MMD1999-00015 MMD1999 - 00015
SWEET
TOMATOES
October 6, 1999
CITY OF TIGARD
Mr. Willis Fisher OREGON
Tarlos and Assoc. Inc.
17802 Mitchell Lane
Irvine, CA 92614
Dear Mr. Fisher:
This letter is in response to your request for Minor Modification approval (MMD1999-00015) at
6600 SW Cardinal Lane in the City of Tigard, Oregon to enclose the outside patio and allow for
signage on all four sides of the building. Sweet Tomatoes Restaurant is using the building
formerly known as Houlihan's Restaurant.
This property is designated for Industrial Park use and is located within the I-P zoning district.
The use of the site is listed as a permitted use for this zoning district. The Tigard Community
Development Code, Site Development Review Section, states; "if the requested modification
meets any of the major modification criteria, that the request shall be reviewed as a new Site
Development Review application."
Section 18.330.020.B.2 states that the Director shall determine that a major modification(s) has
resulted if one (1) or more of the changes listed below have been proposed:
1. An increase in dwelling unit density or lot coverage for residential development.
The proposal does not involve a residential development; therefore, this standard does
not apply.
2. A change in the ratio or number of different types of dwelling units. This criterion is
not applicable as this request does not involve a residential development.
3. A change that requires additional on-site parking in accordance with Chapter
18.765. The required parking for this use is one space per 50 square feet of dining area
and one space per two employees. With the proposed enclosed patio, the dining area
will equal 2,686 square feet which will require 54 parking spaces. With 22 employees,
the total parking spaces required will be 65. Since there are 66 existing spaces on-site
there will be no change to the existing layout.
4. A change in the type of commercial or industrial structures as defined by the
Uniform Building Code. No change in the structural occupancy type of the building is
proposed. Therefore, this criterion is not applicable.
5. An increase in the height of the building(s) by more than 20 percent. No increase in
the height of the existing building is proposed. The proposed expansion will match the
height of the existing building, thereby, satisfying this criterion.
10/05/99 Tarlos Assoc. Page 1 of 3
Re: Sweet Tomatoes Modification 1999-00015.
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
6. A change in the type and location of accessways and parking areas where off-site
traffic would be affected. This request will not require a change in accessways or
parking areas where off-site traffic would be affected. Therefore, this criterion has been
met.
7. An increase in vehicular traffic to and from the site and the increase can be
expected to exceed 100 vehicles per day. Since the proposed project will not change
the use of the building and the proposed seating is a 204 seats, 89 seats less than the
Houlihan's Restaurant (293), a traffic generation study will not be necessary. Therefore,
this standard does not apply.
8. An increase in the floor areas proposed for a non-residential use by more than ten
percent excluding expansions under 5,000 square feet. There is no expansion
proposed to the floor area. Therefore, this criterion does not apply.
9. A reduction in the area reserved for common open space and/or usable open
space that reduces the open space area below the minimum required by the code
or reduces the open space areas by more than ten percent. There is no area
reserved for common open space; therefore, this standard does not apply.
10. A reduction of project amenities (recreational facilities, screening; and/or,
landscaping provisions) below the minimum established by the code or by more
than ten percent where specified in the site plan. The proposed tenant improvement
does not require any change to the site layout or landscaping. Therefore, this criterion
does not apply.
11. A modification to the conditions imposed at the time of Site Development Review
approval that is not the subject of criteria (B). 1 through 10 above. The applicant has
provided findings that demonstrate the modification will not preclude conformance to the
original Site Development Review's Conditions of approval. Therefore, this criterion is
satisfied.
This request is determined to be a minor modification to an existing site. The Director's designee
has determined that the proposed minor modification of this existing site will continue to promote
the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding
properties provided that, development which occurs after this decision complies with all applicable
local, state, and federal laws.
10/05/99 Tarlos Assoc. Page 2 of 3
Re: Sweet Tomatoes Modification 1999-00015
• AO;
THIS REQUEST HAS BEEN APPROVED SUBJECT TO THE FOLLOWING CONDITION:
Please provide a copy of this letter when applying for permits. There is a fee for the required
permits. Please contact the Development Services Division for information on current fees.
If you need additional information or have any questions, please feel free to call me at
(503) 639-4171 ext. 317.
Sincerely,,
Mathew Scheidegger
Assistant Planner
c: 1999 Planning correspondence file
SDR95-00013/Land Use file
is\cu rpl\Mathew\minmod\1999-00015
10/05/99 Tarlos Assoc. Page 3 of 3
Re: Sweet Tomatoes Modification1999-00015
RECEIVED PLANNING
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SEP 301999
CITY OF TIGARD
J \\ TARLDS & ASSOCIATES
Architects & Engineers
17602 MITCHELL NORTH (949) 250-4117
IRVINE, CA 92614 FAX (949) 250-1676
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❑ originals ❑ shop drawings for approval ❑ reviewed as noted
❑ submittal ❑ samples ❑ under separate cover ❑ correct and return
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TAR LOS ARCHITECTS & ENGINEERS
& ASSOCIATES AIA, ARA
147802 MITCHELL NORTH, IRVINE, CA 92614 ❑ [949] 250-4117 E FAX[949] 250-1676 E-mail: tarlosaaol.com
City of Tigard
13125 South West Hall Blvd.
Tigard, OR 97223
Attn: Matt Scheidegger
Mr. Scheidegger,
Regarding our request for a site development review of the proposed"Sweet Tomatoes
Salad Buffet Restaurant" tenant improvement to the existing "Houlihans Restaurant", we
have reviewed the 11 (eleven) criteria discussed within section 18.360.050 (B) of the
Tigard Development Code and our responses are a follows:
1. An increase in dwelling unit density or lot coverage for residential
development. The proposal does not involve a residential development, therefore,
this standard does not apply.
2. A change in the ratio or number of different types of dwelling units. This
criterion is not applicable, as this request does not involve a residential
development.
3. A change that requires additional on-site parking in accordance with chapter
18.765. The required parking for this use is one space per 50 square feet of dining
area& one space per two employees. With the proposed enclosed patio the dining
area will equal 2,686 sq. ft. which will require 54 parking spaces. With 22
employees the total parking spaces required will be 65. Since there are 66 existing
spaces on-site there will be no change to the existing layout.
4. A change in the type of commercial or industrial structures as defined by the
Uniform Building Code. No change in the structural occupancy type of the
building is proposed. Therefore, this criteria is not applicable.
5. An increase in the height of the buildings(s) by more than 20 percent. No
increase in the height of the existing building is proposed. The proposed
expansion will match the height of the existing building, thereby, satisfying this
criteria.
REGISTRATIONS IN ALABAMA,ARIZONA, ARKANSAS.CALIFORNIA,COLORADO.CONNECTICUT.DELAWARE,DISTRICT OF COLUMBIA,FLORIDA,GEORGIA. IDAHO.
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MEMBER OF THE AMERICAN INSTITUTE OF ARCHITECTS AMERICAN REGISTERED ARCHITECTS
6. A change in the type and location of accessways and parking areas where off-
site traffic would be affected. This request will not require a change in
accessways or parking areas where off-site traffic would be affected. In
compliance with this criteria.
7. An increase in vehicular traffic to and from the site and the increase can be
expected to exceed 100 vehicles per day. Since the proposed project will not
change use group and the proposed seating is 204, which is 89 seats less than the
Houlihan's Restaurant (293), a traffic generation study will not be necessary.
8. An increase in the floor area proposed for a non-residential use by more than
ten percent excluding expansions under 5,000 square feet. There is no
expansion proposed to the floor area.
9. A reduction in the area reserved for common open space and/or usable open
space that reduces the open space area below the minimum for this code or
reduces open space area by more than ten percent. There is no area reserved
for common open space, therefore, this standard does not apply to the proposal.
10. A reduction of project amenities (recreational facilities, screening; and/or,
landscaping provisions) below the minimum established by this
code or by more that ten percent where specified in the site plan.
The proposed tenant improvement does not require any change to the site layout
or landscaping, however, any landscaping disturbed by the construction or patio
walls will be repaired to match existing conditions.
11. A modification to the conditions imposed at the time of Site Development
Review approval that are not the subject to criteria 1 through 10 above. The
applicant has provided findings that demonstrate the modification will not
preclude conformance to the original Site Development Review's Conditions of
Approval, satisfying this criteria.
If there are any questions, comments or additional information needed, please contact me
any time.
Thank you,
Willis Fisher
WF/lm
Memorandum 9-28-99