$BTM+9 V/SVQH(4 S c.A1-4%14 25 4 PT I cwCOTT%A MT tE B M BMW" ORCLSI.10. FP71 lig*Ramialalliagsmhim.almliagiallimiNnmplawamiluablimmulaha.alaillanigli""ggamaggiamilmainglaimilillaillhallimilliallillinallk H. 18.164: Street and Utility Improvement Standards //‘ Finding: The street right-of-way and roadway width meet the minimum requirements for a local access street. Street improvements will be made for the 17 feet on the development's side of the road's centerline. A sidewalk and street trees will be provided on the property edge along SW 69th Street. The concrete curb and curb cuts will be constructed in accordance to standards. Water, sanitary sewer and other utilities will be placed underground and come off the existing feeder lines along SW 69th Street. Storm water will be detained on-site by oversized pipes located under the parking lot and discharged into the existing 15" storm line in SW 69th Avenue. VL SUMMARY This application is as support to the pre-application packet. The narrative and attached exhibits clearly indicate that the proposed development is consistent with the City's plans, policies, and decision criteria. The applicant respectfully requests approval of this request for Site Development Review Approval. VII. ATTACHMENTS 1. Warranty Deed, Proof of Ownership 2. All County Surveyors & Planners, Inc. Impact Study 3. Affidavit of posting notice 4. Neighborhood meeting notes 5. List of property owners within 250 feet who were mailed notices 6. Affidavit of mailing previously sent to the City 7. Pre-application conference notes Application for Site Development Review 7 �E ) 'SD A4)VP. 11� % Wes aupi. Aom gt/A7 .411",1G, nuL'cn ►A. • . . 1997 17:40 _L COUNTY SURUEYORS & PL 503 668 4730 P.01 County Surveyors -‘ M U& Planners, Inc. P.O. Box 955 - Sandy. Oregon 97055 - Sandy 503/668-3151 FAX 503/668-4730 IMPACT STUDY FOR: PROPOSED 5000 SQ.FT. OFFICE BUILDING • 12580 SW 69TH AVENUE TIGARD, OREGON TRANSPORTATION SYSTEM: HALF STREET IMPROVEMENTS WILL BE CONSTRUCTED ON 69TH AVENUE WHICH WILL INCLUDE 17 FEET OF PAVEMENT,CURB,AND A FIVE FOOT SIDEWALK. TRIP GENERATION CALCULATIONS FROM"TRIP GENERATION, FIFTH EDITION' YIELDED THE FOLLOWING RESULTS FOR A 5000 SQUARE FOOT OFFICE BUILDING (SEE TRIP GENERATION CALCULATIONS PAGE 3 OF 4): A.M. PEAK HOUR P.M. PEAK HOUR ENTER 17 ENTER 3 EXIT 2 EXIT l z TOTAL 19 TOTAL 20 WEEKDAY SUNDAY ENTER 73 ENTER 3 EXIT 73 EXIT 3 TOTAL 146 TOTAL 6 THIS PROPOSED STREET SECTION WILL BE ADEQUATE FOR THE MINIMAL INCREASE IN TRAFFIC THAT WOULD BE CREATED BY THIS PROPOSED DEVELOPMENT. DRAINAGE SYSTEM: DRAINAGE FROM THE SITE WILL BE DETAINED RESULTING M NO INCREASE IN RUNOFF FROM THE PROPERTY THAN WHAT IS EXISTING. THE STORM WATER WILL THEN BE DISCHARGED INTO THE EXISTING 15"STORM LINE LOCATED IN S.W. 69TH AVENUE. Affiliated: Professional Land Surveyors of Oregon -American Congress of Surveying and Mapping , 97 17:41 .L COUNTY SURVEYORS & FL 503 668 4730 P.04 FIXTURE UNIT CALCULATIONS USED TABLE 10-1 IN THE UNIFORM PLUMBING CODE FOR#OF FIXTURE UNITS ',]'s'•, x- <..t .' .!..5 Y1 F� '..:': . •° i w&.a":� 1 7v .J2 Rc ' . t.}r,:3 R. '.- 5} "'""l .:fk :k 4.A�, - iRY .t, .Y. .x;10:11. ;.kr,:' /.r .i\: •E ,, -: : . k4' '%✓.l4:,wei .<V,• •-, k.. s�pyy >. : 4 " a r Y q � a:.p S•r dP.t.g. 31 7 1'Y Xg i? r J :' yC s n;n::"•: 4. .e ri 8 .'.�).• .0 .a > 4 .g P. ` t!,d;'..%. ? 7C.e v yc x 'i,.�'2 '. , : ,..:a,: .4,ii• .:',e.. 4'..4 ..c.> � .. 4f.A .. ^ lfKxftK...• >MEN'S RESTROOMS(2) BAR SINK 2 ..� . ^^!� ` . K .sd A. -VIS^$' ,71X.. . ...0 ,.: ! W • —.. 2 4�f.'.117, rW:2, i14f.g f�irixN 3 tit r r x it � (r f_r " tr a i- sWOMEMS RESTROOMS(2) BAR SINK ... ./ {y w TOTAL - FIXTURE • 16 UNTTS ..:.xY..,:1?xk-.i-#:? 6 •v,;tfi,k:xsa :.k , :. +^ .�c',,:.8:... ..,> p s.- .�;: '`N^.,--r . ''k :kf .<'' q1. vx.>:. ::4:,-,; :1'-i X� l: j kt �d.U'' = v�• 'L'11'•.,. ..:� .: e1••'1:1 x�,y.. -. ' x ' : . ', i*�:t:•. �� iic.. .- YnA CS�M,:-. 1' ili'-f' -E 1"':'..'ike'.�.11.e. - .:s:. ,N� . ,,A..,: $y�.> r�'� R ��.17� yy�- ,tea �Y91s30 .i .: ',y. ! 1�4'lM WATER CLOSET 2 6 S{ 3S �a t7id 4! M rr t19. ' c r P i6h g - 44 s,isi Ml . bl,t•.e 4:kiu!i7 t*d. ..�,1• , :::1 47'1r.21.F . '75,..--1,1•i,:., -'1r1y:?.a4::::.'4,, g. xa 's'li 6 KITCHEN SINK I 1 s� Yb 'w5Sp 1 r CLOTHES I - ,-:. . 2 2. WASHER • i.i:d'em414rt5!iWi'• • ;: !, r.. ..,.s*:'. {p,;:trA ai,�:'1^. .,...: 1. . 1 i TOTAL . . FIXTURE 15 UNITS USING TABLE 10-2 IN THE UPC FOR WATER METER SIZING THE NUMBER OF FIXTURE UNITS WOULD REQUIRE A 3/4" WATER METER. USING TABLE 4-3 IN THE UPC FOR SANITARY PIPE SIZING A 4"SANITARY LATERAL IS ALLOWS 216 FIXTURE UNITS FOR HORIZONTAL PIPING WHICH IS WELL ABOVE THE 16 UNITS FOR THE PROPOSED BUILDING. SOURCE: UNIFORM PLUMBING CODE 4 TOTAL P.04 1997 17:41 LL COUNTY SURVEYORS & PL 503 668 4730 P.03 TRIP GENERATION CALCULATIONS USE:GENERAL OFFICE BUILDING LAND USE CODE: 710 TRIP GENERATION PER 1000 SQ. FT.OE GROSS FLOOR AREA X=5 A.M. PEAK - EQUATION: LN(T)=0.777 LN(X)+ 1.674 SOLUTION: T= 18.6 ENTERING =0.89(T)= 17 EXITING=0.11(T)= 2 TOTAL TRIPS= 19 P.M. PEAK EQUATION: LN(T)=0.737 LN(X)+ 1.831 SOLUTION: T=20.4 ENTERING=0.17(T)= 3 EXITING=0,83(T)= 17 TOTAL TRIPS= 20 WEEKDAY EQUATION: LN(T)=0.756 LN(X)l 3.765 SOLUTION: T= 145.7 ENTERING=0.50(T)=73 EXITING =0.50(T)= 73 TOTAL TRIPS= 146 SUNDAY EQUATION: LN(T)=0.863 LN(X)+0.306 SOLUTION: T=5.5 ENTERING =0.50(T)= 3 EXITING =0.50(T) = 3 TOTAL TRIPS= 6 SOURCE: TRIP GENERATION, FIFTH EDITION 3 997 17 41 _L COUNTY SURVEYORS & PL 503 668 4730 P.02 WATER SYSTEM: THERE IS AN EXISTING 12"TUALATIN VALLEY WATER LINE IN S.W.69TH AVENUE WHICH HAS AN APPROXIMATE STATIC PRESSURE OF 100 PSI. THERE IS AN EXISTING FIRE HYDRANT LOCATED DIRECTLY ACROSS THE STREET FROM THE PROPOSED DEVELOPMENT. USING TABLE 10-2 IN THE UNIFORM PLUMBING CODE THE NUMBER OF FIXTURE UNITS(ASSUMING 2 MEN'S AND 2 WOMEN'S BATHROOMS)IS EQUAL TO 16 UNITS. GIVEN THE PRESSURE IN THE EXISTING LINE THIS WOULD YIELD THE NEED FOR A 3/4" WATER METER WHICH IS EQUIVALENT TO THAT WHICH A SINGLE FAMILY HOUSE WOULD USE. (SEE FIXTURE UNIT CALCULATIONS ON PAGE 4 OF 4) THE EXISTING 12" WATER LINE IN 69TH AVENUE IS ADEQUATE FOR THIS SMALL INCREASE IN WATER USAGE. SANITARY SYSTEM THE SITE IS SERVED BY AN EXISTING 8"SANITARY LINE IN S.W. 69TH AVENUE.A FOUR(4)INCH SANITARY LATERAL WILL BE USED TO SERVICE THE PROPOSED OFFICE BUILDING PER THE UNIFORM PLUMBING CODE THE SANITARY DEMAND WOULD BE EQUAL I14 FIXTURE UNITS TO THAT OF THE WATER DEMAND(16 FIXTURE UNITS). THIS WOULD BE EQUIVALENT TO THAT OF A SINGLE FAMILY RESIDENCE WITH ONE AND ONE-HALF(' 1/2) BATHS. (SEE FIXTURE UNIT CALCULATIONS ON BACK PAGE) THE EXISTING 8" SANITARY LINE SHOULD BE ADEQUATE FOR THIS SMALL INCREASE IN SANITARY DEMAND ON THE SYSTEM. 2 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD 414, C ty of T c C•cyo- PRE-APPLICATION CONFERENCE NOTES s NON-RESIDENTIAL DATE 3 /8l47 STAFF: W/.1/ D:q-A)DREA APPLICANT: AGENT: 3R/,#,J C Phone:[ I Phone: [ l 6,50 - (/3? PROPERTY LOCATION: ADDRESS: /Z5-'30 (o 7/] TAX MAP/TAX LOT: 25/ /AA - q/ O NECESSARYAPPLICAT10N[Sl: S/TE DE✓eLo?.,->&NT REV/ ✓ Nt loJo/2 L,44/1) f-4,eTr 7c,,u PROPOSAL DESCRIPTION: 5-O00 OFP/C COMPREHENSIVE PLAN DESIGNATION: /t4L ZONING DESIGNATION: /14116- CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA PHONE [5031 CONING DISTRICT DIMENSIONAL REQUIR ME ENS Minimum lot size: Ai/7 sq. ft. Average lot width: 5G ft. Maximum building height: /IS ft. Setbacks Front.ft. Side ,/44 ft. Rear Nyt ft. Corner of ft. from street. Maximum site coverage: 455 % Minimum landscaped or natural vegetation area: /6 [Refer to Code Section 18. 1 r/oo 4R 1 �4 7? N� T� . C° °-moo /9, 7ia� — ?�>sY� DITIONAL LOT DIMENSIONAL REQUIREM Minimum o rontage: 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 2v/ times the average width, unless the parcel is less than 1 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060-Lots) CITY OF11GARD Pre-limlicatlon Conference Notes Page WI$ . . • 11AL SETBAC > Street . feet from the centerline of • Establishe areas: feet from > Lower intens. zones: feet, along the site's boundary. > Flag lot: 10-foot ide yard setback. [Refer to Code Se on and 18.961 SPECIAL BUILDING HUG" PROVISIONS •• • , - 1 • _ - . .. 1 Buildings located . a non-residential zone may be built to a height of 75 feet provided: > A maximum buildi • floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building set,acks will be at least half('/2) of the building's height; and > The structure will not ab t a residential zone district. [Refer to Code Section 1: '8.020) (IABIUNG AND ACCESS Required pa parking for this type of use: O FP/Cc /: 354° C6F5. Parking shown on preliminary plan(s): Secondary use req red parking: Parking shown on pre' inary plan(s): No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking Stalls shall be dimensioned as follows: > Standard parking space dimensions: 8 feet, 8 inches x 18 feet. > Compact parking space dimensions: 8 feet x 15 feet. (Refer to Code Section 18.106.020) Handicapped Parking: > All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: el 30 . Minimum pavement width: Zi-t I All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: NA • [Refer to Code Section 18.106 and 18.1081 CITY OF nuARO m-Aaancatl.a c.otemoce Notes rage 2 d 1 WALKWAY REQUIREMENTS Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. [Refer to Code Section 18.108.050] LOADING AREA REQUIR NTS Every commercia r industrial building in excess of 10,000 square feet shall be provided with a loading space. The space si and location shall be as approved by the City Engineer. [Refer to Code Sectio 18.106.070-090] (CLEAR VISION AREk The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Section 18.102] CR-OFFERING AND SCREENINJ In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. [Refer to Code Chapter 18.100] Zo , 1,,jmeize Aba.i18N T T° el ° '''4 The required buffer widths which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along IH e ' R ///lr . (ANDSCAPIG Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one (1) tree for every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.108) CITY OF TIGARD Pre-Auullcatlsa Conference Notes Pane 3 b 1 SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Section 18.1141 SENSITIVE I. DS The ,de provides regulations for lands which are potentially unsuitable for development due to areas within th= 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstabl- •round. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference b. ed on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas. an., eir boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands mut.•e clearly indicated on plans submitted with the development application, Chapter 18.84 also prov •es regulations for the use, protection, or modification of sensitive lands areas. Residential development is • ohibited within floodplains, (Refer to Code Section 18.841 UNIFIED SEWERAGE AGENCY(USA]BUFFER STANDARDS, ' : 0 96-44 Purpose: Land development adjacent to sensitive areas s' -II preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality ' nctioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 fee wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval ha been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted • the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in t ' area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maxi gum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 perce of the length of the vegetated corridor within the development or project site can be less than 25 feet in wi. . In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, appli -tion of chemicals, dumping of any materials of any kind, or other activities shall be permitted which othe • ise detract from the water quality protection provided by the vegetated corridor, except as allowed below. > A gravel walkway or bike path, not exceeding 8 feet in width. If the walkw- or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paves or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the -nsitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructe• o as to minimize disturbance to existing vegetation; and > Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. CRY OF T1GARD Pre-Maf catlea Conference Notes Page 4 et 8 • • •• • V-•- . • •r .e• : In any residential dev, opment which creates multiple parcels or lots intended for separate ownership, such as a subdivision, the ve.-tated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the •nstruction of a dwelling unit. (Refer to R a 0 96-44/U egulations-Chapter 3,Design for SWMI EE REMOYA 1PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25 percent 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 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and > A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.0251 MITMGAT10N 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. > 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: 11/ > 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. CITY OF TICARD Pre-Anpllcanen Conference Notes Page 5 of$ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070(DI (ARRAT(VE) The applicant shall submit a narrative which provides findings based on the applicable approval standards, Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to Code Section 18.321 CODE SECTIONS _ 18.80 _ 18.92 V. 18.100 18.108 r 18.120 ./18.150 18.84 18.96 / 18.102 18.114 _ 18.130 18.160 _ 18.88 18.98 i 18.106 18.116 _ 18.134 18.162 . 18.164 MPACT STUD As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system ' and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32,Section.0501 When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32,Section.2501 EI6HBORNOOD MEETIN� The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) 'INC PER ITS) 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. CITY OFnsae0 Pre-aopnan.a Contemns Notes Page 6•t: Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.1161 AOOITIONAL CONCERNS OR COMMENTS: j14 of TJ5/6t N 5cr vE el4/5 Fes-A-1 3/&5 A. 7 ET C,A- E_LTy v/Ty 8. 5-i7 Z7& v A-' C.. 13c'ild,A-6,- 65i7 F L nS4r7/N4- s-RAT CanlillEGTiufl /14,4y GOC.4/ 578567-,4T 7REYY/Or15 �T,�Ecfi Y4472GA/ G.c«'T10 v. 66)/ x,42 s✓M/CI- (or /(04/ Z c c_.)/Ty e_e_44",-,LedLi PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY Of T1CARD Pre-ApplIcation Conference Notes Page 7 of t The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 7?.4IQ //4/,6 Livvvi/56/o^/ . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. An Additional pre-application fee and conference will be required if an application pertaining to this pre-application conference is submitted after a period of more than six (6) months following this conference (unless deemed as unnecessary by the Planning Division). PREPARED BY: // DWJJDI'F CITY OFTIGARD PLANNING DIVISION PHONE (5031639-4171 FAX: 15031 684-7297 \ja stersbnspr-cast Ides Sactisc■ssisnunsup-c auIl CITY OF TIGARD Pro-Application Conference Motes Page 1 of sl 7i AA if 1,00 City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ? ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: l/ 621714 Avg (� street improvements will be necessary along . ( ) street improvements will be necessary along ( 1 Street improvements on L P shall include \-1 feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section . streets, or in the Celr,.dl Business District), necessary stre, signs and traffic control devices, • streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. (() Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. 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 Ca`t T}1 AC . Prior to - T. c( cxc.x4 -1', the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in ��.► c9 c(-1"1 tAc,.E. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to c ,,,,c-L-T t•)eu-� CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 fngineenng Department Section Water Supply: \ / The (-04%-AI-4-1 V -�{ Water District - Phone:(503) Z`}S provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. tS A lc-; T\-' A-G. • PP-4i PL fk)v.4s A a 5‘s_ 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. • 1 t5 (N ° '( ,3-3 APPAL_z-c-') FORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section 6S percent of the phosphot., contained in 100 percent of the ...Jrm 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 $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. P —7RMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ENGINEERING DE ARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 ginlpatty\preapp eng .ster section preapp-r mst) December 23,1996 CITY OF TIGARO Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT a�„ APPLICATION CHECKLIST '� I CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: Iv() Date: a/18/97 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) et' B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies , )g E) Filing Fee $ SEE Fries SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE J MARKED ITEMS A) Site Information showing: No. of Copies J? 1 . Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 It for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: e (a) Wildlife habitats 0 (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level o' 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements Er. 1 1 . Location of existing dedicated right-of-ways 3' LAND LSE APPLICATION./LIST PACE 1 OF 3 *B) Site Development Plan Indicating: No. of Copies I?) 1. The proposed site and surrounding properties 2. Contour line intervals rzY 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties o' (b) Proposed streets or other public ways & easements on the site Q' (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site t3' (b) Parking and circulation areas (c) Loading and services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (1) Above ground utilities Q' 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site L (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies _ ) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report (b) The validity of sanitary sewer and storm drainage service proposals (c) That all problems will be mitigated and how they will be mitigated Cr LAND LSE APPLICATION J LIST RAGE 2 OF 5 Co) Architectural Drawl Indicating: .o. of Copies l� " The site development plan proposal shall include: 1 . Floor plans indicating the square footage or all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies l� The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary PartitioniLot Line Adjustment Map Indicating: No. of Copies l S 1. The owner of the subject parcel 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet- 1) inch north arrow and date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel 6. Location of all permanent buildings on and within 25 feet of all property lines 7. Location and width of all water courses 3. Location of any trees within 6" or greater caliper at 4 feet above ground level 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements tr 1 1 . For major land partition which creates a public street: (a) The proposed right-of-way location and width d (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ !aNO ;.SE .,PPL:CkTICv/LIST P.,NCE 3 OF 3 I) Subdivision Pr_limi Plat ,Map and Data Indicating: 1o. of Copies r /. Y' 1. Scale equa ing 30,50, 100 or 200 feet to the inch and limited to one phase per s eet ❑ 2. The propos-. name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addre.ses and telephone numbers of the owner, developer, engineer, surv:yer and designer (as applicable) ❑ 5. Date of applic.tion ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjac-nt subdivision or names of recorded owners of adjoining parcel. of un-subdivided land ❑ 8. Contour lines re .ted to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, loc. ion, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and p ivate right-of-ways and easements ❑ (b) Public and p ivate sanitary and storm sewer lines ❑ (c) Domestic wa er mains including fire hydrants ❑ (d) Major power elephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (1) Deed reservati•ns for parks, open spaces, pathways and other land encumbra ces ❑ 10. Approximate plan an. profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 1 1 . Plan of the proposed ater distribution system, showing pipe sizes and the location of valves :nd fire hydrants ❑ 12. Approximate centerlin: profiles showing the finished grade of all streets including street extensi ns for a reasonable distance beyond the limits of the proposed subdivisio ❑ 13. Scaled cross sections of roposed street right-of-way(s) ❑ 14. The location of all areas Subject to inundation or storm water overflow ❑ 15. Location, width & directio of now of all water courses & drainage-ways ❑ 16. The proposed lot configure ions, approximate lot dimensions and lot numbers. Where lots at to be used for purposes other than residential, it shall be indicated upon such lots. ❑ 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and,the location of proposed tree plantings 0 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ 19. Supplemental information includin : (a) Proposed deed restrictions (if ny) ❑ (b) Proof of property ownership \, ❑ (c) A proposed plan for provision of\subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas 21 . If any of the foregoing information cann practicably be shown on the preliminary plat, it shall be incorporatedtinto a narrative and submitted with the application c LAND LSE AP°LICAT■ON J LIST PACE 4 CF 3 .I P J) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h:'Jogin'patty'masters kidistmst May 23.1995 LAND LSE APPL:C.TION 1 LIST PAGE 5 OF 5 • CITY OFTICARD _ ► • • C;ty of T;gcrc Cre ^ PRE-APPLICATION CONFERENCE NOTES 4767:::''''0:::ay NON-RESIDENTIAL Da 3//8/7 STAFF W.// 04M R5A APPLICANT: AGENT: i RiA-AJ E/C4/ Phone:t l Phone: I I X50 - 6/3? PROPERTY LOCATION: ADDRESS: /2.5-00 S VLJ (n (77rf1 TAX MAP/TAX LOT: 251 /AA — q/00 NECESSARY APPLICATION[SI: 5/re Z)EVE-Z_c, /t-/E7 7 'EV/ -�,✓ Mb✓o/z 64 b "P-4,e7?77aAJ PROPOSAL DESCRIPTION: 57cDoo OFFICE COMPREHENSIVE PLAN DESIGNATION: /4t ZONING DESIGNATION: /1412 CITIZEN INVOLVEMENT ,4S7- FACILITATOR: TEAM AREA: PHONE (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: A'4 sq. Average lot width: 5C ft. Maximum building height: ft. Setbacks: Front ft. Side /Mfg ft. Rear NAr ft. Corner , P4 ft. from street. Maximum site coverage: qS % Minimum landscaped or natural vegetation area: /5 % (Refer to Code Section 18. I r�oo2 47-3 te a-rro ),-)177. Ta7 o moo. /cz7/a5 ?u (ADDITIONAL LOT DIMENSIONAL REQUIREMENT Minimum totffiintage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all lots shall not exceed 2 times the average width, unless the parcel is less than 1 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060-Lots) MY OFTIGARD Pre-Application Conference Notes Page 1 of 8 1401- stdsuuat aullcaUseir autq lepartaset section • SPECIAL SETBACKS Streets: feet from the centerline of Establishe areas: feet from • • Lower intensi zones: feet, along the site's boundary. Flag lot: 10-foot`side yard setback. [Refer to Code Section and 18.961 SPECIAL BUILDING HEIGHT PROVISIONS Building Height Exceptions Buildings located i a non-residential zone may be built to a height of 75 feet provided: A maximum buildi floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual building set acks will be at least half(1/2) of the building's height; and i The structure will not abut a residential zone district. (Refer to Code Section 18.98.020) jARK1NG AND ACCESS Required pa ing for this type of use: OFGfCC /: 350A F.S. Parking shown on preliminary plan(s): Secondary use required parking: Parking shown on preliminary plan(s): No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking Stalls shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 8 inches x 18 feet. Compact parking space dimensions: 8 feet x 15 feet. (Refer to Code Section 18.106.0201 Handicapped Parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: di 3" . Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: t 4 [Refer to Code Section 18.106 and 18.1081 CITY OF MAN Pro-Application Conference Notes Page 2 of i Nell iushluttal.tatallatltaUMuN.I.iartmest5eethe WALKWAY REQUIREMEN Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) LOADING AREA REQUIR NTS Every commercia r industrial building in excess of 10,000 square feet shall be provided with a loading space. The space si and location shall be as approved by the City Engineer. (Refer to Code Sectio 18.106.070-0901 /LEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area _ depends upon the abutting street's functional classification. (Refer to Code Section 18.1021 SUFFERING AND SCREENING; In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. [Refer to Code Chapter 18.1001 zo ' wmer „I a.,ac�N r �'° , 2as`DE ,Ii 11.- v 5r The required buffer widths which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along 7 -5H R G/i,vlr . CIANDSCAPING. .- Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one (1) tree for every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.108) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 M I I-I.sl l..tl.l.I I!!c.tl../P1...I.I I.p.rt,..t Section SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign . Code Exception application may be filed for review before the Hearings Officer. [Refer to Code Section 18.1141 SENSITIVE • OS The ,de provides regulations for lands which are potentially unsuitable for development due to areas within th-. 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstabl- •round. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference b. ed on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas. al.. r boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands m _-. ,- clearly indicated on plans submitted with the development application. Chapter 18.84 also prov •es regulations for the use, protection, or modification of sensitive lands areas. Residential development is • ohibited within floodplains, [Refer to Code Section 18.841 UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS, • a 0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in wid . In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which othe vise detract from the water quality protection provided by the vegetated corridor, except as allowed below, A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paver gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and Water quality facilities may encroach into the vegetated corridor a maximum of 1\feet with the approval of the Agency or City. CITY OF TIGARO Pre-Application Conference Notes Page 4 of 8 N111-I•s1Yntlil n.IlatlnRlnilq I•IartmntS•ctl•■ 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 nstruction of a dwelling unit. (Refer to R a 0 96-44/USA egulations-Chapter 3,Design for SWM) GREE REMOVAL PLAN REQUIREMENTS • A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the City; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25 percent 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 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. [Refer to Code Section 18.150.0251 MITIGATION Replacement of a tree shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. > If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. CITY OF TIGARD Pre-Application Conference Notes Page 5 of I MIN��sll�etl�I tlpIIaU.0/Manlig I.partmat Sectin The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. • In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070(D) *ROVE) The applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Section 18.32) CODE SECTIONS 18.80 _ 18.92 - 18.100 _ 18.108 ,J18.120 .-18.150 18.84 18.96 _ 18.102 18.114 _ 18.130 18.160 18.88 18.98 _ 18.106 18.116 _ 18.134 18.162 118.164 OMPACT STUD As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32,Section.0501 When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32,Section.2501 EI&HBORHOOD MEETIN& The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) JOHANY&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. CITY OF TIGARD Pre-Appilcatlon Conference Notes Page 6 MB NIN-iesldufil application/Planing Iepertleeet Sectle■ RECxcuKS Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. Meier to Code Section 18.1161 v� �— ADDITIONAL CONCERNS OR COMMENTS: ,F} trIf—1A-TG Mue si V L5 ,E,=FE'cr ye o days 3125 6G /1-1rZinfrue., A. S7 7 GcNNE'GT/WTy f3_ SLre 1765/x,+/ • C. 13udcid 4- D6-. 2 F Lf!'NDSI.,47/Ai 5 ireT C INIA/E.T v rn y Zev(Re LOGO! STRe67 ,+? 7=R6-v/7 tts FREE 1/.172GN LCe.4'T10 t-'. Cvc!), "PAi2Y 4A/Gr Lo? /lac✓ 7u G . 'Ems?/v y Ltit 741 F-�1Li 6-01"/-1.6.&J7:,1 v,4yfr-ZD /5 ,4 l c c Cr3/_/ c.To tz Cac, i2 z.-ee Riour PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8114" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF T1CAR0 Pre-Application Conference Notes Page 7 018 III-Ieslaeotlal applIcatlo■/Plaoole/Departnaat Sactlaa Ai e° � (Q c ' - The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written • recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard ;<?AA- '/,V GGN►A(r/SSeo�/ . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide Information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. An Additional pre-application fee and conference will be required if an application pertaining to this pre-application conference is submitted after a period of more than six (6) months following this conference (unless deemed as unnecessary by the Planning Division). PREPARED BY: /Aid/ D JDX&/g CITY OF TIGARD PLANNING DIVISION PHONE [503)639-4111 FAX: (503)684-7297 I:U•III\pettylmastenUnami-cyst (E1illoserlal Seeds':mastprs\pnan-c.elil 54041 CITY OFT16ARA Pre-Application Conference Notes Page 8 of 8 MIN-IssIdeatlal appllcatlee/Plaeolol Impartment Section • AA -44. 9100 46, City of Tigard, Oregon • PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: (Y.) �r 2- street improvements will be necessary along ;'•) Cc261 1~l AvE ( ) street improvements will be necessary along ( ') Street improvements on Co`‘ -cH shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section streets, or in the Cc .al Business District), necessary st. . signs and traffic control devices, • streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. () ) Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. 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 r1�£ . Prior to tItTzt, co-no,,(, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in :AN (5. `a ANC. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to - ►._,er---T CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section • Water Supply: \ / The lU •_401/4-r4--t V -k_G-f Water District - Phone:(503) 245- W>1 provides public water service in • the area of this site. The District should be contacted for information regarding water supply for your • proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. • -•c4 15 / 1S v► , toq-r,-` , z • ( J PLP1-4 f u1/441 M •444..).l 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. • l 1l.v/ri-7 ` -rgorr wt /NT i Aga, 2s NAJE D tike qt,.) f 5-152- i--c -/(D ( t - STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section 65 percent of the phosph ,s contained in 100 percent of th. .orm 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 $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ) Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PA\ PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. O Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: "7-4 ENGINEERING DEPARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 h\login\patty\preapp.eng (Master section preapp-r mst) December 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD OARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: W D Date: 118/97 I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) a' B) Owner's signature/written authorization (X- C) Title transfer instrument/or grant deed er D) Applicant's statement No. of Copies 1$ E) Filing Fee S SEE F=E 4r!f_h�G.E SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 1 1. Vicinity map cr. 2. Site size & dimensions 2-- 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) t3 4. Drainage patterns, courses, and ponds tf' 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" -Jr caliper measured 4 feet from ground level 8. Location of existing structures and their uses a' 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements Q' 11 . Location of existing dedicated right-of-ways LLvO LSE APPLICATION./LIST PACE 1 OF 5 B) Site Development Plan Indicating: No. of Copies I 1 . The proposed site and surrounding properties Er 2. Contour line intervals r� 3. The location, dimensions and names of all: • (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties a' (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site o' (b) Parking and circulation areas Er- (c) Loading and services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above ground utilities r� 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions e� 7. Sanitary sewer facilities a' 8. The location areas to be landscaped Q'' 9. The location and type of outdoor lighting considering crime prevention techniques c� 10. The location of mailboxes ❑ 11 . The location of all structures and their orientation a� 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies I S The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development r� 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report 0 (b) The validity of sanitary sewer and storm drainage service proposals (c) That all problems will be mitigated and how they will be mitigated c{ LAND USE APPLICATION/LIST PAGE 2 OF 5 D) Architectural Draw Indicating: 40. of Copies IS The site development plan proposal shall include: 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 15 The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials a 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary Partition/Lot Line Adjustment Mao Indicating: No. of Copies la 1 . The owner of the subject parcel r� 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet-1) inch north arrow and date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel t� 6. Location of all permanent buildings on and within 25 feet of all property lines 7. Location and width of all water courses ❑ 8. Location of any trees within 6" or greater caliper at 4 feet above ground level Er 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements 11 . For major land partition which creates a public street: (a) The proposed right-of-way location and width (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND LSE aPPL:C'TION/LIST PACE 3 OF 3 I) Subdivision Pr.limi ' Plat Map and Data Indicating: Jo. of Copies 1. Scale equa ing 30,50,100 or 200 feet to the inch and limited to one phase per s eet ❑ 2. The propos-• name of the subdivision a 3. Vicinity map showing property's relationship to arterial and • collector stre:is ❑ • 4. Names, addre.ses and telephone numbers of the owner, developer, engineer, surv.yer and designer (as applicable) ❑ 5. Date of applic.tion ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjac-nt subdivision or names of recorded owners of adjoining parcel. of un-subdivided land ❑ 8. Contour lines re .ted to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, loc. ion, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and p ivate right-of-ways and easements ❑ (b) Public and p ivate sanitary and storm sewer lines ❑ (c) Domestic wa er mains including fire hydrants ❑ (d) Major power elephone transmission lines (50,000 volts or greater) a (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbra ces ❑ 10. Approximate plan an. profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed ater distribution system, showing pipe sizes and the location of valves :nd fire hydrants a 12. Approximate centerlin: profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivisio ❑ 13. Scaled cross sections of •roposed street right-of-way(s) 0 14. The location of all areas bject to inundation or storm water overflow ❑ 15. Location, width & directio of flow of all water courses & drainage-ways ❑ 16. The proposed lot configure ions, approximate lot dimensions and lot numbers. Where lots ar to be used for purposes other than residential, it shall be indica d upon such lots. ❑ 1 7. The location of all trees with diameter 6 inches or greater measured at 4 feet above ground level, an \the location of proposed tree plantings ❑ 18. The existing uses of the prope , , including the location of all structures and the present uses of the strut res, and a statement of which structures are to remain after platting ❑ 19. Supplemental information includin : (a) Proposed deed restrictions (if ny) ❑ (b) Proof of property ownership \ 0 (c) A proposed plan for provision of\subdivision improvements ❑ 20. Existing natural features including rock out roppings, wetlands & marsh areas ❑ 21 . If any of the foregoing information cann t practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application ❑ LANO 1,5E APPLICATION/LIST ?.ACE 4 CF 3 J) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h:`Jogin\patty\masters\I-cid ist.mst May 23,1995 LAND 1.5E APPLICATION/LIST PACE 5 OF 5 Pre-Apps (CD arc S M T W T F S >< 2 4 3 5 6 7 8 9 1 11 0 12 13 14 15 6 17 1 1 8 9 20 21 22 23 2 4 25 26 27 28 29 ;Tuesday , March 1 8 99 '`: <::r>:: »'•>' 30 31 f? 8:00 8:30 V7 9.00 B tIA KEtCHER C).6i3 >>:> 9.30 ff r,&\\ 10:00 7\ 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:32PM Monday, March 10, 1997 Pre-application Information PROJECT: BENNETT/PORTER OFFICE PARK LOCATION: 12580 SW 69th, Tigard (approx.) 2S 1-M*13-7bk- (0 f4.,4- -- 0 pC CC) LEGAL: The east 9.5 feet of Lots 17, 18, and 22, and all Lots 23 thru 28 inclusive, WEST PORTLAND HEIGHTS, together with that portion of vacated SW Gonzaga St. SIZE: .45 Acres, (19,710 sq ft) PROPOSAL: Develop a 5,000 sq ft office building. Minor partition. (Property is part of a larger parcel) APPLICANT: Brian Keicher 19363 Willamette Dr. #509 West Linn, Or., 97068 650-6132 OWNER: Donald E. Pollack 1834 SW 58th Suite 202 Portland, Or., 97221 DEVELOPER: Bennett/Porter& Associates 7991 SW Mohawk Street Tualatin, Or., 97062 691-1648 .111/... r....."""".. ...q....._.:— .\- -' til . ••■•••••••1 I 1 1.---14ii- t_ 01.11 ; 1.1, --\ i _it_ ,1 I . 1.r._0 z.n. 1_141.01 .1...._ ..."_____o_4_.Ii..kittoL 167-cii; .''.., "1 1- _.: --!im. . 1 ; 1 7' .'-.- " " fillamb... LI 1 . 1 71 I 1 : '- I I I . ' .. .../.1., 041 ......, A ..,, \ 2; . ': lo....ro (--7111 ..i•, ,. ' Z •i k_.... -,,.„ . ___ .. _.,„„ c,_ ..... ... ...... ._ i ./ • • -- -. •, 1 :, ..., • ., , \,„ 1 ,., , ,, • „-- Li, , -2-,14,-., _. , , ,,. 1 ,-., .' A a I \ . \ \> t)\ (-____ \ )-- -.. ., 01 - :: / 7 • tn L. . 1111 I. 2 ___, :'._I': RIF; I Lip i - a (.-/c\. v rii - _ _ .<, T I WI .1. • •-- ,i,t, • ..."-1\ - II 11116____ I ill-qH.:1.... . 1 7 . 1::,1:".7.- -.... 6 . 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I CITY 0 TIGARD D�EVELOPMENoT SERVICES i MPORTANT PL r ,_.i f NOT I LL Plan Check * 7' C 1-1'4 6 �- �r1AA4 14(OW BENNETT/PORTER ASSOCIATES 19363 WILLAMETTE DR WEST LINN OR 97068 Parcel t 2S101AA-09100 Site Address: 12555 SW 69TH AVE Subdivision. : WEST PORTLAND HEIGHTS Block a Lot : 030 Jurisdiction: TIG Zoning • MUE Remarks: Site and grading permit for construction of a 5, 120 square foot office ,iuilding. his letter is to confirm receipt of your Site Work or Building permit app cation which has been forwarded to the plans examiner today for review. As a reminder, the associate land use case (s) is/are: -G1)691- od , Please be aware you are responsible for satisfying the conditions of th... use case (s) and must submit plans directly to indicated on your final order. Your building plans ARE NOT routed to the planning or engineer You must satisfy the land use permit conditions independent of permit plans review process. After the building plans review process has been completed, your site building permit will NOT be issued without approval from the engineerir:., planning departments. If you have any questions regarding this notice, please contact me d 639-4171 for further clarification. • Sin rely, a Development Services Technician cc ding Department m} Oirpart sent Engineering Department , .. 1i . . , . ___ . . _ . 11 I ' a, 1c •...... • ,I • . •ii Z -,, - s 2 • I1wy • ii. 5- lel i� 31 r II' If, ' . • Le c3 . t. 1 it . i t ;i - 4 - . . i . *...........• _1 a .-- -- --- --— - — - __ _,i3& _ . - 6. . ', May 17, 1999 - ' a CITY OF TIGARD OREGON Brian Keicher 19363 SW Willamette Dr. #509 West Linn, OR 97068 RE: Plans Check Number: 5-28C This letter is to confirm receipt of your building plans which have been routed to the plans examiner. As a reminder, the associated land use case(s) is/are: SDR97-00013 Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. Bonnie Mulheam Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department I:\DSTS\BUPLUC.DOT 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 cRogEtt azantj and o45.5.oeiatEs grzz and_Candieo1F Con.suitin9 �EZViCE MEMORANDUM TO: Brian Keicher, Project Manager Construction and Development ?refer FROM: Robert Mazany, ASCA#133, ACFE Consulting Arborist DATE: May 25, 1999 RE: Proposed Bennett/Porter&Associates Building—Tigard I have completed my preliminary site and plan review of the proposed building for Bennett/ Porter&Associates at 12555 SW 69th Avenue, Tigard, Oregon. My associate, Jan Michael DeRuyter, and I conducted a condition/risk assessment of all trees on the site with diameters larger than twelve inches. There are sixteen trees in this category; eight Douglas Fir and eight Garry Oak. Diameter measurements were taken at four and one-half feet above the ground while on site for accuracy. The diameter inch total of these trees is 272.5. Of this total, 150 inches will require mitigation. The following is a condition/risk analysis and mitigation recommendation: Tree 2 Fir— 18"diameter—Fair condition. This tree is somewhat stressed from fire scorch but can be retained. Tree 6 Fir— 19"diameter—Poor Condition. This tree is fire scorched and in severe decline. It has a weak triple stem crown indicating a serious failure potential. It also has several trunk ruptures and some cork evident. Though designated for retention, its condition dictates it be removed without mitigation required. Tree 7 Fir— 18"diameter. It is severely fire scorched with serious trunk decay from the ground to eight feet. It is also severely stressed and has a high failure potential. This tree must be removed and mitigation should not be required. Tree 8 Fir— 18"diameter—Fair condition—Mitigate. Tree 9 Fir— 13.5"diameter—Poor condition. It has a weak distorted top at 30' with an unacceptable failure potential. It has some trunk wounds and ruptures contributing to the stress evident. Mitigation should not be required. Tree 10 Fir— 16"diameter—Fair condition—Mitigate. 5102 ?1-13 IE 6 /,1 7 v1 �.(9. 1730x 1305, EEavEZtorz, (DZE9o12 97075 • (503) 646-0 897 Brian Keicher, Project Manager Construction and Development May 25, 1999 Page Two Tree 12 Fir—20"diameter—Fair condition—Mitigate. Tree 15 Fir— 13"diameter—Fair condition—Mitigate. Tree 16 Oak—20"diameter—Good condition—Retain. Tree 25 Oak 19"diameter—Good condition—Mitigate. Tree 27 Oak 19"diameter—Good condition—Mitigate. Tree 30 Oak 18"diameter—Good condition—Mitigate. Tree 33 Oak 14"diameter—Good condition—Mitigate. Tree 38 Oak 13"diameter—Good condition—Retain. Tree 41 Oak 16"diameter—Good condition—Retain. I trust this information will be sufficient for your needs at this time. Please contact me if I may be of further assistance on this project. I am enclosing some site specific requirements to augment the Tree and Plant Preservation/Protection specifications attached. 5,o.‹ 9—t-13 a--77 Site Specific Requirements Proposed Bennett/Porter& Associates Building 1. Tree protection fence must be installed prior to the commencement of any activity which may be potentially injurious to trees and vegetation to be retained. Fence placement must be verified by the Project Consulting Arborist and remain in place throughout the duration of construction. Any necessary intrusion into the tree protection zone must be approved and directed by the Project Consulting Arborist. 2. All trees to be retained must be pruned to ANSI A-300 Crown Cleaning standards for deadwood removal and crown thinning not to exceed fifteen percent live tissue(branch) removal. This work must be done by qualified tree care firms employing International Society of Arboriculture Certified Arborists. 3. Additional therapeutic care may be required as determined by the Project Consulting Arborist from site monitoring observations. SOAR. 9`1-/3 - ik Sheol Bennett/Porter Office Bldg. _ 5/24/99 Tree Mitigation Schedule Tree Size Species Save Save " Mitigate 1 12 p,j/v i Save 12 ir,4=R V 2 12 418 FZ p Save 1 S1„18 fAI/t 3 10 Save 10 //i/R , 4 10 L J E Save 10 FAIR �y +Er x 10 x Cone R/o r Th!E l?F Sr X „! 6 1 14+8 Fir & a ii.- )9"18 Pook )( H 2 <r fl 2I S Ic PcTFA)72 L X 7 ) 0.`18 Fir Same?EMauE !8 418 Pao R X ►► ►► ►► V8 18 Fir 1 r” 18 f/42 R V I i -\ 9 13.5 F.t/t /3. S`++ ?oeg 3( 11 1i V 10 /d" 14 -F2 2 �G" FAT% ✓ !� f_142 ✓ 12 2a1' +2 ? 2d''44 r.0ag , v 13 12 r2 12 pa 14 12 pi Q 12 )',414 ✓ 15 /3'' F 7 R ) 1"-u%% FAS it V • 16 2,0+ 24 Oak Save `i„e4" sod D 17 12 Oak Save 12 Gob D 18 12 Oak 12 I. 19 10 Oak ►, 20 12 Oak 12 21 12 Oak 12 ,, 22 12 Oak 12 ,, 23 12 Oak 12 ,, 24 12 Oak 12 ✓ 25 1904.8 Oak /'f"1$ GaoD V 26 12 Oak Save 12 Goo D 27 /g"34.Oak /Q".4 !Coop ✓ 28 12 F1 ,k 12 FA.t 2 29 12 Fr ; 12 FUR V 30 /2 '►18 Oak )R '118 60,1 1) v 31 10 Oak K 32 10 Oak )► V 33 )y►'40 Oak /y" (hd D _ V 34 12 Oak Save 12 ►► 35 12 Oak A.S f/ 12 / R 36 10 Oak e)D 37 12 Oak A S/y , 12 f/12.1._ V 38 13" Oak /?"4 4. 0,0 I 1 39 10 Oak,S u 642 2 40 ►10 Oak,4 SN Save 10 FAIR �/ 41 )r 18 Oak Save ) t 18 GOOD If 42 10 Oak Save 10 G b 0 p 43 10 Oak Save 10 Goa D 44 10 Oak Save 10 G on b 45 12 Oak tt r Save 12 Pj41 R I/ 46 IV+$Oak Save _ JL►'4$ G OM D V o _.49 . tti, ;094 163►.S'aLOTRFES 1'3726-^TP ,7REE4= 150It 606 j'1 ; 244. 292 Sp'¢. 9 x-23 Page l Cif/elf A-99 12 : 14P '1. P.0 BENTREEXLS Bennett/Porter Office Bldg. I .. 6/3/99 _...._ —.- Tree Mitigation Schedule • • ,-- Tree 15ize Species Save Save " fallefdt / 1 Per phone conversai __. _______ 2 1Sir Save 18 with Bob Mazany, a: _ 3 trees listed on the ,-- , 4 tree survey that sl 5 12" are not greater _ _ . , 6: Fir Poor 19 " --- I . than 12.0 .. _. - 7 Fir Poor 18" 1 _ 111. 18 Fir Mitigate 18 6/3/99 _ _ 9 Fir Poor --13.5" . * \ Brian Keicher — __ 1___ _ _._ ill _ 1 6-Fir Mitlgaie 16 Project Manager 11 0 ___ 2 Fir __. .Mitigate • .. .__ 20 ._____ . ... __. ........_ ----- - 13 Fir 20 Oak Mitigate Save 20 13 - . -----------________------v .._ — 21 t- --I- 22: t--- 231 24 r. 46 19 Oak gate 19-26 2,7 19 Oak Mitigate 19 28 — 29 410 18 Oak Mitigate ' i _ 18' __ 31 [_ i i-- 32' . as 14O Mitigate __ 14' 34 • ----35 . ---- — 36' 37 .. -- 38, 13 Oak Save 13 • — _— - -,--- 39 • 40 41 16 Oak Save 16 • ----- _ 42 43 — - 44 45 46 16 Oak Save l&--- ---- — 220 83 ---137 SD& 91--1 3 Pagel I BENTREE.XLS Bennett/Porter Office Bldg. _ 55/26/99_ Tree Mitigation Schedule_ Tree Size _Species Save Save " Mitigate 1 2 18 Fir Save 18 3 4 5 6 Fir Poor 19 " 7 Fir Poor 18" 8 18 Fir Mitigate 18 9 10 16 Fir Mitigate 16 11 12 20 Fir Mitigate 20 13 14 15 13 Fir Mitigate 13 16 20 Oak Save 20 17 18 19 20 21 22 23 24 — - 25 19 Oak Mitigate 19 26 27 19 Oak Mitigate 19 28 29 30 18 Oak Mitigate 18 31 32 _ 33 14 Oak Mitigate 14 34 35 36 37 38 13 Oak Save 13 39 40 41 16 Oak Save 16 42 — —43 44 45 46 204 67 137 171% f3 +y it/ •∎∎• Page 1 SOk 9-1-r3 Jun-b2-99 11 : 50A P.01 Iliii FAX Transmission From: Brian Keicher Questions? Call 503-650-6132 19363 Willamette Dr., #509 Fax 503-557-5677 West Linn, Or., 97068 To: 4L' S live Company: CT9 oF T r G i4 4 i Fax, Phone 78 1 7 c Address: City, State ZIP Date: 61217 Time: Pages: Pages (including this one) Message: (RL, 5-) - 001 _3 - �� s .{ (mss 1AJ 5 -Jun-b2-99 11 : 50A P_02 Return Recorded Document to: R& D Property Development, L.L.C. 7991 SW Mohawk Tualatin, Or., 97062 File No. DEED RESTRICTION FOR THE TREES THAT SHALL BE PRESERVED The trees shown on the attached exhibit will be maintained in perpetuity as a condition of SDR 97-0013 for the property located at 12555 SW 69th Avenue. This deed restriction shall not preclude removal of trees as the result of natural causes such as disease, decay, wind or danger to persons or property as long as they are replaced. The above causes shall be certified by an arborist prior to approval by the City of Tigard. IN WITNESS WHEREOF the parties have executed this Agreement the date and year above written. GRANTOR: By By STATE OF OREGON, ) )ss. County of ) Dated this day of , 1999 Personally appeared the within named Sue Bennett and Deni Porter and acknowledges the foregoing instrument to be their volentary act and deed. Before: Notary Public for Oregon My commission expires: "Jun-02-99 11 : 50A -- P .03 --------------- i,...-.. •1',.%..• 0 at- 11 , 109.42, \ ,r .. 4,: A•.% ,..0 . , . . (3) 60 S. ....I'S, ....".• .‘.: ' ' -I' • .,, (5,-:41;,1 0.t...- ■ - . ... 4:A • . A „ 'i' I\ . - %Ito, TZS' 18-1 • . 1.CONCRETE" •. ' (5' 6 g 4 , . . . : .- 1 \ . A ' 4. - • . 4. • • • ' ' N 0 s • V/7//////,<77/). 18-.40 r :....), 'k••.!-"-'. .. r / 14 N 12" IN N. 0 / HOUSE , i - 0 1 • / , 0 / . .',., t:t.c,r; :.■ .0. . ..) Trees to be perseTved: / ., .6 . AS '7:1-1' •',. far ' 1 ' .1,1'..4`\l C f ' .-1-*f; -CO No. 16, 38, 41 /1///Y/ //////, . . . ? t 1, ■ - 1 ' ■ ■ ea ,. • .I J.'s.■1 ': 13 • /1 ti 12" I.11.:;)•1 r:'- "-- t. 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'I t 0 .. ..t., ' ,....‹,."1. !:. 1 0.:,,•Y, '..!ry:/1 ,r'.. . 10 .:0').'• 10 '. -1.p• .,...•)_ 10: - .-[..7i -' :.c.-: ' :• , . .r. 40 6 7____....e)e, ie.i g •'`• c.. .. •„ - ,'t 4c 18" ; ' ... .. ,-.1..r.,... _ pm . s ....... ... , „ 2A1 N87 28 4 W 109.50 , GOATZAGA 10- ,...., , .... , .4. ,,- 10 STREET . , :- - -- ._ - (VACATED) , . 1 clasi 11 '. ; i Jun-02-99 11 : 51A P _ 04 06/02/99 i2:36 To:BRIAN KEICHER Front:Mike Kolodzie,iczak Cedar - 625-8622 Page 1/1 ATTACHMENT • I; cedar landscape, inc. PROJECT: TIGARD TREE MITIGATION BID DATE June 2, 1999 PROPOSAL DATE: June 2, 1999 The bid price Is based on the following assumptions that were not specified in the plans or specifications and, therefore, these conditions must be incorporated Into any contract agreement. Any changes to these assumed conditions may change the bid price. TREE PLANTING I. INCLUDES: 1. Installation as follows: 2. (1) move-ins for the start of construction. 3. Plant material planted with backfill soil mixed with fertilizer and compost. 4 Mulch rings are 2" thick medium Fir barkdust. 5. Deciduous trees double staked and Evergreen trees triple staked. 6. Rock and debris from others removed from landscape placed at nearest curb. 7. Clean-up of paved surfaces is broom swept for soiling caused only by Cedar Landscape's work. II. EXCLUDES: 1. Removal or placement of topsoil to attain finish grade 2. Power washing of paved surfaces. 3. Warranty for plants. 4. Repair or restoration of existing landscape and irrigation. Includes landscape and irrigation damaged by others, and remedial pruning (performed on T&M basis). 5. Removal of existing vegetation (trees, shrubs, blackberries, etc.). 6. Excavations through any buried obstructions larger than 2 ft in any dimension. 7. Permit fees, except backflow device and low voltage permits, i.e.: sidewalk closures, parking meter closures, etc.... 8. Maintenance. 9. Erosion control measures (including seeding). 10. Drainage (includes site, area, individual planting hole, etc ). 11. Protective measures for existing trees to remain(signs, fences, barriers, tree wells, retaining walls, drainage, etc.). 12. The cost of a performance bond if required III. GENERAL CONTRACTOR TO PROVIDE: 1. Finish grade within 1/10th of a foot of slope with plantable soil acceptable to the Architect 2. Ten working days notification for move-ins. 3. 3 working days to complete the job, excluding inclement weather, with a crew size of 2 men. 4. The cost of all water necessary to perform work under this proposal. 5. For reasons of safety, The General Contractor and/or it's subcontractors are to provide locates for underground private utilities, which are not located by the Utilities Notification Center, with markings per the standard utilities colors. Cedar's 'Private Utilities Location Request' form will be utilized as a notification of this request upon direction by the General Contractor to perform work in a previously unlocated area. Cedar Landscape shall be held harmless for damage to any unmarked private utilities, if damage occurs after receipt of the signed 'Private Utilities Request' form authorizing Cedar to proceed with the work. Installed Price #1523 each 2" caliper Oaks trees. Total 75751 3,450.00 ) each 8-10 ft. fir trees. 1 $ 1 ,800.00 WP cgJ� V.11. For 2O D s Senior Estimat:r, E 215 LANDSCAPE BUSINESS LICENSE CCB N 5843 14145 S.W.Galbreath Dr.,Sherwood,Oregon 97140 (503)625-3700.Fax(503)625-8622 lull BENTREE.XLS Bennett/Porter Office Bldg. 55/26/99 Tree Mitigation Schedule Tree Size Species Save Save " Mitigate 1 7 2 18 Fir Save 666 L c • 3 4 5 6 Fir Poor 19 " 7 Fir Poor 18" 8 18 Fir Mitigate 18 9 . — d. 10 16 Fir Mitigate 16 11 12 20 Fir Mitigate 20 13 14 15 13 Fir Mitigate 13 - CJ 16 20 Oak Save 20 17 18 19 20 21 22— 23 24 25 19 Oak Mitigate 19 7 26 27 19 Oak 4 Mitigate 19 28 29 30 18 Oak Mitigate 18 31 32 33 14 Oak Mitigate _ 14 34 35 36 37 _ C� - 38 13 Oak Save 13 39 40 (� 41 16 Oak Save 16 i 42 Of u 43 44 45 46 204 '67 137 Page 1 StaICZ 9-1--r TREE & PLANT PRESERVATION/PROTECTION PART 1 -GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists(ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture(ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants,which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4'visibility plastic on steel posts placed no further than 6'apart extending no less than 4-1/2'above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. s aR, T-7--0 O-n 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3- EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist,extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones,tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered,expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase,and should not cut into native soil within the Tree Protection Zone(within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting,breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4- PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support(cabling)may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. PART 5- POST-CONSTRUCTION TREE CARE 5.01 FERTILIZATION/AERATION A. Aeration as determined by the Consulting Arborist may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees retained within the project limits will be required following the completion of construction to National Arborist Association Standards. The timing of this fertilizing will be determined by the Consulting Arborist. Prepared by: Bob Mazany ASCA#133 Consulting Arborist Robert Mazany and Associates P.O. Box 1305 Beaverton, OR 97075 (503)646-0897 //mtplOpuwill SETTING THE STANDARD FOR SERVICE EXCELLENCE Facsimile To: Bie_I40 I{e1 GNEr<_ Company: Phone: 6 — Co / 3 Fax: 5 1- — q- From: boss Ml cr4--/A-e� Company: City of Tigard Phone: (503)639-4171 Fax: (503)684-7297 Date: (o J 2. J 9 q Pages including this page: COMMENTS: A •c ,N C>— Y o A- /J )‹./4- v+1 ' L E 0 A e_ e_ rNA T COuc, o is G &L) 9 1/LC7 L I G. (4 T L y F-o 2 #0.2_e- se 'Q. c N 57 /3D (D P r C_- i�tJ %�`Fis /?) `. T7v / l� City of Tigard, 13125 SW Hall Blvd.,Tigard,OR 97223 ** PLEASE DELIVER THIS FAX IMMEDIATELY ** J I KU I H l.UNS I r dx;JUJxL4ULO rips 1.) 7 1 .v+ RETURN RECORDED DOCUMENT TO: ii.Roil Cosstr+dfoo,loo 12400 SW 72"HMI Tigard,Or.9'7223 File No. • NO CHANGE IN TAX STATEMENT DEED RESTRICTION FOR T �—ms s -�+, -1- ks L-<_ 6 P 1� ,e_E 5 u 8-0 Date: April 5 , 19 99 Grantor: J. T. Roth,Jr. 12600 SW 72"1 Tigard, Or.97223 DEED RESTRICTION ems, r-J , i i7-, C, of The trees shown on the attached exhibit will be maintained in perpetuity as mitigation tt,r tree removal Tigard, Or. 97223. son 91—o 01 3 {�,r _• I .p � ' e c P 4_14- 12 3-3-S- s tog This deed restriction shall not preclude removal of trees as the result of natural causes such as disease, decay,wind or danger to persons or property as long as they are replaced. The above causes shall be certified by an arborist prior tcuapproval CIr-y T/ ,gyp p NN/iv IN WITNESS WHEREOF the parties have executed this Agreement the date and year above wr By: a1 By: y • .T. 'o t Jr. STATE OF OREGON, ) ) ss- County of (1)04` ' , ) Dated this 5 day of , 1999 Personally appeared the within named J.T. Roth,Jr.and acknowledges the foregoing instrument to be his voluntary act and deed. Before : Notary Public for Oregon�ht.A.Lc&'1?-t My commission expires: 'D J 0 D n SEAL 5 HEc..1- TH `1 $ HOT: fAY� �2 refC7(, ,?.).C56 0O U.,rnsi.tIVIll lld►Y:tRFS AUG 31.2000 e vmir»bkJ' • _44,OOOdla•Qc,00. 040 r - opi \\ . (00-0,\I) - { , olv2ra \ 'cA ,2 'ii! 1 I . • 1 Pr:°-Q i ` . f / �L , ..• •'., I -..............-1k-L2 1 J- . ., i ___, N.v. r..a..--- __..rt .. ._ ..........s,-,J-4,..... . . ...1›.. 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U �1 I4(� 0 ,111 -° 1 If _ .� v 1'. !�'" ,1 �RjO'O..)... k'691 il____, — — --� ,\tLO.OH bb•bel • • 4:i :_, ' r • • -.44,-- k ...... . . . . . • • . . . rn,r-e-,• I n+,•nT cc CT 0114 C7f1h70CnC•' P-J I CAU7l {-I I(lN ir ' gag d 6 £ o t- dA__r_L I 4-4(„L___ iry -l-��t-rw�__ .cam,- �.cA ,� 60--"A .� 4 c s D a 4.- u z c.4._ot` - � r c-t. +o 12_.e_ taw, .-dam (-0-44 ( s /z _ t " (v.-%+ ._ rn.4.•6.s vY- CI L` - -E'er [moo s rrt w s k o C e 4-*C -1 / .. c y 1^-4,D SETTING THE STANDARD FOR SERVICE EXCELLENCE -W Facsimile TO: Bk i A 0J ke Ci4 Company: Phone: to SC -- (v / 3 2 Fax: 5 - - 5c, .4 a- From: 0 M.t (-+ c _ Company: City of Tigard Phone: (503)639-4171 Fax: (503)684-7297 Date: (o / J 9ci Pages including this page: 3 COMMENTS: FA X IN C'- Y o cA A- /v_.) ' ?C.4 vr% •0 L - o A D 19 C EST Q i C r / or-) rS-IA r CAVC- o •Lt_v p 4E, SA-l ( (--ST y Fo,- PRtse ' tN - re+C r1e �-ter /N 5 T- -a D n P r -a) 7-E. c.-r i N Cs- 'r-H-s: M I Tr c_./+--r) N / r` DK —� C City of Tigard, 13125 SW Hall Blvd.,Tigard,OR 97223 ** PLEASE DELIVER THIS FAX IMMEDIATELY ** JT ROTH CONST Fax:5036240269 Hpr 15 "39 1b:5y r.uu/u5 • RETURN RECORDED DOCUMENT To J.T.Roth CoofcrycHom,lac. 12400 SW 72"N20$ Turd,Or."7223 File No. NO CHANGE IN TAX STATEMENT DEED RESTRICTION FOR TH MITIOATIONOFTREPEREMOVARLE-AND-REPLACEMENT- . r ‘5 r1 -L.. 6 E58- 0 6-4, Date: April 5 , 19 99 Grantor: J. T. Roth,Jr. 12600 SW 72nd Tigard, Or. 97223 DEED RESTRICTION ,4 e—c2 c• F The trees shown on the attached exhibit will be maintained in perpetuity as mitigation lilt free removal ,Tigard, Or. 97223. 6'°n_ 91-°013 /oc.a �ccP et_f /as sS sw 64 A-144 ktwz/ This deed restriction shall not preclude removal of trees as the result of natural causes such as disease, decay,wind or danger to persons or property as long as they are replaced. The above causes shall be certified by an arborist prior tcuapproval. C 7'y o f 77 W,A /ce-+J p c- N.-zi I IN WITNESS W HEREOF the parties have executed this Agreement the date and year above GRAA By: as' kt• By: .T. ' ol Jr. STATE OF OREGON, ) ) ss. County of (1)(1411` `'h , ) Dated this S day of , 1999 Personally appeared the within named J.T. Roth,Jr. and acknowledges the foregoing instrument to be his voluntary act and deed. Before : Notary Public for Oregonk.Dh . -' My commission expires: CS1?O 0 0 ;.:' AI THEP E.#::A 'oTil * .�•} ° '3 HOT'p.'F1.1:_k;- =EC:ON uv rnaq!.a+ce nci rkv-tf6s AUG i8.2000 JT RUIH CONS' F-ax:5U3b14U159 Hpr lb ' lb:4u r.U'/uJ �� _. ter.,�1 k �• '. . :tql.., ,.::• , ... . ..‘,:.:!...te.....,;.:,...r:.,....z. .. . . -77 _ _ ___L_ _ ___. _ _ _ _. _Ic01-. - • ' IL' : _ _ : S.W. 72ND AVE. _ /, (G / 'g 1,. MM:1.991 140.021\r 169.94 (70 •� • i l� r _-M. ∎l ∎ • !• Pka Ili n We. 0 Ayr .1∎ n It 1 hil 1$ • •'4k: _ !4 P -\ \3�7 1 4. 'ill i • y1 ice_ 1 • 'A VlYrr4 AC\..S I•�rz — --' A/G PARq►OJ 1 Z Gsae.A p 1 wr •/ 11rv. 3: Cuero st_r fa i If' T6i---" - - 9 �,, 1 j) .i pop-:,sue - 1- rD 0 -T 2" Lees..%PER +"8 IT I-iGEN .c�-ibAR ya Rr - �c� Z / F. 1-79110.f..• "' 1,5 i acA,cE 1:/ 40 _ - ___________ ;___7_ — ~� �- 1 • ' ' j, ' r li_. \ \ \ \ ` '� mot,, ( acv 25 17 1 bib': c > . , / / / / i s 4 A&N;3 ba y t -§ Q x t F 1 I . � ; >ee n ' \n‘rmair.53\. A,...-.r , .. \ 1 , \ 1 £�� �, r!!A, x 1 .. .. Y6'd C..____Y /---1.----11- ae. .a.c.�^ I I T g_ y= • pp, (6 o Q I �, r j ,T* • f ' 1_ y 6\:,ot.:01 C .1 6 A a K. \ . r ---- \. . , J 1 • ..1 \ 140 ' i 00 000 .00041 000 eniec.vxm r 06/02/99 12:45 $503 684 7297 CITY OF TIGARD U001 *************************** *** ACTIVITY REPORT *** *************************** TRANSMISSION OK TX/RX NO. 6126 CONNECTION TEL CONNECTION ID START TIME 06/02 12:44 USAGE TIME 01'45 PAGES 3 RESULT OK 41111111111° - -�1 ( SETTING THE STANDARD FOR SERVICE EXCELLENCE Facsimile To: 2,1214/U WE Gt-t '/..._ Company: Phone: (® 5-p — (o / 3 Fax: 5` S ri- - 5-(0 1- From: ,4.Q.,s NA_«,_ _ Company: City of Tigard Phone: (503)639-4171 Fax: (503) 684-7297 Date: (vi2-/ 9' ? _ Pages including this page: 3 _ _ COMMENTS: FA 1C r nJ C1- Y a C - A /\-) k aq m p L G O P A D GZ 17 °4 E` '1" Q t G r/ Qr■-) T 1-1"n r C-0 u t. 0 /J " ouLLv a e it 0 - I. I cof4 T L-`1 -c 4_ P.2t Se '. ( ti t 7-1-F c 7" l_` .1 If 1.'4 5 7 -o 0 P. PR-C. TZ. c_-r i n0 CI- tel i T`r 4-,A-r>v,i) / Jun-03-99 12 : 14P P .01 HIM FAX Transmission From: Brian Keicher Questions? Call 503-650-6132 19363 Willamette Dr., #509 Fax 503-557-5677 West Linn, Or., 97068 To: ofr( vi„ Company:((4 7) TC, Fax, Phone (9 g Address: City, State ZIP Date: ‘,/ ?/5 Time: Pages: Pages (including this one) Message: - • LA,b1".1 iCe reiej-erG.-■ /5. / e qc, G" s ci,„4„.9e pc.,4 (4.-. l�® S 2/(3 06 } 3 y, 51)2.1.,ar e'? (VP. _ f5 ,.,ti. ,r^v- ', Jc Sr1,e '~ Jun-03-99 12 : 14p P _ 02 . - ' , BENTREE.XLS ' | 6/3/99 � --' ' '�-__ � _ _ _______ -Tree _ ' __-__ _____ ______ . Tree Size--- ---- Save 'Save ~ Mitigate , 4ize�. =_-_----Species _---_-'_�-_- - ----- ��--'' ---/------'---- - -- ----' � � Per phone conversation ^- �---�'' '-- ------' ---- ------' -18 Save 18 with Bob Mazany, all 2 � � �--- -- � '---- ---' '----�------ - '- --- trees listed on the ----' --'� -----' ----' -' - -----------� -- --r----'- tree survey that show ------- �---' � ---- - --� - �---L � - ---�-----' 12" are not greater ' --- p. '----- �'------ '- - -�'-----�� ~ - than 12 .0" ` _ 6 --___^� �� _- ' - 7 Fir Poor 18" � ^- ----- ----'- -----' -------'------ � G/3 /99 � 1� Fir Mitigate 18 ' ' ------ - -------- -'------ ^ - Brian Keicher ----'--- � �� Poor 1�.B �-- -'---' '- ---'------� --'--- -------�- -- - Project Manager _______�� __ 16 Fir Mitigate _ 16 __ �� .'--__._ .-_-_-_ __ ._--____-- _. '- -� - 12 20 Fir Mitigate �� _-- C -- --• 1-3 __ __ . . .. ._ 0'-'~-N '-----��_---'.------' - '--- --� - --- - ___� 15 � � 13 Fir Mitigate 13 16 �� Oak Save 30 ^--~~__ _ '__�zf- -� - --------- - --� - --- l� _______ _ __ _ _ ___ _-----' . ___ 18 ____�__ .____ ^ _� _ ^_ -_-�-_ -- _ 19 / 20 __ ____ ---_- -r-____� -' �� | -__ . -__� -- --�-___-_'_ 22 i ____^ ___ | ___ _____ r---'---��'---' ' • ~~. __--_- 24 �__----___----_- -�G 19 Oak �� ,_ 26 27 �0 Oak 19 -_--_ 28 --_-'---29 --' __ . 30 18 Oak _�__ 18 ---- -+ -- —'----Mitigate -------l-''---' -' 1-__ 33 14 Oak .Mitigate 14' _ � ���� _____ ����� 40 ,--_ _ _'__'_' - _ _-__�_--_ 16 -�_ -�'----_ ____ __ ____ ___ ________ ______ _____ _______________________ 43 . ___-______ . _____ ' -__ --_ 45 -_ 46 __ 16 16 Oak -_ _ __ ______ ��� - ` 83 137 SD& 9-7 _/ 3 Page 1 • ii . `I • .. , r TOPOGRAPHIC SURVEY R r M • THE E. 9.5' LOTS 17, 18 & 22 AND ALL OF LOTS 23 THROUGH 28 BLOCK 30, "WEST PORTLAND HEIGHTS" ' • !N THE N.E. QUARTERS OF SECTION 1 i'' • J LOCATED Q TOWNSHIP 2 SOUTH, RANGE 1 WEST, .," WILLAMETTE MERIDIAN, CITY OF TIGARD, • , WASHINGTON COUNTY, OREGON 30 I 30 SCALE: 1" = 20' MARCH 11, 1997 t-sl IE - 2 4.67 x �; .,v 18 '• 12" OUT S. • • 'Pr ;fir? S87'28'24"E .�'; ' -.,1.%� • r>� -r-- !''k',V 1'f 1` 09.42' ?% r\' I•,,�' '+", ,N r-i ' ' ,,..E2 • �,�CONCLRETE' •• JS .. `ass 18"}• I _ —h V 18 I • •G })i I . _ r a' _ IE xi 25417 3 ` 14 ,y,''"' 12" IN N. • �� ii • ��f; , 0 , HOUSE ; I I !,� •I �, . • in . 40 .� 10. ;� 13 3 s. d + j 1 •'' 1. 1,` I ' 1 12"l( ' ' 12- " ' ' 1 vi 112" _ i ' - - x , . ', . . ■ , x 12" Z { ��� �t R ,� �' SHED 10 I . -t - " .—rENCE -?,5•1 �;':�� � s� ' ! may' 3 " . 21 2. 2 1 12 r"!. � x ,...ii,;.... 12"t, t , 7,, • .1,1(.411, 44. eLi, -te.‘ i-)- ^.i"IOW l'r) . 't2 re) , 1' k2 °t.� r 4. n '� 6;:)f } ti ke Ag I ■ }` 7 1,,t,,c ; I SANITARY M • '•/ .., • ..;.a" RIM ELEV. gm �n j� '�/�/ e•I •1 M1 r' ft �` IE 24.3, • 1 10,. - J%+71i}( .rJ'./ .. '.�_ �� _, '• {^ r „m�,' ^ �18" 2A'I N87 28 24 W 109.50' 10~.z� ' . 4° w`< O A1r 1L 1L�1.tL.eLLs 1L 24 I • . - GONZAGA(VACATED) •_<<,4" , U • U : �4S Q• •'4ti 1 rt, S e,,r v� a cn , 30' LS •}"' .,. (A/11 -Vreid-e- g I Jun-03-99 11 : 50A P.01 • 1111111111 FAX Transmission From: Brian Keicher Questions? Call 503-650-6132 19363 Willamette Dr., #509 Fax 503-557-5677 West Linn, Or., 97068 To: 'D ovr� lM Company:C,.,L U 'acs Fax, Phone 6, . y - —7 2 c 7 Address: City, State ZIP Date: (/ ?/5 Y Time: Pages: Pages (including this one) Message: 'r-L.Q A— W`� �—�°y— '.c°`,.� —e `er..�•C Col-tAj-e--0.{) 64- t. Cr. eik---.2-e—c 9 v---e So es rtri— - !0 7ue-e- s (-"-- T'I wt SD 7. ss s i3 a ILA. AAA__ 62 a-�- D.�, Jun-03-99 11 : 51A P .02 -99 11 : 41A _ P 03 • • ds�, t'0' 18-t z ' soN(RE3£' • c� 6 . ?.., tl t•-1E - 25• , 1 ' - s ` -: . , 12" IN N / s r O HOUSE j'.• ,�� 14" CO 0 Trees to be perserved : r 1; 1^ t r y k No . 16 38, 41 __ 10' i'� 13 0. la sr it.qf-, _! _ `l)rr' j,•: ,:n ., %, 12-© u- } ' ,; ,% i L 1 j 2- ... xi �S�• ,l .. fit• zD . ., 12� `.....:1:41).i .,..: ..FENCE ?S� `;ter`' 21 2. 2 / • . 12 tw:., t •ID x �3 12 e..)`'1 10. NI .•• 'S u CV CV ''• '� . t. 2 o� t 2• r . Co; ---.- - )t li . *19 . . .... • '' . N... i: . J 1' 1. , l 3 0. ,;r:~18' 1 0 = .0:'.e.'"'.'' .6) ' I 0 , 4 - 10� 45 oe • ..,..`.'i---i.. ., :y^, 12' lir - —111L___ II., : .....1....-.1, .... ‹. -,.; . --1.... *::. i PLk 24 L — Y ' ' N 8 7' 4"W 109.50' be-j141 Po r---‘4'r- 4.7b +-i,-,..IL s t f - .. B! ek• — • GONZAGA 1O".,...512# • 1:- r-s3° o STREET• (VACATED) /'9/ 9 '? C�.-ry►'yt----u'L...c.0 try --0....„.„1.....t...i.->,____. U r 3 I . Jun-03-99 11 : 51A P .03 TREE& PLANT PRESERVATION/PROTECTION PART 1 - GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists(ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture(ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect alt trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction re uirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. • Jvn-03-99 11 : 51A p*_04 " ` ` ' . BENTREE.XLS • Bennett/Porter Office Bl 6/3/99 T-ree Mitiga-ton Schedule—.'- - -------~-------------------'-'------'------'--'------ --- _______ _ ___ ____-_--_-_ __ _ Tree Sizm Savm Save ° / ---______.__-__Mitigate_ __-- -_'___--- -______'.- . -_-._.�-__-_--___---------- - _ __-__� 1 -----2--' _ _ -_--' . _�--_--_ 8! 18 Fir Mitigate 18 10! 16 Fir Mitigate 16 ~ ` ^ i �� 2� F� 20 �-_--_- - __ - '_-_ ._� - - -- - ---__- ____-- - - -_ 14 '--____--_-- -_--- .. __- 15 13 F� 13 �___-_ -__�_--_--_�---_ Mitigate _-__'___-- 16 20 Save 20 __-- � -_-- --__'__---__-__--_�----_--_ '--___--~-_-____----_---__ �� - ' - _� __'-_---� ___-_ - _ �� �----- | -'--- '----------- ---' 19| . um' 20L _--- __- _-- -_-���'_ --_-_---_-_ � 32 -- -----` �----� -- ' - ' ---L---- ---------'-------- 23: . - ------------------- ------ ---- ---- _- -- ' _- 25 19 Oak !Mitigate 19 27 19 Oak Mitigate 19 33 14 Oak Mitigate 14: 34 35 - ___� _ ___ -__. -_ --__- -_ - - �� _--_' _--_ 38 13 Save 13 �! __----�___-- -- _-- . /�� � ------'' '-------^'-- - -----' - - --'— --- - 4 � ' ` ��! \ ` --- - -__ _-� __'-- '_- _-----� ��. 41 ��'��� Save 1� --� __�� _- __-_ --- ,�� 42| -- --------�' -_-_- -___ ---_ _-�'-- - �J'' �� _ __ _-' - / 44 --T --�--- - .- _'__. __________ '--------�__'_- ._---�--_'_'-_' �. / _ -_. ---_��'_�-_� -_- �-m-�-_ 16 � / 0 '-_ -- --- _ e,u��"- 220 83 137 /(17 >= p- � r Page 1 v'\ ' ;- r` 1 MA r . •16.e. tr :, . TOPOGRAPHIC SURVEY n •.1:„ ,.4:...,:7:,... • . THE E. 9.5' LOTS 17, 18 & 22 AND ALL OF LOTS 23 THROUGH 28 - - BLOCK 30, "WEST PORTLAND HEIGHTS" ' LOCATED IN THE N.E. QUARTERS OF SECTION 1 ii`J,1 `a TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGRD, 30� • I 30' WASHINGTON COUNTY, OREGON SCALE: 1" = 20' MARCH 11, 1997 r w ., , i IEs24.67 16" :2T S12" S87•28'24E .41'., .,t.r ,�,tr • I tf.."%� ' 109.42 ;` • ' f•s` . 7 P -, ` • 1 ■= Ci •• as .q..,6, 18" x CONCRETE' • • 6• „ � • • 1 ' R s N N•K . V 18”; l• . } ' ?s LIE" 2541 -r> ,e- _ K 14" :' 12 IN N. '.. ` �N, b HOUSE ; 0 14 00l, 1 N .• `t CO 12" I 12 } • x ' ,.1 k ,•-:-1 ,t. 0 x . - 2p k x 12"\:✓ II.• i '' +. '� r I SHED 10 1 •Y- I • . x FENCE '`',/,' ! '. - . • ,....1 . . „ . , , 12" . r 11. I (A1 t O a q O• N O aJ Z o, t x ?49 •, -t. 2" 9-Jr' 18" 4 1 • �.r r JAS T 7' i I. k h l y (� ��' .g.s I�,i tY 4 +k)' 1., , 'KO SANITARY Al 24 iI�' r.; ,+ 2" 12 _ RIAI ELEV. • 10" i�`t , , IE 243, • 1:1‘..., ..,, . ._ , lei?. 18 3 ' �.- ..ice \ / { , ✓• (�. I. 2�1 � ' N87'28'24"W. ,.. 109.50' . ..-. GONZAGA ,... , ..: b STREET. . , (VACATED) - • ` moo,,; U • , e ?46+ a• ?rt' S v 2, v: 30' �S 30' . h Proposed Bennett/Porter & Associates Building - Tigard Prepared For: Brian Keicher, Project Manager Construction and Development 19363 Willamette Drive#509 West Linn, Oregon 97068 Phone(503) 650-6132 FAX(503) 557-5677 M(.777- 77.57M X11 l JUN 1 6 1999 b Prepared By: Robert Mazany, ASCA#133,ACFE Consulting Arborist Robert Mazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 Phone(503)646-0897 FAX(503) 626-2118 I w I I /dent. No. 13 k'enL No. /2 1denl. No. Il Ident. No. /0 R n Joao IL 7900 1L 28717 1L 2700 I, K7_LLC J.r... 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OREGON us•a wu a,o FILE NO. 313 DWG NAME: wre Aor77 19, 1999 1 FIX 98.189.118 r°.ci` ,* CiP99-07 69Tr AVE PLAN t PENILE P 1 STA_ 10+00 TO STA. 15+50 Con ruct 062, JJ20'U. Soo f0?/L1ri Q sta. 17451.•74 34.99'U. Construct L19 Ldeinizotht. No. 6!dent. No. 9 7L'75857 5=0.01017 � Conernuc! Cg /dent. No. 7 TL 9108 l£ 10"urn 257.56 V W iC 25580 7L 9700 Lbniia Pbrfr Sue Bennett /£ J2'out 25JIJ6 104. £73,7[96 I I 4 7991 cw Mohawk• Street Sta. 10415.83 (4 l� Sta. 1040715 EdsL bees to 18J4/5W 58th /202 I I I 1804 SW 58th Tw/otin, 044 97062 Ep4 , Qvra/d£ Q' Richard Carpenter Brook into . be remorud (TOP.) Portland, OR 97221 I /202 Ste. 15453 Cautruct 6'.ds I I Portbnd, OR 97221 Construct 53'"service aorrcrete sdeeo,+lt. exist. SS MN /� Sh• p Construe{ wheelchair Construct 6' Sto. 18+76-, Sto. 18490 ISM. 20214 5'Ct. I I fins 27 LF 4"P t I '-' SYo. 16488.06 r n E,.e� a ranrpa. (7yp,).r/7 refer aJd►.vlk. Water aw.#e Cbrxsb•Lrct Ss' I Carxslruc!SS MH S-0.0100 it- 5177 .17y" sp.+ • s. ' by LV w.O. 27 IF iN I YA I + ' ' . rte 4221 .,�� py�rr,..o , 27 IF 6"PLC' I I , �l ii't• eb .lr,s- 5=80100 Sta 20440.59, it r i .0 s- �► to , ,�' x 1��''3 �_i se,„ 17474.46 L77P .fv> Y (.':i 408.4.2 :ii ♦tt) t'+s'A r'1 h Cmsbuc. CB 11141.14 Rwlaw exist. SLO. /. ' r�' ,�` �_ . .- 1£26246• He.pavement •/r••• s 22 LF 10'Hp+ir _ _S..10'294_ _ _ _ _ _ I - s-Q 44764 in (" a e*3s - � • Q - - -�.-.� _.�._ �.�s.��._.,�_�-_ _.�1.__ I •1111- g �apirer�sLO' ,Sw� - -__j___c 4434. pavement SM. 1712 �RL _ I7 _ V 8th A+fV E N �l E _- _ rr __ n }t 1:70 Et 60320. -SYv.71 � _ _ yl Sta 20410,04$ Nth Arw.�• - - 2J LF ld"f(LWC vY Cg ; . .. • S=Q 13679 -J2-Y11 Ste. 46476. r _-�ae/md-Dame - --I---- _ ----- _.-____-- --- ____ - _ - -- _.7_7_1- _ '�.-.- - - - Sta. 204622.I5, Rt. MmW�t apart d1'W inlet. t i C fCR• -7-.- - •� • 1 -r - -/-`_. _ _ _.-• +�-- :- L- - - - f �_ si1r-L i�.. . r rr' ` s . 17462.46 MR as}• E IT - 6 .f►Y FN . .. u-4,4 4,. ∎I 0 8 th q Connect to exist. MY �, � �� , xY ub 570. JD477.91, . 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Slo. 40497.57 Sta. 10490,52&aP SY,O, 7C Z68Q7 I I J.T, Jr. d' Therese Roth Construct CV ED? wader Fns 6' 1 T, Jr. k Theresa Roth C 26526 EE ^ O 7L'268.46 /26270 SW 72nd Avenue /200 7C 258.47 PLC 5 10107 126X SW 72nd Ave. /200 II 6 £ 10"in 265.26 Tigard, OR 9722.5 1£ 10"en 25730 349.102 Rt. S f2'out 26596 IC 12"out 25_7,0 Q Tlgord, OR 9727✓ f1a4 I I I SM. 0493012 Cl. Z I. PLAN CURB RETURN CURVE DATA Ti 8800 W /dent. No. 24 saute. _� I I 5e� _ 111V,.. FL 8700 I I k 1-___ Remove d' s exist curb Na Rob ua O.1k SCR 4/4 0472 30r/4 CCP J16U7 SW)Ind 0444/11X7, Jr,J. ,b' tr Noyes kbfh Note:Fna/locations of Sanitary , t 2500' 89 57 J6' 256 91 257.33 225772 2255 47 25658 Tigard, O4 97225 14 126(047 Sac'72'W Art. 227 / Sewer d' Weds,SemL�as to Chain fink /dent No. 22 25.07' 82 SAJ6' 25729 257.65 23812 238.57 ?58 BO fy �J Tigard, 044 97223 be determined,;+ ye field. I VI Q 2507' AS7071' 158.917 1:Sb'BO P39JJ 739.86 260.19 a �� and I LorldmI Inc, 25W' 9017274" 258.61 258.56 259.07 259.43 259.84 efde+dk. 2507' 90170190" 267.01 267.31 267.67 26603 268.57 I I ' 217 Bar 2.5970 _2500' 90'00!040" _ 26557 26546 26550 26861 2687) E/sc box, f� I Tigard, OR 97281 t ` t • -- ecI L, 7L 8301 ✓1. ✓. & Theresa Roth Ip 12600 SW 72nd Ave. /200 rl Tigard, OR 97223 I _ Coss 8 Boc4 Zf SS I c..• I w ' 1 Q'oss 8 Bock12/St.O. {I I ..... --s•: 4-- -p,R `+2-R� - c �' }q 4b R� NO'i (n C.1 p R Rs h k Q e h • G o o< grader 8 88 �� w 1.S.~ W `tl ci� �" W 270 he 8*$ ro� oN �iG Ih 270 0 C �" h ',al mry• h Ci4 ,� I 0301.rr _ 0.01110 44 � l'i h i r\ n"� ^b h 4 W W 0.02680 0.01060 e 265 b3 8 N 7 S '"•a h �" �^ 4.LUr64 0.40000 * h 4.40240 �d 265 � N - N W 4.40200 11;h NAM ^' G h 1:, 4' •ru , d0 0.00700 `O�' g 0.03600 0.0.32 k 260 ^I O.o3859 I,- �:r 0.03760 ®, __I�� h 260 1111.111111 cop of cud, � o.r ,y7 Remove e - p drToh isrct. 255 1 75. 5-4.02493 �_ A 041 !f 255 . f � !d E261.50I • _ .e Grote 257.64 I- f5"S 261.00 I u 250 - - - - ��--__ If e's 2 00 250 Plug& abandon PROFILE li .par. 15"se4. Scale: .1 i 320' PLAN REDUCED TO 245 r -�' 255.46 w >''e�tw.47 18+00 19+00 204-00 ONE-HALF ORIGINAL SC'LE 245 1 Grote 82 15"N 251.35 2 12'n (Ed•W) 252.92 Ar C"S 249.29 ,f 13"S 257.le lE 15"in 7520 !E 15'our 131.60 240 Exp. 12 J1/99 WY 3�- �- 69th AVENUE L.I.D. '"0,r x,14. DE HAAS ,:; 7� °''@` s� •�.a ssociates, Inc. Ai, STREET & UTILITY IMPROVEMENTS s 235 14171E c •L1.1-JAL STREET 16+00 17+00 _ `k•, .+s` FAX ��0 CITY OF MARC) ENCINEERINC DEPAR MIEN T - SHEET OREGON as a.IN41 4.a FILE NO. 313 0WC NAME: NJ. rd/ 19, 1999 I 98.159.2218 ��o.t�'is-7«n ' 69TH AVE. PLAN : PROFILE PL act AP FILE rrc Paq a-1, CW99-07 5TA. 15+50 TO STA. 20+75 JogEtt l aza j and cAsoeiatEs azz and l'ancLapE Consul'ling SET TCCE MEMORANDUM TO: Brian Keicher, Project Manager Construction and Development FROM: Robert Mazany, ASCA#133, ACFE Consulting Arborist DATE: June 8, 1 1999 RE: Proposed Bennett/Porter&Associates Building—Tigard I have completed my preliminary site and plan review of the proposed building for Bennett/ Porter &Associates at 12555 SW 69th Avenue, Tigard, Oregon. My associate, Jan Michael DeRuyter, and I conducted a condition/risk assessment of all trees on the site with diameters larger than twelve inches. These were confirmed and adjusted in the field on June 7, 1999 to conform to the City of Tigard requirements for measurements at four feet above the ground and to the nearest one-tenth of an inch diameter. There are twenty-two trees on the site in this category: Ten Douglas Fir, eleven Oak and one Ash. The following is a condition/risk analysis and mitigation recommendation: Tree 2 Fir— 18.6"diameter—Fair condition. This tree is somewhat stressed from fire scorch but can be retained. Tree 6 Fir— 18.7"diameter—Poor Condition. This tree is fire scorched and in severe decline. It has a weak triple stem crown indicating a serious failure potential. It also has several trunk ruptures and some conk evident. Though designated for retention, its condition dictates it be removed without mitigation required. Tree 7 Fir— 18.3"diameter. It is severely fire scorched with serious trunk decay from the ground to eight feet. It is also severely stressed and has a high failure potential. This tree must be removed and mitigation should not be required. Tree 8 Fir— 17.6"diameter—Fair condition—Mitigate. Tree 9 Fir— 13.3"diameter—Poor condition. It has a weak distorted top at 30' with an unacceptable failure potential. It has some trunk wounds and ruptures contributing to the stress evident. Mitigation should not be required. 0. _Box 1305, 13EavEZto12, (2E9on 97075 • (5o3) 646-0897 Brian Keicher, Project Manager Construction and Development June 8, 1999 Page Two Tree 10 Fir— 16.2"diameter—Fair condition—Mitigate. Tree 12 Fir—20.1"diameter—Fair condition—Mitigate. Tree 14 Fir— 12.2" diameter—Fair condition—Mitigate. Tree 15 Fir— 12.8"diameter—Fair condition—Mitigate. 1( Tree 16 Oak—20.1"diameter—Good condition—Retain. Tree 21 Oak— 13.1"diameter—Good condition—Mitigate. Tree 25 Oak- 19.2" diameter—Good condition—Mitigate. A, Tree 26 Oak— 12.4"diameter—Good condition—Retain. Tree 27 Oak- 19.6" diameter—Good condition—Mitigate. Tree 29 Fir— 13.0"diameter—Poor condition—Has multiple tops with decay—High risk potential—Mitigation should not be required. Tree 30 Oak- 18.2"diameter—Good condition—Mitigate. Tree 33 Oak- 13.9"diameter— Good condition—Mitigate. Tree 34 Oak— 12.4"diameter—Good condition—Retain # Tree 38 Oak- 13.7"diameter— Good condition—Retain. Tree 39 Ash— 12.4"diameter—Fair condition—Mitigate. Tree 41 Oak- 18.5"diameter— Good condition—Retain. Tree 46 Oak— 16.3"diameter—Good condition—Retain. Brian Keicher, Project Manager Construction and Development June 8, 1999 Page Three The following summarizes the diameter inches and recommended mitigation: Total diameter inches—22 trees 350.6 Diameter inches of trees to be retained— 7 trees 112.0 Diameter inches subject to mitigation— 11 trees 175.3 Diameter inches of trees whose condition dictates removal and mitigation questionable—4 trees 63.3 This includes two trees whose diameters total 37 inches and were designated to be retained but have a high risk potential and should not be retained nor mitigated. I trust this information will be sufficient for your needs at this time. Please contact me if I may be of further assistance on this project. I am enclosing some site specific requirements to augment the Tree and Plant Preservation/Protection specifications attached. Site Specific Requirements Proposed Bennett/Porter& Associates Building 1. Tree protection fence must be installed prior to the commencement of any activity which may be potentially injurious to trees and vegetation to be retained. Fence placement must be verified by the Project Consulting Arborist and remain in place throughout the duration of construction. Any necessary intrusion into the tree protection zone must be approved and directed by the Project Consulting Arborist. 2. All trees to be retained must be pruned to ANSI A-300 Crown Cleaning standards for deadwood removal and crown thinning not to exceed fifteen percent live tissue(branch) removal. This work must be done by qualified tree care firms employing International Society of Arboriculture Certified Arborists. 3. Additional therapeutic care may be required as determined by the Project Consulting Arborist from site monitoring observations. Jun-09-99 01 :O1P Y--, `", P .03 BENTREE.XLS 6!3/99 Bennett/Porter Office Bldg. _ Tree Mitigation Schedule' L -- HSpec' " J ".l ' 13 � :Tree Size s ",Mitigate_ 1 2 j 5j, L 18 Fir 9ave2E7 18i/ — v i' 3 t 4 1 5 6 Fir Poor 19 ' 1 7 Fir Poor '18" 18,Fir f Mitigate $ Fir Poor 13.5" 10 .�}Fir 1.Mitigate """1111111 11 — • 12 - a, J 20 Fir Mill• 4 120 13 14 2 ,u 11111MOMIFZEI Fir Mitigate 13 _ 16 20 Oak " xi 20 17 i. 18 -- 19 —, 20 22 23 ala 24 25 Oak Mitigate ) Q, 26' s _ t 27 - 19 Oak ,Mitigate ) G1, G 19 Ft - 28 nio X 30; e, g 18;oak Mitigate 1 : -a 18 31 _32 3_4_13,1_11 Oak Miti to J 3, • 14 341 _ ' a . ) ,y 35" i - 36 �. _ 38,)3, 7 13 Oak Sam r(-J Al 13 7 39 )2,y A-r/0- �T 12, y • 40 R e4.,K 42 je S 16 Oak 'Save- gr.94 46 MP Oak -'7/L'... 16. i 354 ,4 /12, d ii 5,3 t 333 Pape 1 2 38'.6 4, 1 TREE & PLANT PRESERVATION/PROTECTION PART 1 -GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection,and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture(ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical,but in no instance closer than one foot behind required construction limits. Fence shall be 4'visibility plastic on steel posts placed no further than 6'apart extending no less than 4-1/2'above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage,vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials,and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3-EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones,tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native soil within the Tree Protection Zone(within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures,housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4-PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support(cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. PART 5- POST-CONSTRUCTION TREE CARE 5.01 FERTILIZATION/AERATION A. Aeration as determined by the Consulting Arborist may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees retained within the project limits will be required following the completion of construction to National Arborist Association Standards. The timing of this fertilizing will be determined by the Consulting Arborist. Prepared by: Bob Mazany ASCA#133 Consulting Arborist Robert Mazany and Associates P.O. Box 1305 Beaverton, OR 97075 (503)646-0897 [ . - ' - , - - . ... , BENTREE.XLS Bennett/Porter Office Bldg. 6/15/99 Tree Mitigation Schedule Tree Size Species Status Retain Mitigate Caliper Caliper 1 2 18.6 Fir Retain 18.6 3 4 5 6 18.7 Fir Poor 7 18.3 Fir Poor 8 17.6 Fir Mitigate 17.6 9 13.3 Fir Poor - 10 16.2 Fir Mitigate 16.2 11 '1 re- 11 12 20.1 Fir Mitigate 20.1 y i r 13 '' • `1-/ = 53 14 12.2 Fir Mitigate 12.2 15 12.8 Fir Mitigate 12.8 16 20.1 Oak Retain 20.1 ;■ ,,11 �- 5-� 17 'J 1.( V�(L K 3 18 ii 20 ►2 21 13.1 Oak Mitigate 13.1 22 23 24 25 19.2 Oak Mitigate 19.2 26 12.4 Oak Retain 12.4 27 19.6 Oak Mitigate 19.6 28 29 13 Fir Poor 30 18.2 Oak Mitigate 18.2 31 32 33 13.9 Oak Mitigate 13.9 34 12.4 Oak j Retain 12.4 35 36 37 38 13.7 Oak Retain 13.7 39 12.4 Ash Mitigate 12.4 40 41 18.5 Oak Retain 18.5 42 43 44 45 46 16.3 Oak Retain 16.3 350.6 112 175.3 39% Pagel 01-1...11...r. ...IV, Tfi.......• I e N.,,• ....... .• •... - --•- . LOCATED IN THE N.E. QUARTERS OF SECTION 1 iii, is . TOWNSHIP 2 SOUTH, RANGE 1 WEST, , WILLAMETTE MERIDIAN, CITY OF TIGARD, . WASHINGTON COUNTY, OREGON SCALE: 1 " = 20' MARCH 11 , 1997 • I 4 % • \.. 1. \ 1 \ 1 1 . \ , I. \ .. ',.. . , - IE .4 254.67 k ,, , ,c v, . -• .. . ......_. 12" \ 12 OUT S. ••• 29 10- 10- 10. • \ i ' 18" , \ ti: :.',lig-‘,,r. - • 4A , , S87'28'24"E -4,,,-'11, ' J1 .A\c- ...,.. , ,/..... - "4 ;''It'.-• : 'i '..i'.','0 ' -,ir, : A' ;V . ';,-.3 el; .t '.',-.. , c5 109.42 ..-',.% ,,,,\. ., 1.‘, 7 ,, 4.---. ■ 0 ei) -. ,.., i.-.:,. sk - • ... . . 4 ,, '•li \ ' • , , •C-1,,, VI (.3 • - . . . Os 0 18" z .74 x , ' CONCRETE' •• ...), . 80 . 4,. .. -,.. • • • • , • . • . • a • _ . .• . .,,.. c.4 0 1 00, . 2.) IE 4. 254 17 1 N ....".. ., ...\. , ...,„, . ..,:-..,. .v. :-. s 12" IN N. 4, c...., ",, \,/,/ /, • e'''' '' , / / 14 /,/,' I- , —• I N (.: in 0 / HOUSE „/://:, ;,'•''' . \ 0 /., ,. _.1.7Itti471;;x\c/:,1>11040:44:k.,..4..:ves.1 4. 1 0. 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I V Z.': -1,....)i ,* ..c,.: ' . :.,. i - '16 ' L: • ' 't 1 lr , V 8728'24"W 109.50' ; ...5 . • - _........ 1 ----. IzAGA 10" .• 10" STREET 24, .. s , (VACATED) , ,_, . ; 1 U — — - LN, c., . a V) . - 30' 6 Jul -07-99 06: O1A P .01 Ii.. FAX Transmission From: Brian Keicher Questions? Call 503-650-6132 19363 Willamette Dr., #509 Fax 503-557-5677 West Linn, Or., 97068 To: 5j,::„. R6�..2s� �.�a k 1 A550- d^.+►a-- Company: G1/4.-k.,\ -� w� Fax, Phone F x Ce3 - 711 -7 Address: City, State ZIP Date: 7(-)/S 5 - Time: Pages: Pages (including this one) Message: 1 . R_Q_cc,,A9,Q Data ro 3 4,N.t - S c p ..P Les-t 3 , CJ - .46 4 S. Jul-07-99 06 :O1A P _02 STATE OF OREGON �r County of Washington SS ;J I, Jerry R;:4=4anaon,:Diriedtor of Assess- rnent and .Taxattdn and Ex-Officio County Clerk for-Said county,do:hereby Certify that the within instrument of writing was:received and recorded in book of records s of said county. Return Recorded Document to: ` " R&D Property Development, L.L.C. 7991 SW Mohawk Jerry R. Hansonfipirector of Tualatin, Or., 97062 l ssesement and axation,Ex- OfficioCounty Clerk File No Doc : 99080565 Rect: 235060 16.00 07/06/1999 02: 16:27pm DEED RESTRICTION FOR THE TREES THAT SHALL BE PRESERVED This document replaces Document 99067932, recorded 6/3/1999. The trees shown on the attached exhibit will be maintained in perpetuity as a condition of SDR 97-0013 for the property located a 12559 SE 69th Avenue, Lots 23-28 B30 West Portland Heights plus part of L22 B30 West Portland Heights further described in doc # 99-47881. This deed restriction shall not preclude removal of trees as the result of natural causes such as disease, decay, wind or danger to persons or property as long as they are replaced. The above causes shall be certified by an arborist prior to approval by the City of Tigard. IN WITNESS WHEREOF the parties have executed this Agreement the date and year above written. GRAN O ' By S\. By 4 �..� owner own-r STATE OF OREGON, ) )ss County of Washington ) Dated this j 1`91 day of J( i, f , 1999 Personally appeared the within named Sue Bennett and Deni Porter and acknowledges the foregoing instrument to be voluntary act and deed. Before: Shg,iL k , J Notary Public for regon My commission expires: Yi(�"(� ' OFF/CIAL SEAL 4'� ' SHANNON MAYFIELD - NOTARYPUBUC_OREGON • ;, COMMISSIOM NO.053225 MY COMMISSION EXPIRES APRIL 17,2000 !, ,. . Jul -07-99 06:01A P . 03 _ ,..-- , • \ . . ••••••,..._....._•-•-- • *- ' -- -• . \ 12" OUT S. x s,k..v:1„..115 ... " • 2-9 . . 18- 12" e."Ni );.:-.. '\ . . 10.' 101'. 10"' -- \i ,,/ • ''.--. . '// • ir • :'1/4-.Vr...... ",%—.?"—r•---4:::: S87'28!2.4'!E.ci...4 "1,1 A i., . '-::: ' ., ':-'[—.. ' 1 . ,11, ,./. =.1.../...1,...t.,;:-..:• •••••-• .*- 4 _----_____ .r ,.;.. 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" • , ..— .,, r 'S .. .- 10° ..e IN, J .1 V) ,\i 4.6, i,' . •'! •• •• ,, ',Vn. • 12 i' . 1 ' kr , ki ,. . 12- - 41.,;;.-.,....- ' - ,-. 3;11.- Au Q.. /7.11 1 • . '1....".'r.../1",-•:-.;- ( Ii, i 1 .. .. .-- •.,, . in; i ,..\ .k.%1 t 1 :, -• 12 ' ' 1r ) % % .. .. ! k‘ k . .., En' ' . . . e 4, % •. i • i co) , .. , 12" ke - 1 -P.,..*Or % x-1 . - . . . . ., 1 . .,5-Q. --.... . • ...- . - . . - 24" .. , . •.•. ..• . . • • x .i.)..' - 12" ..... '.2-•- L .. „.. .1 • - ' 7.1"' SHEC7 10' .. . -- --... a- '' . ;4; ...•:.r -...-. ,......:::• , • -- ' -. --Cy i-: 1- • \. . . ;i. i a./ . . x7-FENCE ••'',S, % "? *: '••••1-4,.."‘• , / .0.:-•` 1 22 1 .i.„ . 12" - ' --• %. o''t.', , .., 4, ...% % .. i A .•••.,-:',-..... 12" . ••;.'ti•--. ...•. ! • 't . , • 12 t. -.. •a, I .i..A.•.::: '---- • '-';' •- ', •,1 ) , .. . (0 . L.L.; I •",r‘f.,.1 . . 0 .7. ';''1 ....t..s, 0 k '''.. 4 ..1 . . ' . s (0 ' .?‘50 i r .''t? •-4".... Pr) I 1 0 .t•• .. .4::.‘1‘'' ...t."' Ur LIG?. '. .','..; i.'".., Ilk. t4--) , . ..a / . (I.-11"i. 18" : - •,, tr) i,_ t..• 1 1. " ' . • ' (N/ -, . Pr') -.47. _ ,•••.1 •-- .0 .., X 12"\-1..--*•`4 — CV , - . • % 1 .. - 'i `, '''. .., - (1) 0 -- - --• ., .___ .,. . ......, Z 127:.••;.` '1,4::-..1111...o':. . .• 24" -• , i . • , , ..t c%...1/,...„„ . \\1■11 .1 1.-jPfl 12" , , -- x ' .. -1 I ' p• 4. i .0, . . <119 . . .... , ..., , o • \ ... .-. ..: "1:-...., r 4/. ,..‹*• \ .\Yol „ 4... ' ..1 ', I _ . - . _. 1 1%, ' ..., to ._.....i `....1(...)-4-18" --le' 1 1 i ,/ 12" - - 4 - -:--. 10" ••):••••• • 1. . rl,„2. i.. I . , 4.:v4,, ,. ...`, k "..-. .4..; '....‘-v•' . 1 't •.. - V, •rs. .i.,...!I , 't t, ‘,..1....:0.,.%.1...._. • . . . . 10.; ."+1. c' 6''•W. ' .1 1..;.;•-. ....1.,-e.:: '.: J1;1/.,. 12" ':.. re;.) 1.0.pi' I , c .-. . ... • ' • ; 1 1 , .. .. ., .. J.:, 10' : ... ' I F'' ' -'•.1 .1 , 1 • -.-., ' #2)S 1.,,x,..1 :... ..,,,,,....., %.1 , t.) I .''It': %.1 . .,1.:- ,•,-. ,v4.16 i, - -I,,. * : "- IP)I ••• 1 2-i!.....' --. lw' li % ..i : ..,* -, -• :;--1- 1 10.. ... ,.,.,... 10 -... •-i. . '.• . r , %. 10 i.,,-, c -e, .,40k• 10q; '4i .‘-' ,JI;•• . 1 r:.. •:-. .r. li i; ‘ . . I ( 1 1 Bs I '''• 1' .1*''' " 0".• ........1 ', ■, 0. . .. \• • 1.1111.W . . .,...4 -'14C :.1 ,1 '`.... ....,' '. •\ -.1■, . N87'213124"W 109.50 . . \ .. ....t.:,,.. ; . Ett GA i." •_. •, • .,.. ,. ,, ,0- -. . STREET -2 2„ . .s, 1 I 1 I I t.,1 • Jul -07-99 06 : 02A P .. 04 BENTREE.XLS Bennett/Porter Office Bldg_ - _� 6/15/99 Tree Mitigation Schedule--__-- -_-- Tree Size _- Species Status Retain Mitigate ;Mitigate _ Caliper Caliper :Caliper . 1 Fir Oak/Ash 2 . 3 4 --- - ......._.. 5 -.-...___. -rP-..o ..-__ -... 6 18.7;Fir or- 7 18.3 Fir Poor �.- - 8 -- 17.6,Fir Mitigate -_-_- 17.6 9 13.3!Fir Poor - -- i - --- - 10 _ 16.2 Fir _ Mitigate ___-..__.. 16.2-- - lf 12 20.1.Fir Mitigate 20.1 14 12.2.Fir Mitigate 12.2 -_ 1.5. .. .. .1.2.8 Ar- . Mitigate _ ' 12.8 16 17 -_- --......_.,._...-_.... --r- _ _.....__ _ 181. --- .. ._ - 20 21T - ..13.1 Oak Mitigate 13.1 24 25 19.2 Oak Mitigate 19.2 26 12.4 Oak Retain 12.4 27 19.6 Oak Mitigate 19.6 28 -- -- __ ._..... -- - --- ----a -t___ - 29 13 Fir Poor 30 18.2 Oak Mitigate -- 18.2 31 • --- 33 13.9 Oak _ Mitigate 13.9 34 12.4 Oak Retain 12.4 36 i 35 --- -- - 38 13.7 Oak Retain 13.7 - - -_ 39 12.4 Ash Mitigate 12.4 41 -18.5 Oak Retain - - 18.5 -+-- -- 42 -.. _ _--.---_. _-__ 43 -- - --44 -...- - -- - _ _ - 46 16.3 Oak Retain 16.3 311.9 73.3 78.9. 96.4 _- X .667 1 53 64 Credit for on-site ,11-3(r d for _.--- ....___.__,.--.....____... _---__ .. �.__ Pkinp loll x 2.5=20 -20 -Credit for on-site ___111 x1/2"=5.5" -5 Mitigation inches 53 39 __r-__. _ Fir i 0ak Page 1 Jul -07-99 06 :02A P . 05 •tea. i.i.vU rns JU oat 4tJ0 ylrlryll� U1(1 1( 1001 7-06-1999 2:1.EPM FROM JAYCEE f,EWMAN INC 50 ti& /ia:-st+ - Jaycee Monts 5is7 Mum I Dints r July 6, 1999 Deni Porter Bennetl/Porter&Associates 7991 SW Mohawk St Tualatin, OR 97062 Dear Deni: As per our phone conversation,we can provide the plants you were inquiring about and I have priced them out as installed prices. if I can be of further help please call. R ands, Debbie Newman PRICE QUOTE OF INSTALLED PLANTS Size Plant Description Unit Cost Total 13 3" caliper Quercus-mixed varieties 105.00 1365.00 18 3" caliper Pseudotsuga menxiesiii 75.00 1350.00 P.O. Box 908 Boring , OR 97009 Office(503) 693-7373 Fax (503) 663-7096 SD 97-000/3 BRIAN KEICHER PROJECT MANAGER CONSTRUCTION AND DEVELOPMENT 19363 WILLAMETTE DR.#509 WEST LINN, OREGON 97068 OFFICE: 503/650-6132 FAX: 503/557-5677 fECEIVM PLANNING September 14, 1999 SEP 1 5 1999 CITY OF TIGARD Julia Hajduk, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Or., 97223 RE: Bennett-Porter Office Building 12559 SW 69th, Tigard., Or. (SDR) 97-0013 Dear Julia, Enclosed is the approval from Lenny of Pride Disposal for the trash enclosure. (Condition of Approval 11 J). After many conversations with me and my architect,this is what he has approved. As you can see, this enclosure is gigantic, in light of the fact that our office building is only 5000 square feet. (He asked for 10'x 20') I do not understand how the City of Tigard can defer the design judgements for these facilities to the contract vendor,whose opinions are obviously single minded. His logic for the huge enclosure was founded on the possibility of unforceen expanded recycling requirements of the future. This structure is too large, unnecessary for the needs of this building, and an unreasonable cost for the building owners. Lenny would not allow a cedar enclosure, matching the adjacent fence and reducing the cost. I hope the City of Tigard will reevaluate this deference to the vendor and once again take responsibility for design mandates. Sincerely, Brian Keicher Project Manager c: Bennett/Porter m N -/. a O tt // 0 . 1,s W� 'f r muQ.L$ PLrac O 1 .84 0,o 1 k)4,21-1. Cn..1, wc.. a'3 5'41171A14'‘ . • rA c PROVIDE 1' DIA. • e/' LONG GALV. tit ri PIPE EMBEDDED IN CONCRETE ,,' I FOR CANE BOLT a °i / 1' X 18 GA. PAINTED METAL i GATE (BOX RIB, PAINTED) J -t /` -• GATES MUST BE ABLE -t 3 N. 4' TO BE PINNED IN THE � OPEN POSITION AT 105' ,� TO THE CLOSED POSITION n .., NI O m ' 0 (1.. i. •.., • 0 Z/ // .///. ife/J/ 0 • Q 1 O o 6,26 .7 1 . 0. in Mer "1"-X■0444 et;ftae.4•0*1411- Jun-07-99 10 28A ROBERT J . WOLF P . 01 c' IX O n I '99v cas i \' 9 1 x �s' \ E • • 0 • C ' X \ B - I x\ 0 co X ,m- 9! / � U � 6_ _ I ! ®m !_ n Cl X � I X t ) ' n 1 • c.„, 0 • :d+4"' r ,! d ., *. Vin^ .w-,?1"`tt I f' Ein, >I ; ; ±f„I xMra._ may,'1 I1 ejr-'• *7F ���,xT� !��,,�.'�f, g P s. .�r i_; ,, �a k,1 CITY OFTIGARD •f, *>�' "'"Yt 7"°Yia ,,:1 ,•i a f 1 4=N i,c,3 ¢ r. �"' BENNEFTPO ASSOCIATES INI�'±;,`j�O�C pingABetterClopm u r Shnping�i BettcrCammunity 120 DAYS=4/15/98 SECTION I: APPLICATION SUMMARY CASES: FILE NAME: BENNETT PORTER & ASSOCIATES, INC. - OFFICE Site Development Review (SDR) 97-0013 PROPOSAL: The applicant has requested Site Development Review approval to allow the construction of a 5,070 square foot commercial office building. APPLICANT: Brian Keicher OWNER: Sue Bennett & Denise Porter 19363 Willamette Drive, Suite 509 7991 SW Mohawk Street West Linn, OR 97068 Tualatin, OR 97062 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employsment; MUE. The MUE zoning district provides sites for business and professional services. The MUE zone also provides sites for major and minor retail and employment uses. LOCATION: 12555 SW 69th Avenue; WCTM 2S101AA, Tax Lot 09100. The site is located south of SW Franklin Street, north of SW Hampton Street and on the west side of SW 69th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164; and the Tigard Triangle Design Standards. SECTION II: DECISION Nofice iswhereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certaintconditions of approval. The;fmdings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 1 OF 19 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department at (503) 639-4171. 1. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at Tigard City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall construct standard half-street improvements along the frontage of SW 69th Avenue. The improvements adjacent to this site shall adhere to the Tigard Triangle Design Standards and shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers to tie the new improvements back into the existing edge of pavement built beyond the site frontage; C. concrete curb; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. five (5) foot concrete sidewalk; F. street striping; G. streetlights, as determined by the City Engineer; H. underground utilities; 1. driveway apron; and J. adjustments in vertical and/or horizontal alignment to construct SW 69th Avenue in a safe manner, as approved by the Engineering Department. 4. A profile of SW 69th Avenue is required extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 5. The applicant shall obtain a permit from the Tualatin Valley Water District (TVWD) for the proposed water connection prior to issuance of the site and/or building permits. 6. Prior to issuance of the site and/or building permits, the applicant's design engineer shall submit documentation for review by the City (Brian Rager) of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes ten (10) percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 2 OF 19 7. If the capacity of any downstream public storm convey. .e system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site water detention facility. 8. If the projected increase in surface water runoff that will leave the proposed development will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development or the developer must construct an on-site water detention facility. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permits. In addition, a proposed maintenance plan shall be submitted along with the final plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 11. Revised site and landscaping plans shall be submitted for review by the Planning Division. STAFF CONTACT: William D'Andrea, Planning Division (503) 639-4171 , ext. 315. The revised plans shall include the following: k �, ,,',;,,r- /\ r • A. a statement from the landscape architect verifying that the Autumn Purple ' :-,;� White Ash is a columnar street tree, spreading to 25 feet, or provide replacement trees that satisfy the standard, as well as, provide planting at a maximum of 22 feet; B. impervious surface/landscaping calculations, the site shall provide.aa minimum 15 percent landscaping; e = 7 - �` i C. 20-foot setback (adjacent to the single-family residence) and buffering and screening of the building.) The buffer shall contain ten (10), five-gallon; or 20, „V- one-gallon shrubs in addition to the one (1) row of trees. Section b' 18.100.070.0 states that in-lieu of these standards, a detailed buffer area C/ landscaping and screening plan may be submitted for the Director's approval ck as � alternative to the buffer area landscaping and screening standards ' -� G-" t rr€vided, it affords the same degree of buffering and screening as required by this code; D. one (1) bicycle parking space shall be provided in a location that does not conflict with the proposed landscape plan and that provides a walkway connection to the entrance; v E. the parking lot area limited to 50 percent (90-foot width) of the street frontage with aisles accommodating two (2) direction traffic designed at 24 feet in width; V F. a six (6)-foot walkway connection from the building to SW 69th Avenue; G. additional screening shall be provided along the north,property line to screen the entire length of the parking area; v H. location of all roof mounted equipment and an elevation drawing demonstrating screening of this equipment from view from adjacent public streets; (o I ex+A-4._t^n r t. • ,s- . a mitigation plan that provides mitigation of 98 caliper inches; and NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 3 OF 19 J. location rash enclosure and written solid waste hauler approval of facility location and equipment compatibility. ,u„ , CL-44-411.- .. 12. The applicant shall: A. post a bond to insure planting of mitigation trees; B. record a deed restriction for those trees that are to be preserved; C. submit an arborist report providing recommended tree protection measures; and D. construct the recommended tree protection measures for these trees prior to commencement of construction. The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a Certified Arboculturist. STAFF CONTACT: William D'Andrea, Planning Division. 13. Lighting plan reviewed and approved by the City of Tigard Police Department. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one (1)- year maintenance assurance bond for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: mylars; and a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, a diskette is not required. 16. The applicant shall either place the existing overhead utility lines along SW 69th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,895 and shall be paid prior to a final building inspection. 17. All site improvement shall be installed as approved, per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM-THE EFFECTIVE DATE OF THIS DECISION. SECTION III: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City of Tigard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 4 OF 19 Vicinity Information: The subject property is located south of SW Franklin Street, north of SW Hampton Street and on the west side of SW 69th Avenue. Surrounding properties are zoned MUE (Mixed Use Employment) and are developed with a mix of commercial and residential uses. Site Information and Proposal Description: The 19,710 square foot site had contained a residential structure and associated accessory buildings. There are a number of mature trees on the relatively level property. The applicant is proposing to construct a 5,070 square foot office building. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has proposed to construct half ('/2) street improvements on SW 69th Avenue. The Engineering Department has estimated the cost of the half-street improvements to be approximately $200 per lineal foot. This conservative estimate was determined from current bid tabulations. Assuming a cost $200 per lineal foot, it is estimated that the total cost of the half-street improvements to SW 69th Avenue is $36,000 (180 feet x $200). The Washington County Traffic Impact Fee (TIF) is a mitigation measure fee that is required at the time of development. Based on a transportation impact study prepared by David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street systems. Upon obtaining a building permit, the applicant will be required to pay TIF's of approximately $11,921. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $37,253 ($11 ,921 divided by .32). The difference between the TIF paid, and the full impact, is considered an unmitigated impact on the collector and arterial system. Since the TIF paid is $11 ,921 , the unmitigated impact can be valued at approximately $25,332 impact on the collector and arterial systems. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 5 OF 19 The $36,000 of impro. gents apply directly to impacts on the local system. It can be argued for the local street system to function to serve all properties at buildout, that streets meeting minimum standards must be provided. The applicant's proposal for improvements provides for the share of local street improvements necessary to serve this development in conjunction with the standard improvements that are required of all other properties. In other words, the applicant is paying only for their portion or segment of the local street system. Community Development Code Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with City ordinance standards. Given these estimates ($36,000 street improvements), the improvements are more than roughly proportional to the development impacts considering the applicant's responsibility for their share of the local system and impact on the collector and arterial system. Use Classification: The applicant is proposing to build a commercial office building. Community Development Code Section 18.42 (Use Classifications) classifies an office as Professional and Administrative Services. Professional and Administrative Services are permitted uses in the MUE zone. Dimensional Requirements: The MUE zone states that dimensional requirements for all commercial use types shall be the same as the C-G district. Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15 percent landscaping. The site has a width of approximately 110 feet, thereby, exceeding the minimum lot width requirement. The plans do not indicate the amount of landscaping that will be provided. A revised site plan shall be submitted that demonstrates a minimum of 15 percent landscaping in accordance with this criteria. Floor Area Ratio: The MUE zone states that the maximum floor area ratio (FAR) for all commercial and industrial use types shall not exceed 0.40. The maximum floor area permitted for this site is 7,884 square feet. The applicant is proposing 5,070 square feet, well under the maximum allowed. Setbacks: Section 18.62.050 states that no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. The maximum building height is 45 feet. Zoning setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 15 feet, well under the maximum 45 feet allowed. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions) or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1 . These Chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES.INC.-OFFICE PAGE 6 OF 19 Section 18.120.180(A)(2) provides other Site Development R. .aw approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces) and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. There are a number of mature trees on the property. Given the location of the building, parking area and accessway, as well as the grading required to accommodate this proposal; all but six (6) of the existing trees greater than 12-inch caliper will be removed. In accordance with Community Development Code Section 18.150, trees greater than 12-inch caliper will be mitigated. The proposed plan includes new parking lot and street trees. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal abuts a use that requires buffering in accordance with the Buffer Matrix (Code Section 18.100.130). Buffering and Screening will be provided in accordance with the requirements of that section, thereby, satisfying this criteria. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. This criteria is partially satisfied. Additional screening shall be provided along the north property line to screen the entire length of the parking area. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has recommended additional lighting. A revised plan shall be submitted for further review and approval, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of all proposed trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The Tigard Triangle Design Standards require that street trees shall be spreading to 25 feet with a maximum spacing of 22 feet on local streets. The trees shall be located between the sidewalk and street. The landscape plan shows the provision of Autumn Purple White Ash trees ranging in spacing between approximately 29 and 54 feet. The applicant shall provide a statement from the landscape architect verifying that the NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 7 OF 19 Autumn Purple White .1 is a columnar street tree and would thus, satisfy this criteria. Alternatively, the applicant may provide replacement trees that satisfy the standard, as well as provide planting at a maximum of 22 feet. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, screening has been partially provided in accordance with this section. A revised plan shall be submitted that provides for additional screening along the north property line to screen the entire length of the parking area. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a proposed office building abuts a single-family use, the required buffer and screening width shall be 20 feet. The Matrix indicates that where a parking lot abuts a single-family use, the required buffer and screening width shall be 10 feet. Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover or spread with bark mulch. Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. There is an existing residence on the adjoining western property. Therefore, both a 20-foot and a ten (10)-foot buffer and screening area is required along this section of the proposed development. The 20-foot buffer area contains approximately 1 ,300 square feet. Therefore, the buffer shall contain ten (10), five-gallon; or twenty (20), one-gallon shrubs in addition to the one (1) row of trees. The ten (10)-foot buffer area contains approximately 1,150 square feet. Therefore, the buffer shall contain ten (10), five-gallon; or 20, one-gallon shrubs in addition to the one (1) row of trees. Tigard Community Development Code Section 18.100.070.0 states that in-lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the typical buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening required by this code. The plans show that the building setback is 15-feet and the parking lot setback is five NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 8 OF 19 (5) feet. The parking lot Is setback approximately five (5) 1,-.t from the property line, landscaping has been provided within the buffer area that meets and/or exceeds the applicable code standards and provides the same degree of buffering and screening as required by this code. While the building is setback approximately 15 feet from the property line, buffering and screening has not been provided within the buffer area. A revised plan shall be submitted to provide for buffering and screening in accordance with these standards. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The Tigard Triangle Design Standards state that if a standard found in this section conflicts with another standard in the Tigard Community Development Code, standards in this section shall govern. The standards allow for zero (0)-foot setbacks and requires that buildings be located at public street intersections. Therefore, the vision clearance area is not applicable to this application. Minimum Off-Street Parking: Section 18.106.030.(C)(1) requires a minimum of one (1) parking space per 350 square feet gross floor area for Professional and Administrative Offices. The 5,070 square foot office building requires 15 parking spaces. As indicated on the site plan, 23 parking spaces have been provided. While 23 parking spaces have been provided, the design of the parking lot does not comply with the access width standard or the parking location of the Tigard Triangle Design Standards. Community Development Code Section 18.106.050.0 states that aisles accommodating two (2) direction traffic, or allowing access from both ends, shall be 24 feet in width. The plan shows that only the northern drive aisle, accessing SW 69th Avenue is designed at 24 feet. The westerly and southerly drive aisles are designed at 22 and 20 feet, respectively, and do not meet the aisle width standard. Parking is limited to 50 percent of the street frontage under the Tigard Triangle Design Standards. This limits the area to be used for the parking area to 90 feet of the 180-foot width of the site. As submitted, the most southerly seven (7) parking spaces require the use of the proposed access drive. The majority of this access drive is beyond the allowable 50 percent frontage requirement. A revised site plan shall be submitted that shows the parking lot area limited to 50 percent (90-foot width) of the street frontage. This plan may try to incorporate the parking lot dimensions allowed under Section 18.106.050.B.1 (Table of Standards) to accommodate angled parking. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 1 disabled parking spaces if 1 to 25 parking spaces are provided. The plan shows the provision of one (1) disabled parking space, thereby, satisfying this standard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 9 OF 19 Bicycle Parking: Set_ .i 18.106.020(0) requires one (1) oicycle parking rack space for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures and shall not be located within parking aisles, landscape areas, or pedestrian ways. one (1) bicycle parking space is required for this development. As indicated on Sheet/Page 3 of the plans, more than one (1) bicycle space is being provided, however, this location conflicts with the proposed landscape plan in that, there are proposed plantings in this location and there is no walkway connection to the entrance. A revised plan shall be submitted that provides one (1) bicycle parking space in compliance with this Section. Off-Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. This section is not applicable as the proposed office building is less than 10,000 square feet. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is partially satisfied as the preliminary plan shows the provision of a 24-foot access drive and a 21-foot access drive on SW 69th Avenue. The applicant has been conditioned to provide a revised plan. This plan shall demonstrate that any proposed access complies with this Section. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of a three (3)-foot walkway connection to SW 69th Avenue. The applicant has been conditioned to provide a six (6)-foot walkway connection in accordance with Tigard Triangle Design Standards. This revised plan will, therefore, satisfy this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The plans conflict in their information regarding whether there is the provision of a trash enclosure. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of their proposed facility. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 10 OF 19 Tree Removal: Section 1 .,. 150.025 requires that a tree plar. . the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a report and plan that identifies all existing trees greater than six (6) inches in caliper. The inventory identified 14 trees greater than 12-inch caliper. The proposed plan will be removing all but six (6) trees greater than 12-inch caliper, totaling 148 total caliper inches. Since the applicant is retaining less than 50 percent of the 14 existing trees, Section 18.150.025(B)(2)(b) requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D. The applicant shall, therefore, provide a mitigation plan that provides for mitigation of the 148 caliper inches being removed. The plan shall demonstrate mitigation of 98 caliper inches. This mitigation is in addition to the required minimum landscaping, street trees and parking lot trees. The number of replacement trees may by 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. In-lieu of tree replacement under this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing said tree replacement. Section 18.150.045.B states that any tree preserved or retained in accordance with this section may, thereafter, be removed only for the reasons set out in a tree plan according to Section 18.150.025 or 18.130.B., and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit impacted by this section to the effect that such tree(s) may be removed only if the tree dies or is hazardous according to a certified arborist. Prior to the issuance of building permits, the applicant shall: 1 . post a bond to insure planting of mitigation trees; 2. record a deed restriction for those trees that are to be preserved; and 3. submit an arborist report that provides recommended tree protection measures; 4. construct the recommended tree protection measures for these trees prior to commencement of construction. TRIANGLE DESIGN STANDARDS Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 11 OF 19 All new developmei , including remodeling and renovation projects resulting in non single family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle within both the C-G and the MUE zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. STREET CONNECTIVITY: All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option a. Local street spacing shall provide public street connections at intervals of no more than 660 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. There are eight (8) intersections along SW 69th Avenue, not including the proposed SW Beveland Street extension on the Tigard Triangle Street Plan, thereby, satisfying the eight (8) intersections per mile requirement of section (a) of the performance option. The local origin is defined as the driveway. Southwest Hampton Street is classified as a Minor Arterial. Since SW 69th Avenue intersects with SW Hampton Street, the proposal meets the vehicle and pedestrian trip standards of sections (b) and (c) of the performance option. Therefore, the proposed plan satisfies the Performance Option of the Street Connectivity standard. SITE DESIGN STANDARDS: All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 12 OF 19 Building placement on i),,uior and Minor Arterials and th. .reet - Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. This criteria is not applicable as SW 69th Avenue is not classified as an arterial. Building setback - The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The proposed plan shows the building setback a maximum of ten (10) feet, thereby, complying with this criteria. Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. The L-1 landscape standard states that landscaping along local streets shall comply with Section 18.100 of the development code. The proposed landscape plan meets the criteria of Section 18.100, thereby, complying with this section. Walkway connection to building entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. As indicated on the preliminary plans, a three (3)-foot wide walkway connection to SW 69th Avenue has been provided. A revised plan shall be submitted that provides a six (6)-foot wide walkway connection, in accordance with this section. Parking location and landscape design - Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50 percent of the street frontage, and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed parking lot is located on the side of the proposed building. The parking lot occupies 112 feet (62 percent) of the 180 feet of frontage on SW 69th Avenue, in excess of the 50 percent maximum. A revised site plan shall be submitted that shows the parking lot area limited to 50 percent (90-foot width) of the street frontage. The L-1 landscape standard states that landscaping along local streets shall comply with Section 18.100. The proposed landscape plan meets the criteria of Section 18.100, thereby, complying with this section. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 13 OF 19 BUILDING DESIGN S 1DARDS: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. Ground floor windows - All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. The Building-A west elevation ground floor wall area contains approximately 354 square feet, thus, requiring 177 square feet of windows, display areas, or doorway openings. The east elevation (Sheet 5) shows that approximately 312 square feet of window area is provided. The proposed plans comply with this requirement. Building facades - Facades that face a public street shall extend no more than 50 feet without providing at lease one of the following features: (a) a variation in building materials; (b) a building off-set of at least 1 foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. As indicated on the proposed plan, the 60-foot building provides three (3) columns as design features, in compliance with this section. Weather protection - Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard- surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. As indicated on the site plan, a covered canopy have been provided in accordance with this standard. Building Materials - Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The plans (sheet 5) show that the exterior material is brick, thereby complying with this section. Roofs and roof lines - Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. As indicated on the elevation plan, the roof has been designed in accordance with this standard. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 14 OF 19 Roof-mounted equipmem All roof-mounted equipment m►. Je screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant shall submit a revised plan that shows the location of all roof mounted equipment and an elevation demonstrating screening in compliance with this section. SIGNS: In addition to the requirements of Chapter 18.114 of the Development Code the following standards shall be met: Zoning district regulations - non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.114.130 D). The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Sign area limits - The maximum sign area limits found in 18.114.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant will be required to obtain a sign permit. Compliance with sign standards will be reviewed at that time. ENTRY PORTALS: Entry portals shall be required at the primary access points into the Tigard Triangle. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72"d; 1-5 and Dartmouth; Hwy. 217 and 720d; and at the Hwy. 217 Overcrossing and Dartmouth. This site is not at one of the designated areas for an entry portal location. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. This site is not at one of the designated areas for an entry portal location. LANDSCAPING AND SCREENING: Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are define in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC. -OFFICE PAGE 15 OF 19 L-1 Low Screen - Foi feral landscaping of landscape. and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 1/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90 percent opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. As discussed previously in this report, L-1 landscaping standards shall be provided in accordance with this section. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2 '/z inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. As discussed previously in this report, additional landscaping has been required along the northern parking area. The additional landscaping shall satisfy the standards of this section. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW 69th Avenue, which is a local street as defined by the Tigard Triangle Standards (US). This street classification requires a 60-foot right-of-way ROW to meet the US. At present, there is 60 feet of ROW on 69th Avenue. Therefore, no additional ROW dedications are necessary. This roadway is only partially improved in this area. The east half of the street was recently improved as a part of a commercial development. In order to mitigate the additional traffic that will be generated from this development, the applicant will be required to construct a half-street improvement adjacent to this site as well. The improvements will need to meet the US and City public improvement standards. WATER: This site lies within the Tualatin Valley Water District's (TVWD) service area. There is a public water line located in SW 69th Avenue that can serve this site. The applicant will need to obtain permit approval from TVWD for water service prior to issuance of the site and/or building permit. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 16 OF 19 SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 69th Avenue that was extended as a part of the commercial project on the east side of the street. The sewer line has adequate capacity to serve this site. The applicant will need to tap the main line and extend a service lateral to the site. STORM DRAINAGE: Storm water from this site will be directed to the existing storm drainage system in SW 69th Avenue. The applicant is proposing to detain the storm water on-site in an underground pipe and only release the storm water at the pre-developed rate. The applicant's submittal was not clear as to why they are proposing detention and the City is not aware of any specific downstream problems. The City would rather the applicant not provide on-site detention if such is not needed. Therefore, in accordance with the 1996 USA Design and Construction Standards, the applicant will need to have their civil engineer prepare a downstream analysis to determine if there are any downstream constrictions in the drainage system that would result in an adverse impact to properties if additional storm water from this site is produced. If the engineer finds that there are no downstream constrictions, then on-site detention will not be required and the site storm drainage system would be able to tie directly into the public storm line in 69th Avenue. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant's plans do not show any provision for a storm water quality facility. Section 3.11 .5 of the USA standards only gives exemptions for cases where the following conditions exist: 1 . the site topography or soils makes it impractical, or ineffective to construct an on-site facility; 2. the site is small compared to the development plan, and the loss of area for the on-site facility would preclude the effective development; and 3. there is a more efficient and effective regional site within the sub-basin and in the near vicinity. The applicant has not addressed the above criteria in order to be granted an exemption. Therefore, the applicant should be required to install an on-site facility. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 17 OF 19 GRADING AND ERO: 4 CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 69th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 178 lineal feet; therefore, the fee would be $4,895. SECTION V: AGENCY COMMENTS The City of Tigard Building Division states that underlying land divisions must be removed and new legals shall be submitted. Provide a fire hydrant within 250 feet of all exterior portions of the building and provide fire flow calculations. The City of Tigard Police Department recommend installation of a wall pack lighting unit above or near the door of the mechanical room and on the north wall just adjacent to the bicycle parking area. The City of Tigard Maintenance Services Department has reviewed this application and has offered no comments or objections. SECTION VI: AGENCY COMMENTS Unified Sewerage Agency has reviewed the application and has the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES,INC.-OFFICE PAGE 18 OF 19 Water Quality: Developer should provide a water quality racility to treat the new impervious surface being constructed as part of this development. Sensitive Area: A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The sensitive area shall be identified on the plans. (A sensitive land area on this property is not identified on the City's Local Wetlands Inventory or Floodplain and Drainageway map.) Tualatin Valley Water District and Portland General Electric (PGE) have reviewed this application and have offered no comments or objections. SECTION VII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON WEDNESDAY FEBRUARY 11, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON FEBRUARY 11, 1998 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171 . January 29, 1998 PREPARED BY: William D'Andrea DATE Associate Planner/AICP Janua ry 29, 1998 APPROVED BY: Richard Bewersdorff DATE Planning Manager i:\curpin\wilNsdr97-0013.dec NOTICE OF DECISION SDR 97-0013-BENNETT PORTER&ASSOCIATES, INC.-OFFICE PAGE 19 OF 19 v • < S.W. 10TH AVENUE .-.- r. r-- _ --- --� • .0 I I `i I I• • • • ire - - - _3rcb +uro li / I .' Is4 _ i • „..,•- I `�', "PROPOSED" 3 I • u I NEW OFFICE BLDG *' 'L a .' O Z , •61 , - - -- - 'w :1 I �I 11r-�A 1 -----1/1-1* �;3 W .w••a^�q± I j` • I • • • Q L -Q �I L_.i •j V Z • co I it % /• 1 • • i• Z t : • • ti, , '1:4-4-"' 1 .i,.�..-- -..�:D2 33'Gb"W`. i 'eo osm ,• r rerooeLrEw^ �r i0/ 1. # S.W.69TH AVENUE u. � ._._ r.-, - .—-- _.-- -— _ • O U ILICENO INFORMATION BELOW: fw`•••• CO.r CiJ. Wl."••-•ti -- - - - •lS C01,PJ■ --- V -_- M��•b•.rat•[f i C C •-••ac.•∎∎.r•.l Y.CL 11.1•!•1 l•!i.•-••••Si LCC•- 1 S f-uC.:Ar..-n•■•••A YACL "'I' "' ``_Le.. '," "1` r` "a" CASE NOES]8 CASE NAMEIS]: SITE PLAN SDR 97-0013 i EXHIBIT m r N OFFICE U PORTER NG a ASSOC.,INC. MAP IS NOT TO SCALD ■ ' Gl.NT ' Ill_I I i If Wt'kl ., ...._ - DAROUTH ST III ■ a.) -t ME 111 cz ■ �► ai:m:xy�1 n'y� 1 INIFI 1 a 1 PlIggc■Ne Re we w al •...... , amnia r ( c 'r � c 1 cz ' GONZAGA 1111m• 1111 11111 MIMI Ca CM ■ Ihk 11111 ill O >1, V III 11111111111111111 lill . 1 1 i Vicinity Mali N NM 91-0013 ABennett Porter&Assoc., Inc. 1 Office Building