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SDR1995-00026 SD R95 - 00026 STERLING / BD LUBE CITY OF TIGARD NOTICE OF DECISION SITE DEVELOPMENT REVIEW (SDR) 95-0026 DETAILED PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 STERLING/BD LIME I. APPLICATION SUMMARY CASE: FILE NAME: STERLING/BD LUBE Site Development Review SDR 95-0026 Detailed Planned Development Review PDR 95-0002 PROPOSAL: The applicant requests Site Development Review and Detailed Planned Development approval to allow the construction of a 3,590 square foot automotive lube service facility on Pad F of the Tigard Promenade Shopping Center. APPLICANT: BD Lube OWNER: Sterling Development Corp. 1354 Skye Parkway La Jolla Corp. Center, Suite 225 West Linn, OR 97068 3252 Holiday Court La Jolla, CA 92037 ZONING DESIGNATION: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. II. DECISION Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section II. NOTICE OF DECISION SDR 95-0026 STERLING/BD LOBE PAGE 1 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 1. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to recording. STAFF CONTACT: John Hagman, Engineering Department. 2. The applicant shall provide for roof and pavement rain drainage to the public stormwater drainage system. STAFF CONTACT: David Scott, Building Division. 3. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. STAFF CONTACT: David Scott, Building Division. 4. The applicant shall provide design details and calculations for the on-site water quality facility as required by Unified Sewage Agency Resolution and Order No. 91-47. The calculations shall include all sites to be served by the facility. STAFF CONTACT: Greg Berry, Engineering Department. PRIOR TO THE ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITION SHALL BE SATISFIED: 5. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. STAFF CONTACT: Letha Thomas, Engineering Department. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. III. BACKGROUND INFORMATION Property History: The site has been zoned for General Commercial use with a Planned Development Overlay since the Comprehensive Plan was adopted in 1983. A Conceptual Planned Development was approved for the entire site. A Site Development Review was also approved for a portion of this site. The Conceptual Planned Development and Site Development Review became final on July 17, 1995. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 2 The subject property is located to the south of SW Naeve Street. Immediately to the north of SW Naeve Street is an area which has been proposed to be developed with the 348 unit Triad Apartment project. In response to traffic concerns raised by residents the Comprehensive Transportation Plan Map was amended in 1992 to add a Minor Collector Street within a revised alignment as a new SW 109th Avenue (now to be named SW Royalty Parkway). This new street is planned to be developed within a more westerly alignment in order to bypass a portion of the existing alignment of SW 109th Avenue. To the south of the Triad Development and SW Naeve Street, right-of-way was acquired by the City for the extension of SW 109th Avenue. The newly acquired right-of-way divides the Promenade Property and would provide a new four-way intersection at SW Pacific Highway. To date the City has spent approximately $429,000 for right-of-way acquisition and design work for this new street. Vicinity Information: The proposed shopping center is adjoined by a mini-storage site to the south. To the west, the center would be adjoined by SW Pacific Highway. Across SW Pacific Highway is a mixture of retail office professional developments within King City. To the north, the site is adjoined by Kasch's Nursery and vacant commercial areas. To the east, the site is adjoined by the Fountains at Summerfield which is an existing 100-unit seniors condominium project within a portion of the larger Summerfield Retirement Community. Site Information and Proposal Description: The applicant's conceptual approval was to develop a shopping center with a total square footage of approximately 109,916 square feet. The shopping center includes a Safeway Grocery Store, two building pads to be leased for general retail goods and service stores, two cads identified conceptually for retail and service uses, a Les Schwab Automotive Repair Facility and a Washington Federal Savings Bank. The total shopping center is presently made up of five parcels. The site has been cleared in preparation for construction of the shopping center. The applicant has applied for Detailed Planned Development and Site Development Plan approval for Pad F which is one of the seven pads originally approved for the shopping center. The entire shopping center was previously approved for 109,916 square feet. NOTICE OF DECISION SDR 95-0026 STERLING/BO LUBE PAGE 3 IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: Automotive repair is classified in Section 18.42 (Use Classifications) as a commercial service use. Section 18.62 allows an automotive repair as a permitted use in the General Commercial Zoning District (C-G). The applicant is proposing to construct an automotive repair facility. Minimum Lot Area: Section 18.62 states that there is no minimum lot area requirement for parcels in the C-G Zoning District. The minimum lot width shall be an average of 50 feet. Developments within the C-G Zoning District are required to provide a minimum of 15% landscaping. The subject site is approximately 119 feet in average width, thereby satisfying the minimum dimensional requirements. The plan provides 37% of the site with landscaping which is in excess of the minimum landscape requirement of 15%. Setbacks: Section 18.62 states that, except as otherwise provided in Section 18.100.130 (Buffer Matrix), there is no front, side or rear yard setback except 20 feet shall be required where the C-G zone abuts a residential zone. The maximum building height is 45 feet. The site does not adjoin a residential zoning district so the 20 foot setback does not apply. The building elevation drawings show a height of 15 feet which is under the maximum allowed. Detailed Planned Development: Section 18.80.020(G)(1)(a-e) provides standards for review of Detailed Planned Developments to determine substantial compliance with previous approved Conceptual Planned Developments. The applicant has addressed these standards as follows through their Detailed Plan submittal: 1. The change increases the residential densities, the lot coverage by buildings or reduces the amount of parking; This Detailed Development Plan did not involve residential development. The lot coverage of the proposed building has been decreased through the preparation of this detailed plan because one level of the building has been proposed below ground for maintenance work underneath vehicles being serviced. The parking ratio for an automotive service use is less than other types of permitted retail uses. Less parking is proposed but less is required to serve this use. The other two approved uses on this site provide in excess of the minimum required parking ratio therefore the overall shopping center will provide in excess of the minimum required parking. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 4 2. The change reduces the amount of open space and landscaping; The Detailed Development Plan did not reduce the amount of landscaping. Because this is a commercial development there are no required open space areas. The site provides landscaping in excess of the 15% minimum required. 3. The change involves a change of use; The Conceptual Planned Development and Site Development Review process do not require that a specific tenant be identified for each proposed structure. For parking ratio purposes a restaurant pad was identified for Pad F but no specific user was identified. A wide range of permitted uses are allowed within the General Commercial Zoning District and can occupy sites within this center as business turnover occurs provided any such future tenants comply with parking and other applicable standards. A single 3,500 square foot single story building pad, parking and driveways were shown on the Conceptual Planned Development for this parcel but no exact user, floor plan or building elevations were previously provided. Because this parcel was included as part of the original Conceptual Planned Development and an automotive repair use is a permitted use within the General Commercial Zoning District the proposed use is considered consistent with the previous approval. 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and This site has not been found to be environmentally sensitive or subject to potential hazard. The site does not contain steep slope areas, drainage ways, 100-year flood plains, or wetlands areas. 5. The change involves a major shift in the location of buildings, proposed streets, parking lot configuration, utility easements, landscaping, or other site improvements; The applicant has not proposed a major shift in the location of these types of improvements because parking and other common site facilities have remained consistent with the approved Conceptual Planned Development. The Planning Commission previously approved this development subject to the following conditions of approval. The applicant has addressed these conditions within the Detailed Planned Development. 1. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW Pacific Highway frontage. Improvements shall be designed and constructed to both State Highway and City standards, and shall provide for the dual southbound left- turn lanes, and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the ODOT and the Engineering Department. All required traffic signal modification work shall NOTICE OF DECISION SDR 95-0026 STERLING/BD LUKE PAGE 5 be included with the construction plans. STAFF CONTACT: Michael Anderson, Engineering Department. The property owner has obtained an Access Permit through the Oregon Department of Transportation(ODOT). 2. Standard full-street improvements, including concrete sidewalk on the both sides of SW 109th Avenue fronting the proposed development, driveway aprons utilizing standard 25 foot radius return, curb, asphaltic concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW 109th Avenue frontage. In addition, improvements shall be designed and constructed to an alignment as approved by the Engineering Department, and the pavement construction shall extend to existing SW Naeve Street. The final plans shall include a striping plan. STAFF CONTACT: Michael Anderson, Engineering Department. The developer of the shopping center, Sterling Development, and the City of Tigard have executed a roadway improvement agreement. 3. Right-of-way shall be dedicated to the Public along the SW 109th Avenue frontage to increase the right-of-way to 72 feet for the portion of roadway providing four (4) lanes, and the transition from four (4) lanes, to the three (3) lane portion. The description shall be tied to the proposed right-of-way centerline as approved by the Engineering Department and align with the through street requirements of the intersection with SW Royalty Parkway to the west, in King City. The dedication document shall be on City forms. Instructions are available from the Engineering Department. STAFF CONTACT: John Hadley, Engineering Department. The site plan has been revised to reflect the dedication for public right-of-way along SW 109th to be 72 feet for the portion of roadway providing four (4) lanes. A dedication document for 12 additional feet of right-of-way has been executed as a part of the public improvement plan review. 4. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Pacific Highway. A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. STAFF CONTACT: Michael Anderson, Engineering Department. The developer of the shopping center has obtained an Access Permit through ODOT. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 6 5. The applicant shall submit a revised site and street geometric plan for approval by the Engineering Department prior to the application for the public works improvements permit. The revised plan shall include a revised design for the driveway near Building D to prohibit traffic from exiting to SW 109th Avenue extension via that driveway. STAFF CONTACT: Michael Anderson, Engineering Department. The developer of the shopping center has an approved site and geometric plan that reflects a right-in only adjacent to Building Pad D from SW 109th Street. 6. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted 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. STAFF CONTACT: John Hagman, Engineering Department. The developer of the shopping center is currently constructing SW Royalty Parkway and street frontage improvements along SW Pacific Highway. 7. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on, and become part of, all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to recording. STAFF CONTACT: Michael Anderson, Engineering Department. A joint use and maintenance agreement has been prepared, and is to be submitted to the Engineering Department prior to recording of parcel deeds. 8. The applicant shall provide a hydrology and hydraulic study of the proposed storm drain systems for approval of the Engineering Department. STAFF CONTACT: Greg Berry, Engineering Department. The shopping center developer has submitted a hydrology and hydraulics study has been submitted for review. Site drainage issues were reviewed and approved prior to the issuance of Building Permits for the overall shopping center. 9. The design of the intersection revisions and traffic signal modifications at SW 109th Avenue and SW Pacific Highway shall be approved by the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. NOTICE OF DECISION SDR 95-0026 STERLING/BD LURE PAGE 7 The revised site plan illustrates the intersection revisions required to facilitate a 72- foot wide right-of-way at the intersection with SW Pacific Highway and SW Royalty Parkway. 10. The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two (2) part fee which is paid at different times. The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot. The applicant proposes to construct an on-site water quality facility for the southerly parcel and shall receive a credit based on the amount of storm water treated. The facility will be privately owned and operated. The applicant has designed an on-site water quality treatment facility for this purpose. The applicant is required to pay a fee to make up for any difference (if any) of the water treated by this facility and that required to be treated based on the increase in impervious areas. 11. The applicant shall underground the existing overhead utilities along the site frontage of SW Pacific Highway, or pay the fee in-lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department. The shopping center developer is currently evaluating whether to underground the existing overhead utilities or pay a fee in lieu of undergrounding. 12. Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18. The applicant shall pay the fee established for the proposed use. The applicant has paid the Washington County Traffic Impact Fees associated with the project. 13. The applicant shall demonstrate that storm drainage runoff can be discharged into thi existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department. The shopping center developers hydrology and hydraulic study has been prepared to demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. The on-site storm water detention system has been designed to meet the standards set by ODOT and the City. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 8 14. 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." STAFF CONTACT: Greg Berry, Engineering Department. An erosion control plan has been approved as part of the public improvement plans for the development of the shopping center. 15. The applicant shall submit a traffic engineering report one (1) year after the opening of the shopping center that provides a study of the operation of the main driveway near Building C. The report shall verify that the four-way intersection is operating within the projected parameters of the revised traffic studies and the basis of the site plan approval, and/or to recommend any operational changes to comply with the original report, as approved by the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. The shopping center developer will submit a traffic report one (1) year after the opening of the entire shopping center to review the operation of the main driveway near Building C. 16. Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. This submittal fulfills this requirement. b. The applicant shall record a Partition Plat, Lot Line Adjustment or a lot consolidation prior to avoid construction of new improvements over the existing property lines within the southerly Safeway Shopping Center. This condition is not applicable to this development site. c. The applicant shall record a partition plat, lot line adjustment or a lot consolidation prior to development of the northerly Les Schwab Center. This condition has been addressed through a previous Lot Line Adjustment. NOTICE OF DECISION SDR 95-0026 STERLING/BD LOBE PAGE 9 d. Where required by the Department of Environmental Quality the applicant shall obtain an Indirect Source Construction Permit for construction of parking lot(s). The shopping center developer has obtained an Indirect Source Construction Permit for the construction of parking lots. e. The applicant shall revise the site and landscape plans to provide impervious surface to landscape ratios at a minimum of 15% of the entire site. The applicants site plan has demonstrated that landscaping is to be provided in excess of the 15% minimum requirement. f. The applicant shall provide floor plans of future tenant improvement plan submittals be reviewed to verify continuing compliance with the parking ratio standards. The applicant's site plan demonstrates that the proposed automotive service use has been provided with slightly under one (1) parking space for each 500 square feet of gross floor area. Both of the other two (2) uses which are approved for this portion of the shopping center (the Les Schwab Facility and the Washington Federal Savings Bank) have proposed to construct parking spaces in excess of the minimum required number. Although the BD Lube Facility proposes to construct seven (7) parking spaces instead of the required eight (8) spaces, the overall shopping center complies with the minimum standard. Therefore, an additional parking space is not required. g. A direct walkway connection shall be provided from SW 109th to Pad F and to widen the walkway as necessary between Pads A and B such that the walkway will provide a minimum of four (4) feet of feet of width clear of obstructions. A minimum of eight (8) of the 15 feet of total walkway width shown in front of the Safeway store shall be kept clear at all times to allow pedestrians to use this walkway rather than the main driveway when approaching the store. The applicant has provided a pedestrian walkway from the building entrance to SW Pacific Highway. h. The property owners shall jointly agree to the shared access shown between the Les Schwab and Kasch's Nursery sites and shall jointly share maintenance. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 10 This condition is not applicable as a part of this review because the Les Schwab Pad was not included. Where necessary the applicant shall relocate or reconfigure Pads D and F to comply with the clear vision standards. The enclosures shall not be located within driveway aisle intersections or within parking lot areas where possible. This standard is addressed with the location of the building pad and the proposed landscaping. The trash and recycling enclosure has been located so as to not be a clear vision obstruction. j. The applicant shall obtain approval for the enclosure design and location from the franchise hauler Pride Disposal. The applicant has obtained approval from the franchise hauler for the design of the trash and recycling enclosure. k. Driveways shall be narrowed to a maximum of 36 feet in width or pedestrian refuges provided for increased pedestrian crossing safety. The plans shall also be revised to provide varied pavement markings or contrasting materials to designate these as pedestrian crossing areas. The interior widths of the driveways do not exceed a width of 36 feet. Along portions of the center where the design provides less than ten feet of landscape buffer to the street that the applicant shall demonstrate how this width buffers the view of the parking lot from the street. Where necessary the plan shall be revised to include the use of berming, low three foot maximum height walls or increase the width to serve this purpose. If low walls are used it is suggested that they be constructed of rocks which match the flagstone base of the principal Pad A, B and C store elevations. The applicant has not proposed to develop parking lot areas towards the street frontage. The location of the building pad and landscape improvements have been designed to screen the parking to be developed for this use. m. The landscape plan within the buffer area shall be revised to provide a minimum of the following design features: 1.) A row of shrubs; NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 11 2.) A row of evergreen trees with a three inch minimum caliper at planting at the appropriate spacing for growth at maturity; and 3.) A berm with a minimum slope of one foot of rise for every three feet of depth be provided 4.) All screening measures should be designed to provide year round protection due to the year round-nature of the proposed uses. This condition is not applicable to this development site. n. The applicant shall review this plan with TRI-MET and revise the plan to provide a waiting shelter where required. CONTACT: Kim Knox, TRI-MET and STAFF CONTACT: Mark Roberts, Planning Division. This condition is not applicable to this development site. o. All new signage shall be reviewed through the sign permit process as administered by the Planning Division. The shopping center developer has provided a Signage Program for this center. All future signage will be reviewed for conformance with the proposed signage program. p. The applicant shall provide a report from a Certified Arborist concerning the potential for preservation of selected specimens at the northeast intersection of SW 109th Street and Pacific Highway and elsewhere on site as appropriate. No existing trees are located on this development site. q. The applicant shall provide two inch minimum caliper street trees at the time of planting. The applicants landscape plan has provided street trees with a minimum of a two (2) inch caliper at a spacing of 25 feet on center. These trees comply with the applicable development standards due to their size at maturity. r. The applicant shall demonstrate that the parking lot trees to be planted will provide a 35 percent canopy coverage when the trees reach maturity. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 12 The applicants landscape architect has provided evidence demonstrating that 35% canopy coverage is possible given the numbers of trees provided and their size at maturity. s. The applicant shall relocate Pad D and F to comply with the clear vision standards. The trash receptacle facilities within parking lot areas throughout the site shall be relocated so as to not to create a clear vision obstructions. Pad F is the subject of this review and complies with this requirement as designed. The trash enclosure also complies with the clear vision requirements. t. The applicant shall redistribute handicapped parking spaces within an area adjoining the entrance of the Les Schwab facility. Several spaces shall also be located within the parking area proposed to directly adjoin Pad C to provide more convenient access to handicapped patrons to both Pad B and Pad C. The revised plans have provided a handicapped accessible parking space near the main building entrance. u. The applicant shall restrict trucks from parking with engines running behind the store if the vehicle is equipped with a refrigeration unit and not longer than five minutes if the truck has refrigeration equipment. Signs shall be posted at prominent locations stating this requirement. This condition is not applicable to this development site. v. The applicant shall submit a noise study to address the impacts of the proposed Les Schwab repair facility. Due to its orientation this facility may have noise impacts on adjoining residential areas. The applicant shall submit this study to the City for review and approval. The applicant shall comply with the appropriate mitigation measures as approved by the City. The applicant has submitted a noise study for this use based on the decibel levels which would be generated by this use it is not expected that this facility will exceed noise standards. w. The applicant shall provide an extended sound wall of a minimum of 75 feet in length to the rear of the Safeway Building. This condition is not applicable to this development site. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 13 x. The applicant shall restrict emergency generator operation for maintenance reasons to the hours of 9 AM to 5 PM Monday through Friday. This condition is not applicable to this development site. y. All roof mounted equipment shall be mounted entirely below the building parapet. Where possible roof mounted equipment shall be positioned on portions of the roof away from residential areas towards Pacific Highway. This condition is not applicable to this development site. z. A sound wall with a minimum of 20 feet in height shall be provided. This condition is not applicable to this development site. aa. The applicant shall provide a loading space for the Les Schwab facility or demonstrate how loading could occur within the service bay area (Pad G). This condition is not applicable to this development site. bb. If Pad C is leased to a single tenant the plans shall be revised to provide a loading space. This condition is not applicable to this development site. 17. The applicant shall provide TRI-MET with a revised set of plans for review and approval which incorporate City and ODOT conditions. Once the plans have been revised, the applicant should contact me at 239-6716 to identify the most desirable future bus stop location and determine whether a bus pullout is warranted. CONTACT: Kim Knox, TRI-MET. TRI-MET has reviewed initially this plan. A bus turn-out has been designed to adjoin this pad and the Les Schwab portion of the shopping center. AN ODOT access permit will be required prior to the issuance of Building Permits for the improvements to be developed along the entire frontage on SW Pacific Highway. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 14 18. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Planning Division. This will be reviewed on a continuing basis by the City upon development of the shopping center. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) 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, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are therefore, found to be inapplicable as approval standards. Code 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 18.120.180.2 (Natural and Physical Environment), 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy) are inapplicable as approval standards. Noise is reviewed elsewhere within this report. Section 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are also found to be inapplicable as approval standards. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section below. 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 plans, screening is generally provided in accordance with this section. No roof top mechanical equipment is proposed to be developed as a part of this structure. 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 Police Department has reviewed this application and has approved the security lighting plan as submitted. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 1 5 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. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The preliminary landscape plan shows the provision of three Norway Maple which is considered to be a large species at maturity has been proposed to be planted trees at 25 feet on center along SW Royalty Parkway thereby satisfying this requirement. 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 tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The landscape plan shows the provision of two parking lot trees for the seven proposed parking spaces which is in excess of the one tree for seven parking spaces ratio. A landscaped area in front of the building has been proposed to screen parking and service areas. The proposed landscape areas would be in excess of three feet in width. The parking areas have also been designed to be located behind the proposed building which will effectively screened parking areas from view. Screening of Refuse Containers and Service Facilities : Section 18.100.110(B) and (D) requires that such facilities be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. The applicant is proposing to screen the trash enclosure with a seven foot tall block wall with metal doors which satisfies this criteria. 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 feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight 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 then NOTICE OF DECISION SDR 95-0026 STERLING/BD LURE PAGE 16 connecting these two, 30 foot distance points with a straight line. As indicated on the site plan the proposed site improvements comply with this criteria. Minimum Off-Street Parking: Section 18.106.030(C)(1) requires a minimum of one parking space for every 500 square feet of gross floor area. The total number of required parking spaces for a 3,590 square foot automotive repair facility is eight spaces. The applicant is proposing to provide seven parking spaces. Development of this site is dependent on off-site improvements. Additional off-street parking spaces in excess of the minimum requirement are proposed to be provided on both adjoining parcels. The adjoining parcels are approved to be developed with a Les Schwab Automotive Repair Facility and the Washington Federal Savings Bank uses. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires one disabled parking spaces if up to 25 parking spaces are provided. The proposed site plan shows has provided one disabled person parking spaces for the required eight parking spaces. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. One bicycle parking rack has been proposed which would serve up to three bicycles which satisfies this requirement. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one access with a minimum access width of 30 feet and a minimum pavement width of 24 feet. Curbs are required as well. The plan shows the provision of two access drives with a width in excess of 24 feet which satisfies this criteria. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Walkways shall be a minimum of four 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 criteria is satisfied because a walkway has been provided from the building entrance to SW Royalty Parkway. 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 Planning Division. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 17 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 shall choose one 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 has submitted evidence or a plan which indicates compliance with this section. The applicant states that the franchise hauler Schmidt Sanitation has agreed with the location and compatibility of the trash and recycling enclosure design. V. OTHER STAFF COMMENTS STREETS: The site fronts along SW Royalty Parkway. The street is to be fully improved, including driveway aprons, by the previous application. SANITARY SEWER: Service has been provided to th,:: pad; no extension or other work is required for the public line. DRAINAGE: The pad is drained by a drainage system that discharges to an adjacent water quality facility within the lot. VI. AGENCY COMMENTS Tualatin Valley Fire and Rescue has provided the following comments. Plans cannot be approved at this time. Please provide information and details showing existing or proposed fire hydrant locations. Hydrants shall be placed so that all portions of exterior walls of buildings, measured along the outside and along access roadways, are no more than 500 feet away for private residences or 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. The City of Tigard Police Department, Building Division and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 18 VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON JANUARY 29, 1996 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 which 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 at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. The deadline for filing of an appeal is 3:30 p.m. on January 29, 1996. Questions: If you have questions, please call the City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. 1/19/96 PREPARED BY: Mark Roberts DATE Associate Planner ` 4 1/19/96 APPROVED BY: Richard Bew=` :dorff DATE Senior Planner NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 19 OI Agh I filbi. AU�`�,' 1 20 , TO !PA I ., ;k, I i O 03 �. 4: ` VAN 4.:-.!.,..-_-.. A 1 1— -10 AU INA hi, _ 4 - :'`- 1 LAWN ( '1BE•i ��� ro� -�;�'o.�� :. �7 393 SQ. FT. Q. UJ 1 ,1 _ -- ,AI 13 D6 AK 2U �•! 02 ii / / Z Z al In Bike ii / Rack MA u F \ < lab ' 10 ' Ili AU Pole 158 m AK in ^, STOP \ Q. � 03 _ - =,� .,- SIGN nom in :RI.::.•:j...'4,7C:-.6 -tum.'.1.- ' :.:,•:.;:::_: :,,;:ti:p• J.., . \ Ca iansek fila peec.,-,,,V3L5Q.F31.,:_....„.„.. .. . 4-%•7#1.t.21!;;;.04,srz 1 rti:-.4., i,,,, "....;:.:1::: we, , A 7,,..`-."-Ci. :•14■,....4., 14, .,„:,,,,:i ,....1 ,...,..„: 1;iiii....aroetzeidet:...-::::.1tro, iiit 0 • 1-- I _,,,,....,„. •...._,. 1p ai 41046,1■. I Af .--Ming 4 Iii1-1. -•-.Are_Ark ,A ARECINEWAINIfilialari)."1" +-wt� /7s rm� 0 Bed •P �i <Y.----- It. 1 ' L-I _ ( - - PLOT PLAN ) CASE NO. STERLINGNALVOLINE LUBE SITE EXHIBIT MAP ri SDR95-0026 PDR 95-0002 SE`' C PliviLwr777 up 4.1 i / 1 i RI G5 pR rt'. _III . , 1.. ■ .69,,,tc il , , %o4 s 0 a. ;- t , ' S1 0 ,. 0*S,4:*telt")� ' jI 7 @ SITE 0 4 #$ $# 6- ii11■ 4 z I • . fir`„ z,F1 • r 1 -1 ?41 &I 44,t► (..........„..i ;:. . rc AV** 41 ,_.., . ,.. .....: 2., _,cc V g. W ' y ° F553 I►,,e** 7 L a Ia LL • I tt ,�w >.. \\A 1.— - F Q VICINITY EXHIBIT MAP CASE: STERLINGNALVOLINE LURE SITE I TH u. r ,o SDR 95-0026 FEET PDR 95-0002_ i IGARC CITY LiMI T S 1 ! 0 400 800 REQUEST FOR COMMENTS RECEIVED PLANNING pzi IN Led, `�'` TUALATIN VALLEY FIRE & RESCUE J'�N 19 1996 AND c J� BEAVERTON FIRE DEPARTMENT J 4755 S.W. Griffith Drive• P.O. Box 4755 • Beaverton, OR 97076• (503)526-2469• FAX 526-2538 RFC RES G January 15, 1996 Mark Roberts City of Tigard Planning Dept. 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Valvoline Instant Oil Change Pad "F" Tigard Promenade SDR 95-0026 File Number: 511-95 Dear Mark: This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. This plan review shall become a part of the approved plans and attached thereto. Plans cannot be approved at this time. Please provide information and details showing existing or proposed fire hydrant locations. Hydrants shall be placed so that all portions of exterior walls of buildings, measured along the outside and along access roadways, are no more than 500 feet away for private residences or 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. "Working"Smoke Detectors Save Lives • Mark Roberts January 15, 1996 Page 2 If you have any questions or need additional information,please contact me at 526-2469 referring to the above noted file number. Sincerely, Jerry L. Renfro, DFM Plans Examiner JLR:kw cc: Western Planning Associates MEMORANDUM CITY OF TIGARD TO: Mark Roberts FROM: Greg Berry%/ DATE: January 2, 1996 SUBJECT: SDR 95-0026, Sterling Development/BD Lube Description: The applicant proposes to construct a 3,590 square foot oil change facility on Pad F of the Tigard Promenade, a two parcel development subject to a previous site development review (SDR 95-5). Site development review for this pad was deferred. Findings: 1. STREETS: The site fronts along SW Royalty Parkway which continues west to SW Pacific Highway. Full street improvements of SW Royalty Parkway , including driveway aprons, were required by the previous application. Similarly, half street improvements along the parcels' SW Pacific Highway frontage were required. These improvements should be completed before occupancy of the pad is permitted 2. SANITARY SEWER: Service has been provided to the pad; no extension or other work is required for the public line. 3. DRAINAGE: The pad is drained by a drainage system that discharges to an adjacent water quality facility within the lot. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: ENGINEERING COMMENTS - SDR 95-0026 Sterling Development/BD Lube Page 1 MEMORAN DUM January 2, 1996 Page 2 1. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. STAFF CONTACT: John Hagman, Engineering Department (639-4171). 2. The applicant shall provide for roof and pavement rain drainage to the public stormwater drainage system. STAFF CONTACT: David Scott, Building Division (639- 4171). 3. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. STAFF CONTACT: David Scott, Building Division (639-4171). 4. The applicant shall provide design details and calculations for the on-site water quality facility as required by Unified Sewage Agency Resolution and Order No. 91- 47. The calculations shall include all sites to be served by the facility. PRIOR TO THE ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITION SHALL BE SATISFIED: 1. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. STAFF CONTACT: Letha Thomas, Engineering Department, (639-4171). 2. The street improvements required by Site Development Review 95-0005 for SW Pacific Highway and SW Royalty Parkway (formerly SW 109th Avenue) shall be completed. STAFF CONTACT Greg Berry, Engineering Department (639-4171). APPROVED: Randall R. Wooley ity Engineer 1,ut. CITY OF TIGARD OREGON RECEIVED PIA �NNING REQUEST FOR COMMENTS JAN 08 i996 DATE: December 11, 1995 TO: Lee Walker, Unified Sewerage Agency/SWM Program FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0026/PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 ➢ STERLING DEVELOPMENT/BD LUBE The applicant requests Site Development and Planned Development Review approval to develop a 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Thursday - December 21, 1995. 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 Department, 13125 Hall Boulevard, Tigard, OR 97223. o<� PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: O t . We have reviewed the proposal and have no objections to it. 1 ,g'. Please contact of our office. j ?9 Please refer to the enclosed letter. `9S X Written comments provided below: P g i t W>ti4 to co -e USAs 11.4.0 u 72 I AL w A576 Di 041' 4 r► ((lease provide the focl;ywinginformation) Name of Person(s) Commenting: h L hl 1c.�2 Phone Number(s): ki g SDR 95-0026/PDR 95-0002-STERLING/BD LUBE PROPOSAL/REQUEST FOR COMMENTS DECEMBER 11.1995 Rifts twigt 1998 CITY OF TIGARD REQUEST FOR COMMENTS rn 1AA DATE: December 11, 1995 TO: Dave Scott, Building Official FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0026/PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 ➢ STERLING DEVELOPMENT/BD LUBE The applicant requests Site Development and Planned Development Review approval to develop a 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Thursday - December 21, 1995. 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 Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEA E 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: f,-) L i ri e. please provide thefoa-owing information) Name of Person(s) Commenting: Phone Number(s): ti / -7 / SDR 95-0026/PDR 95-0002-STERLING/BD LUBE PROPOSAUREQUEST FOR COMMENTS DECEMBER 11.1995 RECEIVE. . LANNING DEC 211995 " oj��j Jal 67 v\ \/ CITY OF TIGARD REQUEST FOR COMMENTS DATE: December 11. 1995 TO: Kelley Jennings. Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0026/PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 Y S TERLING DEVELOPMENT/BD LURE The applicant requests Site Development and Planned Development Review approval to develop a 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Thursday - December 21, 1995. 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 Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ► j 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 pmnde the fol&wing infonnation) Name of Person(s) Commenting,: • ..„. Phone Number(s): k/ SDR 95-0026/PDR 95-0002-STERLING/BD LUBE PROPOSAL/REQUEST FOR COMMENTS DECEMBER 11,1995 RE 'ED PLANNING DEC 211995 !,L InA,131/ ✓ CITY OF TIGARD REQUEST FOR COMMENTS DATE: December 11, 1995 TO: Michael Miller, Operations Water Department Manager FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0026/PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 ➢ STERLING DEVELOPMENT/BD LUBE Q The applicant requests Site Development and Planned Development Review approval to develop a 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Thursday - December 21. 1995. 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 Department, 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: (Tkase provide the foffowing infonnation) Name of Person(s) Commenting: /1/4"11 tGE AAi u.EZ..- Phone Number(s): , Ans.- SDR 95-0026/PDR 95-0002-STERLING/BD LUBE PROPOSAUREQUEST FOR COMMENTS DECEMBER 11,1995 CITY OF TIGARD REQUEST FOR COMMENTS DATE: December 11, 1995 TO: Per Attached FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0026/PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 y STERLING DEVELOPMENT/BD LURE The applicant requests Site Development and Planned Development Review approval to develop a 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Thursday - December 21, 1995. 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 Department, 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: (P case provide thefo[ounng information) Name of Person(s) Commenting: Phone Number(s): SDR 95-0026/PDR 95-0002-STERLING/BD LUBE PROPOSAL/REQUEST FOR COMMENTS DECEMBER 11.1995 :be as- 002_6 REQUEST FOR COMMEN-■ Popp as_oce� NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPLICATIONS CITIZEN INVOLVEMENT TEAMS {circle one} CIT Area: (N) (S) (E) (C) " Placed for review in Library CIT Book " CPO NO. CITY DEPARTMENTS BLDG. DEPTJDave Scott, swig.Official c P9L.ICE DEPTJKeIIy Jennings —OPERATIONS/John Acker, Mdlnt.5ovsr _CITY ADMINJCathy Wheatley,atv Rear. L 1Ny. DEPTJMiehatFARdQrsora,oev Review Eng. LCOM.DEV. DEPTJD.S.T.'S ADV. PLNG.iCarol Landsman, senior Runner L. ATER DEPTJMichael Miller, operations mgr. SPECIAL DISTRICTS FIRE MARSHALL NIFIED SEWERAGE AGENCY _TUALATIN VALLEY WATER DIST. Gene Birchell SWM Program/Lee Walker PO Box 745 Wa. County Fire District 155 N. First Street Beaverton, OR 97075 (pick-up box) Hillsboro, OR 97124 AFFECTED JURISDICTIONS WA. CO.DEPT. OF LAND USE & TRANSP. _METRO AREA BOUNDARY COMMISSION _METRO-GREENSPACES 150 N. First Avenue 800 NE Oregon St. #16, Suite 540 Mel Huie (CPA's/ZOA's) Hillsboro, OR 97124 Portland, OR 97232-2109 600 NE Grand Avenue Portland, OR 97232-2736 _Brent Curtis (CPA's) _STATE HIGHWAY DIVISION _Jim Tice(IGA'S) Sam Hunaidi _ODOT/REGION 1 _Mike Borreson (Engineer) PO Box 25412 Laurie Nicholson/Trans. Planning _Scott King (CPA's) Portland, OR 97225-0412 123 N.W. Flanders _TO Harry (Current Planning App's) Portland, OR 97209-4037 Lynn Bailey(Current Planning App's) _OREGON DLCD (CPA's/ZOA's) 1175 Court Street, N.E. OTHER _CITY OF BEAVERTON Salem, OR 97310-0590 Larry Conrad, Senior Planner _CITY OF PORTLAND PO BOX 4755 _CITY OF DURHAM Planning Director Beaverton, OR 97076 City Manager 1120 SW 5th PO Box 23483 Portland, OR 97204 _CITY OF KING CITY Tigard, OR 97281-3483 City Manager _CITY OF LAKE OSWEGO 15300 SW 116th _CITY OF TUALATIN City Manager King City, OR 97224 PO Box 369 PO Box 369 Tualatin, OR 97062 Lake Oswego, OR 97034 SPECIAL AGENCIES _GENERAL TELEPHONE ELECTRIC _PORTLAND GENERAL ELECTRIC _COLUMBIA CABLE CO. Jim Wieskamp, Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court Tigard, OR 97281-3416 Beaverton, OR 97007 Beaverton, OR 97005 NW NATURAL GAS CO. pnone:1503)T21.2441) _METRO AREA COMMUNICATIONS TRI-MET TRANSIT DEVELOPMENT Scott Palmer Fax 15037 721.2302 Jason Hewitt Kim Knox, Project Planner 220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street Portland, OR 97209-3991 1815 NW 169th Place S-6020 Portland, OR 97232 Beaverton, OR 97006-4886 TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS _SOUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson Duane M. Forney, PLS-Project Eng. 3500 SW Bond Street 421 SW Oak Street 800 NW 6th Ave., Room 324 Portland, OR 97201 Portland, OR 97204 Union Station Portland, OR 97209 STATE AGENCIES FEDERAL AGENCIES _AERONAUTICS DIVISION(ODOT) _DIVISION OF STATE LANDS _US POSTAL SERVICE COMMERCE DEPT.-M.H. PARK _FISH & WILDLIFE Randy Hammock, Growth Cord. _PUC _DOCAMI Cedar Mill Station DEPT. OF ENVIRONMENTAL QUALITY Portland, OR 97229-9998 U.S. ARMY CORPS. OF ENGINEERS OTHER nNogInvattwftnoticrrut MAILING RECORDS rO liti11'1" City of Tigard,Oregon AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say: that I am an Administrative Specialist II for The City of Tigard, Oregon. Li That I served NOTICE OF (AMENDED _7) PUBLIC HEARING FOR: (Check box above,if applicable) (check appropnate box below) (Enter Public Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer 1 1 ❑ Tigard City Council That I served NOTICE OF (AMENDED —) DECISION FOR: (Check box above,if applicable} City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED C) FINAL ORDER FOR: (Check box above,if applicable) (check appropriate box below) City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which) -ttached, marked Exhibit "A", was, filed to each na -d person(s) at the address(s) shown on the attached list(-), marked Exhibit "B" on e 7 day of 4110":./ a/2e 199 4" , and deposited in the Unite. States Mail on the '- day of , 41111111.4,<d4_ ,_ 199c , postage prepaid. ,a ,/ Ai Akin% Prenit Notice Subscribed and sworn/affirmed before me on the �7 day of it , le‘ 0••:►., OFFICIAL SEAL.� N E M LDERKS rjl��r v , D l., NARY PU -OREGON ®,,,� COMMISSION NO 046142 NOTARY PUBLIC igz/c_ GON MY COMMISSION EXPIRES SEPTEMBER 07,1999 My Commission Expires: %FILE INFO.:I / D, 4403e- NAME(S): sT Ll A/6, CASE NO.(S): SpR 3r5--00.9-61 D R ' áb1 TYPE OF NOTICE&DATE: (Dt±ii\41,/d,, Pan it 1�,10 l P t) F 7-414-d Prakeptad! (TWIT A CITY OF TIGARD NOTICE OF DECISION SITE DEVELOPMENT REVIEW (SDR) 95-0026 DETAILED PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 STERLING/BD LUBE I. APPLICATION SUMMARY CASE: FILE NAME: STERLING/BD LUBE Site Development Review SDR 95-0026 Detailed Planned Development Review PDR 95-0002 PROPOSAL: The applicant requests Site Development Review and Detailed Planned Development approval to allow the construction of a 3,590 square foot automotive lube service facility on Pad F of the Tigard Promenade Shopping Center. APPLICANT: BD Lube OWNER: Sterling Development Corp. 1354 Skye Parkway La Jolla Corp. Center, Suite 225 West Linn, OR 97068 3252 Holiday Court La Jolla, CA 92037 ZONING DESIGNATION: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. II. DECISION Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section II. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 1 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 1. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to recording. STAFF CONTACT: John Hagman, Engineering Department. 2. The applicant shall provide for roof and pavement rain drainage to the public stormwater drainage system. STAFF CONTACT: David Scott, Building Division. 3. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. STAFF CONTACT: David Scott, Building Division. 4. The applicant shall provide design details and calculations for the on-site water quality facility as required by Unified Sewage Agency Resolution and Order No. 91-47. The calculations shall include all sites to be served by the facility. STAFF CONTACT: Greg Berry, Engineering Department. PRIOR TO THE ISSUANCE OF AN OCCUPANCY PERMIT, THE FOLLOWING CONDITION SHALL BE SATISFIED: 5. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. STAFF CONTACT: Letha Thomas, Engineering Department. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. III. BACKGROUND INFORMATION Property History: The site has been zoned for General Commercial use with a Planned Development Overlay since the Comprehensive Plan was adopted in 1983. A Conceptual Planned Development was approved for the entire site. A Site Development Review was also approved for a portion of this site. The Conceptual Planned Development and Site Development Review became final on July 17, 1995. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 2 The subject property is located to the south of SW Naeve Street. Immediately to the north of SW Naeve Street is an area which has been proposed to be developed with the 348 unit Triad Apartment project. In response to traffic concerns raised by residents the Comprehensive Transportation Plan Map was amended in 1992 to add a Minor Collector Street within a revised alignment as a new SW 109th Avenue (now to be named SW Royalty Parkway). This new street is planned to be developed within a more westerly alignment in order to bypass a portion of the existing alignment of SW 109th Avenue. To the south of the Triad Development and SW Naeve Street, right-of-way was acquired by the City for the extension of SW 109th Avenue. The newly acquired right-of-way divides the Promenade Property and would provide a new four-way intersection at SW Pacific Highway. To date the City has spent approximately $429,000 for right-of-way acquisition and design work for this new street. Vicinity Information: The proposed shopping center is adjoined by a mini-storage site to the south. To the west, the center would be adjoined by SW Pacific Highway. Across SW Pacific Highway is a mixture of retail office professional developments within King City. To the north, the site is adjoined by Kasch's Nursery and vacant commercial areas. To the east, the site is adjoined by the Fountains at Summerfield which is an existing 100-unit seniors condominium project within a portion of the larger Summerfield Retirement Community. Site Information and Proposal Description: The applicant's conceptual approval was to develop a shopping center with a total square footage of approximately 109,916 square feet. The shopping center includes a Safeway Grocery Store, two building pads to be leased for general retail goods and service stores, two pads identified conceptually for retail and service uses, a Les Schwab Automotive Repair Facility and a Washington Federal Savings Bank. The total shopping center is presently made up of five parcels. The site has been cleared in preparation for construction of the shopping center. The applicant has applied for Detailed Planned Development and Site Development Plan approval for Pad F which is one of the seven pads originally approved for the shopping center. The entire shopping center was previously approved for 109,916 square feet. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 3 IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: Automotive repair is classified in Section 18.42 (Use Classifications) as a commercial service use. Section 18.62 allows an automotive repair as a permitted use in the General Commercial Zoning District (C-G). The applicant is proposing to construct an automotive repair facility. Minimum Lot Area: Section 18.62 states that there is no minimum lot area requirement for parcels in the C-G Zoning District. The minimum lot width shall be an average of 50 feet. Developments within the C-G Zoning District are required to provide a minimum of 15% landscaping. The subject site is approximately 119 feet in average width, thereby satisfying the minimum dimensional requirements. The plan provides 37% of the site with landscaping which is in excess of the minimum landscape requirement of 15%. Setbacks: Section 18.62 states that, except as otherwise provided in Section 18.100.130 (Buffer Matrix), there is no front, side or rear yard setback except 20 feet shall be required where the C-G zone abuts a residential zone. The maximum building height is 45 feet. The site does not adjoin a residential zoning district so the 20 foot setback does not apply. The building elevation drawings show a height of 15 feet which is under the maximum allowed. Detailed Planned Development: Section 18.80.020(G)(1)(a-e) provides standards for review of Detailed Planned Developments to determine substantial compliance with previous approved Conceptual Planned Developments. The applicant has addressed these standards as follows through their Detailed Plan submittal: 1. The change increases the residential densities, the lot coverage by buildings or reduces the amount of parking; This Detailed Development Plan did not involve residential development. The lot coverage of the proposed building has been decreased through the preparation of this detailed plan because one level of the building has been proposed below ground for maintenance work underneath vehicles being serviced. The parking ratio for an automotive service use is less than other types of permitted retail uses. Less parking is proposed but less is required to serve this use. The other two approved uses on this site provide in excess of the minimum required parking ratio therefore the overall shopping center will provide in excess of the minimum required parking. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 4 2. The change reduces the amount of open space and landscaping; The Detailed Development Plan did not reduce the amount of landscaping. Because this is a commercial development there are no required open space areas. The site provides landscaping in excess of the 15% minimum required. 3. The change involves a change of use; The Conceptual Planned Development and Site Development Review process do not require that a specific tenant be identified for each proposed structure. For parking ratio purposes a restaurant pad was identified for Pad F but no specific user was identified. A wide range of permitted uses are allowed within the General Commercial Zoning District and can occupy sites within this center as business turnover occurs provided any such future tenants comply with parking and other applicable standards. A single 3,500 square foot single story building pad, parking and driveways were shown on the Conceptual Planned Development for this parcel but no exact user, floor plan or building elevations were previously provided. Because this parcel was included as part of the original Conceptual Planned Development and an automotive repair use is a permitted use within the General Commercial Zoning District the proposed use is considered consistent with the previous approval. 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and This site has not been found to be environmentally sensitive or subject to potential hazard. The site does not contain steep slope areas, drainage ways, 100-year flood plains, or wetlands areas. 5. The change involves a major shift in the location of buildings, proposed streets, parking lot configuration, utility easements, landscaping, or other site improvements; The applicant has not proposed a major shift in the location of these types of improvements because parking and other common site facilities have remained consistent with the approved Conceptual Planned Development. The Planning Commission previously approved this development subject to the following conditions of approval. The applicant has addressed these conditions within the Detailed Planned Development. 1. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW Pacific Highway frontage. Improvements shall be designed and constructed to both State Highway and City standards, and shall provide for the dual southbound left- turn lanes, and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the ODOT and the Engineering Department. All required traffic signal modification work shall NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 5 be included with the construction plans. STAFF CONTACT: Michael Anderson, Engineering Department. The property owner has obtained an Access Permit through the Oregon Department of Transportation(ODOT). 2. Standard full-street improvements, including concrete sidewalk on the both sides of SW 109th Avenue fronting the proposed development, driveway aprons utilizing standard 25 foot radius return, curb, asphaltic concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW 109th Avenue frontage. In addition, improvements shall be designed and constructed to an alignment as approved by the Engineering Department, and the pavement construction shall extend to existing SW Naeve Street. The final plans shall include a striping plan. STAFF CONTACT: Michael Anderson, Engineering Department. The developer of the shopping center, Sterling Development, and the City of Tigard have executed a roadway improvement agreement. 3. Right-of-way shall be dedicated to the Public along the SW 109th Avenue frontage to increase the right-of-way to 72 feet for the portion of roadway providing four (4) lanes, and the transition from four (4) lanes, to the three (3) lane portion. The description shall be tied to the proposed right-of-way centerline as approved by the Engineering Department and align with the through street requirements of the intersection with SW Royalty Parkway to the west, in King City. The dedication document shall be on City forms. Instructions are available from the Engineering Department. STAFF CONTACT: John Hadley, Engineering Department. The site plan has been revised to reflect the dedication for public right-of-way along SW 109th to be 72 feet for the portion of roadway providing four (4) lanes. A dedication document for 12 additional feet of right-of-way has been executed as a part of the public improvement plan review. 4. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Pacific Highway. A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. STAFF CONTACT: Michael Anderson, Engineering Department. The developer of the shopping center has obtained an Access Permit through ODOT. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 6 5. The applicant shall submit a revised site and street geometric plan for approval by the Engineering Department prior to the application for the public works improvements permit. The revised plan shall include a revised design for the driveway near Building D to prohibit traffic from exiting to SW 109th Avenue extension via that driveway. STAFF CONTACT: Michael Anderson, Engineering Department. The developer of the shopping center has an approved site and geometric plan that reflects a right-in only adjacent to Building Pad D from SW 109th Street. 6. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted 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. STAFF CONTACT: John Hagman, Engineering Department. The developer of the shopping center is currently constructing SW Royalty Parkway and street frontage improvements along SW Pacific Highway. 7. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on, and become part of, all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to recording. STAFF CONTACT: Michael Anderson, Engineering Department. A joint use and maintenance agreement has been prepared, and is to be submitted to the Engineering Department prior to recording of parcel deeds. 8. The applicant shall provide a hydrology and hydraulic study of the proposed storm drain systems for approval of the Engineering Department. STAFF CONTACT: Greg Berry, Engineering Department. The shopping center developer has submitted a hydrology and hydraulics study has been submitted for review. Site drainage issues were reviewed and approved prior to the issuance of Building Permits for the overall shopping center. 9. The design of the intersection revisions and traffic signal modifications at SW 109th Avenue and SW Pacific Highway shall be approved by the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 7 The revised site plan illustrates the intersection revisions required to facilitate a 72- foot wide right-of-way at the intersection with SW Pacific Highway and SW Royalty Parkway. 10. The applicant shall pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two (2) part fee which is paid at different times. The first part is paid with any associated public improvements which is for that portion of the development which increases the impervious area within the public right-of-way. The second part is paid at Building Permit issuance which is for each individual lot. The applicant proposes to construct an on-site water quality facility for the southerly parcel and shall receive a credit based on the amount of storm water treated. The facility will be privately owned and operated. The applicant has designed an on-site water quality treatment facility for this purpose. The applicant is required to pay a fee to make up for any difference (if any) of the water treated by this facility and that required to be treated based on the increase in impervious areas. 11. The applicant shall underground the existing overhead utilities along the site frontage of SW Pacific Highway, or pay the fee in-lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department. The shopping center developer is currently evaluating whether to underground the existing overhead utilities or pay a fee in lieu of undergrounding. 12. Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18. The applicant shall pay the fee established for the proposed use. The applicant has paid the Washington County Traffic Impact Fees associated with the project. 13. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department. The shopping center developers hydrology and hydraulic study has been prepared to demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. The on-site storm water detention system has been designed to meet the standards set by ODOT and the City. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 8 14. 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." STAFF CONTACT: Greg Berry, Engineering Department. An erosion control plan has been approved as part of the public improvement plans for the development of the shopping center. 15. The applicant shall submit a traffic engineering report one (1) year after the opening of the shopping center that provides a study of the operation of the main driveway near Building C. The report shall verify that the four-way intersection is operating within the projected parameters of the revised traffic studies and the basis of the site plan approval, and/or to recommend any operational changes to comply with the original report, as approved by the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. The shopping center developer will submit a traffic report one (1) year after the opening of the entire shopping center to review the operation of the main driveway near Building C. 16. Revised site and landscape plans and/or studies shall be submitted for review and approval by the Planning Division. STAFF CONTACT: Mark Roberts, Planning Division. a. The applicant shall submit an application for the Detailed Planned Development Review stage of the entire development. This submittal fulfills this requirement. b. The applicant shall record a Partition Plat, Lot Line Adjustment or a lot consolidation prior to avoid construction of new improvements over the existing property lines within the southerly Safeway Shopping Center. This condition is not applicable to this development site. c. The applicant shall record a partition plat, lot line adjustment or a lot consolidation prior to development of the northerly Les Schwab Center. This condition has been addressed through a previous Lot Line Adjustment. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 9 d. Where required by the Department of Environmental Quality the applicant shall obtain an Indirect Source Construction Permit for construction of parking lot(s). The shopping center developer has obtained an Indirect Source Construction Permit for the construction of parking lots. e. The applicant shall revise the site and landscape plans to provide impervious surface to landscape ratios at a minimum of 15% of the entire site. The applicants site plan has demonstrated that landscaping is to be provided in excess of the 15% minimum requirement. f. The applicant shall provide floor plans of future tenant improvement plan submittals be reviewed to verify continuing compliance with the parking ratio standards. The applicant's site plan demonstrates that the proposed automotive service use has been provided with slightly under one (1) parking space for each 500 square feet of gross floor area. Both of the other two (2) uses which are approved for this portion of the shopping center (the Les Schwab Facility and the Washington Federal Savings Bank) have proposed to construct parking spaces in excess of the minimum required number. Although the BD Lube Facility proposes to construct seven (7) parking spaces instead of the required eight (8) spaces, the overall shopping center complies with the minimum standard. Therefore, an additional parking space is not required. g. A direct walkway connection shall be provided from SW 109th to Pad F and to widen the walkway as necessary between Pads A and B such that the walkway will provide a minimum of four (4) feet of feet of width clear of obstructions. A minimum of eight (8) of the 15 feet of total walkway width shown in front of the Safeway store shall be kept clear at all times to allow pedestrians to use this walkway rather than the main driveway when approaching the store. The applicant has provided a pedestrian walkway from the building entrance to SW Pacific Highway. h. The property owners shall jointly agree to the shared access shown between the Les Schwab and Kasch's Nursery sites and shall jointly share maintenance. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 10 This condition is not applicable as a part of this review because the Les Schwab Pad was not included. Where necessary the applicant shall relocate or reconfigure Pads D • and F to comply with the clear vision standards. The enclosures shall not be located within driveway aisle intersections or within parking lot areas where possible. This standard is addressed with the location of the building pad and the proposed landscaping. The trash and recycling enclosure has been located so as to not be a clear vision obstruction. j. The applicant shall obtain approval for the enclosure design and location from the franchise hauler Pride Disposal. The applicant has obtained approval from the franchise hauler for the design of the trash and recycling enclosure. k. Driveways shall be narrowed to a maximum of 36 feet in width or pedestrian refuges provided for increased pedestrian crossing safety. The plans shall also be revised to provide varied pavement markings or contrasting materials to designate these as pedestrian crossing areas. The interior widths of the driveways do not exceed a width of 36 feet. Along portions of the center where the design provides less than ten feet of landscape buffer to the street that the applicant shall demonstrate how this width buffers the view of the parking lot from the street. Where necessary the plan shall be revised to include the use of berming, low three foot maximum height walls or increase the width to serve this purpose. If low walls are used it is suggested that they be constructed of rocks which match the flagstone base of the principal Pad A, B and C store elevations. The applicant has not proposed to develop parking lot areas towards the street frontage. The location of the building pad and landscape improvements have been designed to screen the parking to be developed for this use. m. The landscape plan within the buffer area shall be revised to provide a minimum of the following design features: 1.) A row of shrubs; NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 11 2.) A row of evergreen trees with a three inch minimum caliper at planting at the appropriate spacing for growth at maturity; and 3.) A berm with a minimum slope of one foot of rise for every three feet of depth be provided 4.) All screening measures should be designed to provide year round protection due to the year round-nature of the proposed uses. This condition is not applicable to this development site. n. The applicant shall review this plan with TRI-MET and revise the plan to provide a waiting shelter where required. CONTACT: Kim Knox, TRI-MET and STAFF CONTACT: Mark Roberts, Planning Division. This condition is not applicable to this development site. o. All new signage shall be reviewed through the sign permit process as administered by the Planning Division. The shopping center developer has provided a Signage Program for this center. All future signage will be reviewed for conformance with the proposed signage program. p. The applicant shall provide a report from a Certified Arborist concerning the potential for preservation of selected specimens at the northeast intersection of SW 109th Street and Pacific Highway and elsewhere on site as appropriate. No existing trees are located on this development site. q. The applicant shall provide two inch minimum caliper street trees at the time of planting. The applicants landscape plan has provided street trees with a minimum of a two (2) inch caliper at a spacing of 25 feet on center. These trees comply with the applicable development standards due to their size at maturity. r. The applicant shall demonstrate that the parking lot trees to be planted will provide a 35 percent canopy coverage when the trees reach maturity. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 12 The applicants landscape architect has provided evidence demonstrating that 35% canopy coverage is possible given the numbers of trees provided and their size at maturity. s. The applicant shall relocate Pad D and F to comply with the clear vision standards. The trash receptacle facilities within parking lot areas throughout the site shall be relocated so as to not to create a clear vision obstructions. Pad F is the subject of this review and complies with this requirement as designed. The trash enclosure also complies with the clear vision requirements. t. The applicant shall redistribute handicapped parking spaces within an area adjoining the entrance of the Les Schwab facility. Several spaces shall also be located within the parking area proposed to directly adjoin Pad C to provide more convenient access to handicapped patrons to both Pad B and Pad C. The revised plans have provided a handicapped accessible parking space near the main building entrance. u. The applicant shall restrict trucks from parking with engines running behind the store if the vehicle is equipped with a refrigeration unit and not longer than five minutes if the truck has refrigeration equipment. Signs shall be posted at prominent locations stating this requirement. This condition is not applicable to this development site. v. The applicant shall submit a noise study to address the impacts of the proposed Les Schwab repair facility. Due to its orientation this facility may have noise impacts on adjoining residential areas. The applicant shall submit this study to the City for review and approval. The applicant shall comply with the appropriate mitigation measures as approved by the City. The applicant has submitted a noise study for this use based on the decibel levels which would be generated by this use it is not expected that this facility will exceed noise standards. w. The applicant shall provide an extended sound wall of a minimum of 75 feet in length to the rear of the Safeway Building. This condition is not applicable to this development site. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 13 x. The applicant shall restrict emergency generator operation for maintenance reasons to the hours of 9 AM to 5 PM Monday through Friday. This condition is not applicable to this development site. y. All roof mounted equipment shall be mounted entirely below the building parapet. Where possible roof mounted equipment shall be positioned on portions of the roof away from residential areas towards Pacific Highway. This condition is not applicable to this development site. z. A sound wall with a minimum of 20 feet in height shall be provided. This condition is not applicable to this development site. aa. The applicant shall provide a loading space for the Les Schwab facility or demonstrate how loading could occur within the service bay area (Pad G). This condition is not applicable to this development site. bb. If Pad C is leased to a single tenant the plans shall be revised to provide a loading space. This condition is not applicable to this development site. 17. The applicant shall provide TRI-MET with a revised set of plans for review and approval which incorporate City and ODOT conditions. Once the plans have been revised, the applicant should contact me at 239-6716 to identify the most desirable future bus stop location and determine whether a bus pullout is warranted. CONTACT: Kim Knox, TRI-MET. TRI-MET has reviewed initially this plan. A bus turn-out has been designed to adjoin this pad and the Les Schwab portion of the shopping center. AN ODOT access permit will be required prior to the issuance of Building Permits for the improvements to be developed along the entire frontage on SW Pacific Highway. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 14 18. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Planning Division. This will be reviewed on a continuing basis by the City upon development of the shopping center. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) 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, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are therefore, found to be inapplicable as approval standards. Code 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 18.120.180.2 (Natural and Physical Environment), 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy) are inapplicable as approval standards. Noise is reviewed elsewhere within this report. Section 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are also found to be inapplicable as approval standards. Buffering. Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section below. 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 plans, screening is generally provided in accordance with this section. No roof top mechanical equipment is proposed to be developed as a part of this structure. 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 Police Department has reviewed this application and has approved the security lighting plan as submitted. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 15 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. • Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The preliminary landscape plan shows the provision of three Norway Maple which is considered to be a large species at maturity has been proposed to be planted trees at 25 feet on center along SW Royalty Parkway thereby satisfying this requirement. 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 tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The landscape plan shows the provision of two parking lot trees for the seven proposed parking spaces which is in excess of the one tree for seven parking spaces ratio. A landscaped area in front of the building has been proposed to screen parking and service areas. The proposed landscape areas would be in excess of three feet in width. The parking areas have also been designed to be located behind the proposed building which will effectively screened parking areas from view. Screening of Refuse Containers and Service Facilities : Section 18.100.110(B) and (D) requires that such facilities be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. The applicant is proposing to screen the trash enclosure with a seven foot tall block wall with metal doors which satisfies this criteria. 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 feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight 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 then NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 16 connecting these two, 30 foot distance points with a straight line. As indicated on the site plan the proposed site improvements comply with this criteria. Minimum Off-Street Parking: Section 18.106.030(C)(1) requires a minimum of one parking space for every 500 square feet of gross floor area. The total number of req u i red parking spaces for a 3,590 square foot automotive repair facility is eight spaces. The applicant is proposing to provide seven parking spaces. Development of this site is dependent on off-site improvements. Additional off-street parking spaces in excess of the minimum requirement are proposed to be provided on both adjoining parcels. The adjoining parcels are approved to be developed with a Les Schwab Automotive Repair Facility and the Washington Federal Savings Bank uses. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires one disabled parking spaces if up to 25 parking spaces are provided. The proposed site plan shows has provided one disabled person parking spaces for the required eight parking spaces. Bicycle Parkins: 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 bicycle parking rack has been proposed which would serve up to three bicycles which satisfies this requirement. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one access with a minimum access width of 30 feet and a minimum pavement width of 24 feet. Curbs are required as well. The plan shows the provision of two access drives with a width in excess of 24 feet which satisfies this criteria. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Walkways shall be a minimum of four 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 criteria is satisfied because a walkway has been provided from the building entrance to SW Royalty Parkway. 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 Planning Division. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 17 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 shall choose one 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 has submitted evidence or a plan which indicates compliance with this section. The applicant states that the franchise hauler Schmidt Sanitation has agreed with the location and compatibility of the trash and recycling enclosure design. V. OTHER STAFF COMMENTS STREETS: The site fronts along SW Royalty Parkway. The street is to be fully improved, including driveway aprons, by the previous application. SANITARY SEWER: Service has been provided to the pad; no extension or other work is required for the public line. DRAINAGE: The pad is drained by a drainage system that discharges to an adjacent water quality facility within the lot. VI. AGENCY COMMENTS Tualatin Valley Fire and Rescue has provided the following comments. Plans cannot be approved at this time. Please provide information and details showing existing or proposed fire hydrant locations. Hydrants shall be placed so that all portions of exterior walls of buildings, measured along the outside and along access roadways, are no more than 500 feet away for private residences or 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. The City of Tigard Police Department, Building Division and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 18 VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON JANUARY 29, 1996 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 which 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 at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. The deadline for filing of an appeal is 3:30 p.m. on January 29, 1996. Questions: If you have questions, please call the City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. • / 1/19/96 PREPARED BY: Mark Roberts DATE Associate Planner t7'10, 1/19/96 APPROVED BY: Richard Bew': :dorff DATE Senior Planner NOTICE OF DECISION SDR 95-0026 STERLING/BD LUBE PAGE 19 0 0 ® dm AU r O1 ■ ,� `. Lam- �' I �. 4, ` VAN , I' � ENCLOSURE II' . ';; . 10/ ► _ _ ,.r .. • LAWN a. 10 f lillracTifott.- 0Si•�i�4. — i te.0..,�. = l 393 SO. FT. . tvow^, 1■ 11�+ _ W Paw!I1 3 C373) CZ) V(411): / Z Bike z Rack 1."1A Flag 1O it AU \ Q Pole AK iii 158 STOP \ Cl. 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As** - v ' �— . 1 i. + im �i F 0 c=, 4 ctC 2:40 1--,W '� � .� (—' n Its OR . ,� U LL • w , . �J� 1® �� I I -,_ 4. i i U VICINITY EXHIBIT MAP CASE: STERLINGNALVOLINE LURE SITE TH SDR 95-0026 Seal. r.a0o' FEET PDR 95-0002_IGARC OI Y MITS j i 0 400 800 `' 2S110DB-90421 2S110DB-91022 AMACHER, MARIE A ASHMORE,ALPHA MARIE 15483 SW 114TH CT#42 15435 SW 114TH CT#102 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90032 2S110DB-90982 ASHMORE, CLIFFORD E AND BARNETT,ANGELA BONNIE M 15435 SW 114TH CT#98 15695 SW 114TH TIGARD OR 97224 TIGARD OR 97224 2S110DC-90191 2S110DB-91062 BOLLINGER, JESSIE LEE BOURLAND,JUANITA& 15605 SE 114TH CT#19 REIN, BILLIE LOUISE TIGARD OR 97224 15373 SW 114TH CT #106 TIGARD OR 97224 2S110DB-90971 2S110DC-90021 BOYLE, RICHARD 0& BEVERLY J CO- BOYLES, HELEN A 2069 DILLOW DR 15695 SW 114TH CT#2 WEST LINN OR 97062 TIGARD OR 97224 2S110DC-90072 2S110DB-90952 BRAGG, BARBARA M TRUSTEE CARMICAL, FRED W&GLADYS L 15695 SW 114TH CT#7 15437 SW 114TH CT#95 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90142 2S110DC-90042 CHRISTENSON, ROBERT FOX CLUTTS,CHARLES L AND CHRISTENSON, SUSAN V JOAN B 15655 SW 114TH CT 15695 SW 114TH CT UNIT 4 TIGARD OR 97224 TIGARD OR 97224 2S110DB-91001 2S110DC-90271 CUMBEY, ROBERT E,TRUSTEE DAHL,STANLEY F&THELMA J 15435 SW 114TH CT#100 15525 SW 114TH CT#27 TIGARD OR 97224 TIGARD OR 97224 2S1 10DC-90182 2S1 10D B-90901 DOMREIS, LIONEL A W TRUSTEE EATON, RICHARD A AND LAURA F 15605 SW 114TH CT UNIT 18 TRUSTEES TIGARD OR 97224 15437 SW 114TH CT#90 TIGARD OR 97224 2S110DC-90201 2S110DC-90121 EBERT, LA VERTA ELLER, RUTH M 15605 SW 114TH COURT#20 15655 SW 114TH CT#12 TIGARD OR 97224 TIGARD OR 97223 2S110DC-90262 2S110DB-90891 GANGE,ADA W GANTENBEIN,ALICE R TRUSTEE 15565 SW 114TH CT#26 15437 SW 114TH CT#89 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90292 2S110DC-90252 GHOLSON, SAM S TRUSTEE HOWARD,CLARA M 15525 SW 114TH CT#29 15565 SW 114TH CT#25 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90011 2S110DB-91041 HOWELLS.JOHN& ELIZABETH ANN JOENS,GERTRUDE L 6139 CHEYENNE TERRACE 15373 SW 114TH CT#104 WEST LINN OR 97068 TIGARD OR 97224 2S110DC-90161 2S110DB-91031 JOHNSON,JEANETTE R AND KEHM, RACHEL TRUSTEE OLSEN, ROLF II &KATHLEEN L 15373 SW 114TH CT 15606 SW 114TH CT TIGARD OR 97224 TIGARD OR 97224 2S110DB-90991 2S110DB-90371 KESSLER, LORRAINE KINCAID,JUANITA 15435 SW 114TH#99 9850 SW HAWTHORNE LANE TIGARD OR 97224 PORTLAND OR 97225 2S1 10DB-90381 2S110DB-90941 LARSEN, CLAIRE LEVIN, DOREEN A 15485 SW 114TH CT#38 15437 SW 114TH CT#94 TIGARD OR 97224 TIGARD OR 97224 2S1 10DC-90102 2S110DC-90342 LEVIN, ESTHER H LINDSEY,CHARLOTTE F 15655 SW 114TH#10 15525 SW 114TH#34 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90332 2S110DB-91102 LORENZ, EDWARD G TRUSTEE LYNCH,MARY LOUISE 15525 SW 114TH CT 15371 SW 114TH CT#110 UNIT 33 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90212 2S110DB-90912 MACKEY, ROBERT A/MARCIA J TRS MARENDISH,JOYCE M 15605 SW 114TH CT#21 15437 SW 114TH CT#91 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90091 2S110DC-90051 MARSHALL, MARY RUTH TRUST MAY,JOHN&JACQUELINE C/O GEORGE L MARSHALL 15695 SW 114TH CT UNIT 5 2560 AGATE ST TIGARD OR 97224 EUGENE OR 97403 2S 110DB-90362 2S 110DB-90442 MCMULLEN, RICHARD D AND MESSINGER, EDWARD J AND ANN B GERTRUDE M, TRUSTEES 15483 SW 114TH CT#44 15485 SW 114TH CT#36 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90281 2S110DC-90172 MLTCHELL, CHARLOTTE NARDINELLI,ANTOINETTE C AND 15525 SW 114TH CT#28 HALVERSON,JOYCE J TIGARD OR 97223 15605 SW 114TH CT TIGARD OR 97224 2S110DC-90231 2S110DC-90311 PALMER, EDWARD POHL,ALICE N TRUSTEE 15565 SW 114TH CT#23 15525 SW 114TH CT#31 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90321 2S110DB-91081 REHDER, JEANNE N ROARK,CLYDE S/MARY 15525 SW 114TH CT 15371 SW 114TH CT#108 TIGARD OR 97224 TIGARD OR 97224 2S 110DB-90411 2S 110DB-90432 ROBINSON, SHIRLEY T TRUSTEE ROGERS,VIRGIL TRUST 15483 SW 114TH CT 15483 SW 114TH CT#43 TIGARD OR 97224 TIGARD OR 97224 2S110DB-90392 2S110DB-90931 SCHENK, SOPHIA M SCHICK, HAROLD R JR AND 15485 SW 114TH CT#39 THELMA G TIGARD OR 97224 15437 SW 114TH CT#93 TIGARD OR 97224 2S1100B-91071 2S110DB-90351 SCHOUWEILER,ALLYN H&JOAN C SCHROEDER,MARJORY E TRUSTEE 15371 SW 114TH CT#107 15485 SW 114TH CT#35 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90151 2S110DC-90132 SCOTT, KERMIT B&LAVONNE TRUSTE SEPTKA,CECELIA J 15605 SW 114TH CT#15 LEE, NANCY J TIGARD OR 97224 15655 SW 114TH CT#13 TIGARD OR 97223 2S110DB-91052 2S110DB-91012 SKYHAR,WILLIAM AND SPYKER, ELINA TRUSTEE GENEVIEVE R SZALOBRYT,JANE C TRUSTEE 15373 SW 114TH#105 15435 SW 114TH CT#101 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90222 2S110DC-90082 STRADER, KELTON TENNENT, MELVIN G/JANE B 15605 SW 114TH CT#22 15695 SW 114TH CT#8 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90061 2S110DB-90402 THOMAS, CLEMENTINE C TILLINGHAST, RUTH P TRUSTEE 15695 SW 114TH CT#6 15485 SW 114TH#40 TIGARD OR 97224 TIGARD OR 97224 2S110DC-90111 2S110DC-90241 TRAEGER, FRANK H&SHIRLEY L VETTERLEIN,CATHRYN J 15655 SW 114TH CT#11 15565 SW 114TH CT#24 TIGARD OR 97224 TIGARD OR 97223 2S 110DB-90962 2S 110DB-91092 WATKINS, JEAN A WILLOUGHBY,GEORGE F AND 8064 SW WOODY END SYLVIA R DURHAM OR 97224 15371 SW 114TH CT#109 TIGARD OR 97224 2S110DB-90922 2S110DC-90302 WILSON, PHYLLIS A ZIEGELMAYER, FRANCES M 15437 SW 114TH CT#92 15525 SW 114TH CT#30 TIGARD OR 97224 TIGARD OR 97224 25110CA-01701 2S110CA-80881 ATLANTIC RICHFIELD COMPANY DAVIS,JAMES M ESTALENE A PS&T TAX DEPT SS#01175-11 do DAVIS, MARIA D PO BOX 2485 LIFE ESTATE LpS ANGELES,CA 90051 11505 SW TERRA LINDA BEAVERTON,OR 97005 2S1100B-90000 2S110DB-00500 FOUNTAINS AT SU HELD CONDO KASCH'S GARDEN&NURSERIES INC OWNERS TS 4000 SW INTERNATIONAL WAY#F10 MILWAUKIE,OR 97222 2S110DB-00700 25110DB-00702 KIELHORN, IDA M ESTATE AND KIELHORN, IDA M ESTATE ' 1 : RISTIG, DORETTE L AND RISTIG, DORETTE L ' . : KRUEGER, HELEN I KRUEGER, H I 9005 NW CORNELL RD 9005 ORNELL RD PORTLAND, OR 97229 -a TLAND,OR 97229 2S110CA-80000 231100A-80000 KING CITY CONDO UNIT OWNERS KING CITY CONDO UNIT OWNE BY TUALATIN DEVELOPMENT CO BY TUALATIN DEVE T CO 15300 SW 116TH AVE 15300 S AVE TIGARD, OR 97223 D,OR 97223 2S110CA-80891 2S110CA-00102 KING CITY COND M KING CITY,CITY OF OWNERS ITS 15300 SW 116TH KING CITY,OR 97224 2S1 10D B-00401 2S 110DB-00400 LUTON, ROBERT LUTON, ROBERT BO BOX 8041 PO BO) �� BLACK BUTTE RCH,OR 97759 BUTTE RC 2S110CA-00100 2S110DB-91102 LUTON, ROBERT C LYNCH,MARY LOUIS .^QlX Go KVERNLAND, ERIC B 15371 SW 1101 3t4r' r7�t -- 15390 SW 116TH AVE , R 97224 v�C�-1'1-- L''� TIGARD, OR 97224 2S110CA-80841 2S110CA-80861 MCDOWELL,AGNES NESET, DAVID N AND BETTY J 15270 CROWN DR#2 7928 SW 5TH AVE KING CITY, OR 97224 PORTLAND,OR 97219 2S 110 D B-00300 2 S 110CA-00103 NORTH PACIFIC CONFERENCE OF PURKEY, DENNY J THE EVANGELICAL COVENANT 15350 SW 116TH CHURCH KING CITY, OR 97224 925 116TH AVE NE SUITE 221 BELLEVUE,WA 98804 2S110DB-91081 2S110DB-01100 ROARK, CLYDE ph �,�pr ROEMER, EUGENE MELVIN AND 1537 108 / FAITH ANNETTE D, OR 97224 f-USt 15430 SW PACIFIC HWY TIGARD,OR 97223 2S110D B-01000 2S110CA-80911 ROEMER, EUGENE M STOBBE,LLOYD H&MYRTLE M FAITH ANNET I 15290 SW CROWN DR#1 15430 CIFI KING CITY, OR 97224 ,OR97 25110DB-00200 2S110DC-00100 TRIAD TIGARD LIMITED PARTNERSH VOGAN, FRED W 320 ANDOVER PARK EAST STE 235 MABEL BELLE SEATTLE,WA 98188 15580 SW PACIFIC HWY TIGARD,OR 97223 LES SCHWAB TIRE COMPANY W & H PACIFIC ATTN: MIKE OXMAN ATTN: TOM JONES PO BOX 667 8405 SW NIMBUS AVENUE PRINEVILLE OR 97754 BEAVERTON OR 97008 DORETTE L. RISTIG 851 SW 6TH AVENUE, SUITE 1500 PORTLAND OR 97204 2S110CA-90077 2S OCA-90078 AAMODT, GLADYS F PAYANT, CONSTANCE C 15255 SW 116TH 15255 SW 116TH AVE #2 ZING CITY OR 97224 TIGARD OR 97223 2S110CA-90079 2S110CA-90080 - ,OLSON, DONALD L & MELINDA L STOBBE, LLOYD H 13540 SW ASH AVE 15290 S ':,11 DR #1 TIGARD OR 97223 KI . ITY OR 97224 2S110CA-90081 2S110CA-90082 HAYDEN CORPORATION DAVIS, JAMES M ESTAL ► :i 900 N TOMAHAWK ISLAND DR % DAVIS, MARIA ' .,1-i , PORTLAND OR 97217 LIFE ESTa_ P1ic`u' 1150 TERRA LINDA : ' aVERTON OR 97005 2S110CA-90083 2S110CA-90084 BOUGHTON, MARTHA L NESET, DAVID ►_ - —c TY J 15290 SW CROWN DR APT 4 7928 AVE KING CITY OR 97223 PP-- D Tpo.T . OR 97219 2S110CA-90085 2S110CA-90086 STILSON, HAROLD M/BARBARA C BARKDOLL, VIRGINIA E 16740 SW ROYALTY PKY 15270 SW CROWN DRIVE #4 KING CITY OR 97224 KING CITY OR 97224 2S110CA-90087 MCDOWELL, AGNES 15270 C'• '' #2 DAP' ITY OR 97224 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 NoticeTT 8385 BEAVERTON, OREGON 97075 +tECEIVED Legal Notice Advertising 'JAN 2 3 19913 wit Y of Tigard • ❑ Tearsheet Notice 13125 SW Hall Blvd . iq�4ET1GARD •rigard,Oregon 97223-8199 • ❑ Duplicate Affidavit *Accounts Payable-Terry • SITE DEVELOPMENT REVIEW(SDR)95-0026 PLANNED DEVELOPMENT REVIEW(PDR)95-0002 >STERLING DEVELOPMENT/BD LUBE The Director has approved, subject to conditions, a request for Site Development and Planned Development Review approval to develop a AFFIDAVIT OF PUBLICATION 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F:" of the Tigard Promenade. 15000 block of S.W.Pacific Highway(WCTM STATE OF OREGON, ) 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). COUNTY OF WASHINGTON, )ss. The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. I, Kathy Snyder APPLICABLE REVIEW CRITERIA: Community Development Code being first duly sworn, depose and say that I am the Advertising Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, Director, or his principal clerk, of th Ti Bard—T1a 1 a i n T, mes 18.120 and 18.164. a newspaper of general circulation as defined in ORS 193.010 • - __. and 193.020; published at Tigard in the aforesaid county and state; that the ,:°', SDR 95-0026 Sterling p a printed copy of which is hereto annexed, was published in the moo ®go entire issue of said newspaper for ONE successive and , � �g =' consecutive in the following issues: e ��:= :p,;E ' ash�# • 411, January 18 , 1996 � 1���I SITE % ..ii iiii&,0,AL4? K6°t:EU' ,QYtlAd-LA- 41., 4119\411931114* Subscribed and sworn to fore me thial 8th day of _January Aft .�� A*,A y, , ,... C. .4.4 tf A : 0,,, Notary blic for Oregon l �:,�'�� s My Commission Expires: '4 87131a cgt, • 4� ,Z AFFIDAVIT •0 46 • if, ..12- 4,1: * SVI. 441 p p A The adopted finding of facts,decision,awl statement of conditions can be nhuined from the Planning Department,Tigard Civic Center, 13125 S.W. Hall Blvd.,Tigard,Oregon 97223.The decision shall be final on X9/96. 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 Develop- ment 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., 1/29/96. TT8385 -Publish January 18, 1996. CITY OF TIGARD 13125 S.W. Hall Blvd. q Tigard,Oregon 97223 JAN 1 9'95 . % ! _ O0 /, v,,;iii , - nRES 2S 110DB-00702 KlatORN,IDA M ESTATF ANn €y CI___RIST1G,„bORETTE LAI RISTOO5 972293025 1995 01/22/96 KRUEGER,HELEN I NOTIFY SENDER OF NEW ADDRESS RISTIG 9005 NW CORNELL RD 16455 SW ESTUARY DR APT 208 BEAVERTON OR 97006-7953 PORTLAND,OR 97229 • III IIIIllIIIIlIll111111111111111 h idelliulIiiIdosillisIi.II TAttij yv;A 1,c( o::\ REGE *WOO 24 j(; 4012 61996 %AIrOFTIGARD os �� �- �. fie'-.^z:..�.%- -----�s 13125 S.W. Hall Blvd. OQ /c G A O +� —az- Tigard,Oregon 97223 �NQ' �j le 1y �,'A�C R. \C JAN19'9G �_.�0L) \ 11 4 (5/6 1$ 4-\ ''sz' 2S110DB-00500 ' ' KASCH'S GARDEN&NUo° '=" 'Kir j 4000SWINTERNATIONF KASC000 972222041 1195 01/22!96 MILWAUKIE,0R97222 FORWARDING TIME EXPIRED � KASC4d5 GARDEN CENTERS & NURSERIES \ 6566 SE LAKE RD #A MILWAUKIE OR 97222-2138 RETURN TO SENDER null IIIIIII,IIIIiIIiiiIIiuhI IIII111IIe..IIi,1I 2 (' 4. .• ` 000 ea CU mat: illir,,,, 11. ap eilZ, •Arltf HI& 4 * 4# 4f* 7 II -■. vt..- /. 44.■•:.•. ZS 1,ODB-0330C al ii 0'I --0 Alit-.• oi . , ..„. .t. ...., ... 7 ' Ci9cA4A,,.51 . — *■ * 1,1147 f;IVO C Trigsf l'4/ OP C t• CO 251100B-00500 10CA00,, 11 2:illotx,00aol -'3'""Mill 2 153 4.97s p 1B 2511006-01000 100-011. SIMMI 1100,4001, C13 23,1706.•;0.,0C,Et:3 Es gill il EP 251100B-00702 HE Jo 0) •. 411 2811003-CW00 2S1100C-001 X, a• FB eels. opp P..., .01 pieas 1-- RIR is 4E4 Pg, I" i i 10 Oil . ;111• 11 . 0 !Zill Milk ° 0. 1 a■11 112. • 0 IIIII NI- ; I ; • 411F". ; ; 11/4 it 1 Vicinity SDR 95-26/PDR 95-02 OTIF-641-71CW A, BD Lube/Sterling N ! ) rMAT ImuiiI Ltil .� / 4■lily e r RrGE OR vow }_-. i ! � a ea Tp , w.WO. 13% °*4*Se?), OCk $W4 X ,::i • ...,„, +a .4$8 # � SITE z♦ � §9 -- ii *SO° z ot t 4, b IWA- f, z . -aro' a. **# 4 m■ * , i ''Nf A . ■%. • .t. ;:,..5, EI3::. r in 1 0 , 4. .cc- �� � 0 • 0 •. ''' , i:-._ U. Q A z . ,, DR # ° tAir U • � Q Q- j t� . ;f.4.4)9 : }. ) FR- [mt U VICINITY EXHIBIT MAP CASE: CO STERLINGNALVOLINE LUBE SITE NO'TN SDR 95-0026 Scald, r..00• I FEET PDR 95-0002TIGARC CITY LIMITS 1 0 400 800 APPLICANT MATERIALS Fite Gee/G� ,/L ;+1 1/1/1 e ,, ' . CITY OF TIGARD, OREGON SITE DEVELOPMENT REVIEW APPLICATION peke: /' i Pia(414a) deUe/of nf.eaGi—cesti)e-a) CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. co b 2-OLP1)1(1S--onn- OTHER HER CASE NO'S: RECEIPT NO. 1!5- 27z(m APPLICATION ACCEPTED BY: g. 40Q.Ui.. DATE: I l- 7-gc 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION ,/tA) Application form (1) c1Ct rct Pro w% nac1e - Pad F I ----(B) Owner' s signature/written TAX •1 MAP AND TAX LOT NO. authorization aS//v De- L,TS oo, 704 d. 7 e7 I r (C) Title transfer instrument (1) SITE SIZE 'ti 13-0 V 0 cg fr (D) Assessor'-s_map (1) PROPERTY OWNER/DEED HOLDER*STerl►K 1 eveioprse.�T Corp E) Plot plan (pre-app checklist) � P ADDRESS , 3 J. Ile cl cL y C,T PHONE 6/q/3yy_ gyl ./(F) Applicant's statement CITY / ✓' to 1�S .0- Jo�lo. GcL ZIP 9037 (pre-app checklist) APPLICANT* R f) L u (G) e.r-t o ,_owae rs and ADDRESS )3,2 iii Skye Pk y PHONE (099- e34,3- addresse-s-wi-thin 250 feet (1) CITY (.L/c�sT vin, 0g._ ZIP �1706Er 4- (H) Filing fee ($ )t150 *When the owner and the applicant are different (I) Construction Cost Estimate people, the applicant must be the purchaser of record or a leasee in possession with written authorization DAT DE $,'�I D TO BE COMPLETE: from the owner or an agent of the owner with written " 9S- authorization. The owner(s) must sign this / application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN/ ONE DESIGNATION: 2. PROPOSAL SUMMARY ( G c c' The owners of record of the subject property request site development review approval to -N.T-O.N 1b=rt allow c1, Vcc Iv oboe rns-7a 0-r 611 Approval Date: CAa,tde. to be, coKstrveteJ ©L, Act F "o f ) , c rcl Pro ire t'►acIe Final Approval Date: J Planning Engineering 0524P/13P Rev'd 5/87 ._ 3. List any variance, conditional use, sensitive lands, or other land use actions to be considered as part of this application: /v, C`- 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. 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. DATED this day of 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. (KSL:pm/0524P) t Skt3f�F= .t. .t:'-c ai5 Si- 1v- .a :.„, Y. Mfr. . ,,-.::J.;1),. : y,.) ,� / efil-.31/ 1/76-- , • ''.' , 4 - CM( OF UAW), OREGON P4• RA(L) I E T- P ICATS D � lid �.�c CJ,I;�r?,� 3Mu CITY OF TIGAItD, 13125 SW hall, Po Box 23397 . Tigard, Oregon 9 223 - (503) 639=417 . • , FOR STATE USE ONLY • (---\\v/7/SE 0. HER CASE NO'S 6 RECEIPT NO. ' APPLICATION ACCEPTED BY! 1 . • DATE! 1 1. GE'NtitAL INFORMATYON Applioatioa eieisenta submitted: 4 PROPERTY AbDRE85/LOCATION (A) Applieatios orm (1) • • . M' . ! . # , i . 111M111011 (a) Owar's sigatura/written' I` TAX MAP AND TAX LOT NO.. . • aurhori tati•_b • 6,,- -Ir . ..—. . . (C) Title trai =Ler instrument a) _ SITE SIZE . ``A 0. -./ r' _—_-.AMINIMIll _. .0» Ateeseor a tap (1) PROPERTY OWNER/DEED EiOLD''Sterit01, : I ve1Ophle'04TT. . 4.-_ ,,(E) Plot plan (pre-app checklist) ADDRESS . _ e ja.. \... .--,._ -- P ANE 611.494-g'ry1 __. (F) Applieant'a etatetnent CITY . ,.1 •a - ZIP ''437. . (pxe,app cltecklist) APPLXCANT* Lube - _ (C) List of property owners and ADDRESS $ P:-tONE (e�'1-. e3 (, Addtteiei within 250 feet (1) CITY Wre _ LGlneA i.. l.3 P 9j ' ,fr _ _(H) Filing fee ($ ) *When the owner and the applicant ate different _,__._ (I) Consl,ruction Cost Estimate people, the applicant must be the purchaser of record for a 1ea08a .in nosseSelob with Written authotieltion DATE DETERMINED TO BE COMPLETEt from the owner or an agent of the owner arith wrttten • . _ . . I authorization. The owners) sUst sign this . application in the space provided on page two or FINAL DECISION DEADLINE! , Submit a written authorisation with this application. COMP: PLAN/ZONE 'DESIONATIONs 12. 8a080SAL SUMMARY. 1. The owners of record of the Subject property request site development review approval to - N.P.O. Numbers I. allow 0,, . .V4IV'/i M04.,. . ti alitii7r [9, I ; Pp A roval Dates # d F . r. . . / • We lade' Final Approval, Date! Planning ,.... I ' Engineering )524F/13P 1 tev'd 5/87 i FROM STERLING DEVELOPMENT COMPANIES' PHONE NO 619 546 8807 Nov: 06 1995 10:38HM rs r • 3. List eny variance, conditional use, sensitive hide, or other lend use actions to be considered ao port pf this application: Nolte, 4. Applicants: To have a complete application you viii need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be eccached to or impaled upon the stnbje6t_..proper , B. if the application is granted, the applicant will exercise the rights granted in accordance with the tat-ma and subject to all the conditionsand limitation of the approval. C. All of the above statements and the • statements in the plot plan, attachments, and exhibits transmitted herevith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. 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. DATED this day of 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. 11"41111111r _. Alrerer-z-r..... .444 newv-wyki./447 / , (KSL:pm/0524P) { CITY OF TIGARD PROPOSAL DESCRIPTION FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0026 PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 FILE TITLE: STERLING DEVELOPMENT/BD LUBE APPLICANT: BD Lube OWNER: Sterling Development Corp. 1354 Skye Parkway La Jolla Corporate Center, Suite 225 West Linn, OR 97068 3252 Holiday Court La Jolla, CA 92037 (503) 699-8365 (619) 546-8841 REQUEST: The applicant requests Site Development and Planned Development Review approval to develop a 3,590 square foot Valvoline Instant Oil Change. LOCATION: Pad "F" of the Tigard Promenade. 15000 block of SW Pacific Highway (WCTM 2S1 10DB, tax lots 600 and 702). ZONE: General Commercial (C-G). The General Commercial zone permits the provision of a wide range of major commercial goods and services such as automotive repair facilities. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18,116, 18.120 and 18.164. CIT: CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY X STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X X ARCHITECTURAL PLAN SITE PLAN X OTHER X NOISE STUDY STAFF CONTACT: Mark Roberts (503) 639-4171 x317 SDR 95-0026/PDR 95-0002-STERLING/BD LUBE PROPOSAL/REQUEST FOR COMMENTS DECEMBER 11,1995 Proposal/Alarrctiii/e NARRATIVE TO THE BDLUBE /TIGARD PROMENADE PAD F SITE DEVELOPMENT REVIEW; PROPERTY OWNER: Sterling Development Corporation La Jolla Corporate Center, Suite 225 3252 Holiday Court La Jolla, California 92037 APPLICANT: BDLUBE 1354 Skye Parkway West Linn, Oregon 97068 AGENT: Western Planning Associates, Incorporated 4621 Southwest Kelly Avenue Portland, Oregon 97201 ZONE CLASSIFICATION: CG(GENERAL COMMERCIAL) APPLICABLE CODE: City of Tigard Zoning Code PROPOSAL SUMMARY: The applicant has proposed a project of approximately 14,990 square feet site area. The proposed project is a Valvoline Instant Oil Change that will be constructed on Pad 'F' of Tigard Promenade Shopping Center. The building is one story in height with a basement totaling 3590 gross square feet or 12% of the total site area. The site also includes a 7 foot tall trash enclosure that is 17'wide x 10' deep. The required amount of landscaped area for the site is 15% of the total area. The proposed landscape, including sidewalks, equal 5,517 square feet or 37%. Without the sidewalks the proposed landscape area is approximately 3,387 square feet (23% of the total area). Required street trees is 1 Emerald Queen Norway Maple spaced at a maximum 40' on center. The proposed street tree spacing is 30' on center. Required number of parking lot trees is 1 per every 7 parking stalls. Proposed number of parking lot trees is 2 trees for 7 stalls. The 35% canopy coverage requirement for parking lot trees when they reach maturity will be evaluated by staff based on the overall site. The canopy area of each individual tree is 981.25 square feet (1,962.5 square feet total for both trees). Valvoline - SDR Page - 2 Proposed parking and vehicular circulation covers 7,671 square feet of the total site area (51%) . Required parking is 1 standard stall per 500 square feet of gross floor area. Proposed gross floor area is 3,590 square feet or 7 standard stalls. Proposed parking is 6 standard stalls, 1 disability van stall, and one bike rack to park up to 3 bikes. VICINITY INFORMATION: Within the Tigard Promenade there is a Les Schwab Automotive Repair Facility adjoining the proposed site to the north. To the west, the proposed site would be adjoined by Washington Federal Savings Bank. To the south, the site is adjoined by 109th Avenue. Across 109th Avenue, there are four other pads or lots (Pads A-D) including a Safeway store on Pad B. The proposed shopping center is adjoined by a mini-storage site to the south. To the west, the center would be adjoined by Pacific Highway. Across Pacific Highway is a mixture of retail office professional developments within King City. To the north, the site is adjoined by Kasch's Nursery and vacant commercial areas. To the east, the site is adjoined by the Fountains at Summerfield which is an existing 100 unit senior condominium project within a portion of the larger Summerfield Retirement Community. TIGARD PROMENADE SITE DEVELOPMENT REVIEW Tigard Promenade underwent SDR number 95-0005/PDR95-0002 for which final order number 95- 05 PC was issued on 7/17/95. The review included all of pads A-C and common areas. Approval was deferred for Pads D and F (F is the Valvoline Pad). Several conditions of approval effected Pad F, such as street tree and landscape requirements. Every effort was made to conform to conditions of that approval as they relate to this site. ADDENDUM TO PLANTING PLAN An addendum to the Planting Plan sheet was necessary to show a change in the number and location of street trees to comply with requirements within the code regarding the distance between lighting standards and trees. An irrigation note and a note for the canopy coverage of the parking lot trees . were also added to the Plan. • Valvoline - SDR Page - 3 CHAPTER 18.100-- LANDSCAPING AND SCREENING 18.100.015 Applicability: Approval Process The BDLUBE site will be completely and automatically irrigated. The planting plan (Sheet 'L1') records the location, type, size, and species of proposed plant materials. There are no existing plants on the site. As required, street trees will be a minimum of 2" caliper The attached site plan and technical reports answer questions about soil conditions and erosion control. Existing soil conditions for the site are described in detail within the attached GEOTECHNICAL INVESTIGATION done by West Coast Geotech, Inc. dated November 6, 1995. This report investigated the existing soil conditions and made recommendations based on their findings. The applicant will follow the recommendations of the report. In addition to this work, all landscape areas will receive approved topsoil strippings free of roots, stones, and other foreign objects greater than one inch (1") in diameter. All new landscape planting islands are to be crowned in the center allowing for an additional 3" of topsoil and 3" of bark when setting initial grade. Temporary and permanent erosion control measures shall be installed in accordance with the standards of the city of Tigard and the Unified Sewerage Agency and the attached plans. Temporary measures to include erosion control fencing along the lower end of the lots to protect against soil being washed off of the site. The existing catch basin will be protected and preserved. Gravel construction entrances will prevent construction vehicles from tracking sediments onto adjacent streets. All temporary measures will remain in place until permanent erosion measures are complete and are established. Permanent erosion control measures include the landscape elements of groundcovers and mulches. The applicant anticipates winter construction. In response to this, sod may be utilized for quicker establishment. Site to be completely and automatically irrigated. 18.100.020 General Provisions The contractor shall maintain a clean and orderly installation process, removing all rubble, debris, and excess materials. These materials to be properly disposed of off Valvoline - SDR Page - 4 site in a timely manner as to avoid unreasonable disruption or mess. Plant materials shall conform to American Nursery Association standards governing health, size, branching habit, form, and root development. The landscape Contractor shall maintain • • all landscape areas until project completion and final acceptance. All paved areas, fences, or surfaces stained or soiled from landscape material shall be cleaned. All • surfaces shall be washed with proper equipment and materials as provided by the owner. All trees, shrubs, annuals and groundcovers shall be planted as per City requirements, planting plan and planting details found on Sheet 'L1'. After final raking, all shrub and annual beds, tree rings, and mowing strips and bark catches shall receive a 3" layer of medium grade hemlock bark mulch. Installation of bark catches and mowing strips will be as per details found on Sheet 'L1'. Maintenance shall include: re-grade and re-bark any settlement or erosion washout, monitor irrigation and adjust as required, maintain lawns (mowing, edging, and weeding), maintain all shrub beds in a generally weed free condition and remove and replace any dead or dying plant materials during the specified period (removing seasonal leaves that fall is outside the scope of this maintenance specification), bark mulch shall be maintained or brought to a 3" depth during this maintenance period, maintain tee stakes and guys, and any unsatisfactory conditions arising during the maintenance period shall be brought immediately to the attention of the owner's representative. Maintenance of the landscape abutting the BDLUBE building (including street trees abutting the right of way) will be done by the developer. The Planting Plan includes curbs and gutters which will allow plantings over 18" in height to be planted in the public right of way. All requirements for screening of the parking lot have been met (Sheet 'L 1'). All other references to buffers and screening in the Approval Conditions for the Planned Development are not applicable to this particular site. All public utilities are located in the right of way. There is very limited landscaping in the right of way and nothing that will interfere with the maintenance or repair of the public utilities. Sidewalks have been provided and they will be maintained by the developer to allow pedestrians easy access to and from the parking lot and building. Driveways have been provided and will be maintained by the developer to allow easy vehicular access. Plants have been located in such a way that visibility is not reduced and traffic hazards will be avoided. (see Sheet 'L1') Valvoline - SDR Page - 5 18.100.030 Street Trees Two street trees have been provided along 109th Avenue as per the standards set in Section 18.100.035 (see Addendum to Planting Plan). The size, species, and type of street tree was selected to in accordance with the city planner's recommendation (Emerald Queen Norway Maple). 18.100.035 Location of Street Trees The Planting Plan on Sheet'L1'has called for two 2" caliper Emerald Queen Norway Maple to be planted as street trees. These large trees are place 30' on center which meets the spacing requirement ( no greater than 40'). No new utility poles or light standards are being proposed and no services (on- premises or otherwise)will be included in any of the tree wells in accordance with the code. Street trees will not be located within 20' of the existing light standard on the site and will not interfere with underground power lines (see Addendum To Planting Plan). No overhead power lines affect the proposed site. Trees will be located 5'away from the permanent hard surface walkway in compliance with the code. The Developer will keep the street trees, as they grow, pruned to 8'of clearance above the sidewalk. 18.100.040 Cut and Fill Around Existing Trees There is no existing vegetation. This section is not applicable. 18.100.050 Replacement of Street Trees There is no existing vegetation. This section is not applicable. 18.100.060 Exemptions The applicant does not request an exemption from the street tree requirements for this project. 18.100.070 Buffering and Screening - General Provisions The proposed site is a parcel within a larger development. This larger development • Valvoline - SDR Page - 6 has other parcels or lots that abut a residential land use. The owners of these parcels will comply with the screening requirements between the residential land use and the commercial development. The existing abutting uses to the proposed site are commercial, professional, and parking. These land uses require no (0') screening from the proposed land use (commercial). 18.100.080 Buffering/ Screening Requirements The existing abutting uses to the proposed site are commercial, professional, and parking. These land uses require no (0') screening from the proposed land use (commercial). 18.100.090 Setbacks for Fences or Walls A 7'high C.M.U. enclosure is proposed to accommodate a trash dumpster. This is over 6'in height and will be included in the plan set to be approved at the same time as the building. 18.100.100 Height Restrictions All prescribed landscape and wall heights have been measured from the actual adjoining level of finished grades as per code. 18.100.110 Screening: Special Provisions A decorative wall and landscape plantings are used to screen the parking area from view. There is no parking abutting the right of way so no defining elements or special screening is applicable. There is a balance between low lying (lawn, kinnickinnick, and annuals) and vertical plantings (arborvitae, mahonia, rhododendrons, viburnum, and honeylocust). Trees have been planted in each of the landscaped islands in the parking area. The planting has exceeded the required one tree per seven parking spaces by having two trees per the seven parking spaces (see Sheet 'C 1') to provide a canopy effect. Valvoline - SDR Page - 7 The landscape islands are an average of 9'wide and do not exceed the 3' minimum and they are protected from vehicular damage by curbs. In accordance with 18.100.110.D the refuse collection area is screened from view by a C.M.U. enclosure and all refuse shall be contained within the screened area (see Sheets 'CV and 'L 1'). 18.100.120 Revegetation No vegetation exists on the site. Revegetation is not applicable. 18.100.130 Buffer Matrix The buffer matrix shows that the existing abutting uses to the proposed site are commercial, professional, and parking (0') screening from the proposed land use (commercial). 18.102.015 Applicability of Provisions The applicant has complied with the vision clearance area for a non-arterial street and accessway 24 feet or more. 18.102.020 Visual Clearance: Required The visual clearance area will be maintained by the developer. All of the vision areas do not contain vehicles, a hedge, planting, fence, wall structure, or temporary or permanent obstruction (except for an occasional utility pole or tree) exceeding 3'in height measured from the top of the curb. Any tree that will be planted in the vision area will be pruned to a height of eight feet. 18.102.030 Computation: Non-Arterial Street and Accessway Less Than 24 Feet or More In Width The visual clearance area for this project was found using this computation because the accessways to and around the site are over 24' in width. • 18.102.040 Computation: Arterial This computation is not applicable to this project. Valvoline - SDR Page - 8 18.102.050 Computation: Non-Arterial Street and Accessway Less Than 24 Feet In Width This computation is not applicable to this project. Chapter 18.106 - OFF STREET PARKING AND LOADING REQUIREMENTS 18.106.015 - Applicability of Provisions The attached site plan shows the location of the proposed building, parking, adjacent circulation driveways, the street connection and curb cuts, sidewalks and landscaping. The site is surrounded by improvements approved through the Tigard Promenade Site Plan Review. Surrounding grades will be matched and the finished floor elevation of the new building is noted on the plan. No pylon sign or monument signs are proposed and all other signage on the building walls will meet the requirements of the City. 18.106.020 - .040 General Provisions, Minimum Requirements and Modifications All proposed parking spaces are standard sized meeting the minimum required dimensions and disabled persons parking meet the van requirements of Chapter 31 of the 1991 Oregon Revisions of The UBC. Required off street parking is within 200 feet of the building, permanent and adequate to serve the intended use. Shared parking is available nearby in the shopping center. Minimum off street parking requirements probably fall into "C.7.d - Automotive and Equipment Light Repairs" or one space per 500 gross square feet. The gross building area is 1,795 on each floor for a total of 3,590 Square feet, which yields a requirement of 7.2 spaces. Seven spaces will be provided in addition to the three spaces inside the service bay and up to six queuing spaces outside the building. Parking lot landscaping is addressed elsewhere in this narrative. No compact spaces are proposed and bicycle parking for up to 3 bikes will be provided adjacent to the building near the south west corner. There are no residential areas adjacent to the site and no modification to the parking requirements are requested. 18.106.050 Parking Dimension Standards Parking spaces are standard sized, complying with the minimum dimensional standards of the ordinance. Parking spaces.are accessible from the street via shared driveways. Driveways and isles are shared on three sides and will be a minimum of 24 feet wide, with half of the width being provided by the adjacent parcel. All isles, driveways and parking areas will be paved with asphalt, separated from landscaping by concrete curbs and clearly delineated with paint striping. All impervious surfaces will be sloped to drain and surface water will be directed to catch basin collection Valvoline - SDR Page - 9 systems in the parking areas or streets. Parking areas, isles and landscaping will be maintained in common through a Shopping Center Common Area Maintenance Agreement. 18.106.060 -.090 Vehicle Drive-In Use Stacking and Loading The Valvoline Oil Change facility will service cars inside the building in three individual service bays. The service bays are accessed by individual drive-through lanes. The shortest isle length is about 53 feet allowing for at least two cars stacking at each bay. The ordinance is not specific about the minimum stacking required but staff has stated (in the pre-app notes) that 50 feet is adequate and Valvoline's management experience is that peak traffic flow will be about 12 cars per hour. Average through-put is 10 to 15 minutes per car so stacking should never exceed 6 cars. Loading area requirements do not apply to this site. Chapter 18.108 - ACCESS, EGRESS AND CIRCULATION REQUIREMENTS. Site Development Review of the Tigard Promenade has dealt with issues of access egress and circulation that effect this site. The access points and internal circulation of pads G, E and F. are common or jointly developed and maintained and were covered under the previous Site Development Review. All driveway connections, aprons, and common circulation isles are being approved and developed separately by the developer of the Tigard Promenade. Every effort has been made to conform to the conditions of that approval. Concrete walkways are being provided to connect street sidewalks with parking areas via the building. Also, the trash/recycling enclosure is connected to the building by a sidewalk. All sidewalks are a minimum of 5 feet wide and separated from traffic areas by concrete curbs. Chapter 18.114 - SIGNS All signage will be reviewed through the sign permit process and shall be in conformance with the provisions of 18.114. In addition, no sign shall obstruct a vehicle driver's sight distance. All building signs are shown on the attached Building Elevation Plans. • Chapter 18.116 - MIXED SOLID WASTE AND RECYCLABLE STORAGE Solid Waste and Recyclable will be stored together in a seven foot high masonry enclosure of 192 square feet. It is located adjacent to the driveway isle for convenient Valvoline - SDR Page - 10 access to both the building and the collector. According to 18.116.050.E retail uses are required to have 10 square feet of storage area plus 10 feet per 1000 S.F. of GFA which would require 46 square feet for this site. Design is also being closely • coordinated with Schmidt Disposal, the franchise hauler. Chapter 18.120 - SITE DEVELOPMENT REVIEW 18.120.180 - Approval Standards There is no existing vegetation on the proposed site so preservation is not an issue. Existing topography and natural drainage is preserved in a manner documented in the attached GEOTECHNICAL INVESTIGATION,written by West Coast Geotech, Inc. on November 6 1995. Locating the building to prevent ground slumping and/or sliding is also covered in the attached GEOTECHNICAL INVESTIGATION . Exterior elevation concerns are for residential projects. The proposed commercial purpose of this project makes these concerns not applicable. Buffering, screening, and compatibility between adjoining uses, is explained earlier under section 18.100.070 in this narrative. On site screening is necessary for the trash dumpster. It will be screened from view with a 7' high C.M.U. enclosure with slatted chain link gates. Privacy , private outdoor areas, and shared outdoor recreation areas are not applicable to this proposed land use. This facility is designed so that the visitor never has to leave his or her car. Therefore, most of the building is considered private space that is separated by walls. There is a waiting area and a public restroom also that will be used by the public infrequently. The exterior of the building is public and needs no additional screening for privacy. Crime prevention and safety have been taken into consideration in the design of this site. Windows have been located so that public safety officials can survey areas that are vulnerable to criminal activity. Indoor service areas are also located so they are very visible. Windows will be maintained to prevent obstruction from view. Building will have exterior lighting to discourage possible criminal activity. Landscape will be maintained to prevent areas from becoming a hiding place for criminals . Lighting within the greater development and on this particular site will be sufficient to provide security lighting. The developers of the Tigard Promenade will provide for the public transit system. Valvoline - SDR Page - 11 Circulation patterns within the larger development has been designed to accommodate emergency vehicles. Parking and landscape considerations have been discussed in detail in chapters 18.106, 18.102, and 18.100. Drainage is discussed elsewhere in this narrative. Handicapped access is provided for in this facility and is described on sheet A-1. The public areas are designed in accordance with ADA requirements. Signs have been discussed in chapter 18.114 and will be reviewed through a separate sign permit process. • BB ' l—1 G AU � i of ,I-■ �.l+ i i 1 a I TO 1 i .41 . Ii' ` VA ENCL RE AI `::::: : CC.1---- 1 //d4It • 1 `;., LAWN 10 i A ■,_ _111111111111111111111111i -- . ,, : 393 50. FT. g I tl-11-r 'ql-11.'v 117■1 \of:::::"1.,...2---- m BB „, AU ® o6 AK 02 / r l I I l Bike 411 i Rack MA ,--� 1 g Flag to iii AU 'Pol 1116.-e .ill 158 ^ STOP \ _ _ m .:::.>. SIGN itar Mr- (OPoit ::,,.,,‘.;',::-:'Az.,'..!-N:..:67.z.g.;-.::i;:,.::',... ::,..... \ INUM adik■ ,..,0,Vb ..',f1,i'..:4.7-::::f4.#!;',?..4f,";:?;:..5:,?.: -.,:..... .. DV IN 4r;.76P111-1-1;%4114!'' - / 1 i.f.i. :.:! ?:,v41,, ,,\,-;: 40ip ---- illw 7\.c.::....9_,.;.7.‘4,..:0, ..,..f:,,.....:,1;0- 0„- t ..,---.‘ tiv op.„..,:ogi .:.,,,.. ..;;,,se,...:90.. „,imas : 0,4 All 41 ILA -1f/s-Its kliosAa• 0 i 1. 11r # i �� ��.�►.I/III. vr1r -...e......-.4010.- Annual Bed AP • / §);__________ r f 1 L-I ----- � �- / `.. SITE TO BE COMPLETELY AND AUTOMATICALLY IRRIGATED ' CANOPY AREA OF PARKING LOT TREES = 1,962.5 SO. FT,TOTAL SCALE 1:20 ADDENDUM TO PLANTING PLAN - SHEET L1 INF Ka/vo/ine Environmental,Health&Safety Department October 3, 1995 Mr. Dave Elrod Valvoline Instant Oil Change 1354 Skye Parkway West Linn, Oregon 97068 RE: Noise Level Testing Dear Mr. Elrod On September 1, 1995 you indicated that noise level results were necessary for the completion of your franchise center located in Tigard Oregon. Therefore, a noise level survey was conducted at a company owned Valvoline Instant Oil Change (VIOC). On September 8, 1995 two noise level monitors were placed at a VIOC located in Lexington, KY. This particular service center is one of the busiest VIOC's in this region. The noise level sampling took place over a 15 minute time period during full operation. The following data outlines the noise level captured during the sampling period: Sample# Results Location LTL-TWA HTL-TWA 1 49.87dba 47.60dba inside service center 2 44.18dba 42.02dba outside service center (approx. dist. from building= 1ft) I hope the results will provide the necessary documentation to complete the construction of your service center. If I can be of further assistance, please do not hesitate to contact me at (606) 357-2578. Sincerely, Chester A. Crockett Safety Coordinator, The Valvoline Company THE VALVOLINE COMPANY • A DIVISION OF ASHLAND OIL,INC. • P.O.BOX 14000 • LEXINGTON,KENTUCKY 40512 • (606)264-7000 WCG/ West Coast Geotech, Inc. • GEOTECHNICAL CONSULTANTS W-1217 November 6, 1995 BD Lube 1354 Skye Parkway West Linn, Oregon 97068 Attn: Mr. Bruce Harden/Mr. Dave Elrod Owners GEOTECHNICAL INVESTIGATION VALVOLINE OIL CHANGE SHOP-TIGARD PROMENADE TIGARD, OREGON Gentlemen: In general accordance with our proposal of October 23 and your authorization of October 26, West Coast Geotech, Inc., has completed a geotechnical investigation for the proposed shop located east of Highway 99 in the Tigard Promenade Development in Tigard/King City. This report provides a summary of our field and laboratory testing programs and presents our recommendations for foundation and pavement designs and grading operations. This report was prepared for your use in the design of the subject facility and should be made available to potential contractors for information on factual data only, i.e., field test pit log and samples, if any are taken. This report should not be used for contractual purposes as a warranty of interpreted subsurface conditions such as those indicated by the formal test pit log and/or discussion of subsurface conditions contained herein. PROJECT AND SITE DESCRIPTIONS This project will consist of a 57-foot long by 35-foot wide by 13.3-foot high CMU-block wall type building with a full concrete basement (that is approximately 9.1 feet deep). The structure will have a raised concrete deck for the main floor which is supported by a line of isolated column footings along the center line of the basement (at an approximate 6-foot spacing) and the outer perimeter basement wall footings. The basement floor will consist of a concrete slab-on-grade. P.O. Box 388 West Linn, Oregon 97068 503/655-2347 FAX 503/655-0642 BD Lube November 6, 1995 Page 2 Based on our experience with your other projects, we assume that structural loads may vary from 20 to 27 kips for the isolated columns and may approach 6 kips per lineal foot for the perimeter basement wall. A topographic map of the property is not yet available for our use so the following site description should be treated as preliminary. The building site is located on a relatively level building site. According to our conversation with the foreman of the Excavator of the Tigard Promenade Project on November 1, the building site is not scheduled for the placement of any additional fill; although, about 12 inches of till was initially placed on the property because a similar amount of subgrade material was borrowed from this area for another part of the project. Based on our conversation with you, we understand that all till material will be compacted to required specifications by the Excavator of the Tigard Promenade Project. We advise that a copy of the field density tests be provided for our review and comment. FIELD EXPLORATIONS The field exploration program consisted of one test pit as shown on the Test Pit Location Sketch, Figure 1, which was taken from a preliminary site plan provided for our use. The test pit, designated TP-1, was excavated on November 1, 1995, using a trackhoe provided by a local contractor. As per your instruction, the test pit was purposely located inside the proposed building area so that compaction of the backfill would not be required; however, during the building's excavation, we recommend that we be allowed to examine the subgrade area to determine if any loose backfill (that may still be present beneath the slab/footing) should be removed and backfilled with engineered fill. The test pit was excavated to a depth of 11 feet below current ground surface. A West Coast Geotech, Inc., Engineer was present throughout the exploration to prepare a descriptive log of the test pit. After the log was completed, the trackhoe operator backfilled the test pit. No compaction was conducted on the backfill. A summary test pit log is presented in Figure 2. Soil descriptions and interfaces on the log are interpretive, and actual changes may be gradual. The location of the test pit shown on Figure 1 is approximate and based on our measured approximation made from nearby references during the field exploration using a cloth-tape. No elevation was taken at the test pit. SUBSURFACE INTERPRETATION The analyses, conclusions and recommendations contained in this report are based on site conditions as they presently exist and assume the exploratory test pit is representative of the subsurface conditions throughout the site. If, during construction, subsurface conditions different from those encountered in the exploratory test pit are observed or appear to be present beneath excavations, we should be advised at once so that we may review these conditions and reconsider our recommendations where necessary. BD Lube November 6, 1995 Page 3 Existing Fill. As evidenced by Test Pit TP-1, 12 to 18 inches of recent fill is present on the building site. The existing fill consists of brown, clayey silt that appears to be medium stiff in consistency. In our opinion, the existing fill should be classified as non-compacted until such time that field density test reports indicate otherwise. Although such fill is not anticipated to seriously impact the design of the structure (that has a full basement), the life and stability of pavements may be significantly affected by the existing fill layer, if not satisfactorily compacted. Native Soils. Beneath the topsoil and the existing fill, the field exploration at the building site disclosed the presence of a medium dense, moist, brown silt of low plasticity containing a trace of fine sand to an approximate depth of 9 feet below current ground surface. Beneath the silt layer, the subsurface soil consists of a loose to medium dense, brown, saturated silty fine sand of low plasticity to the bottom of the test pit. Groundwater. Groundwater seepage was observed on November 1, 1995, at an approximate depth of 10 feet below current ground surface. It is our opinion that groundwater flows throughout the year in this area. Groundwater will fluctuate with time and season and should be anticipated to be at the highest level in winter or early spring (within 4 to 5 feet of ground surface) and at the lowest level in summer or early fall. Groundwater is anticipated to be a significant design consideration for this project because of the planned basement. Further recommendations will be presented later in this report. GEOTECHNICAL DESIGN RECOMMENDATIONS Foundation Design Footings. Based on our exploration program and our understanding of the proposed project, it is our opinion that the structure can be satisfactorily supported by shallow foundations. We recommend that the footings be designed using an allowable bearing pressure of 2,500 pounds per square foot provided the footings are founded on the firm, native, inorganic brown silt/fine silty sand soil layers below the existing surficial organic topsoil/non-engineered existing fill layers if any are found to be present at the building site after grading. When sizing footings for seismic considerations, the allowable bearing pressure may be increased by 30 percent. Based on our review of the 1994 Uniform Building Code, the building site is currently in Zone 3. The Site Coefficient should be assumed to be S3. Continuous wall footings should have a minimum width of 18 inches, in our opinion, and column footings should have a minimum width of 24 inches. All perimeter wall footings and isolated column footings should be founded at least 18 inches below the lowest adjacent grade which should be taken as the finished basement floor elevation or exterior grade, whichever is lower. BD Lube November 6, 1995 Page 4 Each footing excavation should be evaluated, in our opinion, to confirm suitable bearing conditions and to determine that all topsoil, loose materials, organics and unsuitable soil/existing non-engineered fill have been removed. If such unsuitable materials are encountered at footing locations, we recommend that the unsuitable material be removed. If you desire to raise the footing grade after excavation, the engineered fill should be placed according to our recommendations shown by Figure 3. Footing Settlement. Based on our knowledge of the project and our settlement analysis, total footing settlement is estimated to be, approximately, 1 inch, but probably less. Our settlement estimate assumes that no disturbance to the foundation soils will be permitted during excavation and construction. We recommend that the footing excavations be conducted using a smooth-bucket trackhoe. All loose subgrade soils should be removed. Alternatively, the exposed subgrade beneath footings should be compacted to a dry density of at least 95 percent of the standard Proctor maximum dry density (ASTM D698) or as approved by the Geotechnical Engineer. To evaluate differential settlements accurately, additional information is required such as footing location, footing size and a more precise breakdown of loading. However, differential settlements for similar projects are typically on the order of 1/2 to 3/4-inch as long as all the footings bear on the same soil stratum near the same elevation. If the structure is considered to be relatively intolerable to total or differential settlements, then we recommend that we be allowed to review our settlement estimates when more precise information is available. Our settlement estimates also assume that minimal cut and fill are anticipated at the building site. Structural fills used to raise the site grade will also consolidate the underlying soils and cause the footings to settle even more than what is caused by the structural load alone. If the building is moved to another area of the property that will have new fill, we recommend that we be allowed to evaluate the settlement caused by large area tills. Floor Slabs. All basement floor slabs-on-grade should be founded on a minimum 6-inch layer of free-draining, well-graded sand and gravel, drainrock or crushed rock with a maximum particle size of 1-1/2 inches and containing not more than 2 percent passing the No. 200 sieve (based on a wet sieve analysis). All underslab granular materials should be compacted to a dry density of at least 95 percent of the standard Proctor maximum dry density (ASTM D698). A moisture-vapor barrier is also recommended as additional protection beneath the slab. Concrete slabs should be designed assuming an effective modulus of subgrade reaction, k, of 100 pounds per square inch per inch for the medium stiff fine-grained fill soils typical to the surface of the site. This recommendation also assumes that a 6-inch layer of compacted aggregate base be placed beneath the concrete slab. We also recommend that a concrete slab be used for areas designated for garbage/waste containers/bins. BD Lube November 6, 1995 Page 5 Drainage. Because of the potential for high perched groundwater seepage (especially during the winter during prolonged periods of rain), we recommend that basement floor slabs-on- grade be founded on a minimum 6-inch layer of free-draining, sand and gravel or crushed rock with the following gradations, based on a wet sieve analysis: Sieve Size Percentage Passing (By Weight) 2" 100 3/8" 40-80 No. 40 0-35 No. 100 0-10 No. 200 0-2 In addition, the plasticity index for the fraction passing the No. 40 should be no higher than 6. We also recommend that underslab drains be installed beneath the basement slab. The spacing of the underslab drainlines should be no greater than 15 feet. A typical underslab detail is provided on Figure 4. A sump pump with the capabilities of turning itself on and off, intermittently, appears necessary for this building due to the grades of the stormwater drainage system. Retaining Walls. Small cantilever retaining walls, if any, or basement walls should be designed to resist lateral pressures. The lateral pressure will depend on the ability of the walls to yield. Small retaining walls should be designed using an equivalent fluid weighing 35 pounds per cubic foot for the active condition. Non-yielding walls (such as basement walls) should be designed using an equivalent fluid weighing 45 pounds per cubic foot. These recommendations assume that the walls are designed according to Figure 5. These values also assume that the wall is properly drained to prevent the buildup of hydrostatic pressures and a level backfill. Higher lateral pressures may be anticipated for up-slope backfill. Sliding, overturning and maximum toe pressure should be checked for the walls. The lateral pressure may be resisted, in part, from the passive resistance of the soil in front of the wall footing. Ultimate passive resistance may be computed on the basis of 300 pounds per cubic foot equivalent fluid where horizontal ground surfaces prevail provided that the backfill in front of the footing is thoroughly compacted. Additional ultimate resistance to lateral earth pressure may be obtained from sliding resistance of the base of the wall footing. We recommend a friction factor of 0.3 for tine-grained subgrades up to a maximum sliding resistance of 1,500 pounds per square foot to determine the sliding resistance at the base. The minimum factor of safety to resist sliding and overturning should be 1.5, in our opinion. Drainage is considered necessary to protect against saturation of the backfill due to leakage from broken water or sewer lines or shallow subsurface seepage. Recommendations BD Lube November 6, 1995 Page 6 concerning backfill and drainage requirements behind small cantilever retaining walls are also shown on Figure 5. The perimeter drain lines should be adequately sloped to allow the water to drain under gravity. Failure to adequately dispose of the water behind a wall could lead to significantly higher lateral pressures than anticipated. Additional lateral pressure on small cantilever/basement walls can be caused from nearby footings or heavy elevated floor loads. We recommend that we be allowed to evaluate this additional lateral pressure for these situations on any new below-grade walls if any are planned for this project especially if the closest edge of the footing to the bottom of the wall is on a slope steeper than 1H (Horizontal):1V (Vertical). Pavement Design Design Assumptions. A study was conducted for the pavement sections for the new pavement areas. Our pavement design recommendations are based on the following design assumptions: o Design vehicle for the pavement shall be assumed to consist of cars and light pickup trucks and an occasional 3-axle fire truck, o Asphalt/Crushed Rock pavements with a traffic design period of 20 years, o The top 12 inches of the subgrade is compacted to a minimum of 95 percent of the Standard Proctor maximum dry density (ASTM D698), If these assumptions are substantially incorrect, new pavement thicknesses should be determined. Pavement Section Recommendations. Based on our design analyses and the assumptions outlined above, we recommend an asphalt pavement section that consists of 3 inches of asphalt concrete over 8 inches of aggregate base. Pavement Materials. We recommend that class C asphaltic concrete be used for the pavement section for a better appearance. Pavement sections should conform to the Standard Specifications for Highway Construction (Oregon State Department of Transportation - 1991). The aggregate base material should consist of a clean, well-graded crushed rock conforming to the Oregon Department of Transportation Standard Specifications (Section 02630) except that not more than 5 percent should pass the No. 200 sieve (based on a wet sieve analysis). The base material should be graded from 1-1/2"-0" except for the top 2 inches which should be a leveling course graded from 3/4"-0". The CBR (California Bearing Ratio) value of the material should not be less than 50, and preferably greater, and have a sand equivalent not less than 30. The base material should be compacted to a dry density of at least 100 percent of the standard Proctor maximum dry density (ASTM D698). BD Lube November 6, 1995 Page 7 Grading Operations Subgrade Preparation. The subgrade preparation within the building area (or for any other areas that have footings, such as at proposed retaining walls) should include the stripping and removal of all surficial organic soil (sod/topsoil) and other unsuitable soil previously described in this report (such as the non-engineered fill observed at Test Pit TP-1 unless field density tests indicate satisfactory compaction levels), as determined by a qualified representative of the Owner (preferably, the Geotechnical Engineer). After excavation to reasonably level, required subgrade elevation, the building and pavement areas should be proof-rolled with a loaded dump truck or similar vehicle in the presence of a qualified representative of the Client (preferably the Geotechnical Engineer). Any soft or disturbed areas that are detected by the proof-rolling should be removed and backfilled with engineered fill (even if field density tests indicate satisfactory compaction levels were achieved at one time). The actual amount of material to be excavated may need to be determined in the field, and the specifications, if any are written, should include a unit cost bid item for such over excavation. Construction operations may need to be modified to minimize site disturbance especially during wet weather conditions when soil moistures are above optimum moisture content such that pumping or rutting of the subgrade is observed by the Owner's representative. Any disturbed soil shall either be compacted to acceptable standards or removed and replaced with engineered fill. Due to the nature of the underlying soils, we recommend that the site work be conducted during the normal summer/fall construction season when subgrade and fill moisture contents are typically at their lowest and extended periods of dry, warm weather are usually common. If construction cannot be conducted during the normal summer/fall construction season and if pumping/rutting due to construction traffic begins to occur as observed by the Owner's representative, the subgrade should be protected and additional costs should be anticipated. The Contractor shall be responsible for developing an adequate workpad for construction access roads and major staging areas for construction traffic. Engineered Fill. Any reasonably well-graded, on-site soil that is free of organic or other deleterious matter or oversized material (larger than 4 to 6 inches) would be suitable as engineered fill in building and pavement areas if the fill is placed during dry warm weather on a dry subgrade surface and it is properly moisture-conditioned to within 2 percent of optimum moisture (i.e. aerated to lower the moisture content or moistened to raise the moisture content depending upon existing field moisture and optimum moisture content) before and during placement. Excavated on-site silt/fine silty sand soils should not be used for engineered fill in building and pavement areas during wet weather/winter construction. We recommend that a clean (not more than 5 percent passing the No. 200 sieve based on a wet sieve analysis) reasonably well-graded granular material such as a sand and gravel or crushed rock be used for engineered fill for the following situations: BD Lube November 6, 1995 Page 8 o during the wet periods when there is insufficient time or dry hot weather to dry the soil moisture to optimum moisture content, o when excess moisture that is present in the subgrade is observed to be migrating to the fill layer during compaction such that pumping is observed or specified compaction levels cannot be achieved using on-site soils. The gradation of any granular import material selected by the Contractor should be checked to determine its compatibility for use adjacent to on-site soils. The maximum particle size of the granular engineered till should not exceed 1-1/2 inches for testing purposes. We also recommend that the Contractor submit, for approval, samples of fill material intended for use as engineered fill prior to earthwork construction. Engineered fills should be placed in about 9 to 12-inch loose lifts for areas that are compacted with large self-propelled rollers, and should generally be compacted to a dry density of at least 98 percent of the standard Proctor maximum dry density (ASTM D698) or as approved by the Geotechnical Engineer. Lift sizes for small vibrating plates typically used in trenches vary from 4 to 6 inches. The size of the lifts and the number of passes of the compactor may need to be modified by the Grading Contractor to achieve the desired results using the equipment selected. The engineered fill should be placed in horizontal lifts commencing on a relatively level subgrade surface. Slopes. All permanent cut and fill slopes, if any, should be groomed to slopes no steeper than 2 Horizontal (H): 1 Vertical (V) for stability purposes. Flatter slopes may be necessary for ground cover and maintenance operations. Because of safety considerations and the nature of temporary excavations, the Grading Contractor should be responsible for maintaining safe cut excavations and supports. We recommend that the Grading Contractor incorporate all pertinent safety codes during construction including the latest edition of the OR-OSHA Standards for Construction Industry (Type C Soil). This classification should be verified during excavation by a "competent person" as defined by OR-OSHA. Dewatering. The Grading Contractor should also control any water, if any, in a manner that will not affect excavation or fill construction. The Grading Contractor should excavate in such a manner that nearby footings, slabs, utilities, existing permanent slopes and existing pavements designated to remain are not undermined by potential sloughing. Water should not be allowed to pond in the bottoms of the footings for prolonged periods of time. Exposed subgrade or fill softened by ponded water should be removed and replaced with engineered fill. The silt/fine silty sand soils are anticipated to slough off into excavations especially when wet or saturated (below the groundwater seepage zone). The use of pumps in open sumps in the excavated site may need to be evaluated during excavation especially if the excavations are carried down to the silty fine sand layer. If, in the opinion of the Geotechnical Engineer, the pumping from open sumps is causing liquefaction of the subgrade soils at footing/slab BD Lube November 6, 1995 Page 9 locations or is causing the fine-grained soil to migrate to the pump thereby causing footings/slabs to be undermined, then the Contractor will need to discontinue the use of pumps in open sump pits and switch to a more sophisticated dewatering system such as wellpoints. We recommend that a cost for installing, pumping, maintaining and decommissioning wellpoints be included in the bid documents as an alternate. The Contractor shall select a sufficient number of wellpoints such that the groundwater level is at least 3 to 4 feet below the bottom of the deepest excavation. LIMITATIONS It is recommended that close quality control be exercised during the preparation and construction of fill and pavement sections. Fills and new asphalt pavement and base sections should be monitored and tested by a qualified representative of the Owner. In addition, we also advise that the subgrade preparation and the footing excavations be inspected by the Geotechnical Engineer. If there is a substantial lapse of time between the submission of this report and the start of work at the site, if conditions have changed due to natural causes of construction operations at or adjacent to the site, or if the basic project scheme is significantly modified from that assumed, it is recommended that this report be reviewed to determine the applicability of the conclusions and recommendations considering the changed conditions and time lapse. Unanticipated soil conditions are commonly encountered and cannot be fully determined by merely taking soil samples or excavating test pits. Such unexpected conditions frequently require that additional expenditures be made to attain a properly constructed project. Therefore, a contingency fund is recommended to accommodate such potential extra cost. Very truly yours, WEST COAST GEOTECH, INC. 1r /�_ Cj olds By / �} 141;5 �P Michael F. Schrieber, P.E. Geotechnical Engineer 'sy MDT ��'. President ��• 10 01 �� AFC F. B:W1217.DOC PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES • NON-RESIDENTIAL ix� li� '�I;� �� S CITY OF TIGARD DATE: STAFF: /Mee /�"" APPLICANT: ED L146-2_ Dave -11.0'd AGENT: Phone: ( ) � 365" Mow PROPERTY LOCATION ADDRESS: 1 54-/ 5 Pao . l I�f+GVa TAX MAPITAX LOT: `i-S +U /,Q#%. Rl id NECESSARY APPLICATION(S): ,✓/ / a I°�a 14 el reel mate-e PROPOSAL DESCRIPTION: T--/Q G—/ ' e% ' 04 /a✓/eze.) a ill ilatk r/ .4. - - o 1 1. • -e COMPREHENSIVE PLAN DESIGNATION: e1,1ef "4 144 evelif/ ZONING DESIGNATION: ( < ` C' teveA / ("9(,6.) Pla" ,/ed CITIZEN INVOLVEMENT FACILITATOR: CPP L-'s� TEAM AREA: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: nscLQ sq. ft. Average lot width: 56' ft. Maximum building height: /t ft. Setbacks: front 1/4iec ft. sib s 1ft. rear ieLreft. corner ft. from street. Maximum site coverage: % Minimum landscaped or natural vegetation are : LS- % (Refer to Code Section 18. 6 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is crea ed through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have inimum 15 foot wide access easement. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 NON Residential applicationjPlanning Department Section The depth of all lots shall not exc. 2Y2 times he average width, unless the parch. less than 1'/2 times the minimum lot size of the applicable zoning district. \\ • (Refer to Code Section 18.164.060 Lots) SPECIAL SETBACKS • Streets: feet from the centerline of . • Established areas: feet from . • Lower intensity zones: feet, along the site's boundary. • Flag lot: 10 foot side yard s back. (Refer to Code Section 18.106.040 and 18.96) SPECIAL BUILDING HEIG PROVISIONS Building Height Excep ' ns - Buildings located in a non-residential zone may be built to a height of 75 feet provided: • A maxi m building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least Y2 (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 � � �� SiQC�s � ull� Parking shown on preliminary plan(s): ma �� '� Required parking for this type of use: ( i' - e. S� • •.1 e. .. 'r 1ioeri• r, Secondary use required parking: n No more than 40% of required spaces may be designated andlor 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. 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: TIA-10 jlinimum access width: ; 1,0-Q KeVI,QQ•t v Minimum pavement width: 'O � ✓V,t/1 O t to All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: tom` ��1 Lzr�tu� �� (Refer to Code Section 18.106 and 18.108) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 NON-Residential application/Planning Department Section ALKWAY REQUIREMENT 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 compleses. Unless impractical, walkways should be constructed between a new develpment and neighboring developments. (Refer to Code Section 18.108.050) LOADING AREA REQUIREREENTS Every commercial or industrial building in excess of 10,000 square feet shall be provided with a loading space. The space size and location shall be as approved-by the City Engineer. (Refer to Code Section 18.106.00.090) CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, 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 increasevacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between differ land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code t erms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a alance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable en if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additi al information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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. 9 9 V 9 A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 NON Residential applicationJPlamng Department Section -- �s . IGNS ° 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 N The Code providisegulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, etland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands breas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for a use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, 'cation of 100-year floodplain areas to the City for park and open space areas is required as a condition of the approval of a develop nt application. (Refer to Code Section 18.84) NARRATIVE - The applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provide a1 narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Section 18.32) CODE SEP. IONS _ 18.80 18.98 TT4 - -TBM - _ 18.84 ✓18.100 6 18.160 18.88 -8.102 _ 18.120 18.162 18.92 'L/ 18.106 _ 18.130 —18.164 18.96 8.108 _ 18.134 NEIGHBORHOOD MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land us subcommitteels) 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. 1, CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. -( efer to Code Section 18.116) CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 NON-Residential application1Planning Department Section ADDITIONAL CONCERNS OR COMMENTS: 15-f:_ `to Pvfookie J '`c-- s r e4,4 C A'o / 6 o es 144-4 K I w4,11. ( - PROCEDURE t Administrative staff review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch mail of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 NON Residential applicationlPlanning Department Section 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 t9 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Phz ;44« (O 't1( 15 'C" . A basic flow chart which illustrates the review process is available from the Planning Divisiop_ydon 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. PtEASCNOM 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) islare required if an application(s) islare 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: ' CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 FAX: (503) 684-7297 hilognlp a tt ylma st erslpreapp crost (Engineering Section:masterslpreappc.eng) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 NON-Residential applicationiPlaming Department Section CITY OF TIGARD 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: 1 i 1 / ,�/ Date: 7/2,61'APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MAR , S A) Application form (1 copy) B) Owner's signature/written authorization t--- C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies E) Filing Fee S SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ✓ MARKED ITEMS A) Site Information showing: No. of Copies O 1 . Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ®� 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground (d) Areas with high seasonal water table ®/ (e) Areas with severe soil erosion potential (1) Areas having severely weak foundation soils 4' 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 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 J LIST PAGE 1 OF 5 B) Site Development P Indicating: 40. of Copies '2,0_ 1. The proposed site and surrounding properties 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site O� (b) Parking and circulation areas (c) Loading and services area (d) Pedestrian and bicycle circulation (e) Outdoor common areas G/ (f) Above ground utilities (g) Trash and recyclable materials areas 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 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11. The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies '2-0 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) af"� (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 p/ (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 Drawinac Indicating: No. of Copies —2-0 The site developmer, an 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 2d E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑" p g 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) • Stud ° H) Prelims •a Partition/Lot Line Adustment Ma• Indicatin:: No. of Copies 1 . The o er of the subject parcel ❑ 2. The own-i's authorized agent ❑ 3. The map s..le (20, 50, 100 or 200 feet- 1 inch) north arrow and date ❑ 4. Description .f parcel location and boundaries ❑ 5. Location, widta and names of streets, easements and other public ways within an. adjacent to the parcel ❑ 6. Location of all pe anent buildings on and within 25 feet of all property lines 7. Location and width o -II water courses ❑ 8. Location of any trees wi• '.n 6" or greater caliper at 4 feet above ground level ° 9. All slopes greater than 25% ❑ 10. Location of existing utilities and ility easements ❑ 11 . For major land partition which cre. -s a public street: (a) The proposed right-of-way locate: and width ❑ (b) A scaled cross-section of the propo -d street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclud- -fficient future land division where applicable ❑ LAND USE APPLICATION LIST PAGE 3 OF 5 I) ubdivision Prelimin Plat Map and Data Indicating: .o. of Copies 1 Scale equaling (30, 50, 100 or 200 feet—. 1 inch) and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. icinity map showing property's relationship to arterial and c 'lector streets ❑ 4. N. es, addresses and telephone numbers of the owner, developer, eng eer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boun. .ry lines of tract to be subdivided ❑ 7. Names if adjacent subdivision(s) or names of recorded owners of adjoinin: parcels of un-subdivided land ❑ 8. Contour II es related to a City-established benchmark at 2-foot intervals for 0-10% : ades greater than 10% ❑ 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public an, private right-of-ways and easements ❑ (b) Public an. •rivate sanitary and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power elephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservatio s for parks, open spaces, pathways and other land encumbranc.s ❑ 10. Approximate plan and p 'files of proposed sanitary and storm sewers with grades and pipe size- indicated on the plans ❑ 11 . Plan of the proposed water •istribution system showing pipe sizes and the location of valves and fir hydrants ❑ 12. Approximate centerline profit- showing the finished grade of all streets including street extensions for a easonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed reet right-of-way(s) ❑ 14. The location of all areas subject to i undation or storm water overflow ❑ 15. Location, width & direction of flow o' .11 water courses & drainage-ways ❑ 16. The proposed lot configurations, appro 'mate lot dimensions and lot numbers. Where lots are to be used •r purposes other than residential, it shall be indicated upon such ots. ❑ 17. The location of all trees with a diameter 6 i hes or greater measured at 4 feet above ground level and the location of ,,roposed tree plantings ❑ 18. The existing uses of the property including the cation of all structures and the present uses of the structures, and a state, ent 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 impro'ements ❑ LAND USE APPLICATION./LIST PAGE 4 OF 5 20. Existing nature. itures including rock outcroppings, �tlands and marsh areas o 21. If any of the foregoing in ation cannot practicably be shown on the preliminary plat, it shall be I rporated into a narrative and submitted with the application o J) Solar Acces Iculations: o K) Other Information No. of Copies Vi �'/ �� S Ver q ITV h:Vogin\patty\mastersUticl ist.mst may 23,1995 LAND USE APPLICATION/LIST PAGE 5 OF 5 A PUBLIC FACILITIES The purpose of the pre-application conference is to: CITY OF Tf GAR C OREGON • (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment an specific concerns. (3.) To review the Land Use application review process with the applicant and to identify who the final decisi 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 City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision maki authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportun to review and comment on the application. The following comments are a projection of public improvement related requiremen that may be required as a condition of development approval for your proposed project. Right-of•wav dedication: The City of Tigard requires that land area be dedicated to the public: /717-v,/-7,f7 .6-72 v6c1 7D P./i " jov 17 42/(7- (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width 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.) to feet from centeriine. (2.) to feet from centerline. (3.) to feet from centerline. Street imorovements: P>zz9p,' f tO,n JAZ7& (1.) street improvements will be necessary along (2.) street improvements wiil be necessary along (3.1 Street improvements shall include feet of pavement from centerline, plus the installation of cur and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determine appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wide on arterials or major coilector streets, or in the Central Business District), necessary street signs, streetlight: and a two year streetlighting fee. CITY OF TIGARD Pre-Application Conference 'dates Page 1 of 3 Aesidennaf Aooucauorue^grneer•.nq.eoarrent act:cn In some cases, where sirs iprovements or other necessary public i, cements are not currently practical, the sti improvements may be defem_. In such cases, a condition of development approval may be specified which requires the props owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the forma: of a local improvement district formed to improve: (1.) (2.) Pe destrianways;bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) E5 inch line which is located in �R'P49sfr9 /O1-/ ' , The proposed development must be connected to a sanitary sewer. It the developer's responsibility to extend the sewer along the proposed development site's 139–¢/7/ m/K� 'Hater Suopiv: The Water District - Phone:i„03) provides public water service in t: area of this site. The District should be contacted for information regarding water supply for your propasi development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2502) provides fire protectic services within the City of Tigard. The District should be contacted for information regarding the adequac of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Aaencv Permits: Storm sewer improvements: ,t9A/AI t— tZ P/�,oser, 59722A z 4IAJ STORM'NATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface 'Nate Management Regulations which requires the construction of an-site water quality facilities. At the discretion of the City, th applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires th: construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of imperviou. surface; for every 2,540 square feet, or portion thereof, the fee shall be $235.00. The City of Tigard shall determine a fee may be paid or a facility shall be constructed. OA/.‘776- G01-7T,1.- fV7f�u T/ CITY OF TiGARD Pre- ppiication Conference votes Page 2 of 3 4esitlennal ;oaicauoruc.glneenng;soar rant _ecacn -TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program colle! fees from new development based on the development's projected impact upon the City's transportation system. The applic:, shall be required to pay a fee based upon the number of trips which are projected to result from the proposed developme: The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based - category. The TIF shall be calculated at the time of buildinq permit issuance. In limited circumstances, payment of the TIF m be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissil only when the T1F is greater than $5,000.00. 5-774,447C---9 P n9 y .��'X �� �'3 3./4 STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street opens. permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant snail submit a typical floor plan for each lot. This fic plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY ENGINEERING DIVISION PHONE: (503) 6394171 1:1l ogimaar:ytpreacc. enq.secncn reaop., anuarr CITY OF TIGARD Pre-Appiication Conference Notes Page 3 of 3 Residential .apiicanoni;amreennq:ecarrnent :ac::on , 9/4' 4 ______4(_cosr-sigs' BD LUBE 1354 Skye Parkway West Linn, OR 97068 (503)699-8365 August 25, 1995 Information for BD Lube Pre-Application Meeting Applicant: BD Lube, D.B.A. Valvoline Instant Oil Change. 1354 Skye Parkway West Linn, OR 97068 (503) 699-8365 Contact: Dave Elrod Existing Zone: C - G Proposed Use: Automotive quick oil change and lube. Current Owner: Sterling Development Corp. 3252 Holiday Court, Suite 225 La Jolla, CA 92307 (619) 546-8841 Property Description: Pad F of Tigard Promenade. / b r I / • j I / /.. I1 / / 11 k % i. ‘ = • ; N/ I I h I • C7i4 1 a I n I II � — 1 I I n1 Iii I , p , I III I =` —. ' E li I I III I I III ' _ �t0 � }} ii1f - ill!!is' S 1 : s! I I III I I. --•1 r lillf 1 / , - . t 1 % , , .�j �( Iliii 1 I t :, i i \V I 1 I Ai:.'''''' 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F� 3�Y!t !�` lyi�!!� 'Y � * ��d r w •:• :fe�. r 4 :I.J K. Wii tar ,'1 M R -+,.- l., l � -:.,� ! ,�• �y .,. L+7% �.it/�'�•;% ki' 7W .�'tiS` �� .��. '� �{'+[` .d .ly�ll' it' -.Y nN.�r r /'y ���(..i� .'}M.[� ' yf,,..i.1, yr I 1 T .. ,- , ti;. ��,.; ; 1 / t �SLL^�y�`djh;r � ''+c °ik*'`� a ?. �• '. .^• ^ •�• x I71f.�y, ,�M{I11t` 'a'Y; '� .4� I�. , •••• •, 4 - Iw 1 / aIo- r / ® . ( — C rU t ---.-..... ----...- --__.-. - - _ _ii 4.....S TO R.I.4 /S/ *----) T rasil I — - 3S/ — - lei 1\---. - \ ------44T.` S O-V1 5.W - �/�/ Ltd// �. / ii • :V.. #4 , p. A) , \ • • ,, . 4, b, ,_� \1 - - ..,, o. � D �. v�E• \ C • SCR 1..E 1 20 • Fi : SD(L c/5-cort, LEASE A CefTeD eP- T� ►ter ¢ rte- J154.er Access A oer THIS LEASE, made the 23rd day of August, 1995, by and between STERLING (0.13-% DEVELOPMENT CORPORATION, a California Corporation and/or Assigns, herein referred to as "LESSOR", and BD LUBE DBA VALVOLINE INSTANT OIL CHANGE (VIOC), herein referred to as "LESSEE". 1. PREMISES That for and in consideration of the mutual covenants and agreements herein contained, Lessor does hereby lease, to Lessee, and Lessee does hereby take and rent from Lessor, that certain real property designated as follows: Pad F which contains approximately 17,700 square feet of land and more particularly described on the site plan attached hereto, marked Exhibit "A"and made a part hereof. The location of said store area is marked in red on said Exhibit "A". (All of said real property is hereinafter sometimes referred to as "the premises") The purpose of the site plan attached hereto as Exhibit "A"is to show the approximate location of the premises within the Shopping Center shown thereon (said Shopping Center is hereinafter referred to as "the Shopping Center'). Lessor hereby excepts and reserves from the foregoing Lease and demise all of the oil, gas, water, surface and sub-surface mineral contents and Lessor hereby agrees not to interfere in any way with Lessee's business operations upon the premises during the continuance of this Lease regarding Lessor's reservation of said mineral contents. 2. TERM The term of this Lease shall be for a period of twenty(20)years. The term shall commence when Lessee has completed construction of the premises or on the date on which Lessee opens for business to the public, whichever event occurs first. The parties shall immediately execute an amendment to this Lease stating the date of commencement of the term when it is ascertained. The term shall continue thereafter for the full term specified above constituting the duration of the term of this Lease plus a preliminary period comprising the number of days elapsing between the date of the commencement of the term, if such day be other than the first (1st) day of the month, and the first(1st) day of the month next succeeding such date. The term "completed construction of the premises" is defined as the date one hundred twenty (120) days after which Lessee takes possession of the finished pad which will be brought level, the soil will be ninety-five percent (95%) compacted and utilities brought within five (5) feet of the premises. Lessee shall commence construction of their building the installation of fixtures and equipment promptly upon Lessee having received notice that Lessor has substantially completed construction of the pad and shall diligently prosecute such installation to completion, and shall open the premises for business not later than one hundred twenty (120) days after Lessee has received said notice, or Lessee has received the necessary permits, whichever occurs later.Tivis (Pitse Ts S.-blec t- lb (Fs t'`s v S-e be,ul ctr/n d .tTkt a-1 retetel- o-- ct bu,ray ( "4: lessee O's 4.t V SQ_ [IFS besf PCfz,(�S �i i 004i,4 Sick rerku4c. (sterling/951ease) -1- lJ J y unreasonable time after writ... notice of the need of such repairs or maintenance is given to Lessor by Lessee. Lessee's acceptance of possession of the premises will constitute a conclusive admission that Lessee has inspected the same and found said premises to be in completed condition and in all respects in accordance with the obligation of Lessor under this Lease. D. Liens and Encumbrances Lessee shall not allow any lien or other encumbrances, including trust deeds or mortgages, to attach to the premises. Lessee shall pay, when due, all sums of money that may become due or purportedly due for any labor, services, materials, supplies, or equipment furnished or to be furnished to or for Lessee in, at upon, or about the premises and which may be secured by any mechanic's, material-men's or other lien against the premises or Lessor's interest in the premises, and Lessee shall cause any lien which is filed to be fully discharged and released within thirty (30) days upon its filing. Lessee shall provide notice to every contractor and materials provider engaged by Lessee that Lessor is not responsible for any amounts contracted for by Lessee. Lessee also shall deliver notice to Lessor at least ten (10) days prior to commencement of any construction, alterations, improvements or other activities which could give rise to a lien, including delivery of materials, so that Lessor can post on the premises and record a notice of nonresponsiblity, which it shall have the right to do as it deems appropriate. Notwithstanding the above, Lessee has the right to challenge any lien provided Lessee posts a bond in lieu of the lien in accordance with ORS 87.076. 8. COMMON AREAS A. Lessor's Control Lessor shall make available at all times during the term of this Lease as Lessor shall from time to time designate as reasonably appurtenant to or constituting a part of the Shopping Center, such common areas as Lessor shall from time to time deem appropriate, subject to governmental approval as required. Lessee shall have the non-exclusive right to use the common areas for itself, its employees, agents, customers, invitees and licensees upon completion of Lessee's building Lessor shall not alter the common areas to adversely effect in any way the ingress and egress to the Lessee's business. All common areas shall be subject to the exclusive control and management of Lessor or such other persons or nominees as Lessor may have delegated, assigned or consented to exercise such management or control, in whole or in part, in Lessor's place and stead, and Lessor and Lessor's nominees and assignees shall have the right to establish, modify, amend and enforce reasonable rules and regulations with respect to the common areas. Lessee agrees to abide by and conform with such rules and regulations; to cause it concessionaires and subtenants and its and their employees and agents, so, to abide and conform; and to use its best efforts to cause its customers, invitees and licensees so to abide and conform. If the amount of such areas be diminished, Lessor shall not be subject to any liability nor shall Lessee be entitled to any compensation or diminution or abatement of rent, nor shall such diminution of such areas be deemed constructive or actual eviction. (sterling/95lease) -5- B. Lessor's Rights to Close, Change and Modify Common Areas Lessor shall have the right to close, if necessary, all or any portion of the common areas to such extent as may in the opinion of Lessor's counsel be legally necessary to prevent a dedication thereof or the accrual of any rights of any person or of the public therein; to close temporarily all or any portion of the common areas to discourage non-customers use; to use portions of the common areas while engaged in making additional improvements or repairs or alterations to the Shopping Center or for maintenance purposes; make changes to the common areas including, without limitation, changes in the location of driveways, entrances, exits, vehicular parking spaces, parking area or the direction of the flow of traffic; and to do and perform such other acts in, to and with respect to, the common areas as in the use of good business judgment Lessor shall determine to be appropriate for the Shopping Center, subject to governmental approval as required. C. Lessee's Use Lessee agrees that it and its subtenants, licensees and concessionaires and their respective officers, agents, employees, vendors, suppliers and other independent contractors will use such access roads and will operate trucks and trailers in delivering merchandise to and from the demised premises upon and over such access roads as are designated therefore by Lessor or its nominees or assignees as a means of ingress to and egress from the demised premises. The use of such access roads, as above provided, by Lessee, its subtenants, licensees and concessionaires and their respective officers, agents, employees, vendors, suppliers and other independent contractors, shall be subject to the rules and regulations established by Lessor or its nominees or assignees with respect to the use thereof and the operation of trucks, trailers and other vehicles traveling over and upon the same. All auto-mobiles, trucks and other vehicles of Lessee or of any concessionaires, licensees or subtenants shall be parked only where and as permitted by Lessor or its nominees or assignees from time to time, and officers, agents and employees of Lessee or any licensees, concessionaires or subtenants shall park their vehicles only in such place or in such particular area as may be designated by Lessor or its nominees or assignees as employee parking areas. Lessee agrees that, when and if requested by Lessor or its nominees or assignees so to do, Lessee will furnish Lessor or its nominees or assignees with the license numbers of the vehicles of Lessee and its subtenants, licensees and concessionaires and their respective officers, agents and employees. 9. PRO RATA COMMON AREA CHARGES Lessee shall pay to Lessor an amount equal to Lessee's proportionate share of common area costs (as defined in this paragraph) with the exception of common area taxes, at the times hereinafter required. Lessee's proportionate share of common area costs shall be the same proportion of the total common area costs as the total number of square feet in the premises bears to the total number of leasable square IfCI in the pOrti Cii of the Sh up Y:ib Center that Lessor it. Corm-non area costs that cover a period not within the term of this Lease shall be pro rated. Lessor shall estimate such common area costs in advance of each calendar year and bill Lessee in advance for each calendar year for its proportionate share of the anticipated common area costs for the calendar year which shall be paid in equal monthly installments. Lessee shall pay any and all such bills on the first day of each month in the monthly amount stated on such bill of estimated common area costs. An appropriate annual adjustment shall be made after the end of each calendar year by comparing (sterling/95lease) -6- Lessee's proportionate share of the actual common area costs for that calendar year and the estimated common area costs paid by Lessee. If there is any underpayment of Lessee's pro rata share of the actual common area costs, Lessee shall, on demand of Lessor, immediately pay the amount of such underpayment to Lessor. If there is any overpayment of Lessee's pro rata share of the actual common area costs, the amount of such overpayment shall be credited against Lessee's next monthly payments of its pro rata share of such estimated common area costs. If a credit exists at the expiration of this lease, it shall be paid to Lessee within ten (10) days of said expiration. "Common area costs" as used herein means the real property taxes and assessments and other taxes and assessments of any nature levied and assessed against the common areas, or assessed against Lessor as a result of the common areas, all sums expended by Lessor for the maintenance and operation of the common areas, and an allowance to Lessor for Lessor's supervision of maintenance and operation of the common areas in an amount equal to seven percent (7%) of the total common area costs. Costs for maintenance and operation of the common area shall include, without limitation, reasonable costs of resurfacing, repainting and re-striping, cleaning, sweeping, and other janitorial services, policing, purchase, construction, and maintenance of refuse receptacles, planting and re-landscaping, directional signs and other markers, car stops, lighting and other utilities, reasonable depreciation allowance on improvements, machinery, and equipment used in connection with the common areas, premiums on public liability and property damage insurance, workmen's compensation and any other expenses or costs deemed necessary in Lessor's (or the manager of the Shopping Center, if not Lessor) reasonable judgment for the maintenance and operation of the common areas. 10. UTILITIES Lessee shall at its own expense pay for all hot and cold water, gas, heat, electricity, light air cooling, power, telephone service, and all other services supplied to said premises. In the event that any utilities are furnished by Lessor, or are submetered by Lessor, Lessee shall purchase its requirements for such utilities from Lessor and the rates charged Lessee shall not exceed those which would be charged by the local public utility company if its service was furnished directly to Lessee. 11. SURRENDER OF LEASE The voluntary or other surrender or termination of this Lease in accordance with the terms hereof, or mutual cancellation hereof, shall terminate any or all existing subleases, subtenancies or assignments of this Lease. Upon the surrender or termination of this Lease in accordance with its terms, all improvements on the premises shall become the property of Lessor. 12. REAL ESTATE TAXES AND ASSESSMENTS The premises will be separately assessed and taxed and Lessee shall only be responsible for the tax lot it leases. If necessary, in the event the premise is not taxed separately, each year Lessor shall notify Lessee of Lessor's calculation of Lessee's proportionate share of real property taxes and together with such notice shall furnish Lessee with a copy of the tax bill. Lessee shall pay to Lessor its proportionate share of the real property taxes semi-annually not later than ten (10) days before the taxing authority's delinquency date or ten (10) days after receipt of the tax bill, whichever is later. (sterlingf95lcase) -7-