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SECTION I. APPLICATION SUMMARY
CASES: FILE NAME: OLSEN COUNSELING OFFICE
Site Development Review SDR 97-0007
Variance VAR 97-0011
PROPOSAL: The applicant has requested Site Development Review approval to
allow the conversion of 1 ,438 square foot detached single-family
residence and a 514 square foot addition.
APPLICANT: Mary Olsen OWNER: Same
6940 SW Baylor Street
Tigard, OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: MUE; Mixed Use Employment.
ZONING
DESIGNATION: Mixed Use Employment; 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: 6940 SW Baylor Street; WCTM 1S1 36DD, Tax Lots 1900. South side
of SW Baylor Street, one parcel west of SW 69th Avenue west of SW
72nd Avenue.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.100, 18.102,
18.106. 18.108, 18.114, 18.116, 18.120, 18.150, 18.164, the Mixed Use
Employment Zoning District Standards 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 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 1 OF 20
CONDITIONS OF APPROVAL
PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
(Unless otherwise noted, the staff contact shall be Brian Rager,
Engineering Department (503)639-417t)
1. Prior to issuance of a building permit, a public improvement permit and compliance
agreement is required for this project. Five (5) sets of detailed public improvement
plans and profile construction drawings shall be submitted for preliminary review to
the Engineering Department. 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, 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 Baylor Street. The improvements adjacent to this site shall include:
A. City standard pavement section from curb to centerline equal to 18 feet;
B. additional eight (8) feet of pavement on north side of centerline to provide a
safe westbound travel lane (this pavement section may be accomplished with
an asphalt overlay, subject to City Engineer approval);
C. pavement tapers needed to tie the new improvement back into the existing
edge of pavement shall be built beyond the site frontage;
D. concrete curb;
E. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff;
F. five (5)-foot concrete sidewalk;
G. street striping;
H. streetlights as determined by the City Engineer;
I. underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities);
J. street signs (if applicable);
K. driveway apron; and
L. adjustments in vertical and/or horizontal alignment to construct SW Baylor
Street in a safe manner, as approved by the Engineering Department.
4. A profile of SW Baylor Street 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 City's public improvement permit.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 2 OF 20
6. If the applicant/property owner can demonstrate that the existing on-site sanitary
sewer septic system is functioning adequately to serve the new use, the City will allow
the continued use of the system provided the applicant/property owner pays a fee in-
lieu of constructing off-site sanitary sewer improvements for the site. The fee will be
based on an engineer's estimate of the cost to extend public sanitary sewer to the
area surrounding the site. The fee shall be paid prior to issuance of the site and/or
building permit.
7. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of
constructing an on-site water quality facility. The fee is based on the total area of
new impervious surfaces in the proposed development and will be equal to $290.00
for every 2,640 square feet of new impervious surface.
8. An erosion control plan shall be provided as part of the public improvement drawings.
The plan shall conform to "Erosion Prevention and Sediment Control Plans -
Technical Guidance Handbook, February 1994."
9. The applicant shall either place the existing overhead utility lines along SW Baylor
Street 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, it shall
be paid prior to occupancy of the building.
10. The site and landscape plan shall be revised to provide a minimum of 10 parking
spaces. Staff Contact: Mark Roberts, Planning Division.
11. The Group Therapy Room is limited to use during evenings and weekend hours due
to the limited parking that is proposed to be provided. Other counseling services will
be provided during work hours or at times other than when Group Therapy is
occurring. Staff Contact: Mark Roberts, Planning Division.
12. The applicant shall provide a six (6)-foot-wide walkway to SW Baylor Street from
the main building entrance. This walkway must be paved with scored concrete or
modular paving materials. Staff Contact: Mark Roberts, Planning Division.
13. A calculation of landscaping to impervious surfaces shall be provided for this site after
the redesign of the parking lot areas that will demonstrate compliance with the 15%
minimum landscape percentage. Staff Contact: Mark Roberts, Planning Division.
14. The site plan shall be revised so that no vehicles exiting the site are required to back
out into the street. Staff Contact: Mark Roberts, Planning Division.
15. The proposed deciduous Little Princess and Doublefile Virbumum shrubs shall be
replaced with evergreen plantings. The Landscape Plan shall also be revised to
provide one (1) row of trees within this area. Staff Contact: Mark Roberts, Planning
Division.
16. A minimum of two (2) parking lot trees will be required to serve the ten (10) required
parking spaces. Staff Contact: Mark Roberts, Planning Division.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 3 OF 20
17. If relocation of the two (2) Japanese Maple trees is still desired by the applicant, an
arborist report shall be provided that demonstrates the suitability of these trees for
relocation and ongoing arbocultural treatment that would be necessary to ensure their
survival. Staff Contact: Mark Roberts, Planning Division.
18. If redesign of the parking lot necessitates the removal of trees in excess of 12 inches
in diameter, an arborist report and tree mitigation plan shall be submitted.
Staff Contact: Mark Roberts, Planning Division.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE FINAL BUILDING INSPECTION:
19. 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 for said improvements.
20. Prior to a final building inspection, the applicant shall provide the City with as-built
drawings of the public improvements as follows:
1. mylars; and
2. a diskette of the as-builts in "DWG" format, if available; otherwise "DXF' will be
acceptable. (Note: if the public improvement drawings were hand-drawn, then
a diskette is not required.)
21. All site improvement shall be installed as approved, per the revised site plan. Staff
Contact: Mark Roberts, Planning Division.
THIS • • •Q L SHALL BE VALID FOR 18 MONTHS
FRO ;1ECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site History:
No development applications were found to have been previously filed with the City of Tigard
for this property.
Vicinity Information:
The subject property is located on the south side of SW Baylor Street, east of SW 72nd
Avenue and west of SW 69th Avenue. Surrounding properties are zoned MUE (Mixed Use
Employment) and are either undeveloped or developed primarily with detached single-family
residences.
Site Information and Proposal Description:
The site consists of one (1) parcel of 12,500 square feet with an existing detached
single-family residence of 1,432 square feet. The applicant is proposing to convert the
residence into a counseling office and construct a 514 square foot addition. The applicant
has also proposed to convert the existing 650 square foot garage into a Group Counseling
Room.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 4 OF 20
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Impact Study: Section 18.32.050 states that the applicant shall provide an impact
study to quantify the effect of development on public facilities and services. For
each public facility system and type of impact, the study shall propose
improvements necessary to meet City standard, and to minimize the impact of the
development on the public at large, public facilities systems, and affected private
property users.
In situations where the Community Development Code requires the dedication of
real property interests, the applicant shall either specifically concur with a
requirement for public right-of-way dedication, or provide evidence that supports
that the real property dedication is not roughly proportional to the projected impacts
of the development. Section 18.32.250 states that when a condition of approval
requires the transfer to the public of an interest in real property, the approval
authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed
development will have on the public. The applicant has requested a variance to avoid
constructing half-street improvements on SW Baylor Street. The Engineering Department
has estimated the cost of half-street improvements to be approximately $200.00 per lineal
foot. This conservative estimate was determined from current bid tabulations. Assuming
a cost $200.00 per lineal foot, it is estimated that the total cost of the half-street
improvements to SW Baylor Street is $25,000 (125 ft. x $200 per foot). The applicant is
not being required to dedicate additional right-of-way along SW Baylor Street.
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required
at the time of development. Based on a transportation impact study prepared by Mr.
David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to
recapture 32% of the traffic impact of new development on the Collector and Arterial
Street system. Upon obtaining a building permit, the applicant will be required to pay TIF's
of approximately $12,780.
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
$39,937.00 ($11 ,644 divided by .32). The difference between the TIF paid, and the full
impact, is considered an unmitigated impact on the collector and arterial street system.
Since the TIF is approximately $12,780, the unmitigated impact of this project on the
Collector and Arterial street system can be valued at $27,157.
The $25,000 worth of required local street improvements address the applicants impact on
the local street system. It can be argued that 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 needed 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.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 5 OF 20
Use Classification: The applicant is proposing to build a counseling office. This use
is classified in Code Section 18.42 (Use Classifications) as Medical and Dental
Services. The applicant's proposed counseling office meets the definition of Medical and
Dental Services and is listed as a permitted use in the MUE Zoning District. Therefore, it is a
permitted use.
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% landscaping. The site has a
width of approximately 125 feet, thereby, exceeding the required minimum lot width
requirement. The applicant appears to be proposing to landscape or continue the use of
non-impervious surfaces over 50% of the site, however, no precise calculations were
provided. A calculation of landscaping to impervious surfaces shall be provided for this site
after the redesign of the parking lot areas that will demonstrate compliance with the 15%
minimum landscape percentage.
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 the 12,500 square foot site is 5,000 square feet. The applicant is proposing a
1,952 square foot office which is under the maximum allowed.
Setbacks: Section 18.62.050 states that there is no front, side, or rear yard setback is
required except 20 feet shall be required where the zone abuts a residential zoning
district. The maximum building heights is 45 feet. Zoning setbacks are not applicable
as the site does not abut a residential zone. The existing structure and the proposed
addition are both approximately 18 feet in height applicant which is well under the maximum
45 feet allowed.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the number, type, and location of trees and shrubs. A minimum of two (2)
parking lot trees will be required to serve the ten (10) required parking spaces. Presently,
one (1) parking lot tree is proposed. The nine (9) proposed Red Beethoven Azaleas are
expected to screen the three (3) parking spaces that are proposed along the westerly
property line from SW Baylor Street based on their three (3) to four (4)-foot height at
maturity.
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). This standard is modified by the Tigard Triangle Design standards
that require street trees on Local street to be a spreading variety with a height of 25
feet and a minimum spacing of 22 feet. The property has 125 feet of frontage on SW
Baylor Street. The applicant has proposed to maintain the existing 38-inch Fir tree as a
street tree. The applicant has also proposed to relocate a Japanese Maple tree and to plant
a new Red Maple tree. Because the maximum street tree spacing on a Local Street within
the Tigard Triangle is 22 feet, a total of five (5) street trees will be required to be planted.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 6 OF 20
Based on the approved Local Street cross section within the Tigard Triangle, these trees will
be required to be planted within a new parkway area between the sidewalk and the street.
The existing Fir tree does not appear to be located within a portion of the public right-of-way
where it could comply with the parkway planting area requirement for Local Streets within
the Tigard Triangle.
Screening: Special Provisions: Section 18.100.110(A) requires the screening of
parking and loading areas. Landscaped parking areas shall include special design
features which effectively screen the parking lot areas from view. Planting materials
to be installed should achieve a relative balance between low lying and vertical
shrubbery and trees. Trees shall be planted in landscaped islands in all parking
areas, and shall be equally distributed on the basis of one (1) tree for each seven (7)
parking spaces in order to provide a canopy effect. The minimum dimension on the
landscape islands shall be three-feet-wide and the landscaping shall be protected
from vehicular damage by some form of wheel guard or curb. A minimum of two (2)
parking lot trees will be required to serve the ten (10) required parking spaces. Presently,
one (1) parking lot tree is proposed. All of the landscaped planter areas are in excess of
three (3) feet in width. The nine (9) proposed Red Beethoven Azaleas are expected to
screen the three (3) parking spaces that are proposed along the westerly property line from
SW Baylor Street based on their three (3) to four (4)-foot height at maturity.
Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be
maintained on the corners of all property adjacent to intersecting right-of-ways or the
intersection of a public street and a private driveway. A clear vision area shall contain
no vehicle, hedge, planting, fence, wall structure, or temporary or permanent
obstruction exceeding three (3) feet in height. The code provides that obstructions
that may be located in this area shall be visually clear between three (3) and eight (8)
feet in height (trees may be placed within this area provided that all branches below
eight (8) feet are removed). A visual clearance area is the triangular area formed by
measuring a 30-foot distance along the street right-of-way and the driveway, and then
connecting these two (2), 30-foot distance points with a straight line. As indicated on
the site plan, no structures are proposed within the Clear Vision area as required by this
section.
Minimum Off-Street Parking: Section 18.106.030.(C)(22) requires a minimum of one
(1) parking space per 200 square feet gross floor area for Medical and Dental uses.
The applicant provided calculations utilizing one (1) space for each 350 square feet of gross
floor area as allowed for Administrative and Professional Office Uses. Because the
proposed use is defined as a Medical and Dental Office use, one (1) space for each 200
square feet is the applicable parking ratio. By adding the 1,438 square foot area of the
existing home and 514 square foot area of the addition, a total of ten (10) parking spaces
are required. As indicated on the site plan, six (6) parking spaces have been provided,
therefore, an additional four (4) parking spaces will be required to be provided to serve the
office area.
The applicant states that the 650 square foot garage that is to be converted to a Group
Therapy Room will be utilized during evenings and weekend hours which would not require
additional parking spaces because other counseling services would be provided during work
hours exclusively.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 7 OF 20
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 in compliance with this requirement.
Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for
each 15 vehicular parking spaces in any development. Bicycle parking areas shall
not be located within parking aisles, landscape areas, or pedestrian ways. One (1)
bicycle parking space is required for this development. The plan notes that one (1) bicycle
parking space is provided, thereby, satisfying this criteria.
Off-Street Loading spaces: Section 18.106.080 requires that every commercial or
industrial use having floor area of 10,000 square feet or more, shall have at least one
(1) off-street loading space on site. This standard is not applicable because the 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. Section 18.108.060(C) states that in
no case shall the design of the service drives, require of facilitate the backward
movement of vehicles within a street other than an alley. This criteria is satisfied as the
preliminary plan shows the provision of a twenty-four (24)-foot access drives onto SW Baylor
Street. A second 17- foot, 8-inch-wide driveway has also been proposed to provide access
to two (2) additional parking spaces. This portion of the parking lot requires vehicles that are
exiting the site to back out into SW Baylor Street. The site plan shall be revised so that no
vehicles exiting the site are required to back out into the street.
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. This requirement is modified by
the Tigard Triangle Design Standard and is reviewed elsewhere within this report.
Signs: Section 18.114.130(D) lists the type of allowable signs and sign area permitted
in the C-P Zone. All signs shall conform to the provisions listed in this code section. All
signs shall be approved through the Sign Permit process as administered by the
Development Services Technicians.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 8 OF 20
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 application included a written sign-off from the hauler regarding the
continued use of curbside, residential type trash and recycling containers in compliance with
this section.
Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires
that a development proposal be found to be consistent with the various standards of
the Community Development Code. The applicable criteria in this case are Chapters
18.100, 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) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use
and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are,
therefore, found to be inapplicable as approval standards.
Section 18.120.180(A)(2) provides other Site Development Review approval standards
not necessarily covered by the provisions of the previously listed sections. These
other standards are addressed immediately below. The proposal contains no elements
related to the provisions of 18.120.180.3 (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. The applicant has proposed to relocate one (1) existing Japanese Maple tree
out of the Clear Vision area. This is not required where branches are trimmed within the
three (3) to eight (8)-foot area.
A second Japanese Maple tree has been proposed to be relocated to serve as a street tree.
It appears that this tree could be left in place given that new parking lot areas that are to be
developed some distance to the west. It is recommended that both trees be left in place and
that five (5) new street trees be planted instead of relocating these trees. The new trees
would be planted within the new parkway area as part of the half-street improvement work.
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. At a minimum the buffer must contain the following: 1) a 10 foot width for
parking lots of less than 25 spaces, 2) a row of trees at a certain spacing based on
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 9 OF 20
their height at maturity and shrubs of varying numbers based on their size at planting,
3) the buffer must also contain either a row of evergreen shrubs, a five foot minimum
height fence, or an earthen berm with evergreen shrubs which will provide a
continuous six foot screen within two years. Alternatively, the Director can approve a
modified buffer plan which provides the same level of screening with a different
combination of screening and buffering elements. This criteria is not found to be
applicable to this site along its easterly and southerly property lines because there are no
existing residential uses. Screening of this use from the adjoining residential use to the
north is required and has been provided as reviewed elsewhere within this report under the
Parking Lot Screening provisions.
The buffer standard is found to be applicable along the westerly property line that is
contiguous with an existing detached single-family residence. The applicant has proposed
to develop three (3) parking spaces within a narrowed buffer area. A ten (10)-foot buffer
width is normally required between parking lots of 25 spaces or less and detached
single-family residential uses. The applicant has shown a 7'/z to a ten (10)-foot buffer width.
For a buffer, the applicant has proposed to maintain the existing six (6)-foot fence along this
property line, plant one (1) Red Maple tree and five (5) one-gallon Pamey Cotoneaster
shrubs, two (2) Rhododendrons, three (3) five-gallon Doublefile Viburnum shrubs, and three
(3) one-gallon Little Princess shrubs within a buffer area of approximately 383 square feet.
These shrubbery plantings exceed what is normally required within the size of the buffer
area. However, the proposed Little Princess and Doublefile Virbumum shrubs are
deciduous where the screening and buffering standard requires evergreen shrubs. These
shrubs will need to be replaced with evergreen plantings. The buffer area also does not
provide a row of trees. The Landscape Plan will need to be revised to provide a row of trees
within this area.
Because the existing six (6)-foot fence exceeds the five (5)-foot minimum standard and the
number of proposed shrubs exceeds the minimum standard, the land use buffer is expected
to provide the same level of screening and buffering as a ten (10)-foot buffer within the a
reduced 7'/2-foot width, where the two (2) required changes are made to the screening and
buffering plan.
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. As indicated on the site plan, parking and
storage areas shall be screened from adjoining properties.
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 no comments or
objections to the plan.
Variance Section 18.134.050 allows the Director to approve, or approve with
conditions, a request for a variance based on the following findings:
NOTICE OF DECISION SCAR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 10 OF 20
The proposed variance will not be materially detrimental to the purposes of this title,
be in conflict with the policies of the Comprehensive Plan, to any other applicable
policies and standards, and to any other properties in the same zoning district or
vicinity; The proposed variance is to Tigard Triangle Design Standards that require
half-street improvements, extension of sewer facilities and the development of a walkway to
SW Baylor Street from the main building entrance.
The Engineering Department does not find that a variance to half-street improvement
standards is warranted given the existing conditions. No specific site constraint precludes
the construction of half-street improvements. If the applicant did not construct half-street
improvements this would be materially detrimental to the purposes of the Tigard Triangle
Design standards. Except where unfeasible for traffic safety reasons, properties that are
converting to commercial use will be required to construct the required half-street
improvements throughout the Tigard Triangle. Because half-street improvements are
recommended, the finished street grades will be established and the walkway can be
constructed.
At the August 12, 1997 City Council meeting, the City Council revised the Tigard Triangle
Design Standards policy that requires the construction of sanitary sewer facilities when
properties convert to uses other than detached single-family residential uses. The City will
accept a fee instead of sewer extension to cover the applicants fair share of the cost of
constructing a future sewer line in SW Baylor Street. This is an option for properties that do
not have feasible access to public sanitary sewer facilities.
Because the closest sewer facilities are approximately 350 feet away to the east and uphill
within SW 68th Parkway, or approximately 1 ,000 feet to the south in SW Dartmouth Street,
the extension of sewer facilities is not feasible to serve this site. For these reasons, no
variance is required to the Tigard Triangle's extension of sewer service standard.
There are special circumstances that exist which are peculiar to the lot size, shape,
topography or other circumstances over which the applicant has no control, and
which are not applicable to other properties in the same zoning district; The applicant
has requested a variance to half-street improvement requirements and the construction of a
walkway from the building entrance to SW Baylor Street. The applicant states that
construction of half-street improvements would create an unsafe condition because the
remainder of the street is yet to be completed. The applicant states that a walkway should
not be required because if half-street improvements are waived then the finished elevation
of the street would not have been established. Because it is recommended that the
half-street improvements be constructed the finished elevation of the street would be
established.
As stated previously above, no variance is necessary to the continued use of the existing
septic system where public sanitary sewer facilities are not considered to be available.
C Runty Health Department approval for the use of a septic system is required. The
applicant has obtained County Health Department approval for use of the existing septic
system for this office use where no more than 15 clients come to the office each day.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 11 OF 20
The use proposed will be the same as permitted under this title and City standards
will be maintained to the greatest extent that is reasonably possible while permitting
some economic use of the land; The applicant has not proposed a use variance. This
standard is not applicable to this request. The proposed counseling use is permitted within
the Mixed Use Employment Zoning District as reviewed elsewhere within this report.
Existing physical and natural systems, such as but not limited to traffic, drainage,
dramatic land forms or parks will not be adversely affected any more than would
occur if the development were located as specified by this title; and...Due to its limited
nature, the variance does not affect the above listed natural and physical systems.
The hardship is not self imposed and the variance requested is the minimum variance
which would alleviate the hardship. The stated hardship of the cost of the half-street
improvements are not unusual or unique to this property. Other new office buildings and
residential sites that underwent conversion to commercial use have been required to
construct half-street improvements within the Tigard Triangle. As stated previously, no
variance to the extension of sewer is required due to the City Council redefinition of sewer
extension policy within the Tigard Triangle.
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 not proposed to
remove any existing trees but has proposed to relocate two (2) Japanese Maple trees. One
(1) tree has been proposed for relocation because of conflicts with the Clear Vision area.
Removal of a tree for this reason is not required pursuant to the Clear Vision standards
where branches are trimmed between three (3) and eight (8) feet above the existing grade.
It also does not appear to be necessary to relocate the second Japanese Maple based on
its location. If relocation is still desired by the applicant an arborist report shall be provided
that demonstrates the suitability of these trees for relocation and ongoing arbocultural
treatment that would be necessary to ensure their survival. If redesign of the parking lot
necessitates the removal of trees in excess of 12 inches in diameter then an arborist report
and tree mitigation plan shall be submitted.
Street Improvements: Section 18.164.030.A.1 states that no development shall
occur unless the development has frontage or approved access to a public street
and that streets within and adjacent shall be improved in accordance with
ordinance standards. The applicant has been required to construct street improvements
in accordance with this section.
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
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 12 OF 20
convenient pedestrian and bikeway system within the Triangle, and utilizing
streetscape to create a high quality image for the area.
All new developments, including remodeling and renovation projects resulting in
non single family residential uses, are expected to contribute to the character and
quality of the area. In addition to meeting the design standards described below
and other development standards required by the Development and Building Codes,
developments will be required to dedicate and improve public streets, connect to
public facilities such as sanitary sewer, water and storm drainage, and participate in
funding future transportation and public improvement projects necessary within the
Tigard Triangle.
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.
Within this section of the Tigard Triangle street were aligned in a grid with a 250-foot
distanced between streets in an east-west direction and a 475-foot width in a north-south
direction. This site has frontage on SW Baylor Street which is oriented within an east-west
direction. Because this site is within 60 feet of existing Public right-of-way sections for SW
69th Avenue and SW 70th Avenue, no north-south pedestrian accessway will be required.
Because the Design Option requires that streets be spaced at no more than 660 feet
apart, no new street right-of-way for a north-south street through the middle of the block is
required.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 13 OF 20
The design option also states that bike and pedestrian connections on public easements
or right-of-way shall be provided at intervals of no more than 330 feet. Because the site is
approximately 60 feet from the existing right-of-way of SW 69th Avenue and SW 70th
Avenue, but because the block width is approximately 225 feet in this area, no mid-block
north-south pedestrian connection is required. The southern property line of the subject
property is approximately 100 feet from SW Baylor Street. The site is, therefore, not
located within a portion of the block that would require the east-west pedestrian
connection as required by this section.
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.
Building placement on Major and Minor Arterials and the street - Buildings shall
occupy a minimum of 50% 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 an existing structure is being converted
to residential use and SW Baylor Street is not a Major or Minor Arterial Street.
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 indicates that a portion
of the building is setback a minimum of ten (10) feet with the remaining building elevation
setback between ten (10) feet and 19 feet. The standard states that the maximum
building setback shall be ten (10) feet. The proposed plan is not required to comply with
this standard because the application concerns the conversion of a residential structure to
a commercial use.
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. 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 stated within the applicant's narrative, a
Variance to required street improvements has been requested along with a Variance to
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 14 OF 20
the requirement for a walkway to the street. Denial of both variances is recommended as
discussed within the Variance review portion of this staff report. The primary reason given
for a temporary waiver of a walkway to the street is that the finished grades of the
half-street improvement are not existing. Since the half-street improvement is being
required, the finished street grades will have been established and, for this reason, there
would be no need to reconstruct a portion of the walkway. The applicant shall provide a
six (6)-foot-wide walkway to SW Baylor Street from the main building entrance in
satisfaction of this criteria. This walkway must be paved with scored concrete or modular
paving materials.
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. The L-1 standard applies to setbacks on Major and Minor Arterials on
Local Streets the parking lot screening provisions of Section 18.100 apply. The
proposed parking lot is located on two portions of the property in an area in front of the
counseling office. SW Baylor Street is designated as a Local Street within the Tigard
Triangle Design Standards. Because the conversion of the property involves the use of an
existing structure neither the L-1 criteria or the maximum parking lot frontage standard is
applicable. The proposed landscape plan meets the criteria of Section 18.100, thereby,
complying with this section.
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% 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
leve'. Up to 50% 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.
Because an existing structure is being converted for commercial purposes, and is not
located within the ten (10)-foot setback area, this standard is not applicable.
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. Because this application concerns an existing structure that is
being converted to commercial purposes, this standard is not applicable to this application.
However, the structure complies with this standard because the structure has an off-set
portion of the structure. The proposed Group Therapy Room which is presently a garage
does not have feet of length along the street frontage.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 15 OF 20
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. Because this application concerns an existing structure that is being converted to
commercial purposes, this standard is not applicable to this application. However, the
applicant complies with this standard because the structure has an existing roof overhang.
The proposed Group Therapy Room which is presently a garage also has a roof
overhang.
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. Because this application
concerns an existing structure that is being converted to commercial purposes, this
standard is not applicable to this application. However, the applicant complies with this
standard because the application proposes to match the existing non-vinyl siding material.
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. Because this application concerns an existing
structure that is being converted to commercial purposes, this standard is not applicable to
this application. However, the existing roof line is in accordance with this standard.
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. There is
no roof mounted equipment planned for this project. Therefore, this section is not
applicable.
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. The proposed sign complies with the applicable standards as shown on the
proposed plan.
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 is defined within this section. These
standards are minimum requirements. Higher standards may be substituted as long
as all height limitations are met.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 16 OF 20
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 31/2-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% 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. Southwest Baylor Street
is designated as a local street. This section requires that landscaping be provided in
accordance with Section 18.100. As discussed previously in this report, landscaping and
street trees have been 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. If the applicant chooses to meet the design option of the street
connectivity standards and provides for an accessway, this accessway shall be designed
to L-2 standards as related to trees.
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 is located south of and adjacent to SW Baylor Street, which is classified as a
local street in the Tigard Triangle Standards. That type of street requires a 60-foot right-
of-way (ROW) and a pavement section of 36 feet curb-to-curb (two 8-foot parking lanes
and two 10-foot travel lanes). There is presently 60 feet of ROW adjacent to this site, so
no additional dedications are required.
The street is partially paved with approximately 20 feet of width, but does not meet the
City's standard for a local street. The City Council has determined that when properties
develop, or redevelop, within the Tigard Triangle, that the existing public streets should be
improved to meet the current design standards. Therefore, as a part of developing this
site, the applicant should make improvements to the street to bring it up to the Triangle
Standards. The applicant should construct a 1/2-street improvement along the frontage,
and also ensure that there will be at least 8 feet of pavement on the north side of the
street centerline. At present, the pavement is offset from the ROW centerline. The
applicant will need to correct this as a part of their improvement. The 8 feet of pavement
on the north side of centerline will ensure that the overall roadway width can
accommodate the on street parking lane adjacent to this site, the eastbound travel lane,
and a safe westbound travel lane. The south half of the street shall be rebuilt to meet the
City's pavement and rock structural section, but the 8 feet of paving on the north side of
centerline may be achieved by asphalt overlay. The applicant's engineer will need to
propose a plan for ensuring an adequate pavement section on the north side.
Since the street will be improved to City standards, the applicant will need to install
commercial driveways that meet the City's standards.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 17 OF 20
WATER:
This site is located in the Tualatin Valley Water District (TVWD) service area. The
applicant's plan is unclear as to whether or not additional water service is needed. It
appears the existing house is currently connected to the public water system.
SANITARY SEWER:
This site is not presently served from public sewer; there is an existing on-site septic
system in satisfactory condition, according to Washington County. The closest public
sanitary sewer line is over 1,200 feet away from this site. On August 12, 1997, the City
Council gave direction regarding sanitary sewer service for properties within the Triangle,
especially those converting from a single-family use to a commercial use. The Council
stated that if property owners/developers can demonstrate that their septic system is
functioning properly, they can pay a fee in-lieu of constructing a new public sanitary sewer
line to serve their site. The fee would need to be established by the City Engineer, and
will be based upon an engineer's estimate of the cost to extend public sewer into the area
surrounding this site. The applicant's specific fee will likely be based on the street
frontage of the site.
Prior to issuance of the site and/or building permit, the applicant shall pay the fee in-lieu
for public sewer.
STORM DRAINAGE:
The topography of this site falls to the west and street runoff currently is controlled by an
existing roadside ditch in Baylor Street. The applicant will be required to install a storm
drainage line in the street as a part of the street improvement and the existing on-site
runoff will need to be connected into that new line. The design of the street drainage
system will be reviewed by the Engineering Department as a part of the public
improvement plan review.
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 require the construction of on-site water quality facilities.
However, this proposal will not significantly increase the amount of impervious areas on
this site to where an on-site facility is practical. In these cases, a fee in-lieu of building a
facility is reasonable. The fee will be based on the area of new impervious surfaces and is
equal to $ 290.00 per 2,640 sf of impervious surface. The fee will be due upon issuance
of the site and/or building permit.
GRADING AND EROSION CONTROL:
USA R&O 91-47 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 R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
EXISTING OVERHEAD UTILITY LINES:
There are existing overhead utility lines along the frontage of SW Baylor Street. 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.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 18 OF 20
SECTION V. OTHER STAFF COMMENTS
The City of Tigard Building Division states that accessible route from accessible parking
to Group Therapy Building is required. Fire Hydrants shall be provided within 250 feet of
all portions of all buildings. Disabled parking space shall be a minimum of nine (9) feet in
width with an access aisle width of eight (8) feet minimum. Fire resistive construction of
exterior wall shall be provided within 20 feet of the property line. All buildings shall be
connected with a handicapped accessible route. It shall be made clear on the Plan Check
process, which rooms are to be used for group therapy versus individual counseling.
The City of Tigard Police and Maintenance Services Departments have reviewed this
application and have offered no comments or objections.
SECTION VI. AGENCY COMMENTS
Unified Sewerage Agency has reviewed the application and has the following comments:
Sanitary Sewer:
The septic system is under the jurisdiction of the County Sanitation Department and
should be verified for adequacy.
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.
Water Quality:
Developer should provide a water quality facility to treat the new impervious surface being
constructed as part of this development.
This development will need to be calculated for total impervious area now that it is a
commercial property and not 2,640 square feet for residential.
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/owners
X Owners of record within the required distance
X Affected government agencies
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 19 OF 20
Final Decision:
THE DECISION SHALL BE FINAL ON MONDAY SEPTEMBER 29, 1997
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'FIL'ING OF AN APPEAL IS 3:30 P.M. ON SEPTEMBER 29, 1997.
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 .
/ ' September 18, 1997
PREPARED BY: Mark Roberts DATE
Associate Planner/AICP
714,,tcv4 e. September 18, 1997
APPROVED BY: Richard ewersdorff DATE
Planning Manager
i:`curpinvnark_r\sdr97-07.dec
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 20 OF 20
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MEMORANDUM
CITY OF TIGARD, OREGON
DATE: September 17, 1997
TO: Mark Roberts, Planning Division
FROM: Brian Rager, Development Review Engineer
RE: SDR 97-0007, Olsen Counseling Office
Description:
This request is for the conversion of a single-family residence into a professional
office, located at 6940 SW Baylor Street (WCTM 1S1 36DD, Tax Lot 1900).
Findings:
1. Streets:
This site is located south of and adjacent to SW Baylor Street, which is
classified as a local street in the Tigard Triangle Standards. That type of
street requires a 60-foot right-of-way (ROW) and a pavement section of
36 feet curb-to-curb (two 8-foot parking lanes and two 10-foot travel
lanes). There is presently 60 feet of ROW adjacent to this site, so no
additional dedications are required.
The street is partially paved with approximately 20 feet of width, but does
not meet the City's standard for a local street. The City Council has
determined that when properties develop, or redevelop, within the Tigard
Triangle, that the existing public streets should be improved to meet the
current design standards. Therefore, as a part of developing this site, the
applicant should make improvements to the street to bring it up to the
Triangle Standards. The applicant should construct a 1/2-street
improvement along the frontage, and also ensure that there will be at least
8 feet of pavement on the north side of the street centerline. At present,
the pavement is offset from the ROW centerline. The applicant will need
to correct this as a part of their improvement. The 8 feet of pavement on
the north side of centerline will ensure that the overall roadway width can
accommodate the onstreet parking lane adjacent to this site, the
eastbound travel lane, and a safe westbound travel lane. The south half
of the street shall be rebuilt to meet the City's pavement and rock
structural section, but the 8 feet of paving on the north side of centerline
ENGINEERING COMMENTS SDR 97-0007 Olsen Counseling Office PAGE 1
may be achieved by asphalt overlay. The applicant's engineer will need
to propose a plan for ensuring an adequate pavement section on the
north side.
Since the street will be improved to City standards, the applicant will need
to install commercial driveways that meet the City's standards.
2. Water:
This site is located in the Tualatin Valley Water District (TVWD) service
area. The applicant's plan is unclear as to whether or not additional water
service is needed. It appears the existing house is currently connected to
the public water system.
3. Sanitary Sewer:
This site is not presently served from public sewer; there is an existing on-
site septic system in satisfactory condition, according to Washington
County. The closest public sanitary sewer line is over 1,200 feet away
from this site. On August 12, 1997, the City Council gave direction
regarding sanitary sewer service for properties within the Triangle,
especially those converting from a single-family use to a commercial use.
The Council stated that if property owners/developers can demonstrate
that their septic system is functioning properly, they can pay a fee in-lieu
of constructing a new public sanitary sewer line to serve their site. The
fee would need to be established by the City Engineer, and will be based
upon an engineer's estimate of the cost to extend public sewer into the
area surrounding this site. The applicant's specific fee will likely be based
on the street frontage of the site.
Prior to issuance of the site and/or building permit, the applicant shall pay
the fee in-lieu for public sewer.
4. Storm Drainage:
The topography of this site falls to the west and street runoff currently is
controlled by an existing roadside ditch in Baylor Street. The applicant will
be required to install a storm drainage line in the street as a part of the
street improvement and the existing on-site runoff will need to be
connected into that new line. The design of the street drainage system
will be reviewed by the Engineering Department as a part of the public
improvement plan review.
ENGINEERING COMMENTS SDR 97-0007 Olsen Counseling Office PAGE 2
5. 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
require the construction of on-site water quality facilities. However, this
proposal will not significantly increase the amount of impervious areas on
this site to where an on-site facility is practical. In these cases, a fee in-
lieu of building a facility is reasonable. The fee will be based on the area
of new impervious surfaces and is equal to $ 290.00 per 2,640 sf of
impervious surface. The fee will be due upon issuance of the site and/or
building permit.
6. Grading and Erosion Control:
USA R&O 91-47 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 R&O 91-
47, 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 the frontage of SW Baylor
Street. 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.
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF THE SITE AND/OR BUILDING PERMIT:
Note: Unless otherwise noted, the staff contact for the following conditions will
be Brian Rager, Engineering Department (639-4171).
1. Prior to issuance of a building permit, a public improvement permit and
compliance agreement is required for this project. Five (5) sets of detailed
public improvement plans and profile construction drawings shall be
submitted for preliminary review to the Engineering Department. Once
ENGINEERING COMMENTS SDR 97-0007 Olsen Counseling Office PAGE 3
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 Baylor Street. The improvements adjacent to this site shall
include:
a. City standard pavement section from curb to centerline equal to 18
feet
b. additional 8 feet of pavement on north side of centerline to provide a
safe westbound travel lane (this pavement section may be accomplished
with an asphalt overlay, subject to City Engineer approval)
c. pavement tapers needed to tie the new improvement back into the
existing edge of pavement shall be built beyond the site frontage
d. concrete curb
e. storm drainage, including any off-site storm drainage necessary to
convey subsurface runoff
f. 5 foot concrete sidewalk
g. street striping
h. streetlights as determined by the City Engineer
underground utilities (NOTE: the applicant may be eligible to pay a
fee in-lieu of undergrounding existing overhead utilities)
j. street signs (if applicable)
k. driveway apron
adjustments in vertical and/or horizontal alignment to construct SW
Baylor Street in a safe manner, as approved by the Engineering
Department.
4. A profile of SW Baylor Street 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 City's public
improvement permit.
ENGINEERING COMMENTS SDR 97-0007 Olsen Counseling Office PAGE 4
6. If the applicant/property owner can demonstrate that the existing on-site
sanitary sewer septic system is functioning adequately to serve the new
use, the City will allow the continued use of the system provided the
applicant/property owner pays a fee in-lieu of constructing off-site sanitary
sewer improvements for the site. The fee will be based on an engineer's
estimate of the cost to extend public sanitary sewer to the area surrounding
the site. The fee shall be paid prior to issuance of the site and/or building
permit.
7. Prior to issuance of the building permit, the applicant shall pay the fee in-
lieu of constructing an on-site water quality facility. The fee is based on the
total area of new impervious surfaces in the proposed development and will
be equal to $ 290.00 for every 2,640 square feet of new impervious surface.
8. An erosion control plan shall be provided as part of the public improvement
drawings. The plan shall conform to "Erosion Prevention and Sediment
Control Plans - Technical Guidance Handbook, February 1994.
9. The applicant shall either place the existing overhead utility lines along SW
Baylor Street 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, it shall be paid prior to occupancy of the building.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL
BUILDING INSPECTION:
10. 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.
11. Prior to a final building inspection, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) mylars, and 2) a
diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will
be acceptable. Note: if the public improvement drawings were hand-
drawn, then a diskette is not required.
is\eng\brianr\comments\sdr97-07.bdr
ENGINEERING COMMENTS SDR 97-0007 Olsen Counseling Office PAGE 5
REQUEST FOR COMMENTS CITY OFTI'GARD
RECEIVED PLANNING Community Development
Shaping A.Better Community
DATE: August 22,1991 S E P 12 1997
TO: Julia Huffman,USA/SWM Program CITY OF?IGARD
FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3111
Phone:[50316394171 Fax:[503)6847297
RE:
SITE DEVELOPMENT REVIEW MDR)91-0001/VARIANCE(VAR)91-0011
➢ OLSEN COUNSELING OFFICE <
A request to convert an existing single-family residence into a professional office. A Variance has also
been requested to street improvement and sewer extension requirements of the Tigard Triangle Design
Standards. LOCATION: 6940 SW Baylor Street; WCTM 1S136DD, Tax Lot 01900. ZONE: Mixed Use
Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.32, 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard
Triangle Design Standards.
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: TUESDAY-SEPTEMBER 2,1991. 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:
v
(Please provide the following infonnation)Name of Persons)Commenting:
I Phone Number[s): , `k A -
SDR 97-0007NAR 97-0011 OLSEN COUNSELING OFFICE PROPOSAL/REQUEST FOR COMMENTS
u A ____
„.ci
f
UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY
MEMORANDUM
DATE: September 9, 1997
TO: Mark Roberts, City of Tigard
FROM: Julia Huffman, USA J
SUBJECT: Olsen Counseling Office, SDR 97-0007, VAR 97-0011
SANITARY SEWER
The septic system is under the jurisdiction of the County Sanitation Department and should be
verified for adequacy.
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.
This development will need to be calculated for total impervious now that it is a commercial
property and not the 2640 sq. ft. for residential.
155 North First Avenue,Suite 270, MS 10 Phone:503/648-8621
Hillsboro,Oregon 97124 FAX:503/640-3525
09/04/97 TH11 09:59 FAX 503 591 0986 TVRD ENGINEERING 1]002
f/
REQUEST FOR COMMENTS /
CITY OF TIOARO
Community Development
Shaping A Better Community
1
+ I
August 22,1991
RECD AUG h r 1197 1
Tualatin Valley Water District
City of Tigard Planning Division STAFF CONTACT: liark Roberts(x3171
Phone:(5031 639-4111 hit 15031684-7291
SITE DEVELOPMENT REVIEW(SDR)91-0007/VARIANCE(VAR)91-0011
OLSEN COUNSELING OFFICE Q
I A request to convert an existing single-family residence into a professional office. A Variance has also
•been requested to street improvement and sewer extension requirements of the Tigard Triangle Design
• Standards. LOCATION: 6940 SW Baylor Street; WCTM 1S136DD, Tax Lot 01900. ZONE: Mixed Use
Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.32, 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard
Mangle Design Standards. •
is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various
.-partments and ages,„__ frnm other information available to our staff, a report and win be
.repared and a decision will be rendered on s.'4' +� vvi r1 to comment on this application,
E NEED YOUR COMMENTS BACK BY: TUESDAY-SEPTEMBER Z 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.
TUE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
(Please provide the following information)Name of Person(sl Commenting: /4-/ ,
Phone Numberfsi:
P • FOR CODA/EPOS
97-0007NAR 97-0011 OLSEN COUNSELING OFFICE JPOSnLREOU£ CODA/EPOS
REQUEST FOR COMMENTS OF I .,
II&ARD
• NNING Community Development
RECENEO PLA ShapingA Better Community
DATE: August 22,1997 AUG 2 5 1997
r
TO: John Roy,Property Manager i CriNi CFTIGAAD
FROM: City of Tigard Planning Divisi!n STAFF CONTACT: Mark Roberts[x3111
Phone:(5031639-4171 Fax:(5031664-7297
RE:
SITE DEVELOPMENT REVIEW ISDRI 91-0007/VARIANCE[VAR)91-0011
OLSEN COUNSELING OFFICE
A request to convert an existing single-family residence into a professional office. A Variance has also
been requested to street improvement and sewer extension requirements of the Tigard Triangle Design
Standards. LOCATION: 6940 SW Baylor Street; WCTM 1S136DD, Tax Lot 01900. ZONE: Mixed Use
Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.32, 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard
Triangle Design Standards.
' 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: TUESDAY-SEPTEMBER 2,1991. 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.
PLEA 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 following information)Name of Person[sl Commenting:
I Phone Number[sl: I
SDR 97-0007NAR 97-0011 OLSEN COUNSELING OFFICE PROPOSAUREQUEST FOR COMMENTS
REQUEST FOR COMMENTS 4I1i
CITY OF TIGARD
Community Development
6 Shaping 91 Better Community
RECEIVED PLANNING
DATE: August 22,1991
AUG 2 2 1997
TO: David Scott,Building Official
CITY OF TIGARD
FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3111
Phone:(5031639-1171 Fax:(5031684-7297
RE:
SITE DEVELOPMENT REVIEW MDR)91-0001/VARIANCE(VAR)91-0011
> OLSEN COUNSELING OFFICE <
A request to convert an existing single-family residence into a professional office. A Variance has also
been requested to street improvement and sewer extension requirements of the Tigard Triangle Design
Standards. LOCATION: 6940 SW Baylor Street; WCTM 1 S136DD, Tax Lot 01900. ZONE: Mixed Use
Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.32, 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard
Triangle Design Standards.
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: TUESDAY-SEPTEMBER 2,1997. 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: 1 / 1 /,
4-CCCL/t-i le jto.-A-e !ry .rte A-C[.rl/. &L.J 09UPk l�;s 1.0 <�v,,,, 44-/i •j7i V�GT�
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softy.,) Nj. 6/ 4 1 6rvL. R ) ' .17 7 4Y ht/D,✓, ,7 Al rot" h /f1.(.� 2
I(Please provide the following information)Name of Person(s)Commenting: , .f r`
I Phone Number(sl: -7- . I
SDR 97-0007NAR 97-0011 OLSEN COUNSELING OFFICE PROPOSAUREQUEST FOR COMMENTS
REQUEST FOR COMMENTS T LI
CITY OF TIGARD
RECEIVED ALONG Community'Development
Shaping Better Community
DATE: August 22,1991 AUG, 2 1997
TO: Tigard Police Department Interim Crime Prevention Officer%s of ZIGAR°
FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts(x3111
Phone:[5031 639-4171 Fax:[5031684-7297
RE:
SITE DEVELOPMENT REVIEW[SDR)91-0001/VARIANCE(VAR)91-0011
OLSEN COUNSELING OFFICE <
A request to convert an existing single-family residence into a professional office. A Variance has also
been requested to street improvement and sewer extension requirements of the Tigard Triangle Design
Standards. LOCATION: 6940 SW Baylor Street; WCTM 1S136DD, Tax Lot 01900. ZONE: Mixed Use
Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.32, 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard
Triangle Design Standards.
Attached is the Site Plan,Vicinity Map and Applicants Statement for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: TUESDAY-SEPTEMBER 2,1991. 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:
V �►
(Please provide the following information)Name of Person(sl Commenting: id Il i
C6
Phone Number(s): X? t "` ��
SDR 97-0007NAR 97-0011 OLSEN COUNSELING OFFICE PROPOSAUREOUEST FOR COMMENTS
REQUEST FOR COMMENTS CITY OF TIGARD
Community Development
Shaping.(Better Community
DATE: August 22,1991
TO: PER ATTACHED
FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts fx3lll
Phone:15031639-4171 Fax:150316647297
RE:
SITE DEVELOPMENT REVIEW MDR)91-0001/VARIANCE IVARI 91-0011
OLSEN COUNSELING OFFICE <
A request to convert an existing single-family residence into a professional office. A Variance has also
been requested to street improvement and sewer extension requirements of the Tigard Triangle Design
Standards. LOCATION: 6940 SW Baylor Street; WCTM 1S136DD, Tax Lot 01900. ZONE: Mixed Use
Employment; MUE. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.32, 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard
Triangle Design Standards.
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: TUESDAY-SEPTEMBER 2,1991. 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:
44
(Please provide the following information)Name of Personfsl Commenting:
I Phone Numberfsl: I
SDR 97-0007NAR 97-0011 OLSEN COUNSELING OFFICE PROPOSAL/REQUEST FOR COMMENTS
REQUEST FOR COMMENTS
NOTIFICATION UST FOR LAND OSE&DEVELOPMENT APPUCATIONS
CITArm(CI (El (SI tic CITEMI INVOLVEMENT TROIS m Maga for review LarariWkakis'
FILE NO(Sl.: Cie R7- e 0O7 A3i7-42//FILE NAME(S]: 49"; as-co s
CITY OFFICES
LApVANCED PLANNING/Nadine Smith,Pim.n,sWervw COJ LAITY DVLPMNT.DEPTJwe...w eK.*wb. 'POLICE DEPT./cm..Pvtwenton Ofkor
UILDING DIVJDavid Scott,anwr,goievl 1:N EERING DEPT./Brian Rager,Dv..RNvrsEn nio, _WATER DEPT./Michael Miller,oo.r.,o,,.Mar.,.r
_CITY ADMINISTRATION/Cathy Wheatley,UV R.m,ee ERATIONS DEPTJJohn Roy,PraortyM.n.,e _OTHER
SPECIAL DISTRICTS
yL TUALATIN VALLEY FIRE&RESCUE ALATIN VALLEY WATER DISTRICT 1.---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 JuRISDICnONs
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 97 31 0-1 337
Tualatin,OR 97062 Portland,OR 97207
_Larry Conrad,senor Fianna _OR.PUB.UTILITIES COMM.
_Mike Matteucci, •+ey,afa.Loam. 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 US ARMY CORPS.OF ENG.
C+e.
PO Box 23483 _Paulette Allen, m u w
anpee coatrawa _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue
Durham,OR 97281-3483 Mel Huie,GramnpacesCoaanawr(CPAhlZOA's) 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 5.40 Aeronautics Division Dept.of Land Use&Trans.
King City,OR 97224 Portland,OR 97232-2109 Attn: Tom Highland,Pw.,g 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 iCPA,)
Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera Sonya Kazen.[Mot Rae.caPre. _Scott King(CPA's)
Portland,OR 97208-3621 123 NW Flanders Mike Borreson(Eagneen
_CITY OF PORTLAND Portland,OR 97209-4037 _Jim TICE iioA,)
David Knowles,pr,„.,g e.w•la Di. _OREGON,DEPT.OF ENVIRON.QUALITY _Tom Harry(c„m Pi.Appal
Portland Building 106,Rm. 1002 811 SW Sixth Avenue _ODOT,REGION 1 -DISTRICT 2A _Phil Healy(Current Pi.Apps.)
1120 SW Fifth Avenue Portland,OR 97204 Jane Estes,Pem,l Spaaaw
Portland,OR 97204 PO Box 25412
Portland.OR 97298-0412
UTILITY PROVIDERS AND SPECIAL MERCIES
_BURLINGTON NORTHERN RJR _METRO AREA COMMUNICATIONS _SOUTHERN PACIFIC TRANS.CO.(R/R) TRI-MET TRANSIT DVLPMT.
Administrative Office Jason Hewitt Clifford C.Cabe,Construction Engineer Michael Kiser,Project Planner
1313 W. 11th Street Twin Oaks Technology Center 5424 SE McLoughlin Boulevard 710 NE Holladay Street
Vancouver,WA 98660-3000 1815 NW 169th Place, S-6020 Portland,OR 97232 Portland,OR 97232
Beaverton,OR 97006-4886
_COLUMBIA CABLE COMPANY _TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS
Craig Eyestone _NW NATURAL GAS COMPANY Linda Peterson Pete Nelson
14200 SW Brigadoon Court Scott Palmer 3500 SW Bond Street 421 SW Oak Street
Beaverton,OR 97005 220 SW Second Avenue Portland,OR 97201 Portland,OR 97204
Portland,OR 97209-3991
GENERAL TELEPHONE
Paul Koff,Engineering PORTLAND GENERAL ELECTRIC COMPANY
MC: 0R030546 Brian Moore
Tigard.OR 97281-3416 14655 SW Old Scholls Ferry Road
Beaverton,OR 97007 h.lpattylmastersV1awlice.mst 2-May-97
AFFIDAVIT OF MAILING -..'4.
44,
CITY OF TIOARD
Community,Development
Shap:ng_I Better Community
STATE OAF Of;EgOX )
County of Washington )ss.
City of Tigard )
I, Patricia L Lansford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for
the City of Tigard, Washington County, Oregon.
❑ That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR
Asa..Om...rdna ailitf/OM trig dial
curet fArNrlsn lia rwr)
❑ City of Tigard Planning Director
❑ Tigard Hearings Officer
❑ Tigard Planning Commission
❑ Tigard City Council
S2" That I served NOTICE OF (AMENDED ❑) DECISION FOB
Ca City of Tigard Planning Director
❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR:
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(MKS awrM11301 to below)
❑ City of Tigard Planning Director
❑ Tigard Hearings Officer
❑ Tigard Planning Commission
❑ Tigard City Council
❑ That I served OTHER NOTICE OF FOB:
A copy of the PUBLIC HEARING NOTICE/NOTI'E OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached,
marked Exhibit "A", wa mailed to each , amed pe on(s) at the address(s) shown on the attached list(s), malted
16 day of �i.: ,,,
Exhibit"I! the y � 1997, and deposited in the United States Mail on the
/ day of =' ;,5ct.` 1997, postage prepaid.
[Person that ' , , d No I , .l
Subscribed and sworn/affirmed before me on the day of , 1 g .
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4'*':' DIANE M JELDERKS /
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COMMISSION PUBLIC-OREGON
at NOTARY PUBLIC OF OREGO
MY COMMISSION EXPIRES SEPTEMBER 07, 1999 My Commission Mires:
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EXHIBIT
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW ISDRI 97-0007
VARIANCE IVARI 97-0011 CITY OF TIGARD
Community Development
OLSEN COUNSELING OFFICE Shaping A Better Community
SECTION I. APPLICATION SUMMARY
CASES: FILE NAME: OLSEN COUNSELING OFFICE
Site Development Review SDR 97-0007
Variance VAR 97-0011
PROPOSAL: The applicant has requested Site Development Review approval to
allow the conversion of 1 ,438 square foot detached single-family
residence and a 514 square foot addition.
APPLICANT: Mary Olsen OWNER: Same
6940 SW Baylor Street
Tigard, OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: MUE; Mixed Use Employment.
ZONING
DESIGNATION: Mixed Use Employment; 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: 6940 SW Baylor Street; WCTM 1S1 36DD, Tax Lots 1900. South side
of SW Baylor Street, one parcel west of SW 69th Avenue west of SW
72nd Avenue.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.100, 18.102,
18.106. 18.108, 18.114, 18.116, 18.120, 18.150, 18.164, the Mixed Use
Employment Zoning District Standards 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 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 1 OF 20
CONDITIONS OF APPROVAL
PRIOR TO THE ISSUANCE OF SITE AND/OR BUILDING PERMITS, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
(Unless otherwise noted, the staff contact shall be Brian Rager,
Engineering Department (503) 639-4171.)
1 . Prior to issuance of a building permit, a 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, 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 Baylor Street. The improvements adjacent to this site shall include:
A. City standard pavement section from curb to centerline equal to 18 feet;
B. additional eight (8) feet of pavement on north side of centerline to provide a
safe westbound travel lane (this pavement section may be accomplished with
an asphalt overlay, subject to City Engineer approval);
C. pavement tapers needed to tie the new improvement back into the existing
edge of pavement shall be built beyond the site frontage;
D. concrete curb;
E. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff;
F. five (5)-foot concrete sidewalk;
G. street striping;
H. streetlights as determined by the City Engineer;
underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities);
J. street signs (if applicable);
K. driveway apron; and
L. adjustments in vertical and/or horizontal alignment to construct SW Baylor
Street in a safe manner, as approved by the Engineering Department.
4. A profile of SW Baylor Street 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 City's public improvement permit.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 2 OF 20
6. If the applicant/property owner can demonstrate that the existing on-site sanitary
sewer septic system is functioning adequately to serve the new use, the City will allow
the continued use of the system provided the applicant/property owner pays a fee in-
lieu of constructing off-site sanitary sewer improvements for the site. The fee will be
based on an engineer's estimate of the cost to extend public sanitary sewer to the
area surrounding the site. The fee shall be paid prior to issuance of the site and/or
building permit.
7. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of
constructing an on-site water quality facility. The fee is based on the total area of
new impervious surfaces in the proposed development and will be equal to $290.00
for every 2,640 square feet of new impervious surface.
8. An erosion control plan shall be provided as part of the public improvement drawings.
The plan shall conform to "Erosion Prevention and Sediment Control Plans -
Technical Guidance Handbook, February 1994."
9. The applicant shall either place the existing overhead utility lines along SW Baylor
Street 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, it shall
be paid prior to occupancy of the building.
10. The site and landscape plan shall be revised to provide a minimum of 10 parking
spaces. Staff Contact: Mark Roberts, Planning Division.
11. The Group Therapy Room is limited to use during evenings and weekend hours due
to the limited parking that is proposed to be provided. Other counseling services will
be provided during work hours or at times other than when Group Therapy is
occurring. Staff Contact: Mark Roberts, Planning Division.
12. The applicant shall provide a six (6)-foot-wide walkway to SW Baylor Street from
the main building entrance. This walkway must be paved with scored concrete or
modular paving materials. Staff Contact: Mark Roberts, Planning Division.
13. A calculation of landscaping to impervious surfaces shall be provided for this site after
the redesign of the parking lot areas that will demonstrate compliance with the 15%
minimum landscape percentage. Staff Contact: Mark Roberts, Planning Division.
14. The site plan shall be revised so that no vehicles exiting the site are required to back
out into the street. Staff Contact: Mark Roberts, Planning Division.
15. The proposed deciduous Little Princess and Doublefile Virburnum shrubs shall be
replaced with evergreen plantings. The Landscape Plan shall also be revised to
provide one (1) row of trees within this area. Staff Contact: Mark Roberts, Planning
Division.
16. A minimum of two (2) parking lot trees will be required to serve the ten (10) required
parking spaces. Staff Contact: Mark Roberts, Planning Division.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 3 OF 20
17. If relocation of the two (2) Japanese Maple trees is still aesired by the applicant, an
arborist report shall be provided that demonstrates the suitability of these trees for
relocation and ongoing arbocultural treatment that would be necessary to ensure their
survival. Staff Contact: Mark Roberts, Planning Division.
18. If redesign of the parking lot necessitates the removal of trees in excess of 12 inches
in diameter, an arborist report and tree mitigation plan shall be submitted.
Staff Contact: Mark Roberts, Planning Division.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE FINAL BUILDING INSPECTION:
19. 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 for said improvements.
20. Prior to a final building inspection, the applicant shall provide the City with as-built
drawings of the public improvements as follows:
1. mylars; and
2. a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be
acceptable. (Note: if the public improvement drawings were hand-drawn, then
a diskette is not required.)
21 . All site improvement shall be installed as approved, per the revised site plan. Staff
Contact: Mark Roberts, Planning Division.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site History:
No development applications were found to have been previously filed with the City of Tigard
for this property.
Vicinity Information:
The subject property is located on the south side of SW Baylor Street, east of SW 72nd
Avenue and west of SW 69th Avenue. Surrounding properties are zoned MUE (Mixed Use
Employment) and are either undeveloped or developed primarily with detached single-family
residences.
Site Information and Proposal Description:
The site consists of one (1) parcel of 12,500 square feet with an existing detached
single-family residence of 1 ,432 square feet. The applicant is proposing to convert the
residence into a counseling office and construct a 514 square foot addition. The applicant
has also proposed to convert the existing 650 square foot garage into a Group Counseling
Room.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 4 OF 20
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Impact Study: Section 18.32.050 states that the applicant shall provide an impact
study to quantify the effect of development on public facilities and services. For
each public facility system and type of impact, the study shall propose
improvements necessary to meet City standard, and to minimize the impact of the
development on the public at large, public facilities systems, and affected private
property users.
In situations where the Community Development Code requires the dedication of
real property interests, the applicant shall either specifically concur with a
requirement for public right-of-way dedication, or provide evidence that supports
that the real property dedication is not roughly proportional to the projected impacts
of the development. Section 18.32.250 states that when a condition of approval
requires the transfer to the public of an interest in real property, the approval
authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed
development will have on the public. The applicant has requested a variance to avoid
constructing half-street improvements on SW Baylor Street. The Engineering Department
has estimated the cost of half-street improvements to be approximately $200.00 per lineal
foot. This conservative estimate was determined from current bid tabulations. Assuming
a cost $200.00 per lineal foot, it is estimated that the total cost of the half-street
improvements to SW Baylor Street is $25,000 (125 ft. x $200 per foot). The applicant is
not being required to dedicate additional right-of-way along SW Baylor Street.
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required
at the time of development. Based on a transportation impact study prepared by Mr.
David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to
recapture 32% of the traffic impact of new development on the Collector and Arterial
Street system. Upon obtaining a building permit, the applicant will be required to pay TIF's
of approximately $12,780.
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
$39,937.00 ($11 ,644 divided by .32). The difference between the TIF paid, and the full
impact, is considered an unmitigated impact on the collector and arterial street system.
Since the TIF is approximately $12,780, the unmitigated impact of this project on the
Collector and Arterial street system can be valued at $27,157.
The $25,000 worth of required local street improvements address the applicants impact on
the local street system. It can be argued that 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 needed 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.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 5 OF 20
Use Classification: The applicant is proposing to build a counseling office. This use
is classified in Code Section 18.42 (Use Classifications) as Medical and Dental
Services. The applicant's proposed counseling office meets the definition of Medical and
Dental Services and is listed as a permitted use in the MUE Zoning District. Therefore, it is a
permitted use.
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% landscaping. The site has a
width of approximately 125 feet, thereby, exceeding the required minimum lot width
requirement. The applicant appears to be proposing to landscape or continue the use of
non-impervious surfaces over 50% of the site, however, no precise calculations were
provided. A calculation of landscaping to impervious surfaces shall be provided for this site
after the redesign of the parking lot areas that will demonstrate compliance with the 15%
minimum landscape percentage.
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 the 12,500 square foot site is 5,000 square feet. The applicant is proposing a
1,952 square foot office which is under the maximum allowed.
Setbacks: Section 18.62.050 states that there is no front, side, or rear yard setback is
required except 20 feet shall be required where the zone abuts a residential zoning
district. The maximum building heights is 45 feet. Zoning setbacks are not applicable
as the site does not abut a residential zone. The existing structure and the proposed
addition are both approximately 18 feet in height applicant which is well under the maximum
45 feet allowed.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the number, type, and location of trees and shrubs. A minimum of two (2)
parking lot trees will be required to serve the ten (10) required parking spaces. Presently,
one (1) parking lot tree is proposed. The nine (9) proposed Red Beethoven Azaleas are
expected to screen the three (3) parking spaces that are proposed along the westerly
property line from SW Baylor Street based on their three (3) to four (4)-foot height at
maturity.
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). This standard is modified by the Tigard Triangle Design standards
that require street trees on Local street to be a spreading variety with a height of 25
feet and a minimum spacing of 22 feet. The property has 125 feet of frontage on SW
Baylor Street. The applicant has proposed to maintain the existing 38-inch Fir tree as a
street tree. The applicant has also proposed to relocate a Japanese Maple tree and to plant
a new Red Maple tree. Because the maximum street tree spacing on a Local Street within
the Tigard Triangle is 22 feet, a total of five (5) street trees will be required to be planted.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 6 OF 20
Based on the approved Local Street cross section within the Tigard Triangle, these trees will
be required to be planted within a new parkway area between the sidewalk and the street.
The existing Fir tree does not appear to be located within a portion of the public right-of-way
where it could comply with the parkway planting area requirement for Local Streets within
the Tigard Triangle.
Screening: Special Provisions: Section 18.100.110(A) requires the screening of
parking and loading areas. Landscaped parking areas shall include special design
features which effectively screen the parking lot areas from view. Planting materials
to be installed should achieve a relative balance between low lying and vertical
shrubbery and trees. Trees shall be planted in landscaped islands in all parking
areas, and shall be equally distributed on the basis of one (1) tree for each seven (7)
parking spaces in order to provide a canopy effect. The minimum dimension on the
landscape islands shall be three-feet-wide and the landscaping shall be protected
from vehicular damage by some form of wheel guard or curb. A minimum of two (2)
parking lot trees will be required to serve the ten (10) required parking spaces. Presently,
one (1) parking lot tree is proposed. All of the landscaped planter areas are in excess of
three (3) feet in width. The nine (9) proposed Red Beethoven Azaleas are expected to
screen the three (3) parking spaces that are proposed along the westerly property line from
SW Baylor Street based on their three (3) to four (4)-foot height at maturity.
Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be
maintained on the corners of all property adjacent to intersecting right-of-ways or the
intersection of a public street and a private driveway. A clear vision area shall contain
no vehicle, hedge, planting, fence, wall structure, or temporary or permanent
obstruction exceeding three (3) feet in height. The code provides that obstructions
that may be located in this area shall be visually clear between three (3) and eight (8)
feet in height (trees may be placed within this area provided that all branches below
eight (8) feet are removed). A visual clearance area is the triangular area formed by
measuring a 30-foot distance along the street right-of-way and the driveway, and then
connecting these two (2), 30-foot distance points with a straight line. As indicated on
the site plan, no structures are proposed within the Clear Vision area as required by this
section.
Minimum Off-Street Parking: Section 18.106.030.(C)(22) requires a minimum of one
(1) parking space per 200 square feet gross floor area for Medical and Dental uses.
The applicant provided calculations utilizing one (1) space for each 350 square feet of gross
floor area as allowed for Administrative and Professional Office Uses. Because the
proposed use is defined as a Medical and Dental Office use, one (1) space for each 200
square feet is the applicable parking ratio. By adding the 1,438 square foot area of the
existing home and 514 square foot area of the addition, a total of ten (10) parking spaces
are required. As indicated on the site plan, six (6) parking spaces have been provided,
therefore, an additional four (4) parking spaces will be required to be provided to serve the
office area.
The applicant states that the 650 square foot garage that is to be converted to a Group
Therapy Room will be utilized during evenings and weekend hours which would not require
additional parking spaces because other counseling services would be provided during work
hours exclusively.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 7 OF 20
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 in compliance with this requirement.
Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for
each 15 vehicular parking spaces in any development. Bicycle parking areas shall
not be located within parking aisles, landscape areas, or pedestrian ways. One (1)
bicycle parking space is required for this development. The plan notes that one (1) bicycle
parking space is provided, thereby, satisfying this criteria.
Off-Street Loading spaces: Section 18.106.080 requires that every commercial or
industrial use having floor area of 10,000 square feet or more, shall have at least one
(1) off-street loading space on site. This standard is not applicable because the 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. Section 18.108.060(C) states that in
no case shall the design of the service drives, require of facilitate the backward
movement of vehicles within a street other than an alley. This criteria is satisfied as the
preliminary plan shows the provision of a twenty-four (24)-foot access drives onto SW Baylor
Street. A second 17- foot, 8-inch-wide driveway has also been proposed to provide access
to two (2) additional parking spaces. This portion of the parking lot requires vehicles that are
exiting the site to back out into SW Baylor Street. The site plan shall be revised so that no
vehicles exiting the site are required to back out into the street.
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. This requirement is modified by
the Tigard Triangle Design Standard and is reviewed elsewhere within this report.
Signs: Section 18.114.130(D) lists the type of allowable signs and sign area permitted
in the C-P Zone. All signs shall conform to the provisions listed in this code section. All
signs shall be approved through the Sign Permit process as administered by the
Development Services Technicians.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 8 OF 20
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 application included a written sign-off from the hauler regarding the
continued use of curbside, residential type trash and recycling containers in compliance with
this section.
Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires
that a development proposal be found to be consistent with the various standards of
the Community Development Code. The applicable criteria in this case are Chapters
18.100, 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) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use
and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are,
therefore, found to be inapplicable as approval standards.
Section 18.120.180(A)(2) provides other Site Development Review approval standards
not necessarily covered by the provisions of the previously listed sections. These
other standards are addressed immediately below. The proposal contains no elements
related to the provisions of 18.120.180.3 (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. The applicant has proposed to relocate one (1) existing Japanese Maple tree
out of the Clear Vision area. This is not required where branches are trimmed within the
three (3) to eight (8)-foot area.
A second Japanese Maple tree has been proposed to be relocated to serve as a street tree.
It appears that this tree could be left in place given that new parking lot areas that are to be
developed some distance to the west. It is recommended that both trees be left in place and
that five (5) new street trees be planted instead of relocating these trees. The new trees
would be planted within the new parkway area as part of the half-street improvement work.
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. At a minimum the buffer must contain the following: 1) a 10 foot width for
parking lots of less than 25 spaces, 2) a row of trees at a certain spacing based on
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 9 OF 20
their height at maturity and shrubs of varying numbers based on their size at planting,
3) the buffer must also contain either a row of evergreen shrubs, a five foot minimum
height fence, or an earthen berm with evergreen shrubs which will provide a
continuous six foot screen within two years. Alternatively, the Director can approve a
modified buffer plan which provides the same level of screening with a different
combination of screening and buffering elements. This criteria is not found to be
applicable to this site along its easterly and southerly property lines because there are no
existing residential uses. Screening of this use from the adjoining residential use to the
north is required and has been provided as reviewed elsewhere within this report under the
Parking Lot Screening provisions.
The buffer standard is found to be applicable along the westerly property line that is
contiguous with an existing detached single-family residence. The applicant has proposed
to develop three (3) parking spaces within a narrowed buffer area. A ten (10)-foot buffer
width is normally required between parking lots of 25 spaces or less and detached
single-family residential uses. The applicant has shown a 7'/z to a ten (10)-foot buffer width.
For a buffer, the applicant has proposed to maintain the existing six (6)-foot fence along this
property line, plant one (1) Red Maple tree and five (5) one-gallon Parney Cotoneaster
shrubs, two (2) Rhododendrons, three (3) five-gallon Doublefile Viburnum shrubs, and three
(3) one-gallon Little Princess shrubs within a buffer area of approximately 383 square feet.
These shrubbery plantings exceed what is normally required within the size of the buffer
area. However, the proposed Little Princess and Doublefile Virburnum shrubs are
deciduous where the screening and buffering standard requires evergreen shrubs. These
shrubs will need to be replaced with evergreen plantings. The buffer area also does not
provide a row of trees. The Landscape Plan will need to be revised to provide a row of trees
within this area.
Because the existing six (6)-foot fence exceeds the five (5)-foot minimum standard and the
number of proposed shrubs exceeds the minimum standard, the land use buffer is expected
to provide the same level of screening and buffering as a ten (10)-foot buffer within the a
reduced 7'/?-foot width, where the two (2) required changes are made to the screening and
buffering plan.
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. As indicated on the site plan, parking and
storage areas shall be screened from adjoining properties.
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 no comments or
objections to the plan.
Variance Section 18.134.050 allows the Director to approve, or approve with
conditions, a request for a variance based on the following findings:
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 10 OF 20
The proposed variance will not be materially detrimental to the purposes of this title,
be in conflict with the policies of the Comprehensive Plan, to any other applicable
policies and standards, and to any other properties in the same zoning district or
vicinity; The proposed variance is to Tigard Triangle Design Standards that require
half-street improvements, extension of sewer facilities and the development of a walkway to
SW Baylor Street from the main building entrance.
The Engineering Department does not find that a variance to half-street improvement
standards is warranted given the existing conditions. No specific site constraint precludes
the construction of half-street improvements. If the applicant did not construct half-street
improvements this would be materially detrimental to the purposes of the Tigard Triangle
Design standards. Except where unfeasible for traffic safety reasons, properties that are
converting to commercial use will be required to construct the required half-street
improvements throughout the Tigard Triangle. Because half-street improvements are
recommended, the finished street grades will be established and the walkway can be
constructed.
At the August 12, 1997 City Council meeting, the City Council revised the Tigard Triangle
Design Standards policy that requires the construction of sanitary sewer facilities when
properties convert to uses other than detached single-family residential uses. The City will
accept a fee instead of sewer extension to cover the applicants fair share of the cost of
constructing a future sewer line in SW Baylor Street. This is an option for properties that do
not have feasible access to public sanitary sewer facilities.
Because the closest sewer facilities are approximately 350 feet away to the east and uphill
within SW 68th Parkway, or approximately 1 ,000 feet to the south in SW Dartmouth Street,
the extension of sewer facilities is not feasible to serve this site. For these reasons, no
variance is required to the Tigard Triangle's extension of sewer service standard.
There are special circumstances that exist which are peculiar to the lot size, shape,
topography or other circumstances over which the applicant has no control, and
which are not applicable to other properties in the same zoning district; The applicant
has requested a variance to half-street improvement requirements and the construction of a
walkway from the building entrance to SW Baylor Street. The applicant states that
construction of half-street improvements would create an unsafe condition because the
remainder of the street is yet to be completed. The applicant states that a walkway should
not be required because if half-street improvements are waived then the finished elevation
of the street would not have been established. Because it is recommended that the
half-street improvements be constructed the finished elevation of the street would be
established.
As stated previously above, no variance is necessary to the continued use of the existing
septic system where public sanitary sewer facilities are not considered to be available.
County Health Department approval for the use of a septic system is required. The
applicant has obtained County Health Department approval for use of the existing septic
system for this office use where no more than 15 clients come to the office each day.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 11 OF 20
The use proposed will be the same as permitted under this title and City standards
will be maintained to the greatest extent that is reasonably possible while permitting
some economic use of the land; The applicant has not proposed a use variance. This
standard is not applicable to this request. The proposed counseling use is permitted within
the Mixed Use Employment Zoning District as reviewed elsewhere within this report.
Existing physical and natural systems, such as but not limited to traffic, drainage,
dramatic land forms or parks will not be adversely affected any more than would
occur if the development were located as specified by this title; and...Due to its limited
nature, the variance does not affect the above listed natural and physical systems.
The hardship is not self imposed and the variance requested is the minimum variance
which would alleviate the hardship. The stated hardship of the cost of the half-street
improvements are not unusual or unique to this property. Other new office buildings and
residential sites that underwent conversion to commercial use have been required to
construct half-street improvements within the Tigard Triangle. As stated previously, no
variance to the extension of sewer is required due to the City Council redefinition of sewer
extension policy within the Tigard Triangle.
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 not proposed to
remove any existing trees but has proposed to relocate two (2) Japanese Maple trees. One
(1) tree has been proposed for relocation because of conflicts with the Clear Vision area.
Removal of a tree for this reason is not required pursuant to the Clear Vision standards
where branches are trimmed between three (3) and eight (8) feet above the existing grade.
It also does not appear to be necessary to relocate the second Japanese Maple based on
its location. If relocation is still desired by the applicant an arborist report shall be provided
that demonstrates the suitability of these trees for relocation and ongoing arbocultural
treatment that would be necessary to ensure their survival. If redesign of the parking lot
necessitates the removal of trees in excess of 12 inches in diameter then an arborist report
and tree mitigation plan shall be submitted.
Street Improvements: Section 18.164.030.A.1 states that no development shall
occur unless the development has frontage or approved access to a public street
and that streets within and adjacent shall be improved in accordance with
ordinance standards. The applicant has been required to construct street improvements
in accordance with this section.
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
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 12 OF 20
convenient pedestrian and bikeway system within the Triangle, and utilizing
streetscape to create a high quality image for the area.
All new developments, including remodeling and renovation projects resulting in
non single family residential uses, are expected to contribute to the character and
quality of the area. In addition to meeting the design standards described below
and other development standards required by the Development and Building Codes,
developments will be required to dedicate and improve public streets, connect to
public facilities such as sanitary sewer, water and storm drainage, and participate in
funding future transportation and public improvement projects necessary within the
Tigard Triangle.
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.
Within this section of the Tigard Triangle street were aligned in a grid with a 250-foot
distanced between streets in an east-west direction and a 475-foot width in a north-south
direction. This site has frontage on SW Baylor Street which is oriented within an east-west
direction. Because this site is within 60 feet of existing Public right-of-way sections for SW
69th Avenue and SW 70th Avenue, no north-south pedestrian accessway will be required.
Because the Design Option requires that streets be spaced at no more than 660 feet
apart, no new street right-of-way for a north-south street through the middle of the block is
required.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 13 OF 20
The design option also states that bike and pedestrian connections on public easements
or right-of-way shall be provided at intervals of no more than 330 feet. Because the site is
approximately 60 feet from the existing right-of-way of SW 69th Avenue and SW 70th
Avenue, but because the block width is approximately 225 feet in this area, no mid-block
north-south pedestrian connection is required. The southern property line of the subject
property is approximately 100 feet from SW Baylor Street. The site is, therefore, not
located within a portion of the block that would require the east-west pedestrian
connection as required by this section.
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.
Building placement on Major and Minor Arterials and the street - Buildings shall
occupy a minimum of 50% 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 an existing structure is being converted
to residential use and SW Baylor Street is not a Major or Minor Arterial Street.
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 indicates that a portion
of the building is setback a minimum of ten (10) feet with the remaining building elevation
setback between ten (10) feet and 19 feet. The standard states that the maximum
building setback shall be ten (10) feet. The proposed plan is not required to comply with
this standard because the application concerns the conversion of a residential structure to
a commercial use.
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. 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 stated within the applicant's narrative, a
Variance to required street improvements has been requested along with a Variance to
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 14 OF 20
the requirement for a walkway to the street. Denial of both variances is recommended as
discussed within the Variance review portion of this staff report. The primary reason given
for a temporary waiver of a walkway to the street is that the finished grades of the
half-street improvement are not existing. Since the half-street improvement is being
required, the finished street grades will have been established and, for this reason, there
would be no need to reconstruct a portion of the walkway. The applicant shall provide a
six (6)-foot-wide walkway to SW Baylor Street from the main building entrance in
satisfaction of this criteria. This walkway must be paved with scored concrete or modular
paving materials.
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. The L-1 standard applies to setbacks on Major and Minor Arterials on
Local Streets the parking lot screening provisions of Section 18.100 apply. The
proposed parking lot is located on two portions of the property in an area in front of the
counseling office. SW Baylor Street is designated as a Local Street within the Tigard
Triangle Design Standards. Because the conversion of the property involves the use of an
existing structure neither the L-1 criteria or the maximum parking lot frontage standard is
applicable. The proposed landscape plan meets the criteria of Section 18.100, thereby,
complying with this section.
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% 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% 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.
Because an existing structure is being converted for commercial purposes, and is not
located within the ten (10)-foot setback area, this standard is not applicable.
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. Because this application concerns an existing structure that is
being converted to commercial purposes, this standard is not applicable to this application.
However, the structure complies with this standard because the structure has an off-set
portion of the structure. The proposed Group Therapy Room which is presently a garage
does not have feet of length along the street frontage.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 15 OF 20
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. Because this application concerns an existing structure that is being converted to
commercial purposes, this standard is not applicable to this application. However, the
applicant complies with this standard because the structure has an existing roof overhang.
The proposed Group Therapy Room which is presently a garage also has a roof
overhang.
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. Because this application
concerns an existing structure that is being converted to commercial purposes, this
standard is not applicable to this application. However, the applicant complies with this
standard because the application proposes to match the existing non-vinyl siding material.
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. Because this application concerns an existing
structure that is being converted to commercial purposes, this standard is not applicable to
this application. However, the existing roof line is in accordance with this standard.
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. There is
no roof mounted equipment planned for this project. Therefore, this section is not
applicable.
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. The proposed sign complies with the applicable standards as shown on the
proposed plan.
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 is defined within this section. These
standards are minimum requirements. Higher standards may be substituted as long
as all height limitations are met.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 16 OF 20
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 31/2-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% 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. Southwest Baylor Street
is designated as a local street. This section requires that landscaping be provided in
accordance with Section 18.100. As discussed previously in this report, landscaping and
street trees have been 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 '/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. If the applicant chooses to meet the design option of the street
connectivity standards and provides for an accessway, this accessway shall be designed
to L-2 standards as related to trees.
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 is located south of and adjacent to SW Baylor Street, which is classified as a
local street in the Tigard Triangle Standards. That type of street requires a 60-foot right-
of-way (ROW) and a pavement section of 36 feet curb-to-curb (two 8-foot parking lanes
and two 10-foot travel lanes). There is presently 60 feet of ROW adjacent to this site, so
no additional dedications are required.
The street is partially paved with approximately 20 feet of width, but does not meet the
City's standard for a local street. The City Council has determined that when properties
develop, or redevelop, within the Tigard Triangle, that the existing public streets should be
improved to meet the current design standards. Therefore, as a part of developing this
site, the applicant should make improvements to the street to bring it up to the Triangle
Standards. The applicant should construct a 1/2-street improvement along the frontage,
and also ensure that there will be at least 8 feet of pavement on the north side of the
street centerline. At present, the pavement is offset from the ROW centerline. The
applicant will need to correct this as a part of their improvement. The 8 feet of pavement
on the north side of centerline will ensure that the overall roadway width can
accommodate the on street parking lane adjacent to this site, the eastbound travel lane,
and a safe westbound travel lane. The south half of the street shall be rebuilt to meet the
City's pavement and rock structural section, but the 8 feet of paving on the north side of
centerline may be achieved by asphalt overlay. The applicant's engineer will need to
propose a plan for ensuring an adequate pavement section on the north side.
Since the street will be improved to City standards, the applicant will need to install
commercial driveways that meet the City's standards.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 17 OF 20
WATER:
This site is located in the Tualatin Valley Water District (TVWD) service area. The
applicant's plan is unclear as to whether or not additional water service is needed. It
appears the existing house is currently connected to the public water system.
SANITARY SEWER:
This site is not presently served from public sewer; there is an existing on-site septic
system in satisfactory condition, according to Washington County. The closest public
sanitary sewer line is over 1,200 feet away from this site. On August 12, 1997, the City
Council gave direction regarding sanitary sewer service for properties within the Triangle,
especially those converting from a single-family use to a commercial use. The Council
stated that if property owners/developers can demonstrate that their septic system is
functioning properly, they can pay a fee in-lieu of constructing a new public sanitary sewer
line to serve their site. The fee would need to be established by the City Engineer, and
will be based upon an engineer's estimate of the cost to extend public sewer into the area
surrounding this site. The applicant's specific fee will likely be based on the street
frontage of the site.
Prior to issuance of the site and/or building permit, the applicant shall pay the fee in-lieu
for public sewer.
STORM DRAINAGE:
The topography of this site falls to the west and street runoff currently is controlled by an
existing roadside ditch in Baylor Street. The applicant will be required to install a storm
drainage line in the street as a part of the street improvement and the existing on-site
runoff will need to be connected into that new line. The design of the street drainage
system will be reviewed by the Engineering Department as a part of the public
improvement plan review.
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 require the construction of on-site water quality facilities.
However, this proposal will not significantly increase the amount of impervious areas on
this site to where an on-site facility is practical. In these cases, a fee in-lieu of building a
facility is reasonable. The fee will be based on the area of new impervious surfaces and is
equal to $ 290.00 per 2,640 sf of impervious surface. The fee will be due upon issuance
of the site and/or building permit.
GRADING AND EROSION CONTROL:
USA R&O 91-47 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 R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
EXISTING OVERHEAD UTILITY LINES:
There are existing overhead utility lines along the frontage of SW Baylor Street. 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.
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 18 OF 20
SECTION V. OTHER STAFF COMMENTS
The City of Tigard Building Division states that accessible route from accessible parking
to Group Therapy Building is required. Fire Hydrants shall be provided within 250 feet of
all portions of all buildings. Disabled parking space shall be a minimum of nine (9) feet in
width with an access aisle width of eight (8) feet minimum. Fire resistive construction of
exterior wall shall be provided within 20 feet of the property line. All buildings shall be
connected with a handicapped accessible route. It shall be made clear on the Plan Check
process, which rooms are to be used for group therapy versus individual counseling.
The City of Tigard Police and Maintenance Services Departments have reviewed this
application and have offered no comments or objections.
SECTION VI. AGENCY COMMENTS
Unified Sewerage Agency has reviewed the application and has the following comments:
Sanitary Sewer:
The septic system is under the jurisdiction of the County Sanitation Department and
should be verified for adequacy.
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.
Water Quality:
Developer should provide a water quality facility to treat the new impervious surface being
constructed as part of this development.
This development will need to be calculated for total impervious area now that it is a
commercial property and not 2,640 square feet for residential.
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/owners
X Owners of record within the required distance
X Affected government agencies
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 19 OF 20
Final Decision:
ry, DE�IS��N Ate S� FINAL.4N IiAt)NE?AY SEPTEMBER 2' �"
U HESS AN APPEAL IS FILED: * s ,,
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.
ULt OF AN APPEAL IS 3.30 Pr. ON SEIER 29,
1997.
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 .
September 18, 1997
PREPARED BY: Mark Roberts DATE
Associate Planner/AICP
Z/4,cv4 �. September 18, 1997
APPROVED BY: Richard ewersdorff DATE
Planning Manager
\curpin\mark rAsdr97 07.dec
NOTICE OF DECISION SDR 97-0007 NAR 97-0011 OLSEN COUNSELING OFFICE PAGE 20 OF 20
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1 S 136D D-01500 1 S 136D D-01700
CARL H JOHNSON FAMILY L P II CARL H JOHNSON FAMILY L P II
BY JOHNSON,CARL H BY JOHNSON,CARL H
8965 SW BURNHAM 8965 SW BURNHAM
TIGARD,OR 97223 TIGARD,OR 97223
1S136DD-02300 1S136DC-00101
CARPENTER,RICHARD L COHN,ALLWIN V
POLLOCK,DONALD E 7105 SW BAYLOR
1834 SW 58TH AVE STE 202 TIGARD,OR 97223
PORTLAND,OR 97221
1 S 136DD-01800 1 S 136DD-01900
COON,JOHN CARL& COON,JOHN CARL&
OLSEN,MARY G TRUSTEE OLSEN,MARY G TRUSTEE
6940 SW BAYLOR ST 6940 SW BAYLOR ST
TIGARD,OR 97223 TIGARD,OR 97223
1S136DD-01100 1S136DD-03000
CRAIG,MARK EDWARD& DARN,WILLIAM J
CRAIG.SAMULE M&PATSY J 14780 SW OSPREY#325
18505 NE BRYAN CREEK RD BEAVERTON,OR 97007
NEWBERG,OR 97132
1 S 136D D-02500 1 S 136 D D-01600
DICKEY,VELDA A HARRIS,FRED L HARRIS,
do POLLOCK,DONALD E DONALD M JEANETTE A
1834 SW 58TH#202 11540 SW 70TH
PORTLAND,OR 97221 TIGARD,OR 97223
1S136DD-01702 1S130DD-02900
JOHNSON,CARL H TRUSTEE KATAFIAS.JAN
8965 SW BURNHAM 0233 SW VERMONT
TIGARD,OR 97223 PORTLAND,OR 97219
1 S 136DD-03200 1 S 136DD-03290
LARSON,IRVING UJENNIE E TRS LARSON,IRVING UJENNIE E TRS
BY JUDY L STROJNY BY JUDY L STROJNY
555 CHESTERTOWN ST 555 CHESTERTOWN ST
GAITHERSBURG,MD 20878 GAITHERSBURG,MD 20878
1S136DD-01701 1S136DC-02701
LAW,JOHN C BILLIE J LEFEBVRE,MICHAEL PAUL SR&
6945 SW BAYLOR ST LINDA
PORTLAND,OR 97223 7040 SW BAYLOR ST
TIGARD,OR 97223
1S136DC-00100 1S136DD-01300
LEISER,ANNE TRUSTEE MARRS,CORDELIA W&
6009 SW PENDLETON CT CARR,EDWARD J
PORTLAND,OR 97221 12753 SW 68TH#200
TIGARD,OR 97223
MARY OLSEN
6940 SW BAYLOR STREET
TIGARD OR 97223
5D,R. 97--c c/ y 6- dii 01_ COLL OFF1 P .
1S136DD-02700 1S136DD-02800
MILLER,LAVIDA E MOORE,GLENN L AND SHARON L
6870 SW BAYLOR ST 11710 SW 69TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136DD-02890 1S136DD-02200
MOORE,GLENN L AND SHARON L NORTHLAND HOMES INC
11710 SW 69TH AVE 1834 SW 58TH#202
TIGARD,OR 97223 PORTLAND,OR 97201
1 S 136DD-02100 1 S 136DC-02600
POLLOCK,DONALD E/JULIA GAIL SCHULTZ,MARK E AND LAURA K
1834 SW 58TH#202 7010 SW BAYLOR ST
PORTLAND,OR 97221 TIGARD,OR 97223
1 S 136DD-02600 1 S 136DD-02400
SMITH,DEAN W& STERNBERG,WILLIAM H AND
SMITH,JO ANN MONDELLI TRS DIANE E,TRUSTEES
17880 SARAH HILL LN 8310 SW 10TH
LAKE OSWEGO,OR 97035 PORTLAND,OR 97219
1 S 136DD-01200 1 S 136DD-02000
TIGARD TRIANGLE PROPERTIES,LL WAGAR,PAUL B JR
11600 SW 69TH AVE KANEKO T
TIGARD,OR 97224 1700 SW 76TH
PORTLAND,OR 97225
1S136DC-03500
WINKLER,ROBERT G
LOUELLA D
11745 SW 70TH
TIGARD,OR 97223
COMMUNITY NEWSPAPERS, INC. Legal
P.O. BOX 370 PHONE(503)684-0360 Notice T 8 9 3?.
BEAVERTON.OREGON 97075
Legal Notice Advertising RECEIVED
• City of Tigard • ❑ Tearsheet Notice SEP 2 3 1997
13125 S Hall Blvd.
• 1 igard,OO regon 97223 • ❑ Duplicate Affidavit WV
3 k
• Accounts Payable • SITE DEVELOPMENT REVIEW(SDR)97-0007
VARIANCE(VAR)97-0011
>OLSEN COUNSELING OFFICE<
— The Director has approved,subject to conditions, a request to convert an
AFFIDAVIT OF PUBLICATION existing single-family residence into a professional office. The applicant
also proposes a 514 square foot addition to the 1,438 square foot structure.
STATE OF OREGON, )ss A Variance has also been requested to street improvement and sewer ex-
COUNTY OF WASHINGTON, ) tension requirements of the Tigard Triangle Design Standards. LOCA-
TION:Ka_th _Snyder TION: 6940 SW Baylor Street; WCTM IS136DD, Tax Lot 01900.
y ZONE: Mixed Use Employment; MUE. APPLICABLE REVIEW
f being first duly sworn, depose and say, that I am the Advertising. CRITERIA: Community Development Code Chapters 18.32, 18.62,
Director, or his principal clerk, of theTlgard–Tualatin Times 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.164,
a newspaper of general circulation as defined in ORS 193.010 the Mixed Use Employment Zonin District Standards, and the Tigard
Zoning
and 193.020; published at Tigard in the Triangle Design Standards.
aforesaid county and state; that the
SDR-Olsen Counseling
a printed copy of which is hereto annexed, was published in the ) • _
N
entire issue of said newspaper for ONE successive and
consecutive in the following issues:
September 18 ,1997
fl c.._ ak,k4
/ 5141fLA--" ST_._...H.___,__,. a .
Subscribed and sworn to before-me -thisl8th day of September , 1997 AnA A
ae,0‘,.) Not,®Public for Oregon "NOT ST
My Commission Expires: ` COP,: \\�f q
MY COMMIT -
AFFIDAVIT
_.--_,-t.k)
ST
cYMr r-17::: Ili�
e wig
OARTMDUiw sT Eil1,L....1
The adopted finding of facts,decision, and statement of conditions can be
obtained from the Planning Department,Tigard Civic Center, 13125 SW
Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on
September 29, 1997. 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,which provides that a written appeal may
be filed within 10 days after notice is given and sent. The deadline for
filing of an appeal is 3:30 P.M.,September 29, 1997.
TT8932–Publish September 18, 1997.
W
_./�-I I t
TLAN A S co
1S136DD01610 W
1.136DD015:0 Q
1S136DC00101 1S136DD01702 1 36DD01 ::
1
CD
S136DC00100
S136DD01701 1S136DD0 700 1'•136DD01 '00 ■C
1S1t6DD01:00 C
BAYLOR ST C
C�
36DC0. 01 1 S 136DD02i 00 .136DD02 00
1. : 1 136DD02:00
1S136DCO26
1 36DD02:00
Q 1S136DD02100 136DD019: 36DD03..0
1 136DD02•00
CL
1S136DC0350D 1`136DD02'00
•—
18136DD022:: 1S 36DD03 SO
1`136DD02,00
1 136DD03100 O
OM1 S 136D D02300
CLINTON
ST —
________ mil i
I I ,., rn
U
11
Vicinity Map AN SOR 91-0001/VAR 91-0011
Note: Map is not to scale Notification Area Map
APPLICANT
MATERIALS
ill,(13:97 1.4:16 0503 '' ' 7297 CITY OF TIGARD 0001-oils
. A, SITE DEVELOPMENT REVIEW
� ` ' A APPLICATION
CITY OF TIGARD 13125 SW Nall Blvd., Tigan7, OR 97223(503)639-4171 FAX:(503)684-7297
S2ENERAL JNFORMAuQ,/
PRE-APP. HELD MT'H: Vl( ' s.64_,--b
DATE OF PRE-APP.: 1 tA.4a L
Property Address/Location(s): 47?i/t 5W I34 6i S/
T
n Q . FOR STAFF USE ONLY
Tax Map&Tax Lot#(s): J 5 /3 Gii_91"K 4,1 /9o0
Site Size_ p •f. Other Ca3e N�(s): V nO
ReceiptNo.:.d7' A
Property Owner/Deed Holder(s)6j644-1 Coop h1al iJ W f e vl Application Accepted By: .R-'i*)
Address: (o41`.1t1 d(A L aij Ao✓ Si- Pho or(08 '-( )(.{.s Date: ..7. .:47. : _• . . .
City: / 6(,)-4 gyp: 2-2 3r ., �r e ; h:� .. .: :
•;•ry :. • .,:y:.;!:.,;.::-- oyA•; ..:1]p� (.
Appligntt �' f, a '�' � ,��:
Address: , �J DeteDetetmTnei•'tooe,pomplete :' :
GI O Li; Ion la. Phone:4 3L–fie, Z. .� ,fl ; a:,-'-M .�. , .:s;�.:.-
�/ h .xw. t;,r�;:iaexs<,.i�s curs -- ,. :.
Sty- Zip: 1-11--Z-3 Cortip PlaitfLone Designtlion-�r a °*`x' ',i •
„ �{ t :.
When the owner and the applicant are different people, the applicant ";ice . °: ll.. •; F;,�:• 4��' {c. :a ?'
must be the purchaser of record or a I , . . '„••f s-< s:? 11°”, ,;�•
essee in possession with written •. .. •�:4 ,'"'• `�: '
authorization from the owner CITArea. 'r':. "vs :'•„ .� •.... :;x-
er or an agent of me owner. The owner(s)
., ...... •...... ., "
must sign this application in the space provided on the back of this ...x.-:1-::-....; :>'.:t+sti.erle•
form or submit a written authorization with this application-
PROPOSAL SUMMARY REOUInD SUBMITTAL ELEMENTS
The owners of record of the subject property request Site f
Development Review approval to allow(please be specific): Application Elements Submitted:
C�pNV . , y lion Form
" / r; -' Owner's Signature/Written Authorization
' . - = - ' /' ���Zr�_ ,. e Transfer Instrument or Deed
, ikle-. 1 1-27/M. to %tte/Plot Plan(8'/ x 11-)
' / � Hof copies based on pre-app check Est)
['B.-APp is Statement
gar copies based on pre.app ehedk fst)
nstruction Cost Estimate
Itt- Filing Fee a ersioa.000l-..... .0
—
rs,00.000.,s ._$1,eaa.ov
Post-it•Fax Note
� �J 7671 Date 24/ q•� 10#4%,I. (��moo.,a Ow)•-•••-51,780.00
Tu kv`5 eablpo From r / t+ss!S1U,000y
CojDept Go. —
1 0 027`h1dvr/
Phone a\ �7 / Phone# /' _i- `-'L t`-JC 1
F ;] C-�i Q7� �,(, Fax# f
t _ 04%03/97 14:17 22505 r 7297 CITY OF TIGARD I ji1U2%U08
•
List any VARIANCE,CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as
part of this application: /
.
-Gf /v.� 5 ad t 1_, .. faj�N rru c/c.* a Qua Ie.
_ u
,e✓�O wee e�� -4 7-0•
Use ei,c G,c e ess &L / 'v t! GL -ce p. J
i 1 e
1 rMP✓bu-e a -e,
APPLICANTS:
To consider an application complete, you will need to submit ALL of the ];lEOUIRED SUBMITTAL ELEMENTS as
described on the front of this application In the"Required Submittal Elements"box.
(Oetailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.)
THE APPLICANT(S)SHALL CERTIFY THAT:
• If-• L+ Ls •rl • .. IL. • t. f • -� • ILL- R1 41 6 it- i 11 .► 1■ tr ,• • • ki•„_ 41. •,• , ■f • •
pro1�
• if the application is granted,the applicant will exen:se the rights granted in accordance wt�h the tertns 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 it it is found that
any such statements are false.
• The applicant has read the entire contents of the application, including the policies and criteria, and understands the
requirements for approving or denying the application. .
SIGNATURES of each owner of the subject property.
sr
DATED this day of /(1-1-7 -1991_
0. -
Owner's SIgnatufe Owner's Signature
Owner's Signature Owner's Signature
2
AA
CITY OF TIGARD
Community'Development
Shaping A Better Community
PROPOSAL DESCRIPTION
FILE NO(S): SITE DEVELOPMENT REVIEW ISDRI 97-0001 120 DAYS=12/5/91
VARIANCE IVARI 97-0011
FILE TITLE: OLSEN COUNSELING OFFICE
APPLICANT: Mary Olsen OWNER: Same
6940 SW Baylor Street
Tigard OR 97223
(503) 684-6345 or 636-6993
REQUEST: A request to convert an existing single-family residence into a professional office.
A Variance has also been requested to street improvement and sewer extension
requirements of the Tigard Triangle Design Standards.
LOCATION: 6940 SW Baylor Street; WCTM 1S136DD, Tax Lot 01900.
ZONE: Mixed Use Employment; MUE.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.100, 18.102, 18.106, 18.108,
18.114, 18.116, 18.120, 18.150, 18.164 and the Tigard Triangle Design Standards.
CIT: East CIT FACILITATOR: List Available Upon Request
DECISION MAKING BODY
DATE COMMENTS DUE: Tuesday - September 2„1997
X STAFF DECISION DATE OF DECISION: Thursday September 18,1991
PLANNING COMMISSION DATE OF HEARING: TIME: 7:30
HEARINGS OFFICER DATE OF HEARING: TIME: 7:00
CITY COUNCIL DATE OF HEARING: TIME: 7:30
PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X
X ARCHITECTURAL PLAN SITE PLAN X OTHER
STAFF CONTACT: Mark Roberts, Associate Planner (503) 639-4171 x317
SDR 97.0007NAR 97-0011 OLSEN COUNSELING OFFICE PROPOSALJREQUEST FOR COMMENTS
July 11, 1997 , ,'p
CITY OF TIGARD
Chris Boothby, AIA
5026 SE Lincoln OREGON
Portland, OR 97215
Re: Notice of Incomplete Submittal/SDR 97-0007
Dear Chris:
This letter is in response to the recent submittal you made for Dr. Olsen's Counseling Office
at 6940 SW Baylor Street. The City has found this application to be incomplete and will
need the following additional information:
1) You will need to file an application for a variance to the applicable sewer and street
improvement standards. An additional filing fee of $109 will also need to be paid.
The narrative will need to be re-written to address the variance criteria of Section
18.134. Upon review of your argument for waiver of street improvement
requirements, it is not apparent how adding the approximate 13-feet of roadway
width, along with the existing 15 feet of width, impacts the use of the existing
roadway. Because the street improvements are apparently off-set from the actual
right-of-way centerline, it appears that Dr. Olsen's property would be responsible to
construct less than the normal half-street improvements, but upon completion, this
should not impact use of the street. In our discussion of this circumstance, it
sounded as if construction of additional street improvements would make the street
unusable. This does not appear to be the case.
2) The narrative will also need to be revised to address the applicable approval
standards of Section 18.62, General Commercial. The new Mixed Use Employment
Zoning District refers to the existing General Commercial Zoning District for all new
commercial use types. In the portion of the narrative that addresses the Tigard
Triangle Design Standards, you will also need to address each of the more detailed
requirements set forth in pages 1-6 of the standards and how the application
complies with these standards.
If you have further questions, please feel free to contact me at (503) 639-4171.
Sincerely,
•
Mark Roberts
Associate Planner, AICP
i:curpin/marl r/sdr97-07.hr
c: SDR 97-0007 land use file
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
CHRISTOPHER R. BOOTHBY, AIA
ARCHITECT
Residential • Commercial • Institutional •Sustainable Design
TRANSMITTAL
DATE July 1, 1997 FROM Chris Boothby
TO Mark Roberts DISTRIBUTION
City of Tigard VIA
VIA Hand PROJECT NUMBER 9605
PROJECT Olsen Professional FILE NAME 9605transSDR
Offices
COPIES DATED #PAGES DESCRIPTION
1 July 1, 1997 2 Site Development Review
Application
1 July 1, 1997 1 Reduced Site Plan
1 July 1, 1997 1 Preliminary Cost Estimate
1 July 1, 1997 1 Wash. Cty. Septic
Authorization
1 July 1, 1997 1 Copy Septic Permit
Completion Notice
1 May 19, 1997 3 Pride Disposal Fax/Letter
20 July 1, 1997 2 Applicant's Statement
1 Neighborhood Meeting
Notices, etc.
1 July 1, 1997 1 Applcation Fee Check
20 July 1, 1997 4 Site Development Review
Si I`rS7 Drawings-24x36 sheets
REMARKS Mark Roberts, I believe attached Site Development Review Package is
complete. Please let me know if there are any omissions or if you have
any questions.
Thank you, Christopher R. Boothby, AIA
5026 SE Lincoln St. • Portland, Oregon, 97215 • 503.231.7017 • 503.236.9766 fax
email: chrisboothbyaia @worldnet.att.net
CHRISTOPHER R. BOOTHBY, AIA
ARCHITECT
Residential • Commercial • Institutional • Sustainable Design
TRANSMITTAL
DATE July 31, 1997 FROM Chris Boothby
TO Mark Roberts DISTRIBUTION
City of Tigard VIA
VIA Hand PROJECT NUMBER 9605
PROJECT Olsen Professional FILE NAME 9605transMR7.31.97
Offices
COPIES DATED #PAGES DESCRIPTION
1 July 31, 1997 1 Variance Application
20 Rev. July 31, 1997 4 Applicant's Statement
REMARKS Mark Roberts, The revised Applicant's Statement addresses the
concerns raised in your letter of July 11, 1997. We did not initially file
an application for the Variances because a staff member of the City of
Tigard's Development Department indicated that it would not be
required in conjunction with the Site Development Review process.
Let me know if you have any questions.
Thank you, Christopher R. Boothby, AIA
5026 SE Lincoln St. • Portland, Oregon, 97215 • 503.231.7017 • 503.236.9766 fax
email: chrisboothbyaia @worldnet.att.net
CikAtCt76 /4'744^ c?"'-i
7C,"- „tie
L.4
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S 19 97 11 37 AM Macintosh P.001
CHRISTOPHER R. BOOTHBY, AIA
r�
1
ARCHITECT
Residential •Commercial• Institutional•Sustainable Design
FACSIMILE
DATE August 19. 1997 DISTRIBUTION
' VIA
i
TO Mark Roberts
City of Tigard #OF PAGES 1
FAX NUMBER 626-7422
PROJECT NUMBER 9605
FROM Chris FILE NAME 9605fxMR8.19.97
REMARKS Mark, It is my understanding that the owners of a guitar shop located
near Mary Olsen in the Tigard Triangle recently met with the Mayor and
their attorney to discuss sewer connection requirements. I understand that
•
there is some legal exemption for cases where the sewer is more than 300
ft. away.
Please advise how this meeting may have affected policy on this issue,
and specifically Mary Olsen's project. If there is a change in approach
that would obviate her need for a variance we would like to do whatever
may need to be done to expedite her case.
I am away from my phone most days currently, so please respond to my
fax at 236.9766.
Thanks, Chris
` r 4lC)I
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08/19/97 15:35 e5O3 684 7297 CITY OF TIGARD IJ001
***************************
*** ACTIVITY REPORT ***
***************************
TRANSMISSION OK
TX/RX NO. 2895
CONNECTION TEL
CONNECTION ID
START TIME 08/19 15:35
USAGE TIME 00'45
PAGES 1
RESULT OK
E:19!97 11:37 AM Mecmtosh
Post-it"Fax Note 7671 Date
a 'r '-
R -
CHRISTOPHER R. g1 comsat. 4 AIMCo. 0041 ,. •.
9— e#
Phon Phone# 63"1` 0`
Fax# -2.-S 66—974 6 Fax# iv/_. !--9/
ARCHITECT
Residential•Commerciai• Institutional•Sustdnabie Design
FACSIMILE
041E August 19. 1997 LW FOU1IU'J
VIA
TO
•
iiIIIIIIIEV
City of Tigard #OF PAGES 1
FAx NuVEEI 626-7422
PROJECT NUMBER 9605
mom Chris Flit NAME 9605fxMR8.19.97
REmAaks Mark, It is my understanding that the owners of a guitar shop located
near Mary Olsen in the Tigard Triangle recently met with the Mayor and
their attorney to discuss sewer connection requirements. I understand that
there is some legal exemption for cases where the sewer is more than 300
ft. away.
Please advise how this meeting may have affected policy on this issue,
and specifically Mary Olsen's project. If there is a change in approach
that would obviate her need for a variance we would like to do whatever
may need to be done to expedite her case.
I am away from my phone most days currently, so please respond to my
fax at 236.9766.
Thanks, Chris
8 19 97 7 39 PM Macintosh P 001
CHRISTOPHER R_ BOOTHBY, AIA
ARCHITECT
Residential •Commercial• Institutional •Sustainable Design
FACSIMILE
DATE August 19. 1997 DISTRIEtUTION
_ VIA
TC MaRoberts
City of Tigard #OFPAGES 1
FAX NUMBER 626-7422
PROJECT NUMBER 9605 a�I<
FROM Chris FILE NAME 9605fxMR8.19.97
/2
REMARKS Mark, Your handwritten fax response was cut off at the bottom. I could
read up to: "The City can process the..." and the rest was not visible.
Please send remainder and instructions on how to proceed re: waiver of
sewer connection.
Coordination of sewer construction with street improvements could result
in a savings to all parties as well as avoiding the need to cut and patch
newly constructed paving etc. In Mary Olsen's case contruction of street
improvements ahead of storm sewer will require redundant piping to
handle run-off from existing ditch until storm sewer is available.
As before, I am away from my phone most days currently, so please
respond to my fax at 236.9766.
Thanks, Chris
08/20/97 11:23 e503 684 7297 CITY OF TIGARD lj001
***************************
*** ACTIVITY REPORT ***
****a**********************
TRANSMISSION OK
• TX/RX NO. 2913
CONNECTION TEL
CONNECTION ID
START TIME 08/20 11:23
USAGE TIME 00'41
PAGES 1
RESULT OK
!/19/97 7:39 PM Macintosh P.001
CHRISTOPHER R. BOOTHBY, AIA (�
. ._)
— �.— spoke ,iverri
Post-it•Fax Note 7671 Date a r,_ ,,A P ► 1 R To , g N I'mA ``ek 't�QQ_,`'l14�Co./Dept. A( ){ �-/I co COylCev-ti� GOI^!4!P : kt✓ �cy►
Phone# Phone# /-5# (Jr ARCHITECT kQ{t` - •e•e- I [ ✓9UBu1
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DAIS August 19. 1997 asses' *L o�a S act` l` - ',Hut Ca�
August
0� Coins vatiCI `�a sP�l={��Qrr t le.
TO a o `i'G 2 v -'vrn�-
City of Tigard
FAX NUMBER 626-7423 �4`"```p 'P4642.I "r swlo 40.
Allah-
PROJECT NUMEER 9605 1<
Fraixn Chris ALE NAME 9605fxMR8.19.97
/3
r4MAr41 . Mark, Your handwritten fax response was cut off at the bottom. I could
read up to: The City can process the..." and the rest was not visible.
Please send remainder and instructions on how to proceed re: waiver of
sewer connection.
Coordination of sewer construction with street improvements could result
in a savings to all parties as well as avoiding the need to cut and patch
newly constructed paving etc. In Mary Olsen's case contruction of street
improvements ahead of storm sewer will require redundant piping to
handle run-off from existing ditch until storm sewer is available.
As before, I am away from my phone most days currently, so please
respond to my fax at 236.9766. -
Thanks, Chris
8 20:'97 12 34 PM Macintosh P.001
CHRISTOPHER R. BOOTHBY, AIA
ARCHITECT
Residential•Commercial• Institutional•Sustainable Design
FACSIMILE
DATE August 19. 1997 LAST RIESUIION
VIA
bark Roberts
City of Tigard #OF PAGES 1
FAX NUMBER 626-7422
PROJECT NUMBER 9605
FROM Chris FILE NAME 9605fxMR8.20.97
REMARKS Mark, Thanks for your quick responses. When should we expect the
Site Development Review submittal process to be completed'?
As before, I am away from my phone most days currently, so please
respond to my fax at 236.9766.
Thanks, Chris
•
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08/21/97 08:51 $503 684 7297 CITY OF TIGARD IQ001
****:r**:********:**:*********a
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TRANSMISSION OK
TX/RX NO. 2957
CONNECTION TEL
CONNECTION ID
START TIME 08/21 08:51
USAGE TIME 00'35
PAGES 1
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9/20/0 12:94 PM Macintosh
R R. BOOTHBY, AlA
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Phone# Phone# dw , J.)
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Residenntial••Commercial• institutional•Sustainable Design
FACSIMILE
1)AIk August 19. 1997 u1511, JIIUN
VIA
TO
City of Tigard 4 5FPACS 1
FAX NIIMBEra 626-7422
PROJECT niuMtiER 9605
mom Chris FILE NAME 9605fxMR8.20.97
r .=rae Mark, Thanks for your quick responses. When should we expect the
Site Development Review submittal process to be completed?
As before, I am away from my phone most days currently, so please
respond to my fax at 236.9766. e
Thanks, Chris C 14 J S — `-'e 6c-(1
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Professional Offices-Mary Olsen, Phd. 6940 SW Baylor Street,Tigard, OR July 1, 1997
Site Design Review/Variance Applicant's Statement Narrative (Rev. July 31, 1997)
PROJECT DESCRIPTION
The project entails conversion of a single family residence at 6940 SW Baylor St., Tigard,
Oregon to professional offices. A small addition with two counseling offices and minor
remodeling of the existing interior are the main changes. In addition the existing garage
will be converted to a group therapy room for use during off hours, evenings or weekends.
Site interventions include additional parking, a disabled accessible parking space and ramp
access to the front entry. The group therapy entry is to be at grade. New planting to meet
buffer/screening requirements is included.
The following items refer by Code Section Number to the issues raised in the Pre-
Application Conference, dated July 16, 1997, with Tigard City Planner Mark Roberts and
in the subsequent meeting on May 16th, 1997 between Christopher R. Boothby and Mark
Roberts concerning impact and applicability of the provisions of the new Tigard Triangle
Street Plan Design Standards and revised MUE zoning classification:
18.62.030 The proposed use is a permitted use per 18.62.030,A,2,p.
18.62.050 Dimensional Requirements are addressed in response to new Tigard
Triangle Street Plan Design Standards.
18.100 The street frontage of the site is 125 feet. An existing 38"dia. Douglas
Fir is located at roughly the mid point of this edge. A new Red Maple(2
1/2"cal.) is proposed immediately to the west of the widened driveway.
An existing Japanese maple at the east edge of the site will be relocated as
required to accommodate the new access. The new access is specifically
located so as to minimize impact on the existing large fir tree.
A buffer of 10 feet is required along the west edge of the added parking.
In order to accommodate the required full size parking spaces with two
way access, this dimension has been reduced to 7 feet after the first
parking space which is a compact space. An existing 6 foot board fence
runs along the west property line. See planting plan for screening
proposed along this edge.
18.102 Visual Clearance-Clearance is provided at access points-see Site Plan.
18.106 Required parking for this use per the Pre-Application Conference notes is
1 space for each 350 sq. ft. The existing house is 1,438 sq. ft. The
addition will enclose 514 sq. ft. The total area used during regular
business hours is 1,952 sq.ft., which would require 5.6 spaces. The
proposed plan incorporates six spaces, two compact spaces, three full size
spaces and one accessible space. The group therapy room will be utilized
during off-hours, is 650 sq. ft. and is hence amply covered by the
proposed parking. All parking and access drive surfaces will be AC
paving.
18.108 Access Egress and Circulation-After discussion with City Engineer Brian
Rager, the proposed parking and access scheme was formulated.
Essentially, it was agreed that the access width and radius
recommendations in the City of Tigard's Public Improvement Design
•
Professional Offices-Mary Olsen, Phd. 6940 SW Baylor Street,Tigard, OR July 1, 1997
Site Design Review/Variance Applicant's Statement Narrative (Rev. July 31, 1997)
Standards were unfeasible on this site. The proposed scheme was
reviewed by Brian Rager on April 2, 1997 at which time he stated he had
no problems with the approach from the perspective of the City Engineer.
18.114 Signs-The only sign anticipated would be a small wooden street number
sign. The owner will apply for a sign permit prior to installation of any
sign.
18.116 Recycling-See attached fax letter from Pride Disposal
18.120 Site Development Review-Attached material is intended to conform to the
requirements as outlined by City of Tigard staff, in the Pre-Application
Conference and the checklist provided by Mark Roberts.
18.150 No trees are planned to be removed,except the existing Japanese Maple at
the existing drive way will have to be relocated or removed to meet vision
clearance requirements. The existing Japanese Maple at the east end of
the site will be moved a few feet as required to accommodate the new
accessway.
18.164 See item 18. 070 below:
18._070- Design Standards-Paragraph 2 of the new Design Standards discusses
Re: the need to connect to public infrastructure, sanitary sewer and storm
New Design drainage, and to improve public streets. While we have no philosophical
Standards for objection to"contributing to the character and quality of the area"in
the Tigard accordance with the Design Standards, certain conditions exist which limit
Triangle the feasibility and advisability of these improvements at present. In
accordance with City of Tigard Municipal Code 18.164.030, A, 1, c, (i),
(ii) and (iii), we propose a future improvement guarantee in lieu of
immediate street improvements.
Sanitary and Storm Sewers-Current public infrastructure is not located
within feasible distance to the site. Costs to extend such infrastructure
would exceed the combined value of the property and the proposed
improvements. Washington County recognizes the existing septic system
as satisfactory for continued use, especially considering the reduced load
on the system due to the change from residential to professional office
(see attached Washington County approval). We propose to utilize the
existing system until such time as a Public Improvement District or City
improvements catch up to the planning intent for the street.
Street Improvements-The new Design Standards for SW Baylor Street
indicate a 12' sidewalk and 8' parking strip with street trees in the outer
edge of the sidewalk area at each side of the street and a 20' traffic lane
for two way travel, for a sixty foot total right of way. Current alignment
of SW Baylor Street is off-center to the R.O.W. (see Site Plan).
Construction of the new sidewalk and on street parking at this time would
create a reduction in effective travel width to 13'-6"at the west end of the
site. In discussion with city staff it has been indicated that part of the
intent of the Design Standards is to protect the interests of current
residents in the Triangle who wish to protect the existing character of their
neighborhood as redevelopment occurs, while providing for appropriate
scale and character when redevelopment is achieved. Dr. Olsen's
Professional Offices-Mary Olsen, Phd. 6940 SW Baylor Street,Tigard, OR July 1, 1997
Site Design Review/Variance Applicant's Statement Narrative (Rev. July 31, 1997)
conversion, as proposed, will have very minimal impact on the character
of SW Baylor Street. The approach taken preserves the residential
character of the street until adjacent properties are ready for redevelopment
also. For these reasons it is proposed to postpone such street
improvements.
Walkway connection to building entrances-An existing walkway connects
the building to the existing driveway and thence to the street. A ramp is
proposed to connect to the accessible parking space. A new six-foot wide
entrance walkway would appropriately connect directly to the new
sidewalk at the time the street improvements are executed. We propose to
retain the existing walkway and accessible ramp until that time.
A. Street Connectivity:
This provision of the New Design Standards for the Tigard Triangle does
not apply due to the proximity of the site to the 69th Street intersection.
B. Site Design Standards:
1. Building placement on Arterials not applicable to SW Baylor Street.
2. Building Setback not applicable as no modifications to the existing
front of the building are proposed.
3.&4. Front yard setback design and walkway connection to building
entrances-As indicated above modifications to the pedestrian access to the
street would be deferred until the street improvements are constructed.
5. Parking location and landscape design-Applies only to newly
constructed buildings.
C. Building Design Standards:
As indicated by Mark Roberts at the May 16, 1997 meeting with
Christopher R. Boothby, this section is not applicable as no modifications
are proposed to existing street facing facades, roof lines, etc. except the
infill of an existing garage door and addition of a"person door" in the
same wall. This wall is not within the"Building Setback"area.
D. Signs-See 18.114 response above.
E. Entry Portals-Not Applicable as the site is not at a referenced location.
F. Landscaping and Screening:
See 18.100 above as new Standards reference.
G. Street and Accessway Standards:
Local Street 60' section applies. See discussion above regarding
postponement of street improvements.
18.134.050 Variance Criteria-The following discussion relates to the street
•
Professional Offices-Mary Olsen, Phd. 6940 SW Baylor Street, i igard, OR July 1, 1997
Site Design Review/Variance Applicant's Statement Narrative (Rev. July 31, 1997)
improvements and sewer connection issues discussed above in reference
to the new Design Standards for the Tigard Triangle.
A.,1. The proposed variances, In accordance with City of Tigard
Municipal Code 18.164.030, A, 1, c, (i), (ii) and (iii), future
improvement guarantee in lieu of immediate street improvements,are
requested because given the specific circumstances of the site, full and
immediate compliance with the requirements would impose an economic
hardship. The guarantee of future compliance precludes any possibility of
detrimental effects on other standards or policies. Public safety is best
assured with respect to street use. Public health is assured and the
adjacent properties are protected by Washington County's approval of
continued use of the existing septic system.
A.,2. The circumstances over which the applicant has no control are that
the public infrastructure is not yet developed in a manner, to a standard or
in sufficient proximity to the site for the applicant to comply with current
standards without undue economic hardship.
A.,3. The use proposed is a permitted use and other standards will be
complied with fully.
A.,4. The variances proposed do not relate to location of development.
A.,5. The hardship is not self-imposed. The property was purchased in
1996 with the express purpose of conversion to professional offices. The
pre-application conference with the City of Tigard indicated no major
hurdles to redevelopment without immediate infrastructure improvements,
other than county approval of continued use of existing septic system,
which has been granted. Continued use of the property for residential use
either by the owner or as a rental will not compensate for investment
already made in the proposed business use.
Mary Olsen. PhD- Preliminary Cost Estimate 7/1/97
Professional Offices
Project Component Quantity Units Unit Cost Approximate Cost
Addition 514 SF $ 85.00 $ 43,690.00
Deck for Addition 1 LS $ 710.00
Renovation of interior of existing house 277 SF $ 100.00 $ 27,700.00
New Window and Skylight 1 LS $ 2,175.00
Conversion of Garage 650 SF $ 20.00 $ 13,000.00
Site and Landscape 1 LS $ 9,000.00
Total $ 96,275.00
Christopher R. Boothby, AIA Site Development Review Submittal
'Li FORM No.723-BARGAIN AND SALE DEED(Individual w Corporate). cOPragni 1N3 SiEVENS•NESS LMN PUBLISHING CO.PORTLAND.OR vnw_
NA
BARGAIN AND SALE DEED
J17
Cam" KNOW ALL MEN BY THESE PRESENTS, That
John Carl Coon ,hereinafter called grantor,
for the consideration hereinafter stated, does hereby grant, bargain, sell and convey unto John Carl Coon
and Mary Glyer Olsen, as tenants by the entirety
hereinafter called grantee, and unto grantee's heirs, successors and assigns all of that certain real property with the
tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining,situated in the County
b of Washington , State of Oregon, described as follows, to-wit:
a, g Lots 3, 4, 5, 6, 7, 8 and 9, Block 10, WEST PORTLAND HEIGHTS, in the City of Tigard,
p County of Washington and State of Oregon.
aCD
Q .
co Also known as: 6940 SW Baylor Street Tigard Oregon 97223
rn O ;
3
5
}
(IF SPACE INSUFFICIENT, CONTINUE DESCRIPTION ON REVERSE SIDE)
To Have and to Hold the same unto the said grantee and grantee's heirs, successors and assigns forever.
The true and actual consideration paid for this transfer, stated in terms of dollars, is $to Correct title
®However, the actual consideration consists of or includes other property or value given or promised which is
the whole
part of the consideration (indicate which).®(The sentence between the symbols 0O,it not applicable,should be deleted.See ORS 93.030.)
In construing this deed and where the context so requires, the singular includes the plural and all grammatical
changes shall be implied to make the provisions hereof apply equally to corpoations and to individuals.
In Witness Whereof,the grantor has executed this instrument this... ?.....day of -.1N1 ,4.\\ ,19 910 ;
if a corporate grantor,it has caused its name to be signed and its seal affixed by an officer or other person duly author-
ized to do so by order of its board of directors.
THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS John Carl 'Coon
INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS.
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE
TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY
PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY
LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN
ORS 30.930. C`�
STATE OF OREGON, County of 4'-+'N 5. )ss.
This instrument was acknowledged before me on -1 42 .s..\ , 19 ,
by &alI.xn. Car \ o►-i
This instrument was acknowledged before me on , 19 ,
by
as
_�it;�'•,..
CFFIC;AL SE-'L
Lils'pA L.PAD TT: r wLp41/4_
NOTARY FUuL, ,-Ggr_G_
(;OM■ air.,,:':1:) N Lary Public for Oregon
�'' ._.._: My commission expires l 1 9
a Johu..C.ar1.-Goon STATE OF OREGON,
County of
.�Mane Aden,.. I certify that the within instru-
ment was received for record on the
Goosi/IIls:en. day of , 19 ,
SPACE RESERVED at o'clock M.,and recorded
Grantee's Na...and Add,.. FOR in book/reel/volume No on
AM.,wording ,� (Nam. Adder,Zip): RECORDER'S USE page or as fee/file/instru-
John & Mary ment/microfilm/reception No...._
6940 SW Baylor Street Record of Deeds of said County.
Tigard OR 97223 Witness my hand and seal of
Until roa.
g .ro rw
d.Ih. l.e send all fa[statements (Na...,Address,Zip): County affixed.
Same as above
NAME TITLE
By Deputy
STATE OF OREGON 1
County of Washington
r SS
I,Jerry R.Hanson, Director of Assess-
ment and Taxation and Ex-Officio County
Clerk for said county hereby certify that
the within instrument ofr+rtjttng was received
and recorded in`boofcot tecords of said
county. .._,i mss'>:
Jerry R=Hanson, Director of
Assessment and Taxation,Ex-
Officio County Clerk
Doc : 96061891
Rect: 167725 38. 00
07/10/1996 04: 15: 15pm
WASHINGTON ,JUNTY DEPARTMENT OF HEALTH AND ',MAN SERVICES
ENVIRONMENTAL HEALTH AND SANITATION
CR# 02 a 3 AUTHORIZATION NOTICE REPORT
DATE OF
DATE RC` D —�/— INSPECTION C-1 ? 9t
MAP AND TAX LOT NUMBER: Township /3 Range / h Section 36 J J T.L. ) QOO
ROAD NAME ,Q, GJ' 6Q y/Dr
PROPERTY OWNER: Mani PpLiC# 3T s GoP Y
K9Vo ,() ay/Oi
Changes in use with no increase in sewage flow or design flow is not exceeded.
Changes in use where sewage flow in increased by not more than 300 gallons beyond
design capacity or by not more than 50% of design capacity (whichever is less )
Personal Hardship Connection
Renewal of Hardship Connection
Temporary Placement
DENIED
If Authorization Notice is denied, it may be reviewed by the Dept. of
Environmental Quality upon request. An application must be submitted for
review within 30 days. A denial review fee is charged.
X APPROVED
This notice authorizes the use of the on-site sewage disposal
system located on the property identified above to serve a
with a sewage flow up to
Soo gallons per day.
REMARKS : 40k) uy � 7t.�s ,
m--
SANITARIAN 117-14h/Lit ),Q DATE
CERTIFICATE OF SATISFACTORY COMPLETION/
CORRECTION NOTICE
WASHINGTON COUNTY DEPARTMENT OF
HEALTH AND HUMAN SERVICES
155 N.First Ave.,Hillsboro 648-8722
OR/S
5 P_3
[� Q
ADDRESS/LEGAL i f7 I "3b D'P - 1'100
00
OWNER/BUILDER J p h n GD O n
•
INSTALLER( , f Se d-t Se, ' ee
This on-site sewage disposal system is:
O/ Approved. This certifies that the
JJ` system described above has been
satisfactorily completed.
IDisapproved. Before a certificate
of satisfactory completion will be
issued, the following corrections
must be made:
7 uK On1.y
In accordance with Oregon Revised Statutes
454.665, if approved, this Certificate is
Issued as evidence of satisfactory com-
pletion of an on-site sewage disposal sys-
tem at h I ation identified above.
Signe /"r Title E5
Oat /2--//-74,
05/19/97 08:36 12503 F 6179 PRIDE DISPOSAL U001/003
•
p *R*I*D*E
DISPOSAL COMPANY
[3.0. Box 11211 tillelwr,rul, 011 '171411 (503)625-6177
TELEPHONE: OH 1) hf' •-6177 FAX G (511'1) fai-h09
VAX i iIviic SHEET
DAE: 9 _'
TO: Tri-9/01i Bqp-R,L A I
7'KI.* I9IIINN:
VAX NIII4hI1(; .23C- 97C4
AT ER II)N:
MOM; Le-in.4.14 t_gh....7
WE ARE .SENIIINI: 3 I'At:b::. ( IUt:1.INIllltt TUI:i IAtc10 . IF Yun Iup NII
RECEIVE ALL nl% TIII::;E i'At:h::;. I•I.l:A:,I: 1:AI.I. u;: As :;um! A Ili i NI.I?.
I'llAlll! 1'I►11!
I'ilt.l.ul...I IIIII"i.tucyula�I Iugwl.
05/19/97 08:38 $503 6179 PRIDE DISPOSAL 2002/003
5112/97 4:07 PM k .i P.001
CHRISTOPHER R. BOOTHBY, MA
9
ARCHITECT
Residential• Commercial • Institutional •Sustains Ie Dr>slgn
May 13. 1997
Lenny Hing
Pride Disposal
P.O.Box 820
Sherwood,OR 97140
Dear Lenny,
We discussed Mary Olsen's project back in April. She would like to utilize curbside
refuse and recycling service because the volume of her office's waste will be com-
parable or less than a residence as we discussed_ You were going to write a letter to
the City of Tigard regarding this arrangement with the attached site plan.
I would appreciate a copy of the letter when you send it a fax would be fine. Let me
know if you need any additional information. We intend to subunit for ow Site
Development Review next week,so it would he helpful to have this letter by then.
Sincerely„fitigifigt
Christopher R.Boothby,AIA
502o SE Unedn St. • Portland. Oregon,97215 •5032319017 •503.234,9700 tax
i
e-mail: chrsti ooihbyaioOwortdnet.att.nei
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NOT FOR CONSTRUCTION
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5 ?7-0007
AFFIDAVIT OF POSTING NOTICE
Within Seven Calendar Days of the Sign Posting,Return This Affidavit To:
City of Tigard
Planning Division
13125 SW Hall Boulevard
Tigard,OR 97223
I,
'614.A ■ D(fpm , do affirm that I am(represent)the party initiating
interest in a paposed ()o ..- 'J , laffecting the land
located at (state the approximate location( if no address(s) and/or tax lot(s) currently
registered) k.pc*/o 11 Lc) 1$,c (z1" �I'.) 7"rc. ) OK , and did
on the I st day of YU�'c.�-� -
19q---/personally post notice indicating;lXtat the site may be proposed for a Co-c f e Ji�/
application, and the time, date and place of a neighborhood U
meeting to discuss the proposal.
The sign was posted at 4-4c, km,i c of k ( -�'l.e_ 1 -,�- 1
Voto t Ov c T,c 4.r5 or( Ct"i 2..2-3
(state location you posted notice on property)
Signature (In th rese a of a Notary Public)
(This section for a State of Oregon, notary public to complete/notarize)
Subscribed and sworn/affirmed before me on the I 7'11 day of , 19 9-7
' OFFICIAL SEAL
SANDRA BRIO-ORE R Ise/r`�'_ `A 4.
NOTARY PUBLIC-OREGON
COMMISSION NO 059656 NOTARY PUBLIC OF O' GQN
MY COMMISSION EXPIRES NOV 24,2000 My commission Expires: /'/ ti/ CO C.)
(Applicant,please complete information below for proper placement with proposed project)
NAME OF PROJECT OR PROPOSED NAME:_
TYPE OF PROPOSED DEVELOPMENT:
Name of Applicant/Owner:
Address or General Location of Subject Property:
Subject Property Tax Map(s)and Lot#(s):
AFFIDAVIT OF MAILING
State of Oregon
City of Tigard
I,
11,104i-v\ G, Q I Se_, P i 4) , being duly sworn, depose and say that
on 1G}ia,.�,` ,2cj r?., , 197, I caused to have mailed to each of the persons
on the attached list, a notice of a meeting to discuss a proposed development at (or near)
a copy of which notice so mailed is attached hereto and made a part of hereof.
I further state that said notices were enclosed in envelopes plainly addressed to said
persons and weir deposited on the date indicated above in the United States Post Office
located at ) u/< ,
with postage preHid thereon.
Signature (In t /'re •• e •f a Notary Public)
(This section for a State of Oregon, Notary Public to Complete/Notarize)
Subscribed and sworn/affirmed before me on the 3 - da y of mac/
19 9
••u,, OFFICIAL SEAL
•�+'' = SANDRA BRAXMEYER l 4 4 / ■ � ��I A
NOTARY PUBLIC-OREGON
COMMISSION N0.059656 NOTARY PUBLIC 0 O' "GON
MY COMMISSION EXPIRES NOV 24. 2000 My commission Expires:
-- zc
(Applicant,please complete information below for proper placement with proposed project.)
Name of Project or Proposed Name:
Type of Proposed Development:
Name of Applicant/Owner:
Address of General Location of Subject Property:
Subject Property Tax Map(s)and Lot#(s):
April 29, 1997
Christopher Beniston
Leroyce Caree
11570 SW 69th Ave
Tigard, OR 97223
Re: Mary G. Olsen, Ph.D.
Dear Interested Party:
I am the half owner of the property located at 6940 Southwest Baylor Street, Tigard,
Oregon, 97223. We are considering proposing a site development review for a counseling
office at this location.
Prior to applying to the City of Tigard for the necessary permits, I would like to discuss
the proposal in more detail with the surrounding property owners and residents. You are
invited to attend a meeting on:
Thursday, May 15th, 1997
6940 Southwest Baylor Street
Tigard, OR 97223
7:30 p.m.
Please notice this will be an informational meeting on preliminary plans. These plans may
be altered prior to the submittal of the application to the City.
I look forward to more specifically discussing the proposal with you. Please call me at
(503)684-6345 if you have any questions.
Sincerely,
le„7 p
Mary G. Olsen, Ph.D.
Clinical Psychologist
MAILING LIST
Craig Hopkins Anne Leiser
7430 S.W. Varns St. 6009 S.W. Pendleton Ct.
Tigard, Oregon 97223 Portland, Oregon 97221
Mark F. Mahon John Salimina
11310 S.W. 91st Ct. 7100 S.W. Baylor St.
Tigard, Oregon 97223 Tigard, Or. 97223
Pat Wyden Gene & Carolyn Jackson
8122 S.W. Spruce St. 7045 S.W. Clinton St.
Tigard, Oregon 97223 Tigard, Oregon 97223
Sue Rorman Cordelia Marrs & Edward Carr
11250 S.W. 82nd Ave. 12753 S.W. 68th, #20
Tigard, Oregon 97223 Tigard, Oregon 97223
D. Louelle & Robert Winkler Donald Pollock & Richard Carpenter
11745 S.W. 70th Ave. 1834 S.W. 58th # 202
Tigard, Oregon 97223 Portland, Oregon 97221
Linda & Mike Lefebvre Dean & JoAnn Smith
7040 S.W. Baylor St. 17880 Sarah Hill Ln.
Tigard, Oregon 97223 Lake Oswego, Oregon 97035
Allwin Cohn Tigard Triangle Properties
7105 S.W. Baylor St. 11600 S.W. 69th Ave.
Tigard, Oregon 97223 Tigard, Oregon 97223
Charlie & Linda Dorton Lavida Miller
7075 S.W. Clinton St. 6870 S.W. Baylor St.
Tigard, ORegon 97223 Tigard, Oregon 97223
Mark & Laura Schultz Paul & Kaneko
7010 S.W. Baylor St. 1700 S.W. 76th Ave.
Tigard, Oregon 97223 Portland, Oregon 97225
Nancy Haag H. Johnson Carl II
7070 S.W. Baylor ST. 200 James St. #407
Tigard, ORegon 97223 Edmonds, WA 98020
Nina Halferty Glenn & Sharon Moore
720 N.E. 91st Ave. 11710 S.W. 69th St.
Portland, Oregon 97220 Tigard, Oregon 97223
Shirley & Arden Peters Irving & Jennie Larson
7105 S.W. Clinton St. 555 Chestertown St.
Tigard, ORegon 97223 Gaithersburg, MD 20878
Jan Katafras
233 S.W. Vermont St.
Portland, Oregon 97219
Fred Harris & Jeanette Donald
11540 S.W. 70th Ave.
Tigard, Oregon 97223
Bradford Vincent
6830 S.W. Haines Rd.
Tigard, Oregon 97223
Jacqueline Byles
13090 S.W. Carmel St.
King City, Oregon 97224
Christopher Beniston & Leroyce Caree
11570 S.W. 69th St.
Tigard, Oregon 97223
William & Diane Stanberg
8310 S.W. 10th Ave.
Portland, Oregon 97219
John & Billie Law
6945 S.W. Baylor St.
Tigard, ORegon 97223
Site Development Notes
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INOT FOR CONSTRUCTION sheet number
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MINUTES
A meeting for surrounding property owners and residents was
held at 6940S.W. Baylor St. on May 15th at 7: 30 P.M. after a
sign advertising the meeting was posted several weeks prior
to the meeting and a letter announcing the meeting was mailed
out to property owners.
The meeting was attended by the following people: Steve
Halferty, Cynthia Thompson, Dayle and Evelyn Beach, Iry Larson,
Al Cohn, John Law & Kathy Godfrey. Linda Lefebvre came 1 /2
hour early but was unable to stay for the meeting.
Cynthia Thompson said that she was at the meeting primarily
because she owns property within the Tigard Triangle and is
thinking of opening a home office and wanted to know the
procedures and any problems encountered. John Law said that
he supports any changes I wish to make, thinking commercial
development will increase his property value. Steve Halferty
lives on the next street over and is interested in changes within
the Tigard Triangle. Mr. & Mrs. Beach, Iry Larson and Al Cohn
all have recently listed their property for sale and were
concerned about some of the proposed changes recently passed
by the planning committee. They all said they supported my
plans and were there to support me. They had invited Kathy
Godfrey who had been a citizen member of the planning committee
to bring information about the plan for the Tigard Triangle
which had just been passed in April, 1997.
Kathy Godfrey showed the diagrams and maps of the plans. After
reviewing my blueprints, she expressed concern that although
I had had my preliminary review in the fall and my architect
had been meeting with the city planners, that they would not
meet the new guidelines. Several of the members expressed dismay
at the new guidelines requirements for such broad sidewalk and
planting strips on the side streets such as Baylor and were
worried about plans to run Atlantis through and which properties
that would affect. Kathy Godfrey owns a home behind Phil Lewis
School and feared that the new guidelines would discourage
potential developers and, due to extensive remodeling she had
to make to her home to accommodate her quadriplegic daughter,
would cause property values to drop because of the cost of
developing the properties to the new specifications and she
would be unable to afford to move and remodel.
Several people worried that the changes being demanded were
unrealistic and would make development impossible except for
big business. Specifically, there were several people at the
meeting who are hoping to sell their property and move to their
retirement homes. Some had had their homes up for sale
previously and had been unable to sell due to zoning problems.
The zoning has been changed to Mixed Use, but they are afraid
that some of the new requirements will discourage potential
buyers.
I later called Linda Lefebvre who had been unable to say for
the meeting and asked if she had any comments or concerns.
Her primary concern was whether the sewer was going to be brought
in very soon because she was worried about the cost of having
to connect. She had no concerns about my plans except for that.
I filled her in on the information which Kathy Godfrey had
brought.
The meeting adjourned at approximately 9:30 P.M.
Respectfully submitted,
Mary G. Olsen
PRE -
APPLICATION
CONFERENCE
NOTES
CITY OF TIGARD
CITY OF TIGARD
PRE-APPLICATION CONFERENCE NOTES
NON-RESIDENTIAL
DATE:
i/d/(4‘
STAFF: L
APPLICANT: 04617 (YI Se -i AGENT:
Phone:1 1 634 - qq3 Phone: (
PROPERTY LOCATION: /� '/�
ADDRESS: t, ?7d (e) lei,- S�L.rey
TAX MAP/TAX LOT: IS f 3 Z y- gcf 1q'OO
NECESSARY APPLICATION(S): cei /Q.Pt1e(of vu.cat-tee k.,)1,p c.L
PROPOSAL DESCRIPTION: -afrt va✓-it— a ss,f ti./e aLU;fv yes-Jth ice usie
a 5 alt a( v'ecu1 a'-J Car.cue��
COMPREHENSIVE 'tie jdv e_ a ►s ��O�c,,�°osp.
PLAN DESIGNATION: '1 (4121/ Ci a I pveeest-/czfd/ C'- ,
ZONING DESIGNATION: �+ 1.4 ei.Jc/ �"�^U -PSSIcLrQ C i
CITIZEN INVOLVEMENT rdS FACILITATOR: See_ CJS�
TEAM AREA: PHONE: (5031
ZONING DISTRICT DIMENSIONAL REQUIREMENTS
Minimurp lot size: / i)sq. ft. / Average lot width: 6 ft. Maximum building height: �S ft.
Setbacks: front y1/ ft. side Gt/o� ft. rear ti Q ft. corner ft. from street.
Maximum site coverage: `dg- % Minimum Ian scaped or natural veget tion area: f_S %
(Refer to Code Section 18. 1,9 ) Ll
V 5kv\
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8
NON-Residential aopiicaticn Planning Department Section
Poet•It'"routing request pad 7864
ROUTING - REQUE_
Please �/"�
a-READ To IN�J �
I HANDLE O r3 `� )
APPROVE DST-5 '713 J
and A '
I 1 FORWARD
II I RETURN _
I I KEEP OR DISCARD 1 C) �Of 7
I I REVIEW WITH ME I PLtQ 1
Date - • From ✓ I l hz-k
•
ADDITIONAL LOT DIMENSIONAL I'1EQUIREMENTS
Minimum lot frontage: 25 feat unless lot is created through the minor and 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 acce s easement.
The depth of all lots shall no exceed 2 times the average width, unless the parcel is less than
1:,,. times the minimum lot size the applicable zoning district.
(Refer to Code Section 18.164.060 Lots)
SPECIAL SETBACKS
> Streets: //q feet from the centerline of 4 1
> Established areas: ' i( c� feet from 04'
> Lower intensity zones: lh/0 feet, along the site's boundary.
> Flag lot: 10 foot side yard setback. 0A;
(Refer to Code Section and 18.96)
SPECIAL BUILDING HEIGHT PROVISIONS
Building Height Exceptions - Buildings located in a non-residential zone may be built to a height of 75
feet provided:
> A maximum building floor area to site area ratio (FAR) of 1 .5 to 1 will exist;
> All actual building setbacks will be at least 'ri (half) of the building's height; and
> The structure will not abut a residential zone district.
(Refer to Code Section 18.98.020)
PARKING AND ACCESS nI_^
e rek)wt Q4.! 27 g S • , O ("a u s-� "
J U. e rs rv.pcscE�e�`
Required parking for 'his type of use: I s/aee c)r 4 <-- : S '75 e•
Parking shown on preliminary plan(s): 14o1 sc
Secondary use required parking: G7 Q'
Parking shown on preliminary plan(s): 14 q
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 ft. 8 inches X 18 ft.
> Compact parking space dimensions: 8 ft. X 15 ft.
(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. f
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8
NON Residential aoplicationiPlanning Department Section
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: 014 e Minimum access width: 56-'
Minimum pavement width: —2.Li
All driveways and parking areas, except for some fleet storage parking areas, must be paved.
Drive-in use queuing areas: « q .
(Refer to Code Section 18.106 and 18.108)
WALKWAY WAY 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
Lshould be constructed between a new development and neighboring developments.
v to Code Section 18.108.050)
LOADING AREA REQUIR NTS
Every commercial or i dustrial building in excess of 10,000 square feet shall be provided with a
loading space. The spface size and location shall be as approved by the City Engineer.
(Refer to Code Section 18.106.070-090)
CLEAR VISION AREA
The City requires that clear vision areas be maintained between three and eight feet in height at
road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area
depends upon the abutting street's functional classification.
(Refer to Code Section 18.102)
' BUFFERING AND SCREENING
In order to increase privacy and to either reduce or eliminate adverse noise or 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 Community Development
Code.
(Refer to Code Chapter 18.100) `
CITY OF TIGARD Pre-Application Conference dikes Page 3 of 8
NON Residential application,Plammng Department Section
The required buffer widths which are applicable to your proposal area are as follows:
G ft. along north boundary. ft. along east boundary.
t� Q ft. along south boundary. iI—? ft. along west boundary.
In addition, sight obscuring screening is required along
LANDSCAPING
Street trees are required for all developments fronting on a public or private street as well as
driveways which are more than 100 feet in length. Street trees must be placed either within the
public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street
trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above
grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the
proposed tree species at maturity. Further information on regulations affecting street trees may be
obtained from the Planning Division.
1 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)
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 18.114)
SENSITIVE LANDS
The Code provides regulations for lands which are potentially unsuitable for development due to
areas within the 100-year floolain, natural drainageways, wetland areas, on slopes in excess of 25
percent, or on unstable ground. Staff will attempt to preliminary identify sensitive lands areas at the
pre-application conference based on available information. HOWEVER, the responsibility to precisely
identify sensitive lands areas, and their boundaries. is the responsibility of the applicant. Areas
meeting the definitions of sensitive lands mugt be clearly indicated on plans submitted with the
development application.
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8
NON Residential applicatmniPlannmg Department Section
•
Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands
areas. Residential ded v ppment is arohibit_ed within floodplains, In most cases, dedication of 100-
year floodplain areas to the City for park and open space areas is required as a condition of the
approval of a development application.
(Refer to Code Section 18.84)
TREE REMOVAL PLAN REQUIREMENTS
A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be
provided for any lot, parcel or combination of lots or parcels for which a development application for
a subdivision, major partition, site development review, planned development or conditional use is
filed. Protection is preferred over removal where possible.
The tree plan shall include the following:
b 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 18.150.025)
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8
NON-Residential applicationiPlanning Department Section
MITIGATION
__
_ __
Replacemenf ofa 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.
➢ 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) AU loav)s�tee 4m✓�)S �-,- u)vv wife,/
NARRATIVE // _
The applicant shall submit a narrative which provides findings based on the applicable approval
standards. Failure to provide a narrative or adequately address criteria would be reason to consider ;'
an application incomplete and delay review of the proposal.
(Refer to Code Section 18.32) _...Y
CODE SECTIONS i../ ✓ ✓/
18.80 18.92 8.100 108 18.120 18.150
18.84 _ 18.96 ✓ 8.102 t/ 1 14 _ 18.130 _ 18.160
18.88 _ 18.98 'V 18.106 1/18.116 _ 18.134 18.162
,---- 8.164
IMPACT STUDY - __ - __-
As a part of the a••lication submittal requirements, applicants are required to include impact
study with their sub al package. The impact study shall quantify the effect of the
development on public fa•ilities and services. The study shall address, at a minimum, the
transportation system, incl ding bikeways, the drainage system, the parks system, the water
system, the sewer system .nd 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 •- impact of the development on the public at large, public
facilities systems, and affected p .. .te property users. In situations where the Community
Development Code requires the dedicat •n of real property interests, the applicant shall either
specifically concur with the dedication r;quirement, or provide evidence which supports the
conclusion that the real property dedicat •n requirement is not roughly proportional to the
projected impacts of the development.
(Refer to Code Chapter 18.32 Section .050)
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8
NON•Residential applical oniPlannmg Department Section
When a condition of approN, ,.equires t transfer tot he public ... an interest in real property, the
approval authority shall adopt findings which s ort the conclusion that the interest in real property
to be transferred is roughly proportional to the im)Dact the proposed development will have on the
public. I �/at / � - �I r ib
(Refer toCode Chapter 18.32 Section .250 Gr ctP7OcA ' s ✓�s� u,
NEIGHBORHOOD MEETING —
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.
RECYCLING
Applicant should contact franchise hauler for review and approval of site servicing compatibility with
Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. /
\ (Refer to Code Section 18.116)
. j
ADDITIONAL CONCERNS OR COMMENTS:
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.
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8
NON Residential appiication,P!annmg Department Section
APPLICATION SUBMITTAL PROCE
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 Planni g Division acceptance may be returned. Applications
submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's
applications. is • '• 1 , ► • P . • - • • • •• • • u • 1 . . • ' • • •1 • t -
11 ,0 _ , I I• - 5 . • 1 . I , • • • •• I I , • - • • - • ► : • 1 I- •n- I h•
• 1 1 11 - 1 • • , S ' ! . . - 1 • _ e s • - s 11 • • • . 1 11 - 1 •
administrative decision. Application with unfolded maps shall not be accepted.
The Planning Division and Engineering Division will perform a preliminary review of the application
and will determine whether an application is complete within 30 days of the counter submittal. Staff
will notify the applicant if additional information or additional copies of the submitted materials are
required.
The administrative decision or public hearing will typically occur approximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this
matter would be heard by the Tigard %,l a(.4 w. of Ga wt ut) &', . A basic flow chart
which illustrates the review process is available from tf 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.
Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more
than six months following this pre-application conference, unless the additional conference(s) is
deemed as unnecessary by the Planning Division.
PREPARED BY: '744/i G •6124
CITY OF TIGARD PLANNING DIVISION
PHONE: (503) 639-4171
FAX: (503) 684-7297
It:\login\patty\masters\preapp-c.mst
(Engineering Section: masters\preapp-c.engl
July 5, 1996
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8
NON Residential application/Planning Department Section
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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:
(,1!1- to feet from centerline.
-'' to feet from centerline.
)4 to feet from centerline.
Street improvements:
ptSws' - -M1f1L 1$ r; •_(a c).-t6- s IV-19
( street improvements will be necessary along .
\ street improvements will be necessary along .
( ) Street improvements 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, streetlights, and a two year streetlighting fee.
(4) r m-t,1 uk.4 . ►DA f (511L-11i€C>.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3
Engineering Department Section
•
In some cases, where stree, iprovements or other necessary pu.,,tc improvements are not currently
practical, the street 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 formed to improve:
(1.) SvJ '(
(2.) & -54 .
Pedestrianways/bikeways:
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) t A inch line which is located in
. The proposed development must be connected to a
public sanitary sewer. It is the developer's responsibility to
nc) _ is --c ' k454 C 17 z� i'C, gQ(Ra I -� uPc ic aOE u�
39'C� s -c F∎mc-ciort
Water Supply:
The 1t'_A-Tlrt VPuf Water District - Phone:(503) 2 - 3351 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.
Other Agency Permits:
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3
Engineering Department Section
. Storm sewer improvements.
olLa r to c tr.‘ s-TR- T \/A go t.sxDre. —14:5(4-ACI41 -4 S Zn
si v.9-5(
STORM WATER QUALITY
The City has agreed to enforce Surface Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which
requires the construction of on-site water quality facilities. The facilities shall be designed to remove
65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from
newly created impervious surfaces. The resolution contains a provision that would allow an applicant
to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will
use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will
be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or
portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water
quality facility shall be submitted with the development application.
pA� q_ A)OY ItAkiLvIc c -
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 t.,e 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.
f - OD -
STREET OPENING PERMIT
No work shall be performed within a public right-of-way, or shall commence, until the applicant has
obtained a street opening permit from the Engineering Department.
FINISHED FLOOR ELEVATIONS
All projects that require a grading plan also require that the applicant shall submit a typical floor plan
for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with
elevations at the corner of each lot.
PREPARED BY: -7-k(9 -ttO
ENGINEERING DEPA TMENT
Phone: (503) 639-4171
Fax: (503) 684-7297
h:vog m Wattytprea pp.eng
(Master section:preapp-r.mst)
April 23.1996
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3
Engineering Department Section
CITY OF TIGARD
A.
COMMUNITY DEVELOPMENT DEPARTMENT ,,
APPLICATION CHECKLIST
CITY OF TIGARD
The items on the checklist below are required for the succesful completion of your
application submission requirements. This checklist identifies what is required to
be submitted with your application. This sheet MUST be returned and submitted
with all other applicable materials at the time you submit your 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: //11 [2 Date: 7/I Z
[APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MAR D ITEMS
A) Application form (1 copy) (//
B) Owner's signature/written authorization I-.
C) Title transfer instrument/or grant deed _
D) Applicant's statement No. of Copies 1s -
E) Filing Fee $
SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS
A) Site Information showing: No. of Copies
1. Vicinity map
2. Site size & dimensions ca/
3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) Ql�
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: ❑
(a) Wildlife habitats ❑
(b) Wetlands ❑
7. Other site features:
(a) Rock outcroppings ❑
(b) Trees with 6" + caliper measured 4 feet from ground level �f
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
11 . Location of existing dedicated right-of-ways
LAND USE APPLICATION/LIST PAGE 1 OF 5
B) Site Development Plan Indicating: No. of Copies
1 . The proposed site and surrounding properties
2. Contour line intervals Q`
3. The location, dimensions and names of all:
(a) Existing & platted streets & other public ways and
easements on the site and on adjoining properties
(b) Proposed streets or other public ways & easements
on the site
(c) Alternative routes of dead end or proposed streets
that require future extension
4. The location and dimension of:
(a) Entrances and exits on the site
(b) Parking and circulation areas
(c) Loading and services area dl /
(d) Pedestrian and bicycle circulation bV
(e) Outdoor common areas ❑
(f) Above ground utilities
5. The location, dimensions & setback distances of all:
(a) Existing permanent structures, improvements, utilities, and
easements which are located on the site and on adjacent
property within 25 feet of the site
(b) Proposed structures, improvements, utilities and easements
on the site
6. Storm drainage facilities and analysis of downstream conditions o�
7. Sanitary sewer facilities
8. The location areas to be landscaped f_
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 ❑
LAND USE APPLICATION/LIST PAGE 2 OF 5
' D) Architectural Dray s Indicating: No. of Copies -C'
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 J c'
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 ci-/-----
2. Location and height of fences, buffers and screenings cr-----
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 rtition/Lot line Adjustment Map Indicating: No. of Copies
e
1. The owner of th subject parcel ❑
2. The owner's aut orized agent ❑
3. The map scale 0,50,100 or 200 feet- 1) inch north arrow and date ❑
4. Description of parcel location and boundaries ❑
5. Location, wi h and names of streets, easements and other public
ways within nd adjacent to the parcel ❑
6. Location of al ,permanent buildings on and within 25 feet of all
property lines ❑
7. Location and width 'f\all water courses ❑
8. Location of any trees within 6" or greater caliper at 4 feet above
ground level
9. All slopes greater than 2 % ❑
10. Location of existing utili es and utility easements ❑
11. For major land partition hich creates a public street:
(a) The proposed right -way location and width ❑
(b) A scaled cross-sectionrof the proposed street plus any reserve strip ❑
12. Any applicable deed restrictions El
13. Evidence that land partition will not preclude efficient future land
division where applicable ❑
LAND USE APPLICATION/LIST PAGE 3 OF 5
I) Subdivision Prelim rvt Map and Data Indicating: No. of Copies
1 . Scale equaling 30,50,100`or 200 feet to the inch and limited to one
phase per sheet ❑
2. The proposed name of the subdivision ❑
3. Vicinity map showing property's relationship to arterial and
collector streets ❑
4. Names, addresses and telephone numbers of the owner, developer,
engineer, surveyer and designer (as applicable) ❑
5. Date of application ❑
6. Boundary lines of tract to Le subdivided ❑
7. Names of adjacent subdivision or names of recorded owners of
adjoining parcels of un-subdivided land ❑
8. Contour lines related to a 6y-established benchmark at 2-foot intervals
for 0-10% grades greater than 10% ❑
9. The purpose, location, type an ize of all the following (within and
adjacent to the proposed subdivis' n):
(a) Public and private right-of-wa s and easements ❑
(b) Public and private sanitary and storm sewer lines ❑
(c) Domestic water mains includin' fire hydrants ❑
(d) Major power telephone transm' Sion lines (50,000 volts or greater) ❑
(e) Watercourses ❑
(f) Deed reservations for parks, o en spaces, pathways and other
land encumbrances ❑
10. Approximate plan and profiles of roposed sanitary and storm sewers
with grades and pipe sizes indica on the plans ❑
11 . Plan of the proposed water distrib tion system, showing pipe sizes and
the location of valves and fire by ants ❑
12. Approximate centerline profiles sh wing the finished grade of all streets
including street extensions for a rea onable distance beyond the limits of
the proposed subdivision ❑
13. Scaled cross sections of proposed street right-of-way(s) ❑
14. The location of all areas subject to inu ation or storm water overflow ❑
15. Location, width & direction of flow of a water courses & drainage-ways ❑
16. The proposed lot configurations, approxi ate lot dimensions and
lot numbers. Where lots are 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 ❑
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 including:
(a) Proposed deed restrictions (if any) ❑
(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 cannot practicably be shown on the
preliminary plat, it shall be incorporated into a narrative and submitted
with the application ❑
LAND USE APPLICATION I LIST PAGE 4 OF 5
)) Solar Access CalctrI4tions: ❑
K) Other Information No. of Copies ❑
h:Vogi n\patty\rnastersUltd ist.mst
May 23,1995
LAND USE APPLICATION./LIST PAGE 5 OF 5
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CHRISTOPHER R. B} OOTHBY, AIA
, I
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ARCHITECT
Residential • Commercial • hstitutional • Sustainable Design
May 13. 1997
Lenny Hing
Pride Disposal
P.O.Box 82U
Sherwood,OR 97140
Dear Lenny,
We discussed Mary Olsen's project back inApril. She would like to utilize curbside
refuse and recycling service because the volume of her office's waste will be cony
parable or less than a rcsidcncc as we discussed. You were going to write atelier to
the City of Tigard regarding this arrangement with the attached site plan.
I would appreciate a copy of the letter when you send it-a fax would be fine. Let me
know if you need any additional information. We intend to submit for our Site
Development Review next week,so it would he helpful to have this letter by then.
Sincerely„
Christopher R,Boothby,AIA
502o SE Lincoln St. • Portland. Oregon, 97215 • 503231.7017 • 503.236.9766 tai
e-mail: chnsboothbyaiaaworldnet,att.net
ADDITIONAL
DOCUMENTS
9 24:97 10 11 AM Mavntosh P 001
CHRISTOPHER R_ BOOTHBY, AIA
ARCHITECT
Residential •Commercial• Institutional•Sustainable Design
FACSIMILE
September 24, 1997 DISTRI6UIl(N
VIA
IC
skicyrk Roberts,
of Tigard #OF PAGES 1
FAX NUMBER 626-7422
PROJECT NUMBER 9605
FROM Chris RE NAME 9605fxMR9.24.97
REMARKS Mark, I am reviewing the Site Development Review Decision, dated
9/18/97 for Mary Olsen's project. A couple issues are completely
unexpected based on previous discussions with you and with Brian
Rager.
First, the Pre-Application Conference Notes indicated a required parking
criteria of 350 sq. ft. per space. Why the change of use classification?
Medical and Dental offices have much higher traffic, require plumbing in
each treatment area and extensive waiting capacity. Counseling offices
use a 50 minute hour with visits scheduled on the hour, so waiting is
minimized and clients can not be more frequent than one per treatment
room per hour. Please explain deviation from prior position on this
classification.
Secondly, I met with Brian Rager,at your suggestion, to discuss parking
layouts. Brian assured me that the configuration shown was acceptable
because the parking which required backing into the street was limited to
two spaces. Please explain the change of position on this issue also.
As before, I am away from my phone most days currently, so please
respond to my fax at 236.9766. Also please provide necessary forms and
fee schedule for appeal process.
Thanks, Chris
9
Post-iV Fax Note /��,I 1 7671 Date 9/2 , / Ip# ,∎ 12--
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9 29 97 10 31 AM Macintosh P 001
CHRISTOPHER R. BOOTHBY, AIA
ARCHITECT
Residential •Commercial• Institutional•Sustainable Design
FACSIMILE
DATE September 24, 1997 DISTRIBUIION
VIA
TO nick Bewersdorff
City of Tigard #CfPAGES 1
FAX NUMBER 626-7422
PROJECT NUMECR 9605
FROM Chris FILE NAME 9605fxDB9.29.97
REMARKS Dick,Please confirm that an extension has been granted for Mary Olsen's
Appeal Deadline re: Site Development Review per our discussion and
written request last week.
I am away from my phone much of the time currently, so please respond
to my fax at 236.9766.
Thanks, Chris
CHRISTOPHER R. BOOTHBY, ALA
• ARCHITECT
• Residential • Commercial • Institutional • Sustainable Design
•
• • RECEIVED PLANNING
•
September 25, 1997
SEP 26 1997
Richard Bewersdorff,Planning Manager CITY OF TIGARD
• City of Tigard Planning Division
Tigard City Hall
13125 SW Hall Boulevard
Tigard,OR 97223 • . . •
• Dear Dick„
In accordance with our telephone conversation this morning and on behalf of my .
client Mary Olsen, I am writing to request a two week extension of the Appeal - •
Deadline for Site Development Review case#SDR 97-0007 and Variance case I
• VAR 97.0011. •
. . Mary Olsen was out of town on vacation when the decision was issued. In view of •
. • the changes imposed in parking requirements and the overall impact of denial of the
street improvement variance;Ms.Olsen needs more time to evaluate her best course •
• ' of action and review her options. . . . •
•
Please feel free to call me if you need additional information or wish to discuss the
case. • •
Sincerely,
• .
•
• Christopher R. :• thby,AIA
•
•
5026 SE Lincoln St. • Portland, Oregon, 97215 • 503.231.7017 • 503.236.9766 fax
e-mail: chrisboothbyaia @worldnet.att.net
•
•
•
•
•
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sk/10 0\d c,t 1 a.�z.
•
•
•
•
•
•
•
•
•
•
•
•
9,2Si97 12.08 PM Macintosh P.001
CHRISTOPHER R. BOOTHBY, AIA
•
J 1
1
I
ARCHITECT
Residential • Commercial • Institutional •Sustainable Design
September 25, 1997
Oat• q/Z5/q1
Fax Note
Richard Bewersdorff,Planning Manager D:.ck
(setoff.F
ca.apt.
City of Tigard Planning Division �, T
Tigard City Hall cry P1n1.•
13125 SW Hall Boulevard z3oan
Tigard,OR 97223
-F.,. y Otsen
Dear Dick„
In accordance with our telephone conversation this morning and on behalf of my
client Mary Olsen,I am writing to request a two week extension of the Appeal
Deadline for Site Development Review case#SDR 97-0007 and Variance case #
VAR 97-0011.
Mary Olsen was out of town on vacation when the decision was issued. In view of
the changes imposed in parking requirements and the overall impact of denial of the
street improvement variance,Ms.Olsen needs more time to evaluate her best course
of action and review her options.
Please feel free to call nee if you need additional information or wish to discuss the
case.
Sincerely,
Christopher R.Boothby,AIA
5026 SE Lincoln St. • Portland, Oregon,97215 •503231.7017 •503.236.9766 fax
e-mail: chrisboothbyaiaOworldnet.att.net
CITY OF TIGARD
OREGON
September 29, 1997
Christopher R. Boothby, AIA
5026 SE Lincoln Street
Portland, OR 97215
RE: Olsen Counseling Office/SDR 97-0007
Dear Chris:
Please be advised that no other appeals have been filed regarding the
Olsen Counseling Office, Site Development Review (SDR) 97-0007. As
per your request, the appeal can, therefore, be extended the two (2)
weeks you requested until October 13, 1997.
If you have any questions or if I can be of further assistance, please feel
free to contact me or Mark Roberts at (503) 639-4171.
Sincerely,
Richard H. Bewersdorff
Planning Manager
h:\patty\docs\o I s e n e xt.l et
c: SDR 97-0007 land use file
Dr. Mary Olsen
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772