Loading...
SDR1995-00022 VOIDED SDR95 - 00022 HALL PARK OFFICE CENTER CITY OF TIGARD NOTICE OF DECISION SITE DEVELOPMENT REVIEW SDR 95-0022 HALL PARK OFFICE CENTER APPLICATION: The applicant requests site development review approval to allow construction of a 22,600 square foot office building. Zone: C-P (Commercial Professional). Location: 11481 SW Hall Boulevard (WCTM 151 35DA, Tax Lots 1800, 3500, 3501). The site is located north and west of the existing Kindercare Day Care on SW Hall Boulevard, west of SW Hall Boulevard and south of the 217 Freeway. SECTION I - DECISION: Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above request subject to the following Conditions of Approval. The findings and conclusions on which the decision is based are noted in Section II. CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall obtain an access permit from the State Highway Division. 2. 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. 3. The applicant shall identify and determine the adequacy of the public storm drain receiving storm runoff from the site. STAFF CONTACT: Greg Berry, Engineering Department. 4. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection and street opening permit are required to connect to the existing public sanitary sewer service. STAFF CONTACT: David Scott, Building Division. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 1 5. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989." STAFF CONTACT: Greg Berry, Engineering Department. 6. The applicant shall provide an on-site water quality facility as required by the Unified Sewerage Agency Resolution and Order No. 91-47. Design details and calculations shall be submitted for approval. STAFF CONTACT: Greg Berry, Engineering Department. 7. Revised site/landscape plans and permits shall be submitted for review and approval. Staff Contact: Mark Roberts, Planning Division The revisions shall address the following: a. The Police Department reviewed this plan and commented that the parking lot and exterior area lighting will not be sufficient for security lighting purposes. b. Provide tree protection measures to preserve trees which are proposed to be incorporated into the site. The protection plan shall have been prepared by or under the direction of the consulting arborist. The applicant shall obtain a tree removal permit. c. Prior to issuance of Building Permits the applicant shall provide proof of lot consolidation to avoid constructing site improvements across the existing property lines. d. The landscape plan shall be revised to provide either 56 additional five gallon shrubs or 112 one gallon shrubs. The land use buffer must also contain either a row of evergreen shrubs. The landscape and site plans shall also be revised to provide a minimum of one of these buffer materials e. Provide a copy of the site plan for review and approval by an authorized franchised hauler. f. The applicant shall provide a walkway to be extended to the southerly property line. The applicant shall also provide a direct walkway connection to those parking spaces which are oriented towards the 217 Freeway. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 2 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 11. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Associate Planner. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION II. FINDINGS OF FACT Background: This site has been zoned Commercial Professional since the City's Comprehensive Plan was adopted in 1983. The City has no record of other development applications having been filed for these properties. Vicinity Information: The site is located west of SW Hall Boulevard and south of the 217 Freeway. Areas to the west of the site are developed with detached single family residences. The property immediately to the south and to the east or either vacant, developed with detached single family dwellings or had been developed with detached single family homes which have been abandoned. Site Information and Proposal Description: The site is presently vacant. The majority of the site is wooded. The area proposed to be developed is level but a portion of the property steeply drops off to the north towards the 217 Freeway. Other Staff Comments: The Engineering Department has reviewed this application and provided the following findings: FINDINGS: 1. STREETS: Access is provided by extending an existing driveway from SW Hall Boulevard. There is no other right-of-way frontage. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 3 2. SANITARY SEWER: Service is provided by extending a private line through a proposed easement to an existing public line in SW Lomita Avenue. If the easement is not available , the applicant proposes to pump to the public line in SW Hall Boulevard. No extensions of the public line are required. 3. STORM DRAINAGE: Drainage is provided by extending a private on-site line. A surface water treatment facility is not shown on the submitted site plan but is required. Agency Comments: The Police Department reviewed this plan and commented that the parking lot and exterior area lighting will not be sufficient for security lighting purposes. The Tualatin Valley Water District reviewed this application and stated that a Double Check Detector Assembly and Water Meter shall be installed at the property line at SW Hall Boulevard The Unified Sewerage Agency reviewed this proposal and provided the following comments: 1. A water quality facility is required. 2. Off-site sanitary sewer shall be designed to public standards. 3. The proposed public storm sewer does not appear to be designed to required specifications. General Telephone and Electric (GTE) reviewed this plan and stated that the developer shall place conduits to GTE specifications. No other comments have been received. SECTION III. ANALYSIS AND CONCLUSION COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The subject property is zoned Commercial Professional (C-P). The applicant is proposing to develop the site with a Professional Office building which is the primary permitted use of this zoning district. Section 18.42 (Use Classifications) defines the professional office use and allows this type of use in C-P Zoning District. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 4 Minimum Lot Area Section 18.64 the Commercial Professional Zoning District states that there is a minimum lot area requirement of 6,000 square feet. The site is approximately 1.14 acres which exceeds the minimum lot size requirement. The average parcel width required within the Commercial Professional Zoning District is 50 feet. The application proposes to combine two tax lots into one lot with an average width of approximately 230 feet which is in excess of the average width standard. Prior to issuance of Building Permits the applicant shall provide proof of lot consolidation to avoid constructing proposed or future site improvements across the existing property lines. Setback and Height: Section 18.64.050 does not require front, side or rear yard setbacks for development within the Commercial Professional Zoning District, except that clear vision areas and parking lot screening requirements must be met. The structure complies with the setback requirements as reviewed elsewhere within this report. The maximum building height is 45 feet in the Commercial Professional Zoning District for habitable structures. The height of the buildings main roof line is 23 feet in compliance with the maximum height standard. Section 18.98.010(A) exempts non-habitable projections from the height limits specified within the zoning district. Non-habitable peaks of the roof and other similar architectural projections do not exceed 36 feet in height. Landscaping Plan: Section 18.100 requires that the applicant submit a landscape plan which provides landscaping for a minimum of 15% of the site. The C-P zone allows a maximum of 85% of the site to be covered with buildings and impervious surfaces. The applicant has submitted a plan indicating the type and location of landscaping to be provided. This plan proposes 70% lot coverage with 30% of the site to be developed with landscaping which complies with landscape development standards. Street Trees: Section 18.100.035 states that all development projects fronting on a public street shall be required to plant street trees. This site does not have frontage on a public street therefore this requirement is found to be inapplicable. 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 also 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 preliminary site plan provides planting details concerning the location of existing and new trees which are proposed to provide shade for the 76 parking spaces. A total of 17 trees are to be provided which exceeds the minimum ratio of one tree for each seven parking spaces. NOTICE OF DECISION SDR 95-0022 -HALL PARK OFFICE CENTER PAGE 5 Landscape islands require a minimum of three feet of width. Landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant has provided landscape islands which vary between three and 20 feet in width. Due to the location of the site, the parking lot areas are screened from SW Hall Boulevard. Upon redevelopment of adjoining properties which abut SW Hall Boulevard it is expected that the proposed landscape improvements would continue to screen the parking lot from the street. The landscape plan provides planter dimensions and orientation in such a manner that the proposed plantings can be protected from damage by vehicles using the adjoining parking spaces. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between different types of land uses. A land use buffer is required because the adjoining properties to the west are developed and planned for residential use. The proposed parking lot and other site improvements don't directly adjoin the abandoned non-conforming residence therefore buffer standards are found to be inapplicable to the south. The proposed access driveway also would adjoin an occupied residence and an another abandoned residence. The buffer standards are found to be inapplicable since the driveway alignment is the only feasible alignment to preserve existing trees and provide future efficient access to the subject properties and to Tax Lots 1400, 1600 and 1700. A 20 foot buffer is required where the site adjoins neighboring residences to the west. A 20 foot buffer has been provided. The land use buffer must contain a row of trees at a certain spacing based on their height at maturity and shrubs or varying numbers based on their size at planting. The land use buffer must contain either a row of evergreen shrubs, a five foot tall minimum fence, or an earthen berm with evergreen shrubs which will provide a continuous six foot screen within two years. The proposed landscape plan proposes an earthen berm but does not provide evergreen landscape materials. The site and/or landscape plans shall also be revised to provide a row of evergreen shrubs. A minimum of 10, five-gallon shrubs is required for each 1,000 square feet of buffer area or a minimum of 20, one-gallon shrubs shall provided. Because this area equals approximately 5,600 square feet the site plan shall be revised to provide a minimum of 56, five-gallon shrubs or 112, one-gallon shrubs. The preliminary landscape plan proposes to maintain existing trees within this area where possible and to provide nine (9) Western Red Cedars and nine (9) Bloodgood Sycamores. The spacing of these trees meets City standards based on their height at maturity. No additional trees are required to be provided within the buffer area. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 6 Visual Clearance Areas: Section 18.102 requires that a clear vision area 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, 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 from the corner of two intersecting street right-of-ways. The clear vision rule also includes triangular areas on either side of proposed driveways). For driveways in excess of 24 feet in width such as those proposed to serve this site the clear vision area is measured a 30 foot distance back from the driveway and 30 feet along the adjoining street right- of-way and then connecting these two points. The plan as proposed complies with these requirements at the intersection of each driveway within the parking lot. The applicant has proposed to construct a new sign where the private driveway intersects with SW Hall Boulevard. This sign may conflict with the Clear Vision requirements as proposed. Through the Sign Permit review the applicant shall revise the location where necessary. Minimum Off-Street Parking: Section 18.106 requires a minimum of one off-street parking space for each 350 square feet. The applicant has proposed to develop 22,600 square feet of gross floor area and provide a total of 76 parking spaces which exceeds the minimum required number of 65 parking spaces. A total of 17 spaces are proposed to be developed as compact spaces. Of the 65 required spaces 17 have been designated as compact spaces. The Development Code permits up to 40% of the required parking spaces or 26 parking spaces to be developed as compact. The proposed compact spaces do not exceed the maximum number allowed. The Americans with Disabilities Act(ADA): Revised regulations became effective on January 26, 1992. A minimum of three disabled parking spaces are required if 50-75 parking spaces are required. The proposed site plan provides three disabled parking spaces near the buildings main entrance which complies with the minimum number of spaces required given the total number of required parking spaces. Bicycle Parking: Section 18.106 requires one bicycle parking rack for each 15 required parking spaces in any commercial development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian pathways. The current site plan provides a bicycle rack in compliance with this standard. Access: Section 18.108 requires that where up to 99 parking spaces are required, that one access point with a minimum width of 24 feet of paved width and 30 feet of total width be constructed. The preliminary site plan proposes to use of the existing private street onto SW Hall Boulevard. A total of 92 parking spaces are required to serve all of the existing uses which utilize the private street. The access which is provided is 26.50 feet in paved width and 32 feet in total width which satisfies this requirement. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 7 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of all new structures to the street which provides the required ingress and egress. The sidewalk shall be designed to minimize the distance in which pedestrians must cross vehicle access driveways or parking lots. Such crossings shall be designed and located for pedestrian safety and to minimize conflicts. Required walkways shall be physically separated from motor vehicle traffic and parking by either a six inch minimum curbed vertical separation or a minimum three foot horizontal separation. Pedestrian walkways which cross traffic aisles are permitted for distances no greater than 36 feet where appropriate pavement markings, or contrasting pavement materials are used. Walkways shall also be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches,bicycle racks, and sign posts. The site plan as proposed provides a sidewalk linkage which ends short of the southerly property line. The applicant shall provide a walkway to be extended to the southerly property line. The site has largely been designed so that pedestrians will not have to cross distances greater than 24 feet within the two-way parking lot driveways. The applicant shall revise the plan to provide walkway extension to provide a direct connection to those parking spaces which are oriented towards the 217 Freeway. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the C-P zone. All signage shall be reviewed through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporate functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by the franchised haulers. The site plan does not provide a trash and recycling enclosure as proposed. It is recommended that the applicant contact the franchised hauler and an enclosure design reviewed in terms of location and size to ensure ease of site servicing. The revised site plan shall include an area(s) for refuse and recyclable collection. Tree Removal: This application was when the previous regulations concerning tree removal were in affect. Under these requirements Section 18.150.020(E) required that a permit for removal of trees having a trunk six inches or more in diameter measured four feet above the ground level. The applicant has proposed to remove a total 80 of the 148 existing trees in excess of six inches in diameter as measured four feet above the existing grade elevations. A permit for tree removal must comply with the following criteria as specified in Section 18.15O.O3O(A): NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 8 1. The trees are diseased, present a danger to property, or interfere with utility service or traffic safety; If preserved in place certain trees would interfere with the construction of necessary site improvements such as driveways, service areas and parking lot areas. Locating the proposed development on alternate portions of the site is difficult due to the irregular site configuration and the dispersed nature of the existing significant trees on site. To preserve trees in substantial numbers would require that the site improvements be greatly reduced in size due to the minimum parking requirements for the proposed use. 2. The trees have to be removed to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable manner, See statement above. 3. The trees are not needed to prevent erosion, instability, or drainage problems; Due to the limited slope of the property no unusual erosion problems, slope instability or drainage problems are expected either on-site or off-site with the removal of these trees. The recommended conditions of approval included a requirement that the applicant demonstrate that off-site drainage will not adversely impact properties which are upstream and downstream of the subject property. 4. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; During the construction process the arborist states the fencing will be provided and trees which are proposed to be preserved will be reviewed for structural weaknesses which would cause them to need to be removed. A tree protection plan shall be provided in accordance with the review provided by the consulting arborist. 5. The aesthetic character in the area will not be visually adversely affected by the tree removal; and. The applicant has proposed to maintain approximately on half of the existing trees which mitigates the impact to the area. Parking lot trees will be provided as partial replacement. The trees which are to be preserved are of a dispersed nature such that a majority of the site will not have been clear cut. Instead a substantial stand of trees will be maintained as well as smaller pockets of trees. 6. New vegetation planted by the applicant,if any,will replace the aesthetic value of trees to be cut. Because of the limited area which will either be developed or preserved with the existing trees it does not appear feasible to plant replacement trees beyond the proposed nine Western Red Cedars to be planted in the north west corner of the site. Based on these findings removal of the trees shown within the existing conditions plan complies with the applicable criteria for tree removal. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 9 Transportation Planning Rule: The portion of the Transportation Planning Rule, which became effective May 8, 1994, that applies to this application is OAR 660-12-045(4)and(5). This section states that new retail, office and institutional buildings at or near existing or planned transit stops to provide preferential access to transit through the following measures: a. Orienting building entrances to the transit stop or station; b. clustering buildings around transit stops; and, c. locating buildings as close as possible to transit stops. The intent of this requirement is to provide preferential access to transit by locating building entrances at a direct, safe, and convenient distance from the transit street and by removing other barriers to pedestrian access. Building entrances should be located in a way that allows a direct, safe and convenient pedestrian link between the development and the transit stop. New retail and office buildings located on transit streets should have at least one public entrance facing the transit street. If it is not possible to orient an entrance facing the street the entrance shall be as close as possible to a transit route. A combination of building orientation, distance and pedestrian amenities are required to display the main entrance and direct pedestrians to that entrance. The site does not have direct frontage on a transit served street. For this reason the proposed development is not required to orient or locate the building structure towards the street. The applicant is required to extend a sidewalk to the property line in order to provide a continuous walk way system to SW Hall Boulevard upon development of other vacant or under utilized properties in the area. SECTION IV. PROCEDURE 1. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant and owners XX Owners of record within the required distance XX Affected government agencies 2. Final Decision: THE DECISION SHALL BE FINAL ON DECEMBER 18, 1995 UNLESS AN APPEAL IS FILED. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 10 3. 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. Appeal fee schedule and forms are available at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. The deadline for filing of an appeal is 3:30 p.m. December 18. 1995. 4. Questions: If you have questions, please call City of Tigard Planning Division (639-4171), City of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 Z ■ 12/7/95 PREPARED BY: Mark Roberts DATE Associate Planner Soraf12/7/95 APPROVED BY: Richard Bewersd.'' DATE Senior Planner NOTICE OF DECISION SDR 95-0022 -HALL PARK OFFICE CENTER PAGE 11 • 14...._ 1 '. J i 'Et ,.....,...,.....,. its, lor_=__ 111111111 _ 1:: ___,...er", ... r 3 .41*:.-1 rn i ,. - -2,, , ;-- „ • 11% i 1 . . CE) III {,I .•; i `" `IPA I v. i ,.* .- r,114. 4' : 49,4 iNd: n 11 I ,6 ,D • T ,S6a ++' "Co V f �is I1 fri Ilr 4 F tio 4.. II ' 1'•.. .; I 1 1.----__ 1'1.•1, „ I 1 I • . / �� O• 1 ' 1 41 I III I 41 I 41. y /• V� il, i cn 0 � n I ' )0 .IJ I ����/I ■ /• to O Z )./ i �1 I ;tip i I , i_.---.. c I L_ I .. SW Hall Boulevard CITY OF TIGARD PLANNING DEPT. .A . 1 . I ____:_j_ Q \ — 42e_71-iQRN —ST r -- ,F ti CO �1- Q c)7 , a) 1.1 -16.. ____ 0 cm _____ ,_ C . _ up All < bite,, .. El c9 Kw*, Nill 715. II - ' -)•= — trAtes"- irzila (3) il --- rriffrarj b'' F- M. Tho s O >N LOMITA v N / I 1 1 4'.# r Vicinity Map A SDR95-0022 -- N vlcIMTY MAP REQUEST FOR COMMENTS CITY OF TIGARD OREGON REQUEST FOR COMMENTS DATE: October 24, 1995 TO: Development Services Technicians FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0022 ➢ MAJESTIC OFFICE BUILDING Q The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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 i foU'j Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V � Pease provile the following information) Name of Person(s) Commenting: IPhone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD TO: Mark Roberts November 7, 1995 FROM: Greg Berry $ SUBJECT: SDR95-0022 MAJESTIC OFFICE BUILDING Description: The applicant requests Site Development Review to construct a two story 22 , 600 sq. ft . office building south of Highway 217 near Hall Blvd. Findings : 1 . STREETS : Access is provided by extending an existing driveway from SW Hall Blvd. , a State Highway. There is no other right-of-way frontage . 2 . SANITARY SEWER: Service is provided by extending a private line through a proposed easement to an existing public line in SW Lomita Avenue . If the easement is not available, the applicant proposes to pump to the public line in SW Hall Blvd. No extensions of public lines are required. 3 . STORM DRAINAGE: Drainage is provided by extending a private on-site line . A surface water treatment facility is not shown on the submitted site plan but is required. Recommendations : PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED : 1 . The applicant shall obtain an access permit from the State Highway Division. 2 . 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 . w the Engineering Department prior to recording. STAFF CONTACT: John Hagman, Engineering Department (639-4171) . 3 . The applicant shall identify and determine the adequacy of the public storm drain receiving storm runoff from the site. 4 . The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection and street opening permit are required to connect to the existing public sanitary sewer system. STAFF CONTACT: David Scott, Building Division (639-4171) . 5 . An erosion control plan shall be provided as part of the public improvement drawings . The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989 . " 6 . The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. Design details and calculations shall be submitted for approval . APPROVED: oz Randall R. Woo 4, City Engineer RECEIVED PLANNING CITY OF TIGARD OREGON NOV 0 995 REQUEST FOR COMMENTS DATE: October 24, 1995 TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0022 ➢ MAJESTIC OFFICE BUILDING ' The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professionai (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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. gWritten comments provided below: -SEE 'il1 a N! "JSfrrtL Té/. 04.4 Vtrzsa j1iduia m&ma e Fri?. L ",+ & xwAh$4, linoto s (Please provide the foffowing information) Name of Person(s) Commenting: 1'`W 4491 lPhone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAUREQUEST FOR COMMENTS tafa / ■ mL7f / / ` . FIRE DEPARTMEN \ \` ` CONNECTION WITHIN \ \ . \ ` ` 70'OF FIRE HYMAN / / ` \ �Y��C1e. ,_ , \ - - / - - / / / 194.0!' \ `\ \N\.\ / \ _ _i / 1.8911 W ` \ ` \ / \ \ \ I HYDRAN WITHIN / \ II — , , . PORTIONS OF / ` _ —_ — ` J I PROPOSED Bu1LOINa / 1600 \ \\ III ;1 as.71 .42 AC. \ \ \ I • I m.71 \ \ ......i \s• E ; m.7s1 / \ 7 /12'STORM \ I LINE \ I ) AT 2X / ` \ \ SLOPE N / \ 1 ;� N. 287.91' / \ \\\ \ N. \N .8941E ' \ \\ \ N\ \ \ ■ \ \ \\i \ it) 5 TAIL. , 1 . .. .... • , . . . . ‘ • / 1 s4, lommE .. . . \ \ \\ 1 °r" 1500 \ \ \ \ _ \ me 1 OPTION 2 \ \ • \ \ \ a • (F EASEMENT NOT APPROVED) .50 AC. \ z ' ) q e El I'SEWER LINE.WI PUMP \ \ ! —�` \\N\ N\ N\\ I(04 4•b si a' CONNECT TO ADJACENT \ \ m \- CHURCH PROPERY AND TO \ \ ` ygfralf12 Ve4ift4 — HALL BLVD M o AcKFlow \ \ j .-J \ \rn Al 1 PR TER AT FIRE Q2 \ I ° Q \ \ ` ckyr 3 O ® 0 \\ 0 II EXISTING. WAAT R METER i I a 3 N \\ ' \ m ' Q —.1_21 y�` 1� ———— �.� - I EXISTING FIRE N i HYDRANT 0' \ A Ex1STWG \ .. \\ \ I II ANO ECT OPEOS TO EXISTING \ " 12'STORM` STUB N ,\ \ \ l I i I 1 LINES AT HALL BLVD. PATCH AND a � r` \ \ 84.20 224.61 n, 2t�0 I 1 I I SIDEWALKS AND CURBS AS T• • I,u REQUIRED TORM ` 289.85' \ — — — — -- j• C I EXISTING CATCH \ \ C r. 226.74 \ 'E I; BASIN ` \ �� \ \ \ !I; N\ \ — I 1300 lidu I `� \\ , \ \ I .10 AC. 4. '° \ \ \ \ EXISTING \ — '�O •\ N. \ WATER METER N. II z 1401 \ \.... ,. \ \ \ II \ .72 AC. \ ---Ni I:- , _• .,. I • " I I 4NAL YS/S, GRADING & Ut/L/TY PLAN 'ti RECEIVED P(}1NNI Gv OF TIGARD OREGON REQUEST FOR COMMENTS -'T 2 6 1995 DATE: October 24, 1995 TO: Ray Valone, Long Range Planning FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x3171 Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0022 D MAJESTIC OFFICE BUILDING Q The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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: v (Please provide the foffowing infonnation) Name of Person(s) Commenting: e_ Phone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS A �j CITY OF TIGARD OREGON REQUEST FOR COMMENTS RECEIVED PL.pNNIN DATE: October 24, 1995 OCT 2 71995 TO: Lee Walker, Unified Sewerage Agency/SWM Program FROM: ity of Tigard Planning Department. STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0022 ➢ MAJESTIC OFFICE BUILDING Q The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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. _Z Written comments provided below: S t a Sx bR Q u,4-CL.. -- 0 3 --I ,- 5t SA n- p u,( .� �Q v-�-> h-(r? -t4.) t (P(ease provide the fodozving inform tion) Name of Person(s) Commenting: Phone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING }OJ/24/95 PROPOSAL/REQUEST FOR COMMENTS RECEIVED PLANNIN V CITYOR TI ARD REQUEST FOR COMMENTS nu 2 7 1995 DATE: October 24, 1995 TO: Brian Moore, Portland General Electric Company FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0022 ➢ MAJESTIC OFFICE BUILDING Q The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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: v (Please provide tfle foClozuing information) Name of Person(s) Commenting: Phone Number(s): � ,LO _t �S 1 SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS RECEIVED PIANNINI -ALL LA NOV 0 6 1995 CITY TIGARD pok,d/ OREGON REQUEST FOR COMMENTS DATE: October 24, 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) 95-0022 ➢ MAJESTIC OFFICE BUILDING Q The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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: - 4677c Li , 4, -/c/' L� /2 I Al I__�.� -- .K0 � l Yl t / 074 I , (1 (Pleaseprovidet fie fo(low,lzginformation) Name of Person(s) Commenting Phone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS , 077 CITY OF TIGARD OREGON REQUEST FOR COMMENTS RECEIVES PLANNING DATE: October 24, 1995 UL; I 0 1995 TO: Jim Wieskamp, General Telephone Electric Engineering Department FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 95-0022 ➢ MAJESTIC OFFICE BUILDING The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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: .DE■ ELOPF( ._ Tc PIAcE C0t,I6`1t-r -re, E C E S 5PactFtc-4 Tr0115 V h■ (Please provide thte fodowsg information) Name of Person(s) Commenting: ��� `" 9' 9/iw,Phone Number(s): (0 ZO- 5.0413 SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAUREQUEST FOR COMMENTS RECF'"M PLANNING OCT 3 0 1995 CITY TIGARD OREGON REQUEST FOR COMMENTS DATE: October 24, 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) 95-0022 ➢ MAJESTIC OFFICE BUILDING Q The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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: V (P(ease provide t!e following information) Name of Person(s) Commenting: Phone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS CITY OF TIGARD OREGON REQUEST FOR COMMENTS DATE: October 24, 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) 95-0022 ➢ MAJESTIC OFFICE BUILDING The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday- November 3, 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: v �► (Please provide the following information) Name of Person(s) Commenting: Phone Number(s): SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS I'LL ' QS--dD - REQUEST FOR COMMEN1 . I NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPLICATIONS CITIZEN INVOLVEMENT TEAMS {circle one) CIT Area: (N) (S) IE) (O "" Placed for review in Library CIT Book •"" CPO NO. CITY DEPARTMENTS v_BLDG. DEPTJDave SCOtt, Bldg.anaal L P ICE DEPTJKeIIy Jennings ---- OPERATIONS/John Acker, M,Incsowsr. _CITY ADMINJCathy Wheatley, acvBCdr. DEPT./Michael Anderson, r..ReviewengL--• COM.DEV. DEPTJD.S.T.'S ,t----ADV. PLNGJCarol Landsman, senior Planner TER DEPTJMichael Miller, ooerauon:Mgr. SPECIAL DISTRICTS FIRE MARSHALL _'_'UNIFIED SEWERAGE AGENCY L—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 (,_--- T/REGION 1 _Mike Borreson (Engineer) PO Box 25412 Laurie Nicholson/Trans. Planning _Scott King (CPA's) Portland, OR 97225-0412 123 N.W. Flanders _Tom 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. Phone:(503)721-2442 —METRO AREA COMMUNICATIONS `__ TRI-MET TRANSIT DEVELOPMENT Scott Palmer Fax (503)721-2502 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 5-6020 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 —DOGAMI Cedar Mill Station DEPT. OF ENVIRONMENTAL QUALITY Portland, OR 97229-9998 — U.S. ARMY CORPS. OF ENGINEERS —OTHER n:(oglmpatterfaloticrost zpli,,i, . 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. That I served NOTICE OF (AMENDED _) PUBLIC HEARING FOR: (Check box above.it applicable) {check appropriate box below) (Enter Public Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ 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 ❑) FINAL ORDER FOR: (Check box above.it applicable) (check appropnate 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 o the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which H attached, marked Exhibit "A", was j.iled to each ed pers,n(s) at the addressIs) shown on the attached I..t(s), marked Exhibit "B" pp the ., f y of ,�1 !j„a_'. 199 6 , and deposited in the Un. ed States Mail on the `• •.y of , �, r.,,,,, 199 - , postage prepaid. //r � - A / . . Pre.ared Notice Subscribed and sworn/affirmed before me on the / y day of / , 10 riti�i. OFFICIAL SEAL �� e'1 �� ,/ / DIANE M JELDERKS GGG �1 w; NOTARY PUBLIC-OREGON NOTARY PUBLIC •FOREGON { ■ .. COMMISSION NO.046142 MY COMMISSION EXPIRES SEPTEMBER 07.1999 My Commission : a Tres: `iFILE INFO.: NAME(S): (TxKe% /C?//6 6)4GQi Can, -7,--- CASE NO.(S): 5tit 49:5--_-__/�j/ ` TYPE OF NOTICE&DATE: (/�/ CITY OF TIGARD NOTICE OF DECISION SITE DEVELOPMENT REVIEW SDR 95-0022 HALL PARK OFFICE CENTER APPLICATION: The applicant requests site development review approval to allow construction of a 22,600 square foot office building. Zone: C-P (Commercial Professional). Location: 11481 SW Hall Boulevard (WCTM 1S1 35DA, Tax Lots 1800, 3500, 3501). The site is located north and west of the existing Kindercare Day Care on SW Hall Boulevard, west of SW Hall Boulevard and south of the 217 Freeway. SECTION I - DECISION: Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above request subject to the following Conditions of Approval. The findings and conclusions on which the decision is based are noted in Section II. CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall obtain an access permit from the State Highway Division. 2. 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. 3. The applicant shall identify and determine the adequacy of the public storm drain receiving storm runoff from the site. STAFF CONTACT: Greg Berry, Engineering Department. 4. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection and street opening permit are required to connect to the existing public sanitary sewer service. STAFF CONTACT: David Scott, Building Division. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 1 5. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989." STAFF CONTACT: Greg Berry, Engineering Department. 6. The applicant shall provide an on-site water quality facility as required by the Unified Sewerage Agency Resolution and Order No. 91-47. Design details and calculations shall be submitted for approval. STAFF CONTACT: Greg Berry, Engineering Department. 7. Revised site/landscape plans and permits shall be submitted for review and approval. Staff Contact: Mark Roberts, Planning Division The revisions shall address the following: a. The Police Department reviewed this plan and commented that the parking lot and exterior area lighting will not be sufficient for security lighting purposes. b. Provide tree protection measures to preserve trees which are proposed to be incorporated into the site. The protection plan shall have been prepared by or under the direction of the consulting arborist. The applicant shall obtain a tree removal permit. c. Prior to issuance of Building Permits the applicant shall provide proof of lot consolidation to avoid constructing site improvements across the existing property lines. d. The landscape plan shall be revised to provide either 56 additional five gallon shrubs or 112 one gallon shrubs. The land use buffer must also contain either a row of evergreen shrubs. The landscape and site plans shall also be revised to provide a minimum of one of these buffer materials e. Provide a copy of the site plan for review and approval by an authorized franchised hauler. f. The applicant shall provide a walkway to be extended to the southerly property line. The applicant shall also provide a direct walkway connection to those parking spaces which are oriented towards the 217 Freeway. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 2 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 11. All site improvements shall be installed and maintained pursuant to the revised site and landscape plans. STAFF CONTACT: Mark Roberts, Associate Planner. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION II. FINDINGS OF FACT Background: This site has been zoned Commercial Professional since the City's Comprehensive Plan was adopted in 1983. The City has no record of other development applications having been filed for these properties. Vicinity Information: The site is located west of SW Hall Boulevard and south of the 217 Freeway. Areas to the west of the site are developed with detached single family residences. The property immediately to the south and to the east or either vacant, developed with detached single family dwellings or had been developed with detached single family homes which have been abandoned. Site Information and Proposal Description: The site is presently vacant. The majority of the site is wooded. The area proposed to be developed is level but a portion of the property steeply drops off to the north towards the 217 Freeway. Other Staff Comments: The Engineering Department has reviewed this application and provided the following findings: FINDINGS: 1. STREETS: Access is provided by extending an existing driveway from SW Hall Boulevard. There is no other right-of-way frontage. NOTICE OF DECISION SDR 95-0022 -HALL PARK OFFICE CENTER PAGE 3 2. SANITARY SEWER: Service is provided by extending a private line through a proposed easement to an existing public line in SW Lomita Avenue. If the easement is not available , the applicant proposes to pump to the public line in SW Hall Boulevard. No extensions of the public line are required. 3. STORM DRAINAGE: Drainage is provided by extending a private on-site line. A surface water treatment facility is not shown on the submitted site plan but is required. Agency Comments: The Police Department reviewed this plan and commented that the parking lot and exterior area lighting will not be sufficient for security lighting purposes. The Tualatin Valley Water District reviewed this application and stated that a Double Check Detector Assembly and Water Meter shall be installed at the property line at SW Hall Boulevard The Unified Sewerage Agency reviewed this proposal and provided the following comments: 1. A water quality facility is required. 2. Off-site sanitary sewer shall be designed to public standards. 3. The proposed public storm sewer does not appear to be designed to required specifications. General Telephone and Electric (GTE) reviewed this plan and stated that the developer shall place conduits to GTE specifications. No other comments have been received. SECTION III. ANALYSIS AND CONCLUSION COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The subject property is zoned Commercial Professional (C-P). The applicant is proposing to develop the site with a Professional Office building which is the primary permitted use of this zoning district. Section 18.42 (Use Classifications) defines the professional office use and allows this type of use in C-P Zoning District. NOTICE OF DECISION SDR 95-0022 -HALL PARK OFFICE CENTER PAGE 4 Minimum Lot Area: Section 18.64 the Commercial Professional Zoning District states that there is a minimum lot area requirement of 6,000 square feet. The site is approximately 1.14 acres which exceeds the minimum lot size requirement. The average parcel width required within the Commercial Professional Zoning District is 50 feet. The application proposes to combine two tax lots into one lot with an average width of approximately 230 feet which is in excess of the average width standard. Prior to issuance of Building Permits the applicant shall provide proof of lot consolidation to avoid constructing proposed or future site improvements across the existing property lines. Setback and Height: Section 18.64.050 does not require front, side or rear yard setbacks for development within the Commercial Professional Zoning District, except that clear vision areas and parking lot screening requirements must be met. The structure complies with the setback requirements as reviewed elsewhere within this report. The maximum building height is 45 feet in the Commercial Professional Zoning District for habitable structures. The height of the buildings main roof line is 23 feet in compliance with the maximum height standard. Section 18.98.010(A) exempts non-habitable projections from the height limits specified within the zoning district. Non-habitable peaks of the roof and other similar architectural projections do not exceed 36 feet in height. Landscaping Plan: Section 18.100 requires that the applicant submit a landscape plan which provides landscaping for a minimum of 15% of the site. The C-P zone allows a maximum of 85% of the site to be covered with buildings and impervious surfaces. The applicant has submitted a plan indicating the type and location of landscaping to be provided. This plan proposes 70% lot coverage with 30% of the site to be developed with landscaping which complies with landscape development standards. Street Trees: Section 18.100.035 states that all development projects fronting on a public street shall be required to plant street trees. This site does not have frontage on a public street therefore this requirement is found to be inapplicable. 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 also 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 preliminary site plan provides planting details concerning the location of existing and new trees which are proposed to provide shade for the 76 parking spaces. A total of 17 trees are to be provided which exceeds the minimum ratio of one tree for each seven parking spaces. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 5 Landscape islands require a minimum of three feet of width. Landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant has provided landscape islands which vary between three and 20 feet in width. Due to the location of the site, the parking lot areas are screened from SW Hall Boulevard. Upon redevelopment of adjoining properties which abut SW Hall Boulevard it is expected that the proposed landscape improvements would continue to screen the parking lot from the street. The landscape plan provides planter dimensions and orientation in such a manner that the proposed plantings can be protected from damage by vehicles using the adjoining parking spaces. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between different types of land uses. A land use buffer is required because the adjoining properties to the west are developed and planned for residential use. The proposed parking lot and other site improvements don't directly adjoin the abandoned non-conforming residence therefore buffer standards are found to be inapplicable to the south. The proposed access driveway also would adjoin an occupied residence and an another abandoned residence. The buffer standards are found to be inapplicable since the driveway alignment is the only feasible alignment to preserve existing trees and provide future efficient access to the subject properties and to Tax Lots 1400, 1600 and 1700. A 20 foot buffer is required where the site adjoins neighboring residences to the west. A 20 foot buffer has been provided. The land use buffer must contain a row of trees at a certain spacing based on their height at maturity and shrubs or varying numbers based on their size at planting. The land use buffer must contain either a row of evergreen shrubs, a five foot tall minimum fence, or an earthen berm with evergreen shrubs which will provide a continuous six foot screen within two years. The proposed landscape plan proposes an earthen berm but does not provide evergreen landscape materials. The site and/or landscape plans shall also be revised to provide a row of evergreen shrubs. A minimum of 10, five-gallon shrubs is required for each 1,000 square feet of buffer area or a minimum of 20, one-gallon shrubs shall provided. Because this area equals approximately 5,600 square feet the site plan shall be revised to provide a minimum of 56, five-gallon shrubs or 112, one-gallon shrubs. The preliminary landscape plan proposes to maintain existing trees within this area where possible and to provide nine (9) Western Red Cedars and nine (9) Bloodgood Sycamores. The spacing of these trees meets City standards based on their height at maturity. No additional trees are required to be provided within the buffer area. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 6 Visual Clearance Areas: Section 18.102 requires that a clear vision area 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, 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 from the corner of two intersecting street right-of-ways. The clear vision rule also includes triangular areas on either side of proposed driveway(s). For driveways in excess of 24 feet in width such as those proposed to serve this site the clear vision area is measured a 30 foot distance back from the driveway and 30 feet along the adjoining street right- of-way and then connecting these two points. The plan as proposed complies with these requirements at the intersection of each driveway within the parking lot. The applicant has proposed to construct a new sign where the private driveway intersects with SW Hall Boulevard. This sign may conflict with the Clear Vision requirements as proposed. Through the Sign Permit review the applicant shall revise the location where necessary. Minimum Off-Street Parking: Section 18.106 requires a minimum of one off-street parking space for each 350 square feet. The applicant has proposed to develop 22,600 square feet of gross floor area and provide a total of 76 parking spaces which exceeds the minimum required number of 65 parking spaces. A total of 17 spaces are proposed to be developed as compact spaces. Of the 65 required spaces 17 have been designated as compact spaces. The Development Code permits up to 40% of the required parking spaces or 26 parking spaces to be developed as compact. The proposed compact spaces do not exceed the maximum number allowed. The Americans with Disabilities Act(ADA): Revised regulations became effective on January 26, 1992. A minimum of three disabled parking spaces are required if 50-75 parking spaces are required. The proposed site plan provides three disabled parking spaces near the buildings main entrance which complies with the minimum number of spaces required given the total number of required parking spaces. Bicycle Parking: Section 18.106 requires one bicycle parking rack for each 15 required parking spaces in any commercial development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian pathways. The current site plan provides a bicycle rack in compliance with this standard. Access: Section 18.108 requires that where up to 99 parking spaces are required, that one access point with a minimum width of 24 feet of paved width and 30 feet of total width be constructed. The preliminary site plan proposes to use of the existing private street onto SW Hall Boulevard. A total of 92 parking spaces are required to serve all of the existing uses which utilize the private street. The access which is provided is 26.50 feet in paved width and 32 feet in total width which satisfies this requirement. NOTICE OF DECISION SDR 95-0022 -HALL PARK OFFICE CENTER PAGE 7 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of all new structures to the street which provides the required ingress and egress. The sidewalk shall be designed to minimize the distance in which pedestrians must cross vehicle access driveways or parking lots. Such crossings shall be designed and located for pedestrian safety and to minimize conflicts. Required walkways shall be physically separated from motor vehicle traffic and parking by either a six inch minimum curbed vertical separation or a minimum three foot horizontal separation. Pedestrian walkways which cross traffic aisles are permitted for distances no greater than 36 feet where appropriate pavement markings, or contrasting pavement materials are used. Walkways shall also be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches,bicycle racks, and sign posts. The site plan as proposed provides a sidewalk linkage which ends short of the southerly property line. The applicant shall provide a walkway to be extended to the southerly property line. The site has largely been designed so that pedestrians will not have to cross distances greater than 24 feet within the two-way parking lot driveways. The applicant shall revise the plan to provide walkway extension to provide a direct connection to those parking spaces which are oriented towards the 217 Freeway. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the C-P zone. All signage shall be reviewed through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclable Storage: Section 18.116 requires that new construction incorporate functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by the franchised haulers. The site plan does not provide a trash and recycling enclosure as proposed. It is recommended that the applicant contact the franchised hauler and an enclosure design reviewed in terms of location and size to ensure ease of site servicing. The revised site plan shall include an area(s) for refuse and recyclable collection. Tree Removal: This application was when the previous regulations concerning tree removal were in affect. Under these requirements Section 18.150.020(E) required that a permit for removal of trees having a trunk six inches or more in diameter measured four feet above the ground level. The applicant has proposed to remove a total 80 of the 148 existing trees in excess of six inches in diameter as measured four feet above the existing grade elevations. A permit for tree removal must comply with the following criteria as specified in Section 18.150.030(A): NOTICE OF DECISION SDR 95-0022 -HALL PARK OFFICE CENTER PAGE 8 1. The trees are diseased,present a danger to property,or interfere with utility service or traffic safety; If preserved in place certain trees would interfere with the construction of necessary site improvements such as driveways, service areas and parking lot areas. Locating the proposed development on alternate portions of the site is difficult due to the irregular site configuration and the dispersed nature of the existing significant trees on site. To preserve trees in substantial numbers would require that the site improvements be greatly reduced in size due to the minimum parking requirements for the proposed use. 2. The trees have to be removed to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable manner; See statement above. 3. The trees are not needed to prevent erosion, instability, or drainage problems; Due to the limited slope of the property no unusual erosion problems, slope instability or drainage problems are expected either on-site or off-site with the removal of these trees. The recommended conditions of approval included a requirement that the applicant demonstrate that off-site drainage will not adversely impact properties which are upstream and downstream of the subject property. 4. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; During the construction process the arborist states the fencing will be provided and trees which are proposed to be preserved will be reviewed for structural weaknesses which would cause them to need to be removed. A tree protection plan shall be provided in accordance with the review provided by the consulting arborist. 5. The aesthetic character in the area will not be visually adversely affected by the tree removal; and. The applicant has proposed to maintain approximately on half of the existing trees which mitigates the impact to the area. Parking lot trees will be provided as partial replacement. The trees which are to be preserved are of a dispersed nature such that a majority of the site will not have been clear cut. Instead a substantial stand of trees will be maintained as well as smaller pockets of trees. 6. New vegetation planted by the applicant,if any,will replace the aesthetic value of trees to be cut. Because of the limited area which will either be developed or preserved with the existing trees it does not appear feasible to plant replacement trees beyond the proposed nine Western Red Cedars to be planted in the north west corner of the site. Based on these findings removal of the trees shown within the existing conditions plan complies with the applicable criteria for tree removal. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 9 Transportation Planning Rule: The portion of the Transportation Planning Rule, which became effective May 8, 1994, that applies to this application is OAR 660-12-045(4) and(5). This section states that new retail, office and institutional buildings at or near existing or planned transit stops to provide preferential access to transit through the following measures: a. Orienting building entrances to the transit stop or station; b. clustering buildings around transit stops; and, c. locating buildings as close as possible to transit stops. The intent of this requirement is to provide preferential access to transit by locating building entrances at a direct, safe, and convenient distance from the transit street and by removing other barriers to pedestrian access. Building entrances should be located in a way that allows a direct, safe and convenient pedestrian link between the development and the transit stop. New retail and office buildings located on transit streets should have at least one public entrance facing the transit street. If it is not possible to orient an entrance facing the street the entrance shall be as close as possible to a transit route. A combination of building orientation, distance and pedestrian amenities are required to display the main entrance and direct pedestrians to that entrance. The site does not have direct frontage on a transit served street. For this reason the proposed development is not required to orient or locate the building structure towards the street. The applicant is required to extend a sidewalk to the property line in order to provide a continuous walk way system to SW Hall Boulevard upon development of other vacant or under utilized properties in the area. SECTION IV. PROCEDURE 1. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant and owners XX Owners of record within the required distance XX Affected government agencies 2. Final Decision: THE DECISION SHALL BE FINAL ON DECEMBER 18, 1995 UNLESS AN APPEAL IS FILED. NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 10 3. 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. Appeal fee schedule and forms are available at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. The deadline for filing of an appeal is 3:30 p.m. December 18. 1995. 4. Questions: If you have questions, please call City of Tigard Planning Division (639-4171), City of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 12/7/95 PREPARED BY: Mark Roberts DATE Associate Planner n , 12/7/95 APPROVED BY: Richard Bewersd• DATE Senior Planner NOTICE OF DECISION SDR 95-0022-HALL PARK OFFICE CENTER PAGE 11 bl'k 'E- Li 7.,, . , , , ' r w• 1 rn ' � 1 I h _ ►} : r :x ,,� ,, _, r �y(� • t dim 4� \ • 1, I 0 li r_,, ._,- :.;:it,, ,;kr , ..,... N.zr . 1 i I 1 ■ Ili 4..:'i '... -.'‘ A#: ,, ..... . A„,,,, 1 : 0", . 03 --I It .•�:.. ill' ,::''WAIF ry ,k_ �$ i [{� ej}. S >11-- ` il Irl cr ._.„.._....... I 1 ID I --- � I)O ) ,. . 4 4„0.z ., .O. I/ 1, !�1 I t1 I R� I �� Y ,/ e �L� t , !c, --.i 'I` \v w m t XI 4 I I I o O 0 I, j Z /N N ° I� J© , .1 '� S R !ii! Q il F . I,. - SW Hall Boulevard - CITY OF TIGARD PLANNING DEPT. !, s-n w •,..r,,el I I VLLI?C ( ------- , THORN Si '1 .,-=-4 ' 4d. ff P g (13 ,,,,,_ 0_ fIll ow) ----, e - I P. I .E ,__ . , 0) 6 1 ___,_ , ____ ,_____ P ' rjlea, a I FLE 0. \ < , r A tau_ NI111111 2 - - ---- - ' 'worrefil21 CO —n CY) -ic trk-ff_varrs 66. i= - 1 - -- r (I) ' - \ 1 LOMI A = .1 L.) N iN iLi I 00°$ -:.., Vicinity Map A SDR95-0022 VICINITY MAP ....,....,..... N EXrn 1 S 135D D-03618 1 S 135DD-03615 3ARTH, EDNA L ROUSE,LINDA C 1380 SW LOMITA AVE ROUSE,JOHN R .TIGARD, OR 97223 11470 SW LOMITA TIGARD,OR 97223 1S135DA-01400 1S135DA-01600 BRAHMA PREMANANDA ASHRAM BRAZIL,CLARENCE E&MARY JEAN 11515 SW HALL BLVD PO BOX 23064 TIGARD, OR 97223 TIGARD,OR 97281 1S135DA-01700 1S135DA-03501 BRAZIL, CLARENCE E&MARY JEAN BRAZIL, HENRY M JR PO BOX 23064 ELVA LA PREAL TIGARD, OR 97281 8834 SW BOHMANN PKWY PORTLAND,OR 97223 1S135DA-03500 1S135DA-02100 BRAZIL, HENRY M JR AND BROWN,MARGARET ANN ELVA LA PREAL 19065 SW JOHNSON AVE 8834 SW BOHMANN PKY ALOHA,OR 97006 PORTLAND, OR 97223 1S135DA-02000 1S135DA-01900 BROWN, MARGARET ANN BROWN, MARGARET ANN 19065 SW JOHNSON AVE 19065 SW JOHNSON AVE ALOHA, OR 97006 ALOHA,OR 97006 13135DA-02700 1S135DD-03603 BROYLES, KENNETH COSHOW, ELIZABETH I JENNIE A 11425 SW LOMITA AVE 11260 SW 90TH TIGARD,OR 97223 TIGARD, OR 97223 1S135DA-02802 1S135DA-02803 FREEDMAN, STEPHEN H& HAYNES,JAMES W&VIRGINIA E ARCHER, CANDACE 11290 SW 90TH AVE 11300 SW 90TH AVE TIGARD,OR 97223 TIGARD, OR 97223 15135DA-01800 1S135DA-02900 HUGHES, DAVID W AND WOODROW W JUNG, MARTIN MARIA BLUE,WILLIAM 11400 SW 90TH 20405 SW 216TH PL TIGARD,OR 97223 SHERWOOD, OR 97140 1S135DA-03800 1S135DD-03617 KAULUWAI CORPORATION KLOCK,CHESTER E MAE 2445-A MAKIKI HEIGHTS DRIVE 11410 SW LOMITA AVE HONOLULU, HI 96822 TIGARD,OR 97223 1S135DA-02801 1S135DD-03616 MCTAGGART, BRENT MURRAY, RICHARD D PO BOX 231207 LOWANA TIGARD, OR 97281 11440 SW LOMITA TIGARD,OR 97223 7S135DA-03000 1S135DA-01500 VIRNIG, SEAN&JUSTINE WOHFA GROUP(USA) ARVIDSON, OVE S&DENISE L PO BOX 23277 •11405 SW LOMITA AVE PORTLAND,OR 97281 TIGARD, OR 97223 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 8361 BEAVERTON,OREGON 97075 Lp9 l Notice Advertising •City of Tigard 1Fe 1 1 199 • ❑ Tearsheet Notice 13125 SW Hall Blvd. *Tigard ,Oregon 97223-819wTIGARD • ❑ Duplicate Affidavit SITE DEVELOPMENT REVIEW(SDR)95-0022 Accounts Payable-Terry • MAJESTIC OFFICE BUILDING The Director has approved,subject to conditions,a request for approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard(WCTM 1S1 35DA,tax lots 1400, 1800,3500 and 3501). ZONE: Commercial Professional(C-P).The C-P zone permits AFFIDAVIT OF PUBLICATION a range of professional office uses and business services.APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, STATE OF OREGON, ) 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and COUNTY OF WASHINGTON, )ss 18.164. I, Kathy Snyder -- - --- - - - being first duly sworn, depose and say that I am the Advertising ■ ;�■ IIII Director, or his principal clerk, of the Ti gard-Tua1 at i n Times e a newspaper of general circulation as defined in ORS 193.010 All."" ' �"�and 193.020; published at Tigard in the rJ/ aforesaid county and state; that the ��� SDR 95-0022 ;'ijhstic Bldg. �� �� a printed copy of which is hereto annexed, was published in the • entire issue of said newspaper for ONE successive and ` - consecutive in the following issues: ,,,I, JEN MI MI December_ 7 , 1 c-c _, 7,,i,..MI, •11111 milk - •� -� II I MI NI 1.t./ -1•{t 1 , Subscribed and sworn o ore me this 7th day of December,.] art ""°s"_ li MEI me Jr, Ngtt-y Public for Oregon :_;—; =` _ w/ ` I� My Commission Expires: -- u. � ' AFFIDAVIT Am II /�� \ 7 ttftftftfti•II ' The adopted finding of facts,decision,and statement of conditions can be obtained from the Planning Department,Tigard Civic Center, 13125 S.W. Hall Blvd., Tigard, Oregon 97223. The decision shall be final on December 17, 1995. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing an appeal is 3:30 P.M.,December 17, 1995. TT8361 -Publish December 7, 1995. - FAX TRANSMITTAL PLACE UNDER CITY OF TIGARD LOGO DATE: 12/01/95 TO: Sue Curran, Legals (fax) 620-3433 FROM: Patricia Lunsford, City of Tigard (Ph.) 639-4171 SITE DEVELOPMENT REVIEW (SDR) 95-0022 ➢ MAJESTIC OFFICE BUILDING The Director has approved, subject to conditions, a request for approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. (PLACE VICINITY MAP HERE) The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department, Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on December 17, 1995. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing of an appeal is 3:30 PM on December 17, 1995. TT PUBLISH DATE: 12/7/95 SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REOUEST FOR COMMENTS I / I V 1S1351'-03800 CO 1S135DA-c 700 1S135DA-02100 r- • 1S DA-02000 I- • 18135DA-02:03 1 S 135DA-02801 1 S 135 0 0'900 Q 13135DA-0281 15135D- 01800 IS'35DA/ 11e 1S135DA-03501 1 S135DD-0361: 1S135DA-02900 135DD 0361 '1 S135DA-01 91 1 S135DA 03500 15135DD-0 :13 S135DD-0361. 1 S135DA-01600 15135DD10 :1, 1.135DD-036 5 1S135DA-01500 1 S135DD 0 :15 1.135DD-036 4 1S1 De-1 •1) 1S 35D- 01300 1-$135DD-0 :�'• .135DD-036 3 1S135DA-01401 1S135DD-0 :0.4 15135DD-01.•1 1 .135DD-036 2 O1 c∎135DD-0 .18 1'.135DD-0 • 1 1S135DD-01800 1 S135DD 0 .19 15135DD-11600 LOMITA 1'•135DD-0 :•0 135DD-• 1S135DD-03703 T 1S135DD-02:0 J�- 1r 111DD-113300 / 4/! irfoAlk N 7 }+ gd0, 000 CITY OF TIGARD, OREGON SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. 51.3k) 6622 OTHER CASE NO'S: RECEIPT NO. q.s- 77O s L( APPLICATION ACCEPTED BY: aa DATE: q/8/19- 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION ( (1- Q I gc.-(4) ✓ (A) Application form (1) IOwner' s signature/written TAX MAP AND TAX LOT NO. 'J-L jTL I boo authorization 1517)5-PA 37°0 .ate X10°) [ j (C) Title transfer instrument (1) SITE SIZE 1q ,ncro jar ✓(D) Assessor's map (1) PROPERTY OWNER/DEED HOLDER* y 7e--a,-t-1-G H4z,,,Arc, G (E) Plot plan (pre-app checklist) ADDRESS 2-S ( PHONE (o SS- La 3 k -(F) Applicant's statement CITY ( 7L��- A l0 ZIP q--7vZ 7 (pre-app checklist) APPLICANT* Sa„r, e prs nrs.,„„ (G) List of property owners and ADDRESS PHONE addresses within 250 feet (1) CITY ZIP V (H) Filing fee ($ I S 00 ) *When the owner and the applicant are /different ✓ (I) Construction Cost Estimate people, the applicant must be the pur haser of record 004�� or a leasee in possession with writte6 authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written 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/ZONE DESIGNATION: 2. PROPOSAL SUMMARY l• IP J i P The owners of record of the subject property / request site development review approval to «.T_ allow WwLD,44o of GNp Z' ST1('- UFFiCE Approval Date: [3uiw ■^'(s. Prim P2 r(A.M-r> <ATE- Final Approval Date: 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: L0Jc Aim—,�tsTn� i TL 3S( 1 a- I20o 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 �L% -ry b 19 45 SIGNATURES of each owner (eg. husband and wife) of the subject property. 14L1 V4W4111W4 (KSL:pm/0524P) -e tAfre i-46 +� Z ✓l o gi^ t"-' kijtv(-- LACt LiQvi40• JI quae ace " 2 s• C Gc(��c'C Pic, 6 7 () c't kU uss, ) 6 . t<K J,r2,7 t/e ._2 0 C k u,fc f40 St 2 \h 4aLt+ /inu4sZ �'L'ltcv 4c4e --SSa�- CITY OF T;GARD OREGON PROPOSAL DESCRIPTION FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0022 FILE TITLE: MAJESTIC OFFICE BUILDING APPLICANT: Majestic Homes, Inc. OWNER: Same 25 82nd Drive, Suite 102 Gladstone, OR 97027 (503) 655-6263 REQUEST: The applicant requests approval to develop a two story office building of 22,600 square feet. LOCATION: 11481 SW Hall Boulevard (WCTM 1S1 35DA, tax lots 1400, 1800, 3500 and 3501). ZONE: Commercial Professional (C-P). The C-P zone permits a range of professional office uses and business services. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. CIT: East 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 (ARBORIST REPORT) STAFF CONTACT: Mark Roberts (503) 639-4171 x317 SDR 95-0022 MAJESTIC OFFICE BUILDING 10J/24/95 PROPOSAL/REQUEST FOR COMMENTS '°/ 0 S G� / /darrailtvge HALL PARK OFFICE CENTER 11481 SW Hall Blvd; Tigard, Oregon Tax lots 3501 & 1800 NARRATIVE September 6, 1995 To. City of Tigard Planning Dept Attn: Mark Roberts APPLICANT/OWNER: Nedco Development Contact: Mike Nedelisky, Rick Nedelisky 25 82nd Drive Suite 102 Gladstone, OR 97027 Ph: 655-6263 ARCHITECT: LRS Architects 1121 SW Salmon St. Portland, OR 97205 Contact: Daniel Purgiel Ph: 221-1121 Nedco Development proposes to build a 2-story wood frame office building located off of Hall Blvd. and borders Hwy 217. The Comprehensive Plan Designation is Commercial Professionsal. The Hall Park Office Center (HPOC) building meets the following requirements of the City of Tigard. The maximum building height allowed is 45'. HPOC has a maximum building height of 35'. The minimum setback requirement is 0'. HPOC is setback 3' . Where the building adjoins residential, it is setback 20' with a landscape buffer as required. The property area is 49,090 square feet. The minimum parking spaces allowed for this type of use is 64. The parking allows for 64 spaces with 47% at 23,020 square feet. The parking space breakdown is as follows: 49 standard spaces, 12 compact spaces, 3 handicap access, 1 van, and 2 regular. HPOC meets the minimum access width of 30' and also meets the minimum pavement with of 24'. The site also meets the Tualatin Valley Fire District fire access requiremnts. The building meets the maximum area allowed per floor for a 2-story office building with an actual square footage of 11,300 per floor. The actual total square footage is 22,600 square feet. The required space needed for landscaping/open area is 15%. HPOC meets this requirement with 30% (14,700 square feet) landscaping. The proposed building has one elevator, one toilet room on each floor, and 1 hour fire msistive corridor as required. The applicant has notified and met with the neighboring property owners within 250' of the proposed site. The response has been favorable. The proposed building site contains significant stands of trees. The attached Arborists report and tree survey shows what trees will be preserved. The architect and the applicant have put a concerned effort to preserve trees where possible. The building was placed on the site where the least amount of damage to the existing trees would occur. Respectfully subimitted, Ne*o Development I • •• . X2 :27 PM —P. 05 a •� / ` 2401 _ J ' 100 73evos-ov'541.4or-c..... S v. N •C.6.1633 •; •� $ 1G 2402 • "'.0 IS FURN{8HEO AS A •44 AG �� � -xwENlEMCE BY: to 1 200 1..W11R� TITLE •.• w .'/.0 o' 18 NOT A �; >� 2300 •• .t Y f --- ..t __� 8U SURVEY AND DOES NOT ..92.4C --t a LOCATION OF ANY IMPR)vEMEJ J ¢ JMFANY ASSUMES NO UABIilr'Y FOR .RS rFiQ IN, 300 .P # 1.sindr--ol�GY� ,• c ���7 LEI 4 �� ; t Kr fo i * 125 • • 2202 x — — —-- — —. �'"� ' TRACT 400 .46 AC a o b X 44 -- .'--, ^ I 2200 �. _ r° 500 . Ir 4. ''o. �� �q� 3800 ' •2s AG E 2 •444a 4 '�' .t' +y�• s / 2100 # I o • GOO •- a ,,La 4a C 0 al AC : €Zt ti0 O 2000 I ■ �sAG IS rbt =_4/ •� — — so 4 t- ; S Lee 4t. a f. iS J 1 ro 800 Pt 8„/ 5 2801 M J x y~ 190p I I:: : _ r NI 13 y '4 1 M I AC, . • ,'� s.' 32 � r S.W PFAFF ST. >r• q UOo w'so'c rayr 1000 i 3s q�t .u.ad .PS AG at: `ill r x SeE • :� IS I ��v.l V' t03.14 tX00 �1 �� �- 4r roe 20 N.• 3500 ". ..1*,.., / '81 = =o y • 3 ,. = 1600 —{ _ 1. 1400 1. . # 64.",4_-• .1��u i .s /.70.10. paKS....{y<;-- i 22 , \ •'.. .3-20 PCACC,i I Iu2tYQ! &LH,. ' K .1300 r, )�„�r I401 ..12.4a r z i ,J Rs l TtAA w 23 ti• Q At• • _, r l C.S.3060— a G- ¢0 24 scoROiai I. OLC SS; 4. / ° / • f.) 114.7? w U •'•• •S 41241.111,.41241.111, •'•• • I,1 — 41241.111, .— S. I14.4 ,,,c�' FOR ASSESUENT PURPOSES ONLY t 71.27 rf 11°Ty j(�[��V DO NOT REt.Y ON FOR AlJY nrucn .. T I r+ A .e•el'_ . C) 35010) cc- H BS'54.53" W 30 Q0' \ POINT OF H BENNING (� f OF ��� c'.J S 88"5¢'$3' L� �ACCESS m WING 230.25' EASEutFNT 'Sr- .iii, 3Q04' -+� Q "« - 15‘00r J •-• 1 'Cr o, f �w� �f I CD i CE C-) �_ Q + JOB O. 94—220 -14 N I g I �1.RCEL I z1 S 9000'00 E WC -t- 1 387.7T $[oQO 30.00' VARIABLE WIDTH °� (� o� (1.1"-' ACCESS EASEMENT $ 89'i t'11` W 'n o t7 ___i 15.00` SN�I17tRY ---" 289.65' in _-1 z 13 W I3 SEWER EASEMENT d z iv 1.„ 7 07 26.66' .�• 101) \` G : A z an iv, .. CI) 8 i2 f El500' t 1 i 15.01' rn N 88'$3'12 W GI i t. ' F w . t RE''tJRN T0: $T i' :1f'T T1Ti ? (`(lt�'^!A.�`'r 1:0 ?`1 ' Q.f2-0 SrlwART TITLE-TU.ii: uui.a,��iW! (�l L�.ICilJcr. BELnW SD ).P9020 SW WASH. SQ. RD. #170 PORTLAND, OREGON 97224 EASEMENT In consideration of the sum of One Dollar ($1.00) and other valuable consideration, William Blue, David W. Hughes, and Woodrow W. Hughes as tenants in common, record owners of real property in Washington County, Oregon, known as 1S1 35Da Tax Lot 1400, more particulary described in Revise Exhibit A, attached hereto, (Grantor) convey to William Blue, David W. Hughes, and Woodrow W. Hughes as tenants in common, record owners of real property in Washington County, Oregon, known as 1S1 35DA Tax Lot 1800, (Grantee), the perpetual, exclusive right to use a strip of land across the property of Grantor described as follows: A STRIP OF LAND OF VARIABLE WIDTH OVER THE EASTERLY PORTION OF PARCEL I OF SURVEY NUMBER 22.707 OF SURVEY RECORDS OF WASHINGTON COUNTY, OREGON, IN THE SOUTHEAST QUARTER OF SECTION 25, TOWNSHIP 1 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A 5/8 INCH IRON ROD WITH A YELLOW PLASTIC CAP INSCRIBED "D.E.A" MARKING THE NORTHERLY NORTHEAST CORNER OF SAID PARCEL I AND THE WEST LINE OF "METZGAR ACRES TRACTS", A DULY RECORDED PLAT, WHICH BEARS NORTH 02°00'48" EAST A DISTANCE OF 127.19 FEET AND SOUTH 88°54'53" EAST A DISTANCE OF 230.25 FEET FROM A 5/8 INCH IRON ROD MARKING THE SOUTHEAST CORNER OF LOT 14, "LOMITA TERRACE", A DULY RECORDED PLAT; THENCE SOUTH 01 °08'16" WEST ALONG THE WEST LINE OF LOTS 22 AND 23, "METZGAR ACRES TRACTS" A DISTANCE OF 110.16 FEET TO A 5/8 INCH IRON ROD WITH A YELLOW PLASTIC CAP INSCRIBED "D.E.A" MARKING THE SOUTHWEST CORNER OF SAID LOT 23, "METZGAR ACRES TRACTS"; THENCE SOUTH 90°00'00" EAST ALONG THE SOUTH LINE OF SAID LOT 23 A DISTANCE OF 287.77 FEET TO A 5/8 INCH IRON ROD WITH A RED PLASTIC CAP INSCRIBED "D.E.A" MARKING THE WEST RIGHT-OF-WAY LINE OF S.W. HALL BOULEVARD; THENCE SOUTH 00°00'00" EAST ALONG SAID WEST RIGHT-OF-WAY LINE A DISTANCE OF 32.07 FEET TO THE NORTHEAST CORNER OF PARCEL II OF SAID SURVEY NUMBER 22.707; THENCE SOUTH 89°11'11 " WEST ALONG THE NORTH LINE OF SAID PARCEL II A DISTANCE OF 289.85 FEET TO 5/8 INCH IRON ROD MARKING THE NORTHWEST EASEMENT - page 1 CORNER OF SAID PARCEL II; THENCE CONTINUING SOUTH 89°11 '11 " WEST A DISTANCE OF 28.68 FEET TO A POINT; THENCE NORTH 01 °08'16" EAST PARALLEL WITH THE WEST LINE OF SAID LOTS 22 AND 23, "METZGAR ACRES TRACTS" A DISTANCE OF 147.33 FEET TO A POINT ON THE NORTH LINE OF SAID PARCEL I; THENCE SOUTH 88°54'53" EAST ALONG THE NORTH LINE OF SAID PARCEL I A DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING. CONTAINING 14,235 SQUARE FEET, MORE OR LESS. The terms of this easement are as follows: 1. Grantee shall have all rights of ingress and egress upon this easement strip over Tax Lot 1400, and to and from Tax Lot 1800 (including the right from time to time, except as hereinafter provided, to cut, trim and remove trees, brush, overhanging branches and other obstructions) necessary for the Grantee's use, enjoyment, operation and maintenance of the easement hereby granted and all rights and privileges incident thereto. 2. Grantee shall have the right to use, construct, reconstruct and maintain an access driveway located upon the easement strip for purposes of access. 3. Grantor shall not grant or assign use rights in said easement to third parties. This easement is for the exclusive use of Grantee, its assigns, invitees, independent contractors and successors in interest. In the event Grantor desires to use said easement for road purposes, Grantor shall obtain Grantee's written permission for such use in advance. Grantor's use shall not impair, or diminish Grantee's use of said easement. The parties shall cooperate during periods of joint use so that each party's use shall cause a minimum of interference to the others. 4. Grantee agrees to indemnify and defend Grantor from any loss, claim or liability to Grantor arising in any manner out of Grantee's use of the easement strip. Grantee assumes all risk arising out of its use of the easement strip and Grantor shall have no liability to Grantee or others for any condition existing thereon. 5. This easement is appurtenant to the real property owned by Grantee (1S1 35DA Tax Lot 1800. 6. The duration of this easement shall be perpetual. 7. This easement is granted subject to all prior easements or encumbrances of record. 8. This agreement shall bind and inure to the benefit of, as the circumstances may require, not only the immediate parties hereto but also their respective heirs, executors, administrators, and successors in interest. In construing this agreement, where the context so requires, the singular includes the plural and all grammatical changes shall be made so that this agreement shall apply equally EASEMENT - page 2 • to individuals and to corporations. DATED this �C914day of , 1994. IN WITNESS WHEREOF, the parties have caused this instrument to be executed this date. �- David W. Hughes, or /7 David . Hughes,(& ntee — '.•••row . Hug for row W W. Huge rarl (I\J J William Blue, . tor William Blue, ( rantee STATE OF OREGON, ) STATE OF OREGON, ) ss. ) ss. County of County of ) This instrument was This instrument was ac wledged before me on acknowledged before me on , 1994, by , 1994, by ,6a.d,rp lei . 4e s UW oGCN0 k). G h.e 0€111`a. ia Grantors Grantees Notary ' 'tic for Ore:on Notary Public for Oregon My commission expires: c /1,23/9Y/ My commission expires: OFFICIAL SEAL SIGRID M.DAVIES ,ti•.•. NO1 ARV PUBLIC-OREGON `MY COMM SSION EXPIRES EB323, 1988 EASEMENT - page 3 • Order No. 94090402-W REVISED EXHIBIT "A" PARCEL I: Beginning at the Southeast corner of Lot 23, Block "0", METZGER ACRE TRACTS, as shown by the duly recorded plat thereof, in the County of Washington, State of Oregon; thence Westerly along the South line of said lot 300 feet, more or less, to the Southwest corner of said lot; thence North along the West line of said Lot 23, 75 feet, more or less; thence Easterly and parallel with the South line of said lot, 300 feet more or less; thence South and along the East line of said Lot 23, 75 feet, more or less, to the place of beginning. EXCEPTING THEREFROM a parcel of land located in the Northeast one-quarter of the Southeast one-quarter of Section 35, Township 1 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Commencing at a found 2 inch iron pipe at the Southeast corner of the David C. Graham Donation Land Claim No. 52, said point also being the initial point of GRAHAM ACRES; thence tracing the West line of the Thomas Stott Donation Land Claim No. 53, South 1' 46' 47" West 829.76 feet to a point on the South line of Lot 23, METZGER ACRE TRACTS; thence tracing said South line East 282. 60 feet to a found 1/2 inch iron pipe 30 feet, more or less, West of the centerline of Hall Boulevard (County Road No. 947) and the true point of beginning of this description; thence South 65.08 feet; thence South 89' 11 ' 11" West 291.77 feet to a point on the monumented West line of METZGER ACRES TRACTS! thence North 1' 01 ' 00" East 108.05 feet; thence North 89 11 ' 11" East 289.85 feet to a point 30 feet, more or less, West of the centerline of said Hall Boulevard; thence South 42.93 feet to the true point of beginning of this description. PARCEL II: part of the Southeast quarter of Section 35, Township 1 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, and described as follows: Beginning at an iron pipe which is North 2' 03 ' East 499. 27 feet from the Southwest corner of the Stott Donation Land Claim; thence from said iron pipe and true point of beginning North 88' 00 ' West 209.78 feet to an iron pipe on the Easterly line of a proposed roadway; thence continuing North 88' 00 ' West 25.0 feet to an iron pipe; thence North 2' 55 ' East 186.8 feet to an iron pipe; thence South 88' 00 ' East 25.0 feet to an iron pipe on the Easterly line of the aforesaid road area; thence continuing South 88 ' 00 ' East 206.88 feet to an iron pipe; thence South 2 03 ' West 186.8 feet to the point of beginning. 5 Continued on next page ,.. • Order No. 94090402-W PARCEL III: The South one half of the following described tract, in Section 35, Township 1 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, described as follows: Beginning at an iron pipe which is North 2. 03 ' East 686.07 feet from the Southwest corner of the Thomas A. Stott Donation Land Claim; thence from said iron pipe and true point of beginning; thence North 88 00 ' West 206.88 feet to an iron pipe on the Easterly line of a proposed roadway; thence continuing North 88. 00 ' West 25.0 feet to an iron pipe; thence North 2' 55' East 189.25 feet to an iron pipe; thence South 88 00 ' East 25.0 feet to an iron pipe on the Easterly line of aforesaid road area; thence continuing South 88' 00 ' East 203.96 feet to an iron pipe; thence South 2. 03 ' West 189. 25 feet to the point of beginning. (4) 4111, 41100 RECEIVED PLANNING CCT2 61995 Nedco Development 25 82nd Drive Suite 102 Glaestone, OR 97027 October 19, 1995 City of Tigard Mark Roberts 13125 SW Hall Blvd Tigard, OR 97223 Dear Mark, Ned co Development would like to waive the 120 day processing period for 'iesign review, we are currently making changes to the plans at this time. Since ly, Mike Nedelisky HALSTEAD'S ARBORICULTURE •'Specialists in the care and preservation of trees"'�� CONSULTANTS • David Halstead Consultant 8 S P O Box 1182.Tualatin.OR 97062 Phone 1503)245-1383 September 5, 1995 ATTN. : Mr. Mike Nedelisky k' Majestic Homes • 25 82nd Drive Suite 102 Gladstone, OR 97027 fx 655-6579 • Reference: Tree Care and Preservation Report 1 • Location: Hall Blvd. & Hwy I-217 4 I have inspected the Hall Blvd. and Highway I-217 project, the �• trees on the site, the Topographic Plan which shows the grading, • �� and the Tree location Plan which shows the buildings, parking 4114 .4 -' and utilities that are existing and/or will be built, including driveways improvement. On this project any individual trees which is within 15 feet _ of any construction will not survive. The tree are mostly native , t, ♦`r Douglas-fir trees with very shallow root systems, are weak w/,. , because they have grown within the protection of the existing grove and by themselves have poor trunk, limb and roots systems. In addition all of the Wild-cherry trees are infected with fungus and the cottonwood trees are hazardous. This includes all of , the trees along the west and east property where the proposed • . ' parking and driveways are located. IA, We have set a side a grove of trees which lies between the west property, north parking and mostly on lot number 2 that are in fair health and structure. There are a few trees throughout the grove that are hazardous including a large cottonwood tree which needs to be removed. The rest of the trees in the grove will need therapeutic care in order to survive, but as a whole the grove should done fine, providing the following instructions are taken into considerations. Page 2 Reference: Tree Care and Preservation Location: Hall Blvd. & Hwy I-217 Before the site clearing and construction begins a pie-construction tree preservation conference will be held on site between the general contractor, contractor in charge of tree removal , and/or in charge of heavy equipment and the resident certified arboriculturist. The purpose of this on site meeting will be to introduce all parties to the specifications and sensitivity needed in the protection and preservation of the tree grove, it ' s root zone and environment. Before any site clearing takes place, tree fencing needs to be erected around those trees and/or the tree areas that will be preserved. Tree fencing can be as simple as 6 foot tall steel fence stakes driven into the ground approximately 2 feet, and placed 6 foot apart, and then attaching orange barrier fencing to the steel fence stakes. The trees to be preserved will be fenced to no less than 20 feet from the outside diameter of the trunk at ground level (DGL) . Further, it is important to maintain the the fencing during the entire project. The areas that are fenced off will become the protected areas and the stacking of building materials and the use of heavy equipment will be prohibited within these fenced areas . No personnel will be allowed into these protected areas without being under the direction of the resident certified arborist. The fencing will , in several areas, have to be adjusted from 20 feet to a smaller area in order to accommodate the buildings and parking areas . This adjustment of the fencing and any excavation or removal of brush within the protected areas will be done under the supervision of the resident certified arborist . All trees within the protected areas where the fencing will be adjusted will need therapeutic care depending on the severity of disturbance to the root zone. E Page 3 • Reference: Tree Care and Preservation Location: Hall Blvd. & Hwy I-217 The trees have been growing in an undisturbed area, they have been not been exposed to previous storms and have never had any formal care, therefore once all of the trees have been identified and fenced, a through examination will be given to each tree to determine it' s structural stability, both above and below ground, the trees health, and what will be needed for the trees survival during and after the proposed construction. If there are any trees within the protected areas that need to be removed because they are dangerous and/or will become dangerous due to the construction and everyone agrees on the tree/s removal, it will be done in a way so as not to damage other trees and/or root areas within the protected area. Removal may require climbing the tree and taking it down in small pieces. In most cases the stumps can be left without removal . If it is necessary to remove the stump it will be ground out by using a stump grinder. THERAPEUTIC CARE: Therapeutic care is described as that treatment which will be needed to insure the trees within the protected areas receive the best chance for survival . In order to accomplish this feat the trees will have to be inspected regularly during the construction process and periodically for at least one and one half years after construction is completed. Treatment is based on the the individual tree' s needs, its root zone, structural condition and health. Factors will be taken in to consideration, such as the species, soil compaction, season in which construction is done, how much root zone will be effected by excavation and the loss of native environment. Page 4 Reference: Tree Care and Preservation Location: Hall Blvd. & Hwy I-217 Trees within the protected area, though not subjected to severe construction trauma will still need therapeutically care. Organic fertilizing may be needed if the trees show signs of stress during the construction period. Treatment also consists of root pruning of roots that will be damaged during excavation. Root pruning will be done by an arborist working directly with the equipment operator who is doing the digging. Roots over 2 inches in diameter will be cut clean using a saw or other sharp tools. Once excavation has been completed and before backfilling, all tree root area will be fertilized. The fertilizing method and amounts will be determined according to the amount of root damage that has occurred. Treatment may also include pruning and cabling of the upper parts of the tree in order to insure it' s stability especially those trees on the wind ward side. A watering program may be needed during and after construction. The trees, their root systems and the environment in which they live is very fragile and sensitive to construction and will depend on complete communication and full cooperation of all contractors with the resident certified arborist. If I can be of further assistance please call . S'n�cerenly, David Halstead B.S. C.A. Name of applicant Majestic Homes , Inc . • Subject Property: Tax Map and Lot # 3501 - 1800 Address or General Location 1 14 81 _SW Had Blvd_ Ti AFFIDAVIT OF POSTING NOTICE Rick Ned e l i s k y , do affirm that I am (represent) the party initiating interest In a proposed Office Building affecting the land located at 11481 SW Hall Blvd . TIQard and did on the 2 h day of ,T„1 y , 19 9 5 personally post notice indicating that the site may be proposed for a B u i 1 d t.n R application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 11481 SW Hall Blvd . Tigard OR (state location on property) This 26 day of July 19 95 Si•' e - / Subscribed and sworn to, affirmed, before me this 26 day of July , 19 95 Notary Public for the State of Ore l/_ Q f. OFFICIAL SEAL Y mmission Expires: / / 5` ' ' LAURIE K. KINNEY / NOTARY PUBLIC-OREGON COMMISSION NO.031562 MY COMMISSION EXPIRES FEB.19,1998 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City cf Tigard Planning Division 13125 SW Hail Blvd. Tigard, OR 97223 Icgin\jo\postnotcit 4s AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS CITY OF TIGARD ) I, Rick N e d e l i s k y , being duly sworn, depose and say that on _ July 26th 19 9 5 . I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at 11481 5 W Hall Blvd . Tigard , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at C l a d e t o n e Or e gun , with postage prepaid thereon. , , trOIP—---i a I OP° • =ture' Subscribed and sworn to before me this 26 day of July 19 95 ,--AJ,i, ,.. ( 1 r--- -,,(--,v _12-11 Notary Public My Commission Expires: c- / % - 7 C) fl�'� OFFICIAL SEAL LAURIE K. KINNEY - NOTARY PUBLIC-OREGON `• COMMISSION NO 031562 MY COMMISSION EXPIRES FEB.19,1998 h:\login\jo\aifmail.c:t Meeting ti MAJESTIC HOMES INC. IS PROPOSING A CONDITIONAL USE AND SITE DEVELOPMENT REVIEW FOR A 20,000 SQ. FT. OFFICE BUILDING AT 11481 SW HALL BLVD. Prior to applying to the City of Tigard for the necessary permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Wedensday, August, 9 1995 7:00 pm to 8:00 pm Tigard Water District Richard M . Brown Auditorium 877 SW Burnham Tigard, OR 97223 Project Developer Contact: Majestic Homes, Inc. Phone Number: 655-6263 Please Note: This is an informational meeting on the preliminary plans. These plans may be altered proor to the submittal of the application to the City. z A' � 0,,LQ 810,(9) • • "A:cDate>> «A:Name» ) Mark Roberts «A:Address» ) 6394171 CIT Number «A:CSZ» ) 13125 SW Hall Blvd. ) Tigard, OR 97223 Regarding: Majestic Homes Inc. Dear Interested Party: Majestic Homes is the owner of the property located at 11481 SW Hall Blvd. in Tigard. We are considering proposing a two story office building at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, August 9,1995 Tigard Water District 877 SW Burnham Richard M. Brown Auditorium Tigard, OR 97223 7:00 pm to 8:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submital of the application to the City. We look forward to more specifically discussing the Proposal with you. Please call me at 655-6263 if you have any questions. Sincerely, Mike Nedelisky Rick Nedelisky r ....Q. File Edit Window . Views Activities Help P. • E rfj Name list: TEMPORARY VIEW _ ME.- Calendar _la .,..„ ,z-,0 EF-..7: EEE Wag . ...-91 5- at .ailli My Delete All 111 Jan = Find Merge I els Send 20 Preferences I 1 Feb W V P Account city state .0, Setup I 8 Mar 1 Brahma Premanannnda Ashram Tigard OR le 15 Apr 4. :yr; :Brent Mctaggart :Tigard OR 22 Mai.; ; ; ; :1 i !Chester and Mae KLock :Tigard OR :::::: "U' 29 Jun :1 : :Clarence and Mary Brazil :Tigard OR :::::: 5 94 ::: ii : :Clifford and Cynthia Berger :Tigard OR ; .. . iir :+ :Craig Hopkins : .Tigard OR :: t ? t ii : :Edna Barth :Tigard OR il : :Elizabeth Coshow .Tigard OR ii Eshelman, Carl Wayne :Tigard OR iiiiii::oril Quit I ; ...... 4: Glen and Martha Bockett .Tigard OR • • • :::i:iailaill 4 4 1 :; .Haynes James and Virginia :Tigard OR / Joel Joel Stevens :Tigard OR ; il i John and Linda Bouse .Tigard OR iiiii: .................... E 4 • ..i. .3.. 4. .:. :Nir : :Mark F. Mahon :Tigard OR ..T7 • t + + t :4' :Martin Maria Jung .Tigard OR ::::::_____i 4:He' t*1. ; ; kr : :Mary Swintek :Tigard OR :::::: I* .-1::: i 1 i i Pat Wy den :Tigard OR .:. I-1 il !Richard Murray •:Tigard OR :.:.:. ...... i1 i Sean and Justine Virnig :Tigard OR 4 .'.•.' .. 1.1,1 ITom and Susan Henry :Tigard OR -•• ... ... t : i i :::::: :.•.• • .•:: ...... ...... + + + f .•:: ... .i. :::::: i.......:•::::....: • l' 3 I ......................................... . .. A PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES NON-RESIDENTIAL -,p ' j'I+, • G�' , CITY OF TIGARD DATE: 7 6 -,L STAFF: / / . >7. APPLICANT: M4Q E Ik Movies -�k� AGENT: i44 < Gt�e-/%. -6l Phone: ( ) /c5 6 2.. Phone: J ) PROPERTY LOCATION /� �' ADDRESS: ' `or 6�G�CI� S� . 7<SUe TAX MAPITAX LOT: 15'/ 5 � 4- , vivo, /©�S sSG( Q- /. 6() NECESSARY APPLICATION(S): � , U P_1(3 ea 0(.21.0 c e i PROPOSAL DESCRIPTION: 0 eUel 0A ..P ' Pr o1,T-e l �s/CO - -1 �lia.t - - COMPREHENSIVE PLAN DESIGNATION: C)a l 041,d 4s.S:CKar / � .- P ZONING DESIGNATION: Go /rr,e'c-/df A a.5- ),,-pa/ C c Jo CITIZEN INVOLVEMENT <--e_.42_ I /51-7-0- Re TEAM AREA: Q PHONE: (503) 4 ed 1- iced( O ttl&Lodieva( NI.15 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 4466 sq. ft. Average lot width: ft. Maximum building height: vs- ft. Setbacks: front/1ow� ft side 'fr1 ' ft.)k rear PL.- ft..*— corner 20,rslxft. from street. Maximum site coverage: X% Minimum landscaped or natural vegetation area: / 5 % 4 1441/4/: (Refer to Code Section 18. PI C 1 eo.- v ls)�� iihire` w,,c/ Pik,.�-4`- � f - �a,•-lC to Vic✓eevtA Verul.4ewrQ�c/ 5 s , 6,e,44. -fit-- 1--‘e 4 ¢ k) d P 1 I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS ��, �rcJ�,,Jn1� 'Is r 4Ity lip, S1a Ir be 't J Minimum lot frontage: 25 feet unless lot is created through the minor land partkion process./Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 YON-Residential aooiicationiPtanring Ceoartment Section M , The depth of all lots shall not exceed 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of. • the applicable zoning district. • (Refer to Code Section 18.164.060 Lots) —-- –— -- SPECI BACKS / • Streets: , feet from the centerline of /7 / . • Established areas: feet from . • Lower intensity zones: N feet, along the site's 1- # boundary. • Flag lot: 10 foot side yard etback. (Refer to Code Section 1 6.040 and 18.96) SPECIAL BUILDING HEIGHT PROVISIONS Building Height Exceptions • Buildings located in a non-residential zone may be built to a height of 75 feet provided: • A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least Y2 (half) of the building's height; and • The structure will not abut a residential zone district. _/ t..._ (Refer to Code Section 18.98.020) - PARKING AND ACCESS Parking shown on preliminary plan(s): Required parking for this type of usl 1rL / 11 0 de-a., pe, Q – ,a�2,„,-� �/,,,,._ot Secondary use required parking: lee/ 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: (kzk._ Minimum access width: - e2 . Minimum pavement width: 2-4 t=•e44-- t All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: lj . t • (Refer to Code Section 18.106 and 18.108) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 NDN•Residential appiicationlPlanning Department Section WALKWAY REQUIREMENTS Walkways shall extend from the grou 'oar entrances or from the ground floor la' of stairs, ramps, or elevators of all commercial, institutional, and industrial ues, to the streets which provide the required acLess 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 REQUIREMENTS Every commercial or industrial building in excess of 10,000 square feet shall be provided with a loading space. The space size an location shall be as approved by the City Engineer. (Refer to Code Section 18.106.070.090) CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, road/railroad, and roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) (SUFFERING 7�iVD S1NING -- — _ In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent avifoliments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Communi Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: s'.7/ ft. along north boundary. �� ft. along east boundary. /1/D ft. along south boundary. '2– 1Y' 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. 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 applicationlPlanning Department Section SIGNS. —� . Sign permits must be obtained prior tr 'allation of any sign in the City of Tigard. 3uidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be peltnitted if the sign proposal is reviewed ak part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings, Officer. r� (Refer to Code Section 18.114) SENSITIVE '1/ .S The Code prov regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, land areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areal at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands area , d their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on .ns submitted with the development application. Chapter 18.84 also provides regulations for the use, pro tion, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of :1-year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development applicat ' (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 a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Section 18.32) CODE SECTIONS 18.80 18.98 �v 14 C.- 8.150 18.84 100 1/ 18.116 18.160 18.88 .102 20 18.162 18.92 8.106 18.130 18.96 X8.108 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 use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. RECYCLING Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 NON-Residential applicationiPlanning 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, to 20 ay public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard /a "k(c{ r)---s„Y%x . A basic flow chart which illustrates the review process is available from the Planning Division' upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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: 'G/i G 16—fib I✓ IVI CITY OF TIGARD PLANNING IVISION PHONE: (503) 639.4171 FAX: (503) 684-7297 h:llogimpatty(masterslpreapp.crost (Engineering Section:masterslpreapp-c.engl CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 NON-Residential applicationiPlanning Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT �•,,, APPLICATION CHECKLIST 'ICI CRY T 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- Date: 9 I APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies `2 E) Filing Fee $ — roe_ SITE-SPECIFIC MAPS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS A) Site Information showing: No. of Copies --zd 1. icinity map 2. 'ite size & dimensions 3. ontour 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% .—s (c) Unstable ground a� (d) Areas with high seasonal water table �r (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats _8- (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 t � LAND PPLIGATION/LIST PAGE 1 OF 5 8) Site Development Pla idicating: J. of Copies ?� r U 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 d� (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area ��- (d) Pedestrian and bicycle circulation (e) Outdoor common areas �l- (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site e�—f (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions t�J 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 ar----- C) Grading Plan Indicating: No. of Copies-o The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios (c) Soil stabilization proposal(s) (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report otl (b) The validity of sanitary sewer and storm drainage service proposals rX- (c) That all problems will be mitigated and how they will be mitigated LAND USE APPLICATION J LIST PACE 2 OF 5 D) Architectural Drawings Indicating: No. of Copies 2-G The site development , I proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 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 et 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 PY 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Prelimina Partition/Lot Line Adustment Ma. Indicatin_: No. of Copies 1 . The ow -r of the subject parcel ❑ 2. The owne 's authorized agent ❑ 3. The map s ,le (20,50,100 or 200 feet=1) inch north arrow and date ❑ 4. Description • parcel location and boundaries ❑ 5. Location, widt' and names of streets, easements and other public ways within and djacent to the parcel ❑ 6. Location of all per 'anent buildings on and within 25 feet of all property lines ❑ 7. Location and width of -I I water courses ❑ 8. Location of any trees wi in 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% ❑ 10. Location of existing utilities a d utility easements ❑ 11. For major land partition which reates a public street: (a) The proposed right-of-way 'cation and width ❑ (b) A scaled cross-section of the oroposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not prclude efficient future land division where applicable ❑ LAND USE APPLICATION./LIST PACE 3 OF 3 I) Subdivision Preliminary Plat Map and Data Indicating: No. of Copies 1. Scale equaling 3(x,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements ❑ (b) Public and private sanitary and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants ❑ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. ❑ 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings ❑ 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application ❑ LAND USE APPLICATION/LIST PAGE 4 OF 5 J) Solar Access CalculatiG...,: o K) Other Information No. of Copies 0 h:Vogin\p any\rnasters\Itkl ist.mst May 23, 1995 LAND USE APPLICATION J LIST PAGE 5 OF 5 A PUBLIC FACILITIES OF CITY OF TIGARD The purpose of the pre-application conference is to: OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. 74e-zFs3 3z ' Ems►-sew Approval of a development application for this site will require right-of-way dedication for: (1.) to feet from centerline. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: 007 /0749 04 044^ 4-401 445r- (1.) street improvements will be necessary along (2.) street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3 Residential ApplicationiEngineering Department Section In some cases, where street impro' its or other necessary public improvemer ire not currently practical, the street improvements may be deferred. In su, uses, a condition of development approval n,. .,e specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve: (1.) (2.) . Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) g inch line which is located in LO/1417 Z- a4k' ' . The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's j Zktl1g6t L91 -S/Te- GO /s?! /c-fcwJ ��SEiH Fr/2_ /11fr1 w/ z.../A.16- ,ems X7 $/s/OA) - frm Water Supply: The G/Y h3/ �i-, �/// Water District Phone:(503) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. • Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. +/SPY Gi46- 424,257/4-1.- g airr lcovi--- Other Agency Permits: Storm sewer improvements: y0A01iOA7' 4"' ,4litsc... pukAi4.46. /!may 193' igeffroue STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on-site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and/or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. Opt/-'4cll G!/O'L 99601477' fieramzial CITY OF TIGARO Pre-Application Conference Notes Page 2 of 3 Residential ApplicationiEngineenng Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PA y ,- — 0,(900 N /�• 3Vo x i� _ X23 8/3)Cz > Z !V v STREET OPENING PERMIT �7`;� No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. 4- EAI M) z4 AJ4 fir,Yuurr / 77L4 l i' LON8 FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. . / PREPARED BY: ENGINEERING DIVISION PHONE: (503) 639.4171 h:,loginipattylpreapp.mst feng.section preapp.eng) January 11, 1995 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3 Residential Application/Engineering Department Section aft 230 -41% 1f„ —_II vi I - 1 iimemo 1• X< = i - - X V 28.VII * 011...... ,,. I j X ■ Q H 222. i C 3 X 0 � � . T R E E S 222. 3 ° . . ?20 © 0 X 8 R. CULT. FIELD X • 236.6 1� 0 C. X32. X +`b - X X it X �`o • X 00 © X 0 0 0 i •e:: :: I X C X 229.0 X �, c'o 11111111 I Ox I is # 0 0 _1 Air _ N S 0 _ 0 C3 Q © © A 4 X �/ L�� B R a T R. O� 0 r- X 2272T X qr X ilk © O 22oMH C f t r , 232.2 s C� -- — / l — — �\ • oX /O c. ,r3 III o Q � ccz? X I Q - -,\ /-- 1 f',\ • • MK s 23 i l .E X I X X i ' 'd �© _ --> ,t Q X i� ' Syl 2283i a o �_ r " 1 \i lab r- 0 © I BM. P6l��o ;z4) \ c i w Iiii=I,,,,le M--11116"1"4-A i r. a 1111-14.4' , 29%8. o illr 1131I• II glillialli 220 ik a api j,,,0H. - A'17.59 41 Ali NW Ell r ' X- X C. i •� > Q 415-9 ilfilMH. ' 3---X Cl ° 111113-N- W '� ° o linAirlii gel to at LirliiiiiMb ' 4 --17 0 pm A , r-rliil 4a a. X _../ m`�� X 0 4 ..... P. P. C3 C. 4, WO'I! 3 s s , I PAVED PARKING 'S I 1 C3 © d y © •i __„)/ im tipma a o g 1 S. C X X L 2�0.� / Q 3 2/O X o Al H. �- Mo + a Q� X - i/ �� pli X 210.5 j ) 1�g e M H.vi T - -..� ,1! log I PAVED P. '> ++ TRAILER PARK _,'^• C. 0 ,_ o 4 VI C �ittiliittlelr X X rir l'• t ji• s f . 1 il Q Q N / 205.8 X • D rill, ::;277 i 0 11/4��Q s PAVED PARKING tt / 1 c _ _ 4 _.. _.. / 1 ,1 C. c. r, __-1 0 P -. t `� 4111P PP H , HOMES INC. • ZUMMLINii June 22, 1995 City of Tigard Mr. Dave Scott 13125 SW Ha11 Blvd Tigard, OR 97223 Re: Office.Building Meeting Dear Mr. Scott, This letter is to request a Pre-application meeting with the City of Tigard regarding the building of an office building off of Hall Blvd. Our intent for this meeting is to discuss the following: 1. Lot-line adjustment to make TL's 3501 and 1800 one lot. 2. Build one 18,000 square foot office building or three 6,000 square foot office buildings..(discuss the pro's and con's of each) Please advise us to an appropriate time to meet to discuss the above mentioned • items. We have attached 2 copies of our proposal to this letter. • Si cerely, • Mike Nedelisky Majestic Homes , Inc. ( 503 ) 655-6263 25 82nd Drive Suite 102 Cellular 936-55.86 Gladstone, Or. 97027 Facsimile 655-6579 . rr, �� ��y•• \/t, • ��•\^ ' + < V•; / 2100 .I 49 Q• 0 62 s'• 0 BLKildi /�>/ ' I W h s 4975 '° r+ � I 2000 Q_..1 O ocs AC © 15 encj 3 % --ii 5 / O 7C l to fG ` r°'1I 'P o O " 803 1 2801 W vi 0 '4 Ac. 1,` �QS Ac. n N I U S x'�0 O o = ►1800 I 1900 N �c6/�.�p 1 C)I N S .64 AC.F.-7- .05. 9• s • 18 120 _ ( 1 Mee•w f 802 s x111J ; 'l . , ,64c. b o I �. / / -14 ® C.S. 5327 0.' 0 w • A )/ . O 100.96 • 73.61' a 473.3 M/L 66.5 20 M61•30'30"E 162.7 n kl „1 3501 ; 4 3000y Z2Ac. N I .5OAc 7 •• ©4`l 3 tib {CL""" :1 v au . X •' 30`�379 r Is;I ' C.S.63061 Z 25 203.116 ' V (700 - -14 66.5 X20 3500 /41161`3 r .25 40 N 3 I SOAc. 4 23 - 81 n _ H 1r a 1600 SEE MAP d .42 AC IS I 35DD „W WOO / O \ 1 3 tl •• nwn I . 22 = N,I 1.75Ac, iJ a _°° 1500 n .5O AO • t 2b 206.11 n. . M66•w i j I 1 '— f I O Soo M/L -1 -1 I2.A'FMEMT 66_11611 N I40I 2e/_as_' . ' o TPAc. J 2 s I• - c — — — — — r ,,W O C.S. 3060 J N I 10'-. . /e = I n 0 O F- •13 ` 2111.77 ' :Ni t 11.3 �. 301.1 �°' S. Mee•w ' o8.7e 1f11•1I W 302.1 6.3 234.78 FOR ASSESS NT 04 THE DO NOT RE LYON °�e �HT„o,.� SSpzi /SEE MAP IS I 35DD • ZM.GO g3 This sketch is provided.'without chars, for your irdorrnation. It is not irtsnded to show all matters related to the N Property including, but not limited to,area, dimensions, easements, encroachments,or location of boundaries. it W 4:>.. E is not a part of,nor does it modify,any report or policy to which it Is attached.The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. S s, r - -i _ ts,a—j n - - r _ ' "'"" - - .•• ....' z.:. ,- -.-.,.-n 4d' . - .. - -.- - ..1' •1'. _ "T t - _. F' - "+fin - k . . ,. rt. ..R..n M. :2 -r .. - . .. t _ f�°'. _ .f•�✓ -t_ ✓r t.cf• ry�':E+ .5V v mT r M � •- • • • • RVPOSEY ti OFFICE DU! L1?!NG FOR - IK� N���LI KY IN 7IGARD.OREGON • . . SETBrC Zo • • • TL � 3,00o s� : � - 1 0 0+ t , 1 ,_ •'f L. 3501 • y ► JUNE 9,1995 -a 3 o o o , -_ I - LEE 11778Na3$ • RUFF ata III I - I STARR 13E A R C H I T E C T S ., ���. , • • ,• �p C 1121 S W.SALMON•SUfIE 100•PORTLAND•OR•97205 may,- TOT L si AGGS (503)221-1121 FAX(503)221-2077 TOTAL- 1 / . . A t i\OPOSEP - 1 OFFICE DUI LI7ING FOR - MIKE NEPELISKY IN 71GARD,OREGON • / 4/1, I tu.it-r)LN) ./1 Wity______,1 1 I i ._______.•.......... ••■••••• .r......„..) E .y 111 • 10°I. /H . 1 ® ® &H •( -\ -, .. A. I .! . I . , .. . / Ao.© �� ® I - 3 SCHEME 3 { JUNE 9.1995 ® Ji' ! LJ LEE ttMlotiit RUFF Ma STARK TIE A R C H I T E C T S '•. • • • — 1121 SN SALMON•SUITE 100-PORlLA►<Q,nRR•17245 -- 1:717 - -F- - 41 )TOTAL - SPP��S aim-tut FAX(503)m won 1 18 . 116.040 Materials Accented A. Except as provided for in Section 18. 116.050(G) and (I) , the storage area must be able to accept at least all 'principle recyclable materials• designated by the Oregon Environmental Quality Commission and other source- separated recyclables the local government identifies by regulation. 18. 116.050 Methods of Demonstrating Compliance A. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2 . Waste assessment; 3 . Comprehensive recycling plan; or 4 . Franchised hauler review and sign-off. B. The following provisions apply to all four methods of demonstrating compliance: 1 . Section 18.116.060 of this ordinance (Location, Design and Access Standards) , except as provided in 18. 116.050 (G) . 2 . The floor area of an interior or exterior storage area required by this ordinance shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. C. Minimum Standards Method 1 . Description of Method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction. 2 . Typical Application of Method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensional for the minimum size of storage areas by general use category. 3 . Application Requirements and Review Procedure: The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified. • Revised 07/13/93 Page 297-2 D. General Requirements 1 . The storage area requirement is based on the predominant use(s) of the building, (i.e. residential, office, retail, wholesale/warehouse/ manufacturing, educational/institutional, or other) . If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use(s) . If a building has more than one of the uses listed in herein and that use occupies more than 20 percent of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. 2. Storage areas for multiple uses on a single site may be combined and shared. 3. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclables. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43% of specific requirements) . Where vertical or stacked storage is proposed, the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. E. Specific Requirements: 1 . Multi-unit residential buildincs containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. 2 . Non-residential buildines shall provide a minimum storage area of 10 square feet, plus: 4 square feet/1,000 square feet gross floor area (GFA) Retail: 10 square feet/1, 000 square feet GFA wholesale/Warehouse/Manufacturirc: 6 square feet/1,000 square feet GFA Educational and Institution: 4 square feet/1,000 square feet GFA Other: 4 square feet/1, 000 square feet GFA - F. Waste Assessment M ethad 1. Description of Method: The waste assessment method tailors the storage area size to a waste assessment and management program for the specific users of a new building. 2. Typical Application of Method: This method is most appropriate when the specific use of a building is known and the type and volume of mixed solid waste to be generated can be estimated_ Revised 07/13/93 Page 297-3 • . • r -ftft ml ill__I ■, u_Il ■...______„_ ■ ■ no E. ■ql 1 all 1\ ,� - Rel6.s. V i (1) i 4 mJ lit .7 .,�A4 •,�,7 �A ■ ftft 4' a..d .7o'x6b' AJds .27 pa.k:.,yy ■ all • 1 ftft ftft O r3�s...�pl.., �)fB<a-zg;.L,�..J i�j NE imil•ft ---44■N__ 11111111111111111 ,. --..... ___;..,._ t 0