SDR1995-00002 SD R95 - 00002
SCHOLLS
BUSINESS
CENTER
CITY OF TIGARD
Washington County, Oregon EXHIBIT A
NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER
Concerning Case Number(s): SDR 95.0002fSLR 95-0004
Name of Owner: KBC Tigard II Tax Map and Lot No(s).: WCTM 1S1 34AD, tax lot 6200
Name of Applicant: Forum Properties, Inc.
Address of Applicant: 8705 SW Nimbus Avenue, Suite 230
City: Beaverton State: Oregon Zip: 97008
Address of Property: The southwest end of SW Nimbus Avenue at the southerly end of the Scholls Business Center.
City: Tigard State: Oregon Zip.- 97223
Request • A request to develop 41, 786 square feet of office and industrial space. A related request to perform
land form alterations to areas along the westerly property line which adjoins the Fanno Creek which is
within the 100-year flood plain area. APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.164 and OAR
66012.045 (4) and (5).
Zone: The site is zoned Industrial Park (I-P). The I-P zone allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and real estate services, business support
services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among
other uses and is encouraged to be developed in an industrial park setting.
Action • ❑ Approval as requested ® Approval with conditions ❑ Denial
Notice: Notice was published in the newspaper, posted at City Hall and mailed to:
23 Owners of record within the required distance ® Affected governmental agencies
Z The affected Citizen Involvement Team Facilitator ® The applicant and owner(s)
THE DECISION SHALL BE FINAL ON MAY 18, 1995 UNLESS AN APPEAL IS FILED
Final
Decision 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 MAY 18, 1995
Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639-4171.
HEARINGS OFFICER NOTICE OF FINAL ORDER
May 8, 1995
BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
Regarding an application by Forum Properties for a Site ) FINAL ORDER
Development Review and a Sensitive Lands Review to develop )
41,786 square feet of office and industrial space; to perform and ) SDR 95-0002
form alterations within the 100-year flood plain area by removing ) SLR 95-0003
approximately 4,460 cubic feet and filling other areas with )
approximately 4,150 cubic feet of soil; and to pave portions of the ) (Forum Properties -
100-year flood plain area to develop parking and service areas. ) Sdiolls Business Center)
The project is located at the south end of the Scholls Business )
Center. )
I. SUMMARY CF THE REQUEST
The applicant is proposing to develop an approximate 41,786 square foot single story,
Office/Industrial Building. The project is located in the Schells Business Center.
II. FINDINGS
The Hearings Officer adopts and incorporates by reference the Tigard Community Development
Staff Report dated April 17, 1995 (the "Staff Report) including the sunmary, findings about the site and
surroundings, applicable approval standards, agency comments. and evaluation of the request.
III. HEARING
A HEARING
Hearings Officer Deniece Vin held a duly noticed public hearing regarding the application on
April 24, 1995. A record of that testimony is included herein as Edlibit A(Parties of Record), Exhibit B
(Taped Proceedings), and Exhibit C (Mitten Testimony). These exhibits are filed at the Tigard City
Hall.
B. SUMMARY OF ORAL TESTIMONY
1. City Planner Mark Roberts testified for the City. He summarized the staff report and
recommendation.
2. Fred Van Domelen. representing the applicant. testified in favor of the application. He
generally agreed with the staff report and recommended conditions. He stated that the garbage
enclosure will probably be enlarged to meet City minimum standards. Ti-'e applicant will comply with
the City Code's bicycle parking requirements. The bicycle parking spaces will be located at each of the
four main enthes. Concerning a difference in information sources about whether the 100 year flood
plain elevation is at 160.60 feet or 161 feet, he stated they will either provide documentation that the
fleodpiain elevation is at 160.60 feet or will accommodate the 161 foot elevation and adjust the cuts
and fill. The wattage of the security lighting will be increased to 400 watts. And finally. street trees will
?ace 1 -- Heari^as Officer Final Order
SDR 95-0002 / SLR 95-0003 - Scrolls Center
be added to meet the City's requirements. He stated that he had no objections to the proposed
conditions.
IV. EVALUATION OF REQUEST
A COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE AND COMPREHENSIVE PLAN.
The heanngs Officer incorporates by reference the findings about compliance with the
Community Deveioprrent Code and Comprehensive Plan in Section VI of the City of Tigard Staff
Report.
V. SITE VISIT BY HEARINGS OFFICER
The Hearings Officer visited the site and surrounding area without the corrrpany of others. She
observed the existing access, structures, vegetation, and grades on the site and adjoining property, the
condition of the adjoining streets, and the relationship of the site to residential areas to the west.
VI. CONCLUSION AND DECISION
1. The Hearings Officer concludes that the proposed development plan complies with the
applicable aiteria and standards of the Community Development Code, provided development that
occurs after this decision complies with applicable local, state, and federal laws and with conditions of
approval warranted to ensure such compliance occurs.
2. In recognition of the findings and condusicrs contained herein, and incorporating the Staff
Report and other reports of affected agencies and public testimony and exhibits received in this matter,
the Hearings Officer hereby approves SCR 95-0002 and SLR 95-0003, subject to the conditions of
approval recommended in the Staff Report
DATED this 4th day of May, 1995
k-e-fuxe,A. ,64.4-71-V
uernece a Von
City of Tigard Hearings Officer
?ace 2 -- Hearires Officer Final Order
SOR 95-0002 / SLR 95-0003 - Schoils Center
AGENDA ITEM 2.2
• BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
A request to develop 41,736 square feet office and industrial space. STAFF REPORT
A request to perform land form alterations within the 100-year flood
plain area by removing approximately 4,460 cubic feet and filling
other areas with approximately 4,150 cubic feet of soil. The applicant
also proposes to pave portions of the 100-year flood plan area which
adjoin the site to develop parking and service areas.
I. SUMMARY OF THE REQUEST
CASE: Site Development Review SDR 95-0002
Sensitive Lands Review SLR 95-0003
SUMMARY: A request to develop 41,786 square feet of office and industrial space. A related request
to perform land form alterations to areas along the westerly property line which adjoins
the Fanno Creek which is within the 100-year flood plain area.
APPLICANT: Forum Properties Inc. OWNER: KBC Tigard 11
8705 SW Nimbus Avenue 8705 SW Nimbus Avenue
Suite 230 Suite 230
Beaverton, OR 97008 Beaverton, OR 97 008
COMPREHENSIVE PLAN DESIGNATION: Light Industrial (IL)
ZONING DESIGNATION: Planned Industrial (IP)
LOCATION: The southwest end of SW Nimbus Avenue at the southerly end of the Scholls Business
Center (WCTM 1S1 34AD, tax lot 6200).
APPLICABLE LAW: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106,
18.108, 13.114, 18.116, 18.120, 18.164 and OAR 660-12-045 (4) and (5).
STAFF RECOMMENDATION: Approval subject to conditions.
11. FINDINGS ABOUT SITE AND SURROUNDINGS
A. Background Information: The site is the southwesterly most portion of the Scholls Business Center.
The existing business center is comprised of some one million square feet of industrial and office
space along the north side of SW Nimbus Avenue south of Scholls Ferry Road. The center also
includes a retail shopping center at the southwest corner of Scholls Ferry Road and SW Nimbus
Avenue. The entire center has been developed in a series of phases over the last fifteen years. The
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 1
site comprises the ma .y of the remaining vacant land wi the Scholls Business Center which
is not within the 100-year flood plain or a wetlands area.
B. Site Size and Shape: The site is approximately 5.23 acres and is roughly an irregular shaped flag
lot with access towards the north to SW Nimbus Avenue. The parcel averages approximately 150
feet by 600 feet in property dimensions.
C. Site Location: The site is located to the south and west of the developed portions of the Scholls
Business Center.
D. Existing Uses and Structures: The site is presently vacant. The site is vegetated with grasses. The
property has a slope of approximately two percent which is oriented towards Fanno Creek.
E. Surrounding Land Uses: West of the site is the Fanno Creek, farther west across the creek are areas
developed with detached single family residences. Directly to the north and east of the site are
areas developed with a commercial driveway and parkway type landscaping which serves the
Scholls Business Center. Adjoining the driveway are developed portions of the Scholls Business
Center. To the south are areas within the Fanno Creek which contains the 100-year flood plain and
wetlands.
III. APPLICABLE APPROVAL STANDARDS/EVALUATION OF REQUEST
A. Community Develooment Code:
1 . Chapter 18.68 specifies that the minimum landscaping requirement shall be 25 percent.
The overall landscape plan proposes to landscape a total of 31 percent of the site. The
applicant has provided a landscape plan which provides a mixture of tree, shrub and ground
cover materials designed to integrate the landscape materials used within the existing Schol Is
Ferry Business Center.
2. Chapter 18.84.040(A) sets forth the applicable approval standards for a sensitive land review
which involves areas within the 100-year flood plain. Section 18.84.040(A) provides the
following criteria for development within the 100-year flood plain:
a. Land form alterations shall preserve or enhance the floodplain storage function and
maintenance of the zero-foot rise floodway shall not result in any encroachments,
including fill, new construction, substantial improvements, and other development
unless certified by a registered professional engineer that the encroachment will
not result in any increase in flood levels during the base flood discharge; If the
floodplain is demonstrated to be at the 160.60 elevation as shown the applicant has
not proposed to add any net fill within the 100-year flood plain. Two smaller areas
on the site have been proposed for cut and fill. In one area this cut area is proposed
to serve as a water quality and quantity treatment area. Another area has been
proposed for cut and fill in order to allow construction of parking and service areas.
The applicant has also not proposed to narrow the width of the flood plain through
the proposed construction activities. It is recommended that the applicant verify the
100-year flood plain elevation along the property frontage, the FEMA Panel Map
appears to indicate that a portion of this property is at the 161 foot elevation rather
than 160.60 foot elevation as shown on the preliminary site plan.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 2
b. Land fo. . alterations within the 100-year fit. plain shall be allowed only in areas
designated as commercial or industrial on the Comprehensive Plan Land Use Map,
except that alterations or developments associated with community recreation uses,
utilities or public support facilities as defined in Chapter 18.42 of the Community
Development Code shall be allowed in areas designated residential subject to
applicable zoning standards; As indicated the site is zoned Planned Industrial (IP).
which permits the type of landform alterations which have been proposed. The
applicant has proposed to alter the existing land form within the 100-year flood plain
but not to add fill to the floodplain. No buildings or impervious surfaces are
proposed to be constructed.
c. Where a land form alteration or development is permitted to occur within the
floodplain it will not result in any increase in the water surface elevation of the
100-year flood; Previous studies indicate the 100-year flood plain along much of the
site's Fanno Creek frontage to be at an elevation of 161 feet along the northerly
portion of the site. The applicant has indicated that the 100-year flood plain is at an
elevation of 160.60 along the entire length of the property which adjoins the
floodplain.
It is recommended that the applicant provide either additional study work to
demonstrate that the flood plain elevation is different than as shown on the FEMA
Flood Insurance Panel Map or revise the site plan to indicate the limit of the 100-
year flood plain as shown on Flood Insurance Rate Maps. An area of special
concerns is the northwesterly corner of the proposed building which appears to
extend into the adjoining 161 foot 100-year flood plain area.
In general the applicant proposes to modify land forms in such a manner so as to add
no net fill. Two smaller areas on the site have been proposed for cut and fill. In one
area the cut is to serve as a water quality and quantity treatment area. Another area
has been proposed for cut and fill in order to allow construction of parking and
service areas. The applicant has also not proposed to narrow the width of the flood
plain through the proposed construction activities.
d. The land form alteration or development plan includes a pedestrianibicycle
pathway in accordance with the adopted pedestrianibicycle pathway plan, unless
the construction of said pathway is deemed by the Hearings Officer as untimely;
Although this site adjoins an area dedicated to the City as a Park and Open Space
Area, the existing pathway in this area is constructed along the west side of the
Fanno Creek. Development of a trail system along both sides of Fanno Creek is not
contemplated.
e. The plans for the pedestrian/bicycle pathway indicate that no pathway will be
below the elevation of the average annual flood; A bicycle or pedestrian pathway
has not been proposed to be constructed as a part of this project. Currently a
pathway exists within an alignment along the opposite side of Fanno Creek. The City
has no long term plan to pursue design and construction of an additional pathway
system along the east side of the Fanno Creek.
f. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board,
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 3
Divisic . State Lands approvals shall be .ined; One of the recommended
conditions of approval requires that the applicant obtain all necessary permits from
the Army Corps of Engineers for the proposed cut and fill work within the 100-year
flood plain on this site. The applicant reviewed this type of work with the Division
of State Lands who state that because the work is to be outside of the creek and
wetlands area that no permits are required.
The landscape plans indicate that the 100-year flood plain areas to be disturbed also
are to serve as the 25 foot buffer setback area to the adjoining wetlands. For this
reason the applicant shall obtain all necessary erosion control permits as required by
the Unified Sewerage Agency. The applicant's landscape plan proposed to seed
disturbed areas with Perennial Rye Grass plantings.
g. Where land form alterations and/or development are allowed within and adjacent
to the 100-year floodplain, the City shall require the dedication of sufficient open
land area within and adjacent to the floodplain in accordance with the
Comprehensive Plan. This area shall include portions of a suitable elevation for the
construction of a pedestrianibicycle pathway within the floodplain in accordance
with the adopted pedestrian and bicycle pathway plan; A pathway has been
constructed along the opposite side of Fanno Creek along the property's frontage.
The City has no long term plan to pursue design and construction of an additional
pathway system along both sides of Fanno Creek.
3. Chapter 18.100 requires that all developments fronting on a public street or private
driveway more than 100 feet in length be required to plant street trees in accordance with
Section 18.100.035. The minimum required spacing is 20 feet with a maximum spacing,
of 40 feet depending on the size of the proposed tree species at maturity. The landscape
plan indicates that a total of 10 of the 12 existing parkway trees are to be preserved and
incorporated into the site as street trees. Based on a review of the landscape plan it wasn't
readily apparent what the species of these trees is or what their spacing is to be upon
project completion.
4. Chapter 18.102 (Visual Clearance) requires that a visual clearance area be maintained along
the intersections of all public and private right-of-ways. The site plan does not propose any
new structures or landscaping which would be expected to intrude into the vision clearance
area.
5. Chapter 18.106 (Parking) states that the parking ratio for warehouse, storage and distribution
use areas to be provided for at a ratio of one space for each employee on the largest shift.
The Development Code also requires 1 space for each 350 square feet of office area. The
plan submittal did not provide a floor plan. The proposed floor plan is expected to change
over time based on the needs of a variety of future tenant improvements which would
occur. The 140 parking spaces which have been proposed will serve a range of floor plans
including the ratio required for a floor plan with the entire building floor area developed
with office space. In that instance the site would require a minimum of 120 parking spaces.
6. Chapter 18.106 (Bicycle Facilities) requires a minimum of one bicycle parking space for
each 13 parking spaces for all new industrial developments. A total of 140 parking spaces
have been provided to serve this development so a minimum of fifteen bicycle racks are
required to serve this site. These racks should be located at the main building entrance;si
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 4
preferable um aver whenever possible for eas .se. The conditions of approval
require that the site plan be modified to provide a minimum of fifteen bicycle parking racks
to serve this facility.
7. Chapter 18.106 (Off-Street Loading Areas) requires that all buildings in excess of 10,000
square feet be provided with loading areas which are designed to the satisfaction of the City
Engineer. The applicant has proposed to provide loading areas with covered docks for each
of the 10,000 square foot tenant suites. Based on their location, these loadings areas are
expected to provide safe, convenient loading access to each of the proposed suites.
8. Chapter 18.108 (Access and Circulation requires a minimum of two, 30 foot access width
curb cuts to serve commercial and industrial uses with more than 100 parking spaces. The
applicant provided a total of three curb cuts which is in excess of City requirements. The
proposed site plan provides an internal system of sidewalks to the adjoining private
driveways proposed to serve this site and properties to the north and east.
The site development review considered requiring a sidewalk along the site's private street
frontage, however, this requirement would necessitate reconstruction of much of the existing
parkway and would not connect to other sidewalks within the rest of the industrial center.
9. Chapter 18.114 (Signage) is applicable to this development. The regulation requires that a
permit be obtained for future wail signage and freestanding signage to serve this facility.
The applicant has not included signage as a part of their site development package. Review
and approval of all new signage shall be conducted through the Planning Division.
Structural plan check review shall be conducted for freestanding signage in excess of six feet
in height.
10. Chapter 18.116 (Recycling and Trash Enclosure Facilities) is applicable to this development
the regulation requires that the applicant comply with one of four methods for
demonstrating that sufficient facilities are available for trash and recycling collection:
1) Minimum Standards;
2) Waste Assessment;
3) Comprehensive Recycling Assessment; or
4) Franchised hauler review and sign off.
The applicant's submittal provides a trash and recycling enclosure which measures
approximately 70 square feet. The minimum standard requires six square feet of enclosure
for each 1 ,000 square feet of building area. To comply with the Minimum Standard a
facility of this size would require combined enclosure dimensions which measures 250
square feet. It is suggested that the applicant comply with the franchise hauler sign off
method of compliance in order to address a range of enclosure design issues inherent with
necessary site servicing.
11 . Chapter 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 18.32,
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 5
18.68, 18.84, 00, 18.102, 18.106, 18.108, 18. 18.120, 18.164 and OAR 660-12-
045 (4) and (5). The proposal's consistency with these criteria has been reviewed elsewhere
within this report. The proposal contains no elements related to the provisions of Code
Chapters 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations),
18.98 (Building Height Limitations: Exceptions), 18.144 (Accessory Use and Structures) or
18.150 (Tree Removal) which are also listed under Chapter 18.120.180.A.1 . These Chapters
do not address the type of development proposed within this application and are therefore
found to be inapplicable as approval standards to development of this site.
Chapter 18.120.180.A.2 provides for other Site Development Review approval standards not
necessarily covered by the provisions of the previously listed sections. These other
standards are addressed elsewhere within this report. The proposal contains no elements
related to the provisions of 18.120.180.3 (Residential Exterior Elevations), 18.120.180.6
(Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas:
Residential Use), 18.120.180.8 (Landfill Development adjoining the 100-year floodplain,
18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as
approval standards.
Chapter 18.120.180.4 (Buffering and Screening and Compatibility between adjoining uses)
This criteria is not applicable because an Open Space Tract (a portion of the Fanno Creek)
adjoins this site to the west which buffers this area from residential uses. Adjoining
residential dwellings are approximately 300 to 400 feet away across the Fanno Creek. The
applicant has addressed this issue within the landscape plan through the planting of native
species within areas adjoining the 25 foot wetlands buffer area.
Chapter 18.120.180.5 (Privacy and Noise) This criteria is applicable but because adjoining
residential uses are approximately 300 to 400 feet away across Fanno Creek. The applicant
has addressed this design issue within the landscape plan through the planting of native
species within areas adjoining the 25 foot wetlands buffer area. The plantings to be
provided within this area are expected to be of sufficient numbers and variety to effectively
screen the site. The plantings are also expected to be of benefit to the area given the native
plantings which have been proposed.
Chapter 18.120.180.10 (Crime Prevention and Safety) Subsections a, c, d, and e are
applicable due to the type of development which has been proposed. The lighting levels
and visibility of the site have been reviewed and conditionally approved by the Police
Department. Subsection b is not applicable to this application because it relates to visibility
to a laundry room. No laundry rooms have been proposed.
Chapter 18.120.180.11 (Access and Circulation) is applicable. The Fire District has
conducted a Fire and Life Safety review of the proposed plan and has recommended
approval of the plan subject to adequate fire flow verification. Provision of pedestrian
facilities to serve this site is reviewed elsewhere within this report.
Chapter 18.120.180.12 (Public Transit Facilities) is not applicable because the site does not
directly adjoin a transit served street or a street which is proposed to be served by transit.
Chapter 18.120.180.13 (Parking and Loading) is applicable and has been reviewed
elsewhere within this report.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGES
Chapter 18.1: ).14(Landscaping) is applicable ., been reviewed elsewhere within
this report as 1, .elates to Subsection A and C. Sec....in B is not applicable because open
space areas are not required to be provided within the Planned Industrial Zoning District.
Chapter 18.120.180.15 (Drainage) is applicable and has been reviewed elsewhere within
. this report. Generally new development is required to demonstrate that downstream
properties will not be unduly impacted by the drainage patterns of new upstream
development.
Chapter 18.120.180.16 (Provisions for Handicapped Accessibility) is applicable and has
been reviewed within this report as it relates to the provisions of handicapped accessible
parking. Review of handicapped accessibility is primarily conducted through the subsequent
Building Permit Plan Check review.
Chapter 18.120.180.17(Signage) is applicable but was not included as part of this submittal,
although may be reviewed through a separate sign permit process.
Chapter 18.120.180.18 (Provisions of the underlying zone) are applicable and are reviewed
elsewhere within this report.
12. Chapter 18.164 contains standards for streets and utilities.
a. Section 18.164.090 requires sanitary sewer service.
b. Section 18.164.100 requires adequate provisions for storm water runoff and
dedication of easements for storm drainage facilities.
The Comprehensive Transportation Planning Map for the City of Tigard designates SW
Nimbus Avenue as a Local Street. The site directly adjoins the public right-of-way at one
narrow point which was not constructed with a sidewalk system. Much of the site directly
abuts a private driveway which extends from SW Nimbus Avenue. The Engineering
Department has reviewed the street and public utility requirements for the area and have
recommended conditions of approval in accordance with the standards set forth in the
Community Development Code to address the standards addressed in Sections a and b.
13. The Americans with Disabilities Act (ADA) is applicable to this development. The act
requires a minimum of two disabled person parking spaces be provided if 101 to 150
parking spaces are provided. Based on the number of parking spaces which have been
proposed this site will require a minimum of five handicapped parking spaces. A total of
seven new handicapped parking spaces have been shown on the plan which are to be
located at the main building entrance(s) in compliance with this requirement.
14. The Transportation Planning Rule (TPR) became effective May 8, 1994. The City adopted
a series of revisions to portions of the Development Code to implement the Transportation
Planning Rule. A portion of the rule is applied directly to applications for new
development, specifically OAR 660-12-045 (4) and (5). This section states that new retail,
office and institutional buildings at, or near, existing or planned transit stops are to provide
preferential access to transit through the following measures:
a. Orienting building entrances to the transit stop or station;
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 7
b. cl usteri uiidings around transit stops; anc'
c. locating buildings as dose as possible to transit stops.
The intent of this requirement is to provide preferential access to transit by locating building
entrances at a direct, safe, and convenient distance from the transit street and by removing
other barriers to pedestrian access. Building entrances should be located in a way that
allows a direct, safe and convenient pedestrian link between the development and the transit
stop.
New retail and office buildings located on transit streets should have at least one public
entrance facing the transit street or, if not facing, be within a specified distance of the transit
route. A combination of building orientation, distance and pedestrian amenities can work
together to display and direct a person to an entrance.
The site does not have direct frontage on an existing or planned transit served street,
therefore, no conditions of approval can be applied to this site for transit facilities. The
principal building entrances are located in such a manner so as to be clearly visible from
the commercial driveway which will provide access to the site.
The applicant also proposes to develop a system of separated walkways within the site to
provide direct access to the building entrances.
IV. OTHER STAFF COMMENTS
The Engineering Department provided the following comments:
FIN DINGS:
1 . STREETS:
The proposed development will take access from the existing private roadway that extends
southerly off of SW Nimbus Avenue and that provides access to the other portions of the
existing Scholls Business Center complex. The private access road consists of a two lane
divided roadway with a landscaped median. The applicant proposes to construct three
driveways connecting to the private road and provide sidewalk connections from the
proposed building to the private road. No public road improvements are proposed or
required of this application.
With respect to the Sensitive Lands Review, the applicant proposes to comply with Section
18.34.040A(1) wherein the land form alteration proposed by the grading of the site will
maintain the "zero-foot rise" floodway and "shall not result in any narrowing of the floodway
boundary". The applicant's engineer shall provide the cross sections and calculations to
verify that the plan is consistent with these requirements.
2. SANITARY SEWER:
The site is served by the existing eight inch public sanitary sewer line in an easement that
crosses the site in an east/'west direction. The sewer is sufficient capacity to serve the
proposed development.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 8
3. STORM SEWEk.
The site slopes in a southwesterly direction towards the existing Fanno Creek stream bed
that is situated along the westerly property line. The applicant's preliminary grading plans
show the construction of two (2) water quality facilities adjacent to the wetland along side
of Fanno Creek, within the buffer area between the proposed building and the Creek. The
proposed on-site private storm drain will direct the storm water flow to the proposed water
quality swales.
The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution
and Order No. 91-47) Surface Water Management Regulations requiring the construction
of on-site water quality facilities or fees in-lieu of their construction. The proposed site
development that includes a water quality facility complies with this requirement. The final
design should comply with the minimum USA standards and shall be privately owned and
maintained.
In addition, the applicant's site survey indicates that a private storm drain crosses the
property, connecting directly to the Fanno Creek drainageway. The on-site drainage plan
should include an analysis of the storm water flows in this system and include this pipe in
the new design of the water quality facilities.
V. CIT & AGENCY COMMENTS
1 . The applicant conducted a Neighborhood Meeting prior to submittal. The applicant's
landscape plan was revised as a result of the concerns raised by residents to the south and
west (across Fanno Creek). The neighbors raised concerns related to the impacts of noise
from the proposed loading areas along the westerly side of the buildings and light glare
which would be generated by security lighting on this portion of the site.
The site location varies from 300 to 400 feet to adjoining residential areas. For this reason
the design of the site improvements are not expected to exceed the Environmental
Performance Standards set forth in Chapter 18.90. The applicant states that a concentrated
effort was made to revise the landscape plan to screen the site visually from the neighbors
view. The landscape plan provides a variety of native wetlands plantings which are vary
in size and type at planting and have been designed to effectively screen the site from view.
2. The Police Department reviewed this application and states that the location of the proposed
"wall pack" type lighting is expected to be adequate for this purpose. The Police
Department would require that the wall packs be upgraded to 400 watts. The plan presently
states that the wall packs would provide 200 watts.
3. The Unified Sewerage Agency reviewed this application and stated that the applicant's
narrative was essentially correct as it relates to their initial review of the proposed design
and location of the water quality and quantity treatment facility.
4. General Telephone, the Building Department and the Tualatin Valley Water District
reviewed this application and had no comments or objections.
AR_INGS OFFTCzR - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 9
5. The Tualatin Valley Fire and Rescue Department reviewed this application and provided the
following Fire and Life safety review based on the 1991 editions of the Uniform Fire Code
(UFC) and those sections of the Uniform Building Code (UBC) and the Uniform ,Mechanical
Code (UMC) specifically referencing the fire department, and other local ordinances and
regulations.
Plans for the project are conditionally approved, provided the applicant submits to this office
revised plans for review and approval of the following items:
a. Hydrants: Hydrant shall be located at the southeast end of the building. Location
of the hydrant shall be reviewed and approved by this office prior to installation.
b. Access Roads: Access roads are acceptable with this office as designed. No parking
signs shall be installed where parking would reduce access roadways to less than 20
feet in driving width on one or both sides. No parking signs shall state: "NO
PARKING'', "TOW AWAY ZONE", "FIRE LANE", "ORS 98.810-812". They shall be
posted no closer than four feet to the ground nor higher than six feet above the
ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1)
c. Fire Department Connection and Adjacent Hydrants: Fire Department Connection
and the adjacent hydrant are acceptable with this office.
d. Fire Flow: Required fire flow shall not be greater than the available fire flow or
3,000 gpm, whichever is less. Enclosed for the applicant is a set of instructions and
a work sheet for calculating the required fire flow. Required fire flow work sheets
shall be completed and a copy forwarded to this office for review and approval.
e. Access Roadways and Fire Fighting Water Supply: Access roadways and fire fighting
supply shall be installed and functional prior construction of the building.
Mr. Gene Birchill conducted this review. He can be reached at 526-2502.
6. No other comments were received by the Planning Division.
VI. CONCLUSION AND RECOMMENDATION
The Planning Division concludes that the proposed site Development and Sensitive Lands Review request
for this site will promote the general welfare of the City and will not be significantly detrimental nor
injurious to surrounding properties provided that development which occurs after this decision complies
with applicable local, state and federal laws. In recognition of the findings staff recommends
APPROVAL of SDR 95-0002/SLR 95-0003 subject to the following conditions.
ALL CONDITIONS SHALL BE SATISFIED AND PUBLIC IMPROVEMENTS SHALL BE COMPLETED OR
COMPLETION SHALL BE FINANCIALLY ASSURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL
ANDERSON IN THE ENGINEERING DEPARTMENT. ALL STAFF LISTED CAN BE REACHED AT
639-4171.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 10
Recommendations:
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION(S) SHALL BE
• SATISFIED OR FINANCIALLY SECURED:
1 . The applicant shall obtain a Street Opening Permit for the sewer and storm drain connections to
the public systems. STAFF CONTACT: Michael Anderson, Engineering Department.
2. The applicant shall submit a final drainage plan that details the on-site water quality treatment as
required by Unified Sewerage Agency Resolution and Order No. 91-47. Design calculations shall
be in conformance with the general requirements of Surface Water Quality Facilities Technical
Guidance Handbook, USA, 1991 . STAFF CONTACT: Greg Berry, Engineering Department.
3. The applicant shall provide detailed cross sections and calculations prepared by a Civil Engineer
to verify the proposed site grading is consistent with Sensitive Lands criteria per Section 18.84 of
the City Code. STAFF CONTACT: John Hagman, Engineering Department.
4. The applicant shall provide a hydrology and hydraulic study of the existing and proposed drainage
systems for the site for approval of the Engineering Department. STAFF CONTACT: Greg Berry,
Engineering Department.
5. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing
drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg
Berry, Engineering Department.
6. Washington County has established and the City has agreed to collect Traffic Impact Fees in
accordance with Resolution No. 94-18. The applicant shall pay the fee established for the
proposed use.
7. The applicant shall provide wall packs in the locations shown on the preliminary plans for security
lighting along the westerly loading areas. The wattage of these fixtures shall be upgraded to 400
watts rather than the 200 watt lighting currently indicated. STAFF CONTACT: Kelley Jennings,
Police Department.
8. The applicant shall submit a revised site and a landscape plans that shows provision for the
following:
a. The plan shall incorporate a minimum of fifteen bicycle parking racks. The racks shall be
located near the main building entrances and under cover where ever possible. Given the
building design which has been proposed for this site bicycle parking racks may be provided
indoors where feasible.
b. The landscape plan indicates that a total of 10 of the 12 existing parkway trees are to be
preserved and incorporated into the site as street trees. Based on a review of the landscape
plan it wasn't readily apparent what the species of these trees is or what their spacing is to
be upon project completion. The landscape plan shall be revised to indicate the species
and spacing. Based on this information the street trees shall be spaced so as to comply with
the street spacing requirements.
c. It is recommended that the applicant provide either additional study work to demonstrate
HEARINGS OF?ICER - SDP. 95-0002/SLR 95-0003 - SCHCLLS CENTER PAGE 11
that the flood F elevation is different than as shoN the FEMA Flood Insurance Panel
Map or revise 11.e site plan to indicate the limit of c..,: 100-year flood plain as shown on
Flood Insurance Rate Maps. An area of special concerns is the northwesterly corner of the
proposed building which appears to extend into the adjoining 161 foot 100-year flood plain
area.
d. The applicant shall obtain all necessary permits from the Army Corps of Engineers for the
proposed cut and fill work within the 100-year flood plain on this site.
e. The applicant shall modify the plan to comply with one of the four following methods of
trash and recycling enclosure design.
1) Minimum Standards;
2) Waste Assessment;
3) Comprehensive Recycling Assessment; or
4) Franchised hauler review and sign off.
It is suggested that the applicant comply with the franchise hauler sign off method of
compliance in order to address a range of enclosure design issues inherent with necessary
site servicing.
STAFF CONTACT: Mark Roberts, Planning Division.
IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE
COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST
1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS.
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.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN MONTHS FROM THE EFFECTIVE DATE OF THIS
DECISION.
4/14/95
PREPARED BY: Mark Roberts DATE
Assistant Planner
- • c - ` / 4/14/95
APPROVED BY: Richard Bewersdorft v' DATE
Senior Planner /
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 12
Ill tl ON,- imi
10 m� i MALL
1►:�
PE 4::l'
as*6� «x�sc�vr� ' \ l ](LTE.4
4•
CELET�
•
R-4.5 1-I
It *.41g4.4
.....,,.. ,
.00.--;.;
_„..... . . ...- ...
lib,
SITS a 1 »,
W//�1111/.�44 i I—. Ink Z� Q A ,,,,, , w (-3,.... .1
,,,,, ... .
'11jEI$6LthiI :ya / ■ � . . .)��•• : 11111IPA
..,,-, op_watinuounnal - .9) r IN iika--1
„lit*. _arraveninir . LI
.:.„,..... l CC stun' .gin :: =�. _ 1 I 111
_ ,
r 1 I .. I I +
) r' lz....v 1 1 4 = 0
OM 7.17 ET
..1
S ---1 : '-- . . *Ark I "a" , 'mai.. : ›..
tti-fivZ,"
I . ]I=..'. c.7‘1. 11 11 A 0011,' .. ....
4
PLOT PLAN CASE NO.
SDR 95-0002
EXHIBIT MAP SLR 95-0003
I ,
SCSDLIS BUSINESS =TER ANSICtQ
.• .
•..•
.■.. .. ...ri gi t r 1 S II,...ts,
I t
N■ •••A Nlrld 116 S' 1‘ --- •••••- ./.
.../
*:••4
•
Ill
..„, s.•.- '44....,. ....\ .
•.II.I.•1.41 \ 1,, - ..... Q.,.1. . ,.. I t • /
X /
Ohl V.
•1..-.0. .„etleA, j.--/1A(t --S
...., -
_F_:„..c....
,...„...z _.., ..4,,
111146MULUL -
e•IN .."91:4' ii:
1 0.....4
_,...• • V" •••...... MP '. 1.. r / ..7.7,7•._ _
.4 c• ' :
&IS be••• i
i
..•---- .."
.... ....•./
:1: '
../ :-.• . •,
ti"••••• / .4:1 III :v: . To: •"
CLI ••••■•••41 /ite / . -__
Z /
N 2 4 --,r =a
.4......
.... -
..
/ c I -• - . t... , - - il .2.0..- -.fat.3
,)
.tI I l
;.
- 11 71'_"
-... '.
A.*. .*1
11M1-c.■
• n_L r_f
..I.,...r.
tr
" 1 " 1 )) )))).
.r. •i...„."....
/.
.1/.
) ......
. P. ;il '',. •....
,
-----.1J
--11‘. -ill_LL1.1 LL [
4 I • r
,4.,.., . •
I'M, (0 I it 1 ittit 1 ri HI L. \ • ., ' 3'..
,.....? : r_
i__ .....„
. .,„..
• /0141. .S"131111:;... '...19 —
0
F
r1
- .... ',. i.. .
ti . ,)
):). •,..;' "" .. : : i
J
w i
,t... .. . 1
(,) . .;::),..... ..:
._...I.V.-1;r4.
LO LD
e:' )
Ul L/1 (n:t.r,•.-) ... 1 1
cp c) z .
-.. .-- --.3 ‘ '-
0 cs .,,,,.
co c) 0
4;
La C.)
:t
I ---- .:.v..,.
...____ ..
3.64ALGII MK
WA,Om
OVCX.111,11 OLIOVJ tal:11111106
------_
CITY OF TIGARD PLANNING DEPT 4
MEETING
RECORDS
CITY OF TIGARD
� `\ : ` \ \gym. �'\•+`\� \''R•\\\iCi•:C v'. OREGON
•
***IC
:,�. ��> \,\,: dA, rite\•::^''\,` '+ a
�:\\���•�;;`�:3:yi,., A � 1F4� WE \.\�y:.r�>.:•..r,. •• TIGARD HEARINGS OFFICER
PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the
appropriate sign-up sheet(s).
Assistive Listening Devices are available for persons with impaired hearing and should be
scheduled for Planning Commission meetings by noon on the Monday prior to the meeting.
Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications
Devices for the Deaf).
Upon request, the City will also endeavor to arrange for the following services:
• Qualified sign language interpreters for persons with speech or hearing
impairments; and
• Qualified bilingual interpreters.
Since these services must be scheduled with outside service providers, it is important to
allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on
the Wednesday preceding the meeting date at the same phone numbers as listed above.
(OVER FOR MEETING AGENDA ITEMS)
TIGARD HEARINGS OFFICER-4/24/95 PAGE 1 OF 3
h:\I ogin\pany\hoagend4.24
CITY OF TIGARD
HEARINGS OFFICER
APRIL 24, 1995 - 7:00 P.M.
AGENDA
1 . CALL TO ORDER
2. PUBLIC HEARING
2.1 CONDITIONAL USE PERMIT (CUP) 95-0002 MAGNO-HUMPHRIES ADDITION
LOCATION: 8800 SW Commercial Street (WCTM 2S1 2AD, tax lot 1203). A
request for a Major Modification to the approved Conditional Use Permit to allow
a 15,000 square foot warehouse building on a site with an existing warehouse and
food processing use. APPLICABLE REVIEW CRITERIA: Community Development
Code Section 18.66, 18.96, 18.100, 18.102, 18.106, 18.108, 18.120, 18.130 and
18.164. ZONE: Central Business District (CBD). The CBD zone allows a range of
concentrated commercial office retail, high density residential, mixed uses and
limited industrial uses.
2.2 SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS REVIEW (SLR) 95-
0003 SCHOLLS BUSINESS CENTER EXPANSION. LOCATION: Southwest end of
SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200). A request for the following
development applications: 1 .) Site Development review to develop 41,786 square
feet of office and industrial space. 2.) Sensitive Lands review to perform grading
work within adjoining 100 year flood plain areas. APPLICABLE REVIEW CRITERIA:
Community Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102,
18.106, 18.108, 18.114 18.120 and 18.164. ZONE: The site is zoned Industrial
Park (I-P). The I-P zone allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and real estate
services, business support services, manufacturing of finished products, packaging
and processing, wholesale, storage, and distribution, among other uses and is
encouraged to be developed in an industrial park setting.
TIGARD HEARINGS OFFICER-4/24/95 PAGE 2 OF 3
h:\l oginpatty\h oagend 4.24
2.3 SUBDIVISION (SUB) 95-0001/SENSITIVE LANDS REVIEW (SLR) 95-0004
WILMINGTON HEIGHTS/CASCADE COMMUNITIES LOCATION: At SW
Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM 2S1 9AA,
tax lot 1200). A request for Subdivision preliminary plat approval to subdivide an
existing parcel into 11 parcels. Portions of the site contain 25% slopes which also
requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.26, 18.52, 18.84, 18.88, 18.92, 18.102, 18.106,
18.108, 18.114, 18.150, 18,160 and 18.164; Comprehensive Plan Policies 2.1 .1,
4.2.1, 7.1 .2, 7.3.1, 7.4.4, 7.6.1, 8.1 .1 and 8.1 .3. ZONE: The site is zoned R-7. The
R-7 zone permits a range of single family detached and attached units for medium
density residential.
2.4 CONDITIONAL USE PERMIT (CUP) 95-0001/VARIANCE (VAR) 95-0002
HARDY/BUSH/CHEVRON. A request for the following development applications:
1 .) Conditional Use approval to allow the construction of a gasoline service station;
and 2.) Variance approval for a reduction of the required 75 foot setback from the
driveway to the nearest fuel pump. LOCATION: 13970 SW Pacific Highway
(WCTM 2S1 3DD, tax lot 1200). Northeast corner of the intersection of SW
McDonald Street and SW Pacific Highway. APPLICABLE REVIEW CRITERIA:
Community Development Code Sections 18.62, 18.90, 18.96, 18.100, 18.102,
18.104, 18.106, 18.108, 18.116, 18.120, 18.130, 18.134, 18.164. ZONE: C-G
(General Commercial). 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.
3. OTHER BUSINESS
4. ADJOURNMENT
TIGARD HEARINGS OFFICER-4/24/95 PAGE 3 OF 3
h:Vogin\patty\hoagend4.24
Post-it®Fax Note ` 7,/6!71/�,(, Date 5/5 (paes. /)
To WYtrl 5t.1 , From //f / 'S
Co/Dept. Co. C� a , dP
Phone# Phone# - fir`
t/
Fax# r/cli6r-2l Fax#
.0° J
0./"....< 1
/
1,
RM6
�∎`�S -.4 ' >-" - ' ZONE B
�j 162
OftP0 ® - -
ct SOUTHWEST LOOP 1 _ ..:. . ,'1 14vHZth1S
0 SCHOLLS 0i o'4-c�via5
p FERRY DC ; . �o z :tt n
00 ROAD �y� 4- 0 Ps .� n
c7 \�O V p U v e v , D
Z SW 0 3n l a E�, ,¢G� v
EC a Q Y ZONE � N�S a m
«' to a B lbl- �'�'1
ZONE C .� # 0141 �
�� IRONWOOD LOOP •`.,- 141-0.14 t10/e__
ZONE B -
s
ew�°
y, 'ei5 � 3. t . r
�� �� i , •.1 ,....,,,z,=:,.= '. • E6 m
`"44 _ap,Try ZONE A s-" t m
Y
-- SW 108TH CT ZONE B
ZONE C 160 ZONE A3
i w ZONE C ,I
o Z am ZONES
-
j .
o N i QBLACK �e ;�_ ''
DIAMOND
'
WAY j 1t`,,1..i, ii
-
ZONE B
i 1 ( . -, i I,''' f-
VAN r lMMELEN I LOOIJENGA I " :GARRIGLE / KNAUF
- _ Consul,,, g Engineers
3933 SW KELLY AVE./PORTLAND,OREGON 97201-4393/[503)222-4453/FAX 248-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W.McGARRIGLE
JAMES E.KNAUF
January 30, 1995
Mr. Mark Roberts
CITY OF TIGARD
13125 SW Hall Blvd.
Tigard, Oregon 97223
RE: SITE DEVELOPMENT REVIEW
SENSITIVE LANDS REVIEW
SCHOLLS BUSINESS CENTER BUILDING "S"
Dear Mark:
Enclosed please find the Site Development Review and Sensitive Land Review submittal for the
proposed development of an approximate 41,786 square foot multi-tenant office/industrial
building. We have included the following items with our submittal for your use:
1. Completed/Signed Application
2. Appropriate Fee
3. 18 folded copies of Site Plan, elevations and utility plans with Appropriate Information,
including General Building Elevations
4. 8 1/2" x 11" PMT of the Site Plan
5. Site Analysis Data included on site plan.
6. 18 copies of Statement of Proposed Development
7. List of Property Owners within 250' plus interested neighbors.
8. Color copy of the artist rendering which depicts proposed building colors.
9. Memorandum from Fred Van Domelen regarding Flood Plain Development.
10. One copy of the Site Plan G-1 with the Flood Plain Mitigation Calculations.
Thank you for your help with this submittal. We look forward to working with you.
Sincerely,
(As—,111#F4/4€46 ----
Kim Schoenfelder
�.� f*O, cc: Monte Haynes - Forum Properties, Inc.
: A
Fred Van Domelen- VLMK
•
MEMBER
I \
I -
SCHOLLS FERRY ROAD
(HIGHWAY 210) _
I N
N
V-
‘.1 210 WASHINGTON SQUARE
EEO
L40000. --.....\
o
EXISTI1G VACANT
PRO �.\7 SITE
ENGLEWOOD •�
PARK t/ \
/ \ \�
\ y�Gti,
\�
-" \1
-1.--1- ,,A\�o
'A \40
oo
rip 1
4„
VAN DOMELEN/LOOIJENGA SCROLLS BUSINESS CENTER 94735 o.R
WEMcGARRICLE/KNAUF
3933 S.W. KELLY AVENUE
I ')ORTLANC. ORE (503) 222-4453 VICINITY MAP
` = --_ VAN F MELEN / LOOIJENGA I " 'cGARRIGLE I KNAUF
Cons . ig Engineer.s
— 3933 SW KELLY AVE. / PORTLAND. OREGON 97201-4393 /15031222-4453/FAX 248-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W McGARRIGLE
JAMES E.KNAUF
SCHOLLS BUSINESS CENTER- BUILDING "S"
STATEMENT OF INTENT FOR PROPOSED DEVELOPMENT
January 30, 1995
The applicant is proposing to develop an approximate 41,786 SF single story, Office/Industrial
Building. The project is located in the Scholls Business Center which is currently developed
with other similar office/industrial type buildings. Numerous development approvals have been
granted by the City of Tigard for the development of this business center. This development will
be located on Tax Lot 6200, T1S, R1W, Section 34AD, City of Tigard, Oregon.
LEGAL DESCRIPTION: T1S R1W, Section 34AD, Tax Lot 6200
ZONING: I-P, Industrial Park, City of Tigard, State of Oregon.
VICINITY
INFORMATION: The site is located at the southwest end of SW Nimbus Avenue.
The site is a part of the Scholls Business Center Development.
BUILDING AREA: Approximately 41,786 Square Feet.
PARKING: 140 parking stalls are proposed
BUILDING
LIGHTING: Wall mounted "box type" lighting is proposed in the rear of the building.
These fixtures were chosen because they divert the light downward,
reducing the glare to neighboring properties.
DRIVEWAYS: Four new driveways are proposed off SW Nimbus Avenue to provide
ingress and egress to the building.
UTILITIES: The project will connect to existing infrastructure (power, water, sanitary,
storm, natural gas, telephone, etc.) constructed previously with the Scholls
Business Center Development.
IAE
MEMBER
SCHOLLS BUSINESS CENTER
BUILDING "S"
Site Development Review/
Sensitive Lands Review Submittal
1/31/95 - Page 2 of 4
LANDSCAPING: Approximately 54,278 square feet of Landscaping is proposed(31.4%).
A great deal of effort and design expertise has gone into the Landscaping
Design for the proposed building. Fanno Creek and surrounding wetlands
borders the properties west property line. Several residential homes border
Fanno Creek to the east. The developer held a neighborhood meeting on
January 27 with interested neighbors, as well as a representative from the
Central CIT. Their comments and concerns regarding screening of the
building to the west have been addressed (at a significant premium cost to
the developer) on the current landscape plan.
Creative and concentrated efforts have been made to screen the building
from the residential neighbors view. It was the intent of the landscape
architect to provide an eye pleasing variety of plant material, including
several native plantings to tie into the wetland border, and trees which
vary in size, texture, and color to catch and hold the eyes attention, thereby
detracting from the view of the building across Fanno Creek.
Landscaping throughout the remainder of the site has been designed to
match the intense "quality" landscaping found throughout the Scholls
Business Center Development.
The grove of large trees located in the southeast corner of the site will be
preserved. This development will not remove a single existing tree.
DESIGN FEATURES: The building's design contains many architectural features
typically absent on the majority of industrial buildings. The intent of the
applicant is to provide an upscale office/industrial building which is
architecturally pleasing, while maintaining the functionality of the
building. Some of the architectural features are as follows:
a) Many building reveals which continue around the building (please see
the building elevations enclosed)
b) Extensive use of glass located at the building entries.
d) Large quantities of eye pleasing landscaping surrounding the building
e) Several steps in the east wall
SCHOLLS BUSINESS CENTER
BUILDING "S"
Site Development Review/
Sensitive Lands Review Submittal
1/31/95 - Page 3 of 4
WETLAND: The sites west property line forms the east boundary of a delineated
wetland. This development will not impact the wetland. The development
will maintain a 28' to 40' buffer area which will be planted with
evergreen, deciduous, and native plantings. These trees and plantings will
provide a natural transition from the wetland area, provide for wildlife
refuge, as well as screen the development from the wetland area.
FLOOD PLAIN: The 100 year flood plain is mapped at elevation 160.6. This contour
meanders along the west property line, and in a few instances meanders
into the proposed developed area. The applicant is applying for a sensitive
lands review to develop within this area. The development within the 100
year flood plain will be accomplished using the"no net fill"methodology.
The end result will be that the floodway will not be narrowed, and the
flood plain will have no change in volume. Please see the attached
statement from Fred Van Domelen regarding Sensitive Land Review/
Building "S" Scholls Business Center.
The applicant has contacted the following agencies to discuss permits to build in the flood plain:
Division of State Lands - Land Conservation & Dev. -Mr.Jim Kennedy (503) 378-2332
Mr. Kennedy's comments are paraphrased as follows:
- We can build in the flood plain
-Non residential building - elevate finish floor a minimum 1'0"above flood elevation, or
flood proof building
- If development is not located in the floodway, Land Conservation& Development does
not require a permit.
US Corps of Engineers - Mr. Dale Hasten (503)326-6996
Mr. Haslen's comments are as follows:
- Their area of concern is the ordinary high water mark.
- If filling occurs in wetlands a permit would be required. This project will not impact the
wetland boundary.
- 100 year flood plain area is not a concern to the Corps.
- Corps issues permits for work in the wetland's area and within ordinary high water
mark, not in the 100 year flood plain outside of those areas.
Division of State Lands - Mr. Bill Parks assistant Jane (503)378-3805
Mr. Parks indicated that a permit is not required if work is outside wetland and creek
area.
SCHOLLS BUSINESS CENTER
BUILDING "S"
Site Development Review/
Sensitive Lands Review Submittal
1/31/95 - Page 4 of 4
Unified Sewer Agency-Mr. Lee Walker(503) 648-8678
WETLAND ISSUES: Mr. Walker referred to the following ordinance:
Res. Order 91-47 Washington County(Chapters 6&7)
Preserve & Maintain Corridor
Mr. Walker's indicated the following:
- Can regrade and revegetate 25' buffer zone
- Can have water quality facility in buffer if the width of the swale is added to the 25'
minimum (25' min. + 12' swale=37' total). Swale can be placed in middle of buffer-
minimum of 15' setback from wetland.
•
- Can weir over swale into buffer with low flow.
100 YEAR FLOOD PLAIN
- Use No Net Increase in Fill Methodology.
- Flood plain Mitigation can be in 100 year flood plain.
PREVIOUS
MEETINGS: 12/12/94: Preliminary Project Meeting with City of Tigard,
Mark Roberts
1/10/95: Preapplication Conference City of Tigard, Mark Roberts,
Michael Anderson
1/27/95: Neighborhood Meeting, Surrounding Neighbors, Central
CIT Representative
1/31/95: Meeting with Interested Tenants from Scholls Business
Center.
VAN ''ilMELEN / LOOIJENGA I `11cGARRIGLE / KNAUF
Consi ig Engineers
= 3933 SW KELLY AVE. / PORTLAND,OREGON 97201-4393/[503)222-4453/ FAX 248-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W.McGARRIGLE
JAMES E.KNAUF
January 19, 1995
MEMORANDUM
FROM: Fred Van Domelen, P.E.
SUBJECT: Sensitive Land Review/Building "S" Scholls Business Center
This memorandum addresses the "Approval Standards" in Section 18.84.040. These
comments will primarily address the flood plain issues.
The proposed work in the 100 year flood plain will be accomplished with "no net fill".
The flood plain meanders considerably east/west and the proposed work will partially
straighten the flood plain boundary. Land not currently in the flood plain will be put in it.
Some of the easterly meanderings of the flood plain will be filled.
The end result will be that the floodway will not be narrowed and the flood plain will have
no change in volume.
AHVD:kmc
G
ai Of I I lit
MEMBER
SITE PLAN SYMBOLS:
▪ ry "° O•A sacs mss.:.oNs sit A
AS
.•s P.n...n•ecwsn9..wlsv0w s M vs eZZZA..1.0...0 •»• SOUTHERN PACIFIC RALAOAD
PROJECT 9WM7: Cam-•''""p...L..
wsacnw 0.•s num MOON d v4+24.rrr.Ls.N.a'
LAO w av-.st.ur lal A -...®1.rumen a li-[,.�% N20'500
• •• ID.00 -- -- 5191.- Spp.e• ••.
w,.3•9 x,.:un'....ui.aw.lmu 00 n.90 O .,s. ..�n rr ,.:. _---- 'J
(). n•i..<ae.rr rws sous•-r•1•1r 51915'29% --
12.00
Cu▪s▪SIM.n0•MR f-w AT a r-ass W r fm aa•u ro Z.
RILL 4 2,Zi
LAID AIKA/afLDWG AREA 9J ARM 0 0 s..••
s4.9n RVs VW(./•)-•M.r.AS(-/-1 -0- N+f15'19•r- <,y pa
R T.Sr, •a1i COWAN '' •
foR/9.. Wr 1 I �� �M•
•
u i w,u ` : .i .w.acro. 'tin!,%7; I\✓ r\✓-')MR Vos*
KEYNOTES: 11! i T'.
0-,..V.1.:.~V1,7..r"4.c=7:2:::,.., J.,:_air _...
N)9'15'29"W 17.00 °'O�s1e�
■o-,un 4:). 49A
19.1..,. —
• ^' fir.
_gym _ o o rf� ,..
Sl p'75fl9 it a•� 26569 � •f ag=
C OAS
Um. 21 45' �,
ir fr. .....
./ 1 O 0frranx.rm.naes$e1w054,. I
/I/4V •YY f Aga�•f! %C +
/ •sr ea /ee2N..r9ai¢eeOf2✓t _y_ . 1'kL•- e fD $� ,ar. . 1 /
n...7 /
u f /
/ AR
Ju ��s1•p 199' rr•'1� ��U®ir8411'
y®` - _ Q7- �— � ,:2-5,...../..,,:.. N.eeiio N•
- /: / J X]595.15.1.
SW MOUS AVE Stn5i9'5••1115.22 •.56vo'DO :/• o ::: e F mw If..x
�'�. .i///__ 1 w0,
/ — ��% o
,,,y,,,,,,_,5,-.,,,,,///.////////////////�,//���//��-- ^—��� -- �- - i ...... .
� z
o'
r•"'0.14''''
SCP.!NKR
—. ` •••• /_. .....— W M PLAN
c
51.15"29.5 172.!2 f 9 i or v \
5i51• 00
REQUEST
FOR
COMMENTS
r !
REQUEST FOR COMMENTS RECEIVED
199, CITOREGONARD
TO: p DATE: February 22, 1995
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fax: (503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 - March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Writte
commonto provided below:
�EvELCP TA To (�rZcv.Oa couilc hr5 Am 3 NIAA.'AOLE.5 13E-t2
5t�ECal-t CAT/C)NS ELL) i r.i T 1 r k(AL SPACE.
(Please provide the following information)
Name of Person Commenting: )(4,A, u.ala2,49Nloy2
Phone Number: ( ) b26-5Jy3
SDR 95-0002/VAR 950003 SCROLLS BUSINESS CENTER EXPANSION February 22,1995
411.
TUALATIN VALLEY FIRE & RESCUE
AND
BEAVERTON FIRE DEPARTMENT
/ J 4755 S.W. Griffith Drive • P.O. Box 4755 • Beaverton, OR 97076• (503) 526-2469 • FAX 526-2538
�F&RESC'
March 22, 1995
Mark Roberts
City of Tigard Planning Department
13125 S.W. Hall Blvd.
Tigard, Oregon 97223
Re: Site Development for Scholls Business Center
Southwest End of S.W. Nimbus Avenue
File No. 95-0002/0003
Dear Mark:
This is a Fire and Life Safety Plan Review and is based on the
1991 editions of the Uniform Fire Code (UFC) and those sections
of the Uniform Building Code (UBC) and Uniform Mechanical Code
(UMC) specifically referencing the fire department, and other
local ordinances and regulations .
Plans for the above captioned project are conditionally approved
provided the applicant submits to this office revised plans for
review and approval the following items:
1 . Hydrants: Hydrant shall be located at the southeast end of
the building. Location of the hydrant shall be reviewed and
approved by this office prior to installation.
2 . Access Roads: Access roads are acceptable with this office
as designed. No parking signs shall be installed where
parking would reduce access roadways to less than 20 feet in
driving width on one or both sides. No parking signs shall
state: "NO PARKING", "TOW AWAY ZONE", "FIRE LANE", "ORS
98 .810-812" . They shall be posted no closer than 4 feet to
the ground nor higher than 6 feet above the ground and shall
be placed often enough to be conspicuously seen . UFC
10 .207 (1)
3 . Fire Department Connection and Adjacent Hydrants: Fire
Department Connection and the adjacent hydrant are
acceptable with this office .
"Working"Smoke Detectors Save Lives
Mark Roberts
March 16, 1995
Page 2
4 . Fire Flow: Required fire flow shall not be greater than
the available fire flow or 3, 000 gpm, whichever is less .
Enclosed for VanDomelen/Looijenga is set of instructions and
work sheet for calculating required fire flow. Required
fire flow work sheets shall be completed and a copy
forwarded to this office for review and approval .
5. Access Roadways and Fire Fighting Water Supply: Access
roadways and fire fighting supply shall be installed and
functional prior to construction of the building.
If I can be of any further assistance to you, please feel free to
contact me at 526-2502 .
Sincerely, A
Gene Birchill, DFM
Plans Examiner
GB:kw
cc: VanDomelen/Looijenga (Enc.)
REQUEST FOR COMMENTS
CITY OF TIGARD
CAROL LANDSMAN OREGON
TO: DATE: February 22, 1995
TIGARD ADVANCED PLANNING DEPT
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fag: (503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 - March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
(Please provide the following information)
Name of Person Commenting:
Phone Number: ( )
SDR 95-0002NAR 950003 SCHOLLS BUSINESS CENTER EXPANSION February 22. 1995
REQUEST FOR COMMENTS
r I111>9%REGONARD
TO: /11..' ./C ,'1 DATE: February 22, 1995
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fax: (503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
Development 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.39, 18.68, 18.84, 18.100, 18.102, 1°.106, 1 Q.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 - March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
have re iev.ed the proposal have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
(Please provide the following information)
Name of Person Commenting: i * Z %Z.)
Phone Number: ( t ) C) -
SOR 950002/VAR 950003 SCHOLLS BUSINESS CENTER EXPANSION February 22, 1995
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Mark Roberts April 3, 1995
FROM: Michael Anderson, Development Review Engineer
RE: SDR 95-0002; SLR 95-0003 SCHOLLS BUSINESS CENTER
Description:
The applicant requests Site Development Review and approval to construct
a single office/industrial building on a 3 .96 acre site, known as Tax Lot
1S1 34AD 6200, located within the existing Scholls Business Center at the
southerly end of SW Nimbus Avenue, southerly of SW Scholls Ferry Road.
The site is bounded on the west by Fanno Creek. The applicant also
requests Sensitive Lands Review and approval for the proposed grading
construction within the 100 year flood plain.
Findings:
1 . STREETS :
The proposed development will take access from the existing private
roadway that extends southerly off of SW Nimbus Avenue and that
provides access to the other portions of the existing Scholls
Business Center complex. The private access road consists of a 2
lane divided roadway with a landscaped median. The applicant
proposes to construct three driveways connecting to the private road
and provide sidewalk connections from the proposed building to the
private road. No public road improvements are proposed or required
of this application.
With respect to the Sensitive Lands Review, the applicant proposes
to comply with Section 18 . 84 .040A(1) wherein the land form
alteration proposed by the grading of the site will maintain the
"zero-foot rise" floodway and "shall not result in any narrowing of
the floodway boundary" . The applicant's engineer shall provide the
cross sections and calculations to verify that the plan is
consistent with these requirements.
2 . SANITARY SEWER:
The site is served by the existing 8" public sanitary sewer line in
an easement that crosses the site in an east/west direction. The
sewer was sufficient capacity to serve the proposed development.
3 . STORM SEWER:
The site slopes in a southwesterly direction towards the existing
Fanno Creek stream bed that is situated along the westerly property
line. The applicant' s preliminary grading plans show the
construction of a two water quality facilities adjacent to the
wetland along side of Fanno Creek, within the buffer area between
the proposed building and the Creek. The proposed on-site private
storm drain will direct the storm water flow to the proposed water
quality swales.
ENGINEERING COMMENTS SDR95-02/SLR 95-03 SCHOLLS BUS CTR PAGE 1
The Unified Sewerage Agency has established and the City has agreed
to enforce (Resolution and Order No. 91-47) Surface Water Management
Regulations requiring the construction of on-site water quality
facilities or fees in-lieu of their construction. The proposed site
development that includes a water quality facility complies with
this requirement . The final design should comply with the minimum
USA standards and shall be privately owned and maintained.
In addition, the applicant' s site survey indicates that a private
storm drain crosses the property, connecting directly to the Fanno
Creek drainageway. The on-site drainage plan should include an
analysis of the storm water flows in this system and include this
pipe in the new design of the water quality facilities.
Recommendations:
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL
BE SATISFIED OR FINANCIALLY SECURED:
1 . The applicant shall obtain a Street Opening Permit for the sewer and
storm drain connections to the public systems.
STAFF CONTACT: Michael Anderson, Engineering Department (639-4171)
2 . The applicant shall submit a final drainage plan that details the
on-site water quality treatment as required by Unified Sewerage
Agency Resolution and Order No. 91-47 . Design calculations shall be
in conformance with the general requirements of Surface Water
Quality Facilities Technical Guidance Handbook, USA, 1991 .
STAFF CONTACT: Greg Berry, Engineering Department (639-4171)
3 . The applicant shall provide detailed cross sections and calculations
prepared by a Civil Engineer to verify the proposed site grading is
consistent with Sensitive Lands criteria per Section 18.84 of the
City Code.
STAFF CONTACT: John Hagman, Engineering Department (639-4171) .
4 . The applicant shall provide a hydrology and hydraulic study of the
existing and proposed drainage systems for the site for approval of
the Engineering Department.
STAFF CONTACT: Greg Berry, Engineering Department (639-4171)
5 . The applicant shall demonstrate that storm drainage runoff can be
discharged into the existing drainageways without significantly
impacting properties downstream.
STAFF CONTACT: Greg Berry, Engineering Department (639-4171) .
6. Washington County has established and the City has agreed to collect
Traffic Impact Fees in accordance with Resolution No. 94-18 . The
applicant shall pay the fee established for the proposed use.
ENGINEERING COMMENTS SDR95-02/SLR 95-03 SCHOLLS BUS CTR PAGE 2
IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF
THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST
1 . SECTION 18 .164 STREET AND UTILITY IMPROVEMENT STANDARDS.
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: (V
Randall R. Wool , City Engineer
n:\engineer\sdr95-02.mja
ENGINEERING COMMENTS SDR95-02/SLR 95-03 SCHOLLS BUS CTR PAGE 3
03/22/95 09:19 $503 526 2538 TV FIRE MARSHAL -r44 CITY TIGARD a 001/003
RECEIVED
MAR 2 21995
P�IN V.
� COMMUNITY DEVELOPMENT
TUALATIN VALLEY FIRE & RESCUE
AND
�
C L' J • BEAVERTON FIRE DEPARTMENT
'/ J 4755 S.W. Griffith Drive • Y.0, Box 4755 • Bcavcrton, OR 97076 • (503) 526-2469 • FAX 526-2538
RF&RESC
FACSIMILE TRANSMITTAL
TO: c � ;
FROM: c eL.
DATE:
RE: -
NOTE:
NUMBER OF PAGES:
(INCLUDING COVER SHEET
If you do not receive all pages, please call as soon as
possible (503) 526-2469.
OUR FAX NUMBER IS: (503) 526-2538
Thank you_
03%22%95 09: 19 $503 526 2538 TV FIRE MARSHAL --- CITY TIGARD l ]002.003
NI IN v4<
w TUALATIN VALLEY FIRE & RESCUE
't� AND
BEAVERTON FIRE DEPARTMENT
U 4' 4755 S.W. Griffith Drive • P.O. Box 4755 • Beaverton, OR 97076 • (503) 526-2469• FAX 526-2538
RFer RESG
March 22, 1995
Mark Roberts
City of Tigard Planning Department
13125 S.W. Hall Blvd.
Tigard, Oregon 97223
Re: Site Development for Scholls Business Center
Southwest End of S.W. Nimbus Avenue
File No. 95-0002/0003
Dear Mark:
This is a Fire and Life Safety Plan Review and is based on the
1991 editions of the Uniform Fire Code (UFC) and those sections
of the Uniform Building Code (UBC) and Uniform Mechanical Code
(UMC) specifically referencing the fire department, and other
local ordinances and regulations .
Plans for the above captioned project are conditionally approved
provided the applicant submits to this office revised plans for
review and approval the following items:
1 . Hydrants: Hydrant shall be located at the southeast end of
the building. Location of the hydrant shall be reviewed and
approved by this office prior to installation.
2 . Access Roads: Access roads are acceptable with this office
as designed. No parking signs shall be installed where
parking would reduce access roadways to less than 20 feet in
driving width on one or both sides. No parking signs shall
state: "NO PARKING", "TOW AWAY ZONE", "FIRE LANE", "ORS
98 .810-812" . They shall be posted no closer than 4 feet to
the ground nor higher than 6 feet above the ground and shall
be placed often enough to be conspicuously seen . UFC
10 .207(1)
3 . Fire Department Connection and Adjacent Hydrants_ Fire
Department Connection and the adjacent hydrant are
acceptable with this office .
"Working"Smoke Detectors Save Lives
03.22.95 09:19 $503 526 2538 TV FIRE MARSHAL CITI TIGARD Z1 003:003
Mark Roberts
March 16, 1995
Page 2
4 . Fire Flow: Required fire flow shall not be greater than
the available fire flow or 3, 000 gpm, whichever is less .
Enclosed for VanDomelen/Looijenga is set of instructions and
work sheet for calculating required fire flow. Required
fire flow work sheets shall be completed and a copy
forwarded to this office for review and approval .
5. Access Roadways anALZIEP__Eight4,4911PRIYI Access
roadways and fire fighting supply shall be installed and
functional prior to construction of the building.
If I can be of any further assistance to you, please feel free to
contact me at 526-2502 .
Sinc rely, /1
Co
Gene Birchill, DFM
Plans Examiner
GB:kw
cc: VanDomelen/Looijenga (Enc.)
REQUEST FOR COMMENTS
/ .
G � CITY OF OF TI TIGARD
TO: 'l ./ Ae 17101 DATE: February 22, 1995 OREGON
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fax:(503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 -March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:atm iv zJ0J t9rt &w Gw S wb, t 5./1444 4
of 4 GiA..e.
ceut,t-ti .
(Please provide the following information) I!
Name of Person Commenting: L w c
Phone Number: ( ) (i 444 $V? 9
SOP 95-0002/VAR 950003 SCIIOUS BUSINESS CENTER EXPANSION Febniay 22.1995
R1'(MTPQT FOR COMMENTS
CITY OF TIGARD
DAVID SCOTT OREGON
TO: TIGARD BUILDING OFFICIAL DATE: February 22, 1995
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fax: (503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18:102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 -March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
s\
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
(Please provide the following information)
Name of Person Commenting:
Phone Number: ( ) r)/
SDP 95-0002NAR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION February 22.1995
REOIJEST FOR COMMENTS
CITY OF TIGARD
TO: KELLY JENNINGS DATE: February 22, 1995 OREGON
TIGARD POLICE DEPT. —
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fax: (503) 6847297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 - March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter. -
i_Written comments provided below:
6Y -e Cke)07 V6S- CO k&i Wa-----QQ.
- _ �� a xe Zd2-t+—
,•
40C)
tag
2C)0(-0 ±(- (30 rozz))e,i6Jc. , •
(Please provide the following information)
Name of Person Commenting. /t1 _
Phone Number: !MI lY, AMP
SDP 95-0002/VAR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION Fsbiuoly 22.1995
RECEIVED EL
FEB 2 7 1995 - REQUEST F R COMMENTS
COMMUNITY OEVELOAENul C
% / /4 4(((/// CITY OF TIGARD
� � � / OREGON
TO: DATE: February 22, 1995
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 6394171 Fax: (503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 - March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
X'We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
(Please provide the following information)
Name of Person Commenting: — L
Phone Number: ( ) //
SDR 96-0002/VAR 950003 SCROLLS BUSINESS CENTER EXPANSION February 22,19%
REQUEST FOR COMMEND_
CITY OF TIGARD
OREGON
TO: , _ _ It L C DATE: February 22, 1995
FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317)
Phone: (503) 639-4171 Fax: (503) 684-7297
RE: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS
REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION.
A request for the following development applications: 1.) Site Development
review to develop 41,786 square feet of office and industrial space. 2.)
Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas. LOCATION: Southwest end of SW Nimbus Avenue(WCTM
1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108,
18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I-P).
The I-P zoning allows public agency administrative services, public support
facilities, professional and administrative services, financial, insurance, and
real estate services, business support services, manufacturing of finished
products, packaging and processing, wholesale, storage, and distribution,
among other uses which are encouraged to be developed in an industrial park
setting.
Attached is the Site Plan 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 - March 6, 1995. You may use
the space provided below or attach a separate letter to return your comments. If you are unable to
respond by the above date, please phone the staff contact noted above with your comments and confirm
your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
(Please provide the following information)
Name of Person Commenting:
Phone Number: ( )
SDR 95-0002/VAR 95-0003 SCROLLS BUSINESS CENTER EXPANSION February 22, 1995
L tf„as `r ICJ•\ qC- p ,ff
• NOTIFICATION LIST FOR ALL L I B S L de 61 5
Iptea_S.e S�udf GK'�
1. CIT (2) copies _ CPO NO. S,Q f D - ‘R L(ttnv
2. CITY DEPARTMENT
i- Building Official/Dave S. arks & Recreation Bgard' Q ,
Police
y Recorder ield Operations 2*4
n erineering/Michael A.
ermits Facilitator/Jerree G. Long Range Planning/Carol
3. SPECIAL DISTRI
ireire District
(pick-up box)
Tigard Water Department
- 8777 SW Burnham St.
Tigard, OR 97223
V/Tualatin Valley Water District Unified Sewerage Agency/SWM Program
PO Box 745 155 N. First St.
Beaverton, OR 97075 Hillsboro, OR 97124
4. AFFECTED JURISDICTIONS
Wash. Co. Land Use & Transp. _ Boundary Commission
150 N. First Ave. 800 NE Oregon St. 1116 Suite 540
Hillsboro, OR 97124 Portland. OR 97232-2109
Brent Curtis (CPA's)
_
_ Jim Tice (IGA'S) _ METRO - GREENSPACES PROGRAM
Mike Borreson (Engineer) Mel Huie (CPA's/ZOA's)
S,Sccott King (CPA's) 600 NE Grand
—�Tom Harry (Current Planning App's) Portland, OR 97232-2736
- Lynn Bailey (Current Planning App's)
Ci _ DLCD (CPA's/ZOA's)
ty of Beaverton 1175 Court St. NE
- Jim Hendryx - Principal Planner Salem, OR 97310-0590
PO Box 4755
Beaverton, OR 97076 _ Other
City of King City _ City of Durham
- City Manager City Manager
15300 SW 116th PO Box 23483-3483
King City, OR 97224 Tigard, OR 97224
City of Lake Oswego _ City of Portland
City Manager Planning Director
380 SW A 1120 SW 5th
Lake Oswego, OR 97034 Portland, OR 97204
State Highway Division _ ODOT
Sam Hunaidi Laurie Nicholson
PO Box 25412 9002 SE McLoughlin Blvd.
Portland, OR 97225-0412 Milwaukie, OR 97222
City of Tualatin
PO Box 369
Tualatin, OR 97062
S. SPECIAL AGENCIES
General Telephone _ Portland General Elec.
Engineering Office Brian Moore
8840 SW Burnham St. 14655 SW Old Scholls Fry.
Tigard, OR 97223 Beaverton, OR 97007
_ NW Natural Gas — Metro Area Communications
Scott Palmer Jason Hewitt
220 NW Second Ave. Twin Oaks Technology Center
Portland, OR 97209 1815 NW 169th Place S-6020
Beaverton, OR 97006-4886
TCI Cablevision of Oregon
—
Linda Peterson US West
—
3500 SW Bond St. Pete Nelson
Portland, OR 97201 421 SW Oak St.
portland, OR 97204
Columbia Cable (Craig Eyestone)
— I//
14200 SW Brigadoon Ct. _ Tri-Met Transit Dev.
Beaverton, OR 97005 Kim Knox
710 NE Holladay St.
6. STATE AGENCIES Portland, OR 97232
_ Aeronautics Div. (ODOT) 3US Postal Service
— Division of State Lands Randy Hammock, Growth Coordinator
Commerce Dept. - M.H. Park Cedar Mill Station
—
Fish & Wildlife Portland, OR 97229-9998
- PUC
- Dept. of Environ. Quality _ DOGAMI
7. FEDERAL AGENCIES _ Other
Corps. of Engineers
8. OTHER _ Southern Pacific Transportation Company
Duane M. Forney, PLS - Project Engineer
800 NW 6th Avenue, R. 324, Union Station
Portland, OR 97209
MAILING
RECORDS
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 a Senior Office Assistant for The City of Tigard, Oregon.
X That I served NOTICE OF PUBLIC HEARING FOR:
That I served NOTICE OF DECISION FOR:
City of Tigard Planning Director
Tigard Planning Commission
X Tigard Hearings Officer
Tigard City Council
A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF
FINAL ORDER of which is attached, marked Exhibit "A", was mailed to each
named person(s) at the address(s) shown on the attached list(s), marked Exhibit
"B", on the 5th day of April, 1995 and deposited in the United States Mail on the
5th day of April, 1995, postage prepaid.
Air A,
( Airy
'repare.ee# ice, /
Subscribed and sworn/affirmed before me on the `/ day of 1911 —
t _:
I 4'., '. t;',) .' - ;'. ili 'f.I _' /II• .1/ 4..../ AZ
E.,. r . .r� NOTARY PUB AgeF OREG
°K _ �;' '_ � My Commissio xpires: 7
may...
FILE INFO.:
(SDR 95-0002/SLR 95-0003 (NOTICE OF 4/24/95 PUBLIC HEARING FOR THE H.O.)
SCHOLLS BUSINESS CENTER EXPANSION
i.,
• :'•, , OFFICIAL SSA/
, . :,'�s pim,ME M.Ja DEFus
(I
,�1
(� .V") PUBLIC-OREGON y NOTARY PUBLIC-OREGON
+-" COMMISSION HO.008977 •
: M'(COMMISSION EXPIRES SEPT.7. 19f:0'Y
Exhibit "A"
PUBLIC HEARING
NOTICE
NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, Aso ia�ti1
AT A MEETING ON MONDAY, APRIL 24, 1995 AT 7:00 PM, �,a,, r'=•il
IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD
13125 SW HALL BOULEVARD, TIGARD, OREGON 97223
WILL CONSIDER THE FOLLOWING APPLICATION:
FILE NO: SITE DEVELOPMENT REVIEW(SDR) 95-0002/SENSITIVE LANDS REVIEW (SLR) 95-0003
FILE TITLE: SCHOLLS BUSINESS CENTER EXPANSION
APPLICANT: Forum Properties, Inc. OWNER: KBC Tigard II
8705 SW Nimbus Avenue, Suite 230 8705 SW Nimbus Avenue, Suite 230
Beaverton, OR 97008 Beaverton, OR 97008
REQUEST ► A request for the following development applications:
1.) Site Development review to develop 41,786 square feet of office and
industrial space.
2.) Sensitive Lands review to perform grading work within adjoining 100 year
flood plain areas.
LOCATION: Southwest end of SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200).
APPLICABLE
REVIEW Community Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106,
CRITERIA: 18.108, 18.114 18.120 and 18.164.
ZONE: The site is zoned Industrial Park (I-P). The I-P zone allows public agency
administrative services, public support facilities, professional and administrative
services, financial, insurance, and real estate services, business support services,
manufacturing of finished products, packaging and processing, wholesale, storage,
and distribution, among other uses and is encouraged to be developed in an
industrial park setting.
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
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.
SDR 95-0002/SLR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION April 4,1995
' ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING
PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING.
AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM
THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY.
THE HEARINGS OFFICER 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 APRIL 4, 1995, 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 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 HEARINGS OFFICER 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 AT SOME POINT PRIOR TO THE CLOSE OF THE
HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION
MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE 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 PER PAGE. AT LEAST SEVEN 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 PER PAGE.
FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT
(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON.
(VICINITY MAP HERE!)
SDR 95-0002/SLR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION April 4,1995
Exhibit "B"
1S134AD-062 0/Qp22
ROBINSON, CHESTER TRUST AND
ROBINSON, WILLIAM R & • TANCE A
SDR 95-0002/SLR 95-0003 BY FORUM PROPERT
9CHOLLS BUSINESS CENTER EXPANSION 8705 SW :. #230
RTON OR 97005
1S134AD-06100
TIGARD, CITY OF
ROBINSON, CHESTER TRUST AND 13125 SW HALL
ROBINSON, WILLIAM R. & CONSTANCE A. PO BO •7
BY FORUM PROS - OR 97223
8705 SW NIMBUS AVE., #230
BEAVERT N, OR 97005
ROBINSON, CHESTER L. TRUST
ROBINSON, WILLIAM R. AND CONSTANCE A.
1200 SW BULL MT RD
TIGARD, OR 97223
l
1
4
CITY OF TIGARD
OREGON
AFFIDAVIT OF MAILING
I
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 a Senior Office Assistant for The City of Tigard, Oregon.
That I served NOTICE OF PUBLIC HEARING FOR:
X That I served NOTICE OF DECISION FOR:
City of Tigard Planning Director
Tigard Planning Commission
X Tigard Hearings Officer
Tigard City Council
A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL
ORDER of which is attached, marked Exhibit "A", was mailed to each named person(s) at
the address(s) shown on the attached list(s), marked Exhibit "B", on the 8th day of May,
1995; said NOTICE OF PUBLIC HEARING/NOTICE OF DECISION/NOTICE OF FINAL
ORDER as hereto attached, was posted on an appropriate bulletin board on the 8th day of
May, 1995 and deposited in the United States Mail on the 8th day of May, 1995, postage
prepaid.
,G�l,.i!; 4 11 / _
111" A4Pi/--prepared N' '
Subscribed and sworn/affirmed before me on the lay o t/, _ , 19 "
. ._., / /
�! ' �ER NOTARY PUBLI ��F OREGO
TARY PUBLIC-OREGON v
(; NOV,'roe COMMISSiON NO.008977 "
My Commissio fires:
MY OGYMISSON EXPIRES SEPT.7, 1995;) Y P
FILE INFO.:
(FINAL ORDER BY THE HEARING'S OFFICER SDR 95-0002
SCHOLLS BUSINESS CNTRJFORUM PROPERTIES
AGENDA ITEM 2.2
• BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
A request to develop 41,736 square feet office and industrial space. STAFF REPORT
A request to perform land form alterations within the 100-year flood
plain area by removing approximately 4,460 cubic feet and filling
other areas with approximately 4,150 cubic feet of soil. The applicant
also proposes to pave portions of the 100-year flood plan area which
adjoin the site to develop parking and service areas.
I. SUMMARY OF THE REQUEST
CASE: Site Development Review SDR 95-0002
Sensitive Lands Review SLR 95-0003
SUMMARY: A request to develop 41,786 square feet of office and industrial space. A related request
to perform land form alterations to areas along the westerly property line which adjoins
the Fanno Creek which is within the 100-year flood plain area.
APPLICANT: Forum Properties Inc. OWNER: KBC Tigard 11
8705 SW Nimbus Avenue 8705 SW Nimbus Avenue
Suite 230 Suite 230
Beaverton, OR 97008 Beaverton, OR 97 008
COMPREHENSIVE PLAN DESIGNATION: Light Industrial (IL)
ZONING DESIGNATION: Planned Industrial (IP)
LOCATION: The southwest end of SW Nimbus Avenue at the southerly end of the Scholls Business
Center (WCTM 1S1 34AD, tax lot 6200).
APPLICABLE LAW: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106,
18.108, 13.114, 18.116, 18.120, 18.164 and OAR 660-12-045 (4) and (5).
STAFF RECOMMENDATION: Approval subject to conditions.
11. FINDINGS ABOUT SITE AND SURROUNDINGS
A. Background Information: The site is the southwesterly most portion of the Scholls Business Center.
The existing business center is comprised of some one million square feet of industrial and office
space along the north side of SW Nimbus Avenue south of Scholls Ferry Road. The center also
includes a retail shopping center at the southwest corner of Scholls Ferry Road and SW Nimbus
Avenue. The entire center has been developed in a series of phases over the last fifteen years. The
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 1
site comprises the ma .y of the remaining vacant land wi the Scholls Business Center which
is not within the 100-year flood plain or a wetlands area.
B. Site Size and Shape: The site is approximately 5.23 acres and is roughly an irregular shaped flag
lot with access towards the north to SW Nimbus Avenue. The parcel averages approximately 150
feet by 600 feet in property dimensions.
C. Site Location: The site is located to the south and west of the developed portions of the Scholls
Business Center.
D. Existing Uses and Structures: The site is presently vacant. The site is vegetated with grasses. The
property has a slope of approximately two percent which is oriented towards Fanno Creek.
E. Surrounding Land Uses: West of the site is the Fanno Creek, farther west across the creek are areas
developed with detached single family residences. Directly to the north and east of the site are
areas developed with a commercial driveway and parkway type landscaping which serves the
Scholls Business Center. Adjoining the driveway are developed portions of the Scholls Business
Center. To the south are areas within the Fanno Creek which contains the 100-year flood plain and
wetlands.
III. APPLICABLE APPROVAL STANDARDS/EVALUATION OF REQUEST
A. Community Develooment Code:
1 . Chapter 18.68 specifies that the minimum landscaping requirement shall be 25 percent.
The overall landscape plan proposes to landscape a total of 31 percent of the site. The
applicant has provided a landscape plan which provides a mixture of tree, shrub and ground
cover materials designed to integrate the landscape materials used within the existing Schol Is
Ferry Business Center.
2. Chapter 18.84.040(A) sets forth the applicable approval standards for a sensitive land review
which involves areas within the 100-year flood plain. Section 18.84.040(A) provides the
following criteria for development within the 100-year flood plain:
a. Land form alterations shall preserve or enhance the floodplain storage function and
maintenance of the zero-foot rise floodway shall not result in any encroachments,
including fill, new construction, substantial improvements, and other development
unless certified by a registered professional engineer that the encroachment will
not result in any increase in flood levels during the base flood discharge; If the
floodplain is demonstrated to be at the 160.60 elevation as shown the applicant has
not proposed to add any net fill within the 100-year flood plain. Two smaller areas
on the site have been proposed for cut and fill. In one area this cut area is proposed
to serve as a water quality and quantity treatment area. Another area has been
proposed for cut and fill in order to allow construction of parking and service areas.
The applicant has also not proposed to narrow the width of the flood plain through
the proposed construction activities. It is recommended that the applicant verify the
100-year flood plain elevation along the property frontage, the FEMA Panel Map
appears to indicate that a portion of this property is at the 161 foot elevation rather
than 160.60 foot elevation as shown on the preliminary site plan.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 2
b. Land fo. . alterations within the 100-year fit. plain shall be allowed only in areas
designated as commercial or industrial on the Comprehensive Plan Land Use Map,
except that alterations or developments associated with community recreation uses,
utilities or public support facilities as defined in Chapter 18.42 of the Community
Development Code shall be allowed in areas designated residential subject to
applicable zoning standards; As indicated the site is zoned Planned Industrial (IP).
which permits the type of landform alterations which have been proposed. The
applicant has proposed to alter the existing land form within the 100-year flood plain
but not to add fill to the floodplain. No buildings or impervious surfaces are
proposed to be constructed.
c. Where a land form alteration or development is permitted to occur within the
floodplain it will not result in any increase in the water surface elevation of the
100-year flood; Previous studies indicate the 100-year flood plain along much of the
site's Fanno Creek frontage to be at an elevation of 161 feet along the northerly
portion of the site. The applicant has indicated that the 100-year flood plain is at an
elevation of 160.60 along the entire length of the property which adjoins the
floodplain.
It is recommended that the applicant provide either additional study work to
demonstrate that the flood plain elevation is different than as shown on the FEMA
Flood Insurance Panel Map or revise the site plan to indicate the limit of the 100-
year flood plain as shown on Flood Insurance Rate Maps. An area of special
concerns is the northwesterly corner of the proposed building which appears to
extend into the adjoining 161 foot 100-year flood plain area.
In general the applicant proposes to modify land forms in such a manner so as to add
no net fill. Two smaller areas on the site have been proposed for cut and fill. In one
area the cut is to serve as a water quality and quantity treatment area. Another area
has been proposed for cut and fill in order to allow construction of parking and
service areas. The applicant has also not proposed to narrow the width of the flood
plain through the proposed construction activities.
d. The land form alteration or development plan includes a pedestrianibicycle
pathway in accordance with the adopted pedestrianibicycle pathway plan, unless
the construction of said pathway is deemed by the Hearings Officer as untimely;
Although this site adjoins an area dedicated to the City as a Park and Open Space
Area, the existing pathway in this area is constructed along the west side of the
Fanno Creek. Development of a trail system along both sides of Fanno Creek is not
contemplated.
e. The plans for the pedestrian/bicycle pathway indicate that no pathway will be
below the elevation of the average annual flood; A bicycle or pedestrian pathway
has not been proposed to be constructed as a part of this project. Currently a
pathway exists within an alignment along the opposite side of Fanno Creek. The City
has no long term plan to pursue design and construction of an additional pathway
system along the east side of the Fanno Creek.
f. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board,
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 3
Divisic . State Lands approvals shall be .ined; One of the recommended
conditions of approval requires that the applicant obtain all necessary permits from
the Army Corps of Engineers for the proposed cut and fill work within the 100-year
flood plain on this site. The applicant reviewed this type of work with the Division
of State Lands who state that because the work is to be outside of the creek and
wetlands area that no permits are required.
The landscape plans indicate that the 100-year flood plain areas to be disturbed also
are to serve as the 25 foot buffer setback area to the adjoining wetlands. For this
reason the applicant shall obtain all necessary erosion control permits as required by
the Unified Sewerage Agency. The applicant's landscape plan proposed to seed
disturbed areas with Perennial Rye Grass plantings.
g. Where land form alterations and/or development are allowed within and adjacent
to the 100-year floodplain, the City shall require the dedication of sufficient open
land area within and adjacent to the floodplain in accordance with the
Comprehensive Plan. This area shall include portions of a suitable elevation for the
construction of a pedestrianibicycle pathway within the floodplain in accordance
with the adopted pedestrian and bicycle pathway plan; A pathway has been
constructed along the opposite side of Fanno Creek along the property's frontage.
The City has no long term plan to pursue design and construction of an additional
pathway system along both sides of Fanno Creek.
3. Chapter 18.100 requires that all developments fronting on a public street or private
driveway more than 100 feet in length be required to plant street trees in accordance with
Section 18.100.035. The minimum required spacing is 20 feet with a maximum spacing,
of 40 feet depending on the size of the proposed tree species at maturity. The landscape
plan indicates that a total of 10 of the 12 existing parkway trees are to be preserved and
incorporated into the site as street trees. Based on a review of the landscape plan it wasn't
readily apparent what the species of these trees is or what their spacing is to be upon
project completion.
4. Chapter 18.102 (Visual Clearance) requires that a visual clearance area be maintained along
the intersections of all public and private right-of-ways. The site plan does not propose any
new structures or landscaping which would be expected to intrude into the vision clearance
area.
5. Chapter 18.106 (Parking) states that the parking ratio for warehouse, storage and distribution
use areas to be provided for at a ratio of one space for each employee on the largest shift.
The Development Code also requires 1 space for each 350 square feet of office area. The
plan submittal did not provide a floor plan. The proposed floor plan is expected to change
over time based on the needs of a variety of future tenant improvements which would
occur. The 140 parking spaces which have been proposed will serve a range of floor plans
including the ratio required for a floor plan with the entire building floor area developed
with office space. In that instance the site would require a minimum of 120 parking spaces.
6. Chapter 18.106 (Bicycle Facilities) requires a minimum of one bicycle parking space for
each 13 parking spaces for all new industrial developments. A total of 140 parking spaces
have been provided to serve this development so a minimum of fifteen bicycle racks are
required to serve this site. These racks should be located at the main building entrance;si
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 4
preferable um aver whenever possible for eas .se. The conditions of approval
require that the site plan be modified to provide a minimum of fifteen bicycle parking racks
to serve this facility.
7. Chapter 18.106 (Off-Street Loading Areas) requires that all buildings in excess of 10,000
square feet be provided with loading areas which are designed to the satisfaction of the City
Engineer. The applicant has proposed to provide loading areas with covered docks for each
of the 10,000 square foot tenant suites. Based on their location, these loadings areas are
expected to provide safe, convenient loading access to each of the proposed suites.
8. Chapter 18.108 (Access and Circulation requires a minimum of two, 30 foot access width
curb cuts to serve commercial and industrial uses with more than 100 parking spaces. The
applicant provided a total of three curb cuts which is in excess of City requirements. The
proposed site plan provides an internal system of sidewalks to the adjoining private
driveways proposed to serve this site and properties to the north and east.
The site development review considered requiring a sidewalk along the site's private street
frontage, however, this requirement would necessitate reconstruction of much of the existing
parkway and would not connect to other sidewalks within the rest of the industrial center.
9. Chapter 18.114 (Signage) is applicable to this development. The regulation requires that a
permit be obtained for future wail signage and freestanding signage to serve this facility.
The applicant has not included signage as a part of their site development package. Review
and approval of all new signage shall be conducted through the Planning Division.
Structural plan check review shall be conducted for freestanding signage in excess of six feet
in height.
10. Chapter 18.116 (Recycling and Trash Enclosure Facilities) is applicable to this development
the regulation requires that the applicant comply with one of four methods for
demonstrating that sufficient facilities are available for trash and recycling collection:
1) Minimum Standards;
2) Waste Assessment;
3) Comprehensive Recycling Assessment; or
4) Franchised hauler review and sign off.
The applicant's submittal provides a trash and recycling enclosure which measures
approximately 70 square feet. The minimum standard requires six square feet of enclosure
for each 1 ,000 square feet of building area. To comply with the Minimum Standard a
facility of this size would require combined enclosure dimensions which measures 250
square feet. It is suggested that the applicant comply with the franchise hauler sign off
method of compliance in order to address a range of enclosure design issues inherent with
necessary site servicing.
11 . Chapter 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 18.32,
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 5
18.68, 18.84, 00, 18.102, 18.106, 18.108, 18. 18.120, 18.164 and OAR 660-12-
045 (4) and (5). The proposal's consistency with these criteria has been reviewed elsewhere
within this report. The proposal contains no elements related to the provisions of Code
Chapters 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations),
18.98 (Building Height Limitations: Exceptions), 18.144 (Accessory Use and Structures) or
18.150 (Tree Removal) which are also listed under Chapter 18.120.180.A.1 . These Chapters
do not address the type of development proposed within this application and are therefore
found to be inapplicable as approval standards to development of this site.
Chapter 18.120.180.A.2 provides for other Site Development Review approval standards not
necessarily covered by the provisions of the previously listed sections. These other
standards are addressed elsewhere within this report. The proposal contains no elements
related to the provisions of 18.120.180.3 (Residential Exterior Elevations), 18.120.180.6
(Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas:
Residential Use), 18.120.180.8 (Landfill Development adjoining the 100-year floodplain,
18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as
approval standards.
Chapter 18.120.180.4 (Buffering and Screening and Compatibility between adjoining uses)
This criteria is not applicable because an Open Space Tract (a portion of the Fanno Creek)
adjoins this site to the west which buffers this area from residential uses. Adjoining
residential dwellings are approximately 300 to 400 feet away across the Fanno Creek. The
applicant has addressed this issue within the landscape plan through the planting of native
species within areas adjoining the 25 foot wetlands buffer area.
Chapter 18.120.180.5 (Privacy and Noise) This criteria is applicable but because adjoining
residential uses are approximately 300 to 400 feet away across Fanno Creek. The applicant
has addressed this design issue within the landscape plan through the planting of native
species within areas adjoining the 25 foot wetlands buffer area. The plantings to be
provided within this area are expected to be of sufficient numbers and variety to effectively
screen the site. The plantings are also expected to be of benefit to the area given the native
plantings which have been proposed.
Chapter 18.120.180.10 (Crime Prevention and Safety) Subsections a, c, d, and e are
applicable due to the type of development which has been proposed. The lighting levels
and visibility of the site have been reviewed and conditionally approved by the Police
Department. Subsection b is not applicable to this application because it relates to visibility
to a laundry room. No laundry rooms have been proposed.
Chapter 18.120.180.11 (Access and Circulation) is applicable. The Fire District has
conducted a Fire and Life Safety review of the proposed plan and has recommended
approval of the plan subject to adequate fire flow verification. Provision of pedestrian
facilities to serve this site is reviewed elsewhere within this report.
Chapter 18.120.180.12 (Public Transit Facilities) is not applicable because the site does not
directly adjoin a transit served street or a street which is proposed to be served by transit.
Chapter 18.120.180.13 (Parking and Loading) is applicable and has been reviewed
elsewhere within this report.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGES
Chapter 18.1: ).14(Landscaping) is applicable ., been reviewed elsewhere within
this report as 1, .elates to Subsection A and C. Sec....in B is not applicable because open
space areas are not required to be provided within the Planned Industrial Zoning District.
Chapter 18.120.180.15 (Drainage) is applicable and has been reviewed elsewhere within
. this report. Generally new development is required to demonstrate that downstream
properties will not be unduly impacted by the drainage patterns of new upstream
development.
Chapter 18.120.180.16 (Provisions for Handicapped Accessibility) is applicable and has
been reviewed within this report as it relates to the provisions of handicapped accessible
parking. Review of handicapped accessibility is primarily conducted through the subsequent
Building Permit Plan Check review.
Chapter 18.120.180.17(Signage) is applicable but was not included as part of this submittal,
although may be reviewed through a separate sign permit process.
Chapter 18.120.180.18 (Provisions of the underlying zone) are applicable and are reviewed
elsewhere within this report.
12. Chapter 18.164 contains standards for streets and utilities.
a. Section 18.164.090 requires sanitary sewer service.
b. Section 18.164.100 requires adequate provisions for storm water runoff and
dedication of easements for storm drainage facilities.
The Comprehensive Transportation Planning Map for the City of Tigard designates SW
Nimbus Avenue as a Local Street. The site directly adjoins the public right-of-way at one
narrow point which was not constructed with a sidewalk system. Much of the site directly
abuts a private driveway which extends from SW Nimbus Avenue. The Engineering
Department has reviewed the street and public utility requirements for the area and have
recommended conditions of approval in accordance with the standards set forth in the
Community Development Code to address the standards addressed in Sections a and b.
13. The Americans with Disabilities Act (ADA) is applicable to this development. The act
requires a minimum of two disabled person parking spaces be provided if 101 to 150
parking spaces are provided. Based on the number of parking spaces which have been
proposed this site will require a minimum of five handicapped parking spaces. A total of
seven new handicapped parking spaces have been shown on the plan which are to be
located at the main building entrance(s) in compliance with this requirement.
14. The Transportation Planning Rule (TPR) became effective May 8, 1994. The City adopted
a series of revisions to portions of the Development Code to implement the Transportation
Planning Rule. A portion of the rule is applied directly to applications for new
development, specifically OAR 660-12-045 (4) and (5). This section states that new retail,
office and institutional buildings at, or near, existing or planned transit stops are to provide
preferential access to transit through the following measures:
a. Orienting building entrances to the transit stop or station;
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 7
b. cl usteri uiidings around transit stops; anc'
c. locating buildings as dose as possible to transit stops.
The intent of this requirement is to provide preferential access to transit by locating building
entrances at a direct, safe, and convenient distance from the transit street and by removing
other barriers to pedestrian access. Building entrances should be located in a way that
allows a direct, safe and convenient pedestrian link between the development and the transit
stop.
New retail and office buildings located on transit streets should have at least one public
entrance facing the transit street or, if not facing, be within a specified distance of the transit
route. A combination of building orientation, distance and pedestrian amenities can work
together to display and direct a person to an entrance.
The site does not have direct frontage on an existing or planned transit served street,
therefore, no conditions of approval can be applied to this site for transit facilities. The
principal building entrances are located in such a manner so as to be clearly visible from
the commercial driveway which will provide access to the site.
The applicant also proposes to develop a system of separated walkways within the site to
provide direct access to the building entrances.
IV. OTHER STAFF COMMENTS
The Engineering Department provided the following comments:
FIN DINGS:
1 . STREETS:
The proposed development will take access from the existing private roadway that extends
southerly off of SW Nimbus Avenue and that provides access to the other portions of the
existing Scholls Business Center complex. The private access road consists of a two lane
divided roadway with a landscaped median. The applicant proposes to construct three
driveways connecting to the private road and provide sidewalk connections from the
proposed building to the private road. No public road improvements are proposed or
required of this application.
With respect to the Sensitive Lands Review, the applicant proposes to comply with Section
18.34.040A(1) wherein the land form alteration proposed by the grading of the site will
maintain the "zero-foot rise" floodway and "shall not result in any narrowing of the floodway
boundary". The applicant's engineer shall provide the cross sections and calculations to
verify that the plan is consistent with these requirements.
2. SANITARY SEWER:
The site is served by the existing eight inch public sanitary sewer line in an easement that
crosses the site in an east/'west direction. The sewer is sufficient capacity to serve the
proposed development.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 8
3. STORM SEWEk.
The site slopes in a southwesterly direction towards the existing Fanno Creek stream bed
that is situated along the westerly property line. The applicant's preliminary grading plans
show the construction of two (2) water quality facilities adjacent to the wetland along side
of Fanno Creek, within the buffer area between the proposed building and the Creek. The
proposed on-site private storm drain will direct the storm water flow to the proposed water
quality swales.
The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution
and Order No. 91-47) Surface Water Management Regulations requiring the construction
of on-site water quality facilities or fees in-lieu of their construction. The proposed site
development that includes a water quality facility complies with this requirement. The final
design should comply with the minimum USA standards and shall be privately owned and
maintained.
In addition, the applicant's site survey indicates that a private storm drain crosses the
property, connecting directly to the Fanno Creek drainageway. The on-site drainage plan
should include an analysis of the storm water flows in this system and include this pipe in
the new design of the water quality facilities.
V. CIT & AGENCY COMMENTS
1 . The applicant conducted a Neighborhood Meeting prior to submittal. The applicant's
landscape plan was revised as a result of the concerns raised by residents to the south and
west (across Fanno Creek). The neighbors raised concerns related to the impacts of noise
from the proposed loading areas along the westerly side of the buildings and light glare
which would be generated by security lighting on this portion of the site.
The site location varies from 300 to 400 feet to adjoining residential areas. For this reason
the design of the site improvements are not expected to exceed the Environmental
Performance Standards set forth in Chapter 18.90. The applicant states that a concentrated
effort was made to revise the landscape plan to screen the site visually from the neighbors
view. The landscape plan provides a variety of native wetlands plantings which are vary
in size and type at planting and have been designed to effectively screen the site from view.
2. The Police Department reviewed this application and states that the location of the proposed
"wall pack" type lighting is expected to be adequate for this purpose. The Police
Department would require that the wall packs be upgraded to 400 watts. The plan presently
states that the wall packs would provide 200 watts.
3. The Unified Sewerage Agency reviewed this application and stated that the applicant's
narrative was essentially correct as it relates to their initial review of the proposed design
and location of the water quality and quantity treatment facility.
4. General Telephone, the Building Department and the Tualatin Valley Water District
reviewed this application and had no comments or objections.
AR_INGS OFFTCzR - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 9
5. The Tualatin Valley Fire and Rescue Department reviewed this application and provided the
following Fire and Life safety review based on the 1991 editions of the Uniform Fire Code
(UFC) and those sections of the Uniform Building Code (UBC) and the Uniform ,Mechanical
Code (UMC) specifically referencing the fire department, and other local ordinances and
regulations.
Plans for the project are conditionally approved, provided the applicant submits to this office
revised plans for review and approval of the following items:
a. Hydrants: Hydrant shall be located at the southeast end of the building. Location
of the hydrant shall be reviewed and approved by this office prior to installation.
b. Access Roads: Access roads are acceptable with this office as designed. No parking
signs shall be installed where parking would reduce access roadways to less than 20
feet in driving width on one or both sides. No parking signs shall state: "NO
PARKING'', "TOW AWAY ZONE", "FIRE LANE", "ORS 98.810-812". They shall be
posted no closer than four feet to the ground nor higher than six feet above the
ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1)
c. Fire Department Connection and Adjacent Hydrants: Fire Department Connection
and the adjacent hydrant are acceptable with this office.
d. Fire Flow: Required fire flow shall not be greater than the available fire flow or
3,000 gpm, whichever is less. Enclosed for the applicant is a set of instructions and
a work sheet for calculating the required fire flow. Required fire flow work sheets
shall be completed and a copy forwarded to this office for review and approval.
e. Access Roadways and Fire Fighting Water Supply: Access roadways and fire fighting
supply shall be installed and functional prior construction of the building.
Mr. Gene Birchill conducted this review. He can be reached at 526-2502.
6. No other comments were received by the Planning Division.
VI. CONCLUSION AND RECOMMENDATION
The Planning Division concludes that the proposed site Development and Sensitive Lands Review request
for this site will promote the general welfare of the City and will not be significantly detrimental nor
injurious to surrounding properties provided that development which occurs after this decision complies
with applicable local, state and federal laws. In recognition of the findings staff recommends
APPROVAL of SDR 95-0002/SLR 95-0003 subject to the following conditions.
ALL CONDITIONS SHALL BE SATISFIED AND PUBLIC IMPROVEMENTS SHALL BE COMPLETED OR
COMPLETION SHALL BE FINANCIALLY ASSURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL
ANDERSON IN THE ENGINEERING DEPARTMENT. ALL STAFF LISTED CAN BE REACHED AT
639-4171.
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 10
Recommendations:
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION(S) SHALL BE
• SATISFIED OR FINANCIALLY SECURED:
1 . The applicant shall obtain a Street Opening Permit for the sewer and storm drain connections to
the public systems. STAFF CONTACT: Michael Anderson, Engineering Department.
2. The applicant shall submit a final drainage plan that details the on-site water quality treatment as
required by Unified Sewerage Agency Resolution and Order No. 91-47. Design calculations shall
be in conformance with the general requirements of Surface Water Quality Facilities Technical
Guidance Handbook, USA, 1991 . STAFF CONTACT: Greg Berry, Engineering Department.
3. The applicant shall provide detailed cross sections and calculations prepared by a Civil Engineer
to verify the proposed site grading is consistent with Sensitive Lands criteria per Section 18.84 of
the City Code. STAFF CONTACT: John Hagman, Engineering Department.
4. The applicant shall provide a hydrology and hydraulic study of the existing and proposed drainage
systems for the site for approval of the Engineering Department. STAFF CONTACT: Greg Berry,
Engineering Department.
5. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing
drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg
Berry, Engineering Department.
6. Washington County has established and the City has agreed to collect Traffic Impact Fees in
accordance with Resolution No. 94-18. The applicant shall pay the fee established for the
proposed use.
7. The applicant shall provide wall packs in the locations shown on the preliminary plans for security
lighting along the westerly loading areas. The wattage of these fixtures shall be upgraded to 400
watts rather than the 200 watt lighting currently indicated. STAFF CONTACT: Kelley Jennings,
Police Department.
8. The applicant shall submit a revised site and a landscape plans that shows provision for the
following:
a. The plan shall incorporate a minimum of fifteen bicycle parking racks. The racks shall be
located near the main building entrances and under cover where ever possible. Given the
building design which has been proposed for this site bicycle parking racks may be provided
indoors where feasible.
b. The landscape plan indicates that a total of 10 of the 12 existing parkway trees are to be
preserved and incorporated into the site as street trees. Based on a review of the landscape
plan it wasn't readily apparent what the species of these trees is or what their spacing is to
be upon project completion. The landscape plan shall be revised to indicate the species
and spacing. Based on this information the street trees shall be spaced so as to comply with
the street spacing requirements.
c. It is recommended that the applicant provide either additional study work to demonstrate
HEARINGS OF?ICER - SDP. 95-0002/SLR 95-0003 - SCHCLLS CENTER PAGE 11
that the flood F elevation is different than as shoN the FEMA Flood Insurance Panel
Map or revise 11.e site plan to indicate the limit of c..,: 100-year flood plain as shown on
Flood Insurance Rate Maps. An area of special concerns is the northwesterly corner of the
proposed building which appears to extend into the adjoining 161 foot 100-year flood plain
area.
d. The applicant shall obtain all necessary permits from the Army Corps of Engineers for the
proposed cut and fill work within the 100-year flood plain on this site.
e. The applicant shall modify the plan to comply with one of the four following methods of
trash and recycling enclosure design.
1) Minimum Standards;
2) Waste Assessment;
3) Comprehensive Recycling Assessment; or
4) Franchised hauler review and sign off.
It is suggested that the applicant comply with the franchise hauler sign off method of
compliance in order to address a range of enclosure design issues inherent with necessary
site servicing.
STAFF CONTACT: Mark Roberts, Planning Division.
IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE
COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST
1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS.
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.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN MONTHS FROM THE EFFECTIVE DATE OF THIS
DECISION.
4/14/95
PREPARED BY: Mark Roberts DATE
Assistant Planner
- • c - ` / 4/14/95
APPROVED BY: Richard Bewersdorft v' DATE
Senior Planner /
HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 12
Ill tl ON,- imi
10 m� i MALL
1►:�
PE 4::l'
as*6� «x�sc�vr� ' \ l ](LTE.4
4•
CELET�
•
R-4.5 1-I
It *.41g4.4
.....,,.. ,
.00.--;.;
_„..... . . ...- ...
lib,
SITS a 1 »,
W//�1111/.�44 i I—. Ink Z� Q A ,,,,, , w (-3,.... .1
,,,,, ... .
'11jEI$6LthiI :ya / ■ � . . .)��•• : 11111IPA
..,,-, op_watinuounnal - .9) r IN iika--1
„lit*. _arraveninir . LI
.:.„,..... l CC stun' .gin :: =�. _ 1 I 111
_ ,
r 1 I .. I I +
) r' lz....v 1 1 4 = 0
OM 7.17 ET
..1
S ---1 : '-- . . *Ark I "a" , 'mai.. : ›..
tti-fivZ,"
I . ]I=..'. c.7‘1. 11 11 A 0011,' .. ....
4
PLOT PLAN CASE NO.
SDR 95-0002
EXHIBIT MAP SLR 95-0003
I ,
SCSDLIS BUSINESS =TER ANSICtQ
.• .
•..•
.■.. .. ...ri gi t r 1 S II,...ts,
I t
N■ •••A Nlrld 116 S' 1‘ --- •••••- ./.
.../
*:••4
•
Ill
..„, s.•.- '44....,. ....\ .
•.II.I.•1.41 \ 1,, - ..... Q.,.1. . ,.. I t • /
X /
Ohl V.
•1..-.0. .„etleA, j.--/1A(t --S
...., -
_F_:„..c....
,...„...z _.., ..4,,
111146MULUL -
e•IN .."91:4' ii:
1 0.....4
_,...• • V" •••...... MP '. 1.. r / ..7.7,7•._ _
.4 c• ' :
&IS be••• i
i
..•---- .."
.... ....•./
:1: '
../ :-.• . •,
ti"••••• / .4:1 III :v: . To: •"
CLI ••••■•••41 /ite / . -__
Z /
N 2 4 --,r =a
.4......
.... -
..
/ c I -• - . t... , - - il .2.0..- -.fat.3
,)
.tI I l
;.
- 11 71'_"
-... '.
A.*. .*1
11M1-c.■
• n_L r_f
..I.,...r.
tr
" 1 " 1 )) )))).
.r. •i...„."....
/.
.1/.
) ......
. P. ;il '',. •....
,
-----.1J
--11‘. -ill_LL1.1 LL [
4 I • r
,4.,.., . •
I'M, (0 I it 1 ittit 1 ri HI L. \ • ., ' 3'..
,.....? : r_
i__ .....„
. .,„..
• /0141. .S"131111:;... '...19 —
0
F
r1
- .... ',. i.. .
ti . ,)
):). •,..;' "" .. : : i
J
w i
,t... .. . 1
(,) . .;::),..... ..:
._...I.V.-1;r4.
LO LD
e:' )
Ul L/1 (n:t.r,•.-) ... 1 1
cp c) z .
-.. .-- --.3 ‘ '-
0 cs .,,,,.
co c) 0
4;
La C.)
:t
I ---- .:.v..,.
...____ ..
3.64ALGII MK
WA,Om
OVCX.111,11 OLIOVJ tal:11111106
------_
CITY OF TIGARD PLANNING DEPT 4
EXHIBIT B
FRED VAN DOM LEN
3933 SW KELLY
PORTLAND OR 97201
FORUM PROPERTIES, INC.
8705 SW NIMBUS AVE., SUITE 230
BEAVERTON, OR 97008
KBC TIGARD II
8705 SW NIMBUS AVE., SUITE 230
BEAVERTON, OR 97008
VAN DCMELFN/LOOIJENGA/MCGARRIG ./KNAUF
KIM SCHOENFELDER
3933 SW KELLY AVENUE
PORTLAND, OR 97201-4393
FINAL ORDER BY THE HEARINGS OFFICER
SDR 95-0002/SLR 95-0004 FORUM PROPERTIES
SCROLLS EXPANSION
- FAX TRANSMITTAL -
PL E UNDER CITY OF TIGARD _ JGO
DATE:
TO: Sue Curran, Legals (fax) 620-3433
FROM: Patricia Lunsford, City of Tigard (Ph.) 639-4171
SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS REVIEW (SLR) 95-0003
SCHOLLS BUSINESS CENTER EXPANSION. The Director has approved, subject to conditions, a request for the
following development applications: 1.) Site Development review to develop 41,786 square feet of office and industrial space.
2.) Sensitive Lands review to perform grading work within adjoining 100 year flood plain areas. LOCATION: Southwest
end of SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200). APPLICABLE REVIEW CRITERIA: Community
Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.114 18.120 and 18.164. ZONE: The site
is zoned Industrial Park (I-P). The I-P zone allows public agency administrative services, public support facilities,
professional and administrative services, financial, insurance, and real estate services, business support services,
manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses and
is encouraged to be developed in an industrial park setting.
(PLACE VICINITY MAP HERE)
The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department,Tigard
Civic Center, 13125 SW Hall Boulevard,Tigard, Oregon 97223 or by calling(503)639-4171. The decision shall be final on
. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section
18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after
notice is given and sent. The deadline for filing of an appeal is 3:30 PM
TT PUBLISH DATE:
SDR 95-0002/VAR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION February 22,1995
APPLICANT
MATERIALS
Ps/1242/01)
he,41 Oa 4,5
t4.)1114 444 amd
CITY OF TIGARD, OREGON DI;�
1k\11'SITE DEVELOPMENT REVIEW APPLICATION/-e45•14/''UQ 4M446C 6.0
CITY OF TIGARD, 13125 SW Hall, PO Box 23397
Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY
CASE NO. t;t f2 cittimoma gis-a002__
OTHER CASE NO'S: f5cg., a 5--Doo 4
RECEIPT NO. 2q/91
APPLICATION ACC PTED Y: 1/(J uJ
DATE: /
1. GENERAL INFORMATION Appli ion elements submitted:
PROPERTY ADDRESS/LOCATION Southwest end of SW Nimbus (A) Application form (1)
Avenue, Tigard, OR 97223 1 1 B) Owner's signature/written
TAX MAP AND TAX LOT NO. T1S, R1W, Section 34AD authorization
Tax Lot 6200, City of Tigard, Oregon i J AC) Title transfer instrument (1)
SITE SIZE Approx. 5.23 Acres /7 0,(D) Assessor's map (1)
°ROPERTY OWNER/DEED HOLDER* KBC Tigard II ** See Rever a (E) Plot plan (pre-app checklist)
ADDRESS c/o 8705 SW Nimbus #230 PHONE (503) 626-2277 V cF) Applicant's statement
CITY Beaverton, OR ZIP 97008 (pre-app checklist)
APPLICANT* FORUM PROPERTIES, INC. 0 t (G) List of
property owners and
ADDRESS 8705 SW Nimbus Ave #230 PHONE (503) 626-227 addresses within 250 feet (1)
CITY Beaverton, OR ZIP 97008 (H) Filing fee a 5-E,7,- /)
*When*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 DE ERMI ED TO BE COMPLETE:
.201.-//)6 from the owner or an agent of the owner with written .201.-//)6 116
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 DESI ATION:
2. PROPOSAL SUMMARY
The owners of record of the subject property
request site development review approval to NOMA Number: 5-a-5-\(
allow Site Dev. and Sensitive Lands Review to
develop an approximate 41,786 SF Office/Industrial Approval Date:
Building_ (Multi-tenant)
Final Approval Date:
Planning
Engineering
0524P/13P
Rev'd 5/87
o
3. List any variance, conditional use, sensitive lands, or other land use actions
to be considered as part of this application: Sensitive Lands Review to develop in
a small portion of the flood plain..
4. Applicants: To have a complete application you will need to submit attachments
described in the attached information sheet at the time you submit this
application.
5. THE APPLICANT(S) SHALL CERTIFY THAT:
A. The above request does not violate any deed restrictions that may be
attached to or imposed upon the subject property.
B. If the application is granted, the applicant will exercise the rights
granted in accordance with the terms and subject to all the conditions and
limitations of the approval.
C. All of the above statements and the statements in the plot plan,
attachments, and exhibits transmitted herewith, are true; and the
applicants so acknowledge that any permit issued, based on this
application, may be revoked if it is found that any such statements are
false.
D. The applicant has read the entire contents of the application, including
the policies and criteria, and understands the requirements for approving
or denying the application.
DATED this 30th day of January 19 95
SIGNATURES of each owner (eg. husband and wife) of the subject property.
11 k
�1 !
1� . i Ar
Monte D. Haynes, Vice �sident Development
Forum Properties, Inc. as Managing
Agent for Owner
** - Owner is as follows:
PETULA ASSOCIATES, LTD. , an Iowa Corporation and
KOLL PORTLAND ASSOCIATES, a California general partnership
operating pursuant to a Joint Development Agreement,
doing business as KBC - Tigard II
(KSL:pm/0524P)
r ` ?ROPOSAL DESCRIPTIC
,A )J
CITY OF TIGARD
OREGON
FILE NO: SDR 95-0002/SLR 95-0009
FILE TITLE: SCHOLLS BUSINESS CENTER EXPANSION
APPLICANT: Forum Properties, Inc. OWNER: KBC Tigard II
8705 SW Nimbus Avenue, Suite 230 8705 SW Nimbus Avenue,Suite 230
Beaverton, OR 97008 Beaverton, OR 97008
(503) 626-2277
REQUEST: The applicant has requested the following: 1.) Site Development review to
develop 41,786 square feet of office and industrial space. 2.) Sensitive Lands
review to perform grading work within adjoining 100 year flood plain areas.
LOCATION: Southwest end of SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200).
APPLICABLE
REVIEW CRITERIA: Community Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106,
18.108, 18.114 18.120 and 18.164.
ZONE: The site is zoned Industrial Park (I-P). The I-P zone permits a range of light industrial
uses which are encouraged to be developed in an industrial park setting. The
following uses are allowed in the I-P zone: public agency administrative services,
public support facilities, professional and administrative services, financial,
insurance, and real estate services, business support services, manufacturing of
finished products,packaging and processing,wholesale,storage, and distribution,
among other uses.
CIT: East CIT FACILITATOR: Joel Stevens
PHONE NUMBER: (503) 293-1254
X STAFF DECISION
PLANNING COMMISSION DATE OF HEARING: TIME: 7:30
HEARINGS OFFICER DATE OF HEARING: TIME: 7:00
CITY COUNCIL DATE OF HEARING: TIME: 7:30
11 14117i7101Y11M1_UEXI1MlMf. _INNA AIE1:11*MAIIVAIO[HI∎Ming:1 ∎1∎11M1.]1'4J1[.)
X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X
X ARCHITECTURAL PLAN SITE PLAN X OTHER
STAFF CONTACT: Mark Roberts (503) 639-4171 X317
SDR 95-0002 4R 95-0001\ SCHOLLS BUSINESS CENTER EXPANSION February 22, 1995
VAP `OMELEN / LOOIJENGA ,i1cGARRIGLE I KNAUF
Cons..,ding Engineers
3933 SW KELLY AVE. / PORTLAND, OREGON 97201-4393/[503]222--4453 / FAX 248-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W.McGARRIGLE
JAMES E.KNAUF
January 30, 1995
Mr. Mark Roberts
CITY OF TIGARD
13125 SW Hall Blvd.
Tigard, Oregon 97223
RE: SITE DEVELOPMENT REVIEW
SENSITIVE LANDS REVIEW
SCHOLLS BUSINESS CENTER BUILDING "S"
Dear Mark:
Enclosed please find the Site Development Review and Sensitive Land Review submittal for the
proposed development of an approximate 41,786 square foot multi-tenant office/industrial
building. We have included the following items with our submittal for your use:
1. Completed/Signed Application
2. Appropriate Fee
3. 18 folded copies of Site Plan, elevations and utility plans with Appropriate Information,
including General Building Elevations
4. 8 1/2" x 11" PMT of the Site Plan
5. Site Analysis Data included on site plan.
6. 18 copies of Statement of Proposed Development
7. List of Property Owners within 250' plus interested neighbors.
8. Color copy of the artist rendering which depicts proposed building colors.
9. Memorandum from Fred Van Domelen regarding Flood Plain Development.
10. One copy of the Site Plan G-1 with the Flood Plain Mitigation Calculations.
Thank you for your help with this submittal. We look forward to working with you.
Sincerely,
Kim Schoenfelder
r+,, cc: Monte Haynes - Forum Properties, Inc.
• A Fred Van Domelen - VLMK•
MEMBER
- VAN '7MELEN I LOOIJENGA IcGARRIGLE / KNAUF
Const.,,ing Engineers
• 3933 SW KELLY AVE./ PORTLAND, OREGON 97201-4393/[503]222-4453/ FAX 24B-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W.McGARRIGLE
JAMES E.KNAUF
SCHOLLS BUSINESS CENTER-BUILDING "S"
STATEMENT OF INTENT FOR PROPOSED DEVELOPMENT
January 30, 1995
The applicant is proposing to develop an approximate 41,786 SF single story, Office/Industrial
Building. The project is located in the Scholls Business Center which is currently developed
with other similar office/industrial type buildings. Numerous development approvals have been
granted by the City of Tigard for the development of this business center. This development will
be located on Tax Lot 6200, T1S, R1 W, Section 34AD, City of Tigard, Oregon.
LEGAL DESCRIPTION: T1S R1W, Section 34AD, Tax Lot 6200
ZONING: I-P, Industrial Park, City of Tigard, State of Oregon.
VICINITY
INFORMATION: The site is located at the southwest end of SW Nimbus Avenue.
The site is a part of the Scholls Business Center Development.
BUILDING AREA: Approximately 41,786 Square Feet.
PARKING: 140 parking stalls are proposed
BUILDING
LIGHTING: Wall mounted"box type" lighting is proposed in the rear of the building.
These fixtures were chosen because they divert the light downward,
reducing the glare to neighboring properties.
DRIVEWAYS: Four new driveways are proposed off SW Nimbus Avenue to provide
ingress and egress to the building.
UTILITIES: The project will connect to existing infrastructure (power, water, sanitary,
storm, natural gas, telephone, etc.) constructed previously with the Scholls
Business Center Development.
MEMBER
SCHOLLS BUSINESS CENTER
BUILDING "S"
Site Development Review/
Sensitive Lands Review Submittal
1/31/95 - Page 2 of 4
LANDSCAPING: Approximately 54,278 square feet of Landscaping is proposed (31.4%).
A great deal of effort and design expertise has gone into the Landscaping
Design for the proposed building. Fanno Creek and surrounding wetlands
borders the properties west property line. Several residential homes border
Fanno Creek to the east. The developer held a neighborhood meeting on
January 27 with interested neighbors, as well as a representative from the
Central CIT. Their comments and concerns regarding screening of the
building to the west have been addressed(at a significant premium cost to
the developer)on the current landscape plan.
Creative and concentrated efforts have been made to screen the building
from the residential neighbors view. It was the intent of the landscape
architect to provide an eye pleasing variety of plant material, including
several native plantings to tie into the wetland border, and trees which
vary in size, texture, and color to catch and hold the eyes attention, thereby
detracting from the view of the building across Fanno Creek.
Landscaping throughout the remainder of the site has been designed to
match the intense "quality"landscaping found throughout the Scholls
Business Center Development.
The grove of large trees located in the southeast corner of the site will be
preserved. This development will not remove a single existing tree.
DESIGN FEATURES: The building's design contains many architectural features
typically absent on the majority of industrial buildings. The intent of the
applicant is to provide an upscale office/industrial building which is
architecturally pleasing, while maintaining the functionality of the
building. Some of the architectural features are as follows:
a) Many building reveals which continue around the building (please see
the building elevations enclosed)
b) Extensive use of glass located at the building entries.
d) Large quantities of eye pleasing landscaping surrounding the building
e) Several steps in the east wall
SCHOLLS BUSINESS CENTER
BUILDING "S"
Site Development Review/
Sensitive Lands Review Submittal
1/31/95 - Page 3 of 4
WETLAND: The sites west property line forms the east boundary of a delineated
wetland. This development will not impact the wetland. The development
will maintain a 28' to 40' buffer area which will be planted with
evergreen, deciduous, and native plantings. These trees and plantings will
provide a natural transition from the wetland area,provide for wildlife
refuge, as well as screen the development from the wetland area.
FLOOD PLAIN: The 100 year flood plain is mapped at elevation 160.6. This contour
meanders along the west property line, and in a few instances meanders
into the proposed developed area. The applicant is applying for a sensitive
lands review to develop within this area. The development within the 100
year flood plain will be accomplished using the"no net fill" methodology.
The end result will be that the floodway will not be narrowed, and the
flood plain will have no change in volume. Please see the attached
statement from Fred Van Domelen regarding Sensitive Land Review/
Building"S" Scholls Business Center.
The applicant has contacted the following agencies to discuss permits to build in the flood plain:
Division of State Lands -Land Conservation & Dev. - Mr. Jim Kennedy (503)378-2332
Mr. Kennedy's comments are paraphrased as follows:
- We can build in the flood plain
-Non residential building - elevate finish floor a minimum 1,0"above flood elevation, or
flood proof building
- If development is not located in the floodway, Land Conservation& Development does
not require a permit.
US Corps of Engineers - Mr. Dale Haslen (503)326-6996
Mr. Haslen's comments are as follows:
- Their area of concern is the ordinary high water mark.
- If filling occurs in wetlands a permit would be required. This project will not impact the
wetland boundary.
- 100 year flood plain area is not a concern to the Corps.
- Corps issues permits for work in the wetland's area and within ordinary high water
mark, not in the 100 year flood plain outside of those areas.
Division of State Lands -Mr. Bill Parks assistant Jane (503)378-3805
Mr. Parks indicated that a permit is not required if work is outside wetland and creek
area.
SCHOLLS BUSINESS CENTER
BUILDING "S"
Site Development Review/
Sensitive Lands Review Submittal
1/31/95 - Page 4 of 4
Unified Sewer Agency- Mr. Lee Walker(503) 648-8678
WETLAND ISSUES: Mr. Walker referred to the following ordinance:
Res. Order 91-47 Washington County (Chapters 6&7)
Preserve & Maintain Corridor
Mr. Walker's indicated the following:
- Can regrade and revegetate 25' buffer zone
- Can have water quality facility in buffer if the width of the swale is added to the 25'
minimum (25' min. + 12' swale= 37' total). Swale can be placed in middle of buffer-
minimum of 15' setback from wetland.
- Can weir over swale into buffer with low flow.
100 YEAR FLOOD PLAIN
- Use No Net Increase in Fill Methodology.
- Flood plain Mitigation can be in 100 year flood plain.
PREVIOUS
MEETINGS: 12/12/94: Preliminary Project Meeting with City of Tigard,
Mark Roberts
1/10/95: Preapplication Conference City of Tigard, Mark Roberts,
Michael Anderson
1/27/95: Neighborhood Meeting, Surrounding Neighbors, Central
CIT Representative
1/31/95: Meeting with Interested Tenants from Scholls Business
Center.
- - VAIS' 'OMELEN / LOOIJENGA /IcGARRIGLE / KNAUF
Cons�,Ging Engineers
== _ = 3933 SW KELLY AVE. / PORTLAND,OREGON 97201-4393/[503]222-4453/ FAX 24B-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W.McGARRIGLE
JAMES E.KNAUF
January 19, 1995
MEMORANDUM
FROM: Fred Van Domelen, P.E.
SUBJECT: Sensitive Land Review/Building "S" Scholls Business Center
This memorandum addresses the "Approval Standards" in Section 18.84.040. These
comments will primarily address the flood plain issues.
The proposed work in the 100 year flood plain will be accomplished with "no net fill".
The flood plain meanders considerably east/west and the proposed work will partially
straighten the flood plain boundary. Land not currently in the flood plain will be put in it.
Some of the easterly meanderings of the flood plain will be filled.
The end result will be that the floodway will not be narrowed and the flood plain will have
no change in volume.
AHVD:kmc
r
MEMBER
_ 1__—_ VAN ']MELEN I LOOIJENGA ICGARRIGLE / KNAUF
Const ing Engineers
_- - 3933 SW KELLY AVE. / PORTLAND,OREGON 97201-4393/(503)222-4453/FAX 248-9263
PRINCIPALS
ALFRED H.VAN DOMELEN
DIRK N.M.LOOUENGA
ROGER W.McGARRIGLE
JAMES E.KNAUF
December 30, 1994
PrecivED
Planning Staff
City of Tigard DEC 3 0 1994
13125 S.W. Hall
Tigard, Oregon 97223 "I'"" "t` 'MENT
RE: Scholls Business Center Building "S"
Dear Planning Staff:
This letter will describe briefly the proposed new building "S" in the Scholls Business
Center. The proposed project will be a multi-tenant building specifically designed to
accommodate light manufacturing and associated office activities . It will be a building of
approximately 42,000 sq. ft. with about 135 parking spaces. It will be designed to
accommodate 1 to 4 tenants.
The issues that we believe are most important to resolve relate primarily to the wetlands
and flood plain to the west.
The wetland has been mapped and we understand that we will need to observe a 25 ft.
buffer. We understand we can place landscaping in the buffer area and intend to do so
primarily with native species shrubs and trees. We would use this zone to provide
screening between the rear of the building and the residential land quite some distance to
the west.
We also understand that we can place our water quality swale in the buffer zone if we
increase its width. We plan to locate the water quality swale with plantings immediately
adjacent to the wetland. Water quality features usually become wetlands in a short period
of time. We would then observe the buffer area between the water quality swale and the
edge of the developed area.
The flood plain meanders wildly along the west boundary, and we plan to cut and fill in the
flood plain area observing the "no net fill" rule.
All utilities are available to serve the site. The traffic circulation will be such that a full
over-the-road tractor trailer unit can be accommodated although their frequency is expected
to be quite low. All loading will be in the rear of the building.
al
MEMBER
-Page 2-
RE: Scholls Business Center Building "S"
We have done a preliminary review of the codes and ordinances that would apply to the
project and believe that the enclosed site plan is in compliance. We look forward to
meeting with you to discuss the project further.
Sincerely,
Kim choenfel er
Enclosure
Copy to: Monte Haynes, Forum Properties
KS:kmc
/
SCHOLLS FERRY ROAD
(HIGHWAY 210) _
N
CA
N
p� 210 WASHINGTON SQUARE
I
EXISTIIG VACANT
PROM m1
PAR T SITE
ENGLEK Ip 1
\ \
I
A \ N
\\
ti
s
\ ti� ?,�
\��TNA
V' V17
C'A \40
f• \ 0/P )
VAN DOMELEN/LOOIJENGA SCHOLLS BUSINESS CENTER 94735
OJ MO D41[
WEMcGARRIGLE/KNAUF
3933 S.W. KELLY AVENUE
PORTLAND, ORE (503) 222-4453 VICINITY MAP
J
Name of applicant v L �1 �lf -r S
Subject Property: Tax Map and Lot # I I � 1 A) t G#TZiY1 L/►'�� �ibdco
Address or General Location 3 W 1 1 i)4 1 7-2619--R-to
/ '&
AFFIDAVIT OF POSTING NOTICE
1, -11Y1 SG littvl he 6d,(2/Y , do affirm that I am (represent) the party Initiating Interest in a proposed
4l,000 Si Orrice 1zivbusrio-L. c be affecting the land located at Sit) N l'u 11-it ruAL,
and did on the i I day of Jet , 19 IL personally post notice indicating that
the site may be proposed for a S e is iv.C. Lf},k1 pS/Site 1)e;e lopmeft,i 0vi application, and the time, date and place of a
neighborhood meeting to discuss the proposal.
The sign was posted at "tilt��D l�1'"1f �LZ•1.� OeW-4 u'v Iz Vrp
(state location on property)
This ) 11 day of y , 19
Sig = 1-=
Subscribed and sworn to, affirmed, before me this 11 day of Q (- , 19 YJl
OFFICIAL SEAL (' 't
• '-�� KATHLEEN M. CULLISON No Public for the State of Oregon
COMM SSIONINo.o322�a o-OREGON My Commission Expires: /9/ /9 9?
-�—
MY COMMISSION EXPiRES APRIL 19,1998
WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO:
City of Tigard
Planning Division
13125 SW Hall Blvd.
Tigard, OR 97223
iogin\jo\postnotcit
FORUM RECEIVED
i'ROPERT :JAN 1 9 1994
January 11, 1995 COMMUNITY DEVELUrmLNT
VMark Roberts
PO Box 23397
Tigard, OR 97223
RE: Scholls Business Center, Building S
Dear Interested Party:
Forum Properties, Inc. represents the leaseholder of the property located on Nimbus
Avenue, Ti S, R1 W, Section 34AD, Tax Lot 6200. We are proposing an approximate
41,000 square foot Office/Industrial Building at this location. Prior to applying to the
City of Tigard for the necessary permits, we would like to discuss our proposal with those
neighbors who are interested in this development. You are invited to attend a meeting on:
Thursday,January 26, 1995
Forum Properties,Inc.
Management Office
10240 SW Nimbus Avenue,Suite L-3
Tigard, Oregon 97223
7:00 PM
Please R.S.V.P. by Monday,January 25, 1995 to Kathleen Hoff at (503) 626-2277.
Please note this will be an informational meeting on preliminary plans. These plans may
be altered prior to the submittal of the application to the City.
Please call me at(503) 626-2277 if you have any questions prior to the meeting. We look
forward to seeing you at the meeting.
Sincerely,
)) 7trlitE cptei 1a /0/s
Monte D. Haynes
Vice President Development
. .
•
AFFIDAVIT OF MAILING
STATE OF OREGON )
) SS
CITY OF TIGARD )
I, MThi Scr titnft(d ' , being duly sworn, depose and say that on ,nULUJ I
, 19 el( , 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 S-h0I I S bt S11 @SS CV. %, R I& 3/fro
, 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 3933 Si() 141/le-
O. 2, PDII1.MtAID,with postage prepaid thereon. v
�/ .-- V l<
Signa ire
Subscribed and sworn to before me this I ( day of J a- - , 19 q6.--
fOFF ICIA
L C SEAL €64"-4-(2.11-74-).
otary uc
NOT,Ay F IsOON My Commission Expires: /y / 9 2
COMMISSN NO.MY COMMISSION EXPIRES APRIL 032274
MY
h:\log in\jo\affmail.cit
1S134AD 00400
Craig Hopkins
7430 SW Varns Daniel J. Bailey
Tigard, OR 97223 11358 SW Ironwood Loop
Tigard, OR 97223
1S134AD 07100 1S134AD 09400
David E. and Christine C. Ross David W. Cobrain
10518 SW Windsor Place 10765 SW 106th Avenue
Tigard, OR 97223 Tigard, OR 97223
1S134AD 05200 1S134AD 00300
Skip and Connie Saunders Frank R. and Diana Lamothe
10821 SW 108th Court 11356 SW Ironwood Loop
Tigard, OR 97223 Tigard, OR 97223
1S134AD 05300 1S134AD 09300
Gary D and Melanie J. Coates Guy Conaway
10821 SW 108yh Court 10779 SW 106th Avenue
Tigard, OR 97223 Tigard, OR 97223
1S134AD 07200 JoAnne R. Heintz
Hak Kyun and Kye Jo YI 10800 SW Pathfinder Way
10545 SW Windsor Place Tigard, OR 97223
Tigard, OR 97223
1S134AD 00600 1S134AD 00100
Joesph A. Nagmay Larry L. Tucker
11362 SW Ironwood Loop 11352 SW Ironwood Loop
Tigard, OR 97223 Tigard, OR 97223
1S134AD 08500 1S134AD 00200
Laura E. Meyer Margaret E. and Sharon McCartney
10544 SW Windsor Court 11354 SW Ironwood Loop
Tigard, OR 97223 Tigard, OR 97223
1 S 134AD 05900 Mark F. Mahon
Mark A. and Denise M Gunderson 11310 SW Ventura Court
10765 SW Ponderosa Place Tigard, OR 97223
Tigard, OR 97223
CITY OF TIGARD Mark Swintek
Mark Roberts 9915 Sw Frewing#23
13125 SW Hall Tigard, OR 97223
Tigard, OR 97223
1 S 134AC 02300 1S134AD 05600
Mary Rita Hart Michael M. Murphy
10993 SW North Dakota Street 10720 SW Ponderosa Place
Tigard, OR 97223 Portland, OR 97223
CIT 1S134AD 09100
Nancy S. Smith Nolan G. Johnson
12630 SW Walnut Street 10793 SW 106th Avenue
Portland, OR 97223 Tigard, OR 97223
1S134AD 09200 CIT
Norman A. Cooley Pat Whiting
10787 SW 106th Avenue 8122 SW Spruce
Tigard, OR 97223 Tigard, OR 97223
1S134AD 09500 1S134AD 00500
Patricia J. Heisel Reji T. and Susan E. Peterson
10753 SW 106th Avenue 11360 SW Ironwood Loop
Tigard, OR 97223 Tigard, OR 97223
1S134AD 08600 1S134AD 05700
Richard S. and Suzanne Burdick Robert C. and Jean L. McCormick
10553 SW Windsor Court 10710 SW Ponderosa Place
Tigard, OR 97223 Tigard, OR 97223
Sue Carver
1S134AD 05800
10155 SW Hoodview Drive William R. and Leslee A. Fagan
Tigard, Or 97224 10705 SW Ponderosa Place
Tigard, OR 97223
1 S 134AD 00700 Laura Jenkins
William R. and Ruby Taylor 11338 SW Ironwood Loop
11364 SW Ironwood Loop Tigard, OR 97223
Tigard, OR 97223
Knol Simnitt Joyce Lathrop
11330 SW Ironwood Loop 10765 SW 106th Avenue
Tigard, OR 97223 Tigard, OR 97223
Laura Gentry Bill Brewer
10730 SW Mary Place 11344 SW Ironwood Loop
Tigard, OR 97223 Tigard, OR 97223
Cordell Tietz Eric Thompson
11342 SW Ironwood Loop 10220 SW Nimbus Avenue
Tigard, OR 97223 Tigard, OR 97223
1S134AD 06100 1S134AD 6301
City of Tigard Chester& William R. Robinson
13125 SW Hall 1200 SW Bull Mountain Road
Tigard, OR 97223 Tigard, OR 97223
1 S 134AD 06201/06202 VLMK Consulting Engineers
KBC Tigard II 3933 SW Kelly Avenue
do Forum Properties, Inc. Portland, OR 97201
8705 SW Nimbus#230
Beaverton, OR 97008
.. / / * . A:
f i J i 1 4.
i• : ' ,ems '' ,
f �► t , i
S J' � [J t
. ' • • it } It_. ,, _. ,., ,_ „:
h, { k ' .Li, .
i . ,
: • .44. i 4 i• M 1 1
r I
1
. 1,A
0 / . .
....
...,.
t r
.,
� fa !f •; I ' .fr
10 I/ ... '
,
it ' V/ J -1(
a, ,W L, ,
1 w"
1 0 i.
i . .
• �� �.
• 2 Y. r' /
A}lp \ . �'1' 1�
a 'fl '
..
1
i /
I SCHOLLS FERRY ROAD
(HIGHWAY 210)
o
IN
f G
s
➢{ '
t1 2�0 WASHINGTON SQUARE
filiO
_ 11:00' A
1
1
EXIS IG VACANT
PROJEC4T SITE
1 \ \
ENGLEWOOD ■
•
I
PARK ••
A \
\ N y.I,
\% �'SryQr
\-o
\40
V2 4\vh
-f, \ ki■ )
HT VAN DOMELEN/LOOIJENGA SCHOLLS BUSINESS CENTER 94735 o.R
PROJ NO McGARRIGLE/KNAUF �.» �,:,
3933 S.W. KELLY AVENUE .Q�___
PORTLAND, ORE (503) 222-4453 VICINITY MAP
B. '481 t wb
R •9.
'' Lc'-/Ll 6Z,4S1 6^ .....
s � VA.f. 3.1:CYYtt1c i _ ,a, •
m. d t,*
t° -wm tig n.B•10.101./ R r sc®
°TA'S -"'' 1'V 1 l°1 P El 5 0 El 0 a mi, "..N \— __
eal;c �
R.u.uszN \ /,d��/:rem' l"T:•: `•———�//
N-Si.SO.SLN/ /'\ ./ 8W. s .9 1.9 }Fa.,
Ohre
N-ll.erArN q
c- - J _ _ R j-, �� N1
.. +—•" .
/ P •1/ ' Rw
• e i..:.,./ e - .. 4'
is
a '. s .: to
♦ .1fs gYm 7i11lSt YRB�S9YIe YR21CY GIR6R0aRe9 t YRF
/
t Fn/
J �A I % eip V
T
1 /,
499.
9.@iAtl4Re;•.Ila11.R89ftRNC �0%,,,,,,2„.:4®
m i N ,4
.S•IL
';2 , ••��-� SLeS
0 Lf
[;..1. N,. Ba
cl'lel Y 7-
M I IN yg.
q
GPs.
OJ 6. Nar100Y1 N,6Z,S L.6 0,1
dig 3 NON oo c.
0' : Al a.,p
J.MAMA ammo .4^1 .'. ..a.uN.loll. et vi
uNVCC o.-
.er.' • IV>w.s w �' 311. c LOS
.�w•■•
flout
O.. am.
•
1 P P` J. am .. 0.. ,10•111.3 St h
at ,00 Ot
p N-fZ.S 16.N 1w 0 I/•)MN Ng•I/On fa NI♦.n
O 0 0•0 001 VIP 1100W18/VINI SMl
9v .aw..a • •
011 1.......r.7....�uu.siNSr. ��� N-1 Loa 1 3.0011615 fT,.TB ma a�
MC AV - NM aortht
1.1111K 7.62.CL615 -• _. 00'el ......NM.wr„' •N•two••
3-1∎110LN avI.'- Q
18p ill° 9 WINO OWN N MO 004,064.
im-CM :WOWS 131011.1
au�1
01/0117011312174.1141:141(10113 ...1 N.1• .c® • 1mr 6m.saN•w M..MI O
••10 N+n•v668 ww.N.ceo-.care Nn*that.
310401AS Mild XS L.
e Il V I •• •• •
OREGON t 15 34AD
il '
•
J' SEE MAP •
REMAINDER SHOWN IS I 34AA \ i
ON MAP IS 1 34A
t I LINE
rot �- + I
6201 REMAINDER SHOWN _w CANCELED TAX LOTS p ''
6 (�J 8 00,i 300
I
9,.40/ 6.23Ac. ON MAP IS 134AA O 4300.2600,
0 ',C 8300, i
G I i
. 0011
N 1
184 36
N 6200 z
Ih. 1` �ti-cp.,5.23 Ac.
i 0
I I
tek 7i'l It I . , r 1 1 r r� t
I if
iCiS IF
kk3 .r►T D^
,4, i•
U ` - ^
\ ,AA J •
m\ \ \ •. 15 ■ • 1
�, \ ;
\ 1S
I
./r 5.6%
VP
t
.....„ iii,
i
\ X202 - i
10 laid
T /0,3 \ ?a...4
•
•
'lid ,
%:: \ ; 11
4,v.
\ ,
\\
\ . 1). ------.3 ,..
...
.......
25.59 - a �'
r.
n
? \ �3S �8G.8o • is
\ 0
•
X05 9–
`\\\ \\ 138'40 61 04 ` :1
11
'TRACT "A
(t \
•
\ LANDSCAPE B FER 1m
& STORM DETE ION I`•\\ Q,N 1
43 18
\„_- \ w
43 2� \ 176.81 N 89°52'29" . 1 ( 1 I
Itt
v ,•r 301.81 55.02 69.98 363.32
,IS 468.20 �. 2.12 , • ,31 S .. ., ,, '
N 89°32'6"E r
00 , 38.80 9600
9500 9400 ��e • Z63 Ac.
_ 9300`'m z •
• r32 v
e 31 �._ ,
6
•,2•'e 3 9200P% =a.
y,, 23'
5100 1' 29
-v n fir. u3;�9100 e,, ,;.in
28D . 2.50', N 28 SEE M^.P ±:
bs/0 101.95 sl.9s 0 �. I S I a.i 8 C
:0 W ,� 27 - 8600• 4 148. I _ a 2374
. , �/ s 22 40 59.27 o 23 0
. , . ..
'-9 /' $ Z 8 8800 8700 °
?5.69` w 900 �i�l J N - ,' ..`y,
N. 26 25 ° 24 if e 52'37
�" S S M E N T
\ `V N a, $SW WINDSOR .o
�
W c . 4`'4• 29.1 40 40 40 , . '•
32 0 4–
7900 8000 8100 8201 A89-C
w d 16_. ' 17 18 19 '
/
•
I
8 • 7901
as 00• 4111M• A 50' 40' 40' j/
'a 7800 7700 7Fs• 15 ,. 14 , //
5
•
-r 30 a0' /
0 0�
/ • ,/
k
�� \ i ,
;5.28 O v/ILO 7.
;SOOR.2 /
1
.-.•
/'
INITIAL i
POINT '
•
6
> 1.•
/
5� 50 N ch Oa c� 3 ",.I�1 Zvi • 1 i 6201
6' 10
,, ,.. - 100 +c 100 o O Ae2
:N_ 6301 1 .'2. 6.23Ac.
ry\ 3 1, j 9E w S85.01930'E 20 0 ° TAX LOTTED 'N 1 so
1,°+�'� S5 2500 Q ON MAP 1:rnZ l0./l •Ac. /' N 1 1
E 'a0 7 1800 100 N
•
�► Is I 34AA
ry ; 65 Ne5°19'30"w 1
N
U ° ` Iw (,....1.2.....,_., 184.31•.4 a N 58 0
4 100 200
RC t6t M S 6' 19 • E •2 A 1 ;
•13.27 • ° f•� 21 o 5 1 851, , , 620CF
N N es 3o n 2400 o Q ''
E 5.23 A c.
loo I
in
1 _
•0 0 1900 64 30" N 300 9 30 w 'N 1 1 J 1J �l\ JkcoLI
r$:3 . loo Q ' 22 g 1
W °05 5s w
N B4 ((��}}
0 eV
g 2000 p 63 N J f' ror\ •\� J J 1
9012 .
Q 60 h X 030 dB c 400 \
'° J 3 171 87.50 . ° 2200 c l0 23 3 \
�' E 45 + S 89°4E 20 W p \\•
• 2100 �. 62 Nsoo A N PARCEL A \ \
:° 61 ,,� „et- o 500 w . " W .\ \ \
D, O ° 24 p 3 606 Ac- o /� 't�■ \
r
DP' `1!� 33.50 63.21 `4 'L , o \ 1 1 (^I
't\. RO P 'Y o •Ip PUBLIC PARK o - \
m
� 6' o
h Sr�,/ o
.W• 600 b,' `b M" Q \ \
h
6 °4E' 20"W • 65 y C�, R. \ \y rn 75 40.17 30.16 a \
700 £, 0
900 800 o A ';� a� 2sa \
a v.N `I \o \� S \ \\•
E. 28 c6 w) 27 U1 26 .- �� /9� \
f s
c I 3 \ \
Z eh °' S 89' 46' 20' Ih'
p?' 371.09 .. ?i \
7` 86.59 5E.32 .. y \
_. r N89�45 or E 184.91 y3O \
9,
d ° k
6100 ?s,,, \ 209 \ ,
s \
TRACT "A„ ss° r \
s3 0
o PARK v3,'
N F O
_�
2
169.91 • ''''--\\T.
. •
35 • 134.91 8i..91 z
5800 5700 0 . -•
1 0
N
of c:
5900 "`'s °0 22
>r 70 21 N, •
- 0 43 18 \.....-
6�
20 313 a' dB \0 mw 43.24" ;. j
° 5600
a.
S •;; w \m 215 vo
97.47 t!' C6 Q a 23 �• 100 • 115 •- •,5 36.80•
• 6000 2 4 /08 ,� 5300 5200 \� 9500 8400 ,
b 6o n O a 9'•
19 ��� a :' pam 5500 0 27 `, • �32 �,•�5 d7 0
• 66.87 1 '' '�°j c' 24 A\ J- y gb 23'
°Bi S,w. �� s \\6 5400 •ash • a99s 5100 ' •�''' �.
SEE MAP °z3 _
IS I 34AC 66.87 29• R: 25 et ��r • Q 28� r' R•b0, N
i
/ .y ti
5 p 9 -4
2800 ,,'3
s
2900 �i 2, yoG /0,.00 9c
N ^' 18 fD `'0 31.42 d° 25.62 ? tiR ∎ W
o -�' '9^ • 6,I,. c' 00 .• • 9.40
N ~ • 17 `� N (. , ,Lgtih VQ•R X37• \49.04
6.22
�< - N ° a • Z 8900 8
9\9\ a `: "' �tio 4900 �.;, 29 Z
3 3000 ? h6 J° • 105.69 ` 6) 26
Y• u\ \°f° ! • 31.42 h0 po ;rJ t. Q
1 '� v
N 16 �� ,� O e" 4800
iv
o ' //39 6 4000 60 �/f 31
h .,O 6 �_
3100 e . °D \h3 Mc 2Sw
m o0 6 Q o "' _ _ O
15 N - 3900 o a • 4700 W o t`1":,, I
1
• Ioa.6e 4100 �9 C 32 • 0 } 7900• N tT-a N 0
31?nn le o 7 • v .n o535 •. CO a 16
8 V I••
1 ¢ a ��
14 93.12 `02 R °- 4600 60
•.0 14200 W 1
• uo 3800 • o Z 7800
3300 (00 m 4 15
N V 8 N W to •� :4 s 0 ct
13 m°, ���. 's 30 : so' ..,
L
Ti.1 107 44.14...,...9/.4,
-
11 o • ---� 4300 o .Z.
3700 n 7
340x-. 60 • # I �� � ' b ,
to 12 9 r 3 4400 35.28 R z ,
110 w7 00' 4500 c
3600 LEI 2 !n 1 m 64
•3500 g (�j ••
• a 1
°• INITIAL . v ,en
�' ' O 10 `r ° POINT M o3 •
N
r
11 TR. C ..' o a•
5• 07 150.69 - `,' a "- ,,,
• S 89° 50' 16"W 520.89 0
I-
SEE MAP eo'
IS I 34DA
•
•
• �71f tip.- 'FW :.. ;si?
SDR 95-0002/SLR 95-0003,- SCHOLLS BUSINESS CENTER EXPANS ON
t",, Exhibit "B"
1S134AD-06201 1S134AD-0620 2102,
ROBINSON, CHESTER TRUST AND ROBINSON, CHESTER TRUST AND
ROBINSON, WILLIAM R & CONSTANCE A ROBINSON, WILLIAM R & ! • TANCE A
BY FORUM PROPERTITES BY FORUM PROPERT
8705 SW NIMBUS #230 8705 SW ► :. #230
BEAVERTON OR 97005 -- r RTON OR 97005
1S134AD-06301 1S134AD-06100
ROBINSON, CHESTER L TRUST TIGARD, CITY OF _
ROBINSON, WILLIAM R AND 13125 SW HALL
CONSTANCE A PO BO} 7
1200 SW BULL MT RD RD OR 97223
TIGARD OR 97223
PRE -
APPLICATION
CONFERENCE
NOTES
CITY OF TIGARD
PRE-APPLICATION CONFERENCE NOTES
NON-RESIDENTIAL
DATE: / 1O ` 5
APPLICANT: AGENT: V 5 C "CR� dew
\ '
Phone: Phone: Z.. 4 1j g
PROPERTY LOCATION 5 (..) 14 / Ai/� '^ u�
ADDRESS: V / /�''�C� li
TAX MAP & TAX, LOT:
NECESSARY A PLICATGION(S) ` 11,2.0.2. Icy)t l a�
5-i2-4#1.<& ) .L.HJs lees "
PROPOSAL DESCRIPTION: 0-1W-clop a 04,1.01411/4
ill =t-e[,i sCV
j , 11461sudrfaj 6416! w
fie
1 Agif
COMPREHENSIVE PLAN DESIGNATION: 41 74— k
ZONING DESIGNATION:
ZONING DISTRICT DIMENSIONAL REQUIREMENTS /�
Minimum lot size: kjoy2 sq. ft. 45)01.s2 a6 5 4 ir'ec eh*M4/
" "`1/
Miuinium lot width: ft.
Setbacks: front- '3 ft. side- 5(1 ft. , rear- erfT.
garage- if 4' ft. corner-44 ft. from both streets.
Maximum site covera e:75.% d�
Minimum landscaped or natural vegetation area:2 S % 24/'��
Maximum building height: tic ft. l.��Q V e-C
ADDITIONAL LOT DIMENSIONAL QUIREMENTS `�J/JJ
Minimum lot frontage: 2 eet unless lot is created through the minor land
partition process. Lots eated as part of a partition must have a
minimum of 15 feet of front e or have a minimum 15 foot wide access
easement.
Maximum lot depth to width ratio of 2.5 to 1. -
SPECIAL SETBACKS
Streets: 14 a ft. rom centerline of
Established reas: 0 ft. from i G
Lower intensity zones:2-O ft. , along the si e's (AWc'Q.vtboundary
et d,
Page 1
SPECIAL BUILDING HEIGHT PROVISIONS
Building Height Exceptions (Code Section 18.98.020) : Buildings located in
a non-residential zone may be built to a height of 75 feet provided:
1. A maximum FAR (building floor area to site area ratio) of 1.5
to 1 will exist;
2. All actual building setbacks will be at least 1/2 the
building's height; and
3. The structure will not abut a residential zo d' trict.
3 par- 000
PARKING AND ACCESS / S • c • / 1 _
Required parking for this type of use: 4 , [Qv�p0
•
Secondary use required parking: v
250 of require. .. - •- •- •na e. compact-only spaces.
Standard parking space dimensions: 9 -. -x 18 ft. X
Compact parking space dimensions: .L .-. X 15 ft. }C
/ Disabled person parking: All parking areas providing in excess of five
required automobile parking spaces shall provide appropriately located and
designated disabled person parking spaces. The minimum number of disabled
person parking spaces to be provided and parking space size are mandated
by the Oregon Revised Statutes and Americans with Disabilities Act (see
handout) . A handicapped parking space symbol shall be painted on the
parking space surface and an appropriate sign shall be provided.
Bicycle racks are required for civic uses, non-residential use
commercial uses, and industrial uses providing 15 or more automobile
parking spaces. Bicycle parking must be provided at a ratio of one
bicycle rack space per 15 auto parking spaces. Bicycle racks shall be
located in areas protected from automobile traffic. The Planning Division
can provide specifications for approved bicycle rack types.
All driveways and parking areas, except for some fleet storge parking
areas, must be paved.
Drive-in use queuing areas:
Minimum number of accesses: !!!
Minimum access width: 24 ft.
Maximum access width: 40 ft.
Pedestrian access must be provided between building entrances and parking
areas, outdoor common areas, and public sidewalks and streets.
Parking area landscaping and screening: Required. See Landscaping section
below.
For detailed information on design requirements for parking areas and
accesses, see Community Development Code Chapters 18.106 and 18.108.
Page 2
CLEAR VISION AREA
The City requires that clear vision be maintained between three and eight
feet above grade at road/driveway, road/railroad, and road/road
intersections in specified clear vision areas. The size of the required
clear vision area depends upon the abutting street's functional
classification. No buildings, signs, trees or other visual obstructions
are allowed between 3 and 8 feet above grade in these areas.
LANDSCAPING
Street trees are required for all developments fronting on a public or
private street or a driveway more than 100 feet in length. Street trees
must be placed either within the public right-of-way or on private
property within six feet of the right-of-way boundary. Street trees must
have a minimum caliper of two inches at four feet above grade. Street
trees should be spaced 20 to 40 feet apart depending on mature tree size.
Further information on regulations affecting street trees and a list of
recommended street trees may be obtained from the Planning Division.
A minimum of one tree per seven parking spaces must be planted in and
around parking areas in order to provide a canopy effect. Landscaped
screening of parking areas from views from public rights-of-way must be
provided.
BUFFERING AND SCREENING
In order to increase privacy and to reduce or eliminate adverse noise or
visual impacts between adjacent developments, especially between different
land uses, the City requires landscaped buffer areas along certain site
perimeters. Required buffer areas are described by the Code in terms of
width. Buffer areas must be occupied by a mixture of deciduous and
evergreen trees and shrubs. Site obscuring screens or fences are also
required in some cases, and often are advisable even if not required.
Required buffer areas may only be occupied by vegetation, fences,
utilities, and sidewalks.
Additional information on required buffer area materials and sizes may be
found in Code Chapter 18.100.
Re 'red buffer widths applicable to/may r proposal area:
K0 ft. along north boundary I( Qft. along east boundary
`1_ ft. along south boundary i/ ./. ft. along west boundary �D •
pd* a J.'v rQ6ict � Q ,24
S wIn ad tion, sight pb c n screening is required along
-2Co1 w4er1QQ Q 10 K. lwrk.LLD Cv¢
Page 3
SIGNS
Permits must be obtained before erecting any sign in the City of Tigard.
A "Guidelines for Sign Permits" handout is available upon request.
Additional sign area or height beyond Code standards may be permitted if
the sign proposal is reviewed as part of a development application.
SENSITIVE LANDS q-/k 4 1 O Qom'
e � Jl`3 e-
.4311904 PLI.c.1,44._ W
Other Agency Permits: A �'' o P
end � S ��air
PUBLIC FACILITIES
The purpose of the pre-application conference is to: (i) identify
applicable Comprehensive Plan policies and ordinance provisions; (ii) to
provide City staff an opportunity to comment on specific concerns; and
(iii) to review the application review process with the applicant
including identifying who will be the final decision maker for the
application. The extent of public improvements and dedications to be
required of the applicant will be recommended by City Engineering
Department staff and approved by the appropriate authority. There will
be no final recommendation to the decision maker by City staff until all
commenting agencies, City staff and the public have had an opportunity to
review and comment on the application. The following comments are a
projection of public improvement related requirements that may be required
as a condition of development approval for your project. Unless noted
otherwise, the primary contact for questions related to public facility
issues is
En 'neering Department, 639-4171
Right-of-way dedication: The City of Tigard requires that land area be
dedicated to the public to increase abutting public rights-of-way to the
ultimate functional street classification rights-of-way width specified by
the Community Development Code.
Approval of a development application for this site will require
dedication of right-of-way for
1. to feet from centerline.
2 . to feet from centerline.
Page 4
PUBLIC FACILITIES
The purpose of the pre-application conference is to: (1) Identify
applicable Comprehensive Plan policies and ordinance provisions;
(2) To provide City staff an opportunity to comment on specific concerns;
and (3) To review the Land Use Application review process with the
applicant and to identify who the final decision making authority shall be
for the application.
The extent of necessary public improvements and dedications which shall be
required of the applicant will be recommended by City staff and subject to
approval by the appropriate authority. There will be no final
recommendation to the decision making authority on behalf of the City
staff until all concerned commenting agencies, City staff and the public
have had an opportunity to review and comment on the application. The
following comments are a projection of public improvement related
requirements that may be required as a condition of development approval
for your proposed project.
Right-of-way dedication: The City of Tigard requires that land area be
dedicated to the public: 1) to increase abutting public rights-of-way to
the ultimate functional street classification right-of-way width as
specified by the Community Development Code; or 2) for the creation of new
streets.
Approval of a development application for this site will require right-of-
way dedic ion for: 1,445.55 144. X40 NI 4113e sit .
1. to feet from centerline.
2. to feet from centerline.
3. to feet from centerline.
Street improvements: 11t0//4
1. street improvements will be necessary along
2. street improvements will be necessary along
3. Street improvements shall include feet of pavement from
centerline, plus the installation of curb and gutters, storm sewers,
underground placement of utility wires (a fee may be collected if
determined appropriate by the Engineering Department) , a five-foot wide
sidewalk (sidewalks may be required to be wider on arterials or major
collector streets, or in the Central Business District) , necessary street
signs, streetlights, and a two year streetlighting fee.
In some cases, where street improvements or other necessary public
improvements are not currently practical, the street improvements may be
deferred. In such cases, a condition of development approval may be
specified which requires the property owner(s) to execute a non-
remonstrance agreement which waives the property owner's right to
remonstrate against the formation of a local improvement district formed
to improve:
1.
Page 11
2.
Pedestrianways/bikeways:
Sanitary Sewers: The nearest sanitary sewer line to this property is a(n)
j inch line which is located in
The proposed development must be connected to a sanitary sewer. It is the
developer's responsibility to extend the sewer along the proposed
development site's
44/X Mtn G344
Water Supply: The ➢Y Water District (Phone: )
provides public water service in the area of this site. The District
should be contacted for information regarding water supply for your
proposed development.
Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene
Birchill, 252-2506) provides fire protection services within the City of
Tigard. The District should be contacted for information regarding the
adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection. 00 ru/ W;WO ie.7`n -
Other Agency Permits:
Storm sewer improvements: i Y/ 7/ 4- , //2,Z1/'t/GG c-
1-2/>-,V i7d is
STORMWATER QUALITY FEES
The Unified Sewerage Agency has established, and the City has agreed to
enforce, Resolution No. 90-43 Surface Water Management Regulations which
requires the construction of on-site water quality facilities. At the
discretion of the City, the applicant may be offered an opportunity to pay
a fee in lieu of the construction of such a facility. The resolution
requires the construction of a water quality facility and/or the payment
of a fee. The fee shall be based upon the amount of impervious surface;
for every 2,640 square feet, or portion thereof, the fee shall be $285.00.
The City of Tigard shall determine if a fee may be paid or a facility
shall be constructed.
O -S ✓i11� ' r ��1�
42/17,4-4V
TRAFFIC IMPACT FEES
PrlO�osOp 5 7 ONclel� 7a Wer41�
tse - verla m er, wlrrf vs4
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF)
ordinance. The Traffic Impact Fee program collects fees from new
development based on the development's projected impact upon the City's
transportation system. The applicant shall be required to pay a fee based
upon the number of trips which are projected to result from the proposed
development. The calculation of the TIF is based on the proposed use of
the land, the size of the project, and a general use based fee category.
The TIF shall be calculated at the time of building permit issuance. In
limited circumstances, payment of the TIF may be allowed to be deferred
until the issuance of an occupancy permit. Deferral of the payment until
occupancy is permissible only when the TIF is greater than $5, 000.00.
)1410;
STREET OPENING PERMIT
No work shall be preformed within a public right-of-way, or shall
commence, until the applicant has obtained a street opening permit from
the Engineering Department.
FINISHED FLOOR ELEVATIONS
All projects that require a grading plan also require that the applicant
shall submit a typical floor plan for each lot. This floor plan shall
indicate the elevations of the four corners of that plan along with
elevations at the corner of each lot.
PREPARED BY
ENGINEERING DIVISION
PHONE: 639-4171
Page MO 7
REVIEW PROCEDURES
Staff review.
/ Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Applications must be accepted by a Planning Division staff member at the
Community Development Department counter at City Hall. Applications
submitted by mail or dropped off at the counter without Planning Division
acceptance may be returned. Applications submitted after 4 PM on Thursday
will be batched for processing with the following week's applications for
processing. No applications will be accepted after 4 :30 PM.
M ' s submz .0 € # # a ; p0 :0 ► 46§*:1 l.tiet 0A04z ce O ;( by
inches One 8.5 inch by 11 inch map of a proposed project should be
submitted for attachment to the staff report or administrative decision.
The Planning Division and Engineering Division will do a preliminary
review of the application and will determine whether an application is
complete within 10 days of submittal. Staff will notify an applicant if
additional information or copies of the submitted materials are needed.
The administrative decision/public hearing typically will occur
approximately 6 V days after an application is accepted as complete by
the Planning Division. Applications involving difficult issues or
requiring review by other jurisdictions may take additional time to
review. Written decisions are issued within 10 days of public hearings.
A 10 day appeal period follow al}, decisi s..- pe on is matter
would be heard by the L4 L4 /"�-s'� [ S
A basic flow diagram illustrating the review process is available from the
Planning Division.
The pre application conference and the notes of the conference are
intended :t.o inform the prospective applicant of the primary Community..
Development Code requirements applicable to development of a particular
site and to allow the staff and prospective applicant to discuss the
opportunities and constraints affecting development the site The
inference and notes cannot cover all Code requirements anad aspects of
good site planning that should apply to the development of your site plan.
Failure of the staff to provide any information required by the Code shall
not constitute a.;waiver of the applicable standards or requirements. It
is recommender :tat a prosperti ':e "applicant either obta anti €read the
Community Development Code or ask any questions of City staff relative to
Code requirements 049r to submitting an application.
Another pre-application conference is required if an application is to be
submitted more than six months after this pre-application conference,
unless is deemed unnecessary by the Planning Divis. .n.
Air/
PREPARED BY: ZIG&
PLANNING DIVISION
4eL 1< �� G1 L/< 'r /9J 71w jo:preapnon
vl Ifr-PJage 4 '� V
Staff
Date e tO 1j/5
CITY OF TIGARD
COMMUNITY DEVELOPMENT DEPARTMENT
APPLICATION CHECKLIST
The items on the checklist below are required for the successful completion of
your application submission requirements. This checklist identifies what is
required to be submitted with your application. This sheet MUST be brought
and submitted with all other materials at the time you submit your
application. See your application for further explanation of these items or
call Planning at 639-4171.
ITEMS TO BE
BASIC MATERIALS INCLUDED:
A) Application form (1 copy) [frr----
8) Owner's signature/written authorization [�}—'
C) Title transfer instrument ( ----
0) Assessor's map
E) Plot or site plan J�/'� [t��
F) Applicant's statement/ i 04)44, �4"af U2 /gca1,/.es [k
- - -
(H) Filing fee ($ ) S _' ree e ['-r----
SPECIFIC MATERIALS
A) Site Information showing (No. of copies ( g ): [
1) Vicinity Map
- 2) Site size & dimensions [(g--- '
3) Contour lines (2 ft at O-10: or 5 ft for grades > 10%) V.- -------4) Drainage patterns, courses, and ponds
5) Locations of natural hazard areas including:
a) Floodplain areas [ —
b) Slopes in excess of 25% Ea---
c) Unstable ground }---
d) Areas with high seasonal water table [43----
e) Areas with severe scil erosion potential [G}'
f) Areas having severely weak foundation soils [4------
6) Location of resource areas as shown on the Comprehensive
• Map inventory including:
a) Wildlife habitats - Cdr
b) Wetlands (41----
7) Other site features:
a) Rock outcroppings C,y.—_
b) Trees with 6' 1- caliper measured 4 feet
from ground level _ - (Q----
• 8) Location of existing_strnctures and their uses - - [(1-----
9) Location and type of on and off-site noise sources [41--- -
10) Location of existing:utilities and easements- • (4.3----
11) Location of existing:dedicated right-of-ways_ - [43--,--7-------- -.
:.,i
8) Site Development Pla shoiiinq-'_ .(No of copies •t-
n ): - - ( ;_
1) The proposed:.site and surrounding properties: . . -._ r
2) Contour line intervals- -_- -..=':-:.- • - - C _CL-I- r
3) The location, dimensions and names of all:'. _
a) Existing.6 platted streets & other public ways
and easements on the site and on adjoining [ -
properties . Y''•. -... - -
APPLICATION CHECKLIST - Page 1
b) Proposed streets or other public ways b 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 (�-j�
b) Parking and circulation areas [4r----_
c) Loading and services areas [[
d) Pedestrian and bicycle circulation
e) Outdoor common areas, C
f) Above ground utilities
5) The location, dimensions & setback distances of all:
a) Existing permanent structures, improvements,
utilities and easements which are located on
the site and on adjacent property within 25
feet of the site { ��
b) Proposed structures, improvements,
utilities and easements on the site (L��
6) Storm drainage facilities and analysis of
downstream conditions [L]'--_
7) Sanitary sewer facilities [[��
8) The location of areas to be landscaped
9) The location and type of outdoor lighting [�
considering crime prevention techniques
10) The location of mailboxes [1
11) The location of all structures and their orientation [L-
12) Existing or proposed sewer reimbursement agreements {L]�
C) Grading Plan (No. of copies ) [��
The site development plan shal include a grading plan at
the same scale as the site analysis drawings and shall
contain the following information:
1) The location and extent to which grading will take
place indicating general contour lines, slope ratios
and soil stabilization proposals, and time of year
it is proposed to be done.
2) A statement from a registered engineer supported by
data factual substantiating:
a) Subsurface exploration and geotechnical
engineering report [L3 -
b) The validity of sanitary sewer and storm
drainage service proposals - (44----
c) That all problems will be mitigated and
how they will be mitigated • /
•
0) Architectural Drawings (No.- of copies I c): . Ea----
- The site development plan proposal shall-include:
1) . Floor plans indicating the square footage-of all
structures proposed for use on—site; and - [t�-
2) ,Typical elevation drawings-of -each structure. [!�] - - -
E) Landscape Plan (No. of copies-- 1 (1-
The landscape plan shall be.drawn at the'-same scale of the =:. -;r •.
site analysis plan or a larger scale if necessary and -shall-_-indicate:
1) Description of the irrigation system where applicable
2) Location and height of fences, buffers and screenings (
APPLICATION CHECKLIST — Page 2
3) Location of terraces, decks, shelters, play areas
and common open spaces
4) Location, type, size and species of existing and
proposed plant materials.
The landscape plan shall include a narrative which addresses:
1) Soil conditions.
2) 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 Site Development Review or
prior to obtaining a Building Permit to construct the sign. [
G) Traffic generation estimate [ ]
H) Prelimina , ition or lot line ad'ustment ma• showi -
(No. of Copi-s ):
1) The own, of the subject parcel [ ]
2) The owne 's authorized agent [ ]
3) The map s•• 1e, (20,50,100 or 200 feet=l), inch north
arrow and •ate [ ]
4) Description .f parcel location and boundaries [ ]
5) Location, wi• and names of streets, . easements and
other public .-r ys within and adjacent to the parcel [ ]
6) Location of all •-rmanent buildings on and within
25 feet of all • roperty lines [ ]
7) Location and wid • of all water courses [ ]
8) Location of any t -es with-6" or greater caliper at
4 feet above grou • level C 1
9) All slopes greater • . 25% [ ]
10) Location of existing tilities and utility easements [ ]
11) For major land partit • which creates a public street:
a) The proposed righ -of-way location and width [ ]
b) A scaled cross—sec.'on of the proposed street
plus any reserve s . ip [ ]
12) Any applicable deed restrictions [ ]
13) Evidence that land partition will not preclude
efficient future land division where applicable [ 3
I) Subdivision imina Plat - • and data showi -(No. of
Copies ):
1) Scale equali 30,50,100 or 200 feet to the inch -
and limited •• one phase per sheet [ 1
2) The proposed - - of the subdivision f -[ ]
3) Vicinity map s • ing property's relationship to
arterial and col ector streets [ ]
4) Names,' addresses telephone numbers of the owner
developer, engineer, surveyer,-designer, as applicable[ ]
5) Bate of application _ ( ]
6) Boundary lines of-tract •. be-subdivided [ ]
. 7) Names of adjacent:subdivis • .or-names of recorded_ .
owners of adjoining parcels •funsubdivided land ( ];a:=
8) Contour lines related to.--a Ci -stablished bench- - -%-mss.--- -
mar-k at 2—foot. intervals for-0-10% grades greater i?:
than 10% [ ] •
APPLICATION CHECKLIST — Page 3 - -
•
9) T1, pu ,.se, location, type and size of all of the
followi • (within and adjacent to the proposed
subdivi -on): = [ ]
a) Publ •c and private right-of-ways and easements C ]
b) Publi• and private sanitary and storm sewer lines ( ]
c) Domest c water mains including fire hydrants [ ]
d) Major •r telephone transmission lines
(50,000 volts or greater) [ 1
e) Watercou -es [ 1
f) Deed rese ations for parks, open space, pathways -
and other land encumbrances [ ]
10) Approximate plan and profiles of proposed sanitary and
storm sewers wit, grades and pipe sizes indicated C 3
11) Plan of the propo .-• water distribution system,
showing pipe size and the location of valves and
fire hydrants. [ 3
12) Approximate centerli ,e profiles showing the finished
grade of all street including street extensions for a
reasonable distance .-yond the limits of the proposed
subdivision. C 1
13) Scaled cross sections o proposed street right-of-way; ( ]
14) The location of all area- subject to inundation or
storm water overflow C 3
15) Location, width and direc' on of flow of all water-
courses and drainage 'ways [ ]
16) The proposed lot configurat ons, approx mate 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 , diameter 6 inches or
greater measured at 4 feet abo - ground level, and
the location of proposed tree p - tings, if any [ ]
18) The existing uses-of the property, including the •
location of all structures and th- present uses of
the structures, and a statement of • ich structures
are to remain after platting C 3
19) Supplemental information including:
a) Proposed deed restrictions (if an C 3
b) Proof of property ownership C 3
c) A proposed plan for provision of su••ivision
improvements • C 3
20) Existing natural features including rock • -
croppings, wetlands and marsh areas. C 3
21) If any of the foregoing information cannot • -cticably
be shown on the preliminary plat, it shall be _
incorporated into a narrative and submitted with the
application. - C3 -
7) Other Inform .on [ ]
Scam, 44 -•
.(2362P/oof8P)
APPLICATION CHECKLIST - Page 4 .
NOTIFICATION LIST FOR ALL APPLICATI,_ _
1. CIT (2) copies CPO No.
2. CITY DEPARTMENTS
Building Official/Dave S. Parks L Recreation Board
- Police
City Recorder - Field Operations
Engineering/Michael A.
Permits Facilitator/Jerree G. Long Range Planning/Carol
3. SPECIAL DISTRICTS
Fire District
- (pick-up box)
Tigard Water Department
8777 SW Burnham St.
Tigard. OR 97223
Tualatin Valley Water District Unified Sewerage Agency/SWM Program
-
PO Box 745 155 N. First St.
Beaverton, OR 97075 Hillsboro. OR 97124
4. AFFECTED JURISDICTIONS
Wash. Co. Land Use a Transp. _ Boundary Commission
150 N. First Ave. 800 NE Oregon St. 116 Suite 540
Hillsboro, OR 97124 Portland. OR 97232-2109
Brent Curtis (CPA's)
- Jim Tice (IGA'S) METRO - GREENSPACES PROGRAM
- Mike Borreson (Engineer) - Mel Huie (CPA's/ZOA's)
Scott King (CPA's) 600 NE Grand
Tom Harry (Current Planning App's) Portland, OR 97232-2736
Lynn Bailey (Current Planning App's)
DLCD (CPA's/ZOA's)
City of Beaverton - 1175 Court St. NE
- Jim Hendryx - Principal Planner Salem. OR 97310-0590
PO Box 4755
Beaverton. OR 97076 Other
City of King City _ City of Durham
City Manager City Manager
15300 SW 116th PO Box 23483-3483
King City, OR 97224 Tigard. OR 97224
City of Lake Oswego City of Portland
City Manager Planning Director-
380 SW A 1120 SW 5th
Lake Oswego, OR 97034 Portland, OR 97204
State Highway Division ODOT
-
Sam Hunaidi Laurie Nicholson
PO Box 25412 9002 SE McLoughlin Blvd.
Portland. OR 97225-0412 Milwaukie, OR 97222
City of Tualatin
PO Box 369
Tualatin, OR 97062
5. SPECIAL AGENCIES
General Telephone Portland General Elec.
- Engineering Office - Brian Moore
PO Box 23416 14655 SW Old Scholls Fry.
Tigard, OR 97281-3416 Beaverton, OR 97007
_ NW Natural Gas Metro Area Communications
Scott Palmer -Jason Hewitt
220 NW Second Ave. Twin Oaks Technology Center
Portland. OR 97209 1815 NW 169th Place S-6020
Beaverton, OR 97006-4886
_ TEl Cablevision of Oregon
Linda Peterson US West
3500 SW Bond St. - Pace Nelson
Portland. OR 97201 421 SW Oak St.
Portland. OR 97204
_ Columbia Cable (Frank Stone)
14200 SW Brigadoon Ct. Tri-Met Transit Dev.
Beaverton, OR 97005 Kim Knox
710 NE Holladay St.
6. STATE AGENCIES Portland, OR 97232
Aeronautics Div. (ODOT) DOGAMI-
Division of State Lands
Commerce Dept. - N.H. Park OTHER
Fish 4 Wildlife
PUC
Dept. of Environ. Quality
7. FEDERAL AGENCIES
Corps. of Engineers
Post Office
8. OTHER _ Southern Pacific Transportation Company
Duane M. Forney, PLS - Project Engineer
800 NW 6th Avenue, R. 324, Union Station
Portland, OR 97209
ADDITIONAL
DOCUMENTS
) CONCRETE SLAB / 6" CRUSHED ROCK /
Tog" ` 1
IESTIC 'HATER RISER - SEE SHEET 4, til
;�,
FY yr'itN FLOOR PLANS FOR LOCATIONS). `a A4
Cr)
VERIFY WITH SHEET MP-;. . ' • . 62'14 P I III
7 N TO INSURE CLEAN jOINT WITH
AlliT i '� fib %'--i
AA-KS AT EACH ENTRY TYPICAL. %kV ����� `♦ �� $ 5 eS___
1S USED FOR TOTAL SITE AREA � .`\ •I� a �� ' O�
AREA IS OUTSIDE OF LAND ""• �� • r .;'?�• -4`=----10 r v o O (Q .'1
* / QICC� 12 0 41' al v. NAL ‘11,e0F14,51ag
:TM 15/C-5. . g ` 1 �� , 4
Aiir....,,,,t, SSltk .../.....
.qt‘ # v. j_i �� RE SED �,:' .:. . •I: , EM I //1.7L:A5
v' •i r S' D•E TO �..
.��• A� Ril∎ 2 ADES
��;� ► r ! ♦ S� igh,`� 18 1 -- 0 .,00'
- - - -- --
%it
- - ---- -- ---
/ ,' ��� 1 TYP. OMIT ENT
irotr#41 C
cn Wv4, :•./ -.-v' 4 .4 17\I
firm
H.. AF,it.. 4,VA.. _, A
✓���j ' �`I— -6 r`.RE.A = 10, 850 SF.
Z i.'l -/� �' r, i co O.H. = 400 S7.
W �4 •� �} Q -1p TOTAL =1, 250 Si. rc r
d .,...,*�i` � =
�!;I��: rQ or 2o\ ' ----- - -- - / Alp .41p
rl ,a /y r .j. _0 R
4Sk%
,• ��vv .��� , ,Y ,;/ '-P -V e, ,5 12b I�fi l • ' 4, @ 4 t _„
•� `� %\ ` _- J 84.58' �'/� ''
r
♦ Y I•
2 *- ‘11■41( .4. q
1r i
_.......,,.414 0
O '. .-.•F
ril -
I NN,
n'
Post-it®Fax Note 767) Date/1/ pages i
To I/J c. i From (�/�Qy
1 f c�e.r"R ��Y l �c
Co./Dept. v Co. C
Phone# v
Phone# 6I
Fax# f` 3 Fax#
', ,VISS CChinAlir A.... .5 \Lf4E±:: ,I+r! �II fI`\ `�,```��, �'�I fI'I!I/I/!I/I/f 1,�!/!i!f 1! 1! \ �� e"14\ ►,',''; ,,,4",",'"'' `#'4,1-.,?,,,,,,,,, f III ♦!!�♦!•CO j K£17JOTES; !!� �'\�.:'b \�` �����,,\;►a\\�\\\0Ig.>,�\
�N i \` \�1. ►tea,
OI Yal•y ALTA.[6 PP atom/IC-its er eu t,
h•,-sr- KT.YT,1999 •DLD:aW.A 1,ILI,. `�,�=1- ``` ♦'\„��
JT-Y Ai alR.a y.L7 seal `
1 4 PAM,/ 7911 QX I' [:OM W AU'alY'
A�aLLr it Ic S/LS 4 9 11110.2.-1 RLO Pal 54Q �` \,` ,``�`\``\`
OSOfaUiU or/31[Mial L9eL72 LW:M All `_ --..
inASV.=[.!us/LS S-0514(w[a)t ` __Am. _ a.t.'e4`. _nk∎t 1NL1�
wls news a,eoans ryian):z cera� _
11. 41 g A[a cJN:Ya 56LYaL AL Pa F•li� `.;a `. `',,O „`
1aArz TAa<w ra,]AAxw mr_a ttma�=:Aa i �
w•Td.PE ISLAM•G er 9-Lf RIPE VAtY..V to. �`` ��`�� a�f\`!' �i, ��\�� r
63 L1:5 •a5'AtL rTAa K/>m A:U44 Ls••�•l',' l,V� `\\\\\_`��`,��`�o�5`�```h`��Nil J O IG 4 O _ ,
5.71•2 ar la•OX -Wan) ``� TTT vM1
�, -A,FAL`If 4l:reas , �• � .�.L� ��'". ►►� �� ```� -C[1
u.1.P 0/ Mai.91[- 2/r Ae.•A'.:/ � •, 9� ti.t ::mil■ 1.1 1��ss i',,..i`1
LNiso.vx a./SIC sas.:•- �� \` Q\�ir. �t►1i.:`\�i�.�Vt .`s-a^..1 _;_ O I ;/
Aw usu.�:Elm-Y ac rL•.ac/ 1 •' •-• 1
,7•OULU Kai O\?/2771 QitlG:i ,^ ` ` ` •�� /
y Mme[MSLVOaU:.)aLKFiI[4_.1/►•89.4-L':q^[/ . ..,,,-42. �& `1►�`,`�`1\\\Y\1``�```i\.`'N 4� yy��. O .l'
as wla a:cLn.a-WWI Yl-n9i•t5,-. _mial�'`� t s `... � � ���•I r •. _
3 sHr_r.1i6nu R,•-v.r.:•\sr.[o!.t\Au-NW �•,.5� ``� 1 1 C / O �� •• ' I ' I 'a A
km at ram4 ��♦ ` i. �`.�rV+ , I 1m e i �10E�2D1Z5171C2%�L'�i�pg�. �' j I + / -
.f+ >_i_d'KM mloa_n:Yams AT E.�dln rwt... `� `'Ii•r,-.L��i O 7s 14 N�.��
• . .
fY_[Cf J5�.4 0.q 4 Ym:aa_•_A_9R OF1 q4� 1l,�`k�.+rt:n1� O TrP / I! ty Y3k • 1 J .:.ter us 0 err 11La '.Y aa14.4 aG Li p,15 rE R J..i `/Mb F A 4 Q 1 . li raj,
. n;_wwaT A•fA3 s<o.a iaac
•�'.�,.snac c,olim.vp.Y A'�_aa'-:'.. a A ah7 At% _-r _ .
Ldltf.a].D-5(.1:1,•a ISyY.-f ,<.4% 4 �� / i [(,•;, I L.
,��,, �1•�+ iii°' - '�' 1' ' Stf iS SE�CkSfR,Til.a!S/CCk3llSiik�6da114a�4elr i°� . ars':-��,^- - - - ` - -
��`47J� e4Y-. ..W yMITL51 15111 BIN V� aim m s•. . ^^^111 �� •+fir/�'��;1%`1M� ..WV,!_ � rnA.1 I AN!a. '# d.• .:•`.�1t, '...',r_ I
.„..... .
�' •fit • O -}r+` ---..... .�.2+ A -
4 54114 of �''`�44 /J '�1,.. .w'171-,1 AaG ..Ys Y. A.'J!` Ix Y ti'.I, A..
a - 1!271- -,!_aa �f'" r , j �3 •-
_ aN.f9xs. on r.Sr. •. /�
c3. 5 iC15'i9 C `,0�`�����! a ,rAC�r7.0.7_ mTU ns sr_ I`1 l _ _ • . . .CC
c Ir4.ss ii1� ,�' 4`�� v ysz,Hs `m_30os g ! - ._. , --• ".-acne / !�
LJ Z , Ali.. J9¢ •_,a 1..eo sr .r 4..4110...........-.......
-
r1 �•`.�;r. ; :. _ BUILDING S `r 'v - •
LLI ` {� ```,1�.-�t� �:� �b 34,E •` ' / ,'.,1-, ',14r 41
��� 3���1tiir����� ►*� '�1I+�`• P•°7 /- — r Alio ,` /ice/ I�`SAY l • . • • • • • • • • •
tA�kael �, ` i �
11 n 4 f� d 'ws�i, a
►t'5,,►yrf l,� :y a e• .� x5,24•
!!>/�/� 1-_-���1_����'��s�J 6J i S/ ,rM%I, _ — -. _ \ . Aay eisaHlr
.,/,...„.=,s. n� ®.. _ '1 / I •_.' _.. _' _'. _ _..... •
T-4 r• • - . V.:9[57Y•M- . .S[,23• . . . Itr. _ _ -1.� \ii Y� ��.� U+[ ' / _8. / f • `0 9,,, '�__ ___•
(V - - . . - . . - - _ •. - •. - - [D•
Arvin*Mx ' .-•b' -