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SDR1996-00003 SDR96 - 00003 DURHAM 99 ASSOCIATION - WILLOWBROOK 4 CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 96-03 PC a BY THE PLANNING COMMISSION CASE NUMBER(S): SITE DEVELOPMENT REVIEW (SDR) 96-0003L PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 CASE NAME(S) DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP/HOCKLEY Name of Owner: Durham 99 Associates. Ltd. Partnership Name of Applicant: Clifford Hockley Address of Applicant: 4445 SW Barbur Blvd. City: Portland State: Oregon Zip: 97201 Address of Property: North of SW Durham Road. west of SW Summerfield Drive City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 2S1 10DC, Tax Lots 400 and 500 Request: > A request for the following development applications: 1). Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2.) Planned Development Review. Zone: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE APPROVAL CRITERIA: Community Development Code Sections 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. Action: > ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision:3 THE DECISION SHALL BE FINAL ON APRIL 29, 1996, UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of$315.00 plus transcript costs, not in excess of$500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON APRIL 29, 1996. Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639-4171. SCR 96-0003/PD 95-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP NOTICE OF FINAL ORDER BY THE P C. CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO.: 96-03 PC A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS APPROVING AN APPLICATION FOR A SITE DEVELOPMENT REVIEW AND PLANNED DEVELOPMENT. I. APPLICATION SUMMARY CASES: FILE NAME: DURHAM 99 ASSOCIATES Site Development Review SDR 96-0003 Planned Development Review PDR 96-0001 PROPOSAL: The applicant requests the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review; APPLICANT: Clifford Hockley 4445 SW Barbur Blvd. Portland, OR 97201 OWNER: Durham 99 Assoc., Ltd. Partnership 135 E. 57th Street New York, NY 10005 COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G(PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. II DECISION Notice is hereby given that the Planning Commission has APPROVED the proposal subject to certain conditions. The findings and conclusions on which the decision is based are noted in Sections IV. and V. of this report. P C.FINAL ORDER NO 96-03 PC SCR 96-0003/PDR 96-0001 DURHAM 99 ASSOCIATES PAGE 1 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 1. The applicant shall comply with any conditions issued by ODOT regarding Pacific Highway. 2. The applicant shall contact the Tigard Water Department for an application to tie into the public water line in SW Durham Road. STAFF CONTACT: Mike Miller, Tigard Water Department (639-4171). 3. The applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee for this project shall be $ 1,134.00. 4. Plan approved by Tualatin Valley Fire and Rescue. 5. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea (639-4171). The revised plans shall include the following: A. Screening of the trash facilities. B. Removal of the two (2) proposed parking spaces along the access drive off to SW Durham Road. Retainage of the existing landscaping in this area. C. Fourteen (14) bicycle parking spaces, to be equally distributed throughout the center. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Where possible, bicycle parking facilities shall be placed under cover. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. D. A row of trees screening the parking area in accordance with Community Development Code Section 18.100.130. E. Tree inventory and removal plan. F. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard. Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler, a written sign-off on the location of, and the compatibility of facilities. Relocation of existing facilities will need to signed off as well. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: P C FINAL ORDER NO.:96-03 PC SDR 960001PCR 96-0001 DURHAM 99 ASSOCIATES PAGE 2 6. All site improvements shall be installed as per the approved revised site plans. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST Section 18.164.180 Notice to City Required 7. Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. III. BACKGROUND INFORMATION Property History: The subject property was annexed into the City in 1972 (ZC 5-72). The property was changed from Washington County P-R, Planned Residential, to City of Tigard P-D, Planned Development. The Tigard Planning Commission recommended approval of the development plan and program for the Summerfield Planned Development, in which a shopping center was to be located, on February 6, 1973 and the Council adopted the Commission's recommendation of February 12, 1973. In September of 1979, a Site Design Review (SDR 26-79) was granted for phase I and II for the Summerfield Commercial Center. In August of 1983, the Planning Commission approved an applicant's request to eliminate a tenant mix restriction of 13% financial, 24% office, and 63% retail for this shopping center. On March 18, 1996, the Plannning Commission held a public hearing regarding the subject application. Staff had recommended denial of the application given the evidence in the record related to whether or not the existing restaurants could be considered off-peak users. If the restaurants could not be considered off-peak, the center did not provide the required parking necessary to serve the existing users. Therefore, the proposed building would have to be denied. The Planning Commission continued the public hearing to May 8, 1996 in order to give the applicant time to provide more detailed information concerning the "peak/off peak" criteria. At the May 8, 1996 public hearing, the applicant submiited a parking study. The Planning Commission found that the study provided sufficient evidenct to support the restaurants as off-peak users. The Planning Commission approved the request subject to certain conditions. No other development applications were found to have been filed with the City. P.C.ANAL ORDER NO.:96-03 PC SDR 96-0003/PDR 96-0001 c*DURHAM 99 ASSOCIATES PAGE 3 Vicinity Information: The site is located at the northeast corner of the intersection of SW Pacific Highway and SW Durham Road, west of SW Summerfield Drive. Property to the north and south is zoned C-G (General Commercial) and is developed with commercial uses. Property to the east is zoned R-25 (Residential, 25 units per acre) and is currently developed with the Summerfield Retirement Community. Site Information and Proposal Description: The approximately 5.8 acre site is currently developed with a 5 building, 58,025 square foot, shopping center, commonly known as "Willowbrook" Shopping Center. The site has frontage on SW Pacific Highway, SW Durham Road, and SW Summerfield Drive. The applicant requests approval to construct a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and Planned Development Review. IV. APPLICABLE REVIEW CRITERIA COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build a commercial building for either office or retail space. These uses are classified in Code Section 18.42 (Use Classifications) as Professional and Administrative Office and General Retail Sales. Code Section 18.62.030 allows Professional and Administrative Office or General Retail as permitted uses in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 360 feet, exceeding the minimum lot width standard. Developments within the C-G zone are required to provide a minimum of 15% landscaping. The plan proposes to provide approximately F 1,408 square feet (37%) of landscaping, thereby, satisfying the minimum landscape criteria. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district. The maximum building height is 45 feet. The proposed building does not abut a residential zoning district, therefore, there are no setbacks applicable to the proposed structure. The elevation drawings show the building to have a height of 28 feet. Approval Standards: Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. These chapters are also listed as approval standards for -i Planned Development Review application under Section 18.80.120.2. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code P.0 FINAL ORDER NO 96-03 PC SCR 96 6003/PDR 960001 DURHAM 99 ASSOCIATES PAGE 4 Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore, found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The proposed building is within an existing developed shopping center, therefore, there are no natural areas in need of preservation. Upon a staff site visit, it appeared that there are existing trees greater than 6 inches in caliper. The applicant shall submit a revised plan indicating the location of any and all trees greater than 6 inches in caliper. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. The proposed building does not abut a residential zone. The remaining center was approved under the Planned Development process with adjoining residential units. Screening of the parking areas to be revised with this application will be reviewed in accordance with screening standards. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, screening of the parking area has been provided in accordance with this section. It is not clear how the relocated trash facilities will be screened. Therefore, a revised plan shall be submitted which shows how these facilities will be screened. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehici gar traffic. The Police Department has reviewed the exterior lighting plan for the perimeter of the building and parking lot and states that the proposed lighting satisfies this requirement. Planned Development: Section 18.80.120 identifies approval criteria for a planned development site plan. Section 18.80.120.A.2 lists other code sections which are essentially the same approval standards as 18.120.180 (Site Development Review). Section 18.80.120.A.3.a states that site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. This requirement is satisfied as the site is a developed commercial P.C.FINAL ORDER NO.;96-03 PC SDR 960003/PDR 96-0001 :DURHAM 99 ASSOCIATES PACE property, the amount of site work will be minimal, and there are no natural areas that are in need of preservation. The applicant shall be submitting a tree inventory and removal plan for trees greater than 6 inches in caliper for the area of the proposed building and modified parking areas. Section 18.80.120.A.3.b provides standards relative to buffering and screening a proposed development site from surrounding uses and streets. This criterion is addressed in Section 18.100 below. Sections 18.80.120.A.3.(c) provides that non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the greatest degree possible, to protect the private areas on the adjoining properties from view and noise. This criteria is satisfied as the proposed building does not abut a residential zone. Sections 18.80.120.A.3.(d), and (e) refer to residential developments and as such are not applicable. Section 18.80.120.A.3.(f), (g), (i), (j), (k) are essentially references to the requirements of other Code sections dealing with access, landscaping, signs, parking and drainage and are addressed in the sections below. Section 18.80.120.A.3.(I) is not applicable as the site is not within a floodplain. Section 18.80.120.A.3.h allows the approval authority to require the developer to provide facilities relative to public transit needs such as bus turn-outs or shelters, if the proposed development abuts a transit route. Tri-Met has not requested the provision of any transit related facilities. Therefore, no transit related facilities will be required as conditions of approval. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The landscape plan shows the provision of four (4) Red Oak trees spaced approximately 30 feet apart in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan indicates screening in accordance with the requirements of this section. P C.FINAL ORDER NO 96-03 PC SCR 96-0003/POR 96-0001 DURHAM 99 ASSOCIATES GE 5 • Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a parking area, which provides 4-50 parking spaces, abuts a residential zone the required buffer and screening width shall be 10 feet. The minimum improvements within a buffer area shall consist of the following: 1) At least one (1) row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and five (5) feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10, five-gallon shrubs or 20, one-gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, ground-cover or spread with bark mulch. The proposed lot adjacent to building E abuts a residential zone. This parking lot buffer areas contains approximately 1,500 square feet. Therefore, the buffer shall contain an additional 10, five-gallon or 20, one-gallon shrubs in addition to the one (1) row of trees. The landscape plan shows the provision of approximately 71, Japanese Holly and Otto Luyken shrubs, thereby, partially satisfying this requirement. It appears that the plans show the retaining of some existing trees around the perimeter of the parking area. A revised plan shall be submitted which indicates the provision of a row of trees screening the parking area. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- way and the driveway and then connecting these two 30 foot distance points with a straight line. The plan generally complies as the majority of the proposed changes will not effect vision clearance. The only change that will encroach within the vision clearance is the proposed two (2) additional parking spaces adjacent to SW Durham Road. These spaces are within the vision clearance area. A revised plan shall be submitted which retains the existing landscape island along the access drive off SW Durham Road. Minimum Off-Street Parking: Section 18.106.020(I) (Mixed Uses) states that where several uses occupy a single structure or parcel of land or a combination of uses are included in one business, the total off-street parking spaces and loading area is the sum of the requirements of the several uses, computed separately unless the peak hours of use do not overlap. The applicant has provided detailed parking data for the existing six (6) building, 58,025 square foot shopping center. The applicant has supplied revised parking data which indicates that, given the existing uses, the total amount of required parking is 292 spaces. This is exclusive of the proposed 5,775 square foot building. The plans indicate the provision of 203 parking spaces (the applicant states that 221 are provided, staff counted 203 spaces). The applicant's submittal included three (3) letters from existing tenants (Horizon Community Church, The Grandstand and Hawaiian Cove Restaurant) which are an P C.FINAL ORDER NO 96-03 PC SCR 96-0003/PDR 96-0001 . DURHAM 99 ASSOCIATES FAGE attempt to provide information regarding the peak hour times of these tenants. The implication being that these required parking spaces would be considered non- overlapping peak hours for the purposes of providing total off-street parking spaces, thereby complying with 18.106.020(1). Of these three (3) tenants, only the Horizon Community Church can be considered an outright off-peak use. Both of the restaurants have lunch hours and lunch "peaks" to some degree, in addition to dinner hours which overlap office and retail peak hours. Since the applicant has not provided evidence demonstrating that the approximately 122 parking spaces required by these two (2) restaurants are off-peak users, the existing center does not provide the parking required by the code to serve existing tenants. This deficiency does not address the proposed building. In the absence of a study demonstrating the off-peak user allowance, the subject request should be denied due to insufficient parking. If, however, the applicant can provide evidence that the restaurants function as off-peak uses in part, or in whole, the number of spaces required by these uses may be subtracted from the total 292 required (exclusive of the new building). This reduction may be enough to show that there is sufficient parking given the demonstrated functioning of the center. This figure would then have to be updated to include the parking spaces required by the proposed 5,775 square foot building. The on-site parking provided would have to exceed the sum total of all the required parking generated by the uses, exclusive of those off- peak uses. The applicant may provide additional information for the Commission to review at the public hearing. The subject application incluc'es modifications to the existing parking area. The proposed changes generally comply with parking lot and access standards. The only area of concern is the proposed change to add two (2) additional spaces along the access drive off SW Durham Road. The purpose of Section 18.106 (Parking) is to establish parking areas having adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on-site, and at access points. Section 18.106.050(k)(1) further states that access drives from the street to off-street parking shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site. The replacement of landscaping with parking spaces in this area could provide a hazardous condition and inhibit the flow of traffic. These spaces are located only 15 feet from the sidewalk on SW Durham and are directly opposite the exit of the drive-thru lane adjacent to building A. The turning movements required by cars backing out of the parking space, in conjunction with cars entering the site from SW Durham and exiting the drive-thru could create a bottle-neck at the entrance. This situation has the potential to effect both on-site and off-site traffic. Therefore, these two (2) proposed spaces should be deleted from the proposal. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 7 disabled parking spaces if 201 to 300 parking spaces are provided. The site plan shows the provision of 10 disabled person parking spaces, thereby. satisfying this requirement. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Where possible, bicycle parking facilities shall be placed under cover. Bicycle parking areas shall not be located within parking aisles, landscape areas, or P C.FINAL ORDER NO 96-03 PC SCR 96-0003/PDR 96-0001 DURHAM 99 ASSOCIATES PAC E pedestrian ways. Fourteen bicycle parking spaces will be required for this shopping center. The proposal does not indicate the provision of bicycle parking spaces. A revised plan shall be submitted which show the provision and location of 14 bicycle parking spaces, thereby, satisfying this requirement. These spaces should be equally distributed throughout the center. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of three (3) access drives. These drives are shown to have widths of 24 feet, thereby, satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either, a minimum six (6) inch vertical separation (curbed), or a minimum three (3 foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed building would be connected to SW Durham Road, thereby, satisfying this requirement. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign- off. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall submit a written sign-off from the franchise hauler regarding the facility location and compatibility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has not submitted information regarding the existence or location of trees in the area of the proposed building. A plan shall be submitted which complies with this section. V. OTHER STAFF COMMENTS P C FINAL ORDER NO. 96-03 PC SDR 96-00031PDR 96-0001 DURHAM 99 ASSOCIATES PAGE 9 PUBLIC FACILITY CONCERNS (Engineering Department Comments) Sections 18.164.030(E)(1)( ) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: This site lies adjacent to SW Durham Road, a major collector street, SW Pacific Highway (99W), an arterial street, and SW Summerfield Drive. All three roadways are fully improved adjacent to this site and the existing right-of-way widths are adequate. The Oregon Department of Transportation (ODOT) has jurisdiction over 99W; no comments have been received from ODOT staff to date. There are no additional right- of-way dedications or street improvements required by the City. However, the applicant will be required to comply with any conditions issued by ODOT regarding 99W. Access to the new building will be via existing shared driveways from Durham Road, 99W and Summerfield Drive. No new driveways are proposed or permitted. Water: There is an existing 12-inch public water line in SW Durham Road that will adequately serve this site. The applicant's plan indicates a proposed connection to the public water line. The applicant will be required to contact the Tigard Water Department for information regarding connection to the public water line. Sanitary Sewer: This site is presently served from an 8-inch public sanitary sewer line which crosses through this site. There is an existing lateral from the public line that will adequately serve the new building. Storm Drainage: There is an existing on-site storm sewer system that will serve the new building addition. The applicant's plan indicates that the drainage system from the building will tie into an existing storm lateral. The City has agreed to enforce Su;-face Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. Because this site is relatively small and there does not appear to be room for a water quality facility, it is recommended that the applicant be required to pay a fee in-lieu of constructing an on-site facility. The fee is based upon a charge of S180.00 per 2.640 square feet of new impervious area. In the case of this project, the fee is calculated by: 16,532 square feet/2,640 x S180.00 = S1,134.00. This fee shall be paid prior to issuance of a building permit. P.C.FINAL ORDER NO 96-03 PC SCR 96.0003/PDR 96-0001 p DURHAM 99 ASSOCIATES PAGE 10 Additional Staff Comments: The City of Tigard Police Department states that the exit onto SW Durham Road needs to be a right turn only if it is not already. (Note: The driveway is a right-in, right-out only driveway.) VI. AGENCY COMMENTS Tualatin Valley Fire District has reviewed this proposal and has offered the following comments: Plans cannot be approved at this time. Hydrants shall be placed so that all portions of the exterior walls of buildings, measured along the outside and along access roadways, are not more than 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. Please provide drawings showing the location of existing or proposed fire hydrants. Not only for the proposed building in lot #1 but any hydrant affected by reshaping of the parking lots. GTE has reviewed this proposal and has offered the following comments: Developer to place conduit to GTE's specifications. City of Tigard Maintenance Services Division, City of Tigard Building Department, City of Tigard Water Department, Unified Sewerage Agency, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 17th day of April, 1996 by the Planning Commission of the City of Tigard, Oregon. {Signature box below} 7ZdAc Nick Wilson, Chair City of Tigard Planning Commission P C.FINAL ORDER NO 96-03 PC SCR 96-0003/PCR 96-0001 DURHAM 99 ASSOCIATES PAGE 11 PACIRC HWY-99 W , (r ... ., ....\. 0 _.. ....„_____ . _____-_ N , •• •____,_ ___ ..., 1) mum e i— — antiCtsitatali. — -- o • Ili 0. ° „\ t 0., � � W VI I I I 1141 11111U d • 0 ) N6,...,..- --1 \ LI ... • — ❑ "9•::•:•:::: _ - EX64iT14 BUL . D Z 1212•..•. �_ .� .; - e .•'� 1212-.+. .- --\ .„--,...\-,--wi 1---, ii,,,-, a \\- - . ..,- . a it Cr iillili [ k a Site Plan -1 t r I ' 1 ! 11 LI itt ✓ r, �; I- L-: 1 Building F SITE DA TA. _ Legend O Willowbrook .,12„ .2.112.¢ Commercial .. x21....s(5.21 Az, wansV Center 1414110 IC• t.u•s 1c1 a""C 4A 0-.�Y .AO2.O• 13200 7 [•. Ir.LO. M' •C .2=1 7 1212 -. ]ALSO.'O SACO O+ W6.7wd C ,LXY V :..!.:Vii. 1212. lLO2.0 1 —3L _--_ _ Mr.YO...MEN 'can Y 7.12 Keynotes , 'a" i�.o1.q a.A.«�-�. uoVOG.wO .,.-M T 77f „A-20104.7 2 \7. 12.12.*ow0 70..12 1 •71•74211 mums MaCsisost . QOG 111.1g71 020.0•111. n 211 p ,OIL)•0O!p'! X•f7Q•0122.0 Arm 7Q*Y2) • PLOT PLAN ) CASE NO. 11 DDR96-0003/PDR96-0001 f EXHIBIT MAP Durham 99 Assoc.. Ltd./Hockleq 1 f • l��l-y1--�IrUI{Ll f ' iii U ♦ C .& •a +;p: .4 CO Q. a) Wu: . 111111 0 -ARCS . lbSUBJECT P• '"• 4' _ I :. G1A :9 i C CO 0. _.4- L.... -z-e CO Se 1 o .. .--• 2 III 0 T vicinity Map SDR 96-0003/PDR 96-0001 Durham 99 Assoc./Hockley MEETING RECORDS GENE MILDREN MILDREN DESIGN GROUP, P.C. 11830 SW KERR PARKWAY, SUITE 325 / LAKE OSWEGO OR 97035 / December 9, 1996 CITY OF TIGARD • OREGON To whom it may concern: This letter is in response to a request for zoning verification for property at 11515 SW Durham Road ((WCTM 2S1 10DC, tax lots 400 and 500), commonly known as Willowbrook Business Park. The subject property is zoned C-G (General Commercial). Enclosed is a copy of the Community Development Code Chapter 18.62 which lists the uses allowed within the C-G zone. On April 29, 1996, the City of Tigard approved with conditions a Site Development Review (SDR 96-0003) request to allow the construction of a 5,775 square foot commercial building which included additional modifications to the existing parking area within the center. The approved site plan provided for 223 parking spaces. A parking analysis was conducted which determined that, given the existing tenants and overlapping peak hour demands, the proposal would require 216 parking spaces. Also enclosed, please find a copy of the relevant page of the parking analysis summarizing the report. Review of the Site Development Review request required examination of the property for compliance with zoning and development standards. It was found that the proposal complied with applicable zoning and development criteria as demonstrated in the Notice of Final Order No. 96-03 by The City of Tigard Planning Commission. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, William D'Andrea Associate Planner, AICP 1:\cu rpintwiIi\wbrkzon.ltr Enclosures (2) c: SDR 96-0003 land use file 13125 SW Hcll Blvd., Tigcrd, OR 97223 (503) 639-4171 TDD (503) 684-2772 TIGARD MUNICIPAL CODE Chapter 18.62. C-G: GENERAL COht`tERCIAL unlisted use under the provisions of Chapter DISTRICT. 18.43, Unlisted Use. (Ord. 90.41; Ord. 89-06; Ord. 83-52) 18.62.010 Purpose. 18.62.020 Procedures and Approval 18.62.030 Permitted Uses. Process. 18.62.030 Permitted Uses. A. Permitted uses in the C-G district are as 18.62.040 Conditional Uses (See Chapter follows: 18.130). 18.62.050 Dimensional Requirements. 1. Civic use types: 18.62.060 Additional Requirements. a. Public agency administrative 13.62.010 Purpose. services; A. The purpose of the general commercial areas b. Cultural exhibits and library is to provide for major retail goods and services: services; 1. The uses classified as general c. Public support facilities; commercial may involve drive-in services, large space users, a combination of retail, service, d. Lodge, fraternal, and civic wholesale, and repair services, or provide services assembly; to the traveling public; e. Parking facilities; 2. The uses range from automobile repair and services, supply and equipment stores, f. Postal services;and vehicle sales, and drive-in restaurants to laundry establishments;and g. Public safety facilities; 3. It is intended that these uses be adjacent 2. Commercial use types: to an arterial or major collector street. (Ord. 89-06; Ord.83-52) a. Agricultural sales; 18.62.020 Procedures and Approval b. Amusement enterprises; Process. c. Animal sales and services; A. A permitted use, Section 18.62.030, is a use which is allowed outright, but is subject to (i) Grooming;and applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a (ii) Veterinary,small animals; similar unlisted use under the provisions of Chapter 18.43, Unlisted Use. d. Automotive and equipment: B. A conditional use, Section 18.62.040, is a use (i) Cleaning; the approval of which is discretionary with the Hearings Officer. The approval process and (ii) Repairs,light equipment;and criteria for approval are set forth in Chapter 18.130, Conditional Use. If a use is not listed as a (iii)Sales/rentals,light equipment conditional use, it may be held to be a similar 18-62-1 Reformatted 1994 TIGARD MUNICIPAL CODE e. Business support services; 4. A single-family unit provided that is located on the same site with a permitted use in f. Convenience sales and personal Section 18.62.030 or Section 18.62.040 and is services; occupied exclusively by a caretaker or superintendent of the permitted use and family; g. Children's day care; 5. Family day care; h. Eating and drinking establishments; 6. Temporary use; i. Financial, insurance, and real estate 7. Fuel tank;or services; 8. Accessory structures. (Ord. 90-41; Ord. j. Food and beverage retail sales; 89-06; Ord. 87-04;Ord. 86-08; Ord. 85-07; Ord. 84- 73;Ord.Ord.83-52) k. Funeral and internment services: 18.62.040 Conditional Uses (See Chapter (i) Cremating;and 18.130). (ii) Undertaking; A. Conditional uses in the C-G district are as follows: 1. General retail sales; 1. Adult entertainment; m. Medical and dental services; 2. Automotive and equipment: n. Participation sports and recreation: a. Fleet storage; (i) Indoor;and b. Sales/rental,farm equipment; (ii) Outdoor; c. Sales/rental,heavy equipment,and o. Personal services,general; d. Storage, recreational vehicles, and p. Professional and administrative boats; services; 3. Wholesaling,storage,and distribution: q. Consumer repair services; a. Miniwarehouses; r. Religious assembly; 4. Utilities; s. Spectator sports and entertainment facilities;and 5. Heliports, in accordance with the Aeronautics Division(ODOT)and the FAA: t. Transient lodging; 6. Hospitals; 3. Home occupations subject to provisions of Chapter 18.142; 7. Spectator sport facilities;and 18-62-2 Reformatted 1994 TIGARD MUNICIPAL CODE S. Vehicle fuel sales. (Ord. S4-06; Ord. 33- 18.62.060 Additional Requirements. 52) A. Additional requirements in the C-G district •18.62.050 Dimensional Requirements. are as follows: A. Dimensional requirements in the C-G district 1. Overlay Districts, Chapters 18.80 Planned are as follows: Development, 18.82 Historic Overlay District, and 18.84 Sensitive Lands; 1. There is no minimum lot area required; 2. Supplemental Provisions, Chapters 2. The average minimum lot width shall be 18.90 Environmental Performance Standards, 50 feet; 18.92 Density Computations, 18.94 Manufactured/Mobile Home Regulations, 18.96 3. Except as otherwise provided in Additional Yard Setback Requirements and Chapter 18.96 and Section 18.100.130, the Exceptions, 18.98 Building Height Limitations: minimum setback requirements are as follows: Exceptions, 18.100 Landscaping and Screening, 18.102 Visual Clearance Areas, 18.104 Fuel Tank a. There shall be no minimum front Installations, 18.106 Off-Street Parking and yard setback requirement; however, conditions in Loading Requirements, 18.108 Access, Egress, and Section 18.102 and Chapter 15.100 must be met; Circulation,and 18.114 Signs; b. On corner lots and through lots 3. Site Development Review, Chapter there shall be no minimum setback requirement; 18.120; however, the provisions of Chapter 18.102 must be satisfied; 4. Development and Administration, Chapters 18.130 Conditional Use, 18.132 c. No side yard setback shall be Nonconforming Situations, 18.134 Variance, required, except 20 feet shall be required where 18.140 Temporary Uses, 18.142 Home the C-G zone abuts a residential zoning district; Occupations, 18.144 Accessory Structures, 18.146 and Flexible Setback Standards, and 18.150 Tree Removal;and d. No rear yard setback shall be required, except 20 feet shall be required where 5. Land Division and Development the C-C zone abuts a residential zoning district; Standards, Chapters 18.160 Land Division: Subdivision, 18.162 Land Division: Land 4. Except as otherwise provided in Partitioning - Lot Line Adjustment, and 18.164 Chapter 18.98, no building in a C-G zone shall Street and Utility Improvement Standards. (Ord. exceed 45 feet; 90-41;Ord.89-06;Ord. 83-52)N 5. The maximum site coverage shall be 85 percent including all buildings and impervious surfaces; and 6. The minimum landscaping requirement shall be 15 percent. (Ord. 89-06; Ord. 85-32; Ord. 84-30;Ord. 84-29;Ord. 33-52) 18-62-3 Reformatted 1994 Willowbrook Commercial Center Additional Parking Analysis • NIEI Project Number 196110 Pane 5 A total of 17 spaces would be required with the proposed 5,775 s.f. building based upon the highest anticipated use of office commercial, which would bring the Willowbrook Commercial Center parking requirement to 309 spaces. Adjusting for the off-peak uses, a total of 216 spaces would be required. Currently Required By Code 292 Reduction for Off-Peak Use -93 Currently Required with Reduction 199 Required Additional Spaces +17 Total Required Spaces with Reduction 216 Currently Available Spaces 176 Proposed Net Additional Spaces +47 Proposed Total Spaces 223 Based upon the parking demand observed by MEI, a maximum of 169 spaces would be occupied with full occupancy of the vacant suites and proposed new building. This leaves a surplus of 54 spaces during the peak hour. MULTIPLE USE/ALTERNATIVE REDUCTION The Institute of Transportation Engineers and the Urban Land Institute have published information regarding parking demand for mixed use sites such as Willowbrook. Shared parking occurs when someone visits more than one business, or when employees visit other businesses such as the restaurants. A reduction in parking demand is also realized from alternative travel modes. These modes include bicycles, pedestrians, and transit. A number of nearby residents and golfers often walk to the Willowbrook Commercial Center from Summerfield and King City. A bus shelter and stop are located on the site's property for Tri-Met riders. F:+.WPDATA\464A96111:7011L 1 LS PACIFIC HWY - 99 W MQDREN DESIGN GROUP,P.C. A.CIalLL'1t/e(, • IOW/•In A,r.wc 116;11 SW Kar Park way,Suite Z 4.64(Amgl•(Argun 970:{ _____._-.-__- --._._- _ _ CL3)244 6f1,2 - --- --------- --- - - �- �� - II / �-- �. PARKING DATA: — — a \ �t -�.f�- ---.— - — --. _-._-�J \\� PLR CITY OF TIGARD ZONING CODE SECION )JJ I 11\''' ,8106.020 F. SHAMED PARKING IN COYYERCIAI DISTRICTS. •I. OWNERS OF 1M0 01(MORE • I 11 I I ti I USES.SiRucTURES. OR PARCELS OF IMO MAY `` EXISTING ACRES To UIBIZE JOIN ILY THE SAME PARKING ! 1 EXISTIN 1 . EXISTING BUILDING B • • - I AND LOADING SPACES RMEN THE PEAT(HOURS //''�� I rl p�1Y 1��1a� 13.500 SF ( yy or OPERATION DO NOT OVERLAP.. Q c.650 SF A --- (, '1 _ \ �J BUILDING A SPACES REQUIRED PER C01$ . \Q 6.650 SF \ -_ SUITE A(2000 SF) 1:100 - 5 ..-w--W-- • ---w ---- \\ wlrE B(loco sr) 1 - 3 '` �' - - - wnE c(730 sF) - ,•_ #SUITED(1700 Sf) - !• w;Ej SUBTOTAL(6,550 Sir— 56 Gi ��(/'!'`N-1��}i �. 1 a - \l MECHANICAL(100 SF) EP7Y \\\ TOTAL BUILDING AREA 6,650 SF !�""r Cr .4 I____________L-_7 ate.__1 - �� M , • BUILDING B OF CI {' .7 , I -.- I \ \ SUITE A(1700 sr) I:350 - S TIIIIIII I I 1 I TIT 1_J 1Tr i i--I•N i ! 1 i i' * ` ( EXISTIN SUITE 9(2650 SF) 1,400 - 7 ( 1 7, , ■ BU-!:-�C-i C \ SUITE C(100 SF) 1:350 - 3 Owner. (�(] . /I • 1 SUITED(770 SF) 1:350 - 2 Durham JJ 1 I t 1 1 ` .200 SF SUITE 1(990 SF) 1:350 - 3 ( I I . \ \ 11 / ,1 1 \• SUITE i(490 51) 1:300 - 2 Associates _ -"fr'1. , ��7 r \ SUITE c(900 SF) 1:350 - 3 ` (!l ! _� I I 1 I ��._I I 1 /V \t f�\ \ 1 / \\ SUITE 11(1350 S 1:200 _ 7 r, SUIIC 1 1050 SF)._ I:300 7 �-! 1 �� I I ,,'.(_ I \ SUB TOTAL Iz.100 SF) 39 M - \--/- \ I \ --___- �_---- / \.,, i. Z� \ \\ •\ MECHANICAL A UNOCCl1PIABLE SPACE(1100 sr) ` I--\ _ _ yy TOTAL BUILDING AREA 13,500 SF \ 29803 15016 St.SE PROPOSED buBDING C Monroe.BULDING F ° Mt._--1 \ SUIT[A(600 SE) ,:350 - 3 5,775 SF• • SUITE B( 1:100 - ! Q -- - wIIC C 1:350 - 4 ROB` �- - wll[ 0 ,:350 - 6 1Building [- ( - - - wlrE E.: 1:350 - 7 EXISTING BUILDING D wlr[ f(260o si) 1:•00 - 7 Willowbrook •• 1110-1 • 9.600 SF 7'' SUBro�Al(to.000 Si) Jo \ ' - OTTALL BUR MG AREA 10,200 SF a % j — I - Commercial BUILDING 0 -- I- Center _ *SUIT[A(1]80 SF) 1:50 - BB SW SUITE B(1650 9) ,:200 - 9 �.5 __ - - wlr[C(,610 SF) 1:350 - 6 T� � - - SUITE 0(700 SF) I:350 - 2 ,{) MECHANICAL(1.100 SF) 105 M 1 - r^ -�,..( MECHANICAL (100=f— Sled Title ` L- , I („ �.-'`• TOTAL BUILDING AREA 9.600 Sf • -- (_-I I Parking Plan .•..-_ BUILDING E El.-- _ ' - L' #SUITE A(1365 SF ASSEMBLY) 1:50 - 28 A- -: "r 7.1/11t a(1150 g-ai10E) 1:350 - 4• ..___A EXISTING BUILDING E . i SUITE C(1350 ST) 1:350 - t 12,300 SF I 1 I SW IL 0(tz50 SF) 1:200 - 7 SUIT[E(1100 ST) 1:350 - • J I t I\ SUITE 1(1200 SF) 1:350 - • _l/ �C `\ SUITE G(1500 S[1___ 1:350 - 5 l �v_,-�. ...�- SUBTOTAL(12,000 SF) SE • V---TAT MECHANICAL (300 SF) \ TOTAL BUILDING AREA 1Redman 00 SF 6evY ---------I _----_ 3 1 --—E - - - - -- 5 March 1996 u, `{lI % 1.PROPOSED BUILDING i I(erU10o per City d Tigard N\ ;b !,. 5.675 SF 1:350 - i7 it 1 � 1 � 2 16 Mardi 19% 1 MECHANICAL 1100 Sit 1 _I TOTAL BUILDING AREA 5775 SF I / 1 Site Plan ^ I I 1 I _I TOTAL REQUIRED REQUIRED INCLUDING MECHA NICA L 39_ .^ TOTAL REQUIRED AT PEAK HOURS 216 ALP C rr a y n o n rsv r� TOTAL PROVIDED 223(INCLUDING 10 ACCESSItlI[SPACES) I'•a wr IS ava aoII i .,..r W 110 l Ult...{ _•••• •.NI 1 l_ 1.4-S w.iT( . 01, POINCISM Ate 9 January 1996 --________ Drama by. meclad by: I IIK WEN a Jab Number: 94064 ji Shed al: Design Review - 9 January 1996 A l.2 AGENDA TIGARD PLANNING COMMISSION APRIL8, 1996 - 7:30 P.M. atti4 ' TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 96-0002 AKA BUSINESS SERVICES REQUEST: Amend the text of policy 12.2.1(2)(1a) of the Comprehensive Plan to modify the spacing and locational criteria for General Commercial land uses. LOCATION: City Wide. ZONE: N/A APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11 and 12: Tigard Comprehensive Plan policies 1.1.1(a), 1.1.1(c), 2.1.1, 5.4, 6.1.1. 8.1.1 and 12.2.2; Tigard Community Development Code chapter 18.30; and Oregon Administrative Rule Chapter 660, Division 12. 5.2 SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP REQUEST: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5.775 square foot commercial building, with additional modifications to the existing parking within the center: 2.) Planned Development Review. COMPREHENSIVE PLAN DESIGNATION: General Commercial (0-0). ZONING DESIGNATION: General Commercial. Planned Development - C-G (PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive. (WCTM 251 10DC. tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62. 18.80, 18.100. 18.102. 18.106. 18.108. 18.116, 18.120. 18150 and 18.164. 5.3 ZONE ORDINANCE AMENDMENT (ZOA) 96-0003 DEDICATION, RESERVATION AND IMPACT STUDY REQUIREMENTS The City of Tigard proposes amendments to the Community Development Code Sections 18.32.050 5.5, 18.32.250 E.2, 18.96.010 A. and 18.96.100 A. and B. to require impact study, reservation and dedication requirements for public facilities and services. LOCATION: City Wide. ZONE: NJA. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1. 2. 11 and 12: Tigard Comprehensive Plan Policies 1.1.1 a. and c.. 2.1.1. 2.1.3, 3, 7 and 3: Community Development Code Chapter 13.30. 6. OTHER BUSINESS 7. ADJOURNMENT - hj,,...0..."'""---- MILDREN DESIGN GROUP, r.'. January 9, 1996 A;chiiecture Space Planning City of Tigard Attention: Mr Will D'Andrea 13125 SW Hall Tigard, OR RE: Willowbrook Commercial Center Project Number 94084 Dear Will: On behalf of Durham/99 & Associates Ltd. Partnership, we are requesting approval of the following for Site Development Review. This project is situated in 1/4 sec. 10, T.2S, R.1 W, W.M., City of Tigard, Washington, Oregon. The site is 221,285 square feet or 5.08 acres. The comprehensive plan designation and zoning designation is C-G. The following describes our project per the Pre-Application Conference Check List: Zoning District Dimensional Requirements 1. The side setback is 12'-7"+/-, the required setback is 0'. 2. The site coverage is 26%, the maximum coverage allowed is 85%. 3. The landscaped or natural vegetation area is 37%, the minimum coverage allowed is 15%. 4. The building height is 27'-0"+/- above finish floor, the maximum building height allowed is 45'. Parking and Access 1. Required parking is 366 spaces. Of the required parking 40% is allowed for compact cars. Parking provided is 211 standard spaces 10 handicapped for a total of 221 spaces. See attached letters. 2. Handicapped parking has been provided in accordance with Chapter 31 of the 1991 Uniform Building Code. 3. 7 bicycle parking spaces will be provided within the warehouse portion of the building. 4. All new access areas between parking has be provided 24'. The minimum required dimension is 24'. 5. There are three existing driveways each 24'+/-wide. The maximum allowable width is 40'. 6. A sidewalk will be provided from SW Durham to the new building. 11830 SW Kerr Parkway,Suite 32E- Lake Oswego,OR 97035 5031244-0552 Fax 244-041; Mr. Will D'Andrea January 9, 1996 Page 2 Clear Vision Area 1. Clear vision areas have been maintained at all entrances. Landscaping 1. 3" caliper street trees have been shown at 30'-40' on center. 2. 8 additional 2" caliper trees have been shown for interior parking. A total of 12 trees would be required. 3. Site obscuring screening has been provided between new parking and lot line areas. Sanitary Sewers. 1. Connection is being made to the sanitary sewer line located on site as indicated on the Site Utility Plan. Stormwater Ouality Fees/Facilities 1. Connection is being made to the storm sewer line located on site as indicated on the Site Utility Plan. Should you have any questions regarding our narrative, please call. Sin - ely, ' ene Mildren President/Architect TIGARD PLANNING UGiviivi!SSI'JIN n CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET...(Please PRINT) I AGENDA ITEM #: S. 2. I Pagel_of& I DATE OF HEARING: 41 / / • I CASE NUMBER(S): kL)1? "f'C'C /P oY� - Con 1. 1 OWNER/APPLICANT: LOCATION: 17)44- Z.' ( Ib c,/�a l L'J-� l Wit/ PLEASE PRINT YOUR. NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name/Addresa/Zip&Affiliation) (Print Name/Address/Zip &Affiliation) _MM Name: F, v1 I L,0R6'4 Name: Address: ( l$SO SW kCt 325 Address: Citv/State/Zip: LV-L osw.64,0 9?03S Citv/State/Zip: A i c-l- Name: i ,. ,7:11 ¢ i AL ..\<2,17 1-e- gc..a ev;N.o Name: Address: '33 Z� Y ,.;�� Address: 1 - City/State/Zip:�=��" 77C City/State/Zip: Name: C { ' } -C 1�!o C ct Name: Address: 7 c Address: City/State/Zip: C ' k °`�`°c 7 2 j City/State/Zip: Name: Name: Address: Address: City/State/Zip: City/State/Zip: Name: Name: Address: Address: City/State/Zip: City/State/Zip: h:\login\mgnupperosi CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes March 18, 1996 1. CALL TO ORDER President Wilson called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Wilson; Commissioners Anderson, DeFrang, Griffith, Holland, and Padgett Commissioners Absent: Commissioners Collson and Scolar Staff Present: Dick Bewersdorff, Planning Manager; Will D'Andrea, Assistant Planner; Jerree Gaynor, Planning Commission Secretary 3. APPROVE MEETING MINUTES Commissioner Padgett moved and Commissioner Holland seconded a motion to approve the February 5, 1996, meeting minutes as submitted. A voice vote was taken and the motion passed unanimously. Commissioner Padgett moved and Commissioner Anderson seconded a motion to approve the February 26, 1996, meeting minutes as submitted. A voice vote was taken and the motion passed unanimously. 4. PLANNING COMMISSION COMMUNICATIONS The Planning Commission Secretary reminded the Commissioners of a joint meeting with City Council scheduled for March 19th, at 7:30 p.m. She also advised that the deadline for submitting applications for the vacant Commission position was March 18th. 5. PUBLIC HEARING 5.1 SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP Request: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review. COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G(PD). LOCATION: North of SW PLANNING COMMISSION MEETING MINUTES- March 18. 1996-Pace I Durham Road and west of SW Summerfield Drive. (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. STAFF REPORT Assistant Planner Will D'Andrea presented the staff report on behalf of the City. He advised that the application is for a 5775 square foot new commercial building, along with modifications to the existing parking area. He said that staff is recommending denial of the application, because the evidence in the record does not demonstrate that parking is provided in accordance with parking requirements, as exclusive of the proposed building. He said that, if the applicant can demonstrate and provide sufficient evidence that the current tenant mix functions in such a way to provide sufficient off-peak demand and accommodate the proposed building, or if changes were made to the site to increase parking to meet code requirements, then staff would recommend for approval, subject to conditions in the staff report. D'Andrea referred to page 7 of the staff report, under "Minimum Off-Street Parking". He said the applicant provided detailed parking data for the existing shopping center. The total amount of required parking is 292 spaces, exclusive of the proposed building. D'Andrea said the applicant's submittal also included 3 letters from existing tenants, a church and 2 restaurants. The letters were an attempt to provide information about peak hour times of the 3 tenants, the implication being that these required parking spaces would be considered non- overlapping peak hours for the purposes of providing off-street parking spaces, thereby complying with the section. D'Andrea stated that, of the 3 tenants, only the church would be considered an off-peak usage. He said that both of the restaurants have some lunch hour peaks. D'Andrea said the application did not provide sufficient evidence to demonstrate that they could take the required 122 parking spaces needed for the restaurants and subtract them as true off-peak usage. D'Andrea said that, without this evidence, the site does not currently provide adequate parking, given the existing tenant mix. D'Andrea said the applicant was given an opportunity to provide some evidence to show that the restaurants function as off-peak; then the City would be able to exclude those from the required parking. He went on to say that staff did not have any concern with the other modifications in the parking areas, with the exception of 2 parking spaces near the entrance on SW Durham Road. Commissioner DeFrang remarked that most of the business for the Grandstand, a sports bar, would be in the evening hours, after 5:00 p.m. D'Andrea answered that the restaurant is open from 7:00 a.m. to 10:00 p.m. and is open for lunch. He said that to totally exclude those 122 required parking spaces is not realistic. PLANNING COMMISSION MEETING MINUTES- March 18. 1996-Page In response to a question from President Wilson, D'Andrea said "off-peak" applies when there are several uses occupying a single structure, parcel of land, or a combination of uses, then the total off-street parking spaces is the sum of the requirements of the several uses. He said the sum can be separated if the peak hours do not overlap. D'Andrea also said the code recognizes that when tenants change, the property is required to provide additional parking, if the change in use is more intensive. APPLICANT'S PRESENTATION Betty Sheppeard, Mildren Design Group, 11830 SW Kerr Parkway, #235, Lake Oswego, OR 97035, submitted additional information on behalf of the applicant: a traffic report by Mackenzie Engineering (Exhibit "A) and a new site plan (Exhibit "B"). She said the traffic report addresses the parking concerns mentioned in the staff report. She highlighted changes in the site plan: the traffic circle was taken out, which added 22 parking spaces. She advised that the traffic report shows that peak hours of operation do not overlap for the current usage. Sheppeard noted errors in the staff report that needed to be changed: on page 3, the 5 buildings have a total of 52.200 square feet, that with the addition of the 6th building, the total will be 58,025 square feet.; on page 7 the existing six (6) buildings should read the existing five (5) buildings. Sheppeard advised that the owner has signed an agreement that there will be no additional restaurants allowed in the commercial center. She said that the majority of the current tenants are office use, not retail. She also said they were not aware of any negative community response regarding this project. Brent Ahrend, Mackenzie Engineering, PO Box 69039, Portland, OR 97201, highlighted the letter he wrote regarding the parking demands of the Willowbrook Commercial Center. He referred to the last page of the letter which shows the number of parking spaces being used during particular days and times. He said that there is currently 176 spaces, including the handicap spaces. He noted that the peak observed was on Thursday, March 14, at 12:30 p.m., which indicates that the peak is during lunchtime. Ahrend then referred to the second page, which is a summary of what is available and what would be needed. He said, that with the new building, approximately 45 spaces would be added, where only 17 spaces would be required by city code. This would bring the total proposed spaces to 221. Commissioner Padgett asked if this parking study was typical of the number of days and the number of times to go out and count. He noted that there were no morning or evening times covered in the report, and only one time on- Thursday. PLANNING CO\I\IISSION.1EETING MINUTES- March 13. 1996-Page 3 Ahrend said it would have been better to go out a few more times, but he only had • from Wednesday morning until the night of the Planning Commission meeting to do the report. He said that generally there could be a 10-15% fluctuation daily. Ahrend advised that he agreed with staff about the 2 undesirable parking spaces close to Durham Road. Betty Sheppeard noted that these 2 spaces have been moved on the new site plan. Sheppeard also noted that the spaces currently required by the City should be 181, not 190 as shown on the traffic study. Commissioner Holland asked if the applicant was agreeable to meeting the other conditions of approval listed on the staff report. Sheppeard answered yes. PUBLIC TESTIMONY - IN OPPOSITION Jack Beeson, 15525 SW 109th, Tigard, OR 97224, said he lived in Summerfield, close to the property. He commented that this center is being hurt by the fact that the parking is so far from the activity. He said that the additional proposed parking is even further from the center's activity. He noted there is not enough parking currently. APPLICANT'S REBUTTAL Cliff Hockley, Bluestone & Hockley Realty, 4445 SW Barbur Blvd., Portland, OR 97201, advised that the building was originally designed as a retail center, but there is currently very little retail in the center. He said the majority of the buildings are used as office spaces and counseling facilities. He noted the traffic circle that will be taken out in order to facilitate more parking and pointed out parking areas that are always available. Hockley listed the types of tenants currently in the center: a piano store, a school, a financial agency, a dentist, a coffee house, and a flower store. He said that most of the restaurant use is off-peak, as is the church. He advised that they did not get information from staff until a week ago and they responded immediately to get a traffic study put into place. Richard Levy, 2611 NE 17th, Portland, OR 97212, said he is at Willowbrook almost daily. He noted that Wednesday, Thursday, Saturday, and Sunday were good days for the parking count, that these are the busiest days for the center. He said the beauty salon is closed Mondays. He pointed out that the kind of mixed use tenants they have do have different needs for parking. He believes the busiest time is after 6:00 on Friday night, because of the sports pub. Mr. Hockley indicated that the new building will be for retail use. Mr. Levy said that a lot of customers walk from Summerfield and that there is a bus stop close by. - PLANNING COMMISSION MEETING MINUTES March 18. 1996-Page 4 Commissioner Anderson asked the applicants if the parking was adequate on Friday night when it is the busiest for the center. The applicants said that the parking is fine because the Grandstand is the only place open. President Wilson asked staff if the new information submitted would cause the City to change its position. D'Andrea answered that he did not see a problem with removal of the circle as long as the landscaping requirements would still be met. He questioned if the study showed the restaurant as off-peak and to what degree. He said he would need more evidence to see how much parking is required for the restaurant, so that amount could be subtracted. D'Andrea advised that the parking proposed would be adequate for the new building, if they had adequate parking to begin with for the whole center. President Wilson asked if all existing deficiencies have to be brought up to current code in order to approve new development. D'Andrea answered yes, that there has to be sufficient on-site parking to serve the development. Mr. Hockley advised that the type of restaurants in center are not high intensity - they do not seat many people. PUBLIC HEARING CLOSED Commissioner DeFrang asked about the standard parking space width. D'Andrea answered that the standard width is 8' 8" and that up to 40% of the spaces can be compact size, which is 8'. Commissioner Padgett asked if the Commission accepts that the restaurant parking spaces are off-peak, then the applicant would be in compliance with the number of spaces required totally, whereas, if the Commission does not accept this fact, the applicant is not in compliance. D'Andrea said yes. Commissioner Holland remarked that he believes people can always find parking in this center. He does not see the benefit of making more parking spaces if they will never be used. Commissioner Anderson said it was important to consider future usage. Commissioner Padgett said that the burden of proof rested on the applicant to prove the restaurant was an off-peak use, and that he has not seen such evidence. He said that he could not support the application. President Wilson agreed with Commissioner Padgett. Commissioner Padgett suggested holding the record open to give the applicant a chance to submit a study that supports their claim of the restaurant being off-peak. PLANNING COMMISSION MEETING MINUTES- March 18. 1996-Page 5 After further discussion, Commissioner Holland moved to accept the applicant's proposal (SDR 96-0003/PDR 96-0001), with Plan A1.2, as long as they meet the City's conditions of approval. Dick Bewersdorff advised that, if they chose to approve the application, the Commission would have to make a finding that Section 18.106.020(1) requirements have been met. Commissioner Griffith seconded Holland's motion. A voice vote was taken and the vote was 3-3. Commissioners Griffith, Holland, and DeFrang voted for the motion. Commissioners Wilson, Padgett, and Anderson voted against the motion. Commissioner Padgett moved to hold the public record open until the next meeting to allow the applicant more time to submit information supporting the idea of the restaurant parking spaces qualifying as off-peak. Commissioner Holland seconded the motion. A voice vote was taken and the motion passed unanimously. Will D'Andrea informed the applicants that the code is concerned about when people come to the restaurant - do they come at the same time as people using the office spaces. 5.2 ZONE ORDINANCE AMENDMENT (ZOA) 96-0001 PROPOSAL: The City proposes amendments to the Community Development Code Section 18.164.120 to provide for exceptions to underground utility requirements. ZONING DESIGNATION: N/A LOCATION: City Wide APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2 and 11; Tigard Comprehensive Plan Policies 1.1.1 a., 2.1.1, 2.1.3, 7.1.2 c. and 7.7.1; Community Development Code Chapters 18.30 and 18.164. STAFF REPORT Planning Manager Dick Bewersdorff presented the staff report on behalf of the City. He said the City is proposing amendments to the development code to all exceptions to underground utility requirements. He said these are requirements the City has been putting in place by conditions with no authorizing language in the code. He advised that the comp plan indicates utilities should be placed underground, but in some cases, the cost has been difficult. He said the City Attorney's office has drafted some amendments relating to this. He noted that this would give the Engineering staff more options. He said this is for when there are existing lines, not for new utilities. He said the City has not received any objections to this and the utility companies supported it. Bewersdorff said the fees paid in lieu of would go into a specific area. PUBLIC TESTIMONY No one signed up to speak on this issue. - PLANNING COMMISSION MEETING MINUTES- March l8. 1996-Page 6 PUBLIC HEARING CLOSED After brief discussion, Commissioner DeFrang moved to approve the amendment to Tigard Municipal Code, Section 18.164.120, in regard to underground utilities. Commissioner Holland seconded the motion. A voice vote was taken and the motion passed unanimously. 6. OTHER BUSINESS None 7. ADJOURNMENT The meeting adjourned at 8:47 p.m. Jerree Gaynor, Planning Commission Secretary ATTEST: President Nick Wilson PL.A\-\ING COMMISSION MEETI\G MINUTES- March 13. 1996-Page 7 MACKENZIE -,JGINEERING INCORPORATED TUI�- kQyo(x- CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 SW.BANCROFT STREET • PO.BOX 69039 PORTLAND.OREGON 97201-0039 • (503)224-9560 • FAX(503)228-1285 April 4, 1996 City of Tigard Attention: Will D'Andrea 13125 S.W. Hall Boulevard P.O. Box 23397 Tigard, Oregon 97223 Re: Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Dear Mr. D'Andrea: As requested by the City of Tigard Planning commission, Mackenzie Engineering Incorporated (MEI) conducted additional parking demand surveys and analysis of off-peak demand for the Willowbrook Commercial Center. Specifically, we contacted several of the existing tenants to determine their peak hours of use and verified this with the observed parking demand. The survey of parking demand at Willowbrook confirms that adequate parking is currently available. In fact, the peak demand observed by MEI staff accounted for only 79% of the available spaces. The maximum parking demand is during lunch time, with 137 occupied spaces observed. Four suites totaling 5,200 s.f are currently vacant, which is approximately 10% of the Center. Adjusting for the vacant suites, the maximum based on actual usable demand would be 152 spaces. Currently, 176 parking spaces are available,which leaves an excess of 24 spaces beyond the actual demand. The median parking demand is approximately 114 spaces on weekdays and 75 spaces on weekends, again accounting for the vacancies. This indicates that during weekdays, only 65% of the existing spaces are occupied on average. F:\WPDATA\96-04\96110W8L1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 2 TENANT SURVEY A survey of several tenants was conducted to determine their peak hours of operation. A summary of the survey findings for each tenant is provided below based upon phone conversations and letters received from the tenants. Copies of the letters and records of the phone conversations are attached. Grandstand Peak hours of operation are from 5:00 p.m. to 10:00 p.m. on weekdays, 11:00 a.m. - 6:00 p.m. on Saturdays, and 12:00 noon- 6:00 p.m. on Sundays. The weekday business varies depending on the sports season. A significant number of customers walk to the Grandstand from the Summerfield area, especially golfers at lunchtime. Lunch time business is approximately 30% of the evening. Hawaiian Cove Hours of operation are 11:00 am to 9:00 pm weekdays. The peak hours of operation are between 11:30 a.m. and 2:00 p.m. Pacific Paradise Coffee House Hours of operation are 6:00 am to 6:00 pm weekdays and 8:00 am to 4:00 pm on Saturdays. Peak hours are 6:30 am to 9:00 am and 11:30 am to 1:30 pm. As stated in the attached letter, in the morning 90% of customers use the drive thru, while only half do at lunch. Horizon Community Church Office hours are Tuesday through Friday 9:00 am to 5:00 pm. Worship services are Sunday morning from 8:30 am to 11:30 am with 90 people attending on average. Tigard Covenant Church The church only has offices at Willowbrook, and meets at another location on Sundays. Three employees are at the office part time during the week from 8:30 am to 1:00 pm. Pacific Alcohol and Drug Counseling The office is open from 9:30 am to 9:30 pm Monday to Thursday and until 3:00 pm on Friday. Saturday hours are 9:00 am to 1:00 pm. During the day, only 6-8 people will visit the office, but 30 attend meetings in the evenings. Fifteen people visit the office on Saturdays. FAWPDara\96-O4'9611 8L1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 3 NW Tan & Nails Business hours are 8:00 am to 9:00 pm daily. Peak hours are between 3:00 pm and 9:00 pm on weekdays. Based upon the information collected in the survey of tenants, off-peak uses include the Grandstand, Horizon Community Church, Pacific Alcohol and Drug Counseling, and NW Tan& Nails. The observed maximum parking demand is during lunch time and is primarily driven by the restaurants. The office and retail businesses do not have high peak parking demand like the restaurants. REDUCTION FOR OFF-PEAK USE The Willowbrook Commercial Center was approved with 176 parking spaces in 1979 in accordance with the code in place at that time. According to City staff, the current code would require 292 spaces for the existing uses without a reduction for off-peak uses. This is based upon the existing mix of uses which includes office, retail, restaurants, and a church. The City of Tigard Community Development Code addresses mixed use parking requirements in Section 18.106.020(I). It states that the parking requirement"is the sum of the requirements of the several uses, computed separately unless the peak hours of use do not overlap." Based upon MEI's survey of the parking demand, the peak hour for Willowbrook is between 12:00 noon and 1:00 pm. Four of the tenants surveyed, have peak hours at times other than lunch time, and can be considered off-peak uses. The code does not specify how a reduction is calculated, but it would be unreasonable to reduce the parking by the total required for each off-peak use. These tenants do have some business during the peak lunch hour. MEI proposes that the parking demand for off-peak uses during the peak hour be calculated based upon each tenants estimate of their peak hour versus the lunch hour. With allowances made for some parking of the off-peak uses during the peak times, a total of 216 spaces would be required with the new building. A total of 223 spaces are proposed with the new building. F:\W PDATA196-04\96110108L 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 4 Adjusting for the four off-peak tenants, the current parking requirement would be reduced to 199 spaces. This assumes no use of the Horizon Church assembly area, 30% of the peak parking demand for the Grandstand, three spaces for staff and occasional visitors for the Pacific Alcohol & Drug Counseling, and two of three spaces for NW Tan&Nails. The 30% use of parking during lunchtime for the Grandstand is based upon a comparison provided to MEI of the number of patrons for lunch and in the evenings. The Horizon Community Church office is considered separately from the assembly area in the parking requirement determination and was not included in the reduction. The table below presents the parking requirement and estimated peak hour demand for the off peak uses. PARKING REQUIREMENTS FOR OFF-PEAK USES REQUIRED PEAK REQ'D USE/PARKING RATIO S.F. DURING PARKING HOUR PEAK HOUR Grandstand 4380 88 weekday 26 1:50 evenings Horizon Community Church (Assembly Only) 1365 28 Sunday 0 1:50 mornings Pacific Alcohol& Drug weekday Counseling 1500 5 3 1:350 evenings NW Tan&Nails 1050 3 weekday 2 1:400 afternoons TOTAL 124 31 F:\WPDATA\96-04196110\08L1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 5 A total of 17 spaces would be required with the proposed 5,775 s.f building based upon the highest anticipated use of office commercial, which would bring the Willowbrook Commercial Center parking requirement to 309 spaces. Adjusting for the off-peak uses, a total of 216 spaces would be required. Currently Required By Code 292 Reduction for Off-Peak Use -93 Currently Required with Reduction 199 Required Additional Spaces +17 Total Required Spaces with Reduction 216 Currently Available Spaces 176 Proposed Net Additional Spaces +47 Proposed Total Spaces 223 Based upon the parking demand observed by MEI, a maximum of 169 spaces would be occupied with full occupancy of the vacant suites and proposed new building. This leaves a surplus of 54 spaces during the peak hour. MULTIPLE USE/ALTERNATIVE REDUCTION The Institute of Transportation Engineers and the Urban Land Institute have published information regarding parking demand for mixed use sites such as Willowbrook. Shared parking occurs when someone visits more than one business, or when employees visit other businesses such as the restaurants. A reduction in parking demand is also realized from alternative travel modes. These modes include bicycles, pedestrians, and transit. A number of nearby residents and golfers often walk to the Willowbrook Commercial Center from Summerfield and King City. A bus shelter and stop are located on the site's property for Tri-Met riders. F:\WPDATA\96-04\96110\08L 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 6 Metro is currently encouraging all jurisdictions in the Portland area to reduce the minimum parking requirements by an average of 35%. The goal is to reduce the number of excess spaces, encourage alternate transportation modes, and to accommodate higher densities within the urban growth boundary. Several jurisdictions, such as the Cities of Portland and Milwaukie have adopted maximum parking standards instead of minimums. Representatives from the City of Tigard have recently met with Metro to discuss this very issue, and may in the near future begin the process of lowering the parking requirements. If this occurs, then the Willowbrook Commercial Center would have well in excess of the number of spaces required. No reductions in the parking demand or requirement were assumed based upon these scenarios. Therefore, the 223 spaces being provided will be more than sufficient for the Willowbrook Commercial Center. PARKING DEMAND SURVEYS -MEI staff conducted additional parking surveys at the Willowbrook Commercial Center on Friday March 22, Thursday April 4, and Friday April 5 to assess the off-peak parking demand. A maximum of 103 occupied parking spaces were observed between 5:00 p.m. and 9:00 p.m. The only businesses open at this time are the Grandstand, Hawaiian Cove, Pacific Alcohol and Drug counseling, and NW Tan&Nails. Based upon information provided by the Hawaiian Cove Restaurant, their peak is during lunchtime, which would indicate that the parking demand during the evenings is primarily for other three uses. Based upon the distribution of occupied spaces, it appears a small amount of office parking demand is experienced during the evenings. The remaining parking is for the four open businesses. The peak demand of 103 spaces is 75% of the demand during lunch time when all businesses except, the Horizon Church are open. It is clear that these uses have their peak parking demands during the evenings and can be considered off- peak uses. A revised table summarizing the parking survey findings is attached. The heaviest parking demand is during the weekday lunch hour at approximately 12:30 pm. F:\WPDATA\96A4\961 I O\O8L 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 7 SUMMARY Based upon MEI's analysis, a reduction in the number of required parking spaces for the Willowbrook Commercial Center can be justified. Information provided by several tenants as well as the parking demand surveys conducted by MEI staff indicate that a reduction of 93 parking spaces can be reasonably assumed for these off-peak uses during the peak lunch hour, which would result in an adjusted requirement of 216 parking spaces. The current proposal would add 47 net new parking spaces for a total of 223 spaces. Sincerely, 4j4-S4 Brent Ahrend Traffic Analyst BTA/ks Enclosures c: Betty Sheppeard -Mildren Design Group Clifford Hockley-Bluestone& Hockley F:\WPDATA\96.04\96110\08L 1.KS Pi,i ING SURVEY SUMMARY Wednesday - March 13. 1996 Thursday - April 4, 1996 12:00 noon 113 vehicles 5:00 pm 96 vehicles 1:15 pm 105 vehicles 5:30 pm 103 vehicles 5:00 pm 95 vehicles 6:00 pm 93 vehicles 6:00 pm 77 vehicles 7:00 pm 73 vehicles 9:00 pm 39 vehicles Thursday - March 14. 1996 12:30 pm 124 vehicles Friday - April 5, 1996 9:00 am 80 vehicles Saturday - March 16, 1996 9:20 am 81 vehicles 11:30 pm 74 vehicles 9:40 am 93 vehicles 12:00 pm 69 vehicles 10:00 am 103 vehicles 12:45 pm 58 vehicles 10:20 am 104 vehicles 1:30 pm 66 vehicles 10:40 am 106 vehicles 2:00 pm 59 vehicles 11:00 am 108 vehicles 11:20 am 104 vehicles Sunday - March 17, 1996 11:40 am 108 vehicles 10:30 pm 33 vehicles 12:00 noon 129 vehicles 11:15 pm 40 vehicles 12:20 pm 137 vehicles 12:40 pm 124 vehicles Friday - March 22. 1996 2:30 pm 98 vehicles 6:00 pm 80 vehicles 3:00 pm 99 vehicles 6:20 pm 81 vehicles 3:30 pm 102 vehicles 6:40 pm 75 vehicles 4:00 pm 104 vehicles 7:00 pm 73 vehicles 4:30 pm 95 vehicles 7:20 pm 73 vehicles 7:40 pm 83 vehicles 7:55 pm 78 vehicles Parking Survey 140 120 • 100 li F a. 1601 :■ lin _1 20 II 40 I 6 liii III 9:00 9:30 10:00 10:30 11:00 1130 1290 12:30 1:00 130 2:00 2:30 3:00 3:30 4:00 4:30 S.00 S.30 6:00 6:30 7:00 730 1:00 1:30 9:00 - Time of Day Wednesday,3/13/96 • Thursday,3/14/96 • Thursday,4/4/96 • Friday,3/22/96 ® Friday,4/S/96 03/27 10:47 1996 FROM: 503 297 3876 TO: 15032281285 PAGE: 1 Prom : U.T.TAYLOR PHONE No. : 503 297 Mar.27 19% 11:57AM P01 Pacific .Paradise Coffee . Hauge 11555 SW. Durham Road Tigard, OR 97224 1 .503-624,6891 Ms. Elizabeth Hotchkiss Mackenzie Engineering, Inc. 0690 SW Bancroft Portland, OR 97201-0039 Ms. Elizabeth Hotchkiss: • As per your request for information about our peak business hours, I am providing the following, as my best estimates. We track many things for our business, but not the specific facts that you , requested . We operate from 6:00 AM to 6:00 PM, Monday through Friday, and from 8:00 AM to 4:00 PM on Saturday. Currently, we are not open on Sunday. • Our business peaks twice daily. First during the commuter rush (6:30 AM .9:00 am), and again during lunch (11:30 AM - 1:30 PM). The commuter rush is 90% through the drive-thru, and does not impact parking. The lunch rush is about 50% cafe (parking) and 50% drive-thru. I estimate 60 commuter customers and 100 lunch customers. • Bill Taylor 3 / 27 /96 • W- . Tigard Covenant Church Bound Together By Love 11545 SW Durham Road • Tigard, OR 97224 • (503) 639-3084 March 27, 1996 I/' i-/�, - i Mackenzie Engineering Inc. i=, /, Attn: Elizabeth Hotchkiss . �,. ,.' , 0690 SW Bancroft St. • ` Portland, OR 97201-0039 `/1// j . Elizabeth, `/E7 The following is the information you requested: We have three employees at the church office, all of which are at the office only part time. Our normal office hours are 8:30 a.m. to 1:00 p.m. Monday thru Friday. Occasionally all three employees are in the office at the same time, but usually only one or two at a time. If you need any other information feel free to call me at 639-3084. Sincerely, Z_LiA-b—t-(46z-l___ Debbie Lang Office Administrator NQV- -95 an ' no recur: ..... .. . • • J Nldlll�It1TIttITri3 • P*IALIN1.HMIK'I'�! ItE:LY1N(i FR1l:NU November 8, 1995 Bluestone & Hocicley ATTN: Matthew Schweitzer 4445 S.W. Barbur Blvd. Portland, OR 97201 Dear Matt, Horizon Community Church meets from 9:00 to 12:00 Sunday mornings. We need enough parking spaces to accommodate 150 people. In the future, as we expand to two services our service times would run from approximately 8:00- 12:00 a.m. We also hope to begin a Saturday evening service. The number for this service would probably be more in the area of 60 people and would not occur until sometime in 1996. I would anticipate the hours of meeting would run between 7:00-9:00 p.m. I hope this provides you the information you were seeking. Warm regards, Daniel Y Senior Via$ . 11515 S.W. Durham Rd. - Tigard,Oregon 97224-3476 • OfG<c (503)684-7235 October 26 , 19: Dear matt . Our busy hour ' s are between 11 : 30 AX - 2 :00 00 PM and 5 :00 - 8 : 30FM Mon-Fri . For more information please call Chuck or Del oh. 968-8471 Your Truly Charles Trisciuzzi Hawaiian Cove Restaurant 11555 SW Durham Rd . A-1 Tigard,Oregcn 97224 Ph, 968-8471 • .. . -.. � ..� i7-11 r ...- . .� i'a. I l71`J'�illll'J:MI l BLUESTONE HOCKLEY teasing•s:.:rs•.manage:nenc August 21, 1995 The Grandstand • Attn: Jack Hannigan 11535 SW Durham Rd 4D-3 Tigard, OR 97224 Dear Jack, The City of Tigard is conducting a parking survey of Willowbrook. It is our understanding that your heaviest narking needs are between the hours of 5-10 PM Monday through Friday, 11-6 PM on Saturdays and 12-6 PM on Sundays. If these hours are approximately correct please sign this letter below and return it to our office. Thank you for your cooperation. Sincerely, BLUESTONE & HOC{LEY REALTY, INC. Matthew Schweitzer Commercial Division Jack Hannigan 3d2/61. 7.=.t- 4445 S.W. Barbur Blvd. Portland. Oregon V201-4047 Main Office (503) 222-3807 FAX (503) 222-6z- Vancouver. Washington Office (206) 694-0730 -ia :j 17.70. 011 'Yet 1.��: ?-7 ,7-_0S-t oPi 131 A31 iJ0H;7ThJ PARKING SURVEY SUMMARY Wednesday - March 13, 1996 Friday -April 5, 1996 12:00 noon 113 vehicles 9:00 am 80 vehicles 1:15 pm 105 vehicles 9:20 am 81 vehicles 5:00 pm 95 vehicles 9:40 am 93 vehicles 6:00 pm 77 vehicles 10:00 am 103 vehicles 10:20 am 104 vehicles Thursday - March 14. 1996 10:40 am 106 vehicles 12:30 pm 124 vehicles 11:00 am 108 vehicles 11:20 am 104 vehicles Friday - March 22. 1996 11:40 am 108 vehicles 6:00 pm 80 vehicles 12:00 noon 129 vehicles 6:20 pm 81 vehicles 12:20 pm 137 vehicles 6:40 pm 75 vehicles 12:40 pm 124 vehicles 7:00 pm 73 vehicles 2:30 pm 98 vehicles 7:20 pm 73 vehicles 3:00 pm 99 vehicles 7:40 pm 83 vehicles 3:30 pm 102 vehicles 7:55 pm 78 vehicles 4:00 pm 104 vehicles 4:30 pm 95 vehicles Thursday - April 4. 1996 5:00 pm 96 vehicles 5:30 pm 103 vehicles 6:00 pm 93 vehicles 7:00 pm 73 vehicles 9:00 pm 39 vehicles • Parking Survey 140 120 . 100 r r 41 1 s so f 1111 1 a ■ 40 1 20 0 9:00 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 130 2:00 2:30 3:00 3:30 4:00 4:30 3:00 3:30 6:00 6130 7:00 7:30 0:00 0:30 9:00 Time of Day E Wednesday,3/13/96 • Thursday,3/14/96 ■ Thursday,4/4/96 I. Friday,3/22/96 ® Friday,4/5/96 410 AGENDA TIGARD PLANNING COMMISSION APRIL 8, 1996 - 7:30 P.M. rs-'1/ TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 96-0002 AKA BUSINESS SERVICES REQUEST: Amend the text of policy 12.2.1(2)(1a) of the Comprehensive Plan to modify the spacing and locational criteria for General Commercial land uses. LOCATION: City Wide. ZONE: N/A APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11 and 12; Tigard Comprehensive Plan policies 1.1.1(a), 1.1.1(c), 2.1.1, 5.4, 6.1.1, 8.1.1 and 12.2.2; Tigard Community Development Code chapter 18.30; and Oregon Administrative Rule Chapter 660, Division 12. 5.2 SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP REQUEST: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review. COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G (PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive. (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. 5.3 ZONE ORDINANCE AMENDMENT (ZOA) 96-0003 DEDICATION, RESERVATION AND IMPACT STUDY REQUIREMENTS The City of Tigard proposes amendments to the Community Development Code Sections 18.32.050 B.5, 18.32.250 E.2, 18.96.010 A. and 18.96.100 A. and B. to require impact study, reservation and dedication requirements for public facilities and services. LOCATION: City Wide. ZONE: N/A. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 11 and 12; Tigard Comprehensive Plan Policies 1.1.1 a., 2.1.1, 2.1.3, 3, 7 and 8; Community Development Code Chapter 18.30. 6. OTHER BUSINESS 7. ADJOURNMENT :: MAR I I 96 ---...,TAIU.S.PCISIAGEI: ' i- . CITY OF TIGARD , 7 8 ...: 1 0 R E 0• p "14.;-- -ig i K -N) 13125 S.W. Hall Blvd. __Tigard, Oregon 97223 K .-"••••,......,...... ..7.„‘, -. ',,,, • , 4,...e, ....„ DURHAM 99 . , LTD. PARTNERSHIP, j) .7"--- 135 E. 57TH TREET NEW YORK NY '10005 _ \\ ‘ ■ \ \ \ \ . %------ ..- - ..... 1 -----' .....--‘„ - . k..- Ill ... _ _.... 1 PROPOSAL DESCRIPTION V ve ,,,Ak) . Gv FILE NO: SDR 96-000.') I PDR 96-0001 4\V J 1� 03.4t/ P APctil FILE T ( G,\ IDS 0 re TITLE: DURHAM 99 ASSOC. LTD. PARTNERSHIP / HOCKLEY -� i e OWNER: Durham 99 Assoc. Ltd. Partnership APPLICANT: Clifford Hockley 135 E. 57th Street CAA//4 ot,4---5 v 4445 SW Barbur Blvd. tiI A New York, NY 10005 1 � /apt.,", X' "` Portland, OR 97201 '' ` (212) 909-8400 "� 5 (503) 222-3807 '.17 U REQUEST: A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, „' 1IA 1R 11R 1R 17r1 ^irri 18 164 50Be rr7eD �Z MACKENZIE E....aINEERING INCORPORATED Nrv4R P& CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 S.W.BANCROFT STREET • PO BOX 69039 PORTLAND,OREGON 97201-0039 • (503)224-9560 • FAX(503)228-1285 March 18, 1996 City of Tigard Attention:Will D'Andrea P.O. Box 23397 Tigard, Oregon 97223 Re: Willowbrook Commercial Center Parking Analysis MEI Project Number 196110 Dear Mr. D'Andrea: Mackenzie Engineering Incorporated(MEI)has reviewed the parking needs of the Willowbrook Commercial Center located on the northeast corner of Highway 99 at Durham Road. As you are aware,a new 5,775 s.f. office building is proposed at the southeast corner of the site near the Durham Road driveway. Currently, 176 parking spaces are provided, including 9 handicap spaces. The proposed building would require 17 parking spaces based upon one space per 350 sq. ft. This proposal adds 45 net new spaces for a net total of.221,.' therefore providing 28 spaces more than the 17 required for the new building. In accordance with the letter from Willowbrook's attorney to the City of Tigard dated April 18, 1994,the number of parking spaces required for the existing buildings was set at 190 spaces. This proposakprovides a net gain of 31 spaces over the required 190 in accordance with the agreement. 5Ec y I ZI Oe lE MEI staff conducted parking surveys at the Willowbrook Commercial Center during periods of peak parking demand to assess actual parking needs. These times include weekday lunchtime and evenings and midday on w kends.ale heaviest parking demand was observed during the weekday's lunch hours at approximately 12:00 noon)The attached table indicates the days and times the parking counts were conducted and the number of occupied and vacant spaces. Four suites are currently vacant. The minimum number of parking spaces required by City code has been assumed for each of the suites and added to the existing demand. This provides an analysis of the maximum anticipated parking demand with full occupancy of the existing buildings. All four of the suites have a parking requirement of one space per 350 s.f. Building B - Suite G 900 s.f. Building D - Suite C 1610 s.f. Building E-Suite C 1350 s.f. Building E-Suite D 1350 s.f. F:\WPDATA\96-03\96110\18L2.SK Will D'Andrea Project Number 196110 March 18, 1996 Page 2 PARKING COUNT SUMMARY Currently Available Spaces 176 Currently Required(in accordance with 190 agreement with City) Existing Parking Demand Observed Maximum Demand 124 Vacant Suites Requirement 15 Total 139 Currently Unused Spaces 37 New Office Building and Parking Modifications Proposed Net Additional Spaces 56- 11 =45 Required Additional Spaces 17 Proposed Total Spaces 221 Spaces Required with New Building 207 Anticipated Demand 156 Anticipated Unused Spaces 65 oY ,SQ As indicated above,the existing parking demand for the Willsiwbrook Commercial Center is a maximum of 139 observed spaces, including an adjustment for vacant suites. his is well below the 190 spaces required by the City.) Q; r The new office building and parking modifications will add 45 spaces,but is only required to provide 17. This will MA 1x increase the number of unused spaces from 37 to 65 during the peak demand time of 12:00 noon on weekdays. The parking space needs of the Willowbrook Commercial Center can be accommodated with the proposed building and additional parking spaces. Please call me if you have any additional questions. Sincerely, Brent Ahrend Traffic Analyst BTA/sk Enclosures c: Betty Sheppeard-Mildren Design Group F:\W PDATA\96-03\96110\18L2.SK • PARKING SURVEY SUMMARY Wednesday - March 13, 1996 12:00 noon 113 1:15 pm 105 5:00 pm 95 6:00 pm 77 Thursday - March 14, 1996 12:30 pm 124 Saturday - March 16, 1996 11:30 am 74 12:00 noon 69 12:45 pm 58 1:30 pm 66 2:00 pm 59 Sunday - March 17, 1996 10:30 am 33 11:15 am 40 „.14. CITY OF TIGARD April 21, 1994 OREGON Mr. Jack L. Orchard BALL, JANIK & NOVACK One Main Place 101 SW Main Street, Suite 1100 Portland, OR 97204-3274 Dear Mr. Orchard: The City of Tigard understands the sensitivity of tenant lease negotiations . This concern was one of the issues discussed in our January 28, 1994 meeting and why I suggested that Bluestone & Hockley provide information concerning the square footage, tenant mix and parking spaces at that meeting. This information would provide the City an opportunity to quickly review the parking situation at Willowbrook. While Bluestone & Hockley "cannot be placed in a situation where it is necessary to verify parking space availability" , the City of Tigard has an obligation, by Code, to review such availability. Since the site plan requested for in the February 7th letter was not provided in a timely manner, I had to request for it with the present tenant improvement. I had hoped to avoid such delays through the previous meeting and letter. The January 28, 1994 meeting did satisfy our concerns related to parking availability. I believe that given the tenant mix, adequate parking is available. We were told during that meeting that 190 parking spaces are on-site. The site plan provided to the City at that time did not show 190 spaces. The record (SDR 26-79) that the City has also does not provide for 190 parking spaces . That site plan shows 181 parking spaces. Your April 18, 1994 letter states that the parking count is the same today as it was at the time of the original approved site plan. Attached please find a copy of that plan. The City will use 181 spaces as the number of on-site parking spaces for its review unless otherwise requested. Sincerely, w William D'Andrea Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 SENT BY: 4-18-94 ; 2:52PM ; BALL,JANIK,& NOVACK-' 503 684 7297;# 1/ 3 RECEIVED BALL, JANIK & NOVACK Attorneys at Law APR 1 8 1994 1100 One Main Place 101 S. W. Main Street COMMUNITY DEVELOPMENT Portland, Oregon 97204-3274 Telephone: (503) 228-2525 Telecopier: (503) 295-1058 TELECOPY TRANSMISSION FORM Date: April 18, 1994 SEND TO: Mr. William D'Andrea COMPANY: Assistant Planner City of Tigard FROM: Jack L. Orchard CLIENT/MATTER: Marx/Willowbrook CLIENT NO. 1130.02 TELECOPY NO. 684-7297 VERIFICATION NO. NUMBER OF PAGES (Including Cover Page) : 3 SECRETARY: Charlene Sharer IF YOU DO NOT RECEIVE THIS IN ITS ENTIRETY, OR IF YOU HAVE RECEIVED THIS TRANSMISSION IN ERROR, PLEASE CALL US IMMEDIATELY AT (503) 228-2525. THIS TRANSMISSION MAY INCLUDE CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL OR ENTITY NAMED ABOVE. ANY PERSON OTHER THAN THE INTENDED RECIPIENT (OR OTHERS AUTHORIZED BY THE INTENDED RECIPIENT) IS PROHIBITED FROM READING, COPYING, OR DISTRIBUTING THIS TRANSMISSION. COMMENTS: SENT BY: 4-18-94 ; 2:53PM ; BALL,JANIK,& NOVACK-, 503 684 7297;# 2/ 3 • BALL, JAN I K & NOVACK ATTORNEYS AT LAW ONE MA1N PLACE 101 S.W, MAIN STREET SUITE 1100 tom FLoOR,II01 PENNSYLVANIA AYE.PC Vi PORTLAND.OREGON 972 04-32 74 WASHINGTON,G,C,2000.4 TELEPHONE 15031 228- 526 TELEPHONE 12021 A,n-3307 JACK L.ORCHARD TELECOPY 1503)295-1058 TELr.COPT(20E1703-6247 April 18, 1994 By Telecom Mr. William D'Andrea City of Tigard Planning Department 13125 S. W. Hall Boulevard Tigard, OR 97223 Re: Willowbrook Business Park Dear Bill: At the conclusion of our January 28, 1994 meeting about Willowbrook parking issues, I believe we had satisfied any City concerns about the adequacy of on-site parking to service the needs of Willowbrook's tenants and patrons. You had asked by letter of February 7, 1994 for a "clean" site plan showing the provision of those 190 spaces. That site plan is already in the City's files, in that it is the original site plan approved by the City for Willowbrook. The parking space count is the same today as it was at the time of the original approval. if you need a further print of that originally approved site plan, please contact me. I would be surprised if the City file is missing such a print. As you know, Willowbrook continues active leasing through Bluestone & Hockley Realty, Inc. Neither Cliff Hockley, his staff, nor I have heard of any further issues raised about the parking situation at Willowbrook. In a brief discussion about the matter a week or so ago with Ed Murphy, there did not appear to be any ongoing concern by the City about Willowbrook. Unless I hear differently from you, Bluestone & Hockley and Willowbrook will continue to operate as in the past in handling tenant lease negotiations and permits for tenant improvement work. As we pointed out at the January 28 meeting, because leasing is a time-sensitive, competitive business with tenants literally making last-minute decisions, Willowbrook and Bluestone & Hockley cannot be placed in a situation where it is necessary to verify parking space availability with each new tenancy change. We believe that we have satisfied the City's concerns over parking space availability for the mix of tenants which have leased and will lease space at Willowbrook. SENT BY 4-18-94 ; 2:53PM ; BALL,JANIK,& NOVACK-, 503 684 7297;# 3/ 3 BALL, JAN1K NovACK Mr. William D'Andrea City of Tigard April 18, 1994 Page 2 We appreciate the City's prompt processing of tenant improvement plans for new tenants at Willowbrook. If there is a need for an alteration of parking configuration or number of spaces, we will be in contact with the City. We welcome the City's cooperation on these issues. We are pleased that our meeting and follow-up discussions were able to clarify Willowbrook's parking situation. I know it is of great assistance to Bluestone & Hockley that the City is able to process the tenant improvement permit applications without having to revisit the parking situation. Thank you for your assistance. Sincerely, L L • Cv h e Jack L. Orchard cc: Cliff Hockley Paul Challancin Juvers/BJp/D'Mdr.a.418 .. - µ Keynotes 0-------, PACIFIC HWY - 99 W 1. EXISTING PARK SIGNAGE 2. NEW ACCESSIBLE PARKING AND SIGNAGE MRDREN DESIGN GROUP P.C- 3. REMOVED TRASH ENCLOSURE wwOmnrrunE • !AO MANNIN'. 4. RELOCATED TRASH ENCLOSURE 1 1890 SW Kerr Partway,SUM 325 5. EXISTING TRASH ENCLOSURE Lake ClmrggOwn Qi0912141562 /I so:...rr ° 31 Svt3M rrr�O (tT UPI I 4�1,.sC,r 0 ..•• ---. r�. _ ___ _ __ __j.�_ ., ...I\y t EXISTING EXISTING BULDI.IG B t .\ SITE DATA: t 1 f AREA %COVERAGE: I Qx BUILDING A I • ❑ `— SITE 221,285 SF(5.08 AC) 1 t BUILDING, , >— /• BUILDING A 6,650 SF ,t 0 '" I �..0�.._.L 4.._-- -, F�.. O /.'t BUIDING B 13.500 SF ACS` j' BUILDING C 10,200 SF C BUILDING D 9.600 SF fib 3056 L I r' L.....1 \ BUILDING E 12.3W SF OOOCCCwALTEN E NuDREN JR.-j < t f -y; - - O \ BUILDING F 5,775 SF �� MOO.MO _ \� ty., •• ).i1i .._ •\ TOTAL BUILDING AREA. 58.025 SF 26% s �Q Cr -..._._. j� ,.................. s AREA: S COVERAGE 74. OF VV Q = ■ '1.�.f""'. i lw. _ 3 ..c�..` 0 b^\ LANDSCAPING 81.408 SF 37% `. I I I d I I 1 J I 1 ' EXISTIN /SPACES PROVIDED: /SPACES REQUIRED / BU .� i 1\ PARKING �� •,•..0 y..;; •i HANDICAP. 10 0 2 F C ! ..• \ TOTAL PROVIDED 221 190(SEE PARKING PLAN SHEET A1.2) = -...-.1.; Associates I 4 enT:::-1--'i:::'.2..:::,.'Lt7.IZi Al i v .0., T { / �� =-_� Pv r• rrrr rrr 29909 150th St SE _,,,;�• •••••••••�••••••❖•�••••.� ,Y:-lr�.� Legend , w D . gym ••••••••••••••♦ 4 1 °:;emu'" •••••••••••••••. ROPOSED BUILD! 1 �❖n r-- 0 . Project r w.•• .• ❑ NEW PAVING • . • •, Building F ►•••••••••••••••O••••� € EXISTING BUILDING D Willowbrook �••••••••••••••••.•••4 ,ems ∎••••••••••••••••••••�.._..__ r x,04' Commercial ._.•.._•_•.•.•. ,,.� !{ 1 — Center s — 4.... - EXISTING CURB OR SIDEWALK TO 5 Durban! -...... BE REMOVED.. . .4 s mi.•.r. ma I • T1prd'OR • _ y 1- T` t• F lc' 4. Plat', i AREA OF WORK 04 i 4 , , . HT•BUI D NG E . .f•{� '-'_ f.• I-'L� ;n: I ..s.i.rY N w 1 llb .d � . ,, �, 2 1. 1996 � � I 1 eke Revisions .. .., tst .1...:/ .car Site Plan r:;M : O �.'"6g Ld1If1LI$ IHrli .-.3 , iiiiirwrAilk-itt -ffla. . 92. . lit tot Wale Mew OOP.PA.11114.Ms to C M wmn..c,NO sat .rvor 11 ,i t. %I*. j mioNtli.�N a 1Lln, e M IMMO.0 `'s` pate 9 January 1996 R Drawn by: Cbet•Joed by. w��'�' I/ Job Map WEM WEM 9 Job Number 94084 Sheet of: 9 • Design Review - 9 January 1996 A1.1 E PACIFIC HWY - 99 W MILDREN DESIGN GROuP•P,G ,....GME • !AC/PANNING 11890 SW Kerr Parkway.Suite 325 Lake Oswego.Oregan 97095 60.91244.0552 >D . / . II 111111111111Mt PARKING DATA: '— J1 PER CITY OF TIGARD ZONING CCOE SEC/ON I 78.706.020 F. SNARED PARKING IN COMMERCIAL : -� �::- DISTRICTS. 9. OWNERS OF Tao.OR YORE • ❑ ❑ ..:. .. USES, STRUCil1RE5. OR PARCELS co F LAND MAY ) 1 —^ EXISTING BUILDING B . AGREE TO UTILIZE JOINTLY THE SANE PARKING EXISTING AND LOADING SPACES MHEN THE PAK HOURS �� A ❑ ❑ ... - BUILDING A SPACES REOUIRED PER CODE PEAK HOURS(8--5)T O NON-PEAK HOURS-----H- O — SUITE A(2000 SF) 1:400 - 5 5 Cr "'-W-`W— �1A, .. Q SUITE B(1050 SF) 1:400 - 3 3 � \ <,,,' Q SUITE C(730 SF) 7:50 - 14 14 ♦ rC� _ *SUITE 0(1700 SF) 7:50 - 34 ' p N,1L1EN L�WLDR[N A.C'�� Q — 55 22 k • T \\\ 9•. . Q \• ��A Ir1Un.NM •cr ,,fi \7:x'7. I I ... _ \ ...1 \ •�,) OF ({� n N .,,ti BUILDING B VT �+• 1 rA K I I c SUITE A(1700 SF) 1:350 - 5 5 S'� r .f EXISTIN SUITE B(2650 SF) 1:400 - 7 7 /� BU T \ SUITE C(900 SF) 7:350 - 3 3 �!��,�q, ti Q SUITED(770 SF) 1:350 - 2 2 Durham 99 SUITE E(990 SF) 1:350 - 3 3 •\ SUITE F(490 SF) 1.350 2 2 aL \ SUITE C(900 SF) t.350 - 3 J Associates ( ,1 Q SUITE N(7350 SF) 1:200 - 7 7 19L1 i ;\ \ SUITE I(2050 SF) 1:300 - 7 7 A y 1 39 J9 f. —' I \ __ Q \ BUILDING C 73803 150th SL SE SUITE A(800 SF) 1:350 - 3 3 Moraae,WWtrlyto0 \ SUITE B(900 SF) 1:400 - 3 3 ❑ \' \ SUITE C(1200 SF) 1:350 - 4 4 PROPOSED BUILDINI suITE o(2100 SF) 7:350 - 6 6 PTo t ❑ \ SUITE E(2400 SF) 1:350 - 7 7 y �+ ,� �� J\ SUITE F(2600 SF) ,:400 - 7 7 Building Y• L— - 30 30 EXISTING BUILDING D BUILDING D Willowbrook fr A *SUITE A (4380 SF) 1:50 - 88 t, 88 rnrnercial SUITE B(1850 SF) 1:200 - 9 9 SUITE C(7610 SF) 7:350 - 6 6 nter — - SUITE D(700 SF) 1:350 - 2 2 105 Q 77 88 /SWDWIIBID Rd �.� 1 Tigard,OR - \ \ / � BUILDING E \ �� Al *SUITE A(1365 SF ASSEMBLY) 1:50 28 28 Parking Title 7 (715 SF OFFICE) 1:350 - 2 2 Ji arking Plan • ?� n'L�_ I I SUITE 8(1850 SF) 1:350 - 4 4 SUITE C(1250 SF) 1:350 - 4 4 SUITED(1250 SF) 1:200 - 7 7 _ SUITE E(1700 SF) 1:350 - 4 4 .._: SUITE F(1200 SF) 1:350 .. SUITE G(1500 SF) 1:350 - 5 5 EXISTING BUILDING E . 58 30 28 • I .. TOTAL REOUIRED 288 Qj 138 150 \ *SEE LETTERS STATING PEAK OPERATING HOURS I TOTAL PROVIDED A 221 (INCLUDING 10 ACCESSIBLE SPACES) 1. 5 March 1996 tt/�/ Revision Per o y d Tigad e / I I I I I I C�� TOTAL REOUIREO PER 1994 AGREEMENT 190(INCLUDING 9 ACCESSIBLE SPACES) 2. 18 Month 1996 �/ TOTAL ANTICIPATED DEMAND REQUIRED 156(INCLUDING 10 ACCESSIBLE SPACES) P1tk�R!'YifO PER PARKING STUDY Site Plan '- ._.1 Nom,WPC.W01...7..+.N.W .s cu+uv O i KU .DN. O MCI NW OIff LL010+O[fIW Ob1.PC..MD On WT IO R U77 NTH 7 KIM O CA mp WINN CCM 001.P C Date 9 January 1996 1 Drawn by: Mocked by x BK WEM N Job Number: 94064 Sheet of: S Design Review - 9 January 1996 A1.2 Oregon March 7, 1996 DEPARTMENT OF Tigard Planning Department TRANSPORTATION 13125 SW Hall Blvd. Tigard, OR 97223 Region 1 Attention: Will D'Andrea FILE CODE: Subject: SDR 96-0003/Durham 99 Assoc. /Hockley PLA-9-2A-TIG Our comments regarding this site development review are: • The plan indicates adding parking spaces at the SW corner of the proposed building. ODOT does not recommend adding parking spaces at this location due to its proximity to the development's Durham Road access. • The applicant will need to update their driveway permit for Durham Road. All work in state right-of-way requires an ODOT permit. If the applicant proposes to connect to the state drainage system, on-site detention will be required. Please call Sam Hunaidi at District 2A regarding permits and drainage. His phone number is 229- 5002. Thank you for the opportunity to provide comments. If you have questions, please call me at 731-8232. Laurie Nicholson, Senior Planner ODOT Development Review cc: Marty Jensvold, Region 1 Senior Transportation Analyst Sam Hunaidi, District 2A Permit Specialist 123 NW Flanders Portland, OR 97209-4037 (503) 731-8200 734-1850(11-94) FAX (503) 731-8259 AGENDA _LILA" r TIGARD PLANNING COMMISSION MARCH 18, 1996 - 7:30 P.M. TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP Request: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review. COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G(PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive. (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. 5.2 ZONE ORDINANCE ADMENDMENT (ZOA) 96-0001 PROPOSAL: The City proposes amendments to the Community Development Code Section 18.164.120 to provide for exceptions to underground utility requirements. ZONING DESIGNATION: N/A LOCATION: City Wide APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2 and 11; Tigard Comprehensive Plan Policies 1.1.1 a., 2.1.1, 2.1.3, 7.1.2 c. and 7.7.1; Community Development Code Chapters 18.30 and 18.164. 6. OTHER BUSINESS 7. ADJOURNMENT NDA ITEM: 5.1 DATE: 3/18/96 7:30 PM STAFF REPORT TO THE PLANNING COMMISSION Cm ET1OARD FOR THE CITY OF TIGARD, OREGON I. SUMMARY OF THE REQUEST CASE: FILE NAME: Durham 99 Associates. Ltd. Partnership Site Development Review SDR 96-0003 Planned Development Review PDR 96-0001 SUMMARY: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review. OWNER: Durham 99 Assoc., Ltd. Partnership 135 E. 57th Street New York, NY 10005 APPLICANT: Clifford Hockley 4445 SW Barbur Blvd. Portland, OR 97201 COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G(PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. II. STAFF RECOMMENDATION: The Planning Director recommends that the Planning Commission Deny the above request. The evidence in the record does not demonstrate that parking is provided in accordance with parking requirements, exclusive of the proposed building. If, however, the applicant can demonstrate and provide sufficient evidence that the current tenant mix STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 1 functions in such a wa_ . to provide sufficient off-peak der d and accommodate the proposed building or add the parking to meet code requirements, then staff would recommend approval subject to the conditions listed below. The findings and conclusions on which the decision is based are noted in Section IV. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 1. The applicant shall comply with any conditions issued by ODOT regarding Pacific Highway. 2. The applicant shall contact the Tigard Water Department for an application to tie into the public water line in SW Durham Road. STAFF CONTACT: Mike Miller, Tigard Water Department (639-4171). 3. The applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee for this project shall be $ 1,134.00. 4. Plan approved by Tualatin Valley Fire and Rescue. 5. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea (639-4171). The revised plans shall include the following: a. Screening of the trash facilities. b. Removal of the two (2) proposed parking spaces along the access drive off to SW Durham Road. Retainage of the existing landscaping in this area. c. Fourteen (14) bicycle parking spaces, to be equally distributed throughout the center. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Where possible, bicycle parking facilities shall be placed under cover. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. d. A row of trees screening the parking area in accordance with Community Development Code Section 18.100.130. e. Tree inventory and removal plan. f. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler, a written sign-off on the location of, and the compatibility of facilities. Relocation of existing facilities will need to signed off as well. STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 2 THE FOLLOWING C .)ITIONS SHALL BE SATISFIED F )R TO THE ISSUANCE OF OCCUPANCY PERMITS: All site improvements shall be installed as per the approved revised site plans. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST Section 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION III. BACKGROUND INFORMATION History: The subject property was annexed into the City in 1972 (ZC 5-72). The property was changed from Washington County P-R, Planned Residential, to City of Tigard P-D, Planned Development. The Tigard Planning Commission recommended approval of the development plan and program for the Summerfield Planned Development, in which a shopping center was to be located, on February 6, 1973 and the Council adopted the Commission's recommendation of February 12, 1973. In September of 1979, A Site Design Review (SDR 26-79) was granted for phase I and II for the Summerfield Commercial Center. In August of 1983, the Planning Commission approved an applicant's request to eliminate a tenant mix restriction of 13% financial, 24% office, and 63% retail for this shopping center. No other development applications were found to have been filed with the City. Vicinity Information: The site is located at the northeast corner of the intersection of SW Pacific Highway and SW Durham Road, west of SW Summerfield Drive. Property to the north and south is zoned C-G (General Commercial) and is developed with commercial uses. Property to the east is zoned R-25 (Residential, 25 units per acre) and is currently developed with the Summerfield Retirement Community. Site Information and Proposal Description: The approximately 5.8 acre site is currently developed with a 5 building, 58,025 square foot, shopping center, commonly known as "Willowbrook" Shopping Center. The site has frontage on SW Pacific Highway, SW Durham Road, and SW Summerfield Drive. The applicant requests approval to construct a 5,775 square foot commercial building, with STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 3 additional modificatior to the existing parking within center; and Planned Development Review. III. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build a commercial building for either office or retail space. These uses are classified in Code Section 18.42 (Use Classifications) as Professional and Administrative Office and General Retail Sales. Code Section 18.62.030 allows Professional and Administrative Office or General Retail as permitted uses in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 360 feet, exceeding the minimum lot width standard. Developments within the C-G zone are required to provide a minimum of 15% landscaping. The plan proposes to provide approximately 81,408 square feet (37%) of landscaping, thereby, satisfying the minimum landscape criteria. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district. The maximum building height is 45 feet. The proposed building does not abut a residential zoning district, therefore, there are no setbacks applicable to the proposed structure. The elevation drawings show the building to have a height of 28 feet. Approval Standards: Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. These chapters are also listed as approval standards • for a Planned Development Review application under Section 18.80.120.2. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore, found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180:3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are therefore, found to be inapplicable as approval standards. STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 4 Relationship to the N :al and Physical Environment: E ion 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The proposed building is within an existing developed shopping center, therefore, there are no natural areas in need of preservation. Upon a staff site visit, it appeared that there are existing trees greater than 6 inches in caliper. The applicant shall submit a revised plan indicating the location of any and all trees greater than 6 inches in caliper. Buffering. Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. The proposed building does not abut a residential zone. The remaining center was approved under the Planned Development process with adjoining residential units. Screening of the parking areas to be revised with this application will be reviewed in accordance with screening standards. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, screening of the parking area has been provided in accordance with this section. It is not clear how the relocated trash facilities will be screened. Therefore, a revised plan shall be submitted which shows how these facilities will be screened. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The Police Department has reviewed the exterior lighting plan for the perimeter of the building and parking lot and states that the proposed lighting satisfies this requirement. Planned Development: Section 18.80.120 identifies approval criteria for a planned development site plan. Section 18.80.120.A.2 lists other code sections which are essentially the same approval standards as 18.120.180 (Site Development Review). Section 18.80.120.A.3.a states that site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. This requirement is satisfied as the site is a developed commercial property, the amount of site work will be minimal, and there are no natural areas that are in need of preservation. The applicant shall be submitting a tree inventory and removal plan for trees greater than 6 inches in caliper for the area of the proposed building and modified parking areas. Section 18.80.120.A.3.b provides standards relative to buffering and screening a proposed development site from surrounding uses and streets. This criterion is addressed in Section 18.100 below. Sections 18.80.120.A.3.(c) provides that non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the greatest degree possible, to protect the private areas on the adjoining properties from view and noise. This criteria is satisfied as the proposed building does not abut a residential zone. STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 5 Sections 18.80.120.A.3 , and (e) refer to residential develc ants and as such are not applicable. Section 18.80.120.A.3.(f), (g), (i), (j), (k) are essentially references to the requirements of other Code sections dealing with access, landscaping, signs, parking and drainage and are addressed in the sections below. Section 18.80.120.A.3.(I) is not applicable as the site is not within a floodplain. Section 18.80.120.A.3.h allows the approval authority to require the developer to provide facilities relative to public transit needs such as bus turn-outs or shelters, if the proposed development abuts a transit route. Tri-Met has not requested the provision of any transit related facilities. Therefore, no transit related facilities will be required as conditions of approval. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The landscape plan shows the provision of four (4) Red Oak trees spaced approximately 30 feet apart in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan indicates screening in accordance with the requirements of this section. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a parking area, which provides 4-50 parking spaces, abuts a residential zone the required buffer and screening width shall be 10 feet. The minimum improvements within a buffer area shall consist of the following: 1) At least one (1) row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and five (5) feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10, five-gallon shrubs or 20, one-gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, ground-cover or spread with bark mulch. The proposed lot adjacent to building E abuts a residential zone. This parking lot buffer areas contains approximately 1 ,500 square feet. Therefore, the buffer shall contain an additional 10, five-gallon or 20, one-gallon shrubs in addition to the one (1) row of trees. The landscape STAFF REPORT SDR 96-0003/P DR 96-0001 -DURHAM 99 ASSOCIATES PAGE 6 plan shows the provisit )f approximately 71, Japanese He and Otto Luyken shrubs, thereby, partially satisfying this requirement. It appears that the plans show the retaining of some existing trees around the perimeter of the parking area. A revised plan shall be submitted which indicates the provision of a row of trees screening the parking area. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- way and the driveway and then connecting these two 30 foot distance points with a straight line. The plan generally complies as the majority of the proposed changes will not effect vision clearance. The only change that will encroach within the vision clearance is the proposed two (2) additional parking spaces adjacent to SW Durham Road. These spaces are within the vision clearance area. A revised plan shall be submitted which retains the existing landscape island along the access drive off SW Durham Road. Minimum Off-Street Parkins: Section 18.106.020(1) (Mixed Uses) states that where several uses occupy a single structure or parcel of land or a combination of uses are included in one business, the total off-street parking spaces and loading area is the sum of the requirements of the several uses, computed separately unless the peak hours of use do not overlap. The applicant has provided detailed parking data for the existing six (6) building, 58,025 square foot shopping center. The applicant has supplied revised parking data which indicates that, given the existing uses, the total amount of required parking is 292 spaces. This is exclusive of the proposed 5,775 square foot building. The plans indicate the provision of 203 parking spaces (the applicant states that 221 are provided, staff counted 203 spaces). The applicant's submittal included three (3) letters from existing tenants (Horizon Community Church, The Grandstand and Hawaiian Cove Restaurant) which are an attempt to provide information regarding the peak hour times of these tenants. The implication being that these required parking spaces would be considered non- overlapping peak hours for the purposes of providing total off-street parking spaces, thereby complying with 18.106.020(1). Of these three (3) tenants, only the Horizon Community Church can be considered an outright off-peak use. Both of the restaurants have lunch hours and lunch "peaks" to some degree, in addition to dinner hours which overlap office and retail peak hours. Since the applicant has not provided evidence demonstrating that the approximately 122 parking spaces required by these two (2) restaurants are off-peak users, the existing center does not provide the parking required by the code to serve existing tenants. This deficiency does not address the proposed building. In the absence of a study demonstrating the off-peak user allowance, the subject request should be denied due to insufficient parking. STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 7 If, however, the applicz an provide evidence that the rest ants function as off-peak uses in part, or in whole, the number of spaces required by these uses may be subtracted from the total 292 required (exclusive of the new building). This reduction may be enough to show that there is sufficient parking given the demonstrated functioning of the center. This figure would then have to be updated to include the parking spaces required by the proposed 5,775 square foot building. The on-site parking provided would have to exceed the sum total of all the required parking generated by the uses, exclusive of those off- peak uses. The applicant may provide additional information for the Commission to review at the public hearing. The subject application includes modifications to the existing parking area. The proposed changes generally comply with parking lot and access standards. The only area of concern is the proposed change to add two (2) additional spaces along the access drive off SW Durham Road. The purpose of Section 18.106 (Parking) is to establish parking areas having adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on-site, and at access points. Section 18.106.050(k)(1) further states that access drives from the street to off-street parking shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site. The replacement of landscaping with parking spaces in this area could provide a hazardous condition and inhibit the flow of traffic. These spaces are located only 15 feet from the sidewalk on SW Durham and are directly opposite the exit of the drive-thru lane adjacent to building A. The turning movements required by cars backing out of the parking space, in conjunction with cars entering the site from SW Durham and exiting the drive-thru could create a bottle-neck at the entrance. This situation has the potential to effect both on-site and off-site traffic. Therefore, these two (2) proposed spaces should be deleted from the proposal. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 7 disabled parking spaces if 201 to 300 parking spaces are provided. The site plan shows the provision of 10 disabled person parking spaces, thereby, satisfying this requirement. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Where possible, bicycle parking facilities shall be placed under cover. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Fourteen bicycle parking spaces will be required for this shopping center. The proposal does not indicate the provision of bicycle parking spaces. A revised plan shall be submitted which show the provision and location of 14 bicycle parking spaces, thereby, satisfying this requirement. These spaces should be equally distributed throughout the center. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of three (3) access drives. These drives are shown to have widths of 24 feet, thereby, satisfying this requirement. STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 8 Walkways: Section 108.050(A) requires that a walk be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either, a minimum six (6) inch vertical separation (curbed), or a minimum three (3 foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed building would be connected to SW Durham Road, thereby, satisfying this requirement. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign- off. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall submit a written sign-off from the franchise hauler regarding the facility location and compatibility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has not submitted information regarding the existence or location of trees in the area of the proposed building. A plan shall be submitted which complies with this section. PUBLIC FACILITY CONCERNS: (Engineering Department Comments) Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: This site lies adjacent to SW Durham Road, a major collector street, SW Pacific Highway (99W), an arterial street, and SW Summerfield Drive. All three roadways are fully improved adjacent to this site and the existing right-of-way widths are adequate. The Oregon Department of Transportation (ODOT) has jurisdiction over 99W; no comments have been received from ODOT staff to date. There are no additional right- of-way dedications or street improvements required by the City. However, the applicant will be required to comply with any conditions issued by ODOT regarding 99W. STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 9 Access to the new bu ig will be via existing shared dri\ ays from Durham Road, 99W and Summerfield Drive. No new driveways are proposed or permitted. Water: There is an existing 12-inch public water line in SW Durham Road that will adequately serve this site. The applicant's plan indicates a proposed connection to the public water line. The applicant will be required to contact the Tigard Water Department for information regarding connection to the public water line. Sanitary Sewer: This site is presently served from an 8-inch public sanitary sewer line which crosses through this site. There is an existing lateral from the public line that will adequately serve the new building. Storm Drainage: There is an existing on-site storm sewer system that will serve the new building addition. The applicant's plan indicates that the drainage system from the building will tie into an existing storm lateral. The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. Because this site is relatively small and there does not appear to be room for a water quality facility, it is recommended that the applicant be required to pay a fee in-lieu of constructing an on-site facility. The fee is based upon a charge of $180.00 per 2,640 square feet of new impervious area. In the case of this project, the fee is calculated by: 16,532 square feet/2,640 x $180.00 = $1,134.00. This fee shall be paid prior to issuance of a building permit. Ill. OTHER STAFF COMMENTS The City of Tigard Police Department states that the exit onto SW Durham Road needs to be a right turn only if it is not already. (Note: The driveway is a right-in, right-out only driveway.) The City of Tigard Engineering Department findings are addressed in Section Ill. IV. AGENCY COMMENTS Tualatin Valley Fire District has reviewed this proposal and has offered the following comments: STAFF REPORT SDR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 10 Plans cannot be appro\ at this time. Hydrants shall be pla( so that all portions of the exterior walls of buildings, measured along the outside and along access roadways, are not more than 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. Please provide drawings showing the location of existing or proposed fire hydrants. Not only for the proposed building in lot #1 but any hydrant affected by reshaping of the parking lots. GTE has reviewed this proposal and has offered the following comments: Developer to place conduit to GTE's specifications. City of Tigard Maintenance Services Division, City of Tigard Building Department, City of Tigard Water Department, Unified Sewerage Agency, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. //e/-67.).-4 3/7/96 PREPARED BY: William D'Andrea DATE /�/ As�istant-P am r ( L I 3/7/96 APPROVED BY: Richard Bewersdorff DATE Senior Planner STAFF REPORT SCR 96-0003/PDR 96-0001 -DURHAM 99 ASSOCIATES PAGE 11 • ■ i PACIFIC HWY-99 W I i I /�� ..r.. --�(r ••■•■ r'n —)° ;;••• 1 . woo- =1 a NI a _ .„.. • _. .......- .II, , _ _. Q — — O 0 — 11 LVII■ i t ! . �� li ! ! I '�Ji � llltst ° ..`�© .. v \:-.._-1:1 o o _ .G %,, Q !1 I 1 I I I a r\ \ .-. AN XriCC4,:::4•1:i (.--------1 \ : �.'~►'114`'t �Y�!' — "_- SI.,:. —4] ..... \ c..1.-111.--.1 I - Qq -k. \ \s `, 1 i • _ , y f�t. \.....A i'-`1- ,I I EXMC BIRD K E. CC .'1 •�F.1 1 1 1 1 11 i 11 1 1'�.I j li 0 Site Plan \`,•� w Q .�� , 11 ' Ili ; ' it LI r' 1- 1 LLImmo BuillingF SITE DAT>. Legend Willowbrook O Commercial CM =r/s.V;111.:l Center ...ODIC• L.. t .._... ... , A-2.01.6 II 11-102 17 M� .~ws C Insf V ..... La.aa c ,Z_IX1 V +a-�J■ / --71--,T,-÷ ----- 71L LAMS AIL. Yf Keynotes .�. :03.714•V •Uor..0 3I.M I=Intl.S _ ><MOWS 1 \1 Arms me fart J...CO A•O.taa />•.�"O tDUw.1 1 tWV$'safe•aQOLAC A•Amy • .na.rn"WAN n.aa. 4 c'3•c.+a „� 1 Iar rsafe Osimrs ++.aorr / T r rm'room a. far_8.).111.a s.OP 1110.1110..019 I 1 PLOT PLAN CASE NO. 1 EXHIBIT MAP 11 SDR 96-0003/PDR 96-0001 1 Durham 99 Assoc.. Ltd./Hockley t ; 1 1 ci, ♦ T?3 U .. ♦ i� > ♦ ♦ _4_, • , c -.1, -�� R3 o I c— 4)/ Lz. CD it= . =► �� -_- a_dig,h c?. 0) SUBJECT P• ' - I - CO fl:7:3 V M 0) , ,,__ Fr, O _____ / 1 ›N U Vicinity Map A SDR 96-0003/PDR 96-0001 Durham 99 Assoc./Hockley 5032440417 fr DREN DESIGN GROUP 353 P02 MAR 05 '96 15:20 PARKING DATA: BUILDING A SPACES REQUIRED SUITE A (2000 SF) 1:400 - 5 SUITE B (1050 SF) :400 - SUITE C 730 SF 1:50 - 14 e * SUITE D (1700 SF) 1:50 - 34 56 BUILDING B SUITE A (1700 SF) 1:350 - 5 SUITE B (2650 SF) 1: 400 - 7 SUITE C (900 SF) 1:350 - 3 SUITE D (770 SF) 1: 350 - 2 SUITE E (990 SF) 1: 350 - 3 SUITE F (490 SF) 1:350 - 2 SUITE G (900 SF) 1:350 - 3 SUITE H (1350 SF) 1:200 - 7 SUITE I (2050 SF) 1:300 - 7 39 BUILDING C SUITE A (800 SF) 1: 350 - 3 SUITE B (900 SF) 1:400 - 3 SUITE C (1200 SF) 1: 350 - 4 SUITE D (2100 SF) 1: 350 - 6 SUITE E (2400 SF) 1: 350 - 7 SUITE F (2600 SF) 1: 400 - 7 30 5032440417 M" DREN DESIGN GROUP 353 P03 MAR 05 '96 15:21 • BUILDING D A * SUITE A 4380 SF 1:50 - 88 SUI TE 8 (1850 SF) 1:20• - • SUITE C (1610 SF) 1:350 - 6 SUITE D (700 SF) 1:350 - , 105 BUILDING E * SUITE A (1365 SF ASSEMBLY) 1:50 - 28 715 SF OFFICE) 1:350 - 2 SUITE B (1850 SF) 1: • - 4 SUITE C (1350 SF) 1:350 - 4 SUITE D (1250 SF) 1:200 - 7 SUITE E (1100 SF) 1:350 - 4 SUITE F (1200 SF) 1:350 - 4 SUITE G (1500 SF) 1:350 - 5 58 TOTAL REQUIRED 288 A * SEE LETTERS STATING PEAK OPERATING HOURS TOTAL PROVIDED 221 (INCLUDING 10 ACCESSIBLE SPACES) CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION.AT A MEETING ON MONDAY MARCH 18. 1996 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD,TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SITE DEVELOPMENT REVIEW (SDR) 96-0003 PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 r-ILE TITLE: DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY APPLICANT: Clifford Hockley OWNER: Durham 99 Assoc. Ltd. Partnership 4445 SW Barbur Blvd. 135 E. 57th Street Portland, OR 97201 New York, NY 10005 REQUEST > A request for the following development applications: 1). Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2.) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive (WCTM 2S1 10DC, Tax Lots 400 and 500). APPLICABLE R�'JIEW Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, CRITERIA: 18.114, 18.116, 18.120 and 18.164. ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL A. SO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET-UP. SCR:6-0003/PD 96-0001 DURHAM 99 ASSOC..LTD.PARTNERSHIP PROPOSAUREOUEST FOR COMMENTS ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE P' ',IC HEARING. ORAL TESTIMONY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HE/ 4G, THE PLANNING COMMISSION .ILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER FEBRUARY 26 1996 ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND, PRECLUDES AN APPEAL AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25• ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25c) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639-4171, TIGARD CITY HALL, 13125/SW HALL BOULEVARD, TIGARD, C REGON 97223. / ,`s„ ECT,PARC 00 . .4 /et, i—�/ SUBJECT P• / I i • i SCR 96-00031PD 96-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSAUREOUEST FOR COMMENTS • 921.90 / _,..., �-- __�� (901.06)• 282.06 235.30 N 89°40'44"E 16 k 1, 400 5./0 AC. 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CR.429 I/4 COR. ~ -In , VACATED R 80 75-29 ' O�43y1 DURHAM in N SEE MAP 2S I I5BA 1 REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: February 22, 1996 TO: Will D'Andrea FROM: Brian Rager, Development Review Engineer RE: SDR 96-0003/PDR 96-0001 WILLOWBROOK COMMERCIAL CENTER-- BUILDING F ADDITION Description: The applicant requests Site Development Review and Planned Development Review approvals to allow construction of a 5,775 square foot(sf)commercial building, with additional modifications to the existing parking within the Willowbrook Commercial Center,which is located north of and adjacent to SW Durham Road, south of SW Naeve Street, east of and adjacent to SW Pacific Highway (99W)and west of and adjacent to SW Summerfield Drive. The site consists of Tax Lots 400 and 500 (2S1 10DC)with an area of 5.08 acres. Findings: 1. Streets: This site lies adjacent to SW Durham Road,a major collector street, SW Pacific Highway (99W), an arterial street, and SW Summerfield Drive. All three roadways are fully improved adjacent to this site and the existing right-of-way widths are adequate. The Oregon Department of Transportation(ODOT)has jurisdiction over 99W; no comments have been received from ODOT staff to date. There are no additional right-of-way dedications or street improvements required by the City. However,the applicant will be required to comply with any conditions issued by ODOT regarding 99W. Access to the new building will be via existing shared driveways from Durham Road, 99W and Summerfield Drive. No new driveways are proposed or permitted. 2. Water: There is an existing 12-inch public water line in SW Durham Road that will adequately serve this site. The applicant's plan indicates a proposed connection to ENGINEERING COMMENTS SDR 96-0003 WILLOWBROOK PAGE 1 the public water line. The applicant will be required to contact the Tigard Water Department for information regarding connection to the public water line. 3. Sanitary Sewer: This site is presently served from an 8-inch public sanitary sewer line which crosses through this site. There is an existing lateral from the public line that will adequately serve the new building. 4. Storm Drainage: There is an existing on-site storm sewer system that will serve the new building addition. The applicant's plan indicates that the drainage system from the building will tie into an existing storm lateral. The City has agreed to enforce Surface Water Management(SWM) regulations established by the Unified Sewerage Agency(USA) (Resolution and Order No. 91-47, as amended by R&O 91-75)which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. Because this site is relatively small and there does not appear to be room for a water quality facility, it is recommended that the applicant be required to pay a fee in-lieu of constructing an on-site facility. The fee is based upon a charge of$ 180.00 per 2,640 sf of new impervious area. In the case of this project,the fee is calculated by: 16,532 sf/2,640 x$180.00=$ 1,134.00. This fee shall be paid prior to issuance of a building permit. Recommendations: ALL CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: 1. The applicant shall comply with any conditions issued by ODOT regarding Pacific Highway. 2. The applicant shall contact the Tigard Water Department for an application to tie into the public water line in SW Durham Road. STAFF CONTACT: Mike Miller, Tigard Water Department(639-4171). 3. The applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee for this project shall be$ 1,134.00. ENGINEERING COMMENTS SDR 96-0003 WILLOWBROOK PAGE 2 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE: THIS IS NOT AN EXCLUSIVE LIST: Section 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. APPROVED: _1 I Gary Alf. ,Acti ,{City Engineer i:\eng\brianr\sdr96-03.bdr ENGINEERING COMMENTS SDR 96-0003 WILLOWBROOK PAGE 3 RECEIVED PLANNING N frA FR 0 5 1996 '`JP • `�'` TUALATIN VALLEY FIRE & RESCUE AND 1 I BEAVERTON FIRE DEPARTMENT &RES"' 4755 S.W. Griffith Drive• P.O. Box 4755 • Beaverton, OR 97076• (503) 526-2469 • FAX 526-2538 RF January 30, 1996 Will D'Andrea City of Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Willowbrook Commercial Center S.W. Durham Road Proj. No. 940984 File Number: 549-96 Dear Will: This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. This plan review shall become a part of the approved plans and attached thereto. Plans cannot be approved at this time. Hydrants shall be placed so that all portions of exterior walls of buildings, measured along the outside and along access roadways, are no more than 500 feet away for private residences or 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. Please provide drawings showing the location of existing or proposed fire hydrants. Not only for the proposed building in lot#1 but any hydrant affected by reshaping of the parking lots in units #2, #3, and#4. "Working"Smoke Detectors Save Lives D'Andrea , d anuary 30 19 Page 2 96 If you have referring questions or need Since g to the above noted fi additional Sincerely, ale number. information Please contact me at 526-2469 JerD,L Plans Examiner o DFM JLR.kw LIVED PLANNING JAN 191996 �- L v.�l1) CITY OF TIGARD REQUEST FOR COMMENTS DATE: January 17, 1996 TO: Kelley Jennings, Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - January 29, 1996. 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. Phone: 503-639-4171. 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. t Written comments provided below:atA,,ita4ee -71—i_LP(P1A1,d CIO iA d •— I,. (Please provide thefofCowing information) Name of Person(s) Commen 'n': -- j Phone Number(s): 7, ) SDR 96-0003/PDR 7, DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS RECr- -'D PLANNING JAN 19199E I .14- IJ_ , CITY OF TIGARD REQUEST FOR COMMENTS DATE: January 17, 1996 TO: Michael Miller, Operations Water Department Manager FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 . DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - January 29, 1996. 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. Phone: 503-639-4171. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 1 1 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: T ►► (Awe provide the fo1Towinginformation) Name of Person(s) Commenting: M/eg' /4,uW- Phone Number(s): 1— SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOC,,LTD.PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS RECEIVED • ""' ;;''TIGARD REQUEST FOR COMMENTS I N 2 2 199E DATE: January 17, 1996 TO: Brian Moore, Portland General Electric FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 y DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - January 29, 1996. 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. Phone: 503-639-4171. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (please provide thefolrowiing information) Name of Person(s) Commenting:' Phone Number(s): i 0 SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS RECEIVED PLANNING JAN 231996 Al CITY OF TIGARD REQUEST FOR COMMENTS DATE: January 17, 1996 TO: Dave Scott, Building Official FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - January 29. 1996. 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. Phone: 503-639-4171. 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: (lease provide the following information) Name of Person(s) Commenting: Phone Number(s): SDR 96-0003/PDR 96-0001 DURHAM 99 ASSO'C.,L .PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS RECEIVED PLANNING 414 JAN 21 1996 CITY OF TIGARD REQUEST FOR COMMENTS DATE: January 17, 1996 TO: Jim Wieskamp, GTE Engineering Office FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 - DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY 1A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - January 29. 1996. 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. Phone: 503-639-4171. 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. x Written comments provided below: cJ`oPFQ/ To 1pCi= Lor4O ur-( To G S CL1Ti0,ss 4 ►► (Tlease provide the folro ling information) Name of Person(s) Commenting: S, �1 03(e<i).4-6 n - Phone Number(s): 1 o-',) (07 o-a94(2) SDR 96-0003/PDR 96-0001 1 / DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS Aor#ONO' { dL•1G.. J Ai I CITY OF TIGARD REQUEST FOR COMMENTS DATE: January 17, 1996 TO: Per Attached FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 y- DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - January 29, 1996. 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. Phone: 503-639-4171. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 1 ►► (pleasepravufe the following information) Name of Person(s) Commenting: Phone Number(s): SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOC.,LTD PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMEN IS • NOTIFICATION UST FOR LAND USE &DEVELOPMENT APPLICATIONS 1 (circle one) _CIT Area BO ® pl3 C •••Pbcod for review M1 Library CST Book•• _CPO NO. !BLDG.DEPTJDave Scott, naa.onnr UCE DEPT/Kelly Jennings _OPERATIONS/John Acker, . ura,. CITY ADMINJCathy Wheatley,areas r. C.DEPTJMIchael Anderson, oev,Revnew Eno. _COM.DEV.DEPTJD.S.T-'S '—ADV.PLNCLICir01 Landsman,awmwwswr TER DEPTJMIchael Miller,costa srr .... ..: . . ::. ... LSTRICTS MARSHALL D SEWERAGE AGENCY _TUALATIN VALLEY WATER D1ST. 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 JURISDICTIONS WA.CO.DEPT.OF LAND USE &TRANSP. _METRO AREA BOUNDARY COMMISSION _METRO-GREENSPACES 150 N. First Avenue 800 NE Oregon St 116, 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 _V ODOT/REGION 1 _Mike Borreson engineer) PO Box 25412 Laurie Nlcholson/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) i 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 aty, OR 97224 PO Box 369 PO BOX 369 Tualatin, OR 97062 Lake Oswego,OR 97034 :%:4•:. GENERAL TELEPHONE ELECTRIC _PORTLAND GENERAL ELECTRIC _COLUMBIA CABLE CO. Jim Wleskamp,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. Phan,eon maw _METRO AREA COMMUNICATIONS _TRI MET TRANSIT DEVELOPMENT Scott Palmer ae Mal maaoa 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 —TCt 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 ::PEDBAt: ' _AERONAUTICS DIVISION(0001) _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 1 _OTHER h:uvtn oAoat W a'.Otk Alio • .:I Ii" 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: .g—/ i-qt, (Check box above,If 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,a applicable} City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: [Check box above,it applicable) (check appropriate box below} ❑ City of Tigard Planning Director Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A", was ma9pd to each.n e person(s) at the address(s) shown on the at --•-d list(s), marked Exhibit "B" •n e Yr ay,o�f j /' 199(p , and deposited in the nited States Mail on ' • - 1� ' d.y of `�^�LiJa2C _ i99 ` - , postage prepaid. i if,!i 1 ../2 I v -repared Notice --- /yam Subscribed and sworn/affirmed before me on the ( / day of 46. �•'�� OFFICIAL SEAL 4;:"*.a_ DIANE M JELDERKS:� NOTARY PUBLIC OREGON N►..:,� COMMISSION NO.046142 NOTARY PUBLIC F OREGO MY COMMISSION EXPIRES SEPTEMBER 07. ,999 My Commission xpires: q 7 JJ -7FILE INFO.: ? lii-iki...e,t1 NAME(S)- DUrI1 !Yt ,SCd`,� Li . /di/ a/AO CASE NO(S): I 9 ��- I 3fPl�' � e)ce1 TYPE OF NOTICE&DATE: EXHIBIT A `,Zsti CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION,AT A MEETING ON MONDAY MARCH 18, 1996 AT 7:30 PM. IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: 'ILE NO: SITE DEVELOPMENT REVIEW (SDR) 96-0003 PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 FILE TITLE: DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY APPLICANT: Clifford Hockley OWNER: Durham 99 Assoc. Ltd. Partnership 4445 SW Barbur Blvd. 135 E. 57th Street Portland, OR 97201 New York, NY 10005 REQUEST > A request for the following development applications: 1). Site Development Review approval to allow the construction of a 5,775 square foot commercial building,with additional modifications to the existing parking within the center; and 2.) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive (WCTM 2S1 10DC, Tax Lots 400 and 500). APPLICABLE REVIEW Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, CRITERIA: 18.114, 18.116, 18.120 and 18.164. ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF :,HAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 8.30. ASSISI-NE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET-UP. ;DR 96-0003/PD 96-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSALREQUEST FOR COMMENTS ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PL HEARING. ORAL TESTIMONY M 3E PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION vvILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER FEBRUARY 26 1996, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND, PRECLUDES AN APPEAL AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25c) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223./7 7 I . __SUBJECTPARC 00 <A� I 447 SUELE-C7P• .s_ / / I I � 4 i I f- I i r' j R, SCR 96-0003/PD 96-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSAL/REQUEST FCR COMMENTS SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCRLEY (Page 1/1) • • EXIT 2S115AB-01700 2S115AB-01800 BIT HOLDINGS LTD PARTNERS (Mail: 10 BY MELLON/MCMAH ESTATE In-hOuse)7 ATTN: PORTF ANAGEMENT 17 444 M ST, STE 2100 S FRANCISCO,CA 94111 2S115BA-00102 2S115BA-00101 BIT HOLDINGS LTD PARTNERSHIP BIT HOLDINGS LTD PARTNERSHIP BY MELLON/MCMAHAN REAL ESTATE BY MELLON/MCMAHAN RE• TATE ATTN PORTFOLIO MANAGEMENT ATTN PORTFOLIO k GEMENT 444 MARKET ST, STE 2100 444 MAR , STE 2100 SAN FRANCISCO,CA 94111 S .. NCISCO, CA 94111 2S115BA-00101 2S1100C-00600 BIT HOLDINGS LTD PARTNERS CONGREGATE CARE ASS ET O P BY MELLON/MCMAHAN ESTATE BY FALCON FINANCIAL' ATTN: PORTFO ANAGEMENT PO BOX 444 MA ST, STE 2100 SAL-EMT OR 97309 FRANCISCO, CA 94111 • 2S110DC-00700 2S110DC-00400 CONGREGATE CARE ASSET V, LTD P DURHAM/99 ASSOCIATES LTD PTNSH BY FALCON FINANCIAL 135 E 57TH ST#27 PO BOX 12188 NEW YORK CITY, NY 10022 SALEM, OR 97309 2S115BA-00100 2S110DC-00500 IBJ SCHRODER BANK&TRUST CO LUTON, ROBERT C BY ALBERTSONS INC do KVERNLAND, ATTN. PROPERTY ACCOUNTING DEPT 11445 SW ERFIELD DR PO BOX 20 T ,OR 97224 BOISE, ID 83726 23110DC-01300 2S1100C-00200 LUTON, ROBERT C MCMILLAN, MARIE S do KVERNLAND. ERIC B do DAVIDSON,GEORGE R AND 11445 SW SUMMERFIELD DR DAVIDSON, BARRY F TIGARD, OR 97224 4110 SE WOODSTOCK PORTLAND,OR 97202 2S110CD-00107 2S110DC-00300 NORTH SHORE CORP,THE SSC PROPERTY HOLDINGS, INC BY BANK OF AMERICA OREGON BY SHURGARD INC PO BOX 6400-UNIT#2814 ATTN: OPERATIONS ACCOUNTING PORTLAND, OR 97228 1201 THIRD AVE, SUITE 2200 SEATTLE,WA 98101 25 114BC-01601 2S 11 OC D-07600 TIGARD, CITY OF TOBIAS INVESTMENT CO 13125 SW H 715 SW MORRISON ST, STE 900 PO B 397 PORTLAND, OR 97205 ARD, OR 97223 2S110CD-00105 UNITED STATES NATIONAL BANK REAL ESTATE MGMT DIV-T3 PO BOX 8837 PORTLAND, OR 97208 AGENDA TIGARD PLANNING COMMISSION APRIL 8, 1996 - 7:30 P.M. TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 96-0002 AKA BUSINESS SERVICES REQUEST: Amend the text of policy 12.2.1(2)(1a) of the Comprehensive Plan to modify the spacing and locational criteria for General Commercial land uses. LOCATION: City Wide. ZONE: N/A APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11 and 12; Tigard Comprehensive Plan policies 1.1.1(a), 1.1.1(c), 2.1.1, 5.4, 6.1.1, 8.1.1 and 12.2.2; Tigard Community Development Code chapter 18.30; and Oregon Administrative Rule Chapter 660, Division 12. 5.2 SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP REQUEST: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review. COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G (PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive. (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. 5.3 ZONE ORDINANCE AMENDMENT (ZOA) 96-0003 DEDICATION, RESERVATION AND IMPACT STUDY REQUIREMENTS The City of Tigard proposes amendments to the Community Development Code Sections 18.32.050 B.5, 18.32.250 E.2, 18.96.010 A. and 18.96.100 A. and B. to require impact study, reservation and dedication requirements for public facilities and services. LOCATION: City Wide. ZONE: N/A. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 11 and 12; Tigard Comprehensive Plan Policies 1.1.1 a., 2.1.1, 2.1.3, 3, 7 and 8; Community Development Code Chapter 18.30. 6. OTHER BUSINESS 7. ADJOURNMENT Post-it"Fax Note 7671 Date #or — "P• pages To . I v -' Co./Dept Co. � MAW Phone# Phone# Fax# p�/C� _6,46—�/ Fax# 03/28/96 07:54 $503 684 7297 CITY OF TIGARD Ij001 I ***************************************** *** ACTIVITY MANAGEMENT REPORT TX *** ***************************************** A ACTY# MODE CONNECTION TEL CONNECTION ID START TIME USAGE T. PAGES RESULT *2288 TX G3 5036203433 TIGARD TIMES 03/26 14:48 00'41 1 OK *2294 TX G3 03/26 15:49 02' 14 5 OK *2301 TX G3 2473 CITY ATTORNEY 03/26 16:49 03'05 5 OK *2304 TX G3 503 620 2086 NICOLI ENG. ,Inc. 03/27 08:20 01'25 3 OK *2306 TX G3 503 977 2920 03/27 08:26 00'46 1 OK *2309 TX G3 503 452 8043 03/27 10:24 00'58 2 OK *2310 TX G3 2473 CITY ATTORNEY 03/27 10:27 03'37 10 OK *2312 TX G3 503 639 4098 03/27 10:33 01'46 3 OK *2318 TX G3 503 986 3749 ROADWAY ENG 03/27 13:14 00'26 1 OK *2320 TX G3 5202825009 03/27 13:29 01'37 2 OK *2323 TX G3 4340647 BANK ONE FRESNO 03/27 14:08 02'07 4 OK *2327 TX G3 2065733723 03/27 15:33 01'49 3 OK *2329 TX G3 2473 CITY ATTORNEY 03/27 15:51 01 '07 2 OK *2330 TX G3 503 64 0967 OKI SEMICONDUCTR 03/27 16:02 00'44 1 OK *2333 TX G3 5030,2264 03/27 17:06 00'47 1 OK 1 *2332 TX 222649 03/27 17:14 00'00 0 NG 0 #018 ****************************************:f: *** ACTIVITY MANAGEMENT REPORT RX *** ********************************** ** ACTY# MODE CONNECTION TEL CONNECTION ID START TIME USAGE T. PAGES RESULT *2289 AUTO RX G3 15036359187 03/26 15:04 00'34 1 OK *2290 AUTO RX G3 5035260775 03/26 15:09 01'13 2 OK *2292 AUTO RX G3 03/26 15:27 01'47 3 OK *2296 AUTO RX G3 5036355395 03/26 16:16 04'23 8 OK *2297 AUTO RX G3 3608762412 03/26 16:22 00'59 2 OK *2298 AUTO RX G3 503 650 5976 03/26 16:24 01'18 2 OK *2299 AUTO RX G3 503 243 2944 03/26 16:26 01 '49 3 OK *2303 AUTO RX G3 03/27 08:12 02'17 3 OK *2308 AUTO RX G3 03/27 09:06 02'22 4 OK *2314 AUTO RX G3 03/27 11:35 00'55 2 OK *2315 AUTO RX G3 360 834 3507 03/27 12:29 01'49 2 OK *2316 AUTO RX G3 03/27 12:56 01'34 3 OK *2317 AUTO RX G3 503 526 2538 TV FIRE MARSHAL 03/27 13:05 01'09 2 OK *2319 AUTO RX G3 503 526 2538 TV FIRE MARSHAL 03/27 13:26 01'07 2 OK *2322 AUTO RX G3 1 503 397 3226 03/27 13:33 00'59 2 OK *2325 AUTO RX G3 503 228 7365 03/27 14:29 01 '30 2 OK *2326 AUTO RX G3 5032432944 03/27 15:18 02'20 6 OK *2335 AUTO RX G3 03/27 21:45 01 ' 18 1 OK *2336 AUTO RX G3 503 797 1793 03/28 03:49 06'12 8 OK *2337 AUTO RX G3 503 797 1793 03/28 04:02 06'12 8 OK *2338 AUTO RX G3 03/28 06:40 00'56 2 OK *2339 AUTO RX G3 5036925760 03/28 07:18 01'14 2 OK *2340 AUTO RX G3 503 641 7424 03/28 07:20 02'14 4 OK I A 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 C) PUBLIC HEARING FOR: (Check box above,A 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 VThat I served NOTICE OF (AMENDED ❑ FINAL ORDER FOR: (Check box above,f applicable) (check appropriate box below) E ,' City of Tigard Planning Director VTigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which 's . ached, marked Exhibit "A", was ,9iJed to each na -. person(s) at the addres�(s) shown on the attached list(- , marked Exhibit "B", .r t - h da •f . . 199 '( , and deposited in the Unite. States Mail on the //ate d. of 04 . _ 1996, , postage prepaid. `....... 4TIF„.474, ii, / r PrAreir Notice Subscribed and sworn/affirmed before me on the day of L 1r , 1 j `�� DIANE M JELDERKS ( ∎ ,y .. � .+ NOTARY PUBLIC-OREGON 4tsfir COMMISSION NO.046142 NOTARY PUBLIC ' •REG N �j MY COMMISSION EXPIRES SEPTEMBER 07, 1999 / My Commission Ex• es: 7 J (AME(S) INFO.: a ' NAME(s) ttr ham m e " Lid, Pa/rill/4- CASE NO( ): sloe g/- •zw:3/ ?i (Q 1)/ _O L�l)/ TYPE OF NOTICE&DATE: ((�� LXIII ; . P2 r CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 96-03 PC C=:). BY THE PLANNING COMMISSION CASE NUMBER(S): SITE DEVELOPMENT REVIEW (SDR) 96-0003 PLANNED DEVELOPMENT REVIEW(PDR) 96-0001 CASE NAME(S) DURHAM 99 ASSOCIATES. LTD. PARTNERSHIP/HOCKLEY Name of Owner: Durham 99 Associates. Ltd. Partnership Name of Applicant: Clifford Hockley Address of Applicant: 4445 SW Barbur Blvd. City: Portland State: Oregon Zip: 97201 Address of Property: North of SW Durham Road. west of SW Summerfield Drive City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 2S1 10DC, Tax Lots 400 and 500 Request: > A request for the following development applications: 1). Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2.) Planned Development Review. Zone: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE APPROVAL CRITERIA: Community Development Code Sections 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. Action: > ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision:9 THE DECISION SHALL BE FINAL ON APRIL 29, 1996, UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of$315.00 plus transcript costs, not in excess of$500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON APRIL 29, 1996. Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639-4171. SDR 96-0003/PD 96-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP NOTICE OF FINAL ORDER BY THE P.C. CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO.: 96-03 PC A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS APPROVING AN APPLICATION FOR A SITE DEVELOPMENT REVIEW AND PLANNED DEVELOPMENT. I. APPLICATION SUMMARY CASES: FILE NAME: DURHAM 99 ASSOCIATES Site Development Review SDR 96-0003 Planned Development Review PDR 96-0001 PROPOSAL: The applicant requests the following development applications: 1.) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review; APPLICANT: Clifford Hockley 4445 SW Barbur Blvd. Portland, OR 97201 OWNER: Durham 99 Assoc., Ltd. Partnership 135 E. 57th Street New York, NY 10005 COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G(PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. II DECISION Notice is hereby given that the Planning Commission has APPROVED the proposal subject to certain conditions. The findings and conclusions on which the decision is based are noted in Sections IV. and V. of this report. P.C.FINAL ORDER NO..96-03 PC SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOCIATES PAGE 1 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 1. The applicant shall comply with any conditions issued by ODOT regarding Pacific Highway. 2. The applicant shall contact the Tigard Water Department for an application to tie into the public water line in SW Durham Road. STAFF CONTACT: Mike Miller, Tigard Water Department (639-4171). 3. The applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee for this project shall be $ 1,134.00. 4. Plan approved by Tualatin Valley Fire and Rescue. 5. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea (639-4171). The revised plans shall include the following: A. Screening of the trash facilities. B. Removal of the two (2) proposed parking spaces along the access drive off to SW Durham Road. Retainage of the existing landscaping in this area. C. Fourteen (14) bicycle parking spaces, to be equally distributed throughout the center. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Where possible, bicycle parking facilities shall be placed under cover. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. D. A row of trees screening the parking area in accordance with Community Development Code Section 18.100.130. E. Tree inventory and removal plan. F. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also obtain from the disposal hauler, a written sign-off on the location of, and the compatibility of facilities. Relocation of existing facilities will need to signed off as well. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: P.C.FINAL ORDER NO.:96.03 PC SDR 96-0003/PDR 96-00001 DURHAM 99 ASSOCIATE PACE 2 • 6. All site improvements shall be installed as per the approved revised site plans. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST Section 18.164.180 Notice to City Required 7. Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. III. BACKGROUND INFORMATION Property History: The subject property was annexed into the City in 1972 (ZC 5-72). The property was changed from Washington County P-R, Planned Residential, to City of Tigard P-D, Planned Development. The Tigard Planning Commission recommended approval of the development plan and program for the Summerfield Planned Development, in which a shopping center was to be located, on February 6, 1973 and the Council adopted the Commission's recommendation of February 12, 1973. In September of 1979, a Site Design Review (SDR 26-79) was granted for phase I and II for the Summerfield Commercial Center. In August of 1983, the Planning Commission approved an applicant's request to eliminate a tenant mix restriction of 13% financial, 24% office, and 63% retail for this shopping center. On March 18, 1996, the Plannning Commission held a public hearing regarding the subject application. Staff had recommended denial of the application given the evidence in the record related to whether or not the existing restaurants could be considered off-peak users. If the restaurants could not be considered off-peak, the center did not provide the required parking necessary to serve the existing users. Therefore, the proposed building would have to be denied. The Planning Commission continued the public hearing to May 8, 1996 in order to give the applicant time to provide more detailed information concerning the "peak/off peak" criteria. At the May 8, 1996 public hearing, the applicant submiited a parking study. The Planning Commission found that the study provided sufficient evidenct to support the restaurants as off-peak users. The Planning Commission approved the request subject to certain conditions. No other development applications were found to have been filed with the City. P.C.FINAL ORDER NO.:96-03 PC SCR 96-0003/PDR 96-0001 =DURHAM 99 ASSOCIATES PAGE 3 Vicinity Information: The site is located at the northeast corner of the intersection of SW Pacific Highway and SW Durham Road, west of SW Summerfield Drive. Property to the north and south is zoned C-G (General Commercial) and is developed with commercial uses. Property to the east is zoned R-25 (Residential, 25 units per acre) and is currently developed with the Summerfield Retirement Community. Site Information and Proposal Description: The approximately 5.8 acre site is currently developed with a 5 building, 58,025 square foot, shopping center, commonly known as "Willowbrook" Shopping Center. The site has frontage on SW Pacific Highway, SW Durham Road, and SW Summerfield Drive. The applicant requests approval to construct a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and Planned Development Review. IV. APPLICABLE REVIEW CRITERIA COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build a commercial building for either office or retail space. These uses are classified in Code Section 18.42 (Use Classifications) as Professional and Administrative Office and General Retail Sales. Code Section 18.62.030 allows Professional and Administrative Office or General Retail as permitted uses in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 360 feet, exceeding the minimum lot width standard. Developments within the C-G zone are required to provide a minimum of 15% landscaping. The plan proposes to provide approximately 81,408 square feet (37%) of landscaping, thereby, satisfying the minimum landscape criteria. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district. The maximum building height is 45 feet. The proposed building does not abut a residential zoning district, therefore, there are no setbacks applicable to the proposed structure. The elevation drawings show the building to have a height of 28 feet. Approval Standards: Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. These chapters are also listed as approval standards for a Planned Development Review application under Section 18.80.120.2. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code P.C.FINAL ORDER NO.:96-03 PC SDR 96-0003/PDR 0001 p DURHAM 99 ASSOCIATES PAGE 4 Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore, found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The proposed building is within an existing developed shopping center, therefore, there are no natural areas in need of preservation. Upon a staff site visit, it appeared that there are existing trees greater than 6 inches in caliper. The applicant shall submit a revised plan indicating the location of any and all trees greater than 6 inches in caliper. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. The proposed building does not abut a residential zone. The remaining center was approved under the Planned Development process with adjoining residential units. Screening of the parking areas to be revised with this application will be reviewed in accordance with screening standards. Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, screening of the parking area has been provided in accordance with this section. It is not clear how the relocated trash facilities will be screened. Therefore, a revised plan shall be submitted which shows how these facilities will be screened. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The Police Department has reviewed the exterior lighting plan for the perimeter of the building and parking lot and states that the proposed lighting satisfies this requirement. Planned Development: Section 18.80.120 identifies approval criteria for a planned development site plan. Section 18.80.120.A.2 lists other code sections which are essentially the same approval standards as 18.120.180 (Site Development Review). Section 18.80.120.A.3.a states that site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. This requirement is satisfied as the site is a developed commercial P.C.FINAL ORDER NO.:96-03 PC SOR 96-0003/POR 96-0001 a DURHAM 99 ASSOCIATES PAGE 5 property, the amount of site work will be minimal, and there are no natural areas that are in need of preservation. The applicant shall be submitting a tree inventory and removal plan for trees greater than 6 inches in caliper for the area of the proposed building and modified parking areas. Section 18.80.120.A.3.b provides standards relative to buffering and screening a proposed development site from surrounding uses and streets. This criterion is addressed in Section 18.100 below. Sections 18.80.120.A.3.(c) provides that non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the greatest degree possible, to protect the private areas on the adjoining properties from view and noise. This criteria is satisfied as the proposed building does not abut a residential zone. Sections 18.80.120.A.3.(d), and (e) refer to residential developments and as such are not applicable. Section 18.80.120.A.3.(f), (g), (i), (j), (k) are essentially references to the requirements of other Code sections dealing with access, landscaping, signs, parking and drainage and are addressed in the sections below. Section 18.80.120.A.3.(I) is not applicable as the site is not within a floodplain. Section 18.80.120.A.3.h allows the approval authority to require the developer to provide facilities relative to public transit needs such as bus turn-outs or shelters, if the proposed development abuts a transit route. Tri-Met has not requested the provision of any transit related facilities. Therefore, no transit related facilities will be required as conditions of approval. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The landscape plan shows the provision of four (4) Red Oak trees spaced approximately 30 feet apart in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan indicates screening in accordance with the requirements of this section. P.C.FINAL ORDER NO 96-03 PC SDR 960003/PDR 96-0001 t:DURHAM 99 ASSOCIATES PAGE 3 Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where a parking area, which provides 4-50 parking spaces, abuts a residential zone the required buffer and screening width shall be 10 feet. The minimum improvements within a buffer area shall consist of the following: 1) At least one (1) row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and five (5) feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10, five-gallon shrubs or 20, one-gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, ground-cover or spread with bark mulch. The proposed lot adjacent to building E abuts a residential zone. This parking lot buffer areas contains approximately 1 ,500 square feet. Therefore, the buffer shall contain an additional 10, five-gallon or 20, one-gallon shrubs in addition to the one (1) row of trees. The landscape plan shows the provision of approximately 71, Japanese Holly and Otto Luyken shrubs, thereby, partially satisfying this requirement. It appears that the plans show the retaining of some existing trees around the perimeter of the parking area. A revised plan shall be submitted which indicates the provision of a row of trees screening the parking area. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- way and the driveway and then connecting these two 30 foot distance points with a straight line. The plan generally complies as the majority of the proposed changes will not effect vision clearance. The only change that will encroach within the vision clearance is the proposed two (2) additional parking spaces adjacent to SW Durham Road. Thee spaces are within the vision clearance area. A revised plan shall be submitted whi..n retains the existing landscape island along the access drive off SW Durham Road. Minimum Off-Street Parking: Section 18.106.020(1) (Mixed Uses) states that where several uses occupy a single structure or parcel of land or a combination of uses are included in one business, the total off-street parking spaces and loading area is the sum of the requirements of the several uses, computed separately unless the peak hours of use do not overlap. The applicant has provided detailed parking data for the existing six (6) building, 58,025 square foot shopping center. The applicant has supplied revised parking data which indicates that, given the existing uses, the total amount of required parking is 292 spaces. This is exclusive of the proposed 5,775 square foot building. The plans indicate the provision of 203 parking spaces (the applicant states that 221 are provided, staff counted 203 spaces). The applicant's submittal included three (3) letters from existing tenants (Horizon Community Church, The Grandstand and Hawaiian Cove Restaurant) which are an P C.F:NAL ORDER NO 96-03 PC SDR 96-0003/PDR 96-0001 a DURHAM 99 ASSOCiATES PAGE 7 attempt to provide information regarding the peak hour times of these tenants. The implication being that these required parking spaces would be considered non- overlapping peak hours for the purposes of providing total off-street parking spaces, thereby complying with 18.106.020(1). Of these three (3) tenants, only the Horizon Community Church can be considered an outright off-peak use. Both of the restaurants have lunch hours and lunch "peaks" to some degree, in addition to dinner hours which overlap office and retail peak hours. Since the applicant has not provided evidence demonstrating that the approximately 122 parking spaces required by these two (2) restaurants are off-peak users, the existing center does not provide the parking required by the code to serve existing tenants. This deficiency does not address the proposed building. In the absence of a study demonstrating the off-peak user allowance, the subject request should be denied due to insufficient parking. If, however, the applicant can provide evidence that the restaurants function as off-peak uses in part, or in whole, the number of spaces required by these uses may be subtracted from the total 292 required (exclusive of the new building). This reduction may be enough to shop that there is sufficient parking given the demonstrated functioning of the center. This figure would then have to be updated to include the parking spaces required by the proposed 5,775 square foot building. The on-site parking provided would have to exceed the sum total of all the required parking generated by the uses, exclusive of those off- peak uses. The applicant may provide additional information for the Commission to review at the public hearing. The subject application includes modifications to the existing parking area. The proposed changes generally comply with parking lot and access standards. The only area of concern is the proposed change to add two (2) additional spaces along the access drive off SW Durham Road. The purpose of Section 18.106 (Parking) is to establish parking areas having adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on-site, and at access points. Section 18.106.050(k)(1) further states that access drives from the street to off-street parking shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site. The replacement of landscaping with parking spaces in this area could provide a hazardous condition and inhibit the flow of traffic. These spaces are lccated only 15 feet from the sidewalk on SW Durham and are directly opposite the exit of the drive-thru lane adjacent to building A. The turning movements required by cars backing out of the parking space, in conjunction with cars entering the site from SW Durham and exiting the drive-thru could create a bottle-neck at the entrance. This situation has the potential to effect both on-site and off-site traffic. Therefore, these two (2) proposed spaces should be deleted from the proposal. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 7 disabled parking spaces if 201 to 300 parking spaces are provided. The site plan shows the provision of 10 disabled person parking spaces, thereby, satisfying this requirement. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Where possible, bicycle parking facilities shall be placed under cover. Bicycle parking areas shall not be located within parking aisles, landscape areas, or P C.FINAL ORDER NO 96-03 PC SCR 96-0001PDR 96-0001 a DURHAk■99 ASSOCIATES PAGE 3 pedestrian v._ is. Fourteen bicycle parking spaces will be required for this shopping center. The proposal does not indicate the provision of bicycle parking spaces. A revised plan shall be submitted which show the provision and location of 14 bicycle parking spaces, thereby, satisfying this requirement. These spaces should be equally distributed throughout the center. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of three (3) access drives. These drives are shown to have widths of 24 feet, thereby, satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either, a minimum six (6) inch vertical separation (curbed), or a minimum three (3 foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed building would be connected to SW Durham Road, thereby, satisfying this requirement. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and effic.ent collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The applicant shall choose one (1) of the following four (4) methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign- off. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall submit a written sign-off frcm the franchise hauler regarding the facility location and compatibility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has not submitted information regarding the existence or location of trees in the area of the proposed building. A plan shall be submitted which complies with this section. V. OTHER STAFF COMMENTS P.C.FINAL ORDER NO 96-03 PC SCR 96-0003/PDR 96-0001 a DURHAM 99 ASSOCIATES PAGE 9 PUBLIC FACILITY CONCERNS (Engineering Department Comments) Sections 18.164.030(E)(1)(a). (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: This site lies adjacent to SW Durham Road, a major collector street, SW Pacific Highway (99W), an arterial street, and SW Summerfield Drive. All three roadways are fully improved adjacent to this site and the existing right-of-way widths are adequate. The Oregon Department of Transportation (ODOT) has jurisdiction over 99W; no comments have been received from ODOT staff to date. There are no additional right- of-way dedications or street improvements required by the City. However, the applicant will be required to comply with any conditions issued by ODOT regarding 99W. Access to the new building will be via existing shared driveways from Durham Road, 99W and Summerfield Drive. No new driveways are proposed or permitted. Water: There is an existing 12-inch public water line in SW Durham Road that will adequately serve this site. The applicant's plan indicates a proposed connection to the public water line. The applicant will be required to contact the Tigard Water Department for information regarding connection to the public water line. Sanitary Sewer: This site is presently served from an 8-inch public sanitary sewer line which crosses through this site. There is an existing lateral from the public line that will adequately serve the new building. Storm Drainage: There is an existing on-site storm sewer system that will serve the new building addition. The applicant's plan indicates that the drainage system from the building will tie into an existing storm lateral. The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. Because this site is relatively small and there does not appear to be room for a water quality facility. it is recommended that the applicant be required to pay a fee in-lieu of constructing ar on-site facility. The fee is based upon a charge of S180.00 per 2,640 square feet of new impervious area. In the case of this project, the fee is calculated by: 16,532 square feet/2,640 x $180.00 = $1 ,134.00. This fee shall be paid prior to issuance of a building permit. P C.FINAL ORDER NO..96-03 PC SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOCIATES PAGE 10 Additional Staff Comments: The City of Tigard Police Department states that the exit onto SW Durham Road needs to be a right turn only if it is not already. (Note: The driveway is a right-in, right-out only driveway.) VI. AGENCY COMMENTS Tualatin Valley Fire District has reviewed this proposal and has offered the following comments: Plans cannot be approved at this time. Hydrants shall be placed so that all portions of the exterior walls of buildings, measured along the outside and along access roadways, are not more than 250 feet for all commercial buildings (500 feet for commercially sprinklered buildings). Location of hydrants and supply piping to said hydrants for water supply, shall be approved by this office. Please provide drawings showing the location of existing or proposed fire hydrants. Not only for the proposed building in lot #1 but any hydrant affected by reshaping of the parking lots. GTE has reviewed this proposal and has offered the following comments: Developer to place conduit to GTE's specifications. City of Tigard Maintenance Services Division, City of Tigard Building Department, City of Tigard Water Department, Unified Sewerage Agency, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. it is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 17th day of April, 1996 by the Planning Commission of the City of Tigard, Oregon. [Signature box below} Nick Wilson, Chair City of Tigard Planning Commission P.C.FINAL ORDER NO..96-03 PC SDP 96-O003/PDR 96-0001 DURHAM 99 ASSCCIATEES PAGE 11 PACIFIC HWY-99 W O o �.• N -- — �. �- -„-w-- \� o. I III III JqI 1 II � I1 , 4 � , o W ill.-: : � i ii � . riv ) ,.... - ,..., ( p o • • A. A:•.:• : -' O \ z Z \ - . Q A, .c.? -11_,. Fr.,1:1_1 OINJ ......\\ , OI I FXf314dp BI XK E- I J ` ., CI ife. iilllli [ ,_ I CC mm Site Plan F=:� ,� ,�o' - 1 t ('. illil 11 ('' Building F SITE DATA. Legend O Willowbrook ,,,,A: .m..,.Q. Commercial 9 H 22.._s Mill-:J a.aDfC Center 1.1.12126• '. 2, .....77......:::-. +n►,.9e `r` •9oi ttou .fan..9• 1i. eY `.::: :-::::-•�':;' DWI.Oil ,.-. a rose V sass• LAM V- iyl3•6 I 1177 f ____._.. TO/AL&Aw s maw. Darr I W Keynotes �� ,..�.... _�.�.� 001 A...CO>a.=,. °.�' U '�2,D.,.,,. /7.47..e.om /7Lm Z R9•QD>iC....s.W,a..t • . .nxwRD r..s•n.asue r.Lrn.a n• +..eo.ra 1.271212.1 ..s.enm.a • VIAL 7•M~AM �2 7M($+.aVR A..t fflT w3) PLOT PLAN 1 CASE NO. EXHIBIT A P N SDR 96-0003/PDR 96-0001 Durham 99 Assoc., Ltd./Hoch1ey • Ina U MS > ♦ •. ,r • C .L — 101P1 '-t c3 K) a Ntui 'ARCE 0 liSUBJECT P■ ''. 400 i i C.3) . .,, .,g^ DURHAM RD n�a:, _ C) ■ QC \ 1::: 0) 4- / i /1 • .... �w U I Vicinity Map A SDR 96-0003/PDR 96-0001 Durham 99 Assoc./Hockley EXHIBIT B GENE MILDREN 11830 SW KERR #325 LAKE OSWEGO OR 97035 BRENT AHREND MACKENZIE ENGINEERING PO BOX 69039 PORTLAND OR 97201 CLIFF HOCKLEY 909 SW LUCILLE PORTLAND OR 97219 DURHAM 99 ASSOC. LTD., PARTNERSHIP c/o CARL MARKS CO. ATTN: IRA MARCUS 135 E. 57TH STREET NEW YORK NY 10022 CLIFFORD HOCKLEY 4445 SW BARBUR BLVD. PORTLAND OR 97201 PAUL CHALLANCIN CMR NW III CORP. 23803 150TH STREET, SE MONROE WA 98272 (Durham 99 Assoc. Ltd. Partnership - SDR 96- 0003/PDR 96-0001 . Notice of final order by the Planning Commission) a S . rxrclMY-taw .... r (� M o .. 0 �•''✓ .f 0 *4 3 •w aI ° °is El . .u,-- o V ,,1 .:,...,, rib• 111 I 0 ) .lr ... q L .J..,.- 44 .),,o \\ (.5 .............. • ;.•.•.:.:0..0,0 +� ....,., • - 1 7.^° r Q . \ f"ij F.11=9]- Site Plan • p � I �will E' e a V Buildi/qt F SITE DATA. Legend _ ^ Willowbrook ,,,,,,, .a�OW& v Commercial 9R u..••s(SA w:) •• aI DM . Center .,.n.K• ..' V' .L►r,w.c•. . sw O•.•..a s 12.500�oa V .... .AWING/I ir.aaL •Lo.s G ■,. 4 T %.LONG• ...oG r • 12.117•L F sJ.o t •r�.•C t7n s 101,1 iAA.Q VIA �l:al7_Y NM -'-- Keynotes Q� '- .a .�...�__ .Llf.•G AVM a.SEE .i.•YN.N. .i...•t Im; _ .c+MOM° • r2211•41 MIN•a.+.; / ..Q7•00/10/2. /7,Q3 RONIA V L M..OAS[••■•■• 0 11/1•.•12 1 ./N01*D mum.2•22..2•22.021.2•22.0210./ HAWS . ..r,OC..rO T Aw.mamas. S'MdO. 1i1 a [Lima:..s.ONam.• •.Mrdd�I ro.K VWU/MOM@ Z1• 1M f>a+MbcwG n.w JET?mil PLOT PLAN CASE NO. I T MAP � SDR 96-0003/PDR 96-0001 x Durham 99 Assoc.. Ltd./Hockley 0 411P %-- ' �a r (x-.) • C Ult ML Ilir 14(),: •..i = 'ARCS, #� 8 , . SUBJECT P' '"• -1 .40-4. .. I DURHAM RI) Co 0. pI -4- L. ,e (T5 , , Immm Q 1 \A 0 ______ / 1 Z1 U Vicinity Map A SDR 96-0003/PDR 96-0001 Durham 99 Assoc./Hockley __._._ N J FAX TRANSMITTAL I DATE: 96 TO: Mary White, Legals(fax) 620-3433 FROM: Patricia Lunsford, City of Tigard(Ph.)639-4171 PLACE UNDER CITY OF TIGARD LOGO LEGAL NOTICE SECTION OF TIGARD TIMES The following will be considered by the Tigard Planning Commission on , 1996 at 7:30 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Planning Commission. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to allow the hearings authority and all the parties to respond on the request, precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 639-4171. PUBLIC HEARINGS: SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 y DURHAM 99 ASSOC. LTD. PARTNERSHIP/HOCKLEY A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. LOCATION: North of SW Durham Road and west of SW Summerfield Drive.(WCTM 2S1 10DC, Tax Lots 400 and 500). ZONE: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. (Vicinity Map Here!) TT PUBLISH DATE: , 1996 SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOC..LTD PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS *00W CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 96- PC C4> BY THE PLANNING COMMISSION CONCERNING CASE NUMOER(S): SITE DEVELOPMENT REVIEW(SDR)96-0003 PLANNED DEVELOPMENT REVIEW(PDR) 96-0001 CASE NAME(S) DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP/HOCKLEY NAME OF OWNER: Durham 99 Associates,Ltd, Partnership NAME OF APPLICANT: Clifford Hockley ADDRESS OF APPLICANT: 4445 SW Barbur Blvd. CITY:: Portland STATE: Oregon ZIP: 97201 ADDRESS OF PROPERTY: North of SW Durham Road, west of SW Summerfield Drive CITY: Tigard STATE: Oregon ZIP: 97223 TAX MAP g LOT NO(S).: WCTM 2S 1 10DC, Tax Lots 400 and 500 Request: ➢ A request for the following development applications: 1). Site Development Review approval to allow the construction of a 5,775 square foot commercial building,with additional modifications to the existing parking within the center; and 2.) Planned Development Review. Zone: C-G (General Commercial), PD (Planned Development). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE APPROVAL CRITERIA: Community Development Code Sections 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. Action: ➢ ❑ Approval as requested 9 Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision: THE DECISION SHALL BE FINAL ON , 1996 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(B)and Section 18.32.370, which provides that a written appeal may be filed within ten(10)days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s)of$315.00 plus transcript costs, not in excess of$500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON , 1996. Questions: If you have any questions, please call the City of Tigard Planning Department at(503) 639-4171. SDR 96-0003/PDR 96-0001 DURHAM 99 ASSOC.,LTD.PARTNERSHIP PROPOSAL/REQUEST FOR COMMENTS w ' m U F-- CL Ma ' zs„ooc 10200 II k. - , , = ' 2S110CD07600 2511000 00300 I Ea I 25110DC 00600 zs„ocD-001.• 2s1100c o070o 4.(514:..4() �2S11ODGOM00 .8 ccr::1 2S110CD-00107 2S11.. .." ■ C AltiiLT1 2511'. .1300 C m D \ . iL1 : 1 I� ?S11&B-01700 1 amo 251151410102 i MO ..4.... 25115BM00100 C....... 25115AB-01800 o / (a1o1 CO k........\ O I ________ I ..... ...., ii .. AL PI 1 0 T i vicinity Map SDR 96-0003PDR 96-0001 Notification Map .._..._ N ,• . ,, CITY OF TIGARD, OREGON SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. - OTHER CASE NO' : 7 -e-C k RECEIPT NO. -CD-E 7 '5-- APPLICATION ACCEPTED BY: z- DATE: c,// L' 9C- 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION 1 (SIS c W [DURHAM (A) Application form (1) P.p. (Sw ut1P-I4 7mk Ro. Ir SW 41911.41 I f (B) Owner's signature/written TAX MAP AND TAX LOT NO. SW 1/4 SSG Q , ZS• authorization P.M) w (11. r WAS4-1. Go. La TS 4 o scx I ( (C) Title transfer instrument (1) SITE SIZE (D) Assessor's map (1) PROPERTY OWNER/DEED HOLDER*Up ,4�t qq �►�cz. � . (E) Plot plan (pre-app checklist) P N *�P ADDRESS (3 �• Si+IA. Sf• BOrNE 2rts*12.'•q oa-64cc (F) Applicant's statement CITY N1 3 140(21G11y,(,, ZIP IoccS (pre-app checklist) t APPLICANP �"� 1 n�- 4kc&fl y{ � ��vl,,-��1 (G) List of property owners and ADDRESS Wig ('(' S' Q t.L:1 PHONE 22 2 -3 g 0 7 addresses within 250 feet (1) CITY ,p,_,s &IL ZIP 9 ) 2-ea (H) Filing fee ($ 3/`i ) *When the owner and the applicant are different (I) Construction Cost Estimate people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: /9 from the owner or an agent of the owner with written / /7 /9i 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 The owners of record of the subject property request site development review approval to N.P.O. Number: allow 11-4 E. C E:44 .( OF- A N et..a RL)I(AfpC, i i 0 124VaBt,cN To Approval Date: pARact1,4G • Final Approval Date: Planning Engineering 0524P/13P Rev'd 5/87 ; 1 75-ocO 0 3. List any variance, conditional use, sensitive lands, or other land use actions to be considered as part of this application: • 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. r DATED this day of 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. T37 ; j r CI s-s t C G#). (KSL:pm/0524P) PROPOSAL DESCRIPTION FILE NO: SDR 96-0003 / PDR 96-0001 FILE TITLE: DURHAM 99 ASSOC. LTD., PARTNERSHIP/HOCKLEY OWNER: Durham 99 Assoc. Ltd., Partnership PARTNER: Paul Challancin c/o Carl Marks Co. CMR NW III Corp. Attn: Ira Marcus 23803 150th St., SE 135 E. 57th Street Monroe, WA 98272 New York, NY 10022 (212) 909-8400 APPLICANT: Clifford Hockley 4445 SW Barbur Blvd. Portland, OR 97201 (503) 222-3807 (fax) 222-6459 REQUEST: A request for the following development applications: 1) Site Development Review approval to allow the construction of a 5,775 square foot commercial building, with additional modifications to the existing parking within the center; and 2) Planned Development Review. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. LOCATION: (WCTM 2S1 10DC, tax lots 400 and 500). North of SW Durham Road and west of SW Summerfield Drive. ZONE: C-G (General Commercial), PD (Planned Development)DThe General Commercial zone allows Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. CIT: South CHECK ALL WHICH APPLY: STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1996 X PLANNING COMMISSION DATE OF HEARING: TIME:7:30 _ HEARINGS OFFICER DATE OF HEARING: TIME:7:00 CITY COUNCIL DATE OF HEARING: TIME:7:30 ATTACHMENTS X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE X ARCHITECTURAL PLAN X SITE PLAN X OTHER: GRADING PLAN STAFF CONTACT: William D'Andrea - 639-4171 MILDREN DESIGN GROUP,P.C. January 9, 1996 Architecture Space Planning City of Tigard Attention: Mr Will D'Andrea 13125 SW Hall Tigard, OR RE: Willowbrook Commercial Center Project Number 94084 Dear Will: On behalf of Durham/99 & Associates Ltd. Partnership, we are requesting approval of the following for Site Development Review. This project is situated in 1/4 sec. 10, T.2S, R.1 W, W.M., City of Tigard, Washington, Oregon. The site is 221,285 square feet or 5.08 acres. The comprehensive plan designation and zoning designation is C-G. The following describes our project per the Pre-Application Conference Check List: Zoning District Dimensional Requirements 1. The side setback is 12'-7"+/-, the required setback is 0'. 2. The site coverage is 26%, the maximum coverage allowed is 85%. 3. The landscaped or natural vegetation area is 37%, the minimum coverage allowed is 15%. 4. The building height is 27'-0"+/- above finish floor,the maximum building height allowed is 45'. Parking and Access 1. Required parking is 366 spaces. Of the required parking 40% is allowed for compact cars. Parking provided is 211 standard spaces 10 handicapped for a total of 221 spaces. See attached letters. 2. Handicapped parking has been provided in accordance with Chapter 31 of the 1991 Uniform Building Code. 3. 7 bicycle parking spaces will be provided within the warehouse portion of the building. 4. All new access areas between parking has be provided 24'. The minimum required dimension is 24'. 5. There are three existing driveways each 24'+/-wide. The maximum allowable width is 40'. 6. A sidewalk will be provided from SW Durham to the new building. 11830 SW Kerr Parkway,Suite 325 Lake Oswego,OR 97035 5031244-0552 Fax 244-0417 Mr. Will D'Andrea January 9, 1996 Page 2 Clear Vision Area 1. Clear vision areas have been maintained at all entrances. Landscaping 1. 3" caliper street trees have been shown at 30'-40' on center. 2. 8 additional 2" caliper trees have been shown for interior parking. A total of 12 trees would be required. 3. Site obscuring screening has been provided between new parking and lot line areas. Sanitary Sewers 1. Connection is being made to the sanitary sewer line located on site as indicated on the Site Utility Plan. Stormwatcr Quality Fees/Facilities 1. Connection is being made to the storm sewer line located on site as indicated on the Site Utility Plan. Should you have any questions regarding our narrative, please call. Sin - ely, ' ene Mildren President/Architect NOV-09—SS 09 OS FROM BLUESTONE HOCKLEY ID 5032229459 PAGE 2 111Pr• 74•111 fir#_4 L . HEARI■K!TRUMs • ►teAum.Hun I'S • ItmLYUN(;FIIE;NI)S November 8, 1995 Bluestone & Hockley ATTN: Matthew Schweitzer 4445 S.W. Barbur Blvd. Portland, OR 97201 Dear Matt, Horizon Community Church meets from 9:00 to 12:00 Sunday mornings. We need enough parking spaces to accommodate 150 people. In the future, as we expand to two services our service times would run from approximately 8:00- 12:00 a.m. We also hope to begin a Saturday evening service. The numbers for this service would probably be more in the area of 60 people and would not occur until sometime in 1996. I would anticipate the hours of meeting would run between 7:00-9:00 p.m. 1 hope this provides you the information you were seeking. Warm regards, Daniel Y Senior Pastor 11515 S.W. Durham Rd. - Tigard, °mg:to 97224-3476 • Office (503) 684-7235 r r..) fl October 26 , 1995 Dear Mart; Our busy hour ' s are between 11 : 30 AM - 2 :00 PM and 5 :00 - 8 : 30PM Mon-Fri . For more information please call Chuck or Del ph. 968-8471 Your Truly Charles Trisciuzzi Hawaiian Cove Restaurant 11555 SW Durham Rd . A-1 Tigard,Oregon 97224 Ph, 968-8471 177•-1 1111--1"77f. n , :7: A (C1� BLUESTONE HOCKLEY Il A f Y I `l :easing•sales•management August 21, 1995 The Grandstand Attn: Jack Hannigan 11535 SW Durham Rd #D-3 Tigard, OR 97224 Dear Jack, The City of Tigard is conducting a parking survey of Willowbrook. It is our understanding that your heaviest parking needs are between the hours of 5-10 PM Monday through Friday, 11-6 PM on Saturdays and 12-6 PM on Sundays. • If these hours are approximately correct please sign this letter below and return it to our office. Thank you for your cooperation. Sincerely, BLUESTONE & HOCKLEY REALTY, INC. Matthew Schweitzer Commercial C Commercial Division Jack Hannigan .ao�z 4445 S.W. Barbur Blvd. Portland, Oregon 97201-4047 Main Office (503) 222-3807 FAX (503) 222-3459 Vancouver. Washington Office (206) 694-0730 70 ' d :170 . 0N ?V t ah, ° _ Lief 6SV9- '=0 -t ' ONl 131 A31`I:JOW83NO133! January 8, 1996 M1LDREN DESIGN GROUP,P.C. Architecture City of Tigard Space Planning Attention: Mr Will D'Andrea 13125 SW Hall Tigard, OR RE: Willowbrook Commercial Center Project Number 94084 Dear Will: In accordance with the Site Development Review Application we are submitting the following for review by the City of Tigard: 1. Completed application form 2. Owner's written authorization 3. Copy of Pre-Application Conference Notes 4. Applicant's statement 5. Filing Fee 6. (24) folded copies of: a. Site Plan b. Parking Plan c. Topographical and boundary survey d. Site Grading Plan e. Site Utility Plan f. Concept Planting Plan g. First Floor Plan h. Building Elevations 7. Letter from restaurant and church stating peak operating hours. Should you have any questions please call. Sincerely, - e Mildren 'resident/Architect cc: Paul Challancin, Durham/99 & Associates Ltd. Partnership Cliff Hockley, Bluestone& Hockley Realty 11830 SW Kerr Parkway,Suite 325 Lake Oswego,OR 97035 5031244-0552 Fax 244-0417 RECEIVED PLANNING AUG 1 0 1995 MILDREN DESIGN GROUP,P.C. Architecture Space Planning August 8, 1995 City of Tigard PO Box 23397 Tigard, OR 97281 RE: Proposed Building for Willowbrook Business Center Project Number 94084 Dear Interested Party: Mildren Design Group is representing Durham/99 & Associates for development of a new building on a part of a tract of land situated in the SE 1/4 sec. 10, T.2S, R.1 W, W.M. in the Willowbrook Business Center. We are proposing a commercial use building similar to the existing buildings at the business center. Prior to applying to the City of Tigard for the necessary permits, we 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 23, 1995 Town House Conference Room City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 7:30 P.M. Please notice this will be an informal meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please call our office at (503) 244-0552 if you have any questions. Sincerely, Betty K. Sheppeard 11830 SW Kerr Parkway,Suite 325 Lake Oswego,OR 97035 5031244-0552 Fax 244-0417 • AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS CITY OF TIGARD ) I, rr'- v-, '--4'EXR11,1 , being duly sworn, depose and say that on 4F'0(aLk4r , 19 CY.:7, 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 1..0 IL,A06:420/)1( ae-NTER- , 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 11(.E , with postage prepaid thereon. or Signature ,/� Subscribed and sworn to before me this et-1-t) day ofb cT , 19 Q . OFFICIAL SEAL. M'," 1�� LISA A.BURCH� i,` NOTARY PUBLIC-OREGON O012 N4C)CA blic MY COMMISSION EXPIRES SEPT.07,1996 My Commission Expires: Sir 1 1 L,1 h:\login\jo\affmail.cit T. = FILE/APPLICATION REFERENCE NUMBER: NAME OF PROJECT OR PROPOSED NAME: Name of applicant: Subject Property Tax Map and Lot #: Address or General Location of Subject Property: ► ► ■ AFFIDAVIT OF POSTING NOTICE • • • do affirm that I am (represent) the party initiating interest in a proposed U)I-1 ri NAT)c l a I ng the land located at(state the approximate location(s)if no address(s)and/or tax lot(s)currently registered) U-01/ ULU)1C b Itl c1LtT _ , and did on the Cl4h1n day of hUST , 19, personally post notice indicating that the site may be proposed for a _ 7,1(c)1.1 Unt E1/0 application, and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 1� J '3 Slip NAUr11 -i T1 • (state location you posted notice on property) OFFICIAL SEAL This Q-0/1 day of aUIjU4T 19016, 19 ;`��r►�� LISA A.BURCH NCOMMISSION NO.01E8052N G /n MY COMMISSION EXPIRES SEPT.07,1998 �" t ..trr ignature, in the presence of a Notary Public) = _ __= _== = (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn to, affirmed, before me this day of , 19 Notary Public for the State of Oregon My Commission Expires: WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 h:\I ogin\party\masters\postnot.mst RECEIVED PLANNI rF P 1 2 X99&1ILDREN DESIGN GROUP,P.C. Architecture Space Planning August 28, 1995 City of Tigard Attention: Will D'Andrca PO Box 23397 Tigard, OR 97281 RE: Proposed Building for Willowbrook Commercial Center Project Number 94084 Dear Will: In accordance with our public meeting notices dated August 9, 1995 our office opened the Red Rock Creek Conference Room on August 23, 1995 at 7:30 p.m. Our office closed the conference room at 7:50 p.m. due to no attendance by the public. Should you have any questions please call. Sincerely, 1 G. Betty K. Sheppeard cc: Durham/99 Associates, Paul Challancin • 11830 SW Kerr Parkway,Suite 325 Lake Oswego,OR 97035 503/244-0552 Fax 244-0417 JUN-2B-95 09 : 2e FROM , BLUESTONE HOCKLEY ID, 503222S4S9 PAGE TICOR TITLE INSURANCE CONSUMER INFORMATION REPORT 06/26/95 PREPARED FOR: RICHARD LEVY BLUESTONE & HOCKLEY 4445 SW BARBUR BLVD. LPORTLAND OR 97201 THANK YOU FOR CALLING TICOR PREPARED BY: DON WOOD CUSTOMER SERVICE REPRESENTATIVE STATEWIDE CUSTOMER SERVICE (503) 224-0550 Night Line (503) 233-8888 1629 S .W. Salmon Portland, Oregon 97205 • PORTLAND METROPOLITAN AREA ESCROW BRANCHES S.W. salnco 224-0550 Oregon City 656-4888 Haawrton 643-9646 se. 'salons 397.2255 Hollywood 281-7179 itiaoayaide 662-4000 Cascade 641-6655 Boat Malt. Co. 256-2270 3111aboro/Sunaat 690-5637 Laka Oswego 639-3600 GFraahaa 666-7300 8.W. Broadway 161-1710 '.Lualatic 691-1555 ■ This title information hes Seen furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The insurance Div19ton cautions intermediaries trot this service is designed to benefit the ultimate insureds; indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. ,PUN-28-9S 0S - 29 FROM BLUESTONE HOCKLEY ID ' 5032226459 PAGE WASHINGTON COUNTY OWNERSHIP INFORMATION Ref . Parcel #:2S110DC 00300 Parcel No. :R0497475 TRSQ:02S-01W-10-SE SW Owner :SSC PROPERTY HOLDINGS INC CoOwner Site Address: 15700 SW PACIFIC HWY TIGARD 97224 Mail Address: 1201 3RD AVE #2200 SEATTLE WA 98101 Telephone SALES AND LOAN INFORMATION Transferred: 03/03/94 Loan Amount: Document # :20883 Lender Sale Price : Loan Type . Deed Type :WARRANTY ASSESSMENT & TAX INFORMATION Land : $943, 350 Exempt Amount: Structure: $1, 172, 410 Exempt Type Other % Improved : 55 Total :$2, 115, 760 Levy Code :02374 94-95 Taxes : $32, 695 .27 PROPERTY DESCRIPTION Map Grid: 655 C7 Census :Tract 308 . 02 Block 1 NbrhdCd :ZPHY MillRate: 15 .4532 Sub/Plat: Land Use:2012 COM, IMPROVED Legal :ACRES 4 . 94 PROPERTY CHARACTERISTICS Bedrooms Lot Acres :4 .94 Year Built : Bathrooms Lot SqFt :215, 186 EffYearElt : Heat Method: BamFin SF : Floor Cover: Pool BsmUnfinSF: Foundation : Appliance Bldg SqFt : Roof Shape Dishwasher : Porch SqFt: Roof Matl : Hood Fan Attic SqFt: InteriorMat: Deck • Deck SqFt : Paving Matl : Garage Type: Ext Finish: Garage SF Const Type: The Information Provided Is Deemed Reliable, But Ia Not Guaranteed. JUN-219-95 ø92 9 FROM BLUESTONE HOCKLEY ID 5032225459 PACE WASHINGTON COUNTY OWNERSHIP INFORMATION Ref . Parcel # :29110DC 00400 Parcel No . :R1109302 TRSQ: 02S-01W-10-SE SW Owner :DURHAM & 99 ASSOCIATES LTD PTNSHP CoOwner Site Address :11525 SW DURHAM RD TIGARD 97224 Mail Address : 135 E 57TH ST 427 NEW YORK NY 10022 Telephone SALES AND LOAN INFORMATION Transferred: Loan Amount: Document # : 85023782 Lender Sale Price : $2, 250, 000 Loan Type . Deed Type . ASSESSMENT & TAX INFORMATION Land : $923 ,200 Exempt Amount: Structure: $769, 150 Exempt Type . Other • % Improved :45 Total : $1, 692, 350 Levy Code : 02374 94-95 Taxes :$26, 152 . 23 PROPERTY DESCRIPTION Map Grid: 655 C7 Census :Tract 308 .02 Block 1 NbrhdCd : ZPHY MillRate: 15 . 4532 Sub/Plat:WILLOWBROOK FARM Land Use: 2012 COM, IMPROVED Legal :WILLOWBROOK FARM, ACRES 5 . 10, :ASSESSABLE PORTION PROPERTY CHARACTERISTICS Bedrooms Lot Acres : 5 .10 Year Built : Bathrooms Lot SqFt :222, 156 EffYearBlt : Heat Method: BsmFin SF : Floor Cover: Pool BsmUnfinSF Foundation : Appliance Bldg SgFt : Roof Shape : Dishwasher : Porch SqFt: Roof Matl Hood Fan Attic SqFt: InteriorMat: Deck Deck SqFt : Paving Matl: Garage Type : Ext Finish: Garage SF Const Type: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. JUN-29-95 09 - 30 FROM BLUESTONE HOCKLEY ID- 5032229459 PAGE WASHINGTON COUNTY OWNERSHIP INFORMATION Ref . Parcel #: 2S110DC 00400 Parcel No. :R2032689 TRSQ: 02S-01W-10-SE SW Owner :DURHAM & 99 ASSOCIATES LTD PTNSHP CoOwner •• Site Address: *NO SITE ADDRESS* Mail Address :135 E 57TH ST #27 NEW YORK NY 10022 Telephone SALES AND LOAN INFORMATION Transferred: Loan Amount: Document # : Lender Sale Price : Loan Type . Deed Type . ASSESSMENT & TAX INFORMATION Land : $50, 640 Exempt Amount : Structure: $42 , 190 Exempt Type :EXEMPT Other % Improved :45 Total : $92, 830 Levy Code : 02374 94-95 Taxes . PROPERTY DESCRIPTION Map Grid: Census :Tract Block NbrhdCd : ZPHY MillRate:15 .4532 Sub/Plat:WILLOWBROOK FARM Land Use: 9842 MISC,PRIVATE EXEMPT ORG,LEASED Legal :WILLOWBROOK FARM, NON-ASSESSABLE :PORTION PROPERTY CHARACTERISTICS Bedrooms Lot Acres : . 26 Year Built : Bathrooms Lot SqFt : 11, 552 EffYearBlt : Heat Method: BsmFin SF : Floor Cover: Pool BsmUnfinSF: Foundation : Appliance Bldg SqFt :2, 715 Roof Shape : Dishwasher : Porch SqFt: Roof Matl : Hood Fan Attic SqFt: InteriorMat: Deck Deck SqFt : Paving Matl : Garage Type: Ext Finish: Garage SF Const Type: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. JUN-28-9S 09 ' 30 FROM BLUESTONE HOCKLEY ID- 5032226459 PACE WASHINGTON COUNTY OWNERSHIP INFORMATION Ref . Parcel #: 2S110DC 00500 Parcel No. :R0497493 TRSQ: 02S-01W-10-SE Sw Owner :KVERNLAND ERIC B CoOwner Site Address : *NO SITE ADDRESS* Mail Address:11445 SW SUMMERFIELD DR TIGARD OR 97224 Telephone SALES AND LOAN INFORMATION Transferred: 01/08/91 Loan Amount: Document # : 1337 Lender Sale Price : $150, 000 Loan Type • Deed Type . ASSESSMENT & TAX INFORMATION Land : $90, 010 Exempt Amount: Structure: $26 , 420 Exempt Type . Other % Improved :23 Total : $116, 430 Levy Code : 02374 94-95 Taxes : $1,799 .23 PROPERTY DESCRIPTION Map Grid: Census :Tract Block NbrhdCd : ZPHY MillRate: 15 . 4532 Sub/Plat:WILLOW Land Use: 2012 COM, IMPROVED Legal :PT LOT 17 BLOCK . 52AC WILLOWBROOK :FARM SUMMERFIELD SALES OFFICE PROPERTY CHARACTERISTICS Bedrooms Lot Acres : . 52 Year Built : Bathrooms Lot SqFt :22 , 651 EffYearBlt : Heat Method: BsmFin SF : Floor Cover: Pool BsmUnfinSF: Foundation : Appliance : Bldg SqFt : Roof shape : Dishwasher : Porch SqFt : Roof Matl : Hood Fan Attic SgD't : InteriorMat: Deck Deck 3gFt : Paving Matl : Garage Type: Ext Finish: Garage SF Const Type: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. JUN-28-9S 09 31 FROM. BLUESTONE HOCKLEY ID= 5032226459 PAGE WASHINGTON COUNTY OWNERSHIP INFORMATION Ref . Parcel 40 :25110DC 00600 Parcel No. :R1247396 TRSQ:02S-01W-10-SE SW Owner :CONGREGATE CARE ASSET V LTD PTN CoOwner •• Site Address:"ENO SITE ADDRESS* Mail Address :PO BOX 12188 SALEM OR 97309 Telephone SALES AND LOAN INFORMATION Transferred: 08/31/94 Loan Amount: $3 , 417 , 381 Document # : 80630 MULTI-PARCEL Lender :PRIVATE Sale Price : Loan Type . Deed Type :WARRANTY ASSESSMENT & TAX INFORMATION Land : $134, 270 Exempt Amount: Structure: $2 , 360 Exempt Type . Other : % Improved : 2 Total : $136, 630 Levy Code :02374 94-95 Taxes : $2, 111. 36 PROPERTY DESCRIPTION Map Grid: Census :Tract Block NbrhdCd :X-2 MillRate:15 . 4532 Sub/Plat : Land Use:7012 RES,MULTIPLE HOUSING, IMPROVEMENTS Legal :ACRES 1. 50 PROPERTY CHARACTERISTICS Bedrooms Lot Acres : 1.50 Year Built : Bathrooms Lot SqFt : 65, 340 EffYearBlt : Heat Method: B8mFin SF : Floor Cover: Pool BsmUnfinSF: Foundation : Appliance Bldg SqFt i Roof Shape : Dishwasher : Porch SqFt ; Roof Matl : Hood Fan Attic SqFt: InteriorMat: Deck : Deck SgFt : Paving Matl: Garage Type: Ext Finish: Garage SF Const Type: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. JUN-20-9S 09 = 31 FROM : BLUESTONE HOCKLEY ID: 5032226459 PAGE WASHINGTON COUNTY OWNERSHIP INFORMATION Ref . Parcel # :2S110DC 00700 parcel No. :R1032037 TRSQ:02S-01W-10-SE SW Owner :CONGREGATE CARE ASSET V LTD P'I'N CoOwner : Site Address: 11205 SW SUMMERFIELD DR TIGARD 97224 Mail Address:PO BOX 12188 SALEM OR 97309 Telephone : SALES AND LOAN INFORMATION Transferred: 08/31/94 Loan Amount : $3 , 417, 381 Document # : 80630 MULTI-PARCEL Lender :PRIVATE Sale Price : Loan Type . Deed Type :WARRANTY ASSESSMENT & TAX INFORMATION Land : $548, 000 Exempt Amount: Structure : $5, 378, 460 Exempt Type : Other : % Improved : 91 Total : $5, 926,460 Levy Code :02374 94-95 Taxes : $91, 582 .77 PROPERTY DESCRIPTION Map Grid: 655 C7 Census :Tract 308 .02 Block 1 NbrhdCd :X-2 MillRate: 15 .4532 Sub/Plat :WILLOWBROOK FARM Land Use: 7012 RES,MULTIPLE HOUSING, IMPROVEMENTS Legal :WILLOWBROOK FARM, LOT PTS 15, 17 , :ACRES 3 . 89 PROPERTY CHARACTERISTICS Bedrooms Lot Acres : 3 . 89 Year Built : Bathrooms Lot SqFt :169, 448 EffYearBlt : Heat Method: BemFin SF : Floor Cover: Pool BamUnfinSF: Foundation : Appliance Bldg SqFt : Roof Shape : Dishwasher : Porch SqFt: Roof Matl : Hood Fan Attic SqFt : InteriorMat: Deck Deck SqFt : Paving Matl: Garage Type: Ext Finish: Garage SF Conet Type: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. JUN-28-95 09: 32 FROM: BLUESTONE HOCKLEY ID: 5032226459 PACE r / SW V4 SE V4 SECTION 10 T 2S R I W W.M. A ' ,` Irk , f WA5H4N 3TON COUNTY OREGON •DO Ili ~/ SCALE r•I00 or�r4ttr N. AIR,r,'At / ]. S[! MAP 3' / SCt YAP 20I IOCA * r { 20I 1000 1 CD r di / / — — mss• — / s / "a f Q C 1 Q oo CO .c _ o iI .fal AC 1•14.4446441 _7(...„ co . ,.., f r . V 5C! MAP 300 23-74 28 1 qC0 * 4 4M4 1< / / p� 1..1 I 4M.7II / 100 .. 400 1/ M.4R f.IQ.� 4D0•C. I . * l— � �).....,..._... ~ (C�lO,Dss1 = • ow/ • 3, /.• j � 11%464 :A • f 1 OM / - i • ..,.1C. •... .. •.. COMM ~' ri r �wu .ww 2 ?Alt 1p' nu,. " 1 •r0^r _ ..ra[Y+ • * 4a' JJ**''�� macro. -- 1011.4ts-.I.r•.1+ �L a,1, 1n / DURHAM 1 •.... + vaunts it Ile re-is lr %I IF IAA ••••• JUN-2e-95 09= 32 FROM: BLUESTONE HOCKLEY ID: 5032226459 PACE wwr V • •V V V !G 1/� .7GV 1011 1V I ••J ••• v t•.•rt• WASHINGTON COUNTY OREGON cmcw. 2 TAX Lot ash SCALE 1'0 100' goo,we,I .SOO. 313 MAP 23 I 400 { ' I f — pOU�37A1 N.S AT SUMMERF1IE(-b GONDOMI N 1 UM lO=ct / r__1 r --k‘ I I 0 I L I(NI1*-1)I (PNA*-•) kr.wc-wi {rowtc-IC) I ...� 1■0 MEN.011.14 * )I • it n {PNASt-s) ! f i M • i_ •.: ..e'. 5EE MAP • 1^ L SI 10 D0 a w►wt• r I 23-74 I i D `� RIVE � r11A11C-1) 1 ` A O. As I sof (PNA$t-I) • S .w ` \ I • a�i qt l MAN ,� No �' L�` I I I„ I Ag. \\ , / t .1%.1,11. 4,)6 \\ 14/ # — — -- .� I \‘ ) •i • , •4 - t I i "• O '•`- • ew r • "141 V S "".1",•r7 I // �Q- �� 1 It I tr I ron AaeitgantltT PURPOSES 0)M. . • I / 00 NOT IKV 014 'h1 FOR NM 011401 WE • •••__� - (611.mt■-•o'•NTw l DURHAM 1 ROAD 1 MANAGEMENT AGREEMENT �� nn The Management Agreement ("Agreement") is entered into as of this 1st day of - , 1991, by and between Durham/99 Associates Limited Partnership, having its principal place of business at c/o Carl Marks & Co., Inc. 135 East 57th Street, New York, NY, 10022 ("Owner"), and Bluestone &Hockley Realty, Inc., having its principal place of business at 4445 S. W. Barbur Blvd. Portland, OR 97201-4047 ("Manager"). Section 1 - Scope: Owner hereby employs Manager exclusively as an independent contractor to manage and operate the real property ("Property") known as Willowbrook Business Park located a the junction of S.W. Durham Road and Highway 99 in Tigard, Oregon, 97224, on the terms and conditions set forth in this Agreement. The scope of Manager's responsibilities hereunder specifically excludes the renting/leasing of the Property, and Manager expressly acknowledges that it is aware of the fact that Owner has retained Bluestone &Hockley Realty, Inc. as the exclusive leasing broker for the Property as of the date of this Agreement under separate agreement. However, Manager specifically agrees to refer all inquiries for any leases, renewals or agreements for the rental of the Property to Bluestone &Hockley Realty, Inc. or any successor leasing broker that may be retained by the Owner at any subsequent date. In the event there is a period of time when a leasing broker is not retained by Owner, Manager shall refer all inquires for any leases, renewals or agreements for the rental of the Property to Owner. Section 2 - Ordinary Repairs and Maintenance: Manager may cause to be made such ordinary repairs, maintenance, and decorations to the Property and may purchase in the name of the Property such supplies and equipment for the maintenance and operation of the Property as it reasonably deems advisable or necessary, in accordance with standards normal and customary for a retail/office commercial center in the suburban Portland area. Section3 - Utility Charges and Services Furnished: Manager shall provide for, or contract in the name of the Property for, fuel, gas, electricity, water, and sewer charges, and for steam, telephone, janitor, window cleaning, vermin extermination, rubbish hauling, and such other services as are usually or customarily furnished or rendered in the community in connection with the operation and maintenance of a retail/office commercial center within the suburban Portland area such as the Property. Manager shall provide for the operation, maintenance, and repair of all fixtures, facilities, equipment, and machinery which are part of the Property and shall at all times maintain a current inventory of same. Subject to Owner's prior written approval, Manager may enter into written contracts with persons qualifying with respect to Owner as "independent contractors" to provide all essential services normally provided to tenants in connection with the day-to-day operations and maintenance of a retail/office commercial center in the suburban Portland area. Manager shall furnish Owner with a copy of any proposed contract for Owner's approval prior to execution. CAC Section 4 - Employees: Manager shall engage suchAemployees as it deems necessary for the operation and maintenance of the Property, subject to Owner's prior written approval. Such employees shall be in the employ of the Manager and not in the employ of Owner. Manager shall maintain adequate fidelity insurance on those of its employees handling funds or assets of Owner, carry workmen's compensation insurance, pay all necessary payroll taxes and shall execute and file punctually when due all forms, reports and returns required by law relating to the employment of personnel. All employees performing security functions shall be bonded at Manager's expense. All salaries, wages or other compensation of new personnel employed by Manager, if any, specifically and solely for the purposes of fulfilling Manager's obligations under this Agreement, (excluding welfare and pension plans) including medical and health insurance, social security taxes, payroll taxes, workmen's compensation insurance, and the like, shall be deemed to be reimbursable expenses of Manager, as evidenced by payrolls certified by Manager and delivered with the monthly reports referred to in Section 12. All salaries, wages and other compensation which shall be deemed reimbursable expenses of Manager shall be subject to Owner's prior written approval. Manager shall assign " goc4(LEyto be the person in charge of said Property. If said person shall cease - being in the Manager's employ, Owner may, but need not cancel this agreement. Section 5 - Rent Collections: Manager shall use its best efforts to collect rents from tenants of the Property and from concessionaires if any, and may, subject to Owner's prior written approval, compromise or settle claims for such rent and other income. Upon notice to and approval of Owner, Manager may institute legal proceedings in Owner's name and at Owner's expense to collect rents, to oust or dispossess tenants or others occupying the Property, and to enforce Owner's other rights with respect to the Property. Section 6 - Charges and Assessments: To the extent that Owner directs, Manager shall make payments for charges or assessments of every nature with respect to the Property. Manager shall, at the direction of Owner, defend against and seek revision of, or appeal from, any assessment or charge which Owner deems improper. All such actions may be taken in the name of Owner or in the name of Manager, in the discretion of Owner. Manager shall also, at the direction of Owner, pay any such charges or assessments under protest and seek refunds thereof, and compromise or settle any proceedings or claim with respect thereto. To the extent that Manager makes any payments at the direction of Owner under this Section 6, Owner shall reimburse Manger therefore. Section 7 - Compliance with Building Code. Zoning and Licensing Requirements: Manager shall use its best efforts to comply with all building codes, zoning and licensing requirements, and other requirements of the fully constituted federal, state or local governmental authorities with respect to the Property. At the direction of Owner, Manager shall appeal from any requirements Owner deems unwarranted and compromise or settle any dispute regarding such requirements. Manager shall notify 4 Owner in writing of all orders and notices of requirements of such authorities within forty- eight hours from the time of their receipt. Section 8 - Additional Manager Functions: (a) Advertising: Manager shall, subject to Owner's prior written approval, advertise the Property or portions thereof, prepare and secure advertising signs, space plans, circular matters and other forms of advertising. (b) Community Relations: From time to time at the direction of Owner, Manager shall organize and supervise community oriented civic activities to take place at the Property. (c) Merchant's Association: If, as, and when Owner determines to activate the Property's Merchants' Association, or to establish a new Merchant's Association for the retail and/or office tenants of the Property, Manager shall, at Owner's request, participate in a supervisory and administrative role, the details of which Owner and Manager shall agree on at a later date. (d) Lease Administration: Manager shall administer leases which includes but is not limited to preparation and coordination of Common area maintenance charges, implementation of rent increases, collection and review of precentage rent statements and ensure tenant compliance with lease terms and provisions including maintenance of required insurance coverages. (e) Tenant Relations: Coordinate effectively with tenants in a professional manner to maintain good tenant relations. Section 9 - Legal Representation: Manager shall, in its discretion, engage counsel acceptable to Owner to advise on legal matters and conduct legal proceedings arising in the 5 performance of Manager's duties hereunder. Such counsel may be the same legal counsel as is engaged by Owner in connection with its general or other affairs. Notwithstanding the foregoing,if any matter or situation should arise in which there is a conflict of interests between Manager and Owner, Manager shall engage independent legal counsel at its own expense to represent it as to such matter or situation. Section 10 - Limitation on Expenditures: Notwithstanding any authority in this Agreement for Manager to spend monies for items for which the Owner is obligated to provide reimbursement,Manager shall be required to secure the permission of the Owner to make any expenditure in excess of $250.00 except expenditures for utilities, fuel, emergency expenditures to maintain required services, project payroll, Manager's payroll and management fees, and except for budgeted items specifically approved by Owner in writing. Section 11 - Records: Manager shall maintain complete and accurate records of all transactions relating to the Property, which shall be kept separate from records not related to the Property. Such records sh'all be available for inspection by the Owner or its representatives at all reasonable times during the period of the Agreement. Manager shall also furnish Owner, upon the Owner's request, with other records and information relating to the Property necessary for the Owner to comply with all applicable laws and regulations governing the conduct or taxation of limited partnerships. Section 12 - Reports and Payments: (a) Monthly Reports: Manager shall render to Owner no later than the 10th day of each month detailed statements for the immediately preceding month of the gross income derived from the Property, of the expenses and other charges chargeable to the Property, and of the compensation and reimbursable items due to Manager pursuant to Section 18 for management of the Property during the preceding month, together 6 with duplicate copies of all bills. Such report, in a form supplied or approved by Owner, shall include particulars as to tenant arrears, vacancies, moneys retained in any operating and tenant security/custodial accounts as of the end of the preceding month and a check disbursement register indicating all checks listed numerically and separately by category of expenditure. Any set-up and maintenance costs incurred by Manager in connection with such operating and security/custodial accounts shall be reimbursed by Owner, but only to the extent said set-up and maintenance costs were incurred directly and solely as a result of Manager performing its responsibilities hereunder. Manager shall deposit into Owner's account the amounts due to Owner, as shown on a summary of such statements. If during the term of the Agreement or within three years following its termination, Owner shall need to have any statement of Manager, or portions thereof, or more detailed breakdowns of said portions, either certified in writing by a certified public accountant or audited by the Owner's auditor, then upon written request from the Owner, Manager shall supply Owner with any statement requested and certified by a certified public accountant, and Owner agrees to pay all reasonable costs for such preparation. Manager shall also allow Owner's auditor to examine the related records, including books of original entry. In the event that the sum of the expenses and charges to the Property and the compensation due Manager exceed the gross monthly income, Owner shall thereupon pay to Manager the difference. • .: .. - •- �s a er t e en• o eac tsc• - , . . •11. . - . a- 6• •. . - . -. • . m.: s• • •. Y. . - - - 'a [ er3l. Section 13 - Preparation of Annual Budget: At least sixty days before the beginning of each fiscal year during the term of this Agreement, Manager shall prepare and 7 deliver to Owner an operating budget in preliminary draft form setting forth an itemized statement of the estimated receipts (income) and disbursements (expenses) for the next fiscal year (or the balance of the fiscal year, as the case may be). Each such budget, together with a rent and operating schedule, • - - • . - - •- - - • - ` - 77 raEge-rate and a statement from Manager outlining a plan of operation and justifying the �1 ��- estimates made in every important particular, shall be submitted to Owner-in final draft ,(s ' form not later than thirty days after delivery of the preliminary draft budget, and following their approval by Owner, as submitted or as modified as the case may be, shall constitute a standard to which the Manager shall adhere, except in the case of emergency repairs undertaken by Manager in connection with the maintenance, repair or operation of the Property. By way of example, no deviations from the approved Rent Schedule shall be made without the prior consent of Owner. Section 14 - Eminent Domain: Manager shall, immediately upon receiving notice or knowledge of any eminent domain or similar proceedings or procedures, give notice thereof to Owner, and without charge or reimbursement, except for out-of-pocket expenses, render advice and assistance to Owner in the negotiation and prosecution of all claims for awards for taking by eminent domain affecting the Property. Section 15 - Tenant Complaints: Manager shall maintain business-like relations with tenants, whose service requests shall be received, logged and considered in systematic fashion in order to show the action taken with respect to each. Section 16 - Insurance Matters: Manager shall promptly investigate and make a full written report, to be kept in accessible files, as to all accidents, claims for damages relating to the ownership, operation and maintenance of the Property, and any damage or destruction to the Property and the estimated cost of repair thereof, and shall prepare any and all reports required by any insurance company in connection therewith. Copies of all such reports shall be filed with Owner within five days after the occurrence of any such 8 accident, claim, damage or destruction. In the event of any casualty, loss or damage, Manager shall notify Owner immediately, by telephone or telegraph. Manager is not authorized to settle any claim without the prior written consent of Owner. Section 17 - Use and maintenance of Premises: Manager agrees not knowingly to permit the use of the Property for any purpose which might void any policy of insurance or which might render any loss thereunder uncollectible, or which would be in violation of any government regulation. It shall be the duty of Manager at all times during the term of this Agreement to operate and maintain the Property according to the highest standards achievable. Full compliance by the tenants with the terms and conditions of their respective leases shall be secured, and to this end, Manager shall see that all tenants are informed with respect to such rules, regulations, and notices as may be promulgated by Manager. Manager shall be expected to perform such other acts and deeds as are reasonable, necessary, and proper in the discharge of its duties under this Agreement. `` Section 18 - Manager's Fee: Manager shall be paid monthly by Owner compensation for its management of the Property in an amount equal to the greater of(i) four and one half percent (4.5%) of the gross rents (as defined in Section 26) actually collected from the gld- Property or (ii) Such compensation shall be paid monthly by Owner to Manager after Owner's receipt of (i) the monthly statement for the Durham/99 Rental Account and (ii) any other documentation, if any, from Manager necessary for Owner to calculate "gross rents". Section 19 - Separation of Owner's Monies: Manager shall establish and maintain in a bank acceptable to Owner and in a manner to indicate the custodial nature hereof, a separate bank account for the payment of expenses in connection with the operation of the Property. This account shall be in the name of the Manager and shall be referred to as the Manager's Durham/99 or Willowbrook Operating Account. Manager shall also establish a separate account for the maintenance of security deposits and such other special bank .9 accounts as may be required, at the direction of the Owner. Funds may be withdrawn from any such account upon the signature of an employee of Manager, approved by Owner. Accounts shall be in the name of the Manager, unless otherwise directed by Owner. The set-up and maintenance costs of the Manager's Durham/99 or Willowbrook Operating Account and other special accounts opened and maintained by Manager at the direction of the Owner, if any, shall be reimbursed by Owner to Manager upon submission to Owner of copies of the paid bills or invoices therefor, but only to the extent said set-up costs and • maintenance costs were incurred directly and solely as a result of Manager performing its L° ' ° �''2 L L)- ) C-6(4 responsibility hereunder. 4/464.-A0-1;"- 2 . cf b v-,,. ur, u o►, j°"`` -e -' e° '` Section 20 - Expense of Owner: All obligations or expenses incurred in accordance with the provisions of Section 2 through 10 and 16 shall be at the expense of Owner, except that Owner shall not be obligated to reimburse Manager for any overhead expenses (excluding property-related banking fees and computer costs) of Manager, for any salaries of any executive of Manager, or for any salaries or wages allocable to time spent by on-site employees on projects other than the Property. Manager shall not be obligated to make any advance to or for the account of Owner. Section 21 - Owner's Liabilities: Owner shall indemnify and save harmless Manager from liability, except for fraud, bad faith, willful neglect or gross negligence, arising (a) under contracts entered into by Manager in the performance of its duties hereunder, and (b) Manager's actions in accord with usual good and customary practice relative to its duties under the Agreement. Owner shall allow Manager to be named as an additional party insured in its liability insurance policies. Manager shall not make any claim under this Agreement against either the Owner or its shareholders or partners personally and shall look solely to the Property of Owner for the payment of any claim hereunder. Owner shall defend Manager in any action,either administrative or judicial, brought against Manager in the course of its business of managing the Property. Such costs of defense shall be borne 10 by Owner, and Manager shall reimburse Owner for said costs only if Manager has been found to have committed fraud, bad faith, willful neglect or gross negligence. Section 22 - Manager's Liabilities: Manager will indemnify and hold Owner harmless for loss or damage to Owner on account of fraud,-bad faith, gross negligence or willful misconduct committed by Manager to the extent such loss or damage-is uninsured. Owner will look to such indemnity only after exhausting claims against its insurance carrier pursuant to the normal procedure for claims as stipulated by said insurance policy but without the necessity of resorting to litigation against the relevant insurance company. Section 23 - Term: The initial term of this Agreement shall be for the twelve (12) 4J7 month period beginning on the 1st day of#rly, 1991, and ending on the last day of June, V � 1992, and thereafter month-to-month unless renegotiated for an additional twelve (12) month period, until terminated in accordance with Section 24. Section 24 - Events Terminating Agreement: (a) In the event that any provision of this Agreement shall cause Manager to be other than an "independent contractor" relative to its relationship to Owner, then, in that event, this Agreement shall be immediately terminated, without notice. (b) In the event that " CL #°c"( 'is no longer the employee of Manager L ./R'5 • charged with the supervisory and everyday operating responsibility for the Property,Owner may terminate this Agreement immediately, withe edce- 3 o o- _ (c) In the event Manager defaults under any of its obligations hereunder, and said default remains uncured after notice and grace period, or in the event of bankruptcy, as per Section 25, below. 11 (d) Notwithstanding the absence of any specific Event of Default set forth above, upon 30 days written notice, either Manager or Owner may notify the other of its intention to terminate the Agreement. The Agreement shall terminate at the end of the 30 day period from receipt of said notice. Section 25 - Events on Termination: On termination of the Agreement, Manager shall be entitled to all compensation earned to the date of termination. If Manager shall default in the performance of any of its obligations hereunder, and such default shall continue for ten (10) days after written notice from Owner to Manager designating such default; or Manager shall make any assignment for the benefit of creditors; or there shall be filed by or against Manager any petition for adjudication as a bankrupt or for reorganization or an arrangement or for any relief under the Bankruptcy Act or any insolvency act; then, Owner may terminate this Agreement by written notice at any time thereafter and thereupon Agreement shall forthwith terminate. Termination of this Agreement under any of the foregoing provisions shall not release Manager from liability for failure to perform any of the duties or obligations of Manager, as expressed herein and required to be performed prior to such termination. Upon termination, Manager shall forthwith: (1) surrender and deliver up to Owner the Property and all rents and income of the Property and other monies of Owner on hand and in any bank account; (2) deliver to Owner as received any monies due Owner under this Agreement but received after termination; (3) deliver to Owner all materials and supplies, keys and documents, and such other accounting, papers and records pertaining to this Agreement as Owner shall request; (4) assign such existing contracts relating to the operation and maintenance of the Property as Owner shall require, provided that Owner or its designee shall agree to assume all liability thereunder arising after the termination of this Agreement, and (5) prepare and deliver to Owner a detailed inventory of all of Owner's personal property used in connection with the Property, which inventory shall be certified by an officer of Manager. In Owner's sole discretion within ten days after any such termination, Manager shall deliver to Owner, as required by Section 12 12(b), the certified Profit and Loss Statement and Balance Sheet for the fiscal year or portion thereof ending on the date of termination. Section 26 - Definition of "Gross Rents": As used in this Agreement, the term "Gross Rents" shall mean all amounts actually collected by Manager as rents or other charges for use and occupancy of the Property, including but not limited to, non-refundable cleaning fees, amounts collected from collection agencies who are charged with collecting past due rentals, and charges for late payments. "Gross rents" shall exclude security deposit forfeitures, income derived from interest on investments or otherwise, proceeds of claims on account of insurance policies, abatement of taxes and awards arising out of taking by eminent domain, discounts and dividends on insurance policies, any monies collected from the rental of furniture supplied by an independent contractor, "'- .. - - - . . ' - - - _, and any rents paid by employees of Manager. Section 27 - Assignment: Manager shall not assign any of its rights or obligations under this Agreement, whether by operation of law or otherwise, or permit any change in the identity of the person or persons who are in effect in control of the management of Manager's business, or make any subcontract with respect to the performance of any of its obligations hereunder, or delegate any obligations hereunder, or delegate any of its duties hereunder. Owner may assign its rights and obligations to any successor in title to the Property and upon such assignment shall be relieved of all liability arising after the effective date of such assignment. Section 28 - Notices: All notices and reports required or permitted by this Agreement shall be in writing and shall be sent by registered or certified mail, addressed in the case of Owner to: Martin Schiffman,President CMR Northwest III Corp. c/o Carl Marks & Co., Inc. 135 East 57th Street, 27th Floor New York, NY 10022 13 With a copy to: Paul Challancin 23803 150th Street S.E. Monroe,WA 98272 and in case of Manager to: Clifford Hockley Bluestone & Hockley Realty, Inc. 4445 S.W. Barbur Blvd. Portland, OR 97201-4047 or to such other address as shall, from time to time, have been designated by written notice by either party given to the other party as herein provided. Section 29 - Entire Agreement: This Agreement shall constitute the entire Agreement between the parties hereto and no modification thereof shall be effective unless made by supplemental agreement in writing executed by the parries hereto. Section 30 - Governing Law: This Agreement shall be governed with respect to its construction,validity and effect by the laws of the state in which the Property is located. Durham/99 Associates Limited Partnership,Owner By: , General Partner By: (� ,�.��0'"1--- Date: 1 4 v `( l Martin Schiffman,President G ?3� Bluestone&Hockley Realty, Inc.Manager By: 14- ( Date: / 4"-;-7 cc/ President PRE - APPLICATION CONFERENCE NOTES ti • CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES NON-RESIDENTIAL �r CITY OF TIGAIi DATE: SLln)c /,5.,/C95 STAFF: led/ LiA,D,?e4 APPLICANT: AGENT: _/IC-14i'% Phone: ( ) Phone: ( I — Ci5-- PROPERTY LOCATION _ ADDRESS: //7/7 TAX MAPITAX LOT: 0.S/ — Liao NECESSARY APPLICATION(S): 2A-1e7Lr PROPOSAL DESCRIPTION: k lck_1vt`Y: Lt.:O∎e R` 'c COMPREHENSIVE PLAN DESIGNATION: --(-r ZONING DESIGNATION: C CT C" iT CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: CDCL) T# PHONE: (5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: sq. ft. Average lot width: 3-0 ft. Maximum building height: !-15 ft. Setbacks: front ft. side ft. rear -- ft. corner ft. from street. Maximum site coverage: P °.'o Minimum landscaped or natural vegetation area: /1 °'o (Refer to Code Section 18. 69 ) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created ' gn the minor land partition process. Lots created as part of a partition have a minimum of 15 feet of frontage ' ve a minimum 15 foot wide access easement. CITY OF TIGARD Pre-Application Conference `dotes Page 1 of S 'IOIWAasidendai ao iicauonP!anning Ceoartment 5 c:eon The depth at all lots snail nc coed 2',4 times the average width. unless th rcei is less than 172 times the minimum lot si • the applicable zoning district. (Refer to Code Section 18.164.060 Lots) SPECIAL SETBACKS ea • • Streets: 70 feet from the centerline of Do'Ri-kz,M • Established areas: feet from • Lower intensity zo . feet, along the site's boundary. • Flag lot: 10 at side yard setback. (Refer to Code Section 18.106.040 and 18.96) SPECIAL BUILDING HEIGHT PROVISIONS Building Height Exceptions - Buildings local in a non-residential zone may be built to a height of 75 feet provided: • A maximum building or area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual buildin setbacks will be at least '': (half) of the building's height; and • The structure iiI not abut a residential zone district. (Refer to Cade Section 18.98.020) PARKING AND ACCESS Parking shown an preliminary plan(s): 4c2/?-1 Required parking for this type of use: 7c / /OC.03'-')b. Secondary use required parking: 7 No more than 40% of required spaces may be designated andlor dimensioned as compact spaces. Parking stalls shall be dimensic 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 perso parking spaces. The minimum number of disabled person parking spaces to be provided. as well as the parking stall dimensions, mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space syrr 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 protec from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided an the basis of one space for fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: Minimum pavement width: -,7U 1 ._� All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: (Refer to Code Section 13.106 and 18.108) CITY OF TIGARD Pre-application Conference Notes Page 2 of 3 NON-Residential aopncauontPfannmg Jecartment Section WALKWAY REQUIREMENTS ' 'ITi(kways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators a commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall prc convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless imprac: 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 location shall be as approved by the City Engineer. (Refer to Code Section 18.106.070-090) CC lia_11SION AREA- The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, road/railroad, road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developme especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer a. are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may alsc required; these are often advisable even if not required by the Cade. The required buffer areas may only be occupied by vegeta fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Cammu Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. _ ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along 1 R rt 3 ANDS_CAPING~' Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 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 gr: Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at matu, 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 vegeta canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas (- view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed informa- an design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) CITY OF TIGARO Pre-Application Conference Votes Page 3 of 5 NoN•Re:idenaal aooucanon:P!anning Jaoanment Section SIGNS • Sign permits must be abtaineu prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handc available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is review( part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hea Officer. (Refer to Cade Section 18.114) SENSITIVE LANDS The Cade provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year flaodr natural drainageways, wetland areas. on slopes in excess of 25 percen or on unstable ground. Staff will attempt to prelimir identify sensitive lands areas at the pre-application conference ba -d on available information. HOWEVER, the responsibilit precisely identify sensitive lands areas. and their boundaries, is e responsibility of the applicant. Areas meeting_the definitior sensitive lands must be clearly indicated on plans submittes ith the development application. Chapter 18.84 also provides regulations for the use, : otection, or modification of sensitive lands areas. Residential developme prohibited within floodpiains. In most cases, de ation of 100-year floodplain areas to the City for park and open space are. required as a condition of the approval of a '-velopment application. (Refer to Cade Section 18.84) RE VI The applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provi: narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the propas: (Refer to Code Section 18.32) CODE SECTIONS X8.80 18.98 18.114 18.150 18.84 ✓ 18.100 18.116 18.160 18.88 18.102 18.120 18.162 18.92 18.106 18.130 ✓18.164 18.96 ✓ 18.108 18.134 (C I GHBORH0OD MEETING� The applicant no y all property owners within 250 feet and the appropriate CIT Facilitator and the members of any and subcommitteeisl of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please re'. the Land Use Notification handout concerning site posting and the meeting notice. FTE1i CYCLING Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lanny Hing with Pride Disposal at (503) 625-6177. (Refer to Cade Section 18.116) CITY OF TIGAAD Pre-Application Conference Motes Page 4 of 6 ION-Residential 3atuicananiP'anrnng Oeaartment Secnan ' ADDITIONAL CONCERNS OR COMIr1cillTS: --(.IS T, .E. .)—Za s IV /V4J Z . it.).'// /t_.��4: -E% EXAM WE r-77)F J:-?CC Cc q-g 1tJ& ,---c`:. C�`L`Yrci2.. l /00 . C) \ .Z PROCEDURE Administrative staff review. Public hearing before the Land Use Hearings Officer. "----lubiic hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division accepts may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the foilowing we applications. Aoplications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch ma, a or000sed protect should be submitted for attachment to the staff report or administrative decision. Application 'r unfolded maps shall not be accepted. CITY OF TIGARD Pre-Appiication Conference Notes Page 5 of 6 YON•Aesidential aooueanontP!ammnq Oroanment Seenon The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whetr application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or add 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 complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public he. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard L r'✓ �l`�'!��r . A basic flow chart which illustrates the review process is available fror Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the pr Community Development Cade requirements applicable to the potential development of a particular site and to allow the City 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 pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: `1/// 411711�"1—)1cf q CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 FAX: (503) 684-7297 a:::ogrmoattrmast erroreaoo-cast Engmee nq Section:mastersioreaog-c.:ngr CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 10N•Residential aopucauoniPlammnq aeoarrnent Section 4' PUBLIC FACILITIES F O TI CITY OF TIGAF 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 dec: making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommender City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision ma authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportt to review and comment on the application. The following comments are a projection of public improvement related requirem 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: ,OX/sue, ) w vv Z / $i 4 S g9b1J (1.) To increase a utting public rights-of-way to the ultimate functional street classification right-of-way widt specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: (1.) to feet from centerline. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: /V/A- (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 and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determ appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be w on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlig and a two year streetlighting fee. • J CITY OF TiGARD Pre-Application Conference Notes Page 1 of 3 Residential Aoolication,Engtneenng Department Section In some cases, where strP • improvements or other necessary public ; ivements are not currently practical, the s . improvements may be defe, In such cases, a condition of development approval may be specified which requires the pros owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the forms of a local improvement district formed to improve: (1.) (2.) Pedestrianwaysihikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in . 2/— Tarr i . The proposed development must be connected to a sanitary sewer. the developer's responsibility to extend the sewer along the proposed development site's /✓44 Water Supply: The Water District • Phone:(503) 4171 provides public water service in area of this site. The District should be contacted for information regarding water supply for your propc development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2502) provides fire protec V/ services within the City of Tigard. The District should be contacted for information regarding the adegl. of circulation systems, the need for fire hydrants, or other questions related to fire protection. 11 Other Agency Permits: Storm sewer improvements: �k/S--27A/. rA1 S'7 ST. P, A.IS / t..A. 4/4y i f?°' STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface W. Management Regulations which requires the construction of on-site water quality facilities. At the discretion of the City, applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of imperv; surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determir a fee may be paid or a facility shall be constructed. CITY OF TIGARD Pre-Application Conference votes Page Z of 3 Residential.looiicatiomEngmeennq Oeaartment Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program colle fees from new development based on the development's projected impact upon the City's transportation system. The applic shall be required to pay a fee based upon the number of trips which are projected to result from the proposed developmE The calculation of the TIF is based an the proposed use of the land, the size of the project, and a general use based category. The TIF shall be calculated at the time of building oermit issuance. In limited circumstances, payment of the TIF r be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permiss; only when the TIF is greater than $5,000.00. 257 -7) X 6 S/ ?( ?D _ / 2/ STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street oper permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This fl plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: //141-1-14-2 w ENGINEERING DIVISION PHONE: (503) 639.4171 h:tlogmipanvioreac. eng.seetion preaoc lannary 11. CITY OF TIGARD Pre-Application Conference (Votes Page 3 of 3 Residential)opiicanoniEngmeennq Ceoartmem Section CITY OF TIGARL COMMUNITY DEVELOPMENT DEPARTMENT ^v, • APPLICATION CHECKLIST L '�!� CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: (U;1l ;'1J\; c=4 Date: APPLICATION & RELATED OCCLMENT(S) SLBMITT,AL REQUIREMENTS INCLUDE / MARKED ITEMS I 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 ,-?( E) Filing Fee 5 '-.,C'4 EJ ieT SITE-SPECIFIC MAP(S)IPLAN(S) SUi3;IrrrAt R£QLJtRE.L"1ENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies X. Vicinity map ,Y. Site size & dimensions e' 3. Contour lines (2 ft at 0-10% or 3 ft for grades > 10%) er 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Fioodplain areas (b) Slopes in excess of 23 90 (c) Unstable ground (d) Areas with high seasonal water table (e) areas with severe soil erosion potential (f' Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: z (a) Wildlife habitats (b) Wetlands c Other site features: (a) Rock outcroppings (b) Trees with 6" - caliper measured 4 feet from ground level Location of existing structures and their uses 9. Location and type of on and off-site noise sources Location of existing utilities and easements :r- 1 1 . Location of existing dedicated right-of-ways _AND .,SE APPuC 7CN/L:57 ?ACE 5 B) Site Develoom Plan Indicating: No. of Copies The proposed site and surrounding properties e' Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area (d) Pedestrian and bicycle circulation 2'' (e) Outdoor common areas (f) Above ground utilities a� 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities. and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions Ea' 7. Sanitary sewer facilities 3. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques e( 10. The location of mailboxes 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies 34 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 wiil take place indicating: (a) General contour lines (b) Slope ratios (c) Soil stabilization proposai(s) (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating,: (a) Subsurface exploration and geotechnical engineering report (b) The validity of sanitary sewer and storm drainage service proposals (c) That all problems will be mitigated and how they will be mitigated .1ND LSE. PO':CAI:CN/_:s ?ACZ_ Cr 0) architectural Drawings Inaicating: iN4 o. or Copies The site develr tent plan proposal shall include: 1. Floor plans indicating the square footage or all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies .-1.4 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 or the irrigation system where applicable 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials ,C- 3. Landscape narrative which also addresses: (a) Soil conditions a/ (b) Erosion control measures that will be used F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary Partitionitot Line Adjustment Map Indicating: No. of Copies 1 . The owner of the subject parcel ❑ 2. The owner's authorized agent 3. The map scale (20,30,100 or 200 feet- 1) inch north arrow and date 4. Description of parcel location and boundaries 3. Location, width and names of streets, easements and other public ways within and adjacent to the parcel 6. Location of all permanent buildings on and within 23 feet of all property lines 7. Location and width of all water courses 3. Location of any trees within 6" or greater caliper at 4 feet above ground level 9. All slopes greater than 23 10. Location of existing utilities and utility easements ❑ 11 . For major land partition which creates a public street: (a) The proposed right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip - 12. Any applicable deed restrictions 13. Evidence that land partition will not preclude efficient future land division where applicable -t.:Cu '+isict; "efiminar+ '!.3l ant: GNU. Uf LUOles • 1 . Scale equa...ig 30,30,100 or 200 feet to the inch and limited to one phase per sheet c 2. The Proposed name of the subdivision 3. Vicinitu,map showing property's relationship to arterial and col lector`.streets 4. Names, addresses and telephone numbers of the owner, developer, engineer, s.irveyer and designer (as applicable) ❑ 3. Date of application ❑ 6. Boundary lines of tract to be subdivided . Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided and e 8. Contour lines rebated to a City-established benchmark at 2-foot intervals for 0-10% grades `greater than 10% c 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) c (e) Watercourses (f) Deed reservations for parks, open spaces, pathways and other and encumbrances e 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 c 1 2. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision c 13. Scaled cross sections of proposed street right-of-way(s) e 14. The location of all areas subject to inundation or storm water overflow C 13. Location, width & direction of flow of all water courses & drainage-ways c 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 c 13. 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 C 19. Supplemental information including:: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership �.� ❑ (c) A proposed plan for provision of subdivision improvements C 20. E xisting natural features including rock outcrcpoings, wetlands & marsh areas C 21 . If any of the foregoing information cannot practicably be shown on the preliminary plat. it shall be incorporated into a narrative and submitted vith the aopiicaticr, C _ANC 'ACE 4 CF 3 . , J) Solar Access L .ulations: K) Other Information No. of Copies • \1,=4-t �� (. % Sk_.) Cy 7:cgin'aam:•mas;ers'd-ck:isc.^st ■Iav 23.1995 :_ANC L52 A?°L:G47iCv 1_:s 'ACE 5 CF 5 MACKENZIE ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 S.W.BANCROFT STREET • PO BOX 69039 PORTLAND. OREGON 97201-0039 • (503) 224-9560 • FAX(503)228-1285 March 18, 1996 City of Tigard Attention: Will D'Andrea P.O. Box 23397 Tigard, Oregon 97223 Re: Willowbrook Commercial Center Parking Analysis MEI Project Number 196110 Dear Mr. D'Andrea: Mackenzie Engineering Incorporated(MEI)has reviewed the parking needs of the Willowbrook Commercial Center located on the northeast corner of Highway 99 at Durham Road. As you are aware, a new 5,775 s.f. office building is proposed at the southeast corner of the site near the Durham Road driveway. Currently, 176 parking spaces are provided, including 9 handicap spaces. The proposed building would require 17 parking spaces based upon one space per 350 sq. ft. This proposal adds 45 net new spaces for a net total of 221, therefore providing 28 spaces more than the 17 required for the new building. In accordance with the letter from Willowbrook's attorney to the City of Tigard dated April 18, 1994,the number of parking spaces required for the existing buildings was set at 190 spaces. This proposal provides a net gain of 31 spaces over the required 190 in accordance with the agreement. MEI staff conducted parking surveys at the Willowbrook Commercial Center during periods of peak parking demand to assess actual parking needs. These times include weekday lunchtime and evenings and midday on weekends. The heaviest parking demand was observed during the weekday's lunch hours at approximately 12:00 noon. The attached table indicates the days and times the parking counts were conducted and the number of occupied and vacant spaces. Four suites are currently vacant. The minimum number of parking spaces required by City code has been assumed for each of the suites and added to the existing demand. This provides an analysis of the maximum anticipated parking demand with full occupancy of the existing buildings. All four of the suites have a parking requirement of one space per 350 s.f. Building B - Suite G 900 s.f. Building D - Suite C 1610 s.f. Building E- Suite C 1350 s.f. Building E- Suite D 1350 s.f. F:\WPDATA\96-03\96110\181.2.SK Will D'Andrea Project Number 196110 March 18, 1996 Page 2 PARKING COUNT SUMMARY Currently Available Spaces 176 Currently Required(in accordance with 190 agreement with City) Existing Parking Demand Observed Maximum Demand 124 Vacant Suites Requirement 15 Total 139 Currently Unused Spaces 37 New Office Building and Parking Modifications Proposed Net Additional Spaces 56 - 11 =45 Required Additional Spaces 17 Proposed Total Spaces 221 Spaces Required with New Building 207 Anticipated Demand 156 Anticipated Unused Spaces 65 As indicated above,the existing parking demand for the Willowbrook Commercial Center is a maximum of 139 observed spaces,including an adjustment for vacant suites. This is well below the 190 spaces required by the City. The new office building and parking modifications will add 45 spaces,but is only required to provide 17. This will increase the number of unused spaces from 37 to 65 during the peak demand time of 12:00 noon on weekdays. The parking space needs of the Willowbrook Commercial Center can be accommodated with the proposed building and additional parking spaces. Please call me if you have any additional questions. Sincerely, Brent Ahrend Traffic Analyst BTA/sk Enclosures c: Betty Sheppeard-Mildren Design Group F:\W PDATA\96-03\96110\18(.2.SK PARKING SURVEY SUMMARY Wednesday - March 13, 1996 12:00 noon 113 1:15 pm 105 5:00 pm 95 6:00 pm 77 Thursday - March 14, 1996 12:30 pm 124 Saturday- March 16, 1996 11:30 am 74 12:00 noon 69 12:45 pm 58 1:30 pm 66 2:00 pm 59 Sunday - March 17, 1996 10:30 am 33 11:15 am 40 I 0 Keynotes 0--------, or PACIFIC HWY - 99 W 1. EXISTING PARK S/GNAGE 2. NEW ACCESSIBLE PARK PARKING AND SIGNAGE MODREN DESIGN GROUP,P.C. 3. REMOVED TRASH ENCLOSURE A.oanz nAee • WADI ruNss D4G 4. RELOCATED TRASH ENCLOSURE 111390 SW Kerr Parkway,Sulu 325 S. EXISTING TRASH ENCLOSURE Lake Oswego,Oregon 97035 1503/31 244-0552 IN N M}.•KC 90}.5' _ • /, w 0 I --•-•-••-•••• © r-�— — __ _._. .____._.�_ ___ __ �.-�- \ t , . . EXISTPIG BLLDNQ B T SITE DATA ' Ly - 0 } fl'- • 1 ❑ l ' ❑ SITE 221,285 SF(5.08 AREA AC) x COVERAGE. ti BUILDING < I i C BUILDING A 6.650 SF 0 f L�_I`,..._�,J._._. .•---ur-• ,' �' Bun.DINC B 13,500 SF �S` ,� [[ 1 — , BUILDING C 10,200 SF C ?••� \ BURRING D 9.600 SF Grp L BUILDING E 12.300 SF OOOGGGM4LTEM 13.°115161114111 JR �•}� 1� & _..\- �•f" 1 \ TOTAL!BUILDING AREA: 55.775 SF 26% �9lasllwo.a4.re LL -.«�.. �:: •• AREA: X COVE AGE: OF 0 ! } T " ` ` Q t. LANDSCAPING 81,408 SF 37x 0 . I I I , �� ; ry °\ \ /SPACES PROVIDED. y SPACES REQUIRED Owner r PARKING • .- 0 f ` .. . IIEXIST1N • STANDAR D: 211 Durham 99 2 HANDICAP: 10 �:c•Td-. :� \ TOTAL SPACES PROVIDED: 221 190(SEE PARKING PLAN SHEET A1.2) Associates Y' Y �/ j V ( i �p .• r ' r �••••• .••••••••••••• 1v; ly: T ice- � � -_•..... 23803 150th SL SE rrx ilr4m0 . \ Legend Moro4 as11ng�_ FROPOSED BUILD( 1 ' }� • 7Lrtt � ❑ t Pro}e ••• •• ••••• { ••• •• 0 ` �•••••••:•••••••••••II fl3ulldln - ►....-;..... ( — Willowbrook ••.•••••••• O .. - I EXISTING BUILDING D ►........... — wort Commercial ••••••••••• .. ... :. ' DDODD..'•••.•..•O' .`w / — 1 — -----, r. Center .,� Imo.,.... •-. v — EXISTING CURB OR SfDEwALK TO ." BE REMOVED s}e}.•.r■ yam. _ I .- Tigard,OR 1 LF-'— 3 i ,. 0 Fvl.._I �-� 6 ..v,,' Skeet The 4-, x�r, Site Plan h k-0, AREA OF WORK '; i I = a t ; f y 0� EXISTING-BUILDING E. ` 1 , r, . . .:,...„. .... ..� ' �•s' isi, ,'4l _ 4 � {— Revisions 1 .�` ,. 1110_-. 4` , Ass,, r L. s Merck PrilliRri- ,0041°14---- ItJ4j, .......r41111"-..... — 1996 Revision Per qty of f T1Ratd 2M.1ch 1996 4 1 INNS (� Site P_ Ian � ©Ig�(�`� '� ice+ 1 .J }}YIJ.T, IMdD' 4�,, I I I A II triOWIP 50-.. �` Wm..05 MS M mown,Q PAT.IF ` INIDOIN MUM MOO.Vt.IM w i NOT TO IX VOLD LW f.� .,CIPT wM M wYT1M e 3 ioimso.v 14.0110=OM MOO.•.c �� ` vest Due 9 January 1996 ^ s MOWN, Drawn by CL.oked by. : Vicinity Map WEM WEM Job Number: 91084 Sheet of S Design Review - 9 January 1996 A1.1 SvBM,TrEI,� MACKENZIE ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 S.W.BANCROFT STREET • P.0.BOX 69039 PORTLAND, OREGON 97201-0039 • (503)224-9560 • FAX(503)228-1285 April 4, 1996 City of Tigard Attention: Will D'Andrea 13125 S.W. I Tall Boulevard P.O. Box 23397 Tigard, Oregon 97223 Re: Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Dear Mr. D'Andrea: As requested by the City of Tigard Planning commission, Mackenzie Engineering Incorporated (MEI) conducted additional parking demand surveys and analysis of off-peak demand for the Willowbrook Commercial Center. Specifically, we contacted several of the existing tenants to determine their peak hours of use and verified this with the observed parking demand. The survey of parking demand at Willowbrook confirms that adequate parking is currently available. In fact, the peak demand observed by MEI staff accounted for only 79%of the available spaces. The maximum parking demand is during lunch time, with 137 occupied spaces observed. Four suites totaling 5,200 s.f. are currently vacant, which is approximately 10%of the Center. Adjusting for the vacant suites, the maximum based on actual usable demand would be 152 spaces. Currently, 176 parking spaces are available, which leaves an excess of 24 spaces beyond the actual demand. The median parking demand is approximately 97 spaces on weekdays and 75 spaces on weekends, again accounting for the vacancies. This indicates that during weekdays, only 65% of the existing spaces are occupied on average. M:\WPDATA\96-04\96110\08L I.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 2 TENANT SURVEY A survey of several tenants was conducted to determine their peak hours of operation. A summary of the survey findings for each tenant is provided below based upon phone conversations and letters received from the tenants. Copies of the letters and records of the phone conversations are attached. Grandstand Peak hours of operation are from 5:00 p.m. to 10:00 p.m. on weekdays, 11:00 a.m. - 6:00 p.m. on Saturdays, and 12:00 noon- 6:00 p.m. on Sundays. The weekday business varies depending on the sports season. A significant number of customers walk to the Grandstand from the Summerfield area, especially golfers at lunchtime. Lunch time business is approximately 30% of the evening. Hawaiian Cove Hours of operation are 11:00 am to 9:00 pm weekdays. The peak hours of operation are between 11:30 a.m. and 2:00 p.m. Pacific Paradise Coffee House Hours of operation are 6:00 am to 6:00 pm weekdays and 8:00 am to 4:00 pm on Saturdays. Peak hours are 6:30 am to 9:00 am and 11:30 am to 1:30 pm. As stated in the attached letter, in the morning 90% of customers use the drive thru, while only half do at lunch. Horizon Community Church Office hours are Tuesday through Friday 9:00 am to 5:00 pm. Worship services are Sunday morning from 8:30 am to 11:30 am with 90 people attending on average. Tigard Covenant Church The church only has offices at Willowbrook, and meets at another location on Sundays. Three employees are at the office part time during the week from 8:30 am to 1:00 pm. Pacific Alcohol and Drug Counseling The office is open from 9:30 am to 9:30 pm Monday to Thursday and until 3:00 pm on Friday. Saturday hours are 9:00 am to 1:00 pm. During the day, only 6-8 people will visit the office, but 30 attend meetings in the evenings. Fifteen people visit the office on Saturdays. F:\WPDATA\9604\96110 WBL 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 3 NW Tan & Nails Business hours are 8:00 am to 9:00 pm daily. Peak hours are between 3:00 pm and 9:00 pm on weekdays. Based upon the information collected in the survey of tenants, off-peak uses include the Grandstand, Horizon Community Church, Pacific Alcohol and Drug Counseling, and NW Tan& Nails. The observed maximum parking demand is during lunch time and is primarily driven by the restaurants. The office and retail businesses do not have high peak parking demand like the restaurants. REDUCTION FOR OFF-PEAK USE The Willowbrook Commercial Center was approved with 176 parking spaces in 1979 in accordance with the code in place at that time. According to City staff, the current code would require 292 spaces for the existing uses without a reduction for off-peak uses. This is based upon the existing mix of uses which includes office, retail, restaurants, and a church. The City of Tigard Community Development Code addresses mixed use parking requirements in Section 18.106.020(I). It states that the parking requirement"is the sum of the requirements of the several uses, computed separately unless the peak hours of use do not overlap." Based upon MEI's survey of the parking demand, the peak hour for Willowbrook is between 12:00 noon and 1:00 pm. Four of the tenants surveyed, have peak hours at times other than lunch time, and can be considered off-peak uses. The code does not specify how a reduction is calculated, but it would be unreasonable to reduce the parking by the total required for each off-peak use. These tenants do have some business during the peak lunch hour. MEI proposes that the parking demand for off-peak uses during the peak hour be calculated based upon each tenants estimate of their peak hour versus the lunch hour. With allowances made for some parking of the off-peak uses during the peak times, a total of 216 spaces would be required with the new building. A total of 223 spaces are proposed with the new building. F:\WPDATA\96-04\96110\08L 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 4 Adjusting for the four off-peak tenants, the current parking requirement would be reduced to 199 spaces. This assumes no use of the Horizon Church assembly area, 30% of the peak parking demand for the Grandstand, three spaces for staff and occasional visitors for the Pacific Alcohol & Drug Counseling, and two of three spaces for NW Tan&Nails. The 30% use of parking during lunchtime for the Grandstand is based upon a comparison provided to MEI of the number of patrons for lunch and in the evenings. The Horizon Community Church office is considered separately from the assembly area in the parking requirement determination and was not included in the reduction. The table below presents the parking requirement and estimated peak hour demand for the off peak uses. PARKING REQUIREMENTS FOR OFF-PEAK USES REQUIRED PEAK REQ'D USE/PARKING RATIO S.F. DURING PARKING HOUR PEAK HOUR Grandstand 4380 88 weekday 26 1:50 evenings Horizon Community Church Sunday (Assembly Only) 1365 28 0 1:50 mornings Pacific Alcohol & Drug Counseling 1500 5 weekday 3 1:350 evenings NW Tan & Nails 1050 3 weekday 2 1:400 afternoons TOTAL 124 31 F:\WPDATA\96-04\96110\08L 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 5 A total of 17 spaces would be required with the proposed 5,775 s.f building based upon the highest anticipated use of office commercial, which would bring the Willowbrook Commercial Center parking requirement to 309 spaces. Adjusting for the off-peak uses, a total of 216 spaces would be required. Currently Required By Code 292 Reduction for Off-Peak Use -93 Currently Required with Reduction 199 Required Additional Spaces +17 Total Required Spaces with Reduction 216 Currently Available Spaces 176 Proposed Net Additional Spaces +47 Proposed Total Spaces 223 Based upon the parking demand observed by MEI, a maximum of 169 spaces would be occupied with full occupancy of the vacant suites and proposed new building. This leaves a surplus of 54 spaces during the peak hour. MULTIPLE USE/ALTERNATIVE REDUCTION The Institute of Transportation Engineers and the Urban Land Institute have published information regarding parking demand for mixed use sites such as Willowbrook. Shared parking occurs when someone visits more than one business, or when employees visit other businesses such as the restaurants. A reduction in parking demand is also realized from alternative travel modes. These modes include bicycles, pedestrians, and transit. A number of nearby residents and golfers often walk to the Willowbrook Commercial Center from Summerfield and King City. A bus shelter and stop are located on the site's property for Tri-Met riders. F:\WPDATA\96-04\96110%08L1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 6 Metro is currently encouraging all jurisdictions in the Portland area to reduce the minimum parking requirements by an average of 35%. The goal is to reduce the number of excess spaces, encourage alternate transportation modes, and to accommodate higher densities within the urban growth boundary. Several jurisdictions, such as the Cities of Portland and Milwaukie have adopted maximum parking standards instead of minimums. Representatives from the City of Tigard have recently met with Metro to discuss this very issue, and may in the near future begin the process of lowering the parking requirements. If this occurs, then the Willowbrook Commercial Center would have well in excess of the number of spaces required. No reductions in the parking demand or requirement were assumed based upon these scenarios. Therefore, the 223 spaces being provided will be more than sufficient for the Willowbrook Commercial Center. PARKING DEMAND SURVEYS MEI staff conducted additional parking surveys at the Willowbrook Commercial Center on Friday March 22, Thursday April 4, and Friday April 5 to assess the off-peak parking demand. A maximum of 103 occupied parking spaces were observed between 5:00 p.m. and 9:00 p.m. The only businesses open at this time are the Grandstand, Hawaiian Cove, Pacific Alcohol and Drug counseling, and NW Tan&Nails. Based upon information provided by the Hawaiian Cove Restaurant, their peak is during lunchtime, which would indicate that the parking demand during the evenings is primarily for other three uses. Based upon the distribution of occupied spaces, it appears a small amount of office parking demand is experienced during the evenings. The remaining parking is for the four open businesses. The peak demand of 103 spaces is 75% of the demand during lunch time when all businesses except, the Horizon Church are open. It is clear that these uses have their peak parking demands during the evenings and can be considered off- peak uses. A revised table summarizing the parking survey findings is attached. The heaviest parking demand is during the weekday lunch hour at approximately 12:30 pm. F:\WPDATA\96-04\96110\08L 1.KS Willowbrook Commercial Center Additional Parking Analysis MEI Project Number 196110 Page 7 SUMMARY Based upon MEI's analysis, a reduction in the number of required parking spaces for the Willowbrook Commercial Center can be justified. Information provided by several tenants as well as the parking demand surveys conducted by MEI staff indicate that a reduction of 93 parking spaces can be reasonably assumed for these off-peak uses during the peak lunch hour, which would result in an adjusted requirement of 216 parking spaces. The current proposal would add 47 net new parking spaces for a total of 223 spaces. Sincerely, Brent Ahrend Traffic Analyst BTA/ks Enclosures c: Betty Sheppeard -Mildren Design Group Clifford Hockley-Bluestone& Hockley F:\WPDATA\96-04\96110\08L 1.KS PARKING SURVEY SUMMARY Wednesday - March 13. 1996 Thursday - April 4, 1996 12:00 noon 113 vehicles 5:00 pm 96 vehicles 1:15 pm 105 vehicles 5:30 pm 103 vehicles 5:00 pm 95 vehicles 6:00 pm 93 vehicles 6:00 pm 77 vehicles 7:00 pm 73 vehicles 9:00 pm 39 vehicles Thursday - March 14, 1996 12:30 pm 124 vehicles Friday-April 5. 1996 9:00 am 80 vehicles Saturday - March 16, 1996 9:20 am 81 vehicles 11:30 pm 74 vehicles 9:40 am 93 vehicles 12:00 pm 69 vehicles 10:00 am 103 vehicles 12:45 pm 58 vehicles 10:20 am 104 vehicles 1:30 pm 66 vehicles 10:40 am 106 vehicles 2:00 pm 59 vehicles 11:00 am 108 vehicles 11:20 am 104 vehicles Sunday - March 17, 1996 11:40 am 108 vehicles 10:30 pm 33 vehicles 12:00 noon 129 vehicles 11:15 pm 40 vehicles 12:20 pm 137 vehicles 12:40 pm 124 vehicles Friday - March 22, 1996 2:30 pm 98 vehicles 6:00 pm 80 vehicles 3:00 pm 99 vehicles 6:20 pm 81 vehicles 3:30 pm 102 vehicles 6:40 pm 75 vehicles 4:00 pm 104 vehicles 7:00 pm 73 vehicles 4:30 pm 95 vehicles 7:20 pm 73 vehicles 7:40 pm 83 vehicles Monday - April 8, 1996 7:55 pm 78 vehicles 1:15 pm 89 vehicles 1:30 pm 80 vehicles Parking Survey 200 - an ISO ----- - - - - - U_ 421 41 u rl X 0- 11:30 9:00 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 6:30 7:00 7:30 8:00 0:30 9:00 Time of Day D Monday,4/6/96 • Wednesday,3/13/96 In Thursday,3/14/96 • Thursday,4/4/96 ® Friday,3/22/96 ■ Friday,4/5/96 11 Existing Spsees _ 1 4-06 - BLUESTONE moan 6 leasing.Sales•management August 21, 1995 The Grandstand At n: Jack Hannigan 11535 SW Durham Rd #D-3 Tigard, OR 97224 Dear Jack, The City of Tigard is conducting a parking survey of Willowbrook. It is our understanding that your heaviest parking needs are between the hours of 5-10 PM Monday through Friday, 11-6 PM on Saturdays and 12-6 PM on Sundays. if these hours are approximately correct please sign this letter below and return it to our office. Thank you for your cooperation. Sincerely, BLUESTONE & HOC{LEY REALTY, INC. Matthew Schweitzer i,• Commercial Division Jack Hannigan :2(? =..Lr= 4445 S.W. E3arbur Blvd. Portland. Oregon 97201-4047 Main Office (503) 222-3807 FAX (503) 222-64- Vancouver. Washington Office (206) 694-0730 .70 . ,d ' TO . ON •ar P T cif. Tec 1. - . .--_0S-T OP.I 131 A3TIJOKC7H O 1 : MACKENZIE ENGINEERING INCORPORATED CIVIL.• STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 3/27/96 PROJECT#: 196110 TIME: 3 p.m. PERSON: Robert PHONE#: 598-9220 COMPANY: The Grandstand SUBJECT: REMARKS: Hours: 7 a.m. -midnight 7 a.m. - 11 p.m. Peak Hours(Depends on Sports Season): M-F: 5-10 p.m. Football: (Aug.-Sept.) Sat. and Sun. all day. Possibly 30 people Friday nights Weekdays for college ball. Approximately 10-15 people during lunch Baseball: (Oct.-Nov.) Evenings Quite a bit of pedestrian traffic. Robert will fax this information to us. Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss II EAH/kc n Rio October 26 , 19c Dear Matt ; Our busy hour ' s are between 11 : 30 AM - 2 :00 PM and 5 :00 - 8 : 30PM Mon-Fri . For more information please call Chuck or Del ph. 968-8471 Your Truly Charles Trisciuzzi Hawaiian Cove Restaurant 11555 SW Durham Rd . A-1 Tigard,Oregon 97224 Ph, 968-8471 17�•.�•I IL 'J7� 1 Ge•}-.1-7 _ l. _T IAI 77 1 MACKENZIE ENGINEERING INCORPORATED CIVIL.• STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 3/28/96 PROJECT#: 196110 TIME: PERSON: Chuck PHONE#: 968-8471 COMPANY: Hawaiian Cove SUBJECT: PARKING ANALYSIS REMARKS: Hours: 11 a.m. -9 p.m. Peak Hours: 11:30 a.m. -2 p.m. (45-50 people) 5-8:30 p.m. (20 people) Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss E A� EAH/kc 03/ 7 ro•4j r,7 /996 �' : FROM: � T T RY`oR 503 297 3876 To: PHONE No 15032281285 503 29? 38?E pA3E: r Mar,2? 199E ZI.57gM Pe1 PocfPfr N lse Coffee 11 rsW 9712 e 03 624. 914 liza bet Qtehkis s a aken to En gine ering, Inc.p69S W Banerofr PartiandpR lionte mss. E'Ii 97201-0039 aaheth liQ As s Per your tehkiss. ur r hest a business , hours}request for requested. business, b n t e s. am providing information euested,but not the We track many the following,our Vile specific facts th'''is for € as Peal through operate from that you our �3' Sat Frida 6:p0 u a 11.1 Saturday. Currently,Y nd from`� to 6* Our we .p0 App 1'1►1r business are ond, y commuter not to 4:00 �' during user rush Peaks twice open on Sunday. M �'n lunch (6.3(1 A daily. The ('1:30 A 9.00 First::n; and clCOTh liter r 1:30 Pi 1a a g the about not rush is �, again S0 cafe inrush parking.903; through 1 estimate (parking) 7,h the d customers. 60 e �� $nd Sp% lunch ruriye`thru, 1341 err. onlmuter ° drive�thrh is customers 7,a yl pr and 3'2 ,,96 'O lunch MACKENZIE ENGINEERING INCORPORATED CIVIL,• STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 3/27/96 PROJECT#: 196110 TIME: 10±a.m. PERSON: Bill Taylor PHONE#: 297-3876 COMPANY: Pacific Paradise Coffee House SUBJECT: PARIUNG ANALYSIS REMARKS: Hours: M-F: 6 a.m. -6 p.m. Sat.: 8 a.m. -4 p.m. Peak: Drive-thru: 6-9 a.m. Cafe: 11:30 a.m. - 1:30 p.m. (approximately 50 people) Bill will fax information. Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss EAH EAH/kc =it II L ML'AJ11*C)Millis• M ALINI.Ham NELYIN(i FZiF•I);t November 8, 1995 Bluestone & Hockley ATTN: Matthew Schweitzer 4445 S.W. Barbur Blvd. Portland, OR 97201 Dear Matt, Horizon Community Church meets from 9:00 to 12:00 Sunday mornings. We need enough parking spaces to accommodate 150 people. In the future, as we expand to two services our service times would run from approximately 8:00- 12:00 a.m. We also hope to begin a Saturday evening service. The numbers for this service would probably be more in. the area of 60 people and would not occur until sometime in 1996. 1 would anticipate the hours of meeting would run between 7:00-9:00 p.m. I hope this provides you the information you were seeking. Warm regards, Daniel Y Senior_has 11515 5_w. Durham Rd. - Tigard,Omegoa 97224-3476 • Office (503)684-7235 MACKENZIE ENGINEERING INCORPORATED CIVIL•STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 3/27/96 PROJECT#: 196110 TIME: 101 a.m. PERSON: Dan York PHONE#: 624-0513 COMPANY: Horizon Community Church SUBJECT: REMARKS: Office Hours: Number of People: Tues.-Fri. 9 a.m. -5 p.m. (2-3) Sat. (3) Sun. 8:30-11:30 a.m. (90) Dan will fax this information to us. Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss CA EAH/kc r JJIrrI Tigard Covenant Church Bound Together By Love 11545 SW Durham Road • Tigard, OR 97224 • (503) 639-3084 March 27, 1996 c, Mackenzie Engineering Inc. p Attn: Elizabeth Hotchkiss 0690 SW Bancroft St. �. 4" Portland, OR 97201-0039 f! ,�.. I •fir: Elizabeth, .`fFa The following is the information you requested: We have three employees at the church office, all of which are at the office only part time. Our normal office hours are 8:30 a.m. to 1:00 p.m. Monday thru Friday. Occasionally all three employees are in the office at the same time, but usually only one or two at a time. If you need any other information feel free to call me at 639-3084. Sincerely, 40-s•-ef Debbie Lang Office Administrator MACKENZIE ENGINEERING INCORPORATED CIVIL.• STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 3/27/96 PROJECT#: 196110 TIME: 10f a.m. PERSON: Debbie PHONE#: 639-3084 COMPANY: Tigard Covenant Church SUBJECT: REMARKS: Office Hours: M-F: 8:30 a.m. - 1 p.m. (3 people). Debbie will mail information. Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss Ch EAH/kc MACKENZIE ENGINEERING INCORPORATED CIVIL. • STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 4/4/96 PROJECT#: 196110 TIME: 4:15 p.m. PERSON: Bert Thompson PHONE#: 624-9545 COMPANY: Pacific Alcohol&Drug Counseling,Inc. Building E,Suite 8 SUBJECT: REMARKS: Hours of Operation: M,T,W,TH: 9:30 a.m. -9:30 p.m. F: 9:30 a.m. -3 p.m. Sat. 9 a.m. - 1 p.m. Peak Hours: Daytime(9-5): 6-8 people M,T,W,TH,Evenings 30 people Sat.: 15 people Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss 6.11-1+ EAH/kc MACKENZIE ENGINEERING INCORPORATED CIVIL•STRUCTURAL•TRANSPORTATION 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9560•FAX(503)228-1285 RECORD OF TELEPHONE CONVERSATION PROJECT NAME: Willowbrook Commercial Center DATE OF CALL: 4/5/96 PROJECT#: 196110 TIME: 9:30 a.m. PERSON: PHONE#: (503)684-3711 COMPANY: Northwest Tan&Nails SUBJEC 1: REMARKS: Hours of Operation: 8 a.m. -9 p.m. (8 employees) Peak Hours: 3 p.m. -9 p.m. Employees and Customers: 5 to 10 or 12. Every effort has been made to accurately record this conversation. If any errors or omissions are noted,please provide written response within five(5)days of receipt. Elizabeth A. Hotchkiss CAI' EAH/kc PACIFIC HWY - 99 W MILDRFN DESIGN GROUP,P.C. AKCIflThRE . SPACE PLANNING 1 1830 SW Kerr Parkway,Sutte 325 Lake Oswego,Oregon 97035 (503)244-0552 --7---Th - i II �N / PARKING DATA: —1N--I PER CITY OF TIGARO ZONING CODE SECION 18.106.020 F. SHARED PARKING IN COMMERCIAL DISTRICTS.'1.OWNERS OF TWO OR MORE ❑ 7❑ - i USES, STRUCTURES,OR PARCELS OF LAND MAY EXISTING BUILDING B ] \ AGREE TO UTILIZE JOINTLY THE SAME PARKING EXISTING AND LOADING SPACES WHEN THE PEAK HOURS O BUILDING A ❑ 13,500 SF ❑ -° ( \ OF OPERATION DO NOT OVERLAP.' Q 6,650 SP 1 BUILDING A SPACES REQUIRED PER CODE O SUITE A(2000 SF) 1:400 - 5 ,� � r - o SUITE 8(1050 SF) 1:400 - 3 S�V ��f CC —Q \ SUITE C(730 SF) 1:50 - 14 ` J' *SUITE CI(1700 SF) 1:50 - 34 305. j SUBTOTAL(6,550 SF) 56 tL E 1111.11. a. MECHANICAL(100 SF) * • CC . �\� I I -- TOTAL BUILDING AREA 6,650 S q OF C, O .---- _ °I •\ BUILDING B Qr �v ce t ` }- «�,: SUITE A(1700 SF) 1:350 - 5 6M 8 4 i` EX SUITE B(2650 SF) 1:400 - 7 J I .� I F: :• {{}:i v X { � .:.1 t ..._ T SUITE C(900 S) 1:350 - 3 Owner: i-IcZiitc�:rr{iii':i::tr::Y:'{ii:::.ii:::�i: , , 1 0 .,200 S SUITE D(770 SF) 1:350 - 2 Durham 99 "i:i 4tri{.iiiv::`:-{iiii�:::: •ir:ri:7.. j I 1 ..`"i}i 51117E E(990 S) 1:350 - S ........4..... '{ '� 7 I I �,,� \ SUITE F(490 S) 1:350 - 2 p �, , ...... 4 f✓ ��r o \ SUITE H(900 S)) 1::350 Associates T SUITE I(2050 SF) 1:300 - 7 �! \ SUBTOTAL(12,400 SF) 39 i ■ '/ . I �\ !-�. s /-, ". '::I ' o \ MECHANICAL&UNOCCUPIABLE SPACE(1100 SF) • TOTAL BUILDING AREA 13.500 SF --�"°" __-� 23803 150th St.SE PROPOSED h \ BUILDING C Monroe,Washington BUILDING F ❑ • \ SUITE A(800 SF) 1:350 - 3 ' 5,775 SF' `-_ SUITE B(900 SF) 1:400 - 3 proms ❑ r — SUITE C(1200 SF) 1:350 - 4 •-- SUITE 0(2100 SF) 1:350 - 6 Building F _ _ SUITE E(2400 SF) 1:350 - 7 ( EXISTING BUILDING D _ SUBTOTAL(10,000 SF) 1:400 3o Willowbrook 9'600 S MECHANICAL(200 SF) W.--.--...-\ il It TOTAL BUILDING AREA 10,200 SF Commercial Ili / I • — BUILDING 0 *SUITE A(4380 SF) 1:50 - 88 1 SUITE B(1850 SF) 1:200 - 9 SW Durham Rd. SUITE C(1610 SF) 1:350 - 6 Tigard,OR -} Y1�11111� ---- SUITE D(700 SF) 1:350 - 2 �. .� SUBTOTAL(9,400 SF) 105 f -•^.^,rte-"'("7'.` MECHANICAL(200 SF) Sheet Thee �y �^ • _L L " : -,--'; �_ TOTAL BUILDING AREA 9,600 S Parking Plan . M Ni___, - BUILDING E 1 *SUITE A(1365 SF ASSEMBLY) 1:50 - 28 / (715 SF OFFICE) 1:350 - 2 �y� 7,17E 8(1850 SF) 1:350 - 4 EXIG BUILDING E. J i ■ SUITE C(1350 SF) 1:350 - 4 • 12,300 5F I I I SUITE O(1250 SF) 1:200 - 7 II , 1 SUITE E(1100 S) 1:350 - 4 \\ SUITE F(1200 SF) 1:350 - 4 \\ SUITE G(1500 SF) 1:350 - 5 SUBTOTAL(12.000 SF) 58 MECHANICAL(300 S) Revisions BUILDING AREA 12,300 SF _ 1 I. 5 March 1996 , \ .....::..1 ff PROPOSED BUILDING F Revision per City of Tigard j /j I 12 18 March 1996 . P;,_._ (�/%�� 6%%11 Parking Revtstons 5.675 SF 1:350 - 17 MECHANICAL BUILDING AREA 5,775 S 1 Site Plan I `O I I TOTAL REQUIRED W/ 1'=30'-0" 1 I l INCLUDING MECHANICAL NICAL 309� — TOTAL REQUIRED AT PEAK HOURS 216 P L nears G.p ..'wa AL TOTAL PROVIDED 223(INCLUDING 10 ACCESSIBLE SPACES) n""Pi45^'•^e PROPERTY v revOESIa W Ww,P.L.-or NOr r0 9E N.N Of PROPS R YumrR CREPT AM 1NE PCC II P,P.C.f PCRNI59PI Q YADR[l!usa Q101.P.P. Date 9 January 1996 Drawn by: Checked by: a )//------------------- BK WEM Job Number. 94084 Sheet of a . Ii Design Review - 9 January 1996 Al.2 AGENDA . ►+ TIGARD PLANNING COMMISSION MARCH 18, 1996 - 7:30 P.M. TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 SITE DEVELOPMENT REVIEW (SDR) 96-0003/PLANNED DEVELOPMENT REVIEW (PDR) 96-0001 DURHAM 99 ASSOCIATES, LTD. PARTNERSHIP Request: A request for the following development applications: 1.) Site Development Review approval to allow the construction of a 5775 square foot commercial building, with additional modifications to the existing parking within the center; 2.) Planned Development Review. COMPREHENSIVE PLAN DESIGNATION: General Commercial (C-G). ZONING DESIGNATION: General Commercial, Planned Development - C-G(PD). LOCATION: North of SW Durham Road and west of SW Summerfield Drive. (WCTM 2S1 10DC, tax lots 400 and 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18150 and 18.164. 5.2 ZONE ORDINANCE ADMENDMENT (ZOA) 96-0001 PROPOSAL: The City proposes amendments to the Community Development Code Section 18.164.120 to provide for exceptions to underground utility requirements. ZONING DESIGNATION: N/A LOCATION: City Wide APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2 and 11; Tigard Comprehensive Plan Policies 1.1.1 a., 2.1.1, 2.1.3, 7.1.2 c. and 7.7.1; Community Development Code Chapters 18.30 and 18.164. 6. OTHER BUSINESS 7. ADJOURNMENT rSDIN6 CITY OF TIGARD OREGON February 7, 1994 Mr. Cliff Hockley 4445 SW Barbur Blvd. Portland, OR 97201 Dear Mr. Hockley: This letter is a follow up to our meeting on Friday, January 28th. Thank you for your cooperation in providing information concerning the existing tenants, estimates of the number of required parking spaces and the number of on-site parking spaces within Willowbrook Business Park. You indicated that there are 190 parking spaces within Willowbrook. Given the information on the current tenant distribution, the City is satisfied that adequate parking is available to serve Willowbrook Business Park. I neglected to ask during our meeting for a site plan showing the provision of those 190 spaces. The City would need such a site plan for our records. The site plan you previously faxed over was of poor quality and I am unable to get an accurate count of the spaces. I would appreciate your sending over another site plan. With this information, I am confident that our review of future tenant modifications will be less time consuming and less of a stressor to your tenant. I look forward to receiving the requested revised site plan. Sincerely, (AAAIUrreirUCkindW.CL William D'Andrea Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 • ....... _ 455 Ac. . ---". . . . . . . . . . , 44 . •••■tiot: - SEE .MAP g" Po o ___ _ _ ___ __ N2 9 - _ 12 ) 1 : . 751 4. Lk $‘.. -h'I 6C 0 ...,0. 2.07 .7 e. U 7 . •i' 7.i 3.G. Q. 11 if . 1700 i • 3.51.4e. 0 se 94-37-w ••2 •' • 2000 . 14894 4c .i4 411 4c .4 I* * - .„... m ea (V * la • ow . -49 '40 o '/\ •• • 911' ;,' 19* - 292.05 . 921.9'16 9 21.9' 1905 43370 0 t! 1900 1,1494;1 ' 5.01 2 00 Ac •Ac. , 3 SI at 15 4 1 '''''.., 1 :5 . id. •' Cr _ — • ---. - • I,. ' ' 0-4 fr- 04_ 1 7 ,7c*.• ' 1904 ,A. . . • ‘ 44. ' 4.00 cle 3944 „:10 ..! • , , . .....„ . 1 • co . ....... _. . . „?, • •• Ar .1,`. . qii t, 1 03. . 1902 009 co 40 c? e 3 s. w. 1 i .. i \kt• ,., •z?6, n ' (309351 V •••.ili S 10 1– 1 I 60 Oder •* — L.. .... **111144 . . . ' • . .. . F. -•••••■ . ,, , 1/4 C040149 • , . . f ' • 1. t . .. . . . • ' ... . •S E E M AP. . . .„ . . NOV-09-95 0905 FROM BLUESTONE HOCKLEY ID= S032226459 PAGE 2 , , At pi I:meow Churn+ • “ ALIN1.Hutt 1S - mLYINC;FLIErvoN November 8, 1995 Bluestone & Hockley ATTN: Matthew Schweitzer 4445 S.W. Barbur Blvd. Portland, OR 97201 Dear Matt, Horizon Community Church meets from 9:00 to 12:00 Sunday mornings. We need enough parking spaces to accommodate 150 people. In the future, as we expand to two services our service times would run from approximately 8:00- 12:00 a.m. We also hope to begin a Saturday evening service. The numbers for this service would probably be more in the area of 60 people and would not occur until sometime in 1996. I would anticipate the hours of meeting would run between 7:00-9:00 p.m. I hope this provides you the information you were seeking. Warm regards, Daniel Y Senior Pastor 11515 S.W. Durham Rd. - Tigard, Oregon 97224-3476 • OI( c (503) 684-7235 • r October 26 , 1995 Dear Matt; Our busy hour ' s are between 11 : 30 AM - 2 :00 PM and 5 :00 - 8 : 30PM Mon-Fri . For more information please call Chuck or Del ph. 968-8471 Your Truly Charles Trisciuzzi Hawaiian Cove Restaurant 11555 SW Durham Rd . A-1 Tigard,Oregon 97224 Ph, 968-8471 • He"") f-a\ _ G-J 6 BLUESTONE HOCKLEY ._._.__. teasing•sales•managemern August 21, 1995 The Grandstand Attn: Jack Hannigan 11535 SW Durham Rd #D-3 Tigard, OR 97224 Dear Jack, The City of Tigard is conducting a parking survey of Willowbrook. It is our understanding that your heaviest parking needs are between the hours of 5-10 PM Monday through Friday, 11-6 PM on Saturdays and 12-6 PM on Sundays. If these hours are approximately correct please sign this letter below and return it to our office. Thank you for your cooperation. Sincerely, BLUESTONE & HOCKLEY REALTY, INC. Matthew Schweitzer C' Commercial Division _4eilit\.6 .11tbc2ci=„ ti Jack Hannigan 4445 $.W. 13arbur Blvd. Portland, Oregon 97201-4047 Main Office (503) 222-3807 FAX (503) 222-6459 Vancouver, Washington Office (206) 694-0730 L '0• d t'0' ON WIT rah' 8 UPC 9—'?7—20S—t ' uN 131 2,3TIDOH;33hd01`: i MIIDREN DES GN GROUP X53 Poc M �5 St) 15', P,q RK J NC D &OIL©IA;c A SPACE'S Re Q U IRF fl SUI rE p0D SF) 1:400 ' 5 B 0050 SF) 7:400 SU rE C 7 Q S) 1,50 - 14 4 SU I rE U ( 700 F) 1:Sp �tDI 34 Nc B 56 SUI rE S'ti r A (1700 su1r 8 (2650 SF) suer (900 ,� SUI r E <�� SF) 1' 350 SuI rr F (9g�SF) 1:4 p0 - S sUI rF G (4g0 S } 1:350 ' 3 SO I rs (sp0 1:350 - 3 SUITE (Q350 SF) 11:350 1 2 Sp 330 SF) 1:350 2 Stilt 1:,200 - 3 INC c 1:3p p 7 S01r S(/I r�� (800 SF) 39 UIT (900 UI r 4" C (120 SF) S UI Tc (2108�'�� ,1: 350 - 3 UIrE (2400 ) 400 F (2500 SF) 1:350 3 SF) 1.asp 4 7:350 ' 6 1:400 1 3p 5032440417 M I LDREN DESIGN GROUP P03 MAR 05 e 15:21 • • BUILDING D e * SUITE A (4380 SF 1:50 - 88 . SUITE 8 (1850 SF) 1:20 - SUITE C (1610 SF) 1:350 - 6 SUITE D (700 SF) 1: 350 - 2 105 n BUILDING E e * SUITE A (1365 SF ASSEMBLY) 1:50 - 28 715 SF OFFICE) 1:350 - 2 SUITE B (1850 SF) �- 1 4 SUITE C (1350 SF) 1:350 - 4 SUITE D (1250 SF) 7:200 - 7 SUITE E (1100 SF) 1:350 - 4 SUITE F (1200 SF) 1:350 - 4 SUITE G (1500 SF) 1:350 - 5 58 TOTAL REQUIRED 288 * SEE LETTERS STATING PEAK OPERATING HOURS TOTAL PROVIDED 221 (INCLUDING 10 ACCESSIBLE SPACES) MILDREN DESIGN GROUP, P.L January 9, 1996 A;chite Lure Space Planning City of Tigard Attention: Mr Will D'Andrea 13125 SW Hall Tigard, OR RE: Willowbrook Commercial Center Project Number 94084 Dear Will: On behalf of Durham/99 & Associates Ltd. Partnership, we are requesting approval of the following for Site Development Review. This project is situated in 1/4 sec. 10, T.2S, R.1 W, W.M., City of Tigard, Washington, Oregon. The site is 221,285 square feet or 5.08 acres. The comprehensive plan designation and zoning designation is C-G. The following describes our project per the Pre-Application Conference Check List: Zoning District Dimensional Requirements 1. The side setback is 12'-7"+/-, the required setback is 0'. 2. The site coverage is 26%, the maximum coverage allowed is 85%. 3. The landscaped or natural vegetation area is 37%, the minimum coverage allowed is 15%. 4. The building height is 27'-0"+/- above finish floor, the maximum building height allowed is 45'. Parking and Access 1. Required parking is 366 spaces. Of the required parking 40% is allowed for compact cars. Parking provided is 211 standard spaces 10 handicapped for a total of 221 spaces. See attached letters. 2. Handicapped parking has been provided in accordance with Chapter 31 of the 1991 Uniform Building Code. 3. 7 bicycle parking spaces will be provided within the warehouse portion of the building. 4. All new access areas between parking has be provided 24'. The minimum required dimension is 24'. 5. There are three existing driveways each 24'+/- wide. The maximum allowable width is 40'. 6. A sidewalk will be provided from SW Durham to the new building. 11830 SW Kerr Parkway,Suite 325 Lake Oswego,OR 97035 503/244-0552 Fax 244-0417 . .. Mr. Will D'Andrea January 9, 1996 Page 2 Clear Vision Area 1. Clear vision areas have been maintained at all entrances. Landscaping 1. 3" caliper street trees have been shown at 30'-40' on center. 2. 8 additional 2" caliper trees have been shown for interior parking. A total of 12 trees would be required. 3. Site obscuring screening has been provided between new parking and lot line areas. Sanitary Sewers 1. Connection is being made to the sanitary sewer line located on site as indicated on the Site Utility Plan. Stormwater Quality Fees/Facilities 1. Connection is being made to the storm sewer line located on site as indicated on the Site Utility Plan. Should you have any questions regarding our narrative,please call. Sin - ely, ' ene Mildren President/Architect /frt.....---- January 8, 1996 MILDREN DESIGN GROUP, F. A:_hitectur e City of Tigard Space Planning Attention: Mr Will D'Andrea 13125 SW Hall Tigard, OR RE: Willowbrook Commercial Center Project Number 94084 Dear Will: In accordance with the Site Development Review Application we are submitting the following for review by the City of Tigard: 1. Completed application form 2. Owner's written authorization 3. Copy of Pre-Application Conference Notes 4. Applicant's statement 5. Filing Fee 6. (24) folded copies of: a. Site Plan b. Parking Plan c. Topographical and boundary survey d. Site Grading Plan e. Site Utility Plan f. Concept Planting Plan g. First Floor Plan h. Building Elevations 7. Letter from restaurant and church stating peak operating hours. Should you have any questions please call. Sincerely, i , , - e Mildren 'resident/Architect cc: Paul Challancin, Durham/99 & Associates Ltd. Partnership Cliff Hockley, Bluestone & Hockley Realty 11830 SW Kerr Parkway,Suite 32' Lake Oswego,OR 97035 503/244-0552 Fax 244-041 r r 4 • ' `"k Keynotes Q--- -At......--.. PACIFIC HWY - 99 W 1. EXISTING PARK SIGNAGE 2. NEW ACCESSIBLE PARKING AND SIGNAGE MI DREN DESIGN GRtxs P.C. 3. REMOVED TRASH ENCLOSURE A.alT fl E • WACM ru.no•C 4. RELOCATED TRASH ENCLOSURE 1 1630 SW Kerr Parkway,Smote 325 5 EXISTING TRASH ENCLOSURE lake Oswego,Oregon 97035 ca 6031244-0552 r 300.'Kr 502, \ ri w 0 I '-r .._ • • • } ❑ (I❑ . c■ •1: EXISTING BUILDING B . SITE DATA. 3 i AREA: %COVERAGE.0 i 1 ❑ 1\ SITE BUILDING 221,285 SF(5.08 AC) 1 B �� ! `"` ,/w BUILDING A 6,650 SF M'Cy.� O "lA!'.._Z�"-..`_ w...... .. .. \ BUILDING B 13,500 SF S� ct BUILDING C 1 \ BUILDING D 10.200 SF 3056 f • "_ ft • BUILDING E 12.300 SF pL 4WD L ILDY[K 8,..-g �r ••� 1 •\ BULDINC F 5,775 SF KM*OA[GOS _ �Xl ;Y' /� TOTAL BUILDING AREA: 58.025 SF 26% __,•.� ,--�„ j L• AREA x COVERAGE c q L LANDSCAPING 81.408 SF 37X I 1 `i EXISTIN /SPACES FRONDED: /SPACES REQUIRED: Owner. L� '„11 r� / ` /-r"' r:�" BU % 1G C \ PARKING 7 r STANDARD: 211 Q 1 ` ! HANDICAP: 11 ;'.•n' '-: 0 L �': ; • TOTAL SPACES PROVIDED: 221 190(SEE PARKING PLAN SHEET A1.2) Associates O \ r ax ,( I o \ _ o I ■ � ❖ �❖*•❖• ■�••❖•4 �■ .' e •s a •:•• • • • •• • L• 29809150th SL SE •••••••••••••4,-. Ili — \ Legend Monroe, Washington o wan 1:m•w .0 PROPOSED BUILD' 1 ~. r.,v71. r /� NEW PAVING- •••• , ++ 0 — ❑ I -- building F 01+10•+4110 +0•0000+•+•00•+•4.- 1 • • •..-O EXISTING BUILDING D / Willowbrook +4.1.1111+1414.1.114 L.... : - 1 ►•1•1•+1++4441+11441+44 I (� / ,. Commercial E.+.4.4.4.4.4+.+.+� �r I I Center 5 .v • EXISTING CURB OR SIDEWALK TO BE REMOVED Tigard,s iP!•'•fr Yar' •sr~ f 3 4 0 I ,�....1vt......_�. j r1 s/1 — `!` �' �, Sheet Tile '11 v p �. , �< Site Plan " f .._.._.__I+t��— _t_�. {w AREA OF WORK 1 C Par. Ai 1 1 Y I Fi , [-tr.; 1 '•,..-...feset ZIF ■ ��' ` �� L 5 March 1996. ki.N 1% '� I .. I it L Parking per 'd Tigard :1'" il' � � 2 IB March 1996 IPA, LI°,_,,, ,.P a .nx'� g �0 /� f '•13000 II •13.50 \ ..„/ 1' r ,�� Site Plan t ='= �' pmfilmor/ � �% 7'.30'-0� 3) . 5:naorw lam• �1� I 6 Wind 5 O.P.L.ww.0 -1 a '�`\� MZ 055rw95 M r M MOM,s Mr TO IS IMO So,O,iM1,rm Y son .Y.rw.MITT AM M rlb0!Minis 3 rrr®a Sr roan CCM Oa"rc 11 •.■ , ` Wert Due 9 January 1996 t 5 snrar. Drawn by: Clanked by: x i w•r Vicinity Map WEM WEM Ilk Job Number. 94084 Sheet of: Design Review - 9 January 1996 A1.1 F • PACIFIC HWY - 99 W M'WREN DESIGN GROUP,P.C. maaUrBCIVRE • sPACe VIANPANG 1 103 SW Kerr Parkway,Sane 925 lake Oswego.Oregon 97095 05091244-0552 .1---/- . II , DATA: • PER C7TV OF nGARD zONING CODE SEC1 \ 18.706.020 F. SNARED PARKING IN COMMERCIAL 1 DISTRICTS, •1. OWNERS OF TWO OR MORE • ❑ .. USES, STRUCTURES,OR PARCELS OF LAND MAY EXISTING EXISTING BUILDING B • • ANDEE TO UTILIZE JOINTLY THE SAME PARK ��': AND LOADING SPACES WHEN THE PEA AGREE K HOURS ( BUDDING A ❑ OF OPERATION DO NOT OVERLAP.' D — BUILDING A SPACES REQUIRED PER CODE PEAK HOURS(8-5) NON-PEAK HOURS T� O : ^ SUITE A(2000 SF) 1:400 - 5 5 AD^- - O SUITE B(1050 F)) 1:400 - 3 3 4V __Y�sVj- \ Q SUITE C(730 SF) 1:50 - 14 14 •� C *SUITED(1700 SF) 1:50 - 34 34 LAIN 56 22 34 NALTEN L LAIN Jke—] _-- Q \ • MILNE lcO: r L:'.:. \ 0 0 \ BUILDING 8 v' -t! SUITE A(1700 SF) 1:350 - 5 5 EXISTIN SUITE B(2650 SF) ,:400 - 7 7 O,� ` I �♦ I I t -sE ♦,* \%? BU .i tG C \ stint C(900 SF) 1:350 - 3 3 • 0 - SUITE D(770 SF) 1:350 - 2 2 Durham 99•i - t 4 \ SUITE E(990 SF) 7:350 - 3 3 SUITE F(490 SF) 1:350 - 2 2 A,,,,�,la}eS r ` _ : Yr ,\ SUITE G(900 SF) 1:350 - 3 3 Associates•♦ , '}�`'S G SUITE H(1350 SF) 1:200 7 7 7 i' 1 Q �� I I ,A' 1.5V .. ,.:, / \ O •\ SUITE I(2050 SF) 1:700 39 39 �\ - \ BUILDING C i ...... .... . \.- 4 Monroe, ashttlgton 73809 150th St SE ( \ SUITE A(800 SF) 7:350 - 3 J W SUITE B(900 SF) 1:400 - 3 3 ❑ 4-w \ SUITE C(1200 SF) 1:350 - 4 PROPOSED BUILDIN' su1TE D(2100 sr) 1:350 - 6 6 PS T: ❑ -- SUITE E(2400 SF) ,:350 - 7 7 SUITE F(2600 SF) 1:400 - 7 7 Building F — }0 30 �- EXISTING BUILDING D BUILDING D \Willowbrook .. :' SF)Q7 #SUITE A(4380 SF) 1:50 - 88 9 6 88 Commercial / I 8 0 SUITE C(7 1:350 - 6 Center SUITE D(700 SF) 1:350 - 2 2 /l `... .. 105 Q 17 88 lSW D Ad 1 Tigard OR i - BUILDING E < - —...' .. ,,.. p #SUITE A(1365 SF ASSEMBLY) 1:So - 28 28 Shea TBIe ]Parking S p� lan (775 SF OFFICE) 1:350 - 2 2 SUITE 8(1850 SF) ,:350 - 4 4 (tvt Ni.-- Li SUITE C(1750 SF) 1:350 - 4 4 SUITE D(1250 SF) 1:200 - 7 7 SUITE E(1100 SF) 1:350 - 4 4 SUITE F(1200 SF) 1:350 - 4 4 _. ._'... SUITE 0(1500 SF) 1:350 - 5 5 EXISTING BUILDING E. 58 30 28 ` TOTAL REQUIRED 288 Qj 138 150 *SEE LETTERS STATING PEAK OPERATING HOURS REA:dons TOTAL PROVIDED A 22 (INCLUDING 10 ACCESSIBLE SPACES) 1. 5 March 1996 %4N\ ., : Revision Per City of Tigard IIr„ _ TOTAL REWIRED PER 1994 AGREEMENT 190(INCLUDING 9 ACCESSIBLE SPACES) 2. 18 March 1996 •��Iii I ♦� TOTAL ANTICIPATED DEMAND REWIRED 156(INCLUDING 10 ACCESSIBLE SPACES) Parking Revisions PER PARKING STUDY AM Site Plan • ^ NI moms 0201007 e ncz 0400100 MI nN MOOR, ad oraw 000.Kt.MD Mr NOT 70 00 MP OR 11170000017 Di 00 00K11.070.1 O iK 141.10,1 WOTTOI 1,11011111171 Of }OMIGN MA,.P.C. Dam 9 January 1996 l Drawn by: O ad by N l BK WEM Job Number: 94084 i. Sheet of: i . Design Review - 9 January 1996 A1.2 STAFF REPORT AGENDA ITEM 5.1 August 2, 1983 - 7:30 P.M. TIGAR') PLANNING COMMISSION TICARD ZCL{CCL ADMIN. BLDG. T BOARD ROOM 13137 S.W. PACIFIC HWY., TIGARD, OREGON • A. FINDING OF FACT 1. General Information CASE: SDR 26-79 Summerfield Shopping Center REQUEST: Remove a tenant mix restriction for an approved planned development for Summerfield Shopping Center. COMPREHENSIVE PLAN DESIGNATION: Commercial-General ZONING DESIGNATION: C-3 (PD) REQUIRED MODIFICATION: Tenant mix - 13% financial, 24% office, 63% retail rr....,vr. I4'.G' ?abed on information submitted by the applicant, Comprehensive Plan policies, staff's review of applicable Municipal Code provisions and field investigation, staff recommends approval of the applicant's request for the elimination of a tenant mix restriction to an approved planned development for Summerfield Shopping Center. APPLICANT: Rick E. Lewis, President OWNER: Realty Financial Service Realty Financial Service Prestige Properties Inc. 1800 SW First Ave. Tualatin Development Co. S-180 Harrison Square Portland, OR 97201 LOCATION: Corner of S.W. Durham and S.W. Pacific Highway (Wash. Co. Tax Map 2S1 10D tax lots 1902 and 1906) NPO COMMENT: NPO #6 has not responded in writing to this application request. PUBLIC NOTICFG MAILED: 9 notices were mailed. No written commen4_5 h.. t tr.. .Pcei ' eh fhn .....:p; ... _e «1•, _.._ 2. Background VICINITY INFORMATION: The surrounding uses are as follows: The areas to the north of the site are designated medium density residential and are within the City of Tigard. • The areas to the south of the site are designated high density residential and are within Washington County. The areas to the east of the site are designated medium-high density residential and are within the City of Tigard. The areas to the west of the site are designated commercial and are • within King City. I• SITE INFORMATION: There are five buildings on the shopping center site, with a combined total of 52,200 square feet of gross leasable floor area. Over two-thirds of the gross leasable floor are presently vacant. PREVIOUS ACTIONS: The Tigard Planning Director approved the Summerfield Shopping Center Preliminary Site and Design Plans on September 28, 1979 (Reference SDR 26-79). • The Tigard Planning Commission recommended approval of the development plan and program for the Summerfield Planned Development, in which the chopping center is to be located, on February 6, 1973 and the Council adopted the Commission's recommendation on February • 12, 1973 (Reference: ZC 5-72, from Washington County P-R Planned Residential to City of Tigard P-D Planned Development. B. APPLICABLE LAND USE POLICIES AND MUNICIPAL CODE PROVISIONS • wmpiehens a Q::` ..�..: :a. 2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOLVEMENT PROGRAM AND SHALL ASSURE THAT CITIZENS WILL BE PROVIDED AN OPPORTUNITY TO BE INVOLVED IN ALL PHASES OF THE PLANNING PROCESS. All owners of record (9) within 250 feet of this site received notice of the hearing in the mail. A public notice was printed in • the Tigard Times on July 21, 1983. In addition, NPO #6 was notified of the application. 2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAND USE PLANNING ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED CITIZENS. All interested parties are given 10 days at a minimum to comment • on land use planning issues and are encouraged to do so. In • addition, the planning staff is available to answer specific concerns or questions individuals may have concerning a land use application. • 12-1.1 '1NF r(74 SRkLT. , a. PROVIDE FOR COMMERCIAL DEVELOPMENT BASED ON THE TYPE • OF USE, ITS SIZE AND REQUIRED TRADE AREA. STAFF REPORT - SDR 26-79 - PAGE 2 • • • • • • b. APPLY ALL APPLICABLE PLAN POLICIES. c. APPLY THE APPROPRIATE LOCATIONAL CRITERIA APPLICABLE TO THE SCALE OF THE PROJECT. 2. General Commercial General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and service, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these ' uses be adjacent to an arterial or major collector street. A. Scale (1) Trade Area. Varies (2) Site Size. Depends on development (3) Gross Leasable Area. Varies B. Locational Criteria (1) Spacing and Location (a) The commercial area is not surrounded residential districts or more th^n ':^ sigap (2) Access (a) The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on the street capacity existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of t;te various types of uses. (b) The site shall have direct access from a major collector or arterial street. (c) Public transp^rtation shall be available to the site or general area. (3) Site Characteristics (a) The site shall be of a size which can accommodate present and projected uses. (b) The site shall have high visibility. • (4) ASse,rut,l•• �• "- ^S (a) The scale cf the project shall be compatible with the surrounding rses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. STAFF REPORT - SDR 26-79 - PAGE 3 (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non-residential uses. Municipal Code Provisions: General Commercial C-3 Section 18.28.101 - Permitted Uses (1) Commercial Use Types -Amusement enterprises -Animal sales and services a. Grooming b. Veterinary (small animals) -Automotive and equipment a. Cleaning -Business support services -Convenient sales and personal services -Eating and drinking establishments -Financial, insurance and real estate services -Food and beverage retail sales -Funeral and interment services, cremating 6 undertaking -Medical and dental services -Participation sports and recreation a. Indoor -Personal services, general -Professional and administrative services • .i-pair services, consumer -Retail sales, general 18.56.040 Action and findings. (a) The Planning Commission, at a public hearing, may recommend approval of the planned development district and the general development plan and report with or without modifications or conditions, or may deny the application. A decision to approve a planned development district shall be based upon the following findings: (1) That the proposed development is in substantial conformance with the comprehensiv , lan for the City; (2) That exceptions from the standards of the underlying district are warranted by the design and amenities incorporated in the development plan and report; (3) That the proposal is in harmony with the surrounding area or its potential future use; (4) That the approval will have a beneficial effect on the area which could not be achieved under other zoning dist'‘ ;.td; STAFF REPORT - SDR 26-79 - PACE 4 (5) That each and every proposed deviation or variance from standards, specifications and requirements prescribed by this title, and in particular with respect to such deviations or variance from the st..::.tar•: specification and requirements n* Title 17 of this code. are fully justified .nd that the public health, safety and welfare and general environmental considerations will be best served by approval thereof. (Ord. 81-19 Section 1 (part), 1981; Ord 80-94 Section 1 (part), 1980). C. STAFF ANALYSIS AND CONCLUSIONS The request is in confrrmance with the Comprehensive Plan and Municipal Zoning Code. The site is designated General Commercial in the plan and Commercial-3 (Planned Development) in the Zoning Code. Scaff finds that the tenant mix restriction of 13% financial, 24% office, and 63% retail has created an undo hardship upon the owner of the Center. Over two-thirds of the gross leasable floor area is presently vacant. It is in the public's interest that the Center be fully utilized so as to provide an opportunity for new commercial services. The owner of the site should be allowed to promote the Center under any tenant use permitted in a C-3 (PD) zone. The inward orientation of the physical layout of the Center does not enco,:r :. reci:rietlons on tenant mix. the ..ppropriate mix. D. STAFF RECOMMENDATION Staff recommends approval of the applicant's request. RECOMMENDED MOTION: Should the Planning Commissior: adopt staff's recommendation, the following motion may be made: Move to approve the applicant's request for modification to an approved PD eliminating the tenant mix requirements. PREPARED BY: APPROVED BY: Steve Skorney William A. i:onahan .. a+llietamr na .., .:r Y n,rr_tJ_ ;•. r:_._•._ ..-. .,, v Development , e (SS:pm/0124P) STAFF REPORT - SDR 26-79 - PAGE 5 • • • • . • ..■11 4-. ' • • .34-41•... -- S . 4 . . •93;.:: . - %,1 ' 1 • . I• 1. •' •0 • . .1, ) IS; 3,-'''., a...II , •-1 I 11,q, ? ..k/.•.,. ; , • "41°'..(NO li1"111. so;#01 4114" .0113"..!" .," • ii .4-0\ 11, • ' l' • / •5 I • c- 1 -414"4:Ii°7 1. ..••••./f i, , f. • , . . .1._...,li&.. .../ .c ,i,„ oft , ,■■• *..• AI . --- I,. iga,,Ti-lk- P .:' 4 . .. 1 OCON- , . ' •-.. - , • .*•• -; ..,...) . ,. L.• -,:. . / ,,,,.• • , .. .. ,i, • '43, % • .-.' ••••.17 . ilk 7,..:'- , i ... : ,..._ i •,, IA .•.• ..•• 46,...gif , ..: / . ! 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I Y .. . . . - ' _ . t �! \ STAFF RFP:JRT SITE U!SIGN REVIEW September 19, 1979 Tigard City Hall, 12920 SW t•lain Street DOCKET: Site Design Revie (SDR 26-79) J Summerfield Comme Center APPLICANT: Mr. Bud Gavino, Jr. 815 NE Davis Portland, Oregon 97228 LOCATION: Intersection of Pacific Highway and Durham Road (Wash. Co. Tax Map 2S1 10D, Tax Lot 1902) • REQUEST: Site plan and design review for Summerfield Commercial ��.-.`A r (Phase I and II) . PREVIOUS ACTION- The Tigard Planning Commission recommended approval of the development plan and program for Summerfield on February 6, 1973 and the Council adopted the Commission's recommendation on February 12, 1973 (Reference: ZC 5-72 from Washington County P-R Planned Residential to City of Tigard P-D Planned Development) . The Retirement Center is being developed at this time. The majority of residential development in Summerfield has been completed. There are several apartment units '�...�`i ...onSttUL.tioa, several s1'g�� F.?^.ly ui it ane crmr:ominium units'a- -„.�, 1eted currently. This application is for construction of the Commercial Center site. SITE PLAN AND DESIGN REVIEW: The applicant is proposing to construct Phase I and II of the Summerfield Commercial Center, a part of the overall Summerfield development scheme. The proposal provides for a number of commercial and professional office buildings on the subject site. The purpose of this application is to fulfill the intent of Condition Two (Reference: 2C 5-72) , which stipulates that all land within the development shall be used for residential and recreational purposes, except that the area designated for commercial uses on the site plan may include service and/or professional office uses serving the development. Tile Center is located in the northeast quadrant of the intersection of Pacific Highway and Durham Road. The commercial site is bounded on the west by Pacific Highway, on the south by Durham Road, and on the southeast by Summerfield Dciv�. all v"1scaFi: y r'jutrei ..t$. 1.1e +4. parking plan needs to be revised to include parking stalls for the handicapped. STAFF RF:COM1ti.ENDATION: I Staff recommends approval of the preliminary site and design plans subject to the following conditions: r/PO) � 6 ( ( ( ( r ilt STAFF REPORT SITE DESIGN REVIEW SDR 26-79 Page 2 1. Summerfield Drive shall not be utilized as dtl ace.:es point to the subject site during various phases of construction. The Durham Road Access point shall serve that purpose. • 2. The parking plan needs to be revised to include parking spaces for the handicapped as marked on the preliminary site plan. These parking stalls shall be; (a) a minimum of 12 feet in width in order to allow users to maneuver out of vehicles; (b) adequately marked for the handicapped and- situated near building entrances to eliminate wheeling or walking behind parked cars; (c) ensure movement free of barriers such as curbs and other abrupt changes in level. 3. Designated painted median/divider shall be deleted and replaced by "raised landscaped median/divider" on Durham Road and Summerfield Drive. 4. The applicant shall obtain a City Street Opening Permit for any work .n Summerfield Drive right-of-way (including street islands, driveway aprons, storm and sanitary construction, etc.) along with a Washington County Street Opening Permit for any work on S.W. Durham Road right-of-way. 5. A detailed sanitary sewer plan, prepared by a licensed civil engineer, m":'L be submitted to th^ ;i-'r ¶ 'ir.eer for revicv and approval and the ass..,c.1,,,e , fee paid pLiur co thc± i"s;:ance of a building permit. 6. Oregon Department of Transportation review and approval is required for any work on Pacific Highway right-of-way. 7. The applicant must submit a lighting installation plan for approval prior to the issuance of an occupancy permit. 8. A complete signage program for this project will be submitted for design review. Only one free-standing sign for the entire project will be allowed. All existing temporary signs must be removed. h' 9. The applicant must dedicate an additional 45 feet from center line for the first 100 feet from Summerfield Drive heading west. 10. That the applicant agree to full improvement(s) to Durham Road to City collector street standards along the southern perimeter of the proposed develop;o nt. IX. No chancy will he mad? to approved plans or specifications unless formal application is made to the LFNropriatc, department and changes qre nanr^7.1 by that department Appoi;.6.iic. cc,r changes will be made in writing and ' shall include applicable drawings,PP g en gineerin3 specifications and other details requested by the department. No construction shall take place in these instances until after the changes have been approved. Any deviation from this condition will result in the immediate posting of a stop work order on the project or any portion of the project. • • r•! r • ( STAFF REPORT SITE DESIGN F'EVIEW SDP 26-79 .;•• Page 3 Y( No Occupancy Permits shall be issued until all conditions have been satisfied I . and approved by the Planning Director and final inspections have begin made by the Building Official. i. No further action will be taken on this project until this document has been signed. • NOTE: The following acknowledgement must be signed and returned to the City of Tigard, Planning Department, within fourteen (14) days of your receipt. Failure to return this acknowledgement will result in no further action • on this project with regards to issuance of building permits or engineering approval. (..7111111 -) Signa re Date • Report prepared by: Azam Babar Approved by: Aid toward �- Planning Intern P1.41 g Director • • M fi . J d 1 I 1 \ I 1-1:11::11-,'ir, -\ \ \ ) \ CI „----"---------) I + jH i ! A I ■ I i I i f - :::;::::::: , • _ ..._. ___ 4 7-1 NN.) _ ....--: , \\\, —ti !' 1. —L., j 4-1 i- . \ . \ . ' \.•‘ \ ,, II/ '•r' f V fl I ii .I p ' t 4' .____ _--1 L' i , .i.1 , i . 1 i ; ; f..-4.-i—r•• : r-:.-1-1 ' i 1''l• ,. I• • • I °' 1' 1 1 '■ 1 . \. \\ ,• • , .. ' 11(:\'' ' fe . : _ 1 _ 'Y r�f { j Y • - - • ". - , 71...„...7...„.----17:1(n 1 ! 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Co \\ \J N. ...---'-r-:-\.... .„. . t:: \ LYE \ D � I \ -1 ,.k -sot , , . \ , ,.,.:.,,.,.,,, . \ ,\ .... - ,A, ,, . , ,,. , A_ , Ai \ \ \---\ ,00 . . \\\ .-\\ .. . _ _:. \ \-k,„ - „ ,,,. \ , . - • . . c.‘ . \ . . . ,.., , , ,.........._..... • v \\ ..,---__-_ c_• - \ ,\ 111A\190 tk N•k\\\‘..----- ----;1:--- \ \ N. I \ ' \\ \ k . , i--------:- , .• . , , _- N. • • "\ . ' \ \ i- 7---. -___ , I ' A ' . r. ,- • '‘...::1------ .t r- . . I ... i ____ '1" -- -"‘ V . .... N.1 .• • I \ ' ,.---- -- - I \ -. 1. fit'` I ! — 1 i £ - mo.'s' — ,, , i\! a { • ° -, ,- . \ .44044r, -\ :-..'"--- I i_-__,.. • -- 1144,, L, _—- . . \ - \ kii3. F-i.,el, ..)( : - :t.: --Ptf,.. 1 i par' ..---- , •- -- 1 117j._____ 1' • / \ __ , 4. .- • \ I I 1 i -II : - :/ I I ;! \ ! ! it I\ �" ' -I 1 i I t 1 1 i 1 i � , . ;i i , i .� - \ \ t / \ . ,1 — ,�--1 r \\ �, - — i \ � - 188------T----} \\ \ Llinii!. �\ ', . \�II.1.P I°w. : " -� = - - • \ •• \ \ \ t 61 \ „ .--., \ 44 1 I I . - I �Iy f ems. . ti:19 0 1 i l'Itil 1\1)61Thi-ili • J \ i �_ '' -T- I \ ` _�Rt- ; IIa Fi.• ., 1°1 FiKIFI. I-. 90.71 `\\ j'1i.1 r:.�P!.. I.:?I� (IP January 27, 1997 CITY OF TIGARD OREGON Durham 99 Assoc. Limited Partnership do Carl Marks Company Attn: Ira Marcus 135 E. 57th Street, Suite 27 New York, NY 10022 Re: Illegal Freestanding Sign Dear Mr. Marcus: This letter is in response to the freestanding sign that has been constructed for the Grandstand Bar and Grill tenant located within the Willowbrook Shopping Center at SW Durham Road and Highway 99W. The sign is located along the northerly portion of the property's Highway 99W frontage. This sign was apparently constructed illegally and needs to be removed within two (2) weeks from the date of this letter or the City will be forced to issue a citation for removal of it. Besides the fact that there was not a building permit obtained for the sign, the center is also not permitted to have additional signage due to the existing three (3) monument and pylon signs. Finally, there are three (3) temporary sandwich board signs located on the property which have also apparently been placed illegally along both the SW Durham Road and Highway 99W street frontages. Sandwich board signage is permitted for up to three (3), 30-day periods each year upon obtaining approval and a temporary sign permit from the City. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, Mark Roberts Associate Planner, AICP curplNmark_rtwillow.doc c: SDR 96-0003 land use file, Dick Bewersdorff, Kristen Paris, Jim Wolf 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 MILDREN DESIGN GROUP,P.C. Architecture • Space Planning June 5, 1997 City of Tigard Attention: Will D'Andrea 13125 SW Hall Blvd. Tigard, OR 97223 RE: Willowbrook Commercial Center Project Number 94084 City of Tigard Building Permit No. BUP 96-0379 Dear Will: In response to the Site Development Plan Review letter we received regarding the Willowbrook Commercial Center, we submit the following: 1. All conditions regarding Pacific Highway will comply with any conditions issued by ODOT. 2. Owner will contact the Tigard Water Department for an application to tie into the public water in SW Durham Road. 3. The fee in-lieu of constructing an on-site water quality facility will be paid at time of building permit application. 4. No action required. 5. Revised plans as follows: ✓A. See Sheet A1.1, keynote 7. %. See Sheet A1.1. !•t`. See Sheet A1.1, keynote 8 and detail 6/A5.1. 05. See Sheet L-1. 11830 SW Kerr Parkway,Suite 325 Lake Oswego,OR 97035 503/244-0552 Fax 244-0417 City of Tigard June 25, 1997 Page 2 See new Sheet T-1 by GreenWorks, P.C. (formerly Mike Faha & Assoc.) See attached letter from Schmidt Sanitary Service, Inc. and Sheet A1.1 with notes by Schmidt Sanitary Service. Should you have any questions, please do not hesitate to call. Sincerely, tt Betty K. Sheppeard cc: Paul Challancin, Durham/99 & Associates Ltd. Partnership Cliff Hockley, Bluestone & Hockley Realty SCHMIDT SANITARY SERVICE, INC. 8325 S.W. Ross St. Tigard, Oregon 97224 Phone 639-2378 Solid Waste Disposal, Recycling, and Drop Box Service Established In 1948 June 20, 1997 Mildren Design Group, PC 11830 SW Kerr Parkway, Suite 325 Lake Oswego, Or 97035 Attention: Betty K. Sheppeard RE: Willowbrook Business Park Container Sites Dear Betty: I have reviewed the site plans for Willowbrook Business Center. If the changes, which we discussed on the phone, are made, these plans will meet our needs . I have marked the plans in red pencil where the changes need to be made. These enclosures will allow us to provide solid waste and recycling services to this business park. If you have any questions regarding this matter, please call me. Thank you, 147 5:-..1 it/t-G:i V� SCHMID SANITARY SERVICE, INC Larry Schmidt Enc M 414 etat3 `VILLaWBRQOK PARKING • Existing tenant mix includes (4 ) off- peak hour tenants • Maximum perking demand during peak hours is 137f spaces • Maximum parking demand during off- peak hours is 1031 spaces • Existing total parking spaces available is 176 spaces • Proposed Building F of 5, 775 square feet is required to have 17 spaces • Proposed Site Plan modifications adds 47 spaces • Total parking after completion of proposed project is 223 spaces