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SUB2004-00019 SUB2004 - 00019 DARTMOUTH SQUARE SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2004-00019 CI OFiLRD Community Development DARTMOUTH SQUARE SUBDIVISION Shaping A Better Community 120 DAYS = 4/28/2005 SECTION I. APPLICATION SUMMARY FILE NAME: DARTMOUTH SQUARE SUBDIVISION CASE NO.: Subdivision (SUB) SUB2004-00019 REQUEST: The applicant is requesting approval to subdivide the 1.19 acre site of the recently approved Dartmouth Square Commercial Center, into four separate parcels with one building on each of the parcels. OWNER: Equity Group Fund I, LLC APPLICANT'S Westlake Consultants, Inc. Attn: Kurt Dalbey, AGENT: Attn: Lee Leighton, AICP PO Box 3440 15115 SW Sequoia Parkway, Wilsonville, OR 97070 Suite 150 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: C-G; General Commercial. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee APPROVES the Subdivision. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 22 SUB2004-00019—DARTMOUTH SQUARE SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right- of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Budding Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 4. The applicant shall extend the public sewer to their north property line for unserved properties to the north. 5. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 6. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 7. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 8. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lots), all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. 9. Prior to final plat approval, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 10. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. NOTICE OF DECISION PAGE 2 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 11. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 12. Prior to final plat approval, the street improvements along Dartmouth Street must be complete. 13. Prior to final plat approval, the street improvements along 70th Avenue must be complete. 14. Prior to final plat approval, the applicant shall pay $1,424.50 to the City for the striping of the bike lane along the frontage of Dartmouth Street. 15. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. 16. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 17. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington Qounty, and by the City of Tigard. D. The right-of-way dedication for Dartmouth Street and 70 Avenue and the preserve right- of-way (ROW) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 19. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. NOTICE OF DECISION PAGE 3 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 20. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 21. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 22. The applicant's enggineer shall provide final sight distance certification for the new driveway and the intersection of 70t /Dartmouth Street. 23. Prior to final building inspection the applicant shall pay $11,386.00 to the City signalization fund for Dartmouth/72nd intersection. 24. Prior to final building inspection the applicant shall pay $9,524.00 to the City signalization fund for Dartmouth/68t intersection. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. NOTICE OF DECISION PAGE 4 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat A• •lication Submission Re•uirements: ree copies o e subdivision p a prepare. .y a an. surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 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. NOTICE OF DECISION PAGE 5 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject site received Site Development Review Approval for four commercial buildings in September 2004 (SDR2004-00002). Site Information and Proposal Description: The applicant is requesting approval to subdivide the 1.19 acre site of the recently approved Dartmouth Square Commercial Center into four separate parcels with one building on each of the parcels. Vicinity Information: The subject site is located on the north side of SW Dartmouth Street and east of SW 72nd Avenue. The site is bordered on the north and west by single-family residential uses. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. No comments were received. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 (Subdivisions) B. A. .licable Develo.ment Code Sections I ommercia oning Districts 18.620 Tigard Triangle Design Standards) 18.705 Access, Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact study) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION PAGE 6 OF 22 SUB2004-00019—DARTMOUTH SQUARE SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The subject parcel is within the C-G (General Commercial) zoning district, which does not have a minimum lot size. Therefore, this standard does not apply. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. There is no minimum lot size in the C-G zoning district. Therefore, this standard does not apply. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). This proposal is for 4 lots and the subject site is 1 .91 acres in size; therefore this standard does not apply. Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the plat name "Dartmouth Square" has been approved by the Washington County Surveyor's office and is reserved for this property. This standard is met. NOTICE OF DECISION PAGE 7 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Streets and roads are discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access, Egress and Circulation) and Chapter 18.810 (Street and Utility Improvement Standards). An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the Subdivision criteria have been met. B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.520) Lisfs the description of the residential Zoning District. The site is located in the C-G zoning district: General Commercial. TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-G Minimum Lot Size None Minimum Lot Width 50 ft. Minimum Setbacks - Front yard Oft [11] - Side facing street on corner & through lots [1] - - Side yard 0/20 ft [8] -- Rear yard 0/20 ft [8] - Distance between front of garage & property line abutting a public or private - street. Minimum Building Height N/A Maximum Building Height 45 ft Maximum Site Coverage [2a 85% Minimum Landscape Requirement 15% Minimum FAR N/A Minimum Residential Density [4][5][6] N/A Maximum Residential Density N/A [1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020, minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table.The provisions for density transfer described in Section 18.715.030.B apply, using the minimum and maximum density shown in the above table. Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities, the net development area shall be uses to establish the lot area, determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however, conditions in Chapters 18.745 and 18.795 must be met. NOTICE OF DECISION PAGE 8 OF 22 SUB2004-00019—DARTMOUTH SQUARE SUBDIVISION The proposed parcels meet all of the dimensional requirements above. The proposed parcels are surrounded by properties zoned C-G and MUE. Therefore, no setbacks are required. Building height and landscaping have been reviewed under the previous Site Development Review (2004-00002). This section has been satisfied. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to ublic facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The criteria of the Tigard Triangle Design Standards refer to building design, placement and pedestrian access. These standards were addressed and conditioned under the Site Development Review of the Dartmouth Square Commercial Center (SDR2004-00002). Therefore, these standards have been satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvement Standards section of this decision. Access to individual lots is through access easements across the proposed parcels. Therefore, this criterion is satisfied. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant licant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, lprovided: Satisfactory legal evidence shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The four proposed lots will share a single joint access from SW 70th Avenue. The applicant has indicated that a shared access and circulation easement will be recorded. A copy of the shared access easement is conditioned later in this decision (18.810 Street and Utility Improvement Standards). Therefore, this standard has been satisfied. NOTICE OF DECISION PAGE 9 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The subject parcels will take access from SW 70th Avenue, which is a public street. Therefore, this standard has been satisfied. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This standard has been previously addressed in the Site Development Review and approval for the Dartmouth Square commercial center (SDR2004-00002). As part of that proposal, there are two pedestrian walkways from SW Dartmouth Street to common area that provides access between buildings. Pedestrian access to the site from SW 70 Avenue is provided via a new sidewalk at the northeast corner of proposed building #1. Therefore, this standard has been satisfied. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. The access to the proposed parcels does not appear to have any hazardous attributes. Sight distance certification is required as a condition of approval of the associated Site Development Review (SDR2004-00002) to assure that hazards are minimized. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The subject parcels take access from SW 70th Avenue, which is classified as a local street. However, the proposed subdivision is for a commercially zoned property. Therefore, this standard does not apply. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. NOTICE OF DECISION PAGE 10 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION No service drives are associated with this development. This criterion does not apply. Access Management�Section 18.705.030.H) Section 18.765.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Impact Study was prepared for the Site Development Review (SDR) application for this property. The applicant's engineer is pquired to provide preliminary sight distance certification for the driveway and the intersection of 70 Avenue and Dartmouth Street prior to issuance of the PFI. The applicant's engineer must also provide final sight distance certification of the driveway and intersection prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is more than 150 feet from the intersection, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no proposed driveways along Dartmouth Street, which is a Collector. There are no proposed local streets with this development. This criterion is met. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The development has one point of access into the parking lot that provides a 30-foot access with 24 feet of pavement. Therefore, this standard has been satisfied. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; The proposed subdivision is for a commercial property. Therefore, this standard does not apply. Section 18.705.030.1.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. NOTICE OF DECISION PAGE 11 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION This criterion relates to residential development. The requested subdivision is for a commercially zoned property. Therefore, this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; This criterion relates to residential development. The requested subdivision is for a commercial zoned property. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This criterion relates to residential development. The requested subdivision is for a commercially zoned property. Therefore, this standard does not apply. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access into the parking lot that provides a 30-foot access with 24 feet of pavement. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. If the applicant complies with the condition below, the access standards will be met. CONDITION:The applicant is required to provide a copy of the joint access agreement. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 oftheTigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. NOTICE OF DECISION PAGE 12 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a commercial project, which is permitted within the C-G zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. Compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The subject site has frontage on SW Dartmouth Street and SW 70th Avenue in excess of 100 feet. The applicant was required under SDR2004-00002 to provide documentation indicating the type, species and spacing of street trees that are to be used. Therefore, this standard has been satisfied. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The site has been cleared and the home located on the site has been removed as part of SDR2004-00002. Therefore, this criterion does not apply. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; As mentioned above, the applicant has been conditioned under the associated Site Development Review (SDR2004-00002) to provide documentation indicating the type, species and spacing of street trees. Therefore, this standard has been met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The proposed use (Commercial Office) abuts single-family homes with a MUE zoning designation on the north and west side of the site, thus requiring a minimum of ten feet of buffering. The applicant has proposed a 10-foot buffer with trees, shrubs, and a six-foot-highh wall under SDR2004-00002. The property to the east is separated from the subject site by SW 70t Avenue. No buffering is required. This standard has been satisfied. NOTICE OF DECISION PAGE 13 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION FINDING: Based on the analysis above, the Landscaping and Screening standards have been satisfied. Off-Street Parking and Loading Requirements 518.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. No dwelling units are associated with this project. The requested approval is to divide the approved Dartmouth Square Commercial Center into four separate parcels with one commercial building per parcel. Therefore, this standard does not apply. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces aces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Under SDR2004-00002 the applicant was required to provide a minimum of four ADA parking spaces. The applicant's plans show eight ADA spaces that will be nine feet wide with eight foot aisles. Therefore, this standard has been met. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: Based on the findings above, and the conditions of approval for SDR2004-00002 (Dartmouth Square) the Off-Street Parking and Loading Requirements have been met. Signs (18.780 CFapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. The applicant may apply for sign permits to erect subdivision entry signs as authorized in Section 18.780.130(A)(3). Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. The applicant has been conditioned under SDR2004-00002 to sign a sign compliance agreement. Therefore, this section has been met. FINDING: Based on the analysis above, the Sign section has been met. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. According to the submitted arborist report of SDR2004-00002 (Dartmouth Square), there are 38 trees that are over 12 inches in diameter that are viable for mitigation. The applicant has indicated that 100 percent of the trees on site are to be removed. The total caliper inches of the viable trees over 12 inches In diameter are 860 inches. The applicant has been conditioned to submit a tree mitigation plan for 860 inches. Therefore, this section has been satisfied. FINDING: Based on the analysis above, the tree removal standards have been met. NOTICE OF DECISION PAGE 14 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant indicated in the site development review approval (SDR2004-00002) that visual clearance triangles will be unobstructed. A condition of approval was imposed that visual clearance triangles be clear between three and eight feet in height, which is consistent with the vision clearance section of the code. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the vision clearance criteria have been met. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 72 right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Dartmouth, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should provide 36 feet from centerline and provide an 11 foot Preserve ROW. The SDR for this property has been conditioned to provide this ROW. The dedication and preserve ROW must be completed with the SDR or as a completion of the final plat approval for the subdivision. SW Dartmouth is currently substantially improved. In order to mitigate the impact from this development, the applicant should provide a 7-foot planter, 6-foot sidewalk and street trees (sized and spaced per Tigard Triangle standards). This is a condition of the associated SDR and must be completed prior to final building inspection. The site also lies adjacent to SW 70th Avenue, which is classified as a Local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate ROW to provide for 30 feet from centerline and the ROW for the required radius at the intersection. This dedication must be completed with the SDR or as part of the final plat approval for the subdivision. SW 70th Avenue is currently unimproved. Prior to final plat approval the construction of the 3/4 street improvements must be complete and approved. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. NOTICE OF DECISION PAGE 15 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The proposed grades on SW 70th Avenue are well below 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant's plans indicate one driveway located on 70th Avenue, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Constructing SW 70th Avenue will create a block that is greater than 1,800 feet in length. However, the newly created block includes SW Dartmouth Street which is considered an arterial street. According to the standard, blocks may exceed the maximum size when blocks are adjacent to arterial streets. Therefore, this standard does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Pedestrian connections will be created by constructing a sidewalk along SW 70th Avenue and SW Dartmouth Road. Therefore, this standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject site has an average lot width of 388 feet and a length of 215 feet, which does not exceed 2.5 times the width. Therefore, this standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF DECISION PAGE 16 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The subject site 1-Las approximately 388 feet of frontage on SW Dartmouth Street and 215 feet of frontage of SW 70 '' Avenue. This standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans show sidewalks will be constructed with the half-street improvements along both frontages. This meets the criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public line located in Dartmouth Street. The applicant's plans indicate that each parcel will have a separate connection to the public sewer extended into the site. The applicant shall extend the public sewer to their north property line to unserved property to the north. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant's plans indicate that they will be collecting surface runoff from their development, as well as the little runoff that may enter their site from adjacent parcels. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate that detention will be provided for all 4 parcels with the installation of underground pipes. NOTICE OF DECISION PAGE 17 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Dartmouth Street is designated a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is required to contribute funds for the future striping of the bike lane along Dartmouth Street. The amount of the striping would be as follows: • 337 ft of 8-inch white stripe, at $2.50/If $842.50 • 8 Mono-directional reflective markers @ $4.00/ea $ 32.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows $100/ea $200.00 $1 ,424.50 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of Dartmouth Street adjacent to this site. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic Impact Study was prepared by Lancaster Engineering, dated March 2004, and submitted with the original SDR application. There were no recommended improvements required based on this study. NOTICE OF DECISION PAGE 18 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION However, the study provided the information needed for contributions to the signalization of Dartmouth/72nd and Dartouth/ 8t . The project is expected to generate 16 PM peak hour trips at the intersection of Dartmouth/72'. Therefore, the roject contribution to this intersection is $11 ,386.09. The project is also expected to generate 19 PM 'peak hour trips at the intersection of Dartmouth/68t . The project contribution for this intersection is $9,524.00. These funds must be paid prior to final building inspection. Public Water System: The site is located within Tualatin Valley Water District (TVWD). The applicant's plans indicate that each parcel will have its own fire and domestic water service. The plans also indicate a fire vault at the northeast corner of the site to serve the private fire hydrants in the parking lot. TVWD must review and approve the plans prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS besign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A Geotechnical Engineering Report was prepared by Geotech Solutions, Inc., dated March 12, 2004, and was submitted with the SDR application for this development. The Building Division, as a part of the Site Permit review, will review the grading/erosion control plan. The Engineering Department and Building Division will be reviewing the proposed retaining walls within and/or encroaching into the public ROW. The Building Division will be reviewing all other retaining walls on the site. An NPDES permit is required, as the development will disturb more than one acre. NOTICE OF DECISION PAGE 19 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION • Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION PAGE 20 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION • The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial Street system. The applicant has been required under SDR2004-00002 to pay TIF's of approximately $101 ,619 Based on the uses proposed. Based on the estimate that total TIF fees cover 32 percent of the impact, on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $317,559 ($101,619 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $215,940. The cost of the improvements is expected to be $159,090 ($69,840 right-of-way dedication along SW Dartmouth + $47,250 for Dartmouth Street improvements + $42,000 for 3/4 street improvements along SW 70t Avenue). Thus, the required improvements of SDR2004-00002 meet the rough proportionality test. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objection to it. City of Tigard Building Department has reviewed the proposal and has offered the following comments: • Accessible parking spaces shall be at least nine feet wide and adjacent access aisle at least six feet. • Access aisle shall be located on passenger side except that two adjacent accessible parking may share a common access aisle. City of Tigard Public Works Department has reviewed the proposal and has no objection to it. City of Tigard Long Range Planning Department has reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Qwest has reviewed the proposed and has no objection to it. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 2, 2005 AND EFFECTIVE ON FEBRUARY 17, 2005 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.6.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 21 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 16, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at 503-639-4171. �� February 2, 2005 PREPA'Es :Y: Ma-'ew Sc -'.-gger DATE Associate Planner • `��-Cs1 February 2. 2005 APPROVED BY: Richard Bewers orff DATE Planning Manager is\curpin\mathew\sub\sub2004-00019(Dartmouth Square)\sub2004-00019decision.doc NOTICE OF DECISION PAGE 22 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION l I analgl ' S CITY of TIGARD UGEOGRAPHIC INFORMATION SYSTEM ---- L- VICINITY MAP /---- . , Q hi--3 di w BArYIOR - ST -- --c----------- 1 W SUB2004-00019 cr IN DARTMOUTH SQUARE = SUBDIVISION CLINTON ST I -� limn CEO , to.•SF •• li—\\\ a FE. Iri' k s DARTMOUT■ i ."'u r4 2-..i;1 IP*, 40k34 \ BEEF BEND lm 4 r Mil Tperd Area Map W • Q N IlliL ST ° 1 00 200 300 ,00 Feet 1"=312 feet 2 co ,c, 1,,,. Ili u.,HERMOSO WAY > City of Tigard i > Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 ` .�-_-�I (503)639-4171 http:llwww.ci.ligard.or.Ma f,,,,,,„,,nas,f„-,nmman+ Plot date:Jan 5.2005:C:\magic MAGIC03.APR TAX LOT 4400 T13,RIW,06CDON 30 DC ' CRY OF/10A103,WAONNOTON COUNTY,OIeOON I I � II TM LOT TOO I TM LOT MCC 1 1 TALI LOT MOO TM LOT 7100 f I I Tu Mm MI 588'42'05'W 30 ----- --- 1 , I I I I I 1 1 1 1 I I ,01 I I I I I I I , I TN LOT MOO 1 1 1 I 1 {• nI I � I I �WWI MN fh I 1 I I 1 __ N 1I i� Ii I� 1I! l. ^n 4o xR Al \11 Z, al I 1 n 1 I I IN m w I g I I + LOT{ LOT LOT1 18,002 SF 1 21,003 SF I 21,1M 9F I 10,884 SF , �r1 I IN Mt NM I H/o I I 1 �,yM� Stir Miff 9111.17. lair t�1{'; © �.'._.._._ S88'S,'14VJ 301.90' -__ �� . __ I -I �__— a 0 I SW DARTMOUTH STREET ® CITY OF TIGARD t SU B2004-000 1 9 Cm Of TIOMO SITE PLAN N DARTMOUTH SQUARE SUBDIVISION (Map is not to scale) CleanWater Services ( „„,„„,„„ iii :' MEMORANDUM RECEIVED PLANNING MAR 0 7 2005 DATE: March 3, 2005 FROM: Jackie Sue Humphrey , Clean Water Services(the District) CITY OF TIGARD TO: Mathew Scheidegger, City of Tigard SUBJECT: Dartmouth Square Commercial Subdivision, SUB 2004-00019 GENERAL COMMENTS • The design submittal shall be in accordance with Clean Water Services (the District) Design and Construction Standards, Resolution and Order No. 04-09 (R&O 04-09) and the Erosion Prevention and Sediment Control Manual, December 2000 edition. SANITARY SEWER • Each lot in the subdivision shall be provided with an individual connection to a public sanitary sewer mainline. • The engineer shall verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O No. 04-09. STORM DRAINAGE AND WATER QUALITY • Each lot in the subdivision shall be provided with an individual connection to a public storm conveyance. • The engineer shall verify that public storm is available to uphill adjacent properties, or extend service as required by R&O No. 04-09. • A hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. • The Developer shall provide a water quality facility to treat the new impervious surface being constructed as part of this development;the facility shall be placed in a Tract, not part of any buildable lot. EROSION CONTROL • An Erosion Control Permit is required. • A 1200-C Joint Erosion Control Permit is required. FINAL ENGINEERING PLANS Prior to issuance of construction permits, a revised submittal must be made for review complying with the above comments. Clean Water Services must verify that plans fulfill the NPDS permit issued to Clean Water Services in compliance with ORS Chapter 451. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org Matt Scheidegger- Dartmouth Square Cr mercial Subdivision.doc Page TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue February 14, 2005 Mathew Scheidegger, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Dartmouth Square Commercial Subdivision Dear Mathew, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) The proposed access is adequate and meets the needs of TVF&R. 2) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) No turn around will be required on site. 3) Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2) 4) The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)—(See diagrams on back) 5) Where required, fire apparatus access roadway curbs shall be painted yellow and marked NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 6) The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM)or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) 7) No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) The proposed number and distribution of fire hydrants is acceptable. 7401 SW Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com Matt Scheidegger-Dartmouth Square Cn°•nercial Subdivision.doc Page 2 8) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 9) Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line,then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 10) A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 11) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 12) Knox Boxes for building access is required for these buildings. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (UFC Sec. 902.4) Please contact me at(503) 612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal ICI Page 2 of 2 MEMORANDUM CITY OF TIGARD, OREGON DATE: 1/31/05 TO: Matt Scheidegger, Associate Planner FROM: Kim McMillan, Development Review Engineer e RE: SUB2004-00019 Dartmouth Square Subdivision Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Impact Study was prepared for the Site Development Review (SDR) application for this property. The applicant's engineer is required to provide preliminary sight distance certification for the driveway and the intersection of 70th Avenue and Dartmouth Street prior to issuance of the PFI. The applicant's engineer must also provide final sight distance certification of the driveway and intersection prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is more than 150 feet from the intersection, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 1 • driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no proposed driveways along Dartmouth Street, which is a Collector. There are no proposed local streets with this development. This criterion is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 72 right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Dartmouth, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should provide 36 feet from centerline and provide an 11 foot Preserve ROW. The SDR for this property has been conditioned to provide this ROW. The dedication and preserve ROW must be completed with the SDR or as a completion of the final plat approval for the subdivision. SW Dartmouth is currently substantially improved. In order to mitigate the impact from this development, the applicant should provide a 7-foot planter, 6-foot sidewalk and street trees (sized and spaced per Tigard Triangle standards). This is a condition of the associated SDR and must be completed prior to final building inspection. The site also lies adjacent to SW 70th Avenue, which is classified as a Local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW, according to the most recent tax assessor's map. ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 2 The applicant should dedicate ROW to provide for 30 feet from centerline and the ROW for the required radius at the intersection. This dedication must be completed with the SDR or as part of the final plat approval for the subdivision. SW 70th Avenue is currently unimproved. Prior to final plat approval the construction of the 3/4 street improvements must be complete and approved. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed grades on 70th Avenue are well below 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant's plans indicate one driveway located on 70th Avenue, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 3 • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans show sidewalks will be constructed with the half-street improvements along both frontages. This meets the criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 4 revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public line located in Dartmouth Street. The applicant's plans indicate that each parcel will have a separate connection to the public sewer extended into the site. The applicant shall extend the public sewer to their north property line to unserved property to the north. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant's plans indicate that they will be collecting surface runoff from their development, as well as the little runoff that may enter their site from adjacent parcels. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 5 onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate that detention will be provided for all 4 parcels with the installation of underground pipes. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Dartmouth Street is designated a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is required to contribute funds for the future striping of the bike lane along Dartmouth Street. The amount of the striping would be as follows: • 337et of 8-inch white stripe, at $2.50/If $842.50 • 8Mono-directional reflective markers @ $4.00/ea $32.00 • 2Bike lane legends @ $175/ea $350.00 • 2Directional mini-arrows @ $100/ea $200.00 $1424.50 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 6 • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are no existing overhead utility lines along the frontage of Dartmouth Street adjacent to this site. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic Impact Study was prepared by Lancaster Engineering, dated March 2004, and submitted with the original SDR application. There were no recommended improvements required based on this study. However, the study provided the information needed for contributions to the signalization of Dartmouth/72nd and Dartouth/68th. The project is expected to generate 16 PM peak hour trips at the intersection of Dartmouth/72nd. Therefore, the project contribution to this intersection is $11,386.00. The project is also expected to generate 19 PM peak hour trips at the intersection of Dartmouth/68th. The project contribution for this intersection is $9524.00. These funds must be paid prior to final building inspection. ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 7 Public Water System: The site is located within Tualatin Valley Water District (TVWD). The applicant's plans indicate that each parcel will have its own fire and domestic water service. The plans also indicate a fire vault at the northeast corner of the site to serve the private fire hydrants in the parking lot. TVWD must review and approve the plans prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 8 CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A Geotechnical Engineering Report was prepared by Geotech Solutions, Inc., dated March 12, 2004, and was submitted with the SDR application for this development. The Building Division, as a part of the Site Permit review, will review the grading/erosion control plan. The Engineering Department and Building Division will be reviewing the proposed retaining walls within and/or encroaching into the public ROW. The Building Division will be reviewing all other retaining walls on the site. An NPDES permit is required, as the development will disturb more than one acre. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 9 permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 10 Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tiqard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. The applicant shall extend the public sewer to their north property line for unserved properties to the north. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 11 Prior to final plat approval, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. Prior to final plat approval, the street improvements along Dartmouth Street must be complete. Prior to final plat approval, the street improvements along 70th Avenue must be complete. Prior to final plat approval, the applicant shall pay $1424.50 to the City for the striping of the bike lane along the frontage of Dartmouth Street. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 12 A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Dartmouth Street and 70th Avenue and the preserve ROW shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 13 hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The applicant's engineer shall provide final sight distance certification for the new driveway and the intersection of 70th/Dartmouth Street. Prior to final building inspection the applicant shall pay $11,386.00 to the City signalization fund for Dartmouth/72nd intersection. Prior to final building inspection the applicant shall pay $9524.00 to the City signalization fund for Dartmouth/68th intersection. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 14 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 15 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 16 18.810.180 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. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2004-00019 DARTMOUTH SQUARE PAGE 17 q�t' RFW WOR MMENTS CITY TIGARD Development JAN 2 4 2005 / Shaping A)etterCommunity DATE: January 5,2005 - L &P- )/ CITY OF TIGARD TO: Brian Rager,Public Works Engineering Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2437) Phone: 15031 639-4111/Fax: (5031684-7291 )(ti(0S SUBDIVISION(SUB)2004-00019 ➢ DARTMOUTH SQUARE SUBDIVISION REQUEST: A request for approval for a four (4) lot commercial Subdivision of a 1.91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: JANUARY 19, 2005. 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 Division, 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: Name & Phone Number of Person Commenting: 1- 6-05; 12:37PM;PTLD ENG ;5032427513 # 1/ Qwest Spirit of ServicC ro 1 Page /of/ FAX TRANSMITTAL Qwest Corporation 8021 SW Capitol Hill Road #160 Portland, OR 97219 Phone: 503-242-6376 Fax: 503-242-7513 TO: Mathew Scheidegger Via Fax: 503-684-7297 Associate PIanner City of Tigard FROM: Florence M. Mott Manager, ROW Oregon DATE: January 6, 2005 RE: Request for Comments Variance 2004-00088 Subdivision (SUB) 2004-00019 Dear Mr. Scheidegger: I am in receipt of the two large packages you sent to me today with regard to the above referenced matters. Neither of these is in Qwest territory. In the future, you might want to just fax me over the top sheet, along with the site map, and I can confirm right away whether or not they are in Qwest territory. The preparation of these packages, together with the postage seems such a big expense when they aren't ours. Also, please direct any information to me at Qwest Corporation. Qwest Communications is not the local phone company and is a separate part of our company. Thank you. Sincerely, QWEST CORPORATI N Florence M. Mott Manager,ROW Oregon REQUEST FOR COMMENTS CITV OFGARD Community(Development Shaping Better Community DATE: January 5,2005 TO: Barbara Shields,Long Range Planning Manager Ird v FROM: Ciof Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner(x2437) Phone: (503)639-4111/Fax: (503)684-1291 SUBDIVISION(SUB)2004-00019 DARTMOUTH SQUARE SUBDIVISION REQUEST: A request for approval for a four (4) lot commercial Subdivision of a 1 .91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: JANUARY 19, 2005. 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 Division, 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: Name & Phone Number of Person Commenting: REQUEST FOR COMMENTS CL /TIf3ARD Corn mun;ty'Development SkapingA■Better Community DATE: January 5,2005 TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner 1x2431) Phone: (5031639-4171/Fax: (503)684-7297 SUBDIVISION(SUB)2004-00019 DARTMOUTH SQUARE SUBDIVISION REQUEST: A request for approval for a four (4) lot commercial Subdivision of a 1.91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. LOCATION: 1 1945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: JANUARY 19, 2005. 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 Division, 13125 SW Hall Boulevard, Tigard, OF, 97223. P1/ASE 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: Name& Phone Number of Person Commenting: 4,),17.74A(L' [00E] 9NII2IHHNIIDNIR (MAJ. 9860 T6S COS Xvd 06:0T 311J. S0/TI/T0 Ait REQUEST FOR COMMENTS CITY OFTIGARD Community Development ShapingA Better Community DATE: January 5,2005 TO: Val Henzel,Commercial Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311 Phone: [5031639-4111/Fax: [5031684-1291 SUBDIVISION(SUB)2004-00019 ➢ DARTMOUTH SQUARE SUBDIVISION REQUEST: A request for approval for a four (4) lot commercial Subdivision of a 1.91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: JANUARY 19, 2005. 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 Division, 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. 4,4 Written comments provided below: Ors l/sl7• d s ( o.rs� l/oq ,1 o g,„s*s:1/K �Q rk, ' �Qo G-;s She// ,i- / f -Ae..�71 (v, jc Gin d ad �c a(ec5 t.cL G1 ka -1- © 4et,s gI S s loreacilcp! c. per sSeir pt.r S i (' fJ � �t43 -v q n A.,sStAL ea r/G,...` M�.1/ .5 Ac. a9/14A 0n Qrr cc c 1, �J Name & Phone Number of Person Commenting: • REQUEST FOR COMMENTS CITY OF All Community(Development S(apingA Better Community DATE: January 5,2005 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x2437) Phone: [503)639-4171/Fax: [503)684-7297 SUBDIVISION[SUB)2004-00019 ➢ DARTMOUTH SQUARE SUBDIVISION REQUEST: A request for approval for a four (4) lot commercial Subdivision of a 1.91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: JANUARY 19, 2005. 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 Division, 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: Name& Phone Number of Person Commenting: 6. \101€ 503 -� 11a-25,1 REQUEST FOR COMMENTS CITY OF TIGAQC Community Deve(opment Shaping Better Community DATE: January 5,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24371 Phone: [503)639-4171/Fax: [503]684-7297 SUBDIVISION[SUB)2004-00019 DARTMOUTH SQUARE SUBDIVISION REQUEST: A request for approval for a four (4) lot commercial Subdivision of a 1.91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: JANUARY 19, 2005. 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 Division, 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: Name & Phone Number of Person Commenting: TY OF TIGARD REQUEST FO ;OMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: <I� "T FILE NAME: 77),,'f-,r 5P7-2 _ --.', ' . CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Centralist ❑South ❑West CITY OFFICES .LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. "POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer - PUBLIC WORKS/Matt Stine,Urban Forester CITY ADMINISTRATION/Cathy Wheatley,City Recorder .7 PUBLIC WORKS/Brian Rager,Engineering Manager r PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.AcTUALATIN VALLEY FIRE&RESCUE • `,-,TUALATIN VALLEY WATER DISTRICT• .CLEANWATER SERVICES • Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev Svcs.Manager 18880 SW Martinazzi Avenue Salem,OR 97303 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 Bob Knight,Data Resource center(ZCA) _ _ US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris Mel Huie,Greenspaces Coordinator(CPA20A) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G —CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY IPowenines orArea) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue —CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Steve Conway(General Apps) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) A Marah Danielson,Development Review Coordinator _Doria Mateja(zCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer iceArzcv,MS i. 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zcA)MS is Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wcccA)"s1Y"(Mwwew.Iv*...l Sam Hunaidi,Assistant Distnct Manager (Notify if COOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,Sr cross,ng safety spec allst (Notify if Property Has HD overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE RJR,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. '-TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice (See My to Am.cmrc) (If Project is Withint Mae of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 fr< PORTLAND GENERAL ELECTRIC ✓c NW NATURAL GAS COMPANY _VERIZON _x QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Florence Mott,Eng. ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist, Demographics Alex Silantiev is..M4rov,..conrsu Diana Carpenter(Apps e d Nevrr 0199.) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 111 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h.(patty\rnasters\Request For Comments Notification List.doc (UPDATED: 15-Nov-04) (Also update:is\curpin\setup\labels(annexation_utilities and franchises.doc when updating this document) MAILING RECORDS ► A AFFIDAVIT OF MAILING CITY OF TIOARD Community Development Shaping)l Better Community I, Patricia L. Guns ord being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igar , Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SUB2004-00019/DARTMOUTH SQUARE SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit'A', and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on February 2,2005, and deposited in the United States Mail on February 2,2005, postage prepaid. I i � � l (Perso at Pre..red : ice) STATE OE oR go V ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the C3 J day of , 2005. , OFFICIAL SEAL SUE ROSS f NOTARY PUBLIC-OREGON COMMISSION NO.375152 NOTARY PURI C ORE6 N l / MY COMMISSION EXPIRES DEC.1,2007 My Commies Aires: / '( —°2-6 7 t A EXHIBIT NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2004-00019 Cm OF TIGARD DARTMOUTH SQUARE SUBDIVISION shapingABetter ity 120 DAYS = 4/28/2005 SECTION I. APPLICATION SUMMARY FILE NAME: DARTMOUTH SQUARE SUBDIVISION CASE NO.: Subdivision (SUB) SUB2004-00019 REQUEST: The applicant is requesting approval to subdivide the 1.19 acre site of the recently approved Dartmouth Square Commercial Center, into four separate parcels with one building on each of the parcels. OWNER: Equity Group Fund I, LLC APPLICANT'S Westlake Consultants, Inc. Attn: Kurt Dalbey, AGENT: Attn: Lee Leighton, AICP PO Box 3440 15115 SW Sequoia Parkway, Wilsonville, OR 97070 Suite 150 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: C-G; General Commercial. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. LOCATION: 11945 SW 70th Avenue; WCTM 1 S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee APPROVES the Subdivision. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 1 . Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right- of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 4. The applicant shall extend the public sewer to their north property line for unserved properties to the north. 5. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 6. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 7. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 8. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right-of-way. 9. Prior to final plat approval, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 10. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. NOTICE OF DECISION PAGE 2 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 11. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 12. Prior to final plat approval, the street improvements along Dartmouth Street must be complete. 13. Prior to final plat approval, the street improvements along 70th Avenue must be complete. 14. Prior to final plat approval, the applicant shall pay $1,424.50 to the City for the striping of the bike lane along the frontage of Dartmouth Street. 15. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. 16. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 17. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington chounty, and by the City of Tigard. D. The right-of-way dedication for Dartmouth Street and 70 Avenue and the preserve right- of-way (ROW) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 19. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. NOTICE OF DECISION PAGE 3 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 20. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 21. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 22. The applicant's enggineer shall provide final sight distance certification for the new driveway and the intersection of 70t /Dartmouth Street. 23. Prior to final building inspection the applicant shall pay $11,386.00 to the City signalization fund for Dartmouth/72"d intersection. 24. Prior to final building inspection the applicant shall pay $9,524.00 to the City signalization fund for Dartmouth/68t intersection. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. NOTICE OF DECISION PAGE 4 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 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. NOTICE OF DECISION PAGE 5 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject site received Site Development Review Approval for four commercial buildings in September 2004 (SDR2004-00002). Site Information and Proposal Description: The applicant is requesting approval to subdivide the 1.19 acre site of the recently approved Dartmouth Square Commercial Center into four separate parcels with one building on each of the parcels. Vicinity Information: The subject site is located on the north side of SW Dartmouth Street and east of SW 72nd Avenue. The site is bordered on the north and west by single-family residential uses. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. No comments were received. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 (Subdivisions) B. A• •licable Develo•ment Code Sections • ommercia oning Districts 18.620 Tigard Triangle Design Standards) 18.705 Access, Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.785 (Temporary Uses), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECISION PAGE 6 OF 22 SUB2004-00019—DARTMOUTH SQUARE SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The subject parcel is within the C-G (General Commercial) zoning district, which does not have a minimum lot size. Therefore, this standard does not apply. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. There is no minimum lot size in the C-G zoning district. Therefore, this standard does not apply. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). This proposal is for 4 lots and the subject site is 1.91 acres in size; therefore this standard does not apply. Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the plat name "Dartmouth Square" has been approved by the Washington County Surveyor's office and is reserved for this property. This standard is met. NOTICE OF DECISION PAGE 7 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Streets and roads are discussed in greater detail under Tigard Development Code (TDC) Chapter 18.705, Access, Egress and Circulation) and Chapter 18.810 (Street and Utility Improvement Standards). An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the Subdivision criteria have been met. B— APPLICABLE TIGARD DEVELOPMENT CODE SECTIONS Residential Zoning Districts (18.520) Lists the description of the residential Zoning District. The site is located in the C-G zoning district: General Commercial. TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-G Minimum Lot Size None Minimum Lot Width 50 ft. Minimum Setbacks - Front yard Oft [11] - Side facing street on corner & through lots [1] - - Side yard 0/20 ft [8] -- Rear yard 0/20 ft [8] - Distance between front of garage & property line abutting a public or private - street. Minimum Building Height N/A Maximum Building Height 45 ft Maximum Site Coverage [2] 85% Minimum Landscape Requirement 15% Minimum FAR N/A Minimum Residential Density [4][5][6] N/A Maximum Residential Density N/A [1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020, minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table.The provisions for density transfer described in Section 18.715.030.8 apply, using the minimum and maximum density shown in the above table. Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities, the net development area shall be uses to establish the lot area, determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however,conditions in Chapters 18.745 and 18.795 must be met. NOTICE OF DECISION PAGE 8 OF 22 SUB2004-00019—DARTMOUTH SQUARE SUBDIVISION The proposed parcels meet all of the dimensional requirements above. The proposed parcels are surrounded by properties zoned C-G and MUE. Therefore, no setbacks are required. Building height and landscaping have been reviewed under the previous Site Development Review (2004-00002). This section has been satisfied. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The criteria of the Tigard Triangle Design Standards refer to building design, placement and pedestrian access. These standards were addressed and conditioned under the Site Development Review of the Dartmouth Square Commercial Center (SDR2004-00002). Therefore, these standards have been satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvement Standards section of this decision. Access to individual lots is through access easements across the proposed parcels. Therefore, this criterion is satisfied. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The four proposed lots will share a single joint access from SW 70th Avenue. The applicant has indicated that a shared access and circulation easement will be recorded. A copy of the shared access easement is conditioned later in this decision (18.810 Street and Utility Improvement Standards). Therefore, this standard has been satisfied. NOTICE OF DECISION PAGE 9 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The subject parcels will take access from SW 70th Avenue, which is a public street. Therefore, this standard has been satisfied. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. This standard has been previously addressed in the Site Development Review and approval for the Dartmouth Square commercial center (SDR2004-00002). As part of that proposal, there are two pedestrian walkways from SW Dartmouth Street to common area that provides access between buildings. Pedestrian access to the site from SW 70' is provided via a new sidewalk at the northeast corner of proposed building #1 . Therefore, this standard has been satisfied. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. The access to the proposed parcels does not appear to have any hazardous attributes. Sight distance certification is required as a condition of approval of the associated Site Development Review (SDR2004-00002) to assure that hazards are minimized. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The subject parcels take access from SW 70th Avenue, which is classified as a local street. However, the proposed subdivision is for a commercially zoned property. Therefore, this standard does not apply. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. NOTICE OF DECISION PAGE 10 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION No service drives are associated with this development. This criterion does not apply. Access Management Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Impact Study was prepared for the Site Development Review (SDR) application for this property. The applicant's engineer is required to provide preliminary sight distance certification for the driveway and the intersection of 70t Avenue and Dartmouth Street prior to issuance of the PFI. The applicant's engineer must also provide final sight distance certification of the driveway and intersection prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is more than 150 feet from the intersection, thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no proposed driveways along Dartmouth Street, which is a Collector. There are no proposed local streets with this development. This criterion is met. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The development has one point of access into the parking lot that provides a 30-foot access with 24 feet of pavement. Therefore, this standard has been satisfied. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground Boor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; The proposed subdivision is for a commercial property. Therefore, this standard does not apply. Section 18.705.030.1.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. NOTICE OF DECISION PAGE 11 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION This criterion relates to residential development. The requested subdivision is for a commercially zoned property. Therefore, this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; This criterion relates to residential development. The requested subdivision is for a commercial zoned property. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This criterion relates to residential development. The requested subdivision is for a commercially zoned property. Therefore, this standard does not apply. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access into the parking lot that provides a 30-foot access with 24 feet of pavement. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. If the applicant complies with the condition below, the access standards will be met. CONDITION:The applicant is required to provide a copy of the joint access agreement. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 F•rthTigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily ea tectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340 -028-090) apply. NOTICE OF DECISION PAGE 12 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a commercial project, which is permitted within the C-G zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. Compliance with state, federal, and local environmental regulations are the continuing obligation of the property owner. FINDING: The Environmental Performance standards are met. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The subject site has frontage on SW Dartmouth Street and SW 70th Avenue in excess of 100 feet. The applicant was required under SDR2004-00002 to rovide documentation indicating the type, species and spacing of street trees that are to be used. Therefore, this standard has been satisfied. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The site has been cleared and the home located on the site has been removed as part of SDR2004-00002. Therefore, this criterion does not apply. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; As mentioned above, the applicant has been conditioned under the associated Site Development Review (SDR2004-00002) to provide documentation indicating the type, species and spacing of street trees. Therefore, this standard has been met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The proposed use (Commercial Office) abuts single-family homes with a MUE zoning designation on the north and west side of the site, thus requiring a minimum of ten feet of buffering. The applicant has proposed a 10-foot buffer with trees, shrubs, and a six-foot-high wall under SDR2004-00002. The property to the east is separated from the subject site by SW 70th Avenue. No buffering is required. This standard has been satisfied. NOTICE OF DECISION PAGE 13 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION FINDING: Based on the analysis above, the Landscaping and Screening standards have been satisfied. Off-Street Parking and Loading Requirements 518.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. No dwelling units are associated with this project. The requested approval is to divide the approved Dartmouth Square Commercial Center into four separate parcels with one commercial building per parcel. Therefore, this standard does not apply. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Under SDR2004-00002 the applicant was required to provide a minimum of four ADA parking spaces. The applicant's plans show eight ADA spaces that will be nine feet wide with eight foot aisles. Therefore, this standard has been met. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: Based on the findings above, and the conditions of approval for SDR2004-00002 (Dartmouth Square) the Off-Street Parking and Loading Requirements have been met. Signs (18.780 CFiapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. The applicant may apply for sign permits to erect subdivision entry signs as authorized in Section 18.780.130(A)(3). Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. The applicant has been conditioned under SDR2004-00002 to sign a sign compliance agreement. Therefore, this section has been met. FINDING: Based on the analysis above, the Sign section has been met. Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. According to the submitted arborist report of SDR2004-00002 (Dartmouth Square), there are 38 trees that are over 12 inches in diameter that are viable for mitigation. The applicant has indicated that 100 percent of the trees on site are to be removed. The total caliper inches of the viable trees over 12 inches In diameter are 860 inches. The applicant has been conditioned to submit a tree mitigation plan for 860 inches. Therefore, this section has been satisfied. FINDING: Based on the analysis above, the tree removal standards have been met. NOTICE OF DECISION PAGE 14 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant indicated in the site development review approval (SDR2004-00002) that visual clearance triangles will be unobstructed. A condition of approval was imposed that visual clearance triangles be clear between three and eight feet in height, which is consistent with the vision clearance section of the code. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the vision clearance criteria have been met. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 72 right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Dartmouth, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should provide 36 feet from centerline and provide an 11 foot Preserve ROW. The SDR for this property has been conditioned to provide this ROW. The dedication and preserve ROW must be completed with the SDR or as a completion of the final plat approval for the subdivision. SW Dartmouth is currently substantially improved. In order to mitigate the impact from this development, the applicant should provide a 7-foot planter, 6-foot sidewalk and street trees (sized and spaced per Tigard Triangle standards). This is a condition of the associated SDR and must be completed prior to final building inspection. The site also lies adjacent to SW 70th Avenue, which is classified as a Local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate ROW to provide for 30 feet from centerline and the ROW for the required radius at the intersection. This dedication must be completed with the SDR or as part of the final plat approval for the subdivision. SW 70th Avenue is currently unimproved. Prior to final plat approval the construction of the 3/4 street improvements must be complete and approved. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. NOTICE OF DECISION PAGE 15 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The proposed grades on SW 70th Avenue are well below 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant's plans indicate one driveway located on 70th Avenue, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Constructing SW 70th Avenue will create a block that is greater than 1,800 feet in length. However, the newly created block includes SW Dartmouth Street which is considered an arterial street. According to the standard, blocks may exceed the maximum size when blocks are adjacent to arterial streets. Therefore, this standard does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Pedestrian connections will be created by constructing a sidewalk along SW 70th Avenue and SW Dartmouth Road. Therefore, this standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject site has an average lot width of 388 feet and a length of 215 feet, which does not exceed 2.5 times the width. Therefore, this standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF DECISION PAGE 16 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The subject site has approximately 388 feet of frontage on SW Dartmouth Street and 215 feet of frontage of SW 701" Avenue. This standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans show sidewalks will be constructed with the half-street improvements along both frontages. This meets the criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public line located in Dartmouth Street. The applicant's plans indicate that each parcel will have a separate connection to the public sewer extended into the site. The applicant shall extend the public sewer to their north property line to unserved property to the north. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant's plans indicate that they will be collecting surface runoff from their development, as well as the little runoff that may enter their site from adjacent parcels. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate that detention will be provided for all 4 parcels with the installation of underground pipes. NOTICE OF DECISION PAGE 17 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Dartmouth Street is designated a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is required to contribute funds for the future striping of the bike lane along Dartmouth Street. The amount of the striping would be as follows: • 337 ft of 8-inch white stripe, at $2.50/If $842.50 • 8 Mono-directional reflective markers @ $4.00/ea $ 32.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows $100/ea $200.00 $1,424.50 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of Dartmouth Street adjacent to this site. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic Impact Study was prepared by Lancaster Engineering, dated March 2004, and submitted with the original SDR application. There were no recommended improvements required based on this study. NOTICE OF DECISION PAGE 18 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION However, the study provided the information needed for contributions to the signalization of Dartmouth/72nd and Dartouth/ 8t . The project is expected to generate 16 PM peak hour trips at the intersection of Dartmouth/72n . Therefore, the project contribution to this intersection is $11 ,386.0Q. The project is also expected to generate 19 PM peak hour trips at the intersection of Dartmouth/68t . The project contribution for this intersection is $9,524.00. These funds must be paid prior to final building inspection. Public Water System: I he site is located within Tualatin Valley Water District (TVWD). The applicant's plans indicate that each parcel will have its own fire and domestic water service. The plans also indicate a fire vault at the northeast corner of the site to serve the private fire hydrants in the parking lot. TVWD must review and approve the plans prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS l5esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A Geotechnical Engineering Report was prepared by Geotech Solutions, Inc., dated March 12, 2004, and was submitted with the SDR application for this development. The Building Division, as a part of the Site Permit review, will review the grading/erosion control plan. The Engineering Department and Building Division will be reviewing the proposed retaining walls within and/or encroaching into the public ROW. The Building Division will be reviewing all other retaining walls on the site. An NPDES permit is required, as the development will disturb more than one acre. NOTICE OF DECISION PAGE 19 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a °2", etc. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). E. - IMPACT STUDY Section 18.390.050 sfates that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION PAGE 20 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial Street system. The applicant has been required under SDR2004-00002 to pay TIF's of approximately $101,619 Based on the uses proposed. Based on the estimate that total TIF fees cover 32 percent of the impact, on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $317,559 ($101,619 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $215,940. The cost of the improvements is expected to be $159,090 ($69,840 right-of-way dedication along SW Dartmouth + $47,250 for Dartmouth Street improvements + $42,000 for 3/4 street improvements along SW 70' Avenue). Thus, the required improvements of SDR2004-00002 meet the rough proportionality test. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objection to it. City of Tigard Building Department has reviewed the proposal and has offered the following comments: Accessible parking spaces shall be at least nine feet wide and adjacent access aisle at least six feet. Access aisle shall be located on passenger side except that two adjacent accessible parking may share a common access aisle. City of Tigard Public Works Department has reviewed the proposal and has no objection to it. City of Tigard Long Range Planning Department has reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Qwest has reviewed the proposed and has no objection to it. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 2, 2005 AND EFFECTIVE ON FEBRUARY 17, 2005 UNLESS AN APPEAL IS FILED. AAp e�al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 21 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 16, 2005. Questions: if you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at 503-639-4171 . ..caleit February 2, 2005 PREPA'E :Y: Ma• ew Sc -gger DATE Associate Planner /C\ / iC-tsa fie. J February 2, 2005 APPROVED BY: Richard Bewers orff DATE Planning Manager is\curpin\mathew\sub\sub2004-00019(Dartmouth Square)\sub2004-00019decision.doc NOTICE OF DECISION PAGE 22 OF 22 SUB2004-00019-DARTMOUTH SQUARE SUBDIVISION , , , GAR I ST CITY of TID gi GEOGRAPHIC INFORMATION GAR SYSTEM I VICINITY MM /-- r a BAYLOR ST w Q w II SUB2004-00019 Q I DARTMOUTH SQUARE Ns hi = SUBDIVISION K CLINTON f ST ■ all H ,----, ,o,M roll Kg lot :..,_ 'SF RR DARTMO T. BULLf41 Q•&--' A.4116 T' .4 BEND RD .ESBeAMT. RD I Nerd Ares Map / Ili Q N LMHURST 0 100 200 300 400 Feet Mill...1 III ST I 1-=312 feet PililaNNIN II II I I CO HERMO City of Tigard.4‘;k SOwAy w I I Information on this map Is for general location only and should be verified Kith the Development Services Division. 13125 SW Hall 81vd Tigard.OR 97223 • I . /www.iligar 1 hltp:!lwwvv.ci.tigerd.or.us .Community Development Plot date:Jan 5,2005;C:lmagic\MAGIC03.APR TAX LOT 4400 T 18.RIW SECTION 38 DC CITY OF TIGARD,WASIINOTON COUNTY,OREOON I I II I TM LOT.10 i TM LOT 3103 TN ' LO 3000 TOO LOT 3,00 i,u Lor 3100 1 J__-__ __ [__ __T______S88'42'05'W 38089 1 T.T ao u I uT Te T- ea xe ee3 I 1 1 , I I I 1 I i I I ( . 1 I I I 1 I I .0 1 1 1 1 1 5i• 1 M LOT.» I , i {WW1 MIS .. n, 1 1 1 I i 1 I TAX LOT.m3 I LOT 4 LOT 3 • LOT 2 LOT 1 I € I 21,144 SF 1e•�SF 1 I 18,002 SF , 21,003 SF 1 1 1 I TY YI MM i/1 I I I I I ' I Be 98 NAe Oa IT 78,/T 4a. 1 e ><� 154'14•03 9lT.9C .-�-Y��..-..�... ...� __ _^_1____.___ © 1 SW DARTMOUTH STREET R CRY Of TIGARD CITY OF TIGARD SUB2004-000 I 9 SITE PLAN N DARTMOUTH SQUARE SUBDIVISION (Map is not to scale) 1 EXHIBIT 6 Equity Group Fund I, LLC Attn: Kurt Dalbey SUB2004-00019 PO Box 3440 DARTMOUTH SQUARE SUBDIVISION Wilsonville, OR 97070 Westlake Consultants Attn: Lee Leighton 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 Equity Group Fund I, LLC By American Property Exchange 11945 SW 70th Avenue Tigard, OR 97223 AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development SCtaping A Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard; Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below} © NOTICE OF DECISION FOR: SUB2004-00019/DARTMOUTH SQUARE SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on February 2,2005, and deposited in the United States Mail on February 2,2005, postage prepaid. die.) ' (P that re•- -d Notic-) ScalE OAF O(1Z,EGON ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the ad ill day of /teCL _,, , , 2005. OFFICIAL SEAL 0 1'r , SUE ROSS % NOTARY PUBLIC-OREGO COMMISS ONIa RES DEC51 2007 NOTARY P : 'C i R GUN My Com I n Expires: EXHIBIT A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2004-00019 Cm OF TIGARD Community(Development DARTMOUTH SQUARE SUBDIVISION Sfiaping1 Better Community 120 DAYS = 4/28/2005 SECTION I. APPLICATION SUMMARY FILE NAME: DARTMOUTH SQUARE SUBDIVISION CASE NO.: Subdivision (SUB) SUB2004-00019 REQUEST: The applicant is requesting approval to subdivide the 1.19 acre site of the recently approved Dartmouth Square Commercial Center, into four separate parcels with one building on each of the parcels. OWNER: Equity Group Fund I, LLC APPLICANT'S Westlake Consultants, Inc. Attn: Kurt Dalbey, AGENT: Attn: Lee Leighton, AICP PO Box 3440 15115 SW Sequoia Parkway, Wilsonville, OR 97070 Suite 150 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: C-G; General Commercial. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. LOCATION: 11945 SW 70th Avenue; WCTM 1 S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 2, 2005 AND EFFECTIVE ON FEBRUARY 17, 2005 UNLESS AN APPEAL IS FILED. _____A Appeal The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confin the specific issues identified in the written comments submitted by the parties during the comment pE Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any i during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 16, 2005. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. r I Al LAN A 1 S CITY or TIGARD..V \V naNmr naP ST — —c 111 SUB2004-00019 ._-_-T li DARTMOUTH SQUARE . L ST ' ,_ SUBDIVISION --1 --, IlillilIRU z DARTM � / ' �.-w 2 ■ • Q N Wieliri el 11111 WI pa HURST I 1 ,------_1 ,------___,m IR F C{ry of JIitta, - TOWN.,,, d..J.S 7005.C: • eT':■ i : , - i i iii ___ Lbii I I I r_ -- F ii, f4 lI Li I I,l ___ I ... 13. ,..V ZOM i IF 1 - r ----- C — wee,..L»z=u— - i —= —i l-i--- SW DARTMOUTH STREET i - CITY OF TIGARD I _ SUB2004-00019 SITE PLAN N — DARTMOUTH SQUARE SUBDIVISION LMap is not to scale) 1S136DC-02504 1S136DC-04400 EXHIBIT 13 AMERICAN INDUSTRIES INC EQUITY GROUP FUND I LLC 1750 NW FRONT AVE STE#106 BY AMERICAN PROPERTY EXCHANGE PORTLAND, OR 97209 11945 SW 70TH AVE TIGARD,OR 97223 1S1 36DD-03100 1S 1369C-03200 BAURER ELDON F ESTATE OF& FEGLES MARY A& ROOT GORDON C KAUFFMAN VALERIE TRS 1400 SW SCHAEFFER RD 18520 SW EDGEWOOD CT WEST LINN, OR 97068 LAKE OSWEGO,OR 97035 1 S 136DD-02300 1 S 136DD-06200 CARPENTER RICHARD L GODDARD GALINA G&GREGORY POLLOCK DONALD E 18395 WOOD THRUSH ST 1834 SW 58TH AVE STE 202 LAKE OSWEGO,OR 97035 PORTLAND,OR 97221 1S 136DC-04000 1 S 136DC-04402 CMS PROPERTIES LLC HEDGEPETH LOUISE AGNES PMB160 11575 SW PACIFIC HWY PO BOX 23173 TIGARD,OR 97223 TIGARD,OR 97281 1S 136 DC-02700 1 S 136DD-06100 COE KENNETH A HOGG HARRIET L 2373 NW 185TH 6860 SW CLINTON PMB#448 TIGARD,OR 97223 HILLSBORO,OR 97124 1 S 136 DC-04600 1 S 136 DC-03510 COMMERCIAL NET LEASE REALTY INC JACKSON FAMILY LIVING TRUST 450 S ORANGE AVE STE 900 BY JACKSON GENE E&CAROLYN MAE TR ORLANDO, FL 32801 7045 SW CLINTON ST TIGARD,OR 97223 15136DC-03501 1 S 136DC-03900 CONNET JANE AND JOHN R JACOBER LESTER L JOAN M 8416 SW 57TH AVE 7110 SW CLINTON PORTLAND,OR 97219 TIGARD,OR 97223 2S101AA-01800 1S136DC-02900 CORLISS JAMES L&CORA K KOCH ROBERT J PO BOX 23970 7130 SW BAYLOR ST TIGARD, OR 97281 TIGARD,OR 97223 1 S 136 DD-02500 1 S 136DC-04300 DICKEY VELDA A KROO STEVEN Go POLLOCK DONALD E 17643 CHASE ST 1834 SW 58TH#202 NORTHRIDGE, CA 91325 PORTLAND,OR 97221 1S 136 DC-03509 2S 101 AA-02000 DORTON CHARLIE R AND LANDMARK FORD INC LINDA L ATTN:JIM CORLISS 7075 SW CLINTON STREET PO BOX 23970 TIGARD,OR 97223 TIGARD,OR 97281 1 S 136DC-02701 2S 101 AB-00302 LEFEBVRE MICHAEL P SR&LINDA NORDLING GEORGE DALE& 7040 SW BAYLOR ST JOANNE TRUSTEES PORTLAND,OR 97223 7105 SW ELMHURST ST TIGARD,OR 97223 1 S 136 DC-04100 2S 101 AA-02301 LEWIS LYNN C MARY C OPDAL ELLA J 11860 SW 72ND AVE 12170 SW 69TH AVE TIGARD, OR 97223 TIGARD,OR 97223 136 DC-04200 1 S136DD-07500 LE LY C MARY C PACIFIC NORTHWEST PROPERTIES LTD 1186 72ND AVE PARTNERSHIPS LIMITED PARTERSHIP ARD, 0 7223 PO BOX 2206 BEAVERTON,OR 97075 1 S 136DC-02503 3600-07600 LURIA MARK T AND PAC NO HWEST PROPERTIES LTD WHEELES DOYLE E PARTN HIPS LIMITED PARTERSHIP BY PETSMART INC REAL ESTATE DEPT PO X 220 19601 N 27TH AVE 4TH FLOOR AVERTON,OR 97075 PHOENIX,AZ 85027 1 S 136DC-03400 2S 101 BA-00100 MAHON HUGH S ANNA BELLE PACIFIC REALTY ASSOCIATES 12095 SW 118TH AVE ATTN: N PIVEN TIGARD,OR 97223 15350 SE SEQUOIA PKWY#300 PORTLAND,OR 97224 2 S 101 AB-00101 1 S 136 DC-03507 MARTIN GORDON R PETERS ARDEN&SHIRLEY 8565 SW BARBUR BLVD REVOCABLE LIVING TRUST PORTLAND,OR 97219 7105 SW CLINTON ST TIGARD,OR 97223 2S 101 AB-00200 1 S 136DC-03508 MARTIN GORDON S PETERS ARDEN LYNN& 12265 SW 72ND AVE SHIRLEY S TRUSTEES TIGARD,OR 97223 7105 SW CLINTON ST TIGARD,OR 97223 01BA-00300 2S101AB-00300 MA N G ON S POLLOCK DONALD E 12265 2ND AVE 1834 SW 58TH#202 ARD,OR 7223 PORTLAND,OR 97221 1 S 136DC-03600 1 S 136DD-02100 MYERS FAMILY LLC POLLOCK DONALD E/JULIA GAIL 12670 SW 68TH PKWY 1834 SW 58TH#202 STE#200 PORTLAND,OR 97221 PORTLAND,OR 97223 1 S 136DC-03300 01 AB-00100 NOBLE LARRIE P POL NALD E/JULIA GAIL PO BOX 23474 1834 5 #202 TIGARD,OR 97281 P TLAND,OR 97221 • 1 S 136DD-02200 15136DD-07001 POLLOCK DONLAD E ROTH JACOB T JR&THERESA A 1834 SW 58TH#202 12600 SW 72ND AVE#200 PORTLAND, OR 97201 TIGARD,OR 97223 1 S 136DD-06500 1S 136DD-07601 ROOT GORDON C& SALARIE MARZIE ROOT WILMA L& 11905 SW 69TH AVE ROOT JACK B TIGARD,OR 97223 1400 SW SCHAEFFER RD WEST LINN,OR 97068 1 S136DD-03001 1S136 DC-02800 R.ST GORDON & SALIMENA JOHN A ET AL ROO ILM• & 7100 SW BAYLOR ROOT J•• B TIGARD,OR 97223 140. : SC' • FFER RD ST LINN,OR •7068 S 136 D D-06600 1S 136 DC-02600 R•'T GORDON SCHULTZ MARK E AND LAURA K ROOT LM• & 7010 SW BAYLOR ST ROOT J•- • : TIGARD,OR 97223 140. W SCH• FFER RD ST LINN,OR • 068 1 136DD-06700 2S101 AB-00301 RO GORDON C : SCOTT JOHN D/DEBORA K ROOT ILMA 7085 SW ELMHURST ROOT JA,• B TIGARD,OR 97223 1400 : SC FFER RD ST LINN,OR '7068 36 DD-06300 1 S 136DC-03700 RO• GORDON C : ST CLAIRE SHARON BEATRICE ROOT • M• 7050 SW CLINTON ROOT J•! : TIGARD,OR 97223 1401 SCHA • R RD • ST LINN,OR 97068 1 136DD-03000 1S136DD-02400 RO• GORDON C : STERNBERG FAMILY LIMITED PARTNER ROOT LMA 8310 SW 10TH AVE ROOT J•r B PORTLAND,OR 97219 1401 SC FFER RD ST LINN, OR 97068 136DD-06800 2S 101 AA-02900 RO. GORDON C& TIGARD CORPORATE CENTER ROOT ■ MA : LTD PARTNERSHIP ROOT JA • ATTN: GREG SPECHT 1400 '• SCH• FFER RD 15400 MILLIKAN WAY ST LINN, OR 97068 BEAVERTON,OR 97006 1 S 136 D D-07300 1 S 136 DC-03506 ROSENFELD KENNETH&MARILYN TRIPP AMANDA J 11930 SW 70TH AVE 7015 SW CLINTON ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136 D D-06900 1 S 136 DC-03800 ROTH J T JR&THERESA A WAHL ROBERT LEO&ROSE MARIE 12600 SW 72ND AVE STE 200 7080 SW CLINTON TIGARD, OR 97223 TIGARD,OR 97223 1 S1 36DC-04500 WINCO FOOD LLC ATTN: SUSAN BUSCHE PO BOX 5756 BOISE BOISE, ID 83705 1 S1 36DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 • AFFIDAVIT OF MAILING CITY Y OF TIGARD Community(Development Shaping,?(Better Community I, Patricia L. Guns ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2004-00019/DARTMOUTH SQUARE SUBDIVISION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", and by reference made a part hereof, on January 5,2005, and deposited in the United States Mail on January 5,2005, postage prepaid. ■I : • AMIMIr .AIIIPWAsaAff,tL mr, (Person th- ' -mod Notic: STATE OE okEGoN ) County of Washington )ss. City of igard ) J h Subscribed and sworn/affirmed before me on the 1 day of /1Cafk-- , 2005. , ► SUE ROSS NOTARY I IC OF OREGON NOTARY COMMISSION NO.OREGON My Commi ion Expires: r �� 375152 MY COMMISSION EXPIRES DEC.1,2007 Ex1t'A„ • NOTICE TO MORTGAGEE, LIENHOLiER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION A.4 !�- CITY OF TIGARD SUBDIVISIONCommunity Development SFiapingA Better Community DATE OF NOTICE: January 5, 2005 FILE NUMBER: SUBDIVISION (SUB) 2004-00019 FILE NAME: DARTMOUTH SQUARE SUBDIVISION PROPOSAL: A request for approval for a four (4) lot commercial Subdivision of a 1.91 acre parcel of land. The proposal is to divide a four building site design into four individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.430, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. The site is located at the corner of SW Dartmouth Street and SW 70th Avenue. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JANUARY 19, 2005. All comments should be directed to Mathew Scheideqqer, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to mattsci.tiqard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JANUARY 27, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments."IN P -i111 -. I MOIETY MAP 5i I 1111 „ ' til LI SU B2004 00019 DARTM UT_ 0 H SQUARE ="", = SUBDIVISION i 1111 ST �! �is _ 1111111 fog � � 1 1 -7 '� nng>Tm4UTH3 I i X,r011 il 111liRST 2 2 III �y cin ati. Tigua LIi1tt Amor.5 xr1s r M=wnrirno pan EX/,61' Ir B/I 1S1 36DC-02504 1S1 36DC-04400 AMERICAN INDUSTRIES INC EQUITY GROUP FUND I LLC 1750 NW FRONT AVE STE#106 BY AMERICAN PROPERTY EXCHANGE PORTLAND, OR 97209 11945 SW 70TH AVE TIGARD,OR 97223 1 S 136 DD-03100 1 S 136 DC-03200 BAURER ELDON F ESTATE OF& FEGLES MARY A& ROOT GORDON C KAUFFMAN VALERIE TRS 1400 SW SCHAEFFER RD 18520 SW EDGEWOOD CT WEST LINN, OR 97068 LAKE OSWEGO,OR 97035 1S 136DD-02300 1S1 36DD-06200 CARPENTER RICHARD L GODDARD GALINA G&GREGORY POLLOCK DONALD E 18395 WOOD THRUSH ST 1834 SW 58TH AVE STE 202 LAKE OSWEGO,OR 97035 PORTLAND, OR 97221 1 S 136 DC-04000 1 S 136 DC-04402 CMS PROPERTIES LLC HEDGEPETH LOUISE AGNES PMB160 11575 SW PACIFIC HWY PO BOX 23173 TIGARD,OR 97223 TIGARD,OR 97281 1S136DC-02700 1S136DD-06100 COE KENNETH A HOGG HARRIET L 2373 NW 185TH 6860 SW CLINTON PMB#448 TIGARD,OR 97223 HILLSBORO, OR 97124 1 S 136 DC-04600 1 S 136 DC-03510 COMMERCIAL NET LEASE REALTY INC JACKSON FAMILY LIVING TRUST 450 S ORANGE AVE STE 900 BY JACKSON GENE E&CAROLYN MAE TR ORLANDO, FL 32801 7045 SW CLINTON ST TIGARD,OR 97223 1S136DC-03501 1S136DC-03900 CONNET JANE AND JOHN R JACOBER LESTER L JOAN M 8416 SW 57TH AVE 7110 SW CLINTON PORTLAND,OR 97219 TIGARD,OR 97223 2S101AA-01800 1S136DC-02900 CORLISS JAMES L&CORA K KOCH ROBERT J PO BOX 23970 7130 SW BAYLOR ST TIGARD, OR 97281 TIGARD,OR 97223 1 S 136DD-02500 1 S 136DC-04300 DICKEY VELDA A KROO STEVEN do POLLOCK DONALD E 17643 CHASE ST 1834 SW 58TH#202 NORTHRIDGE,CA 91325 PORTLAND, OR 97221 1 S 136 DC-03509 2S 101 AA-02000 DORTON CHARLIE R AND LANDMARK FORD INC LINDA L ATTN:JIM CORLISS 7075 SW CLINTON STREET PO BOX 23970 TIGARD, OR 97223 TIGARD,OR 97281 1 S 136DC-02701 2S 101 AB-00302 LEFEBVRE MICHAEL P SR&LINDA NORDLING GEORGE DALE& 7040 SW BAYLOR ST JOANNE TRUSTEES PORTLAND, OR 97223 7105 SW ELMHURST ST TIGARD,OR 97223 1 S 136DC-04100 2S 101 AA-02301 LEWIS LYNN C MARY C OPDAL ELLA J 11860 SW 72ND AVE 12170 SW 69TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1360C-04200 1S13600-07500 LE LY C MARY C PACIFIC NORTHWEST PROPERTIES LTD 1186 72ND AVE PARTNERSHIPS LIMITED PARTERSHIP ARD, OR 7223 PO BOX 2206 BEAVERTON,OR 97075 1 S 136 DC-02503 3600-07600 LURIA MARK T AND PAC NO HWEST PROPERTIES LTD WHEELES DOYLE E PARTN HIPS LIMITED PARTERSHIP BY PETSMART INC REAL ESTATE DEPT PO X 220 19601 N 27TH AVE 4TH FLOOR AVERTON,OR 97075 PHOENIX,AZ 85027 1 S 136DC-03400 2S 101 BA-00100 MAHON HUGH S ANNA BELLE PACIFIC REALTY ASSOCIATES 12095 SW 118TH AVE ATTN:N PIVEN TIGARD, OR 97223 15350 SE SEQUOIA PKWY#300 PORTLAND,OR 97224 2S 101 AB-00101 1 S 136DC-03507 MARTIN GORDON R PETERS ARDEN&SHIRLEY 8565 SW BARBUR BLVD REVOCABLE LIVING TRUST PORTLAND,OR 97219 7105 SW CLINTON ST TIGARD,OR 97223 2S 101 AB-00200 1S 1360C-03508 MARTIN GORDON S PETERS ARDEN LYNN& 12265 SW 72ND AVE SHIRLEY S TRUSTEES TIGARD,OR 97223 7105 SW CLINTON ST TIGARD,OR 97223 101 BA-00300 2Si 01AB-00300 MA N G ON S POLLOCK DONALD E 12265 2ND AVE 1834 SW 58TH#202 ARD,OR 7223 PORTLAND,OR 97221 1 S 136 DC-03600 1 S 136 DD-02100 MYERS FAMILY LLC POLLOCK DONALD E/JULIA GAIL 12670 SW 68TH PKWY 1834 SW 58TH#202 STE#200 PORTLAND,OR 97221 PORTLAND, OR 97223 1 S 136DC-03300 01 AB-00100 NOBLE LARRIE P POL NALD E/JULIA GAIL PO BOX 23474 1834 5 #202 TIGARD,OR 97281 P TLAND,OR 97221 1 S1 36DD-02200 1 S 136DD-07001 POLLOCK DONLAD E ROTH JACOB T JR&THERESA A 1834 SW 58TH#202 12600 SW 72ND AVE#200 PORTLAND, OR 97201 TIGARD,OR 97223 1 S 136DD-06500 1 S 136 DD-07601 ROOT GORDON C& SALARIE MARZIE ROOT WILMA L& 11905 SW 69TH AVE ROOT JACK B TIGARD,OR 97223 1400 SW SCHAEFFER RD WEST LINN,OR 97068 1 S136DD-03001 1S136DC-02800 R• •T GORDON & SALIMENA JOHN A ET AL ROO ILM• & 7100 SW BAYLOR ROOT J• B TIGARD,OR 97223 140' SC' • FFER RD ST LINN,OR •7068 S 136 D D-06600 1 S 136 DC-02600 R•'T GORDON SCHULTZ MARK E AND LAURA K ROOT • LM• & 7010 SW BAYLOR ST ROOT J•- • TIGARD,OR 97223 140. SCH• FFER RD • ST LINN,OR • 068 1 136DD-06700 2S 101 AB-00301 RO: GORDON C : SCOTT JOHN D/DEBORA K ROOT ILMA 7085 SW ELMHURST ROOT JA, B TIGARD,OR 97223 1400 : SC FFER RD ST LINN, OR '7068 36 D D-06300 1 S 136DC-03700 RO• GORDON C : ST CLAIRE SHARON BEATRICE ROOT • M• 7050 SW CLINTON ROOT J•! : TIGARD,OR 97223 1400 : SCHA R RD • ST LINN, OR 97068 1 136DD-03000 1 S136DD-02400 RO• GORDON C : STERNBERG FAMILY LIMITED PARTNER ROOT LMA 8310 SW 10TH AVE ROOT J r B PORTLAND,OR 97219 140. : SC FFER RD ST LINN, OR 97068 1 36 DD-06800 2S 101 AA-02900 RO• GORDON C& TIGARD CORPORATE CENTER ROOT MA : LTD PARTNERSHIP ROOT JA ' : ATTN: GREG SPECHT 1400 If SCH• FFER RD 15400 MILLIKAN WAY ST LINN, OR 97068 BEAVERTON,OR 97006 1 S 136 DD-07300 1 S 136 DC-03506 ROSENFELD KENNETH&MARILYN TRIPP AMANDA J 11930 SW 70TH AVE 7015 SW CLINTON ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136DD-06900 1 S 136DC-03800 ROTH J T JR&THERESA A WAHL ROBERT LEO&ROSE MARIE 12600 SW 72ND AVE STE 200 7080 SW CLINTON TIGARD,OR 97223 TIGARD,OR 97223 1 S1 36DC-04500 WI NCO FOOD LLC ATTN: SUSAN BUSCHE PO BOX 5756 BOISE BOISE, ID 83705 1 S 136 DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 Equity Group Fund 1 , LLC Attn: Kurt Dalbey PO Box 3440 Wilsonville, OR 97070 Westlake Consultants Attn: Lee Leighton 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 AFFIDAVIT OF MAILING .41.Y OF 44 TI TI CITY Community Development ShapingA Better Community I, Patricia L. Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'Tigard;Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below} © NOTICE OF PENDING LAND USE APPLICATION FOR: VAR2004-00088/ATLANTA COMMERCIAL BUILDING ADJUSTMENT ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit'A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on January 5,2005, and deposited in the United States Mail on January 5,2005, postage prepaid. N- ( }ideew .._ (0 / A i , (Person that -p: -: otice • IW,/ STATE OF OXEGOAr ) County of Washington )ss. City of Tigard ) ) i i Subscribed and sworn/affirmed before me on the day of }-(0.-L_CA , 2005. �r OFFICIAL SEAL �C%�r��dy - SUE ROSS -4., NOTARY PUBLIC-OREGON ROTA.4 BLIC OF OREGON COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 My Co fission Expires: /c-l�---(=1,00 -7 hit , A NOTICE TO MORTGAGEE, LIENhvLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION !11 CITY OF TIGARD DEVELOPMENT ADJUSTMENT CommunityDeve(opment Shaping A(Better Community DATE OF NOTICE: January 5, 2005 FILE NUMBER: ADJUSTMENT (VAR) 2004-00088 FILE NAME: ATLANTA COMMERCIAL BUILDING ADJUSTMENT PROPOSAL: The applicant is requesting approval for an Adjustment to the street design standards to allow a six-foot curb tight sidewalk along SW 68th Parkway for the length of the approved Atlanta Commercial Building. The reason for the Adjustment is due to slope and to match the existing curb tight sidewalk adjacent to the subject parcel. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.520, 18.620 and 18.810. LOCATION: 6830 SW Atlanta Street; WCTM 1S136DD. Tax Lot 900. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JANUARY 19, 2005. All comments should be directed to Mathew Scheideqqer, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171, or by email to matts(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR FEBRUARY 3, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." • In I 21 AL I VI INITY NAP YAR2004-00088 ATLANTA COMMERCIAL BUILDING ADJUSTMENT f , Banco ST H ( 1 e "7,...moktir4k1/41 J • s .. 1\ I aw / A D� .•• 1 rr rwr.�.ro: Pbl dale Jon 5.5005,C MngICMNGIC03 MR • // •1 S 1 S6DD-01500 1S136DD-01300 CARL H JOHNSON FAMILY L P II GSP LLC BY JOHNSON CARL H PMB 160 8965 SW BURNHAM 11575 SW PACIFIC HWY TIGARD,OR 97223 TIGARD,OR 97223 1 136DD-01702 1 S136DD-00900 CA H JO SON FAMILY L P II GSP LLC& BY JO ON CARL H MALCOM&SHARON ESLINGER LLC 896 W NHAM PMB 160 ARD,OR 7223 11575 SW PACIFIC HWY TIGARD,OR 97223 1360D-01700 1 S136DD-03800 CA H JO SON FAMILY L P II HAINES BUILDING LLC BY JO ON CARL H 3611 SW HODD AVE 896 W BU HAM PORTLAND,OR 97201 T ARD,OR 97223 1 S136DD-01900 1 S136DD-01600 COON JOHN CARL& HARRIS FRED L HARRIS OLSEN MARY G TRUSTEE DONALD M JEANETTE A 6940 SW BAYLOR ST 11540 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1 S136DD-02500 1 S136DD-00500 DICKEY VELDA A HARTUNG RICHARD& c/o POLLOCK DONALD E LESLIE TIMOTHY J 1834 SW 58TH#202 11580 SW 67TH AVE PORTLAND,OR 97221 TIGARD,OR 97223 1 S136DD-00800 1 S136DD-03301 FAMILY BAPTIST CHURCH HUG DUANE&SANDRA 11585 SW 67TH 1152 SW TROON TIGARD,OR 97223 LAKE OSWEGO,OR 97034 1 S136DD-03900 1S13600-01000 GOOLD PHILIP A&REBECCA J JOHNSEN BRADLEY S&LAURA C 41 CHURCHILL DOWNS FAMILY TRUST LAKE OSWEGO,OR 97035 BY BRADLEY S/LAURA C JOHNSEN TRS PO BOX 762 BEAVERTON,OR 97075 1 36DD-0400' 1 S136DD-01701 GO• • P IPA&REBECCA J LAW JOHN C 41 C-dR• ILL DOWNS 6945 SW BAYLOR ST • E OSWEt',OR 97035 TIGARD,OR 97223 1 S136DA-02200 1 S136DC-00100 GORGER RICHARD A/MOLLY J LEISER ANNE TRUSTEE PO BOX 926 6009 SW PENDLETON CT WILSONVILLE,OR 97070 PORTLAND,OR 97221 1 S136DD-00200 1S136DD-01200 GREEN JOSEPH W MATHEWS SEAN A PO BOX 759 11600 SW 69TH AVE PORTLAND,OR 97207 TIGARD,OR 97223 • 1S1O6DD-00700 1S136DD-01100 MERCER ROSS L&VICKI L RHEE PYUNG NAI &SOO NAM BY HEALTH PHYSICS NORTHWEST 11570 SW 69TH AVE 11535 SW 67TH TIGARD,OR 97223 TIGARD, OR 97223 181360D-00801 1 S 136 0D-02900 MERCER ROSS L&VICKI L ROOT GORDON C& 11535 SW 67TH ROOT WILMA L& TIGARD,OR 97223 ROOT JACK B 1400 SW SCHAEFFER RD WEST LINN, OR 97068 1 S 136 D D-02700 1 S 136 D C-02600 MILLER LAVIDA E SCHULTZ MARK E AND LAURA K 6870 SW BAYLOR ST 7010 SW BAYLOR ST TIGARD, OR 97223 TIGARD,OR 97223 1 S136DD-02800 1 S136DD-02600 MOORE GLENN L AND SHARON L SMITH DEAN W& 11710 SW 69TH AVE SMITH JO ANN MONDELLI TRS TIGARD, OR 97223 17880 SARAH HILL LN LAKE OSWEGO, OR 97035 1 S 136 DA-00902 1 S 1360 0-02400 OREGON EDUCATION ASSN STERNBERG FAMILY LIMITED PARTNER 6900 SW HAINES 8310 SW 10TH AVE TIGARD,OR 97223 PORTLAND,OR 97219 1S1 36 DA-02300 1 S 136 D D-03290 OREGON EDUCATION ASSN STROJNY JUDY LORRAINE& 6900 SW ATLANTA ST BALDWIN DIANE LOUISE TIGARD, OR 97223 6846 SUNSET RIDGE CT WEST HILLS,CA 91307 1 136 DA-02301 1 S 136 D D-00600 OR ON CATION ASSN TIGARD WATER DISTRICT THE 6900 AINES RD 8777 SW BURNHAM ST ARD,0 7223 TIGARD,OR 97223 1 S 136 DA-00101 1 S 136 D D-02000 OREGON STATE OF PUBLIC WAGAR PAUL B JR& KANEKO T TRS EMPLOYEES'RETIREMENT FUND 14845 NW RIDGETOP CT 11410 SW 68TH PKWY BEAVERTON, OR 97006 TIGARD,OR 97223 1 S136DD-03400 PNWP LLC#2 PO BOX 2206 BEAVERTON,OR 97075 1 Si 36DD-02100 POLLOCK DONALD E/JULIA GAIL 1834 SW 58TH#202 PORTLAND, OR 97221 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 23-Feb-04 I _"cm CITY of TIGARD ■ //// GEOGRAPHIC INFORMATION SYSTEM 7( (500') ILI. 1ST Q ■ FOR: Kristy Kelly muenuu 4 Im:eOOe:eN _..-- P. I 1MIet107 —"MOM Q.e,r� RE: I S 136DC, 4400 is ,_ maillii rlrautlee �•). ST ® I Property owner information AIL teluuuzM 1111 Is valid for 3 months from alli gm cum u Cr; —a co the date printed on this map. ill 11u10auu \\\\ �. uea' e e 11171010440: ,,. 4 - liken. DARTMOUTH ST Y7101A100100 nm10ootet 1 ` $Io1Mo:100 _ Q teleleMPOS I dle 11MM111111 r■ u Ell a HURST 1' T PIIIIII 0 200 400 000 I 11 46feet iiiii HERMOSp ►NAY A, ,LI, City of Tigard 1 11 Information on this map is for general lacatlpl only and should be verified with the Development Services Division. �� ■ V ST 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 BEVELAND �7� -i _ neq:lnNw7v.ci.tigard.or.us Community Development Plot date:Dec 21,2004;C:Magic\MAGICO3APR 1 S 136 DC-02504 1S1 36 DC-04400 AMERICAN INDUSTRIES INC EQUITY GROUP FUND I LLC 1750 NW FRONT AVE STE#106 BY AMERICAN PROPERTY EXCHANGE PORTLAND,OR 97209 11945 SW 70TH AVE TIGARD,OR 97223 1 S 136 DD-03100 1 S 136 DC-03200 BAURER ELDON F ESTATE OF& FEGLES MARY A& ROOT GORDON C KAUFFMAN VALERIE TRS 1400 SW SCHAEFFER RD 18520 SW EDGEWOOD CT WEST LINN,OR 97068 LAKE OSWEGO,OR 97035 1 S 136DD-02300 1 S 136DD-06200 CARPENTER RICHARD L GODDARD GALINA G&GREGORY POLLOCK DONALD E 18395 WOOD THRUSH ST 1834 SW 58TH AVE STE 202 LAKE OSWEGO,OR 97035 PORTLAND,OR 97221 1 S 136 DC-04000 1 S 136 DC-04402 CMS PROPERTIES LLC HEDGEPETH LOUISE AGNES PMB160 11575 SW PACIFIC HWY PO BOX 23173 TIGARD,OR 97223 TIGARD,OR 97281 1 S 136 DC-02700 1 S 136D D-06100 COE KENNETH A HOGG HARRIET L 2373 NW 185TH 6860 SW CLINTON PMB#448 TIGARD,OR 97223 HILLSBORO,OR 97124 1 S 136 DC-04600 1 S 136 DC-03510 COMMERCIAL NET LEASE REALTY INC JACKSON FAMILY LIVING TRUST 450 S ORANGE AVE STE 900 BY JACKSON GENE E&CAROLYN MAE TR ORLANDO, FL 32801 7045 SW CLINTON ST TIGARD,OR 97223 1 S 136DC-03501 1 S 136DC-03900 CONNET JANE AND JOHN R JACOBER LESTER L JOAN M 8416 SW 57TH AVE 7110 SW CLINTON PORTLAND, OR 97219 TIGARD,OR 97223 2S101AA-01800 1S136DC-02900 CORLISS JAMES L&CORA K KOCH ROBERT J PO BOX 23970 7130 SW BAYLOR ST TIGARD,OR 97281 TIGARD,OR 97223 is 136DD-02500 1St 36DC-04300 DICKEY VELDA A KROO STEVEN C/a POLLOCK DONALD E 17643 CHASE ST 1834 SW 58TH#202 NORTHRIDGE, CA 91325 PORTLAND,OR 97221 1 S 136DC-03509 2S 101 AA-02000 DORTON CHARLIE R AND LANDMARK FORD INC LINDA L ATTN:JIM CORLISS 7075 SW CLINTON STREET PO BOX 23970 TIGARD, OR 97223 TIGARD,OR 97281 1 S 136 DC-02701 2S 101 AB-00302 LEFEBVRE MICHAEL P SR&LINDA NORDLING GEORGE DALE& 7040 SW BAYLOR ST JOANNE TRUSTEES PORTLAND.OR 97223 7105 SW ELMHURST ST TIGARD,OR 97223 1 S 136 DC-04100 2S 101 AA-02301 LEWIS LYNN C MARY C OPDAL ELLA J 11860 SW 72ND AVE 12170 SW 69TH AVE TIGARD, OR 97223 TIGARD,OR 97223 136DC-04200 is 136DD-07500 LE LY C MARY C PACIFIC NORTHWEST PROPERTIES LTD 1186 72ND AVE PARTNERSHIPS LIMITED PARTERSHIP ARD,0 7223 PO BOX 2206 BEAVERTON,OR 97075 1 S 136DC-02503 36DD-07600 LURIA MARK T AND PAC NO HWEST PROPERTIES LTD WHEELES DOYLE E PARTN HIPS LIMITED PARTERSHIP BY PETSMART INC REAL ESTATE DEPT PO X 220 19601 N 27TH AVE 4TH FLOOR AVERTON,OR 97075 PHOENIX,AZ 85027 1 S 136DC-03400 2S 101 BA-00100 MAHON HUGH S ANNA BELLE PACIFIC REALTY ASSOCIATES 12095 SW 118TH AVE ATTN: N PIVEN TIGARD, OR 97223 15350 SE SEQUOIA PKWY#300 PORTLAND,OR 97224 2S 101 AB-00101 1 S 136DC-03507 MARTIN GORDON R PETERS ARDEN&SHIRLEY 8565 SW BARBUR BLVD REVOCABLE LIVING TRUST PORTLAND, OR 97219 7105 SW CLINTON ST TIGARD,OR 97223 2S 101 AB-00200 1 S 136DC-03508 MARTIN GORDON S PETERS ARDEN LYNN& 12265 SW 72ND AVE SHIRLEY S TRUSTEES TIGARD, OR 97223 7105 SW CLINTON ST TIGARD,OR 97223 01 BA-00300 2S 101 AB-00300 MA N G ON S POLLOCK DONALD E 12265 2ND AVE 1834 SW 58TH#202 T ARD, OR 7223 PORTLAND,OR 97221 1 S 136DC-03600 1 S 136DD-02100 MYERS FAMILY LLC POLLOCK DONALD E/JULIA GAIL 12670 SW 68TH PKWY 1834 SW 58TH#202 STE#200 PORTLAND,OR 97221 PORTLAND, OR 97223 1 S 136DC-03300 . 01 AB-00100 NOBLE LARRIE P POL : 6 %•NALD E/JULIA GAIL PO BOX 23474 1834 ' 5: #202 TIGARD, OR 97281 P.-TLAND,OR 97221 1S 136DD-02200 1 S 136DD-07001 POLLOCK DONLAD E ROTH JACOB T JR&THERESA A 1834 SW 58TH#202 12600 SW 72ND AVE#200 PORTLAND, OR 97201 TIGARD,OR 97223 1 S 136 D D-06500 1 S 136 D D-07601 ROOT GORDON C& SALARIE MARZIE ROOT WILMA L& 11905 SW 69TH AVE ROOT JACK B TIGARD,OR 97223 1400 SW SCHAEFFER RD WEST LINN, OR 97068 1 S 136DD-03001 1 S 136DC-02800 R•IT GORDON & SALIMENA JOHN A ET AL ROO ILM• & 7100 SW BAYLOR ROOT J•! B TIGARD,OR 97223 1401 : SC' • FFER RD ST LINN, OR •7068 S 136DD-06600 1 S 136DC-02600 R•■T GORDON SCHULTZ MARK E AND LAURA K ROOT • LM• & 7010 SW BAYLOR ST ROOT J•' • : TIGARD,OR 97223 1401 W SCH• FFER RD ST LINN, OR • 068 1 136DD-06700 2S 101 AB-00301 RO • GORDON C : SCOTT JOHN D/DEBORA K ROOT 0 ILMA 7085 SW ELMHURST ROOT JA•• B TIGARD,OR 97223 1400 =v SC • FFER RD ST LINN, OR '7068 36D0-06300 1S 136DC-03700 RO• GORDON C = ST CLAIRE SHARON BEATRICE ROOT M• 7050 SW CLINTON ROOT J•! = TIGARD,OR 97223 1401 : SCHA - R RD ST LINN,OR 97068 1 136DD-03000 1S 136DD-02400 ROS GORDON C = STERNBERG FAMILY LIMITED PARTNER ROOT LMA 8310 SW 10TH AVE ROOT J•I' B PORTLAND,OR 97219 1401 : SC • FFER RD ST LINN,OR 97068 136D0-06800 2S 101 AA-02900 RO• GORDON C& TIGARD CORPORATE CENTER ROOT ■ MA LTD PARTNERSHIP ROOT JA • ATTN:GREG SPECHT 1400 :' SCH• FFER RD 15400 MILLIKAN WAY ST LINN,OR 97068 BEAVERTON,OR 97006 1 S 136DD-07300 1S 136DC-03506 ROSENFELD KENNETH &MARILYN TRIPP AMANDA J 11930 SW 70TH AVE 7015 SW CLINTON ST TIGARD, OR 97223 PORTLAND,OR 97223 1S1 36 DD-06900 1S1 36 DC-03800 ROTH J T JR&THERESA A WAHL ROBERT LEO&ROSE MARIE 12600 SW 72ND AVE STE 200 7080 SW CLINTON TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 DC-04500 WINCO FOOD LLC ATTN:SUSAN BUSCHE PO BOX 5756 BOISE BOISE, ID 83705 1 S136DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:lcurpinlsetupllabels\CIT East.doc) UPDATED: 23-Feb-04 11/20/2004 17: 34 50362 J1 TIGARD sutLDIN £PT PAGE 01/01 • CITY OF TIGARD COMMUNITY DEPARTMENT PLANNING DIVISION JVJLOPMENT 13125 SW NALL BOULEVARD err,ocriGARO TIGARD, OREGON 97223 cogeiwunfiy mesar.Lopment ?HOME. 533-634-4t71 FAX 503-684-7247 (Attu Patty/Planing) � t� RiE=oUMT FOR 5' 10.POOT PROPE=RTY OW qR @giff Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (Le. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: ALL. ISI ►C o K' f I t945 ,SLo 2(U Q ) /' PLEA BE WA THAT ONLY 1 F LABELS ,VWJILL BE PROVIDED AT THIS TIME FOR HOLDING NG YOUR N HBORHOOD MEETING. After submitting your land use appplt tI r� to the City, end the project planner as reviewed your application for completeness, you will be homed by means of an incompleteness letter to a tarn your 2 final sets of labels. The 2 final se of labels need to be placed on enveloppp_es with first class letter-rate postage on th envelopes in t e fojrn of postage stamps (n metered envelopes and no return address) and resubmitted to a City,fpr the puose of providing notice to roped owners of the proposed land use be call called pick up and pay the labels whenethoey are ready�ept separate. The person fisted below will NAME OF CONTACT PERSON: PHONE: X43 6/9 a6s FAX: ..4A4-7•W:-.71/3=1--- This request may be mailed, faxed or hand delivered o the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of ,our request, the contact person will be called to pick up their request that will be placed in Will Call by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost DeKriotion: $11 to generate the mailing 1st, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then,multipI the cost to print one set of labels by the number omits r quested. 'EXAMPLE* SST FOR THIS REQUEST `' J sheets of labels x$2/sheet=KZ x 2 sets= $16.00 4/sheet(s)of labels x$2lsheet= sets � .�. sheets of labels x$2lsheet for Interested parties x 2 sets= $ 4.00 1 sheets)of Labels x$2/sheet for Interested parties=+ .x x GENERATE LIST = =12 GENERATE LIST TOTAL - $31.00 /0�� ToTAI s r� ;�9 m SiNtol1fSNOD 3>1 TlS3M LST0—bZ9—E05 50 :8T b00Z/0Z/ZT VUe s tl a k e I consultants inc TRANSMITTAL ENGINEERING • SURVEYING ♦ PLANNING Phone:503 684-0652 Fax:503 624-0157 Date: December'20, 2004 Project No.: 1724-08/0 To: Patty Lunsford Project Name: Dartmouth Square Subdivision Planning City of Tigard 13125 SW Hall Boulevard Tigard, OP 97222 Ph: [503)639-4171 Fax: (503] 604-7297 From: Kristy Kelly V4,-- 1 Land Use Planner Re: 500-Foot Property Owner Mailing List No. of Copies Dated Description 1 y City of Tigard Request for 500-Foot Property Owner Mailing List 1 Notice of Incomplete application dated '1 2/20/04 Comments: Patty, Pursuant to item #2 on the attached Notice of Incomplete Application, please find our request for 2 final sets of labels. I will await your return call regarding the cost of the labels. Thank you for your professional consideration, —Kristy Fax N No. of Pages[including cover] 3 Fax No. AS ABOVE Mail ❑ Messenger❑ Overnight 0 Hand Delivery El Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 CO/TO 99Vd SINt11Of1SNOJ 3N17OlS3M LGT0-bZ9-E05 50:8T b00Z/0Z/ZT A CITY OF TIGARD 13125 SW Ha11 B1vd. 1r� Tigard, Oregon 97223 ��' - '��� (503) 63 9-417 1 Receipt #: 27200400000000005467 Date: 12/21/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc.-29.0000 @$1.0000 100-0000-438000 29.00 Line Item Total: $29.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check WESTLAKE CONSULTANTS CAC 8273 In Person 29.00 Payment Total: $29.00 EXPLANATION AMOUNT 8 2 7 3 11111111111111111111111111.11 = 15115 S.W. Sequoia Pkwy. Ste. 150 =- I Westlake Tigard, Oregon 97224 24-22-1230 consultants,inc Ph. (503) 684-0652 IIIIIIIIIIIIIIIIIIIIIIIIII - PAY r 'of DOLLARS CHECK AMOUNT .�Y se- ----- AMOUNT /, ,•,' CHECK OF (/ DESCRIPTION ftUMBER I TO THE O:■ER OF � �J� LG� DATE /A//f/ .� I MI— - �� LJ �ww� 111011 bank. usbankmm —/ Five Saar Service Guaranteed kty -~--- cReceipt.rpt Page 1 of 1 1 S 136 D C-04400 EQUITY GROUP FUND I LLC BY AMERICAN PROPERTY EXCHANGE 11945 SW 70TH AVE TIGARD, OR 97223 APPLICANT MATERIALS \/\Iestlake PLANNING 1 ENGINEERING 1 SURVEYING consultants,inc Dartmouth Square Commercial Subdivision October 14, 2004 t Pacific Corporate Center 15115 sw sequoia parkway, suite 150, tigard, oregon 97224 www.westlakeconsultants.com I PH 503.6134.0652 I FX 503.624.0157 Dartmouth Square Prepared for: Kurt Dalbey, Managing Member Spectrum Development, LLC P.Q. Box 3440 Wilsonville, OR 97070 Phone: (503) 570-8828 Fax: (503) 570-8869 Prepared by: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Phone: 503.684.0652 Fax: 503.624.0157 Westlake Consultants, Inc. TABLE OF CONTENTS DATA SHEET 1 PROJECT OVERVIEW 2 PROJECT DESCRIPTION 2 SUBJECT SITE AND ABUTTING PROPERTY INFORMATION 3 SUBJECT SITE 3 SURROUNDING AND ABUTTING PROPERTIES 3 SERVICES AND FACILITIES 3 SANITARY SEWER/SEPTIC 3 WATER SUPPLY AND FIRE PROTECTION 3 STORM DRAINAGE 3 OTHER UTILITIES: POWER-TELEPHONE-GAS-CABLE TELEVISION 4 SUBDIVISION&VARIANCE APPLICATION REQUEST 4 CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4 CHAPTER 18.390-DECISION MAKING PROCEDURES/IMPACT STUDY 4 CHAPTER 18.430-SUBDIVISIONS 5 CHAPTER 18.520-COMMERCIAL ZONING DISTRICTS 9 CHAPTER 18.620-TIGARD TRIANGLE DESIGN STANDARDS 10 CHAPTER 18.705-ACCESS/EGRESS/CIRCULATION 11 CHAPTER 18.745-LANDSCAPING&SCREENING STANDARDS 15 CHAPTER 18.755-MIXED SOLID WASTE/RECYCLING STORAGE 15 CHAPTER 18.765-OFF-STREET PARKING/LOADING REQUIREMENTS 15 CHAPTER 18.790-TREE REMOVAL 21 CHAPTER 18.795-VISUAL CLEARANCE AREAS 21 CHAPTER 18.810-STREET&UTILITY IMPROVEMENT STANDARDS 21 CONCLUSION 21 DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 i OCTOBER 14, 2004 Westlake Consultants, Inc. LIST OF EXHIBITS Exhibit Contents A Tax Map B 500-foot Surrounding Property Owner List C Neighborhood Meeting Materials and Summary D Clean Water Services Stormwater Management Service Provider Letter E Title F Tree Assessment & Letter dated May 5, 2004 from Stephen Goetz of The Pacific Resources Group G Preliminary Storm Drainage Study H Subdivision Plat Naming(Reservation) I Pre-application Conference Notes J Site Development Review Decision and Conditions, SDR2004-00002 K Impact Study L City of Tigard Land Use Permit Application M Preliminary Plans (A set of construction plans is included for the record under a separate cover.) • DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 ii OCTOBER 14, 2004 Westlake Consultants, Inc. DATA SHEET APPLICANT'S REPRESENTATIVE: Westlake Consultants, Inc. Contact: Steven Matthews, AICP 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Phone (503) 684-0652 Fax: (503) 624-0157 APPLICANT/PROPERTY OWNER: Spectrum Development LLC Contact: Kurt Dalbey, Managing Member PO Box 3440 Wilsonville, OR 97070 Phone: (503) 570-8828 Fax: (503) 570-8869 PROPERTY DESCRIPTION: 11945 SW 70th Avenue, Tigard, Oregon 97223 Tax Map 1 S 1 36DC, Tax Lot 4400, Washington County SITE SIZE: 1.91 Acres ZONING DESIGNATION: C-G General Commercial District PROPOSAL: 4-Lot Subdivision DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 1 OCTOBER 14, 2004 Westlake Consultants, Inc. PROJECT OVERVIEW PROJECT DESCRIPTION The applicant, Kurt Dalbey of Spectrum Development, is proposing to subdivide a 1.91-acre parcel of commercially zoned land into four lots. This proposal is in conjunction with the approved Dartmouth Square commercial office/retail development, which is currently being developed at the northwest corner of SW Dartmouth Street and SW 70`h Avenue. The site development review for that project, SDR2004-00002, was approved by the City (subject to conditions) and became effective on September 22, 2004. The project consists of a commercial office/retail development on a generally rectangular parcel of property located within the Tigard Triangle, with four proposed buildings each containing about 5,200 square feet of floor area. All four buildings are located adjacent to SW Dartmouth Street, with vehicular parking and circulation on the north side of the subject property. This allows the property to be divided into four separate lots, each of which contains one building with associated parking, landscaping and other required facilities. Proposed lot sizes range from approximately 16,000 square feet to 20,000 square feet. The four lots will have shared access and circulation, refuse containers, and stormwater management facilities. Access to the site will be from SW 70th Avenue, a new street to be partially constructed by the developer as a condition of the approval of the site development plan. This application addresses the applicable requirements for approval of a subdivision in the City of Tigard Community Development Code. A City of Tigard application has been prepared and is included in this application. The original signed application forms are being submitted separately from this bound narrative, along with the following: • Tax Map (Exhibit A) • 500-foot Surrounding Property Owner List(Exhibit B) • Neighborhood Meeting Materials(Exhibit C) • Clean Water Services Stormwater Management Service Provider Letter(Exhibit D) • Title Report(Exhibit E) • Tree Assessment (Exhibit F) • Preliminary Storm Drainage Study(Exhibit G) • Subdivision Plat Naming Reservation(Exhibit H) • Pre-Application Conference Notes(Exhibit I) • SDR2004-00002, Site Development Review Approval(Exhibit J) • Impact Study(Exhibit K) • City of Tigard Land Use Permit Application(Exhibit L) • Preliminary Plans(Exhibit M) o Cover Sheet(P1) o Existing Conditions/Demolition Plan(P2) o Preliminary Plat(P3) o Preliminary Grading Plan(P4) o Preliminary Grading Plan(P5) o Preliminary Site Utilities Plan(P6) o Preliminary Storm Drainage Plan(P7) • Set of construction plans is included for the record under a separate cover. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 2 OCTOBER 14, 2004 Westlake Consultants, Inc. SUBJECT SITE AND ABUTTING PROPERTY INFORMATION SUBJECT SITE The subject property contains approximately 1.91 acres located at the northwest corner of SW Dartmouth Street and the proposed SW 70th Avenue in the C-G (General Commercial District) zone. It is identified in tax records as tax lot 4400, tax map 1S1 36DC, Washington County. An existing single-family residence and garage will be removed pursuant to the site development approval. SURROUNDING AND ABUTTING PROPERTIES The subject site is bordered on the north and west by single-family residences. Immediately south of the subject site, across SW Dartmouth Street, there is a commercial office development and a vacant parcel of C-G zoned land. To the east, across SW 70±Avenue, there is vacant parcel that has an open storm drainage creek. The Interstate 5 freeway is located approximately 600 feet east of the subject site. SERVICES AND FACILITIES SANITARY SEWER/SEPTIC Public sanitary sewer is available through a gravity system to an existing 8-inch public sewer line in Dartmouth Street. The site development review indicates that each building will connect to the existing public sewer line located in Dartmouth Street with an individual sewer service lateral. WATER SUPPLY AND FIRE PROTECTION The site will be served by the Tualatin Valley Water District(TVWD) and Tualatin Valley Fire and Rescue (TVF&R)respectively. There is an existing 12-inch water line located in Dartmouth Street. The approved site development review indicates that the proposed development will use a 4-inch line from the public main for fire service and separate, individual water meter connections for each of the proposed buildings. STORM DRAINAGE Storm water runoff from the proposed lots and streets will be directed into an underground water quality and detention vault beneath the parking area of proposed lot 4. The treated stormwater will be released to the existing storm drainage system located in Dartmouth Street. The storm water resulting from this development requires an easement and maintenance agreement among the property owners. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE NO. 1724-008 3 OCTOBER 14, 2004 Westlake Consultants, Inc. OTHER UTILITIES: POWER-TELEPHONE- GAS- CABLE TELEVISION Portland General Electric and Verizon provide electrical power and telephone services, respectively. Northwest Natural Gas and Comcast provide natural gas and cable television, respectively. All of these utilities will be provided to the site and coordinated with the appropriate utility. SUBDIVISION & VARIANCE APPLICATION REQUEST The following sections of this narrative address the approval criteria that apply to this proposed subdivision. Quoted provisions appear in italics, followed by findings of fact and proposed conclusions of law. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.390—DECISION MAKING PROCEDURES/IMPACT STUDY Section 18.390.040- Type II Procedure A. Pre-application conference. A pr-eapplication conference is required for Type II actions. Pre-application conference requirements and procedures are set forth in section 18.390.080C. Response: A pre-application conference was held on September 30, 2004 with the City of Tigard staff. The city staff's notes are attached as Exhibit I. This requirement is satisfied. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.0400. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 4 OCTOBER 14, 2004 Westlake Consultants, Inc. private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence, which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: The required forms for this Type II application for a 4-lot subdivision have been included with this application as Exhibit L. This application addresses the applicable requirements for approval of a subdivision in the City of Tigard Community Development Code. The required fees for subdivision review have been submitted with this application. Two sets of stamped and addressed envelopes will be submitted upon City Staff request. An impact study addressing the effect of the development on public facilities and services is attached in Exhibit K. The design of the proposed subdivision includes all required dedications, and meets all public facilities construction requirements. This standard is satisfied. CHAPTER 18.430—SUBDIVISIONS Section 18.430.020—General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. Response: A Preliminary Plat map is included with this subdivision application as Exhibit M. It shows the proposed division of land into lots and includes all of the information required by the applicable standards of this Code. B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. Response: The Dartmouth Square Subdivision,through the processing of this application and the recording of a subdivision plat, will comply with the applicable standards of ORS Chapter 92. This standard is satisfied. C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. Response: The proposed subdivision is associated with a four-building commercial development approved under a previous site development approval. No large tracts suitable for future development will be created within the boundary of this subdivision. This standard is satisfied. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 5 OCTOBER 14,2004 Westlake Consultants, Inc. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. Response: There is no minimum lot size for parcels within the C-G. This standard is not applicable. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Response: Not applicable to this commercial development. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Response: The proposed Dartmouth Square subdivision does not lie within a 100-year flood plain. Therefore, this standard is not applicable. G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100 year floodplain outside the zero foot rise floodway, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The subject site is not within the 100-year floodplain. Therefore, this standard is not applicable. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: The City of Tigard has approved the Dartmouth Square commercial development. All of the utility facilities appropriate to serve the development and to address its proportional impacts on existing systems and facilities have been approved. No changes to the site development approval are proposed as part of this subdivision application. Therefore, this standard has been met by the applicant's approved site development review (SDR2004-00002), included as Exhibit J. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE NO. 1724-008 6 OCTOBER 14, 2004 Westlake Consultants, Inc. Response: The Dartmouth Square commercial development provides for stormwater storage and quality treatment on site. The stormwater facility, a subsurface facility located beneath the parking area on Lot 4, was approved by the City during the site development review for the project (SDR2004-00002). The proposed subdivision will include an owners' agreement for shared use and maintenance of the stormwater facility by the four proposed lots. J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments, which contain at least 50 lots or five acres (whichever is less). Response: The site is not located within a 100-year flood plain. Therefore, this standard is not applicable. Section 18.430.030—Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An application for subdivision may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. Response: The proposed four-lot Dartmouth Square Subdivision is appropriately processed as a Type II application, to be decided by the Planning Director. The proposed subdivision is not a planned development. This provision applies. Section 18.430.040—Approval Criteria:Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Response: The Dartmouth Square Subdivision is consistent with City of Tigard Community Development Code standards and other applicable ordinances. The drawings submitted with this application, together with the approved plans for the proposed development of the subject property(See Exhibit J—Site Development Review Decision and Conditions, SDR2004-00002 and Exhibit M—Preliminary Plans), demonstrate that the proposed lots meet the standards of the C-G zone. The submitted drawings further demonstrate that public services will be provided to each lot. Surface water runoff will be treated in a water quality facility per CWS standards, as approved per SDR2004-00002. This standard is satisfied. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Response: The Dartmouth Square Subdivision is consistent with the applicable standards of ORS Chapter 92. A subdivision naming request has been approved by the Washington County DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 7 OCTOBER 14, 2004 Westlake Consultants, Inc. Surveyor's office [See Exhibit H— Subdivision Plat Naming (Reservation)]. This standard is satisfied. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and Response: Partial construction of SW 70th Avenue along the eastern edge of the subject property will be performed pursuant to SDR2004-00002. The improvement has been designed to meet the City's requirements for right-of-way width and construction of SW 70th Avenue, including matching the existing right-of-way road grid in the immediate area. Access to the four-lot commercial development is proposed from SW 70th Avenue at a single common driveway located generally at the northeast corner of proposed Lot 1. The access to the proposed commercial developed was approved during the site development review (SDR2004-00002). This criterion is satisfied. 4. An explanation has been provided for all common improvements. Response: There are no common areas proposed for this subdivision; however, the use of shared access, circulation and stormwater facilities will require easements and corresponding use-and-maintenance agreements among the owners of the proposed lots. To the extent the areas subject to such easements may be considered "common improvements,"they are warranted in order to (1) satisfy the City's policy of reducing the number of access locations on SW Dartmouth Street, an arterial, by consolidating all access at a single driveway on SW 70th Avenue; and (2)provide a unified solution for stormwater management for the development as a whole, using facilities in a vault within the parking area in lieu of creating a tract for a swale or pond. This criterion is met. Section 18.430.050—Submission Requirements:Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. Response: All requirements for a Type II application including a Type II City of Tigard Land Use Permit Application included as Exhibit L have been submitted with this application, as discussed above. This requirement is satisfied. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 8 OCTOBER 14, 2004 Westlake Consultants, Inc. CHAPTER 18.520—COMMERCIAL ZONING DISTRICTS Section 18.520.020 List of Zoning Districts C. C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. Response: The proposed Dartmouth Square is a general commercial development permitted within the City of Tigard C-G zoning district. Lot size and other dimensional standards of that zone apply to the subject property. Section 18.520.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted(P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030; 2. A restricted ®use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional©use is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapter 18.370. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030; 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. B. Use table. A list of permitted, limited, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. Response: The applicant intends for the proposed lots to be devoted to uses consistent with the applicable zoning district. Responsibility for compliance will pass to purchasers of the lots at the time they are sold. The City has numerous opportunities to determine compliance status for each lot, such as in conjunction with issuance of permits, including sign permit or interior modification requests. This application does not include any request to exempt any of the proposed lots from compliance with the use standards in Table 18.520.1. The subdivision is therefore in compliance with this provision. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLA,KE No. 1724-008 9 OCTOBER 14,2004 Westlake Consultants, Inc. Section 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 Minimum Lot Size =None Minimum Lot Width = 50 feet Minimum Setbacks Front = 0 feet Rear = 0/20 feet(abutting residential zone) Side = 0/20 feet(abutting residential zone) Maximum building Height = 45 feet Maximum site coverage = 85% Minimum landscaping requirement = 15% Response: The four-building development that was approved through Site Development Review SDR2004-0002 complies with the City of Tigard commercial development standards for the General Commercial (C-G) zoning district. The proposed lot lines run between buildings at locations that maintain adequate setbacks between buildings and property lines. Additionally, each lot complies with minimum landscape area percentage requirements. Lot-by-lot compliance with parking requirements is achieved primarily using spaces within each lot, supplemented at a few locations by easement rights that cross lot lines to allocate parking evenly throughout the development. These standards are met. CHAPTER 18.620— TIGARD TRIANGLE DESIGN STANDARDS Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project(SDR2004-00002). With respect to site design issues, this application for subdivision of the subject property is entirely consistent with, and defers to, the findings and conditions of the SDR. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 10 OCTOBER 14, 2004 Westlake Consultants, Inc. CHAPTER 18.705—ACCESS/EGRESS/CIRCULATION Section 18.705.020—Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project(SDR2004-00002). With respect to access/egress/circulation issues, this application for subdivision of the subject property is entirely consistent with, and defers to,the findings and conditions of the SDR. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. Section 18.705.030—Genera/Provisions A. Continuing obligation ofproperty owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 11 OCTOBER 14,2004 Westlake Consultants, Inc. Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project (SDR2004-00002). With respect to site design issues, this application for subdivision of the subject property is entirely consistent with, and defers to, the findings and conditions of the SDR. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contacts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: The four proposed lots will share a single joint access from SW 70th Avenue, generally in the northeast corner of Lot 1. In conjunction with the recording of the final plat, a shared access and circulation easement shall be recorded to guarantee legal access to all four parcels. This standard is met. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: The single driveway approved for vehicular access and egress (per SDR2004-00002) connects directly to SW 70th Avenue, which is a public street. No private streets are proposed within the development. This standard is satisfied. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: The curb cuts within the proposed subdivision are designed to meet the standards of Section 18.810.030.N. The standards of Section 18.810.030 of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project (SDR2004-00002). The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. This standard is satisfied. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground flodr entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial,institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 12 OCTOBER 14, 2004 Westlake Consultants, Inc. and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project (SDR2004-00002). As part of that proposal, there are two pedestrian walkways from SW Dartmouth Street to a common area that provides access between buildings. Access to the site from SW 70th Avenue is provided via a new sidewalk and site access at the northeast corner of building I. With respect to pedestrian walkways, this application for subdivision of the subject property is entirely consistent with, and defers to, the findings and conditions of the SDR. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Response: The site plan approved per SDR2004-00002 complies with this standard by providing three walkways to site that do not require crossing parking lots or driveways. The crossing of the driveway to the site is clearly marked by contrasting pavement and the approved site plan is ADA compliant. The proposed subdivision is consistent with, and defers to, the approved SDR, included as Exhibit J, with respect to pedestrian access facilities. This criterion is met. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Response: The site plan approved per SDR2004-00002 complies with this standard by proposing to construct walkways of scored concrete. The proposed subdivision is consistent with, and defers to, the approved SDR, included as Exhibit J, with respect to pedestrian access facilities. This standard is met. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 13 OCTOBER 14, 2004 Westlake Consultants, Inc. distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO(depending on jurisdiction of facility) Response: As a condition of the site development review (SDR2004-00002), site distance certification will be provided to the city prior to final inspection of the buildings. The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this approval requirement. This standard is will be met through compliance with approval conditions for SDR2004-00002, included as Exhibit J. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Response: The driveway location to SW 70th Avenue is over 150 feet from the intersection of SW 70th Avenue and SW Dartmouth Street (See Exhibit M—Preliminary Plans). This standard is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. Response: SW Dartmouth Street is identified in the City of Tigard Transportation System Plan as an Arterial, however, there are no proposed driveways along the SW Dartmouth Street frontage for this development. This standard is met. J. Minimum access requirements for commercial and industrial use. 1. Vehicular access and egress for commercial and industrial use uses shall not be less than as provided in Table 18.705.3 2. Vehicular access to commercial and industrial use shall be brought to within 50 feet of the primary ground floor entrance; 3. Additional requirements for truck traffic may be placed as conditions of the site development review. Response: The proposed development has one point of access into the parking lot that provides a 30-foot access with 24 feet of pavement. Vehicular access to the primary entrances of the four buildings is within the 50'requirement. The proposed subdivision is consistent with, and defers to, the approved SDR, included as Exhibit J, with respect to this approval requirement. These standards have been met. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 14 OCTOBER 14, 2004 Westlake Consultants, Inc. CHAPTER 18.745 —LANDSCAPING& SCREENING STANDARDS Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project(SDR2004-00002). The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this approval requirement. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. CHAPTER 18.755—MIXED SOLID WASTE/RECYCLING STORAGE Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project (SDR2004-00002). The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this approval requirement. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. CHAPTER 18.765— OFF-STREET PARKING/LOADING REQUIREMENTS Section 18.765.030— General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows: 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1)Disabled-accessible spaces; 2) Short-term spaces; 3)Long-term preferential carpool and vanpool spaces; 4)Long-term spaces. Response: The parking lot associated with this project, at the furthest point away from the proposed buildings is 90 feet. All parking has been proposed to be located on-site. Therefore, this standard has been satisfied. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 15 OCTOBER 14,2004 Westlake Consultants, Inc. C. Joint Parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2. Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3. If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Response: Findings provided with this application (below) demonstrate that each of the proposed lots meets or exceeds minimum parking space requirements for a range of allowed uses within the C-G zone. As result, no arrangement for shared parking is necessary as part of this application, and this standard does not apply. Notably, however, this approval should not rule out the potential for adjacent owners to make such an arrangement in the future, if applicable standards can be met at that time. The subdivision of the property into four parcels will require an agreement among the owners of the individual parcels for joint use of access and circulation within the parking areas; however, the applicant intends to identify the parking spaces specifically assigned to each building in easement documents to be recorded with the final plat. In a few locations, parking space assignments cross property lines. D. Parking in Mixed-Use Projects. In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1. Primary use, i.e., that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for that use in Section 18.765.060; 2. Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90%of the vehicle parking required for that use in Section 18.765.060; 3. Subsequent use or uses, at 80%of the vehicle parking required for that use(s) in Section 18.765.060; 4. The maximum parking allowance shall be 150%of the total minimum parking as calculated in D.1.-3. above. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 16 OCTOBER 14, 2004 Westlake Consultants, Inc. Response: The approved site development plan indicated that this development will be a mixed use project(i.e. Medical Office, Retail and Office). Out of the uses proposed, Medical Office has the largest minimum parking ratio of 3.9 spaces per 1,000 square feet. During the site development review (SDR2004-00002), City of Tigard planning staff reviewed the parking requirements for the development as follows: The largest building is assigned the most intense use (Medical Office) in calculating the required parking for the project. 100% minimum vehicle parking: Building#4 (Medical Office @ 3.9 spaces/1000ft2) = 20 Spaces Building#3 (Retail/Sales @ 3.7 spaces/1000ft2) = 19 Spaces Building#2 (Office @ 2.7 spaces/1000ft2 ) = 14 Spaces Building#1 (Office@ 2.7 spaces/1000ft2 )= 14 Spaces Total= 67 Spaces Based on the standards above, 100 percent of the minimum parking ratio for medical office (Primary Use) is 20 spaces. Ninety percent of the minimum parking for retail/sales (Secondary Use) is 17 spaces. Eighty percent of the minimum parking ratio for office(Subsequent Use) is 11 spaces. Therefore,the project was required to have a minimum of 59 parking spaces. According to this standard, the maximum allowable parking shall be 150% of the total minimum parking. Therefore, the maximum parking for this site is 88 spaces. The approved parking plan for the site development is a total of 80 parking spaces. 68 of the parking spaces count towards the minimum and maximum of the site. However, taking into consideration that the buildings that are being constructed for the Dartmouth Square will ultimately be sold to individual owners, the calculation for the project assuming Medical Office @ 3.9 spaces/1000ft2 minimum parking standard requires that a minimum of 20 parking spaces be provided per building on site. The parking layout that is included on the preliminary plat has a total of 80 parking spaces, which meets the minimum requirement if calculated for the four lots on an individual basis. Therefore, this standard has been satisfied. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5%of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The standard above requires the subject site to provide four carpool/vanpool parking spaces. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 17 OCTOBER 14, 2004 Westlake Consultants, Inc. Response: The approved site development plan provides a total of 80 parking spaces, four of which are reserved for carpool/vanpool parking. Therefore, this standard has been satisfied. G. Disabled-Accessible Parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: The approved site development plan provides eight ADA spaces, twice the minimum required, that will be nine feet wide with an eight-foot aisle. The parking space allocation program proposed by the Applicant ensures that two ADA spaces belong to each of the four buildings. Therefore, this standard has been met. Section 18.765.040—General Design Standards B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface and; 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Response: The access drive has been addressed previously in this narrative under Chapter 18.705 (Access, Egress and Circulation). These standards have been met per the site development approval (SDR2004-00002) that is attached as Exhibit J. The proposed subdivision is consistent with, and defers to, the approved SDR with respect to access provisions. This standard is met. F. Pedestrian Access.. 'Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 18 OCTOBER 14, 2004 Westlake Consultants, Inc. prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Response: The Dartmouth Square commercial development slopes significantly downhill from Building#1 to Building#4. The change of grade is mitigated by retaining walls and slope easements on the site. Safety features that protect pedestrians and vehicles from slopes and drop- offs are incorporated in the design that was approved through site development review, SDR2004-00002. These standards have been met per the site development approval that is attached as Exhibit J. The proposed subdivision is consistent with, and defers to, the approved SDR with respect to pedestrian facilities. This standard is met. I. Parking Lot Striping. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. Response: The site development plans submitted and approved by the City show the parking spaces will be clearly marked with striping. The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. J. Wheel Stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Response: The approved site development indicates that wheel stops will be provided. The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. N Space and Aisle Dimensions. 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 19 OCTOBER 14, 2004 Westlake Consultants, Inc. Response: The approved site development plans indicate that of the 80 parking spaces, 32 spaces are compact spaces (7'/2 by 161/2 feet), which is less than fifty percent of the total. Standard spaces are shown to be 8'/2 by 18.5 feet). Aisles widths are least 24-feet throughout the subdivision. The Applicant has included with the subdivision plat an allocation scheme that identifies which parking spaces belong to each of the four lots, providing assurance that each lot has an appropriate ratio of full-size to compact spaces (See Exhibit M—Preliminary Plans). Therefore, this standard has been satisfied. Section 18.765.050-Bicycle Parking Design Standards A. Location and Access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Response: The applicant will provide one bicycle rack per building with a minimum of two spaces. The racks will be located adjacent to the buildings, outside of landscaping areas and pedestrian pathways, per the site development approval (SDR2004-00002). The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. Section 18.765.070—Minimum and Maximum Off-Street Parking Requirements Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements: Medical/Office 3.9 space per 1000 square feet. Response: The Dartmouth Square commercial development requires that at least 80 parking spaces be provided on site to comply with parking standards. The parking allocation for each building is 20 spaces, which is sufficient for each building to accommodate a medical office user, or any other land use requiring the same or a lesser quantity of parking according to City standards. This standard is met. ' DARTMOUTH SQUARE COMMERCIAL SUBDIVISION WESTLAKE No. 1724-008 20 OCTOBER 14, 2004 Westlake Consultants, Inc. CHAPTER 18.790—TREE REMOVAL Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project (SDR2004-00002). The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. CHAPTER 18.795—VISUAL CLEARANCE AREAS Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project(SDR2004-00002). The proposed subdivision is consistent with, and defers to,the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. CHAPTER 18.810— STREET& UTILITY IMPROVEMENT STANDARDS Response: The standards of this Chapter of the City of Tigard Community Development Code have been previously addressed in the Site Development Review and Approval for the Dartmouth Square commercial development project(SDR2004-00002). The proposed subdivision is consistent with, and defers to, the approved SDR with respect to this requirement. Therefore, this standard has been satisfied. The site development review for the Dartmouth Square project is attached to this application as Exhibit J. CONCLUSION The proposed Dartmouth Square Subdivision provides for small-scale individual ownership opportunities for high quality office commercial property within the City of Tigard, consistent with the City's land use designation and zoning of the subject property. This application addresses the applicable sections of the City of Tigard Community Development Code, and in particular demonstrates how all applicable approval criteria for the requested subdivision are satisfied. The Applicant respectfully requests that the Director approve the proposed subdivision. 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I Property owner information I valid for 3 months from iie/etetw I I : ,:— lsut/tera14 � TIMM 1 w is va or moot s t-_ unite/,E: CO the date printed on this map. NI i I37fet1 1 al7ttee7/1 17tJeettlt (J).... uuwett _1S7ICte7cte Iii leli :17176K/N% ` � 1 L21]f le2e5�".. '' DARTMOUTH ST s .. I 211/11111441 1211211 ■ I n tnettnt I x mnutnt/' ., ,p . ,g.,,,, Q •muumuu et/2i 11 tt IItfWtr -. LMHURST ST 0 100 200 300 400 500 Feet i S_ - t'=336 feet II il HERMOSO WAY J • - 11411' ii, IICity of Tigard III . , ,__.. Z. Intonation on this map is la general location only and —` should he verified with the Development Services Division. • _ ST 13125 SW Hall Blvd • 111111! Ina \ BEVEL Alum _ I 1.-.l I .. (503)639-4171�3 1 - '-• `�_ M/p./ http./Awev.R.hgard.of.1.14 lndy r Paler _ _ �. '" 'sate:. '2004 'agicst "iO3 A_....._ 1 S16DC-02!.4 1 S136DD-06200 AMERICAN INDUSTRIES INC GODDARD GALINA G&GREGORY 1750 NW FRONT AVE STE#106 18395 WOOD THRUSH ST PORTLAND,OR 97209 LAKE OSWEGO,OR 97035 1S1360D-03100 1S136DC-02700 BAURER ELDON F ESTATE OF& HAAG TIMOTHY B&JEFFREY M ROOT GORDON C 21478 SW CHRISTENSEN CT 1400 SW SCHAEFFER RD TUALATIN,OR 97062 WEST LINN,OR 97068 1S136DD-02300 1S136DC-04402 CARPENTER RICHARD L HEDGEPETH LOUISE AGNES POLLOCK DONALD E PO BOX 23173 1834 SW 58TH AVE STE 202 TIGARD,OR 97281 PORTLAND,OR 97221 1S1360C-04000 1513600-06100 CMS PROPERTIES LLC HOGG HARRIET L PMB160 11575 SW PACIFIC HWY 6860 SW CLINTON TIGARD, OR 97223 TIGARD,OR 97223 1S136DC-04600 1S136DC-03510 COMMERCIAL NET LEASE REALTY INC JACKSON FAMILY LIVING TRUST 450 S ORANGE AVE STE 900 BY JACKSON GENE E&CAROLYN MAE TR ORLANDO,FL 32801 7045 SW CLINTON ST TIGARD,OR 97223 1S136DC-03501 1S136DC-03900 CONNET JANE AND JOHN R JACOBER LESTER L JOAN M 8416 SW 57TH AVE 7110 SW CLINTON PORTLAND,OR 97219 TIGARD,OR 97223 2S101AA-01800 1S136DC-02900 CORLISS JAMES L&CORA K KOCH ROBERT J PO BOX 23970 7130 SW BAYLOR ST TIGARD,OR 97281 TIGARD,OR 97223 1513600-02500 1S136DC-04300 DICKEY VELDA A KROO STEVEN do POLLOCK DONALD E 17643 CHASE ST 1834 SW 58TH#202 NORTHRIDGE,CA 91325 PORTLAND,OR 97221 ' 1S1360C-03509 2S101AA-02000 DORTON CHARLIE R AND LANDMARK FORD INC LINDA L ATTN:JIM CORLISS 7075 SW CLINTON STREET PO BOX 23970 TIGARD,OR 97223 TIGARD,OR 97281 1S1360C-03200 1S136DC-02701 FEGLES MARY A& LEFEBVRE MICHAEL P SR&LINDA KAUFFMAN VALERIE TRS 7040 SW BAYLOR ST 18520 SW EDGEWOOD CT PORTLAND,OR 97223 LAKE OSWEGO,OR 97035 1S136DC-047'0 2S101AA-02301 LEWIS LYNN C MARY C OPDAL ELLA J 11860 SW 72ND AVE 12170 SW 69TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1360C-04200 1S136DD-07500 LE L C MARY C PACIFIC NORTHWEST PROPERTIES LTD 1186 72ND AVE PARTNERSHIPS LIMITED PARTERSHIP T ARD,0 97223 PO BOX 2206 BEAVERTON,OR 97075 1S1360C-02503 136DD-07600 LURIA MARK T AND PA. FIC NOR EST PROPERTIES LTD WHEELES DOYLE E PART' ': IPS LIMITED PARTERSHIP BY PETSMART INC REAL ESTATE DEPT PO PHOENIX,AZ 85027 :•AVERTON, :' 97075 1S1360C-03400 2S101BA-00100 MAHON HUGH S ANNA BELLE PACIFIC REALTY ASSOCIATES 12095 SW 118TH AVE ATTN: N. PIVEN TIGARD,OR 97223 15350 SE SEQUOIA PKWY#300 PORTLAND, OR 97224 25101AB-00200 1S136DC-03507 MARTIN GORDON R PETERS ARDEN&SHIRLEY 8565 SW BARBUR BLVD REVOCABLE LIVING TRUST PORTLAND, OR 97219 7105 SW CLINTON ST TIGARD, OR 97223 01BA-00300 1S136DC-03508 MA' N e DON R PETERS ARDEN LYNN& 856 ' RBUR BLVD SHIRLEY S TRUSTEES •RTLAND, •• 97219 7105 SW CLINTON ST TIGARD, OR 97223 2 01AB-00101 2S101AB-00300 MA- G•'%•N R POLLOCK DONALD E 8565 .1 :t RBUR BLVD 1834 SW 58TH#202 -.•TLAND, 0• •7219 PORTLAND, OR 97221 1S1360C-03600 1.136DC-04400 MYERS FAMILY LLC POL •CK •! IALD E 12670 SW 68TH PKWY 1834 •' •:TH#202 STE#200 '•RTLAND, •' 97221 PORTLAND, OR 97223 1S136DC-03300 1S136DD-02100 NOBLE LARRIE P POLLOCK DONALD E/JULIA GAIL PO BOX 23474 1834 SW 58TH#202 TIGARD, OR 97281 PORTLAND, OR 97221 2S101AB-00302 01AB-00100 NORDLING GEORGE DALE& POLL ONALD E/JULIA GAIL JOANNE TRUSTEES 1834 H#202 7105 SW ELMHURST ST RTLAND,0 97221 TIGARD, OR 97223 1S136DD-02200 1S136DD-07001 POLLOCK DONLAD E ROTH JACOB T JR &THERESA A 1834 SW 58TH#202 12600 SW 72ND AVE#200 PORTLAND,OR 97201 TIGARD, OR 97223 1S13600-06500 1S136DD-07601 ROOT GORDON C& SALARIE MARZIE ROOT WILMA L& 11905 SW 69TH AVE ROOT JACK B TIGARD,OR 97223 WEST LINN,OR 97068 S 136 DD-03001 1 S 136DC-02800 R T GORD C& SALIMENA JOHN A ET AL ROO W A L& 7100 SW BAYLOR ROO K B TIGARD,OR 97223 1AoST LINN,OR 97068 1S136DD-06600 1S136DC-02600 R•z■T GORD• 4 C& SCHULTZ MARK E AND LAURA K ROO ■ I fAL& 7010 SW BAYLOR ST RO• A B TIGARD, OR 97223 ST LINN, •- 97068 1 1360D-06700 2S101AB-00301 R••TGORDO & SCOTT JOHN D/DEBORA K ROO I • • L& 7085 SW ELMHURST RO• A B TIGARD, OR 97223 ST LINN, •- 97068 1 136D0-06300 1 S136DC-03700 RO• GORD• • C& ST CLAIRE SHARON BEATRICE ROOT' A L& 7050 SW CLINTON ROO AC• TIGARD,OR 97223 ST LINN,0- 97068 1 36DD-03000 1S136DD-02400 RO•' GOR•'. C& STERNBERG FAMILY LIMITED PARTNER ROOT A L& 8310 SW 10TH AVE ROO AC' : PORTLAND,OR 97219 -ST LINN,0' 97068 1` 360D-06800 2S1011'A-02900 RO•• GORI iN C & TIGARD CORPORATE CENTER ROOT '• A L& LTD PARTNERSHIP RO• • JAC' : ATTN: GREG SPECHT ST LINN, •- 97068 BEAVERTON, OR 97006 1S136DD-07300 1S1360C-03506 ROSENFELD KENNETH & MARILYN TRIPP AMANDA J 11930 SW 70TH AVE 7015 SW CLINTON ST TIGARD, OR 97223 PORTLAND,OR 97223 1S1360D-06900 1S136DC-03800 ROTH J T JR&THERESA A WAHL ROBERT LEO& ROSE MARIE 12600 SW 72ND AVE STE 200 7080 SW CLINTON TIGARD,OR 97223 TIGARD,OR 97223 1S136DC-04500 WINCO FOOD LLC ATTN:SUSAN BUSCHE PO BOX 5756 BOISE,ID 83705 IS 136DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane - Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\Iabels\CIT East.doc) UPDATED: 23-Feb-04 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT {PLANNING DIVISION c OFTwARO 13125 SW HALL BOULEVARD Commumry�Deutlopment TIGARD, OREGON 91223 Shaping)1 dictur Comnomity PHONE: 503-639.4171 fA]<: 503.684-7297 (Attn: Patty/Planning) �., T NCENT ° RI.OP *TY 0 (NE=R MM���AILI�NG fl i REOUEST OR Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1s134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: Ma-op 1St 3tf L , l—t f- 00 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: 1 (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this t me) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: V-Q-L Lj PHONE: (S U3) C40`5 4 - 04,25 This request may •e mai ed, faxes or hand •elivere• to the ity of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of our request, the contact person will be called to pick up their request that will be placed in "Will Call by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: Y TOE LB MAILING PROVIDED B HE C TY VS. RTYP D MAILIING AELS WILLL BE C PTED. cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. EXAMPLE "'COST FOR THIS REQUEST 4 sheets of labels x$2/sheet=88.00_x 2 sets = $16.00 I/sheet(s) of labels x$2/sheet= $ yx / sets= g 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 I sheet(s)"of labels x$2/sheet for CIT area-1_ )c / sets = GENERATE LIST =$13..40 4/ GENERATE LIST = • _! TOTAL :$31.00 TOTAL alp Z0/Z0 3E d SINVI1f1SN00 3Nd11S3M LSTO-P 9-EOS ST :SI b00Z/TE/830 Exhibit C Neighborhood Meeting Materials & Summary WESTLAKE CONSULTANTS NEIGHBORHOOD MEETING NOTES ENGINEERING • SURVEYING • PLANNING PHONE 503.684.0652 DATE OF MEMO: October 12, 2004 PROJECT NAME: Dartmouth Square Subdivision DATE OF MEETING: September 29, 2004 PROJECT NUMBER: 1724-08/A MEETING TIME: 6:00 to 7:00 p.m. LOCATION: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 PRESENT: Steven Matthews, AICP (Westlake) Patrick Tortora, PE (Westlake) Kristy Kelly(Westlake) Alicia Duncan (Westlake) David Bissett (Architect) Neighborhood Attendees (see attached sign-in sheets) DISTRIBUTION: All Attendees SUBMITTED BY: Steven Matthews, AICP Introduction This neighborhood meeting was conducted in preparation for submitting a Type II land use application to the City of Tigard, for approval of a 4-lot commercial subdivision. The subject property is located within the General Commercial (GC) zone of Tigard. The meeting commenced with Matthews introducing himself as the Project Planner for Westlake Consultants. Matthews then read the"Statement of Purpose"provided by the City of Tigard. Attendees had no questions regarding the statement. Matthews asked whether a member of the local Citizen Involvement Team (CIT) was in attendance; none responded. Matthews then gave a brief presentation of the existing conditions and proposed plans for development of the property. Proposed Development Overview , The applicant, Kurt Dalbey of Spectrum Development, is proposing to subdivide a 1.91-acre (82,832 square feet) parcel of commercially zoned land into 4 individual lots. The subject parcel is located at the NW corner of Dartmouth Street and SW 70th Avenue. This will allow for individual ownership of each building. For example, a dentist could purchase one of the lots, with Dartmouth Square Subdivision September 29, 2004 Neighborhood Meeting Notes October 12, 2004 Page 2 of 5 its building and parking, to accommodate his practice as an owner rather than a lease tenant. Matthews suggested that this gives the purchaser a sense of ownership in the "American Dream." Matthews added that this proposal is in conjunction with the Dartmouth Square commercial office/retail development that has been approved by the City of Tigard (subject to conditions). The Dartmouth Square commercial project is a commercial/retail development on a generally rectangular parcel of property located within the Tigard Triangle area of the City. Individual lots will range from approximately 16,000 to 20,000 square feet. The proposal calls for the siting of four buildings, each with approximately 5,200 square feet of floor area. All buildings will share access and circulation, refuse space and stormwater facilities. These shared features will be formalized through easements that extend across the property. Access to the site will be from SW 70th Avenue. SW 70th Avenue is a new street improvement that will be partially constructed by the developer as a condition of the approval of the site development plan. The developer will be required to construct 3/4 street improvements along the length of the subject property, including curbs and sidewalks on one side of the street. Development Requirements Matthews reported that the subject property is within the General Commercial (GC) zone. Matthews reported that within the GC zone, required minimum setbacks are as follows: 1. Front setback—0 feet 2. Side setback—0 feet 3. Rear setback— 0 feet Matthews added that developer is also required to maintain an 11-foot right-of-way easement along Dartmouth as well as a 15-foot right-of-way easement along 70th, to allow for potential future road widening projects. In addition to the setbacks and right-of-way easements, the developer is required to maintain a 10-foot landscape buffer along the side and rear property lines. Matthews reported that the setbacks regulations allow buildings to be constructed up to the right- of-way line. Matthews reported that in addition to setback requirements, the development is subject to requirements in terms of lot width, building height, site coverage, and landscape area. Matthews indicated that the allowed minimum lot width within the GC zone is 50 feet and the proposal calls for lots that range in width from 73 feet to 98 feet. The maximum building height in the GC zone is 45 feet. All proposed buildings are approximately 32 feet in height. Matthews reported that the maximum allowed site coverage for the GC zone is 85% and that the proposal calls for 68% coverage including all hardscaped area. The,minimum landscaped area allowed in the GC zone is 15%. The proposal calls for a total landscaped area of 23%. Matthews reported that the proposal includes a total of 80 parking spaces; 72 general spaces and 8 handicap-accessible spaces meeting requirements of the Americans with Disabilities Act (ADA). Dartmouth Square Subdivision September 29,2004 Neighborhood Meeting Notes October 12, 2004 Page 3 of 5 Access Several attendees commented that the original proposal called for two points of ingress and egress, one along SW 70th Avenue and one along SW Dartmouth Street. Tortora affirmed that the original proposal did include two points of ingress/egress, but the City of Tigard required that the developer provide only one point of access and that it be located along SW 70th Avenue. Tortora explained that SW Dartmouth Street is defined by the City of Tigard as a major arterial with limited access spacing, for safety and good traffic movement (reduced congestion). Attendees registered concern for traffic along SW 70th Avenue and how that will affect the surrounding street system. Attendees suggested that there is already a problem with gridlock on SW Dartmouth Street. Attendees questioned whether or not a traffic light could be placed at the intersection of SW 70th Avenue and SW Dartmouth Street. Tortora indicated that in a recent meeting he had with the City of Tigard, he was informed that a traffic light is planned at the intersection of SW 72nd Avenue and SW Dartmouth Street. He noted further that if access to the subject property were placed along SW Dartmouth Street, it would be within the influence area of that traffic signal. Attendees registered concern about a left hand turn movement from SW 70th Avenue onto SW Dartmouth Street. Tortora reported that SW 70th Avenue would be improved with a 24-foot paved width providing two 12-foot travel lanes. Tortora suggested that, generally, people making a left-hand turn movement tend to hug the centerline of the street and that this will provide ample room for side-by-side stacking for vehicles turning right onto SW Dartmouth Street. As a result, congestion blocking the driveway is not anticipated. Tortora added that SW Dartmouth Street does include a refuge lane that will aid in traffic circulation. Utilities Tortora reported that the proposal includes plans to connect to an existing water line within the SW 70th Avenue right-of-way, which should improve water pressure for the surrounding area. • Attendees reported that they had not noticed a problem with water pressure but that they were supportive of the improvement. Tortora reported that a sanitary sewer line would be extended east from a manhole in SW Dartmouth Street and then north along SW 70th Avenue. He added that the property owner adjacent to the subject property along the north property line will likely have the opportunity to connect to the line (at their expense) if they so choose. Tortora noted that the City of Tigard may attempt to form a Local Improvement District(LID) to provide sanitary sewer system improvements in the immediate area. He added that this process takes time because the City is trying to make it large enough achieve economies of scale and drive property owners' costs down. Stormwater management for the development will be provided by Stormwater Management vault with filter cartridges for water quality treatment, as approved through Site Design Review. Owners of the four proposed lots will all contribute to its maintenance costs. Dartmouth Square Subdivision September 29, 2004 Neighborhood Meeting Notes October 12,2004 Page 4 of 5 Approval Process Matthews reported that the subdivision would be processed through a Type II procedure through the City of Tigard. He noted that the applicant and/or applicant's representative is required to attend a pre-application meeting, which was scheduled for the following day, Thursday, September 30, 2004. Matthews added that the applicant is also required to hold a neighborhood meeting. He reported that both the notes and the sign-in sheet would be submitted as a part of the application. Matthews informed attendees of the application process outlined below: 1. The application is submitted to the City of Tigard. 2. The City determines application completeness and requests additional information as needed. 3. The Applicant and/or Applicant's representative provides additional information to the City. 4. Once the application is deemed complete, notice is provided to owners of property within 500 feet of the subject property, and official representatives of a Citizen Involvement Team (CIT), if one is established. 5. This begins the 14-day testimony period in which any party may respond in writing to the request. 6. After the 14-day testimony period the record closes and City staff issues a"recommended decision." 7. This begins the 10-business day appeal period. Only issues that were raised in writing during the testimony period may be raised for appeal. 8. If no appeals are made, the decision becomes final. Questions, Comments and Discussion 1. Grading. An attendee raised concern regarding site materials encroaching on her property. Tortora responded that the site's topography includes a fall of 25 feet from one side to the other. He noted that grading must occur on-site within 4 feet from the property line at some locations, adding that a buffer in the form of a wooden or masonry fence is required to be installed. An attendee commented that the grade appears to be lower than the last set of plans submitted for development review. Tortora responded that the plans are approximately 9 feet lower, to match up with the surrounding grade and to allow future connectivity of the adjacent property to the west when development occurs, consistent with the intent of the Tigard Triangle Design Standards. 2. Subdivision. Several attendees questioned what the purpose of the meeting was, considering that the physical development is the same as the Site Design Review approval. Both Matthews and Tortora responded that the facial quality of the project will be identical and that the only difference will be that the buildings will be under individual ownership. Matthews added that because there will be shared facilities including parking, access management,joint maintenance, storm water management, and refuse storage, the subdivision will likely have a owners' association similar to a homeowners' association. Matthews referred to a project on Fir Loop, which has a similar arrangement. Dartmouth Square Subdivision September 29,2004 Neighborhood Meeting Notes October 12, 2004 Page 5 of 5 3. Construction. A few attendees questioned the length of construction. Tortora responded that they are currently waiting for permits. Tortora indicated that they would most likely have private permits in approximately 2 months and public permits in December. Tortora reported that they would be digging through the winter and expect site work to be completed by the end of February or April. Attendees questioned how long it would be until they see buildings on the property. Bissett responded that the buildings would most likely be completed sometime during late spring or early summer. Attendees questioned how long buildings typically sit empty. Bissett responded that that is controlled by market demand and that there is no guarantee. Bissett added that the buildings would be constructed of high quality materials that should make them an attractive market choice. An attendee questioned what type of machinery they could expect on site and where the machinery would be accessing the site. Tortora responded that the first phase of construction would involve preparation for SW 70th Avenue construction. Tortora reported that they would lay a layer of gravel along SW 70th Avenue and into the site to provide construction access to the subject property. Tortora added that temporary barricades would be installed at both ends of SW 70th Avenue until construction is complete. Attendees questioned whether or not the barricade at the north end of the SW 70th Avenue improvement could be retained. Tortora responded that he had suggested this to the City and that ultimately the decision would be up to the City of Tigard. Matthews and Tortora passed out business cards, and requested that any concerns or further comments that attendees might have be submitted in writing to Westlake Consultants, Inc. With no further questions, Matthews thanked everyone for attending and participating in the discussion. Several informal conversation groups formed for a few minutes as the Westlake team put away displays and materials. These notes have been circulated to all of the meeting attendees, with our invitation to provide supplemental notes, to ensure questions and concerns have been adequately represented. Such notes may be sent as follows: email to: neighbors(i4westlakeconsultants.com (please use "Dartmouth Square"in the Subject header) fax to: Westlake Consultants, Inc., fax # 503 624-0157 mail to: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 Or phone: Steve Matthews, Westlake Consultants, Inc., 503 684-0652 Attachment: • Sign In Sheet Dartmouth Square Subdivision Neighborhood Review Meeting, September 29, 2004 Westlake Consultants, Inc., 15115 SW Sequoia Pkwy. Ste. 150, 6:00-7:00 p.m. Sign-In Sheet Name Address Phone E-mail CIT 1i 1� Member? �l n✓1 ostn/ /GL '/95') 5") 74jt A-Y- 7; X03. (o8 /o 9�AA.yD 12.617c) 5 &S t` t-c s7)3 _ S��- OL JJ 36:.00` . Smooth Feed Sheets TM Use template for 5160® Nathan and Ann Murdock ;i Joan Jacober PO Box 231265 ;'7110 SW Clinton Tigard, OR 97281 Tigard, OR 97223 , • Community Development Dept. Sue Rorman 'I'C Planning Division , ' j , 11250 SW 82nd Avenue ; City of Tigard ' Tigard, OR 97223 ; 1 13125 SW Hall Boulevard ! �.; I Ti and OR 97223 Naomi Gallucci I ; Marilyn &Ken Rosenfeld 11285 SW 78th Avenue 1 11930 SW 70t Ave Tigard, OR 97223 Tigard, OR 97223 Michael Trigoboff Randy Myers 7072 SW Barbara Lane ! j 12670 SW 68 Pkwy, Ste 200 Tigard, OR 97223 I Portland, OR 97223 i i Brad Spring David Bissett David Bissett& Associates .1 7555 SW Spruce Street ; ! I Tigard, OR 97223 i '322 NW 5th Ave ; Portland, OR 97209 I Alexander Craghead ' 12205 SW Hall Boulevard !i Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 . , John Frewing i `I 1 7110 SW Lola Lane i Tigard, OR 97223 . I ; j i CPO 4B t . 16200 SW Pacific Highway, Suite H242 ' Tigard, OR 97224 , ' • IRTMFRIA3g AR DA-dAtglyaieS4 D PARTIES (i:lcurpinlsetup\labels\CIT East.doc) UPDPIT1r 23-Fek ® ~AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE r()Illt PORTANT NOTii - � E APPLIaCANT IS REQUIRED TO MAIL THE IIT. OF.TJGARD: "�OYYsQ ..THE. • Q , NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TfNE P ROPERTY . t1ERfS'� 11Q cE, TO THE ADDRESS BELOW: City of Tigard f Ian * 04IOn 13125.SW Ha!, i d - : Ti t . OR 9722'3189 i, I IN ADDITION, THE APPI7{~ANT SHAD."SUB IIT THIS:AFFIDAVIT:& C©) ES OF..At1 © .: , ,.VF,*PPU _�[i-P ;;MAILING: -`P\` (�I G. �, 1�U,(\QQ.,t/� being duly sworn, depose and say that on the day o 16 • , ! �C, fI , I caused to have mailed to each of the persons oopJtthe attached list, a notice of a meeting to discu s a proposed t'� veiopment at (or near)- n q� . \.K. �J="' 1 )Q1 , a copy o Which notice so mailed is attached hereto and made a part of hereof. l rther state that said notices were enclosed in envelopes plainly address�/ to sai person and were deposited on the ` ,,... V ate indicated above in the United States Post Office located at , ith postage prepaid thereon. r.‘' 1.'',:,. 4IW.1i'' '0._, lie :814 Signature (In the presence of a Notary Public) .,3,Y,OSTING: f,,4 i to«•�/ do affirm that I am (represent) the party initiating interest in a proposed iw S (NI\5��ft affecting the land located at (state the Approximate location(s) IF no address(s) and/or tax lot(s) currently registered) / -7 ,l)J '-±C)- 1 LV2• , 3T rid did on the /f'ff day of 5�1�btu. , 20 0 personally post notice indicating that the site may be Op application, and the time, date and place of a neighborhood meeting to Opposed for a aPP � P 9 9 ilgicuss the proposal. l he sign was posted at 41#74 A.../0;7 4 'f'& if ?At,P4.4.ty- c:.✓c -DA A.4iuoi ► 1N'vf, ° ,. (state location you posted notice on property) Rte, ,,. .11111W �: Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEJNOTARIZE) ,f : p STATE OF OVQ 0i (1 ) i ',�linty of I n tn ) ss. yr ; Subscribed and sworn/affirmed before me on the I� day of ' 0i , 2004- . ,�T+,0 OFFICIAL SEAL ° ,, e.� ,. LYNN A. DUNN , Nom , , {. µM,. �^ NOTARY PUBLIC-OREGON " "'` �•^O COMMISSION NO.369685 / ' - MY COMMISSION EXPIRES AUGUST 16,2007 NOTARY PUBLIC OF ORE ON .y My Commission Expires: USA' I tf 2007 Applicant, please complete the information below:(,, C . NAME OF PROJECT OR PROPOSED DEVELOPMENT. \1)0,1C--�C� JQSQ- ``1 A) �\ � ,,TYPE OF PROPOSED DEVELOPMENT: \.\l\S\°F/\ A'- cliciress or General Location of Subject Property: WI y 5 W O'1 4VQ Subject Property Tax Map(s)and Lot#(s): \ l9 C - z--/L/DO h:Uogin\pattyvmasters\affidavit of maiing-posting neghborhood meeting doc 1 S136DC-02:,?4 1 S136DD-06200 AMERICAN INDUSTRIES INC GODDARD GALINA G&GREGORY 1750 NW FRONT AVE STE#106 18395 WOOD THRUSH ST PORTLAND,OR 97209 LAKE OSWEGO,OR 97035 1S136DD-03100 1S136DC-02700 BAURER ELDON F ESTATE OF& HAAG TIMOTHY B&JEFFREY M ROOT GORDON C 21478 SW CHRISTENSEN CT 1400 SW SCHAEFFER RD TUALATIN,OR 97062 WEST LINN,OR 97068 1S1360D-02300 1S136DC-04402 CARPENTER RICHARD L HEDGEPETH LOUISE AGNES POLLOCK DONALD E PO BOX 23173 1834 SW 58TH AVE STE 202 TIGARD,OR 97281 PORTLAND,OR 97221 1S136DC-04000 151360D-06100 CMS PROPERTIES LLC HOGG HARRIET L PMB160 11575 SW PACIFIC HWY 6860 SW CLINTON TIGARD, OR 97223 TIGARD,OR 97223 1S136DC-04600 1S1360C-03510 COMMERCIAL NET LEASE REALTY INC JACKSON FAMILY LIVING TRUST 450 S ORANGE AVE STE 900 BY JACKSON GENE E&CAROLYN MAE TR ORLANDO, FL 32801 7045 SW CLINTON ST TIGARD,OR 97223 1 S 136DC-03501 1S136DC-03900 CONNET JANE AND JOHN R JACOBER LESTER L JOAN M 8416 SW 57TH AVE 7110 SW CLINTON PORTLAND,OR 97219 TIGARD,OR 97223 2S101AA-01800 1S136DC-02900 CORLISS JAMES L&CORA K KOCH ROBERT J PO BOX 23970 7130 SW BAYLOR ST TIGARD,OR 97281 TIGARD,OR 97223 1S13600-02500 1 S136DC-04300 DICKEY VELDA A KROO STEVEN c/o POLLOCK DONALD E 17643 CHASE ST 1834 SW 58TH#202 NORTHRIDGE,CA 91325 PORTLAND,OR 97221 1S136DC-03509 2S101AA-02000 DORTON CHARLIE R AND LANDMARK FORD INC LINDA L ATTN:JIM CORLISS 7075 SW CLINTON STREET PO BOX 23970 TIGARD,OR 97223 TIGARD,OR 97281 1S136DC-03200 1S1360C-02701 FEGLES MARY A& LEFEBVRE MICHAEL P SR&LINDA KAUFFMAN VALERIE TRS 7040 SW BAYLOR ST 18520 SW EDGEWOOD CT PORTLAND,OR 97223 LAKE OSWEGO,OR 97035 1S136DC-04'.`%0 2S101AA-02301 LEWIS LYNN C MARY C OPDAL ELLA J 11860 SW 72ND AVE 12170 SW 69TH AVE TIGARD,OR 97223 TIGARD, OR 97223 -136DC-04200 1S13600-07500 LE L C MARY C PACIFIC NORTHWEST PROPERTIES LTD 11860 72ND AVE PARTNERSHIPS LIMITED PARTERSHIP ARD,O' 97223 PO BOX 2206 BEAVERTON, OR 97075 1S136DC-02503 136DD-07600 LURIA MARK T AND PA. FIC NOR EST PROPERTIES LTD WHEELES DOYLE E PART • ': IPS LIMITED PARTERSHIP BY PETSMART INC REAL ESTATE DEPT PO :0; '66 PHOENIX,AZ 85027 :•AVERTON, :' 97075 151360C-03400 2S101BA-00100 MAHON HUGH S ANNA BELLE PACIFIC REALTY ASSOCIATES 12095 SW 118TH AVE ATTN:N. PIVEN TIGARD,OR 97223 15350 SE SEQUOIA PKWY#300 PORTLAND, OR 97224 2S101AB-00200 1S136DC-03507 MARTIN GORDON R PETERS ARDEN& SHIRLEY 8565 SW BARBUR BLVD REVOCABLE LIVING TRUST PORTLAND, OR 97219 7105 SW CLINTON ST TIGARD, OR 97223 01BA-00300 1S136DC-03508 MA' N e-DON R PETERS ARDEN LYNN& 856 ' n "'RBUR BLVD SHIRLEY S TRUSTEES -•ORTLAND, • 97219 7105 SW CLINTON ST TIGARD, OR 97223 2 01AB-00101 2S101AB-00300 MA' GO :••N R POLLOCK DONALD E 8565 •I =+RBUR BLVD 1834 SW 58TH#202 '.'TLAND.O. •7219 PORTLAND,OR 97221 1S136DC-03600 1'136DC-04400 MYERS FAMILY LLC POL •CK •! IALD E 12670 SW 68TH PKWY 1834 ,1 •:TH#202 STE#200 -•RTLAND, • 97221 PORTLAND,OR 97223 1S1360C-03300 1S136DD-02100 NOBLE LARRIE P POLLOCK DONALD E/JULIA GAIL PO BOX 23474 1834 SW 58TH#202 TIGARD, OR 97281 PORTLAND,OR 97221 2S101AB-00302 01AB-00100 NORDLING GEORGE DALE& POLL ONALD E/JULIA GAIL JOANNE TRUSTEES 18 H#202 7105 SW ELMHURST ST RTLAND, 0 97221 TIGARD,OR 97223 1 S 1:16D D-02200 1 S 136 DD-07001 POLLOCK DONLAD E ROTH JACOB T JR&THERESA A 1834 SW 58TH#202 12600 SW 72ND AVE#200 PORTLAND,OR 97201 TIGARD, OR 97223 1S136DD-06500 1S1360D-07601 ROOT GORDON C& SALARIE MARZIE ROOT WILMA L& 11905 SW 69TH AVE ROOT JACK B TIGARD,OR 97223 WEST LINN, OR 97068 S1360D-03001 1S1360C-02800 R T GORD C& SALIMENA JOHN A ET AL ROD W A L& 7100 SW BAYLOR ROO, K B TIGARD, OR 97223 1Ar'E5T LINN,OR 97068 1S136DD-06600 1S1360C-02600 R•NT GORD• + C& SCHULTZ MARK E AND LAURA K ROO 41 IA L& 7010 SW BAYLOR ST R0• A B TIGARD, OR 97223 4. ST LINN, • 97068 1 136 DD-06700 2S 101 AB-00301 R••T GORDO & SCOTT JOHN D/DEBORA K ROO 41 • L& 7085 SW ELMHURST RO• A B TIGARD, OR 97223 ST LINN, •- 97068 1 136 D D-06300 1 S 136 DC-03700 RO• GORD• • C& ST CLAIRE SHARON BEATRICE ROOT A L& 7050 SW CLINTON ROO AC• : TIGARD,OR 97223 ST LINN,0- 97068 1 36D0-03000 1 S136DD-02400 RO•' GORs'. C& STERNBERG FAMILY LIMITED PARTNER ROOT • A L& 8310 SW 10TH AVE ROO AC' : PORTLAND,OR 97219 ST LINN,0' 97068 1` 36D0-06800 2S101AA-02900 ROIr GORP 4N C & TIGARD CORPORATE CENTER ROOT S.'• A L& LTD PARTNERSHIP RO• JAC' : ATTN:GREG SPECHT ST LINN, •- 97068 BEAVERTON,OR 97006 1 S136DD-07300 1 S136DC-03506 ROSENFELD KENNETH & MARILYN TRIPP AMANDA J 11930 SW 70TH AVE 7015 SW CLINTON ST TIGARD, OR 97223 PORTLAND,OR 97223 1S136DD-06900 151360C-03800 ROTH J T JR&THERESA A WAHL ROBERT LEO&ROSE MARIE 12600 SW 72ND AVE STE 200 7080 SW CLINTON TIGARD,OR 97223 TIGARD,OR 97223 1S136DC-045b0 WINCO FOOD LLC ATTN:SUSAN BUSCHE PO BOX 5756 BOISE,ID 83705 1 S136DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 • Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - EAST INTERESTED PARTIES (i:lcurpinlsetupllabels\CIT East.doc) UPDATED: 23-Feb-04 p. yv-'...•:' • '� n v y / it jM• • � . r W K p e a "�rf ,•v Z +.x ; r.tM ' �"•1 s +7,1 ',% -L ,4•4�— X .i; ` s +?rn .'s4K` 4;1 r a F tk „i n°1b a r ! ',~ _ ' e 7 ke"A T . g r 1 r . y 4 J' r „ 1400 , rr'b t+ h +t F/i g ' ,4Ct rd {4-7 4,J t�4 S iL � r Y . 1/„...e.t.• � r y 1 �.1 Q k', Y 6+ a n F- jr 4 y'' Y ! Y* :.N K I4` Y t4yi !1 /«1. " a S r n ,,.:• .) � 1 1 V iA5 fir` �t p+.r. 8 1 u ' i �r r y N `-• _ F' - t + •i k,• f''''\” ,• ,. + ,A+ v7U.a. -1-•'• _ g: 1%. • bsi � i } ,y ,, hai ..,.. ,,, r Westlake T T PLANNING I E N G I N E E R I N 1 SURVEYING R V E Y I N G consultants,inc I September 13, 2004 RE: 70" & Dartmouth Subdivision Proposal Dear Neighbor: Westlake Consultants, Inc. is helping Mr. Kurt Dalbey of Spectrum Development apply for subdivision of the commercial property located at1 1945 SW 70th Ave (Tax Map 1S1 36 DC, Tax Lot 4400], as shown on the attached map. The developer is in the process of completing design review approval for development of the site with four commercial office buildings,with parking, landscaping, and access from SW 70' Avenue. The proposal is to divide the property so each of the four proposed buildings will be on its own lot. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with surrounding property owners and residents. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that they may be considered before the formal application is turned in to the City. This meeting gives you the opportunity to share with us any special information you know about the property involved. We will attempt to answer questions, which may be relevant to meeting development standards consistent with the City of Tigard Development Code and respective Community Plan. You are invited to attend a meeting on: September 29, 2004 at 6:00pm Westlake Consultants, Inc. • 15115 SW Sequoia Parkway Suite 150 Tigard, OR 97224 Directions enclosed. Please note: this meeting will be an informational meeting on preliminary development plans as work is in progress. These plans may be altered prior to submittal of the application to the City. We look forward to more specifically discussing the proposal with you. Please feel free to call us at(503) 684-0652 or fax us at(503) 624-0157 if you have questions. Sincerely, WESTLAKE CONSULTANTS, INC. ••==; --"--...{ :7C---- 2----------- Lee Leighton, AICP Director of Planning Associate Principal Enclosures .M\AOMIN\174701.04\7 0th-Oerttmouth\Plan\neigh mtg Itr.doc Pacific Corporate Center 2.5115 sw sequoia parkway, suite 150, tigard, oregon 97224 www.westlakeconsultants.com I PH 503.684.0652 I FX 503.624.0157 1S 1 36DC 1S 1 36DC •' •' • -... .......\f'.........../'-/%".;:T.V.....^...........:-/:,::::::`... . 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A C R E S , :4... - ...T.-..1:.y....- • 4-%.,---- ----...::-.-'-*A_•_. 44.. .,.:,j ,:-•:-•‘..:*`'.-:"•.-:--_-:-•---":‹':e..:•-",.--:,:41:4!--:-,---"°' * --------....1 "+.,,,,,,,„,,,,z,c,-,----___ ,,-1, i •..-r',... .y,i.:1........1.::.[.::r. 32 --...„ • Ii9061P t 014"i 'itilt TIGARD ',.,:'''.,:''::'••::''-.•:-':: r. ;:-.".:: :-: X X..".."..'•:".-"X-''..--..•-%"., -,..... ---S•---0 la c....}...tyc„,,....tetr) '......34...,-...."..1-k- is , ic 1 s i ic . FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS Skapng A(Better Community What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 ft. will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. What If The Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required. How Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be . ; permitted. A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.tigard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a - specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. For your assistance, the Citizen Involvement Team (CIT) has compiled a list of helpful questions to ask that may assist you in determining your position on a particular proposal. The following sheet lists those questions. i:\curpin\masterslcitinfo2.doc UPDATED: 10-May-02 ii TYPICAL NEIGHBORHOOD CONCERNS: QUESTIONS TO ASK TO MAKE SURE YOUR CONCERNS ARE CONSIDERED The following is a list of questions developed by a subgroup of the Citizen Involvement Team. These '' questions are intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. Process • What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? • Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission or City Council? How long is the process? (timing) • At what point in the process are citizens given notice and the opportunity to provide input? • Has a pre-application conference been held with City of Tigard staff? ✓ Have any preliminary requirements been addressed or have any critical issues been identified? ✓ What City Planner did you speak with regarding this project? (This person is generally the Planner assigned to the land use case and the one to contact for additional information). STREETS • Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? • What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? • Are streets proposed to be public or private? What are the proposed street and sidewalk widths? • What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY • What is the current zoning? What uses are allowed under this zoning? • Will there be a re-zone requested by the developer? If yes, to what zone? • How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY • What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? • Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING • What are the tree removal plans and what is proposed to mitigate for trees removed? • What are the landscaping plans? What buffering or fencing is required and/or proposed? I ° I KEY NOTES O 1 PROJECT i I 1 NAME: DARTP•1OUTN SQUARE 71 I I I LOCATION: 11545 SW 10th AVENUE I i 4 TICsARD,OR 91113 I I I I I I I TOTAL PLAT 1.91 ACRES V) I I n I I _ _ t I AREA: 81.831 5F 1 g N J - J N88'49 13 E 380.85' I T - - - - - - - - - - - - - - - - - _ - _ _ - - - I WA5111NGTON COUNTY V • / 10kT TAX LOT ': 1136d400 -- •h�,C 6 C G I 1 LAND USE: GEN.GOI II 1.(GC) x rz 9C 1. MIN.LOT WIDTH: • 50 FT. y j MAX.BLDG NT: a 45 FT. v2 fui (vl < I MAX SITE C/2 I " - - - - - - - - - - - - - - ` 1 COVERAGE: • 85� ��` - MIN..LANDSCAPE - AREA: 15s: a �i +i ' 5 r' 5- I I 1 _ '~` I 1t° I LANDSCAPE A l r. V I AREA '� I I $ r to I PROVIDED: • 13. 118,188 SF.) 3 a III N `� �� I [� S S 5 5 I MIN.YARD SETBACKS a •� I + I 1 I N 1 1 • .� I _ FRONT: OFT. +� - ---- .' ■' I '))DART) JTV I EASEMENT 9-) �j I1 I tow 1 I Nt. I SIDES: (10'TLANDSCAPE/15' CV 1 1 ..e..r*::..1... ,...-' I i i O 1 R.O1U. • 10th) VAt� AN / AN I REAR: 0 FT.(10' LANDSCAPE) rn - / J I PARKING SPACES w N 0......? i m -� 2 '-0 ' ' .1"0. © . — 1 I W QLa' O BUILDING 4 ` -r 1 'r a 'i _ L�J 1.1/I00 r MIN. (OFFICE) f- 1 - 56 SPACES 0 §Q 6 21 631 x 84' • i z I 1_ 3.9/1000 111N, (MED. OFFICE) z 11 1-w 1 5,1.55 SF GROSS ,� 81 SPACES w ►-�� IFOOTPRINT BUILDING 3 BUILDING 2 BUILDING 1 >- 1 Z 8rO .' 5,050 GR055 68' x 12' 68' x 12 X08 x 12' , I I� 3.4/1000 MAX. (OFFICE) - 1-CO p l 1 LEASABLE 5,111 5F GROSS 5,111 SF GROSS 5,111 SF GROSS I I ,– _ �i SPACES d. vd,(y rc 4.9/1000 MAX.'(MED. OFFICE) a, Q`I'Q IFOOTPRINT FOOTPRINT FOOTPRINT I = i I s 102 SPA W w p m I 5,036 GROSS 5,036 GROSS 1-' 5,036 GROSS I I d) ' '- 0. LEASABLE LEASABLE - LEASABLE - I PARKING PROVIDED: it ` P.)(e_6,4- -c-- I I l r--.....1 1 ji 1 f I 29 COMP GTE .� 1 I I in 1 t t, t 90 TOTAL AP I` -i l Rovuioti '� — — _ _ _ I _ BLDG. 'I: 5,036 SF LEASABLE / - - - - - - - - - — — — — — — — — — — S88'54 1 W 388.00' r \ BLDG. '2: 5.036 SF LEASABLE P 3 0 j am'3 P>LDC3. '3: 5,036 9 3 0 _ -® ya ° - 13LDG. '4: 5.050 SF LEASABLE 0 W i in (IT) n/ EQ. FUTU I E TOTAL: 20,158 SF LEASABLE i7 ft _� X n V2 R.O.U1. _ x_— _ _ - 45/1000 SF. LEASABLE _.1,1/4..____ -_\,. - - - - - - - - - - - - - - - - _ D-E[��� _ IPQRKING RATIO) (� °o S.W. , DARTMOUTH STREET MI g) G ......JLT Srr 2 5; I 61 T DEVELOPMENT PLdN AI Z 41 vlb^.1.-m. SITE OPTION N Directions to Westlake Consultants, Inc. Vial-5 South From 1-5, take Exit 291 (Carman Drive) and turn right in far right lane. Turn right immediately on SW Sequoia Pkwy. Turn left at the first street, SW Redwood Lane. Turn right at the 2 driveway and bear left. Come to the front entrance on the west end of the building. Via SW 72"° Avenue Travel south on SW 72 Avenue past Hwy 217 and SW Bonita Road. Turn left at the first street after Bonita, SW Cardinal Lane. Turn right at the first driveway, bear right into the parking lot and proceed south through the parking lot to the next building. Come to the front entrance on the west side of the building. Exhibit D Clean Water Services Stormwater Management Service Provider Letter CleanWater Services Our commitment is clear. Ppipt September 23, 2004 $Etc 2 7 2004 Steve Matthews Westlake Consultants 15115 SW Sequoia Pkwy., Suite 150 Tigard, OR 97224 Dave Bissitt Spectrum/Dalbey 322 NW 5th Ave. Suite 301 Portland, OR 97209 Re: Commercial development located at the northwest corner of 7dh and Dartmouth in Tigard, OR CWS file 3694 (Tax map1S136DC, Tax lot 04400) Clean Water Services has reviewed the Service Provider Letter issued on January 23, 2004 for file 3694. District staff has evaluated the Service Provider Letter conditions and project plans and found them to be in compliance with Resolution and Order04-9 (R&O 04-9). Please attach this letter to the existing Service Provider Letter for all applications made after March 1, 2004, to demonstrate compliance with R&O 04-9. If you have any questions, please feel free tocontact us at 503-681-3605. Sincerely, Chuck Buckallew Environmental Plan Review E:\Development Svcs\SP 00-7\Concurrence Letters`.!S 136DC04400-General Compliance with 04-9.doc 2550 SW Hillsboro Highway • Hillsboro, Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 •www.CleanWaterServices.org CleanWater Services Our commitment is clear. January 23, 2004 Dave Bissitt Spectrum/Dalbey 322 NW 5th Ave. Suite 301 Portland, OR 97209 Alison Rhea Rhea Environmental PO BOX 7459 ALOHA OR 97007 Re: Commercial development located at the northwest corner of 70th and Dartmouth in Tigard, OR CWS file 3694 (Tax map 1S136DC, Tax lot 04400) Clean Water Services has reviewed your proposal for the above referenced site. Staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following the review of submitted materials it appears that sensitive area near this site would only require a 50' buffer. Staff concurs-that your property is beyond the 50' maximum buffer. In light of this result, this doculjent will serve as your Service Provider letter as required by Resolution and Order 03-11, Section 3.02.1, and your Stormwater Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3553. Sincerely, y� Chuck Buckallew Environmental Plan Review E:\Development Svcs\SP 00-7\Concurrence Letters\l S I 36DC04400-Property beyond min buffer.doe 155 N First Avenue, Suite 270 • Hillsboro, Oregon 97124 Phone: (503) 846-8621 • Fax: (503)846-3525 •www.cleanwaterservices.org CLIENT COPY r 3011 • File Number C1eanWater.-„‘ Services Our cuunnirmenr is clear. Sensitive Areas Certification Form Property Owner Name Spec l)m De eto v r ►tp y Address City/State/Zip Telephone Fax E-mail Authorized Agent Name .V • Address 322 Nw Aver)067 ,. -.lc) City/ to/Zip c)(-\-10 d Q2- q -4-zo9 Telephone Fax 50 � — ZZc) - (0- E3S 5c - 22.y - 2_31 E-mail c �+ • C-OYY Project Location Street, road,or other descriptive location I i i -5 S —±01 iv is d 0 re C Legal Description: iption: Quarter C Section 3 0 Township' Se of.k Range / V v es t_ In or near(city or town) Cot.nty T x a� Tax Lot# 5 c� v-d (il.'?shi n 15 C.PO L O ti y 0O Waterway A JA River M Latitude Longitude Adjacent Property Information: Street, road,or other descriptive location /' Legal Description: Quarter Section / Township Range In or near(city or town) ...„...-County Tax Map# Tax Lot# Waterway/ River Mile Latitude Longitude CJ1/11/telps4 , 4,3; 11 JUJ.791CJ010 , ; I■nGN iCIVVIRUIrIgIV'1_M4r,lr. - :1"OVt d . �� 1 Filc Number D /-- An on-site,water-quality-sensitive area reconnaissance was completed on: m i 2/ZP1 I CYO y S.A�.(�r� >�Title CP C, q- pca p�u,y Date Rh Env 1'rjrrry ,r:4-0(.,1 Cor sv 1-h , tJ A. Existence of Water-Quality-Sensitive Areas S� 68-4 ��� of cscvkr hea aLece v -h(c fl . I've:4- As defined in the District's Design and Construction Standards, water-quality-sensitive areas: ❑ do 14do not exist on site (check appropriate box). ' ❑ do VIdo not exist within-AU on adjacent properties, or ❑ unable to evaluate adjacent _ property(check appropriate box). \. � S L- 2 / re rrU e-(r(J'e (,(fit r n ti • If water-quality-sensitive areas exist, complete Section B below. sv r yr S i l� • If water-quality-sensitive areas do not exist, skip Section 8, sign this form and submit to the District with plan approval package. L..) UR B.Types of Water-Quality-Sensitive Areas The type(s)of water-quality-sensitive area(s)that occur on site or within 200 ft on adjacent properties are(check all that apply): ❑wetlands) ❑ sprIng(s) ❑ Intermittent stream(s) ❑perennial stream(s) ❑ ponds :1 Sign this form and submit to the District with plan approval package and one (1) copy of the /' Natural Resources Assessment Report(information and forms are available through the ^ District). • y • The Natural Resources Assessment Report Includes: N c) • Wetland Delineation Report per DSL/Corps reporting requirements (if wetlands present). L t • Rapid Stream Assessment Technique Form and maps or other District-approved assessment(If construction or discharge is proposed Into, through, or across an intermittent or perennial streams). - (--1 • Vegetated corridor documentation, including a base map and photographs showing the ■ surveyed location of all sensitive areas, vegetated corridors, and vegetated corridor ...J l ' condition. yi r— j* I certify that I am familiar with the Information contained in this document, and to the best of my knowledge and belief, this information is true, complete, and accurate. Property Owner • Pm •e Name / Z Print/Type Ala ,r ./ // 1 .-. . • • Sig - ure Date to r I.-- 1 —I L J i- , r� ,erg,,. _--mil I c 3 --�-- asses}r ,.___,J -if; -,f'4'. A Lc ibe r- ) A ' i / jam' li . ' ,.../1° , /,' // 1 \ ,A .� i sews ortiand f , : 'cis 5 e4 j I ,' —,r 1 _ I- lesser �/ ``�� rW Atlanta , -z (' 511 — ` L -119+5 SW 70th Ave 777 t —�Porte , R 92 1 ly N -^` VT=-Sr-----' -• .� �`'':, '/ I •( — 7T ' Cq .- ''' - p- f� Or-217 �, ! �`�`�� Exit es �� y i k ors, ---- C i \ � �_� 1 1� 1 ' �' (( � � � N. . , ... >'r r t ri �.; L I .,„ „... _ , , ,,,ut3 7Q�J F f ffl Lake Oswego r : N awls-5t- _ L— � 1 -- : •y• ,9 • �`'s,:fLY. — <9,} 1 ..Jp r r ��f a Y 15 Ex,l2I e v 6--� ° - TAX PARCEL 15136DC04400 FIGURE 1: Generalized Vicinity Mapping for SW 70th Avenue/Spectrum Development Site in Tigard, Oregon RHEA EY.NIRONMENTAL CCNSLLTING,lLC OFPICE.(503)591-0508Me Fm:(503)591-0618 PO Box 7459 W A ot.,OrEaoN NM 97007 = , f a, . .avise taiito I 1 . iii, li +' SITE 4 n hut it `1 1 I* IBA i Ail 1- 141 1 ti . ilikik ,ai 1 ri 11 L . - . 'Gut I 11 s'174 a 1 1‘ 1 i mi a � --:. %awl zoo. , ../..,,41 I'l i '',7-=-., .. iii, j , fir" .,,,,` ."140A ' a Allailliel iiii k si 1 : rerwrif 'AST ST , A -n ,..' ,i,,„ G+ idl 'MimDabR�earoeCe-rlarsAleivA p.rvirndvrgywagidre 4 • r.f 1 . ➢ TAX PARCEL 15136DC04400 FIGURE 2: Generalized Topographic Mapping for SW 70th Avenue/Spectrum Development SITE in Tigard, Oregon RHEA ETNIRONMENTAL CCNSU.TING LLC °M ICE.(503)591-0508446 FAX.(503)591-0618 PO Box 74596iALowi,OEEeoN ON 97007 :fit`t `"��,> ` : I ! SITE - L I ,:L..' t, I ' ,tilk.-- {{ (rye 1 11 is , I I aid t '�' _ , 1 i N4 1 `1 ?k~r is – I 1) • t X41 } .. �, x i Rey` •1d i J • io — . I1 r #t :1 { r±1,— 1 - [ ,, 1 ,r��r, t. Creedal by Melo Dab Rexaroe Cadeea MekoNsa,�awru i-eicgm n 1 r ����" r l �' TAX PARCEL 15136DC04400 FIGURE 3: 2002 Aerial Photography for SW 70th Avenue/Spectrum Development SITE in Tigard, Oregon 1+14E A ENVIRONMENTAL CON 5IA TIN&,LLC . - Ott:(503)59i-05066u FAX:(503)591-0618 ;1%.:L*"...7-...:i r::,::.:,:: C,-..:Y,.n d}0•1' PO Box 7459wA40+A,OlecaJ W 97007 i q g', i , 4 7 Y ! •>•p�-4 1 5. F. .41 1�• ` �. - 1 .M1 41, t .I f �' _ .. p f N - 1 I ' � fi 1 — - SITE - . ! '•:. r. �- �._ .. - . ¢ -- -- • Jai • 'SA S: . • Lk _ - • .P! Map created c ; (c) 19 6SR 2002f ha. � '._ LEGEND 13 = Cove silty clay loam (HYDRIC) 37B = Quatama loam, 3 - 7% slopes (Non-HYDRIC) 45C = Woodburn silt loam, 7 -12% slopes (Non-HYDRIC) TAX PARCEL 15136DC04400 FIGURE 4: NRCS Soil Survey Mapping for SW 70th Avenue/Spectrum Development Site in Tigard, Oregon Ibf EA ENVIRONMENTAL CONSULTING LL C Ord:(503)591-0508446 fAx (503)591-0618 .. •, _t .;c•.:.7r r a;9'iU., PO8ox745944440mA,Of4EG0N14697007 Exhibit E Title jo 0"4 a t 5,16 arc , m,r1s, First American Title Insurance Company of Oregon " ;•, i ' First American 1700 SW Fourth Ave, Ste 102 Portland,OR 97201 4/4_-e Phn-(503)222-3651 Fax-(503)790-7872 I Title Transmittal September 21, 2004 Westlake Consultants File No: 7019-455489 Attn: Len Schelsky 15115 SW Sequoia Parkway, #150 Tigard, OR 97224 RECEIVEr S E P 2 3 2004 Seller: Equity Group Fund I, LLC Buyer: Property: 11945 SW 70th Avenue, Tigard, OR 97223 VESTLAKE CONSIJLIhoi Enclosed please find the following, per your request: • Preliminary Report Should you have any questions or need further assistance, please contact us. We appreciate the opportunity to serve you. Sincerely, Jason Sorenson , Assistant for Edmund Salvati, Title Officer ARG Subdivision Guarantee Guarantee No.:7019-455489 Page 1 of 3 t x R r First American Title Insurance Company of Oregon '�y First American Portland,SW Fourth Ave, Ste 102 Portland,OR 97201 Phn- (503)222-3651 Fax- (503) 790-7872 SUBDIVISION GUARANTEE For the Proposed Plat of: UNNAMED PLAT GUARANTEE NO.: 7019-455489 FEE $ 225.00 YOUR REF.: Equity Group Fund 1, LLC First American Title Insurance Company of Oregon reports to The Oregon Real Estate Commission, and any County or City within which said subdivision or proposed subdivision is located. That, according to the public records which impart constructive notice or matters affecting title to the premises hereinafter referred to, we find: That the last deed of record runs to: Equity Group Fund 1, LLC, a Oregon Limited Liability Company We also find the following apparent encumbrances, which includes "Blanket Encumbrances" as defined by ORS 92.305 (1), and also easements, restrictive covenants and rights of way prior to the effective date hereof: 1. Taxes for the fiscal year 2004-2005 a lien due, but not yet payable. 2. These premises are within the boundaries of the Tualatin Valley Water District and are subject to the levies and assessments thereof. 3. Statutory powers and assessments of Clean Water Services. NOTE: Taxes for the year 2003-2004 PAID IN FULL Tax Amount: $2,893.50 Map No.: 1S1W36DC-04400 Property ID: R285765 Tax Code No.: 023.81 (Covers additional property) First American Title Subdivision Guarantee Guarantee No.: 7019-455489 Page 2 of 3 We have also searched our General Index for Judgments and State and Federal liens against the Grantee named above and find: -NONE- The premises are in Washington County and are described as follows: " Parcel I: The following described property situated in the County of Washington and State of Oregon, to- wit: Lots 30, 31 and 32, FRUITLAND ACRES, EXCEPT those portions of said Lots 30 and 31, conveyed by A. H. Tower and Bertha Tower to Earl Oney and Marianne Oney on April 10, 1947, and recorded in Book 274, page 353, Deed Records, of Washington County, Oregon, on May 21, 1947 and more particularly described as follows: Beginning at the intersection of the North line of Lot 30, FRUITLAND ACRES, with the East line of the County Road along the West side of said FRUITLAND ACRES, according to the duly recorded map and plat thereof; thence South on and along the East line of said county road 100 feet to a point on the West line of Lot 31, FRUITLAND ACRES; thence East parallel with the North line of said Lot 30 a distance of 200 feet; thence North parallel with the East line of said county road to the North line of said Lot 30 to a point 200 feet East of the point of beginning; thence West a distance of 200 feet East of the point of beginning. AND ALSO EXCEPTING a portion of Lots 30 and 31, FRUITLAND ACRES, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at the Northeast corner of said Lot 30; thence West along the North line of said lot a distance of 225 feet to a point; thence South parallel with the East line of said Lots 30 and 31 a distance of 100 feet to a point; thence East parallel with the said North line 225 feet to a point on the East line of said Lot 31; thence North along the East line of Lots 30 and 31 a distance of 100 feet to the point of beginning. AND ALSO EXCEPTING from said Lots 31 and 32 the following described property: Beginning at a point on the South line of Section 36, Township 1 South, Range 1 West, of the Willamette Meridian at the Southwest corner of Lot 32, FRUITLAND ACRES, a subdivision of record in Washington County, Oregon and running thence, North 89°38' East 200.00 feet along the South line of said Lot 32 to an iron rod; thence North 115.13 feet, parallel with the West line of Lots 32 and 31, said FRUITLAND ACRES, to an iron pipe at the Southeast corner of that certain tract of land conveyed by Deed to Earl Oney, et ux, and recorded in Book 274, page 353, Washington County Deed Records; thence South 89°38' West 200.00 feet along the South line of said Oney Tract to an iron rod at the Southwest corner thereof, a point on the West line of Lot 31, said FRUITLAND ACRES; thence South along the West line of said Lot 31 and Lot 32, 115.13 feet to the place of beginning. Parcel II: first American Title Subdivision Guarantee Guarantee No.:7019-455489 Page 3 of 3 Beginning at the Northeast corner of said Lot 30; thence West along the North line of said lot a distance of 225 feet to a point; thence South parallel with the East line of said Lots 30 and 31 a distance of 100 feet to a point; thence East parallel with the said North line 225 feet to a point on the East line of said Lot 31; thence North along the East line of Lots 30 and 31 a distance of 100 feet to the point of beginning. THIS IS NOT A TITLE GUARANTEE since no examination has been made of the title to the above described property. Our search for apparent encumbrances was limited to our Tract Indices and therefore above listings do not include additional matters which might have been disclosed by an examination of the record title. We assume no liability in connection with this Subdivision Report and will not be responsible for errors or omissions therein. Dated: September 10, 2004 First American Title Insurance Company of Oregon, By: Edmund Salvati, Authorized Signatory EPS/ARG First American Title THIS MAP IS FURNISHED AS A CONVENIENCE IN LOCATING PROPERTY AND THE COMPANY ASSUMES NO LIABILITY FOR ANY VARIATIONS AS MAY BE DISCLOSED BY ACTUAL SURVEY S.\ AMEp,C 'y First American Title Insurance Company of Oregon _ _ An assume?Ousmess name of TITLE INSURANCE COMPANY OF OREGON 1700 S.W. FOURTH AVENUE, PORTLAND, OR 97201-5512 (503) 222-3651 500 �' ( ': 01100 K .' 'e; ,, ,-^4 gd;AC;. r ie 30I uo R Ny'7:1U34134 c 50 AC 19 :.4„ -.••_. 7e. .._. •nee uasl ,+�._._ E - 400 I -� I 2e AC 4 17 101 100 • '`, i ?'� -� 117.11 .9434 .72 AC - 81[/a�J 5 15,.03 200 bbI , .56 AC • `•(�/) RI 301 19 I '•� l ,.. .34 AC !! I r,v,:j •' IC CM, . 71147% 4 . us• 110..21E - SW ,2ND ST) BAYLOR C �y ( R 1522) ST' rowrt 9�+ 71.11 10 71 •_1 •614111' 4. 7J• 747' KV M. •7.y# 23.?Y. I %R 3100 3000 i 'u ,• \ • .33 AC .33 AC I 5 i w 2900 f, I800 2700 1, 2701 i, 2600 ,,, LU -1 w laaf • p. .43 AC 57 AC .43 AC 44 AC 14 AC z yT - o vAat7aa 7 -----_-- .1 laoa, • -• : •`' , 7` 7047 --,--- 3200 • Q .1 Mffa7 71• 7,- 7r 470• M• ^ ,�T,=.114`; • ri3300 ' nJ 1• ,1 r 11 n' Fir• n. - ►r J 'i '1•' ,•147,.' L.' � X2504-__ r' : 9 3500 r I 116 AC - i .33 AC .33 AC - h.:; . II00 L �, i •, ,.3p 714• - --- y� 31 0 �^� 3628 w 3507 ^ 3649 8 3610 _ r$r 200 AC - i _ .33 AC .34 AC " 13 f'. •34 AC " 15 18 .34 AC 34 AC r .'� ::C Ul.1i , • %�; ;I', 3608 1 y 3601. i 31 AC I-• 8201,21) •1,� �__� I i 111.11 71 71 �� __ t:� /'!7. - - 7Y e. 6 ^.711 ! § SW (-3RD ST) CLINTON STREE1 $ 1.' '/. 8; M1I 10.0 .0.0 / 10.0 • m.N 1;•, '; �-- ., i 4100• • A A v R J . 1,`, •.I. .33 AC t 7 t 4-7;-'12”1::::-'14 • i. ,1's ; 3900 3800 ^ 3700 6 3600 " 4000 Q y afi AC F 36,E Y 5 R a 0 7 A - 4:'• • ,./9-...' . 4200 .36 AC ,36 AC .50 AC "�`. . 7..15 �, ram : 2 • " Q.' D • • ,.Vi• . .! - seK T; - a 4600 • 4300'' 8 30 !- ,-fin - 9 11 _ se�13(e _7� -1---11711-----T--7�- - fit- 1C 16 ;<., • . 1.60 AC • 7a,r r xuo;pa J ii �7 38 , 4400 Gn .s „�\ : ••- a17.H '..x.r \\111\\\ �)b 4402 A .53 AC T \\\11\1\\\ 717..e °t�$ - .. :•1: 19!.�( II • _\\\\\ � ae.n 32 f Y" •?9 20 ,21 ,x ` _L _ - .% m, Exhibit F Tree Assessment & Letter dated May 5, 2004 from Stephen Goetz of The Pacific Resources Group T H E P A C I F I C R E S O U R C E S G R O U P LAND MANAGERS • URB AN FORESTERS • NATURAL RESOURCE CONSULTANTS May 5, 2004 Mr. Len Schelsky, Principal Westlake Consultants, Inc. Pacific Corporate Center 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Reference: Amended recommendations and observations to SW 70th&Dartmouth,Dartmouth Square tree assessment of 4/20/04 Dear Mr. Schelsky, This letter is an addendum to my report of 4/20/04, in which I addressed the condition and chances for survival of the trees on the Dartmouth Square site. Additional information has been provided by your office and the Architect for the project. This information includes refinements in the site grading,utility installation and excavation for the proposed improvements. In my initial review of the project it appeared that 5 trees (trees 1, 2, 3,4& 15), all located along the north property line, had some chance of being preserved. Given the additional information that you provided,it is apparent that these trees will experience the loss of the majority of the structural support roots on their south sides and they will not be safe to leave standing. If left, they would pose an unacceptable hazard to the tenants of this project and to the neighboring properties to the north. I recommend that these be removed along with the other trees on the site. The removal of these 5 additional trees changes the list of trees being removed that may require mitigation. The project will now require the removal of 30 trees in addition to those mentioned in my earlier report that have structural defects and those that are dead, dying or hazardous. The trees in this group are 12" in diameter or larger, and include trees 2, 3, 4, 5, 7, 11, 12, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 32, 37, 38, 39, 40, 42, 43, 46, 48 and 49. These 30 trees have a combined total of 685 diameter inches. As I mentioned in my earlier report, City ordinances appear to require mitigation for the loss of these trees. I suggest consulting the city as to the specific mitigation requirements that they will apply to this project. I hope that I have addressed the construction issues you were concerned about, if I omitted any information or if you have any questions please do not hesitate to contact me. Sincerely yours, Alegi // Stephen F. Goetz, Principal American,Society of Consulting Arborists,Reg#260 American Society of Landscape Architects,Oregon Lic.#80 Society of American Foresters 1331 SW BROADWAY SUITE 100 PORTLAND,OREGON 97201 (503)222-4320 BELLEVUE,WASHINGTON (425)451-0620 T H E P A C I F I C R E S O U R C E S G R O U P LAND MANAGERS • URBAN FORESTERS • NATURAL RESOURCE CONSULTANTS April 20, 2004 Mr. Len Schelsky, Principal Westlake Consultants, Inc. Pacific Corporate Center 15115 SW Sequoia Parkway, Ste. 150 Tigard, Oregon 97224 Reference: SW 70th&Dartmouth, Dartmouth Square tree assessment Dear Mr. Schelsky, At your request,I have visited the Dartmouth Square site to review the condition of the trees shown on the survey and to assess the possibility of preserving some or all of them. The existing topography on this site slopes dramatically, dropping 45 feet, between the northeast corner and the southwest corner. The proposed site plan includes commercial buildings, associated parking and pedestrian access that will require extensive grade changes over the majority of the site. It appears that in order to construct the proposed improvements very little of the site will remain undisturbed and this will necessitate the removal of most of the trees present. The tree survey document that you provided shows 53 trees that are 6" in diameter or larger. In my review of the trees on site,I identified only 52 trees, 38 of which were 12" in diameter or larger. I found 8 trees that were dead, dying or which would pose a hazard if left standing. The eight trees include 9, 13, 14, 28, 34, 36, 45 &53. An additional 5 trees (trees 15, 27, 31, 33 &41) have structural defects that may pose a potential hazard when this site as well as the site to the south are cleared and the trees become exposed to the winds from winter storms. These five trees have formed multiple trunks with poor connections. Cabling or bracing the stems together may help if the trees are determined to be wind firm. Since these techniques do not assure safety on a high use site such as what is being proposed here, I recommend that these trees be removed. To accommodate buildings, parking and pedestrian access, grading will be extensive and will require cuts, fills and retaining walls throughout the site. It appears that only 5 trees (trees 1, 2, 3,4& 15)have any chance of being preserved and their preservation will depend on how extensive the excavation nearby will be. All 5 of these trees are located along or on the north property line. The proposed improvments appear to require excavation close to their bases. It will not be possible to determine if these trees can be left in a reasonably stable condition until excavation is underway and the extent of any root loss is apparent. Any trees that suffer significant loss of major structural roots will be recommended for removal. To protect the 5 trees from inadvertent damage during construction I recommend that you consider exploratory excavation and the installation of tree protection fencing. The 1331 SW BROADWAY SUITE 100 PORTLAND.OREGON 97201 (503)222-4320 BELLEVUE.WASHINGTON (425)451-0620 improvements nearest the trees should be located as precisely as possible by staking the edge of excavation closest to the trees. Depending on the grades specified it may be desirable to perform an exploratory excavation either by hand or using an AirSpadeTM to expose any roots that are in or under the proposed improvements. If the roots are under the excavation or not present at all, the trees can be left standing. However, if a large portion of the larger structural roots cannot be preserved, the trees will have to be removed. I recommend that you contact me as soon as the improvements are staked so I can recommend the best alternative techniques to preserve the trees. Developing this site as proposed will require the removal of 26 trees in addition to those already mentioned that are 12" in diameter or larger. The trees in this group include 5, 7, 11, 12, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 32, 37, 38, 39, 40, 42, 43, 46, 48 and 49. These 26 trees have a combined total of 562 diameter inches. City ordinances appear to require mitigation for the loss of these trees. I suggest consulting the city as to the specific mitigation requirements that they will apply to this project. Once we establish which trees are to be preserved I recommend taking precautions to minimize any soil compaction that might occur within the tree's root zone.This will require keeping construction materials, soil, foot traffic and equipment off the area within the dripline to the extent practical. The city will require the installation of tree protection fencing which will help to protect the root zone and the trunk from inadvertent injury. The tree protection fencing should be installed no closer than 3' to 4' off the trunk of the tree on the south side and protect as much of the area within the dripline as practical without including the excavation for the curbs or walls. If it is necessary to work closer to the tree than this or to work inside the tree protection fencing you should notify me. Either chain link or orange plastic construction fencing, staked every 8' to 10', will meet the functional requirement for tree protection, however the city may require chain link fencing, so I recommend checking with them as to the current standard. Any trees that are retained will benefit greatly from a fertilization program that will help promote root growth following construction. For the newly planted trees the fertilization can be delayed until the next growing season. To accomplish this I recommend that the landscape maintenance contractor fertilize the entire area beneath the preserved trees using a highly soluble high nitrogen fertilizer applied at a time when surface vegetation is dormant and tree roots are still growing. The best time to do this is in late October or early November and again in mid to late February. The fertilizer is best applied just prior to or during a rain, otherwise it should be watered into the soil. I recommend using Ammonium Sulfate (21-0-0 or 23-0-0) at a rate of 2 lbs. of Nitrogen per 1000 square feet of area treated. This equates to applying 9 lbs. of the fertilizer to each 1000 square feet of area within the drip line of each tree or woody plant. The annual amount of Nitrogen that should be applied is 4 lbs. per 1000 square feet the first year and half that amount in subsequent years. If a single application is made, it should be done in late February, otherwise two applications of 2 lbs. of nitrogen each can be made in late fall and early spring. (All the other trees, both existing or newly planted would greatly benefit from an application of fertilizer.)The fertilizer can be applied to the surface of the ground with a cyclone or "whirly" type spreader. The fertilization should be done within the drip line and to an area a few feet outside the drip line. To determine the area to be treated for trees such as this, the area to be treated is within the circle, with the tree at its center, that has a radius equal to one foot for every inch of the tree's diameter. After the first application I recommend that you determine the composition of the fertilizer or other soil amendments that are needed by the plants on site. This can be done by having soil samples analyzed for existing nutrient levels. Contact A& L Western Agricultural Lab at 503-968-9225 for soil analysis assistance. Dartmouth Square Arboriculture]Tree Assessment&Recommendations,4/20/04 2 This completes my report. If any additional information,which would effect my observations or recommendations becomes available I would welcome the opportunity to consider it and revise this report accordingly. If I omitted any information or if you have any questions please do not hesitate to contact me. Sincerely yours, Stephen F. Goetz, Principal American Society of Consulting Arborists,Reg#260 American Society of Landscape Architects,Oregon Lic.#80 Society of American Foresters SG:mac Enclosure Dartmouth Square Arboriculture!Tree Assessment&Recommendations,4/20404 3 DARTh.JUTH SQUARE TREE ASSES_ ,IIENT TREE SIZE SPECIES COND. COMMENTS (DBH) 1 10" Bitter Cherry Fair 2 8, 11, Bitter Cherry Poor 12" 3 30" Douglas Fir Good 4 45" Douglas Fir Good 5 36" Douglas Fir Good 6 8" Western Red Cedar Excellent 7 12" Austrian Pine Good 8 10" Pear Poor 9 12" Apple Hazard Hazard Tree,leaning with decay at base 10 Multiple Filbert Fair Large older multi-stem 9 -5", 10-3",7 -4" &4 -7" stems 5,3,4, 7" 11 36" Cottonwood Good 12 30" Douglas Fir Good 13 22" Douglas Fir Hazard Topped tree,stag head,multiple stems with poor connections 14 20" Douglas Fir Potential Stem defect,deformed top Hazard 15 36" Douglas Fir Potential 2 stems at 40',poor connection,cable or brace if left and Hazard assess stability 16 22" Douglas Fir Fair 17 21" Douglas Fir Fair 18 26" Douglas Fir Fair 19 20" Douglas Fir Good 20 28" Douglas Fir Fair Flattened trunk on south side,check for internal decay 21 14" Norway Maple Fair 22 18" Deciduous Fair 23 24" Douglas Fir Fair 24 26" Douglas Fir Good 25 26" Douglas Fir Good 26 28" Douglas Fir Fair 27 22" Douglas Fir Potential Two stems at 8'with poor connections,cable or brace if left Hazard and assess stability 28 8" Douglas Fir Hazard Dead tree is leaning,Hazard 29 8" Douglas Fir Poor 30 11" Douglas Fir Poor Very poor condition,has very small and very thin crown, do not preserve 31 22" Douglas Fir Fair Topped and regrown at 35',inspect stem defect before preserving 32 20" Douglas Fir Good 33 24" Douglas-Fir Fair Two stems with poor connections at 60', inspect stem defect before preserving 34 8" Douglas Fir Potential 2 stems at 2',one dead,internal decay in base,remove, Hazard potential hazard if retained 35 10" English Hawthorn Poor Dartmouth Square Tree Assessment Chart,4/20/04,The Pacific Resources Group DARTA.JUTH SQUARE TREE ASSES _JAENT TREE SIZE SPECIES COND. COMMENTS (DBH) 36 8" Douglas Fir Poor Subdominant tree with defects at base, 3'& 5',do not preserve 37 16" Douglas Fir Fair 38 16" Douglas Fir Fair 39 15" Douglas Fir Fair 40 14" Douglas Fir Fair 41 22" Douglas Fir Potential 2 stems at 5'with poor connections,cable or brace if left and Hazard assess stability 42 16" Douglas Fir Fair 43 22" Douglas Fir Fair 44 7, 7, 8, English Hawthorn Fair 8" 45 16" Bitter Cherry Dying Dying tree with less than 5%of crown,do not preserve 46 26" Douglas Fir Excellent 47 00 No Tree Error-No tree exists 48 16" Norway Maple Good 49 12" European Birch Fair 50 ' 8" European Birch Fair 51 8" ' Western Hemlock Fair 52 7 & 9" Willow species Poor 53 10" Willow species Potential Decay present is several stems and in base,inspect defects Hazard before preserving Dartmouth Square Tree Assessment Chart,4/20/04,The Pacific Resources Group Exhibit G Preliminary Storm Drainage Study Preliminary Storm Drainage Study for DARTMOUTH SQUARE March 24, 2004 Purpose: This report is a preliminary analysis for the storm water runoff predicted from an assumed commercial development, being 1.9 acres in size. The development includes a 4 new commercial building, with occupancies not known at this time. This report includes determining peak runoff rates and the hydraulic capacity of the pipe network system. Soils: The Soil Survey for Washington County, September 1982, published by the Soil Conservation Service, was used to determine the soil type. On site soils consist of the following: Woodburn Silt Loam, 7 to 12 percent slopes being in Hydraulic Group `C' For pre-developed conditions a Curve Number (CN) of 82 was used. For the developed conditions, a CN of 74 for the landscaped areas and a CN of 98 for impervious areas were used in the calculations. Rainfall Intensities: The Santa Barbara Urban Hydrograph (SBUH) method was used to determine the peak runoff rates for the 2, 5, 10, 25, 50 and 100-year storm events. This method uses the NCRS Type IA rainfall distribution and 24-hour storm duration. The rainfall intensities were supplied by the Clean Water Services - Design and Construction Standards. The rainfall intensities are 2.5, 3.1, 3.45, 3.9, 4.2, and 4.5 inches for the 2, 5, 10, 25, 50 and 100 year storm events, respectively. Time of concentration (Tc) is the travel time for the runoff to flow from the most upstream point in the basin to the most downstream point of the basin. The Tc determined for the undeveloped conditions of this proposed development is based on sheet and shallow concentrated flows, which results in a time of 31 minutes. The Tc for the developed conditions is assumed to be 5 minutes. Storm Water Runoff Rates: Storm Pre-developed Developed 2 year 0.27 cfs @ 1=7.83 hrs 1.06 cfs @ 1=7.67 hrs 5 year 0.43 cfs @ 1=7.83 hrs 1.35 cfs @ T=7.67 hrs 10 year 0.54 cfs @ 1=7.83 hrs 1.53 cfs @ 1=7.67 hrs 25 year 0.68 cfs @ T=7.83 hrs 1.75 cfs @ 1=7.67 hrs 50 year 0.77 cfs @ T=7.83 hrs 1.90 cfs @ T=7.67 hrs 100 year 0.87 cfs @ T=7.83 hrs , 2.05 cfs @ T=7.67 hrs C:\DWG\work\174701 StmReport.doc Water Quality Pond: The water quality pond is designed using 100 percent of the impervious surfaces of the proposed development during the 0.36 inch 4 hour storm event, while the excess will bypass the system. The required water quality volume is 2,112 cubic feet, or 0.15 cfs. Water quality will be treated by a mechanical means of using the Stormwater Management Stormfilter. Detention Pond: The detention facility was sized allowing the pre-developed flow rate pass thru the system, while detaining the developed flow rates. In sizing the detention facility, the 2, 10, and 25 year storm events were used. Detention Pond Summary: Total Storage Volume = 5,365 cf Storage depth = 5.0 ft dia. pipe Bottom Orifice = 2.14 inches at flowline Middle Orifice = 2.61 inches at 2.60 ft Top Orifice = 2.00 inches at 3.10 ft Buried pipe will be constructed for the detention. The bottom orifice is designed to regulate the 2 year storm event, the middle orifice regulates the 10 year storm event, and the top orifice regulates the 25 year storm event. The pond will detain a total of 5,365 cf of storm water. C:\DWG\work\174701 StmReport.doc SOIL SURVEY INFORMATION C:\DWG\work\174701 S tmReport.doc , ,;, 3�.., Wit.., .ey vI V1IGs ni. .uto� , .�ou, ,ty, "reywn �`� Scappoase om A ,' q c! . 4� ��'fi'��l i =a0. , Layers Banks 1• a ;° ,,,, e� ' ,r Visible Active Forest Grove Portland t` n,. ,,.., { et soils �v i r r.,-.-1 .Cri b x ; 1 im GastoP Tigard t _ `• �1h�50nValO 1i ,.� ^ # 3 .'S ,•^ -1, ;._ .4 wz al {r .. jl•-...- -;.....` -!- �i s re t L 1t�Y streams �$ *'_ P - gg airphoto.sid •0 C� °� � % - _ # _ r * . P ,.. topo drg.sid• o ! "�4rh - _ te r .,. -. © €g, F : ;�s.4" [ Refresh Map .• r. � ,, - s" * .?# ra` AE a 1 p:r. ''! l 7 r c S<4",.,...,..:,-S-F r � i ;'I" f 1 Pnt k. Y Y.. .S •Sf x f t f. 4-]ficSi. d�� { *, -'-7-.1re--.-,- 4N,:_ . .-....... ... .,_ ' '--- ,-----.:---., --,. ...,-4' y ' =`,:asp •� - - Q. ••r ..M�amledwi$,A-c S-Ccajigr(G)19B2?1O2 SRI Inc. Zoom In Table K1. - Water Features - Continued Washington County,Oregon Water Table Ponding Flooding Map Symbol Hydrologic Month and Soil Name Grou p Upper Lower Surface Duration Frequency Duration Frequency Limit Limit Depth Ft Ft Ft 44C: Willamette B Jan-Dec --- -- None -- None 44D: Willamette B Jan-Dec -- --- None -- None 45A: Woodburn C January 2.0-3.0 2.5-3.3 --- --- None -- None February 2.0-3.0 2.5-3.3 --- -- None --- None March 2.0-3.0 2.5-3.3 -- -- None --- None April 2.0-3.0 2.5-3.3 -- --- None --- None December 2.0-3.0 2.5-3.3 --- --- None --- None 45B: Woodburn C January 2.0-3.0 2.5-3.3 -- -- None --- None February 2.0-3.0 2.5-3.3 - -- None --- None March 2.0-3.0 2.5-3.3 - --- None --- None April 2.0-3.0 2.5-3.3 - - None --- None December 2.0-3.0 2.5-3.3 - - None -- None Woodburn C January 2.0-3.0 2.5-3.3 --- --- None --- None February 2.0-3.0 2.5-3.3 - - None --- None March 2.0-3.0 2.5-3.3 - - None -- None April 2.0-3.0 2.5-3.3 - -- None -- None December 2.0-3.0 2.5-3.3 - -- None --- None 45D: Woodburn C January 2.0-3.0 2.5-3.3 --- --- None --- None February 2.0-3.0 2.5-3.3 -- --- None --- None March 2.0-3.0 2.5-3.3 --- --- None --- None April 2.0-3.0 2.5-3.3 -- -- None --- None December 2.0-3.0 2.5-3.3 --- -- None --- None USDA Natural Resources Conservation Service Distribution Generation Date:8113102 Page 17 of 20 TIME OF CONCENTRATION C:\D W G\work\174701 StmReport.doc Sheet Flow Description wooded Manning's n 0.4000 Flow Length 300.0000 ft Two Yr, 24 hr Rainfall 2.5000 in Land Slope 0.1000 ft/ft Computed Sheet flow time > 30.7344 min Shallow Concentrated Flow Description wooded Surface Unpaved Flow Length 144.0000 ft Watercourse Slope 0.0700 ft/ft Velocity 4.2688 fps Computed Shallow flow time > 0.5622 min *************************** Total Time of Concentration > 31 .2966 min **************************** C:\D W G\work\1 74701 S tmReport.doc HYDROGRAPH CALCULATIONS C:\DWG\work\174701 StmReport.doc 2 YEAR PRE-DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 2,24,2.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.50" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 1.90,82,0,0,31 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 1.9 82.0 .0 .0 31.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .27 7.83 6852 5 YEAR PRE-DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 5,24,3.10 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 5-YEAR 24-HOUR STORM **** 3.10" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 1.90,82,0,0,31 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 1.9 82.0 .0 .0 31.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .43 7.83 9999 10 YEAR PRE-DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 10,24,3.45 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 3.45" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 1.90,82,0,0,31 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 1.9 82.0 .0 .0 31.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .54 7.83 11944 25 YEAR PRE-DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25,24,3.9 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 1.90,82,0,0,31 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 1.9 82.0 .0 .0 31.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .68 7.83 14529 50 YEAR PRE-DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 50,24,4.2 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 50-YEAR 24-HOUR STORM **** 4.20" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 1.90,82,0,0,31 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 1.9 82.0 .0 .0 31.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .77 7.83 16262 100 YEAR PRE-DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 100,24,4.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 4.50" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 1.90,82,0,0,31 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 1.9 82.0 .0 .0 31.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .87 7.83 18054 2 YEAR DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 2,24,2.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.50" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.28,74,1.62,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 .3 74.0 1.6 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1.06 7.67 13971 5 YEAR DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 5,24,3.1 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 5-YEAR 24-HOUR STORM **** 3.10" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.28,74,1.62,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 .3 74.0 1.6 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1.35 7.67 17853 10 YEAR DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DUR.ATION(HOUR), PRECIP(INCHES) 10,24,3.45 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 3.45" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.28,74,1.62,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 .3 74.0 1.6 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1.53 7.67 20141 25 YEAR DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25,24,3.9 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 25-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.28,74,1.62,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 .3 74.0 1.698.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1.75 7.67 23102 50 YEAR DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 50,24,4.2 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 50-YEAR 24-HOUR STORM **** 4.20" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.28,74,1.62,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 .3 74.0 1.6 98.0 5.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1.90 7.67 25087 100 YEAR DEVELOPED S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR),PRECIP(INCHES) 100,24,4.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 4.50" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.28,74,1.62,98,5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.9 .3 74.0 1.6 98.0 5;0' PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 2.05 7.67 27079 DETENTION CALCULATIONS c:\DWG\work\174701StmReport.doc SUMMARY OF INPUT ITEMS 1) TYPE OF FACILITY: TANK 2) TANK DIAMETER(ft), STORAGE DEPTH(ft): 4.00, 3.75 3) VERTICAL PERMEABILITY(min/in): .00 4) PRIMARY DESIGN HYDROGRAPH FILENAME: 25dev 5) PRIMARY RELEASE RATE(cfs): .68 6) NUMBER OF TEST HYDROGRAPHS: 3 TEST HYD 1 FILENAME: 2dev TARGET RELEASE(cfs): .27 TEST HYD 2 FILENAME: 10dev TARGET RELEASE(cfs): .54 TEST HYD 3 FILENAME: 25dev TARGET RELEASE(cfs): .68 7) NUMBER-OF-ORIFICES, RISER-HEAD(ft), RISER-DIAM(in): 3, 3.75, 12 INITIAL STORAGE VALUE FOR ITERATION PURPOSES: 8769 CU-FT BOTTOM ORIFICE: ENTER Q-MAX(cfs) .27 DIA.= 2.27 INCHES MIDDLE ORIFICE: ENTER Q-MAX(cfs), HEIGHT(ft) .27,2 DIA.= 2.74 INCHES TOP ORIFICE: ENTER HEIGHT(ft) 2.6 DIA.= 2.19 INCHES ITERATION COMPUTATION BEGINS... TRIAL TANK-LENGTH STOR-AVAIL STOR-USED PK-STAGE PK-OUTFLOW 1 716.5 8768 6779 2.66 .42 2 635.2 7774 6411 2.85 .48 3 579.5 7092 6131 2.99 .53 4 540.3 6612 5936 3.14 .56 5 512.6 6274 5798 3.25 .58 6 493.2 6036 5699 3.34 .60 7 479.4 5867 5628 3.43 .62 8 469.6 5748 5574 3.52 .64 9 462.5 5661 5527 3.57 .65 10 457.1 5594 5493 3.61 .65 11 452.9 5543 5468 3.65 .66 12 449.9 5505 5449 3.67 .67 13 447.6 5477 5435 3.69 .67 14 445.8 5456 5425 3.71 .67 15 444.5 5440 5417 3.72 .67 16 443.6 5429 5411 3.72 .68 17 442.8 5420 5406 3.73 .68 18 442.3 5413 5403 3.74 .68 19 441.9 5408 5400 3.74 .68 20 441.6 5404 5398 3.74 .68 21 441.3 5401 5 397 3.74 .68 PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: 1.75 .68 .68 4.74 5365 TEST HYD 1: 1.06 .27 .27 2.78 3360 TEST HYD 2: 1.53 .54 .54 3.86 4700 TEST HYD 3: 1.75 .68 .68 4.74 5360 STRUCTURE DATA: R/D TANK(FLAT GRADE) RISER-HEAD TANK-DIAM STOR-DEPTH TANK-LENGTH STORAGE-VOLUME 4.75 FT 5.00 FT 4.75 FT 278.7 FT 5365 CU-FT TRIPLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE: 2.14 .00 .270 MIDDLE ORIFICE: 2.61 2.60 .270 TOP ORIFICE: 2.00 3.10 .140 ROUTING DATA: STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) .00 .00 .0 .0 .47 .09 387.8 .0 .95 .12 907.7 .0 1.42 .15 1505.6 .0 1.90 .17 2147.9 .0 2.38 .19 2808.2 .0 2.60 .20 3120.3 .0 2.85 .30 3462.2 .0 3.10 .35 3795.5 .0 3.33 .43 4084.7 .0 3.80 .53 4646.5 .0 4.28 .61 5106.3 .0 4.75 .68 5370.5 .0 4.85 1.00 5370.5 .0 4.95 1.58 5370.5 .0 5.05 2.32 5370.5 .0 5.15 3.12 5370.5 .0 5.25 3.42 5370.5 .0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH WATER QUALITY H:ADMIN\174701.04\70th-Dartmouth\Engin\preliminary storm report\174701StmReport.doc JOB 7:), c-TWI-OL' A n-t% WESTLAKE CONSULTANTS, INC. SHEET NO, / OF / 15115 SW Sequoia Pkwy. Suite 150 CALCULATED BY ,72T- DATE 3 -`z _oq TIGARD, OREGON 97224 CHECKED BY DATE (503) 684-0652 FAX (503) 624-0157 SCALE w. -%- GZu VILA r`t C L5 - _ — 8zgs2sF ',a tto(.a 5 4 1.2,826 ` b� (' /ts�� iofJ: L/t►.DS E) ,_. , I 1 /22 /2 (4J 2-'1 1 yyoa .0-)/IrreR., 2u,Vtzit Y f'c_cx-? 43E T R `p._ "BY 5 vvvr1 c.0kt- ri v14 el N_QcSF w-r.-. ._5 r Mr«ri-y _ r i I : i i I 1 i Exhibit H Subdivision Plat Naming (Reservation) FROM :WASHINGTON_COUNTY SURVEY FAX NO. :5038462909 Sep. 29 2004 09:40AM P1 WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE I request that t:he Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF ✓ ' —")ra.r'�M t)t-0)--� ,Ci u.n pQ.c.- SUBDIVISION: Dartmoutt Sane jittimikim ni MAP AND TAX L.c'r NUMBER: u.. c :1r . ... , 4 b• CITY JURISDICTION (Which City?) OR COUNTY .JURISDICTION: City o£ TIggrd SURVEYOR'S NAME: Weetlske Consultants, Inc 15115 SW Sequoia Pkwy, Ste 150 OWNER'S NAME Donald E. Pollock 1834 SW Seth, Ste 202 �..-I Portland, OR 97221 I understana thaw if the name is not used within five years, it will be automatically canceled, 4w15.cam: Kure. 'albey,, Managing ng Member 3pect:1:urt Development, I,LO Name at person reserving name: Stephen MatthewaLAIGPJ 1'ie tla]ce apnaultante, Inc, Address; _„__I"115 Sw Se Qia SCI , Ste 13Q` aard,, ?g 24_ Ieiephone number (503) L$4--4652 Fax number: ( ) 524-0157 Signature: -• "'` Date: t:re- C - _,.„,_.c.,-t-_-, 9 - 2...9 - D y Name aporovec 'eVEishingrnn ("oanty Surveyor's Office 155 North f=irst Avenue, Suite 350.15 Hillsboro, OR 97123 Fax' (503}846.2949 / SHAT..,,• .3'• ;''I■A I'M:IR\WEBY AGE\SUBNAME.DOC'1G4/26!4111kr V �•0/u0 lit, 7.l li 6t nJCi 3>idl1S9M LS'C0-PZ9-E0S 6Z:9L 1700L/9Z/60 Exhibit I Pre-Application Conference Notes s iy:t`` ftxk Q'..C,i' i r.. t ..;i'+ 'F i 46'i' dx,F:.pnlibkS'• Et�,y"ro.'E'}',', mf .�,4t 'T.'.M i!vF�F 3it;��:d$ht 'w.' tlx' ?5' i°y .' `i. `Ai �b'�. � 3x"�.Y +a+ Igf v A t. f47 3` y b�'�„,.•"':14 �4 f 4 4 a y .w,e . d*. ty rd's ,{ xa iy,, ^rd r-2 iX:,t M 7,, rp� r.11� f•: ® re +u dkja ;. a, c rv1040 t x, Z, 4,A k°1r*'1 q i� ,tT++ '4. - t +,,%. i �,3,,, } , t ri xtt, 6 �ligi+ ! ,; �4 ik sx ka Sad % 1! fi '� e't p .E6 s 4)c- u.: k t 1 e ''fE` m t x V x+ 1 e ki ,,u . n .4 � t, s r jr 'k5"C;{ �` rpg,�,""�•f �F.k�'. d� .� s�szt � },} a 'i,��9r° . �ry•� �'M��I"x�`,�, ra' F"i3'� .�'' "�'lJn.`9 41"10; T k, � 42f1-;-:' 3< . +w''�1 y,.,_ 1 y r R�" 6^tyPi`X ''.,1,7A- !*;;M . :fit i'i"1 ,a ., F4 �.k t"' •a.ew ,� c b, 5 it't 1 I ti v i H �{�� r r , �t s'i� a sk� :a y. �tTl rr + :r S� �,. 4 � 5 u`' 1( },a ?a k�r f, ;s( i �ti S , :I i 1: , r1,- f F.. " �d 6 I,0 ;�', t +t'� 4.:.- 7454 ,•M 44:140;1,,3 rT F r� >rzt-' �fi �� ��` .+ fi� lt t+F t� E�� - �v 4'`�`' �ctd' tr 4 Sm � ,0414,',�,[d` 'r"mi k,t + '..v= � �.3 tr,���s 5i� �. - .0 .t Mf s "Y ' b g' ?rg t°{ S .� � � �]'i ,�xrrQ�_,�,{'E��+ t n- r� 2�4sy 1I'L1.' v:i t+"i>.`p:V' %-� �' N 3 a �7R*`4- tt ,g r 1 hp",tt 'i7'r * F•Y' fr:. i4 a° mt,411,}+''"+l g it . �t �3' .''� r110 Mm . . t.zX a tt v 't .?: `,6k4'..'test "S, T>;.: +d .c,• �yF`t 'k�.,f.. t v 7 r tt,t �# a t= p }�t0 { P p p a�;U AIWA* F ;`1 010-',. �;,;r;,•, c 1p'6tr;+��rtr P ti:'.-`l +:.sT bxy�4 ct -> �'s( d r .. 1� ..e G -A tli ,&et10 k... '�s .; .a l+e�t> ^�;._u._.e .v,.,,tks3Sl..��r,za^,. d. .rem_ 5C!LrTe:,3,� 7P.a�.,k, � "." ....,a a a�i i�'�J +�._ uw p � . :�^_,xm,3 .: NON—RESIDENTIAL 97fFg r APPLICANT: '/1 r31 ..t./e.(cpria✓t1/'" LLL AGENT: Kt/r' D., 1 Phone: ('3)ci.!, gag Phone: ( 1 PROPERTY LOCATION: ! i 1I-15 ADDRESS/GENERAL LOCATION: dial 5u) 70 TAX MAP(S)/LOT #(S): J S/36 Pc -Pi- 9 O° NECESSARY APPLICATIONS: S Sub td f cvl 1 c PROPOSAL DESCRIPTION: L 1O� $.4.c �,,st.„, or i. -/I ,,c 4 COMPREHENSIVE PLAN MAP DESIGNATION: 6t�'.,4,....r+t+I 60 01 –ruti4 ZONING MAP DESIGNATION: C– 6 CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Eck. ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. l MINIMUM LOT SIZE: sq. ft. Average Min. lot width: 50 ft. Max. building height: u,5 ft. Setbacks: Front '>Q ft. Side )9 ft. Rear k ft. Corner — ft. from street. MAXIMUM SITE COVERAGE: OS % Minimum landscaped or natural vegetation area: IS %. El NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be rr r accepted. e- GIre-c t– 1A.0-5 c .it,i o #114,1--a_ i t0 to . rt t5 f o+— irtutirvit * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior r to submittal of of a land use application. j ! C9�� C)4"(_. v, -' ,Ceo nG�W:4- t� (-o !!I te., 5 / ,t[".l..rz.tll cRD p61,;�41cia.1 U�w;�n.5,t ■.s�C1 I re-c,' /f1' "?o 6S+t. 114 t. �✓�n(4,;., :•,01, r-uee J- CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section [NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. i( S -w ►4-S c-A--ce 't ,4- a cck spec iP1L f% cwt52.4 [( IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 u"`'`��cT°'"' "� r` av' , As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. L L t ?Pop ac�S 4z �✓I ACCESS (Refer to Chapters 18.705 and 18.7651 Inc, � ����� � 5�l�wt�� Minimum number of accesses: Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: WALKWAY REQUIREMENTS (Refer to Code Section 18.705.0301 — d.4 zI t C'77. WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. I SPECIAL SETBACKS (Refer to Code Chapter 18.730) > STREETS: feet from the centerline of > LOWER INTENSITY ZONES: feet, along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. 1 1 SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.730.010.RJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: > A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; • All actual building setbacks will be at least half(1/2) of the building's height; and • The structure will not abut a residential zoned district. RI I I BUFFERING AND SCREENING [Refer to Code 18.7451 THER REDUCE OR ELIMINATE ADVERSE NOISE In order TO INCREASE PRIVACY A ND TO 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 and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: • LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) - -IA/-4 7 1 ► . STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. I RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. ("PARKING (Refer to Code Section 18.765.040) 10 .,Ldc, ‘,_>t. 63cii c;,/- ?-cork n� e y�-f,► REQUIRED parking for this type of use: 1 Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. • Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: • All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I LOADING AREA REQUIREMENTS (Refer to Code Section 18.165.080) -e.4.11rl'ly f ^ , Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 N(1N_Rocirionfial AnnlratinniPlanninn Division Section VBICYCLE RACKS [Refer to Code Section 183651 —(4411-tri ttp f el 51-7 .. j 60 -11.0'■ pbtnc t 19 tex,pov =t k BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. r-''t L. buYc,(t, nt-of c 1 ✓ k Li lo-;•nt t.i, 1 I SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on _plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. 1 STEEP SLOPES (Refer to Code Section 18.T15.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. V CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: C_WS DESIGN AND CONSTRUCTION STANDARDS �M�ANUAL/RESOLUTION & ORDER 96-44 O .7:x r 7e11" .470- •jam' .S aRir4 '^�y ' i.., '.- '" ' r x0 BJ G1, +rjIlia ''r e v ''Tri D S-fk I.i} 't 1rt; 1 AR ADE 1 T 0 T."�S. IT'lY-Ay •. 4 '"�®RR D©,`1 '' 1,B-E . ' `" <'„ 'a'a.'`:,,z2.„3,.:.,. .. _s _F -a_-,,, ,,L- ..!tr r : • Streams with intermittent flow draining: <25% 15 feet 0 10 to <50 acres 25 feet 1 >50 to <100 acres • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres . Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet 0 10 to <50 acres 50 feet 0 >50 to <100 acres . Existing or created wetlands >25% Variable from 50-200 feet. Measure . Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in . Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. - 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: -In Oa/IL i r,,✓r,v&J9 rL&Aiy t.e #t.( PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. &SIGNS (Refer to Code Chapter 18.7801 '-f -+ e, p-ruT) 1, SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. `TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.C.) ��-OUtA° 71,r4Af ?'(M1 \ L.1 +- k,;t,k,f rt. A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: > Identification of the location, size and species of all existing trees including trees designated as significant by the City; > Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.0 according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: I Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; I Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; I Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 0 Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and > A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.790.060.E.1 -(g (A,,11 VAL he +7Viy L% k 0 -,!C , ,,,,,,h J. REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 kinni CeAdnnlfvl Annliralinn/Plannlnn flivicinn SR-Inn ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: + The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 18.7951 - a tit %i7R The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%times the minimum lot size of the applicable zoning district. CODE CHAPTERS fwrt/eas�„u.t,�'s i pW..��..y cult - 18.330(Conditional Use) ' 18,62O(Tani Triangle P)egiy Sl ndards) Z 18.765(off-Street PancinglLoading Requirements) - 18.340(Directors Interpretation) G1A:111 '' ...r :• ._•: - •-•• . er) f____ 18.775(Sensitive Lands Review) _ 18.350(Planned Development) t 18.705(Ar s�g 6o ) 18.780(signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) _ 18.370(Variances/Adjustments) 18.715(Density Computations) ?- 18.790(Tree Removal) _ 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) p/.64 _/ 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) - 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 1L . '18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic overlay) 5 k& ex.'`,v4 r - 18.420(Land Partitions) \ 18.742(Home Occupation Permits) 18.430(Subdivisions) P� 18.745(Landscaping&Screening Standards) j 8.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 8.520(Commercial Zoning Districts) PIA '/ 18.755(Mixed Solid Waste/Recycling Storage) _ 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) i I /a pr-i't0uy� a�(�f cy�ctl in �il� . 7- Gar tfic a�)_s��tlt 1�)cJ41,�.(�C�ttf d1'f ii I. yoj ;' t&/ r,'D�11cGU', f^ Y(wr ino..r1 w�✓L 441.4,4- v>UV iTLWefc/f()�]�M4 P.,,,I,41j .i*vi LOn�t_1-10ihS c� 5�1L • Pet k IWu, l k-d-s t, 95.0 /"J C1 p/UU,/it l L� UJ,Li,aR. 7 rT`iL i't 4,,, (t f;_ F2 r`�5U,lA 0 l.t., �( rum), 1 v ou_or F erk i. r`n,w( P Li-d-Pf'''''x • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Rnciriantial Annrratinnnanninn rl,n,sinn Sxtion ADDITIONAL CONCERNS OR COMMENTS: PROCEDURE c/ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8% x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Np, tviye, c 1 . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE - DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). • • : 9e con erence an• notes cannot cover a o•e requirements an• aspects rea e• to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a Ptapelitpdteturmnis prr tsCommunity D v Development Code or ask any questions of City ffatve oCoerq eet prior the AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Try CITY OF TIGARD PLANNING IVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us "1L. ate./ 0464 It letit4f 4 b2, cc,s5c ettSn- w1a PIA,ft 5cAm.449i-c- H:\patty\masters\Pre-App Notes Commercial.doc Updated: 3-Oct-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 �'RP it '.ii5- r `^�.,�y� ,.y�.� ..ttiw� ;d S w— g., .:,�i v., �?u= /itC 4=0,a k� .. ,�z ,;, , Y, 4�t-iC S'u.: „M i4.�±•. r Y.-lc, , ' ' ^` Ek ti. .,, t: Sc ?i�,-, a.,,z. i"''. ,. 4 r;•Y r +*9.",.,�" a s s , y ,7 i t Y . � . ti°°f y �k'tA'+t :W y T e j� �0 t�f 9 >>ry 4 tPRE-APPLICATION CONFERENCE NOTES N i ;14.. 1;.1.1 ''',0= •3 k x�L'S t r i t L^1 �a a r,•�v�-t.7r ,.+ - � 4' i rc. !y .�tp r l yr�,4f txf� w i t- r r 3 'J 14.:f-A;),.,[`• i 3 r;: ,• , e', -111 d+ t i r ,.,y. tYJ, _ u M t ! �,yy 4�!{ .�} >(y)% .- ,lye •- t3' �• y i s,`, �•,.� y�. 1 RV' '�'�!.^hG taf N4-":lY IFM4 �1 M1 �,,, 2yt VV ,�•� J� 'r'Yl �'y t -t+� � r vt,,{f�t t M1��'°3Y 41*,t�� rj��t,<�1 'i '-' :hUgr®` .Ej�' NGINEERING SECTIONk�� �(-;`� ��►a;;O o epr saNr,,}G '�,',�'� ,fig a v J",,, ,,:='�` 1 '{` R4t a+iticiZ y- -,i ;:: : ;• fitli• (FnS E r4 ...-a rLQ y Jtw}8`. :S w: •4-i .r.,"�Y"�.i.wCRi.i .•.dit;: Rrt78 73 1,�'7��sa�i�1 iMr.: i .4 f ; r:: ;.; `l' :y,,._-`4.1,s- '-} 0a.p�I /y�!•�• . _.. r �.4`p�.�`1M3'.�i}R1Ifk�WN1i."liNui55,i PUBLIC FACILITIES Tax Map[sl: 1S136DC FILE Tax Latish 04400 Use Type: Commercial 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 dedication for: ® SW Dartmouth Street to 36 feet from centerline with an additional 11 feet preserved for future ROW. No structures may be built within this future ROW area. � „is) 5,"/,(5,y.ko 41, ® SW 70th Avenue to 30 feet from centerline. -}, �""`edr ��,4.1„E� h l ❑ SW to feet ' .k. 1 'e4 1 7 s In 4y_ ❑ SW to feet Street improvements: ® Partial street improvements will be necessary along SW Dartmouth Street, to include: ❑ feet of pavement ❑ concrete curb , ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY Of T1CARD Pre Application Conference Notes Pagel of 6 -'nglnegrin Cepartmenl$,ctln - , .YY rrn' iicavG W ,,,CCU U►e 5pacinq standard, IMC18.705.p30.H. X Half street improvements will be necessary along SW 70th Avenue, to include: Fi 18 feet of pavement from centerline plus an additional 6 feet for a minimum paved width 01 24 feet. F) concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip. Z street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: [ I street improvements will be necessary along SW , to include: [� feet-of-pavement 7 concrete curb storm sewers and other underground utilities ❑ -foot concrete sidewalk [l street trees U street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: n street improvements will be necessary along SW , to include: ❑ feet of pavement n concrete curb [1 storm sewers and other underground utilities ❑ -foot concrete sidewalk [� street trees [7 street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: ❑ feet of pavement (1 concrete curb (1 storm sewers and other underground utilities ,FTY OF T16ARD Pre-Application Conference Notes Page 2 of 6 egI eerionDepartmentSettloe ( J street trees U street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Over --. . . . . - �� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located Dartmouth Road. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the building sewer to the public main. E M q ST (.t f3(-1C. MAIM . Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Coa r cr TV'VD F,Z me-re Mu c,-t- PC_A-CeiGf CATT Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 '-lineerta9 pepttment Section llle lleea Tor Tire nycrants, or other • questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyeu to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Detention is required if the new impervious surface area is 5000 square feet or greater. Pi &ioe �Asc 1O s /57 Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision t s ;. , - = _ _-an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. I Payment of the fee in-lieu. Water quality treatment is required if the new impervious area is 1000 square feet or greater. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact'Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee ,3ITY OF T16ARD Pre-Application Conference Notes Page 4 Of 6 flgIneering boost/meet Sectloo LIuuun iy pel I nn 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. Pay the TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PH Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases-where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. uiTY OF TIGARD Pre-Application Conference Notes Page 5 of 6 England',iepttmntSectin • Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers work necessary for building construction, including sub-trades (excludes grading, etc.). Th _ permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City For a land partition, the applicant must obtain an Engineering Permit, if required, and return mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will he necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. 0 Gl . 3o • 0 PREPARED BY: vnC Y) 12-.23 .03 ENGINE 'IN 1 DEPARTMENT STAFF DATE Phone: [5031639-4171 Fax: f5031624-0752 doaxnen Revised: September 2,2003 CITY OF nano Pre-Application Conference Notes Page 6 of 6 ?ngloeerteg Department Section Exhibit J Site Development Review Decision & Conditions, SDR2004-00002 NOTICE QF TYPE, IU DECISION SITE DEVELOPMENT REVIEW (SDR) 2004 00002 i'I g±`r , .,.4f ��t„ �"� t a . 14 t ,,. : CITY OF TIGARD DARTMOUTH. SQUARE µ, _ nt m Communit�e�DeveCopm °` ShapiiiMBetterCommunity 120 DAYS = 11/5/2004 (Includes a 30-day Extension) SECTION I. APPLICATION SUMMARY FILE NAME: DARTMOUTH SQUARE CASE NO.: Site Development Review (SDR) SDR2004-00002 PROPOSAL: The applicant is requesting Site Development Review approval to construct four (4) single-story commercial buildings totaling 23,000 square feet on a 1.91 acre site within the Tigard Triangle. The existing single-family house and garage will be demolished. APPLICANT: Equity Group Fund 1, LLC OWNER: Donald E. Pollock Attn: Kurt Dalbey 1834 SW 58th, Suite 202 25115 SW Parkway Ave., Suite C Portland, OR 97221 Wilsonville, OR 97070 APPLICANT'S David Bissett & Associates REP.: Attn: David Bissett 322 NW 5th Avenue Portland, OR 97209 LOCATION: 11945 SW 70th Avenue; WCTM 1S136DC, Tax Lot 4400. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 11-87528, 16.€24, 10.703, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 1 OF 32 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger at 503-639-4171, ext. 2437. 1. Provide a plan showing all buildings to be within 10 feet from the front (Dartmouth) property line. 2. Submit a plan showing a six-foot pedestrian connection from SW 701h to the entrances of the proposed buildings. 3. Provide a plan that shows the east elevation of proposed building #1 to have a minimum of 50 percent of its wall area between three and nine feet as windows. 4. A separate sign permit will be required for all tenant signage prior to installation. 5. Provide documentation indicating the type and species of street trees that are to be used. 6. Provide a revised plan showing parking lot trees to be planted in landscaped islands at intervals of one for every seven parking spaces. 7. Provide a plan that shows wheel stops in accordance to 18.765.040.J "Wheel Stops". 8. Show two bicycle parking stalls per building within 50 feet of the primary entrance of each building. 9. Provide a detail of the bike racks to be used. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 10. Prior to issuance of a site permit, A Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right- of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.cl.tioard.or.us). 11. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 12. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 13. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 2 OF 32 14. Additional right-of-way shall be dedicated to the Public along the frontage of Dartmouth Street to increase the right-of-way to 36 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. Additional right-of-way shall be dedicated to the Public along the frontage of 70th Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 16. Additional right-of-way shall be dedicated at the intersection of Dartmouth Street and 70t Avenue to provide a minimum 35 foot radius. 17. An 11 foot Preserve strip along the Dartmouth Street frontage shall be required for future street improvements and development shall be setback from this Preserve strip according to the Triangle standards. 18. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Dartmouth as a part of this project: A. 6-foot concrete sidewalk with planter strip; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron (if applicable). 19. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half- street improvement along the frontage of 70` Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet, plus an additional 6 feet to provide a minimum 24 foot paved section; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 8-foot concrete sidewalk with a 4 foot planter strip. or a 12-foot sidewalk with street tree grates. F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 70th Avenue in a safe manner, as approved by the Engineering Department. 20. A profile of 70th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 21. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 22. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 3 OF 32 23. The applicant shad provide water quality treatment for the runoff created from the construction of 70` Avenue. Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 24. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 25. The applicant shall submit preliminary sight distance certification for all driveways and intersections related to this development. Included with the preliminary certification shall be a detailed list of improvements required to produce adequate sight distance. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Planning Department ' at ew c eII•egger, • •-• , ext. • or review and approval: 26. Obstructions that may be located in the visual clearance triangle shall be visually clear between three (3) and eight (8) feet in height. 27. Provide a tree mitigation plan for 860-inches. 28. Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 29. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 30. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as- built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development. and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 31. Prior to final building inspection, the applicant shall pay $1,424.50 to the City for the striping of the bike lane along the frontage of Dartmouth Street. 32. Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 72' Avenue/Dartmouth Street in the amount of$11,386.00. 33. Prior to final building inspection, the applicant shall pay funds to the City for the future signalization of 68 Avenue/Dartmouth Street in the amount of $9,524.00. 34. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 35. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 4 OF 32 36. Final sight distance certification for all intersections and driveways assocsated with this development shall be provided by the applicant's engineer. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE:EFFECTIVE DATE OF THIS-DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the Tax Map 1S136DC, Tax Lot 4400. The property has been occupied with a single-family home. Vicinity Information: The subject site is located on the north side of SW Dartmouth Street and east of SW 72"d Avenue. The site is bordered on the north and west by single-family residential uses. Site Information and Proposal Description: The applicant is requesting Site Development Review approval to construct four (4) single- story commercial buildings totaling 23,000 square feet on a 1.91 acre site within the Tigard Triangle. The existing single-family house and garage will be demolished. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Two letters from neighbors were submitted which address the following concerns: The maps show SW 70th Street extending all the way thru to Atlanta Street, and SW Clinton Street extending thru to 69 Avenue. Neither street exists. Clinton Street is currently a dead end with no access from SW 70` Avenue. Opening these tyvo streets will increase traffic tremendously. Clinton Street was not cut thru to 69 because from 72nd Ave. to SW 70t is residential and most all families had small children, so the thru traffic was not desired. We still have families with small children living there. Staff Response: Staff conducted a search of old zpning maps qnd found SW Clinton Street to extend through to SW 69t and SW 70''' to extend all the way to SW Atlanta street since 1981. The improvements of Southwest 70 Avenue will add additional traffic to SW Clinton Street, however, as already mentioned, the extensions of these streets have been planned for at least 23 years. It's assumed that with the advent of the proposed buildings, there will be sewer Tine§ installed. We are concerned that this will result in the whole area down to SW 72" being forced to hook up to sewer lines. Staff Response: The applicant will be gaining sewer access from SW Dartmouth Street. Therefore, neighboring properties will not be required to hook up to sewer. Would like to see a traffic barrier put up on SW 70th Avenue, placed between the driveway of the development and our driveway on the east side of SW 70` Avenue. The requested barrier would not impede traffic into or out of this development, or interfere with it in any way. Clear access to both driveways leading into and out of the development would remain. It also would not interfere with the use of our driveway. The requested barrier would prevent traffic from going all the way around the block (to Clinton St.) —traffic that has nothing to do with the neighborhood; traffic that would cause problems. There are small children and pets living in the neighborhood. NOTICE OF TYPE 11 DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 5 OF 32 Staff Response: SW 70th Avenue is a public street that has been proposed to eventually connect with SW Atlanta Street. The entire area is zoned commercial with existing residential uses. Future development within the Clinton Street area will either be commercial or a higher residential density. Therefore, by allowing SW 70th Avenue to connect to SW Clinton Street, the development potential of the area is increased. not to mention easier access to SW Dartmouth for the existing residents. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G zoning district: General Commercial. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: (See the Table on the following page) NOTICE CF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 6 OF 32 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD • C-G Proposed Minimum Lot Size None 82,832 sq.ft. Minimum Lot Width 50 ft. 215.75 ft. Minimum Setbacks -Front yard 0 ft[11] 0-13 ft. -Side facing street on corner&through lots [1] - 0 ft. -Side yard 0120 ft[8] 10 ft. —Rear yard 0/20 ft[8] 100 ft. -Distance between front of garage&property line abutting a public or private street. - - Minimum Building Height N/A N/A Maximum Height 45 ft 32 ft. Maximum Site Coverage[2] 85% 68% Minimum Landscape Requirement 15% 23% Minimum FAR N/A N/A Minimum Residential Density [4][5][6] N/A N/A Maximum Residential Density N/A N/A 1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18.715.030.B apply, using the minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [11]There shall be no minimum front yard setback requirement; however,conditions in Chapters 18.745 and 18.795 must be met. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-G zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. A. TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 7 OF 32 adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the roposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The applicant has proposed half street improvements to SW 70th Avenue. Southwest 70th Avenue is approximately 600 feet from SW 72' Avenue and 260 feet from SW 69t Avenue. Bicycle and pedestrian access is provided via SW Dartmouth Street and SW 70th Avenue. Therefore, this standard has been satisfied. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The applicant has not proposed a phased development. Therefore, this standard does not apply. Building Placement on Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. SW Dartmouth Street is considered an Arterial, requiring the proposed buildings to occupy a minimum of 50 percent of the frontage. According to the applicant's plans, the subject site has approximately 388 feet of frontage along SW Dartmouth Street. Therefore, the proposed buildings must occupy 194 feet of the frontage. The applicant has shown the proposed buildings to occupy approximately 300 feet of the Dartmouth frontage. This standard has been satisfied. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum biilding setback shall be 10 feet. Proposed buildings #1-3 have a front yard setback along SW Dartmouth Street of approximately four feet. Building #4 is shown to be 12 feet from the property line. According to this standard, buildings will be no greater than 10 feet from the property line. Therefore, the applicant is required to provide a plan showing all buildings to be within 10 feet from the front (Dartmouth) property line. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 8 OF 32 Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The front yard of the proposed buildings is considered to be the south side of the property, which faces SW Dartmouth Street. The applicant has proposed to plant a low lying ground cover and provide pedestrian access in two locations, building #1 and building #2. The project also abuts SW 70 Avenue, which the applicant bas again proposed to landscape the areas between the proposed building #1 and SW 70i with ground cover, which meets the L-1 landscaping standard. This standard has been satisfied. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant has shown two pedestrian walkways from SW Dartmouth Street which opens into a common area that provides access between buildings #1 and #2 and between building #3 and #4. According to the standard, a pedestrian connection is required between a building's entrance and the public street providing access to the property. The subject site tales access from SW 70 Avenue. The applicant has shown a wakway extending to SW 70 h, however. the applicant has shown a bicycle parking area blocking the walkway. Therefore, the applicant is requ red to submit a plan showing a six-foot pedestrian connection from SW 70 to the entrances of the proposed buildings. Parking Location and Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. The proposed parcel abuts SW Dartmouth Street and SW 70th Avenue. The applicant has shown the associated parking to be located to the rear of the site, behind the proposed buildings. However, the subject parcel is a corner lot. Therefore, this standard also applies to SW 70th Ave. The applicant has shown the proposed parking and access to occupy 47 percent of the frontage along SW 70 which is less than the maximum allowed. This criterion has been satisfied. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 9 OF 32 According to the plans submitted, buildings #1 through #3 facing SW Dartmouth Street have a ground floor window percentage of 63 percent between three and nine feet above grade. Proposed building #4 has 52 percent of its street-facing elevation between three and nine feet as windows. Proposed building #1 faces SW 70th Avenue and has a ground floor window percentage of 44 percent. Therefore, the applicant is required to provide a plan that shows the east elevation of proposed building #1 to have a minimum of 50 percent of its wall area between three and nine feet as windows. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a rojection, such as an arcade; or (d) by another design features that reflect the building 's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Proposed buildings #1-4 face SW Dartmouth Street. According to the site plan, the buildings provide a one foot offset at intervals of 25 feet (frontage of each building is approximately 75 feet). This criterion has been satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be backlit. Weather protection is provided at building entrances and along the frontages abutting pedestrian walkways with canopies and covered entries. This standard has been satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. Building materials on the exterior include split face CMU, cultured stone veneer, brick, shingle siding, stone veneer, steel canopies and storefront window and door systems. This criterion has been satisfied. Roofs And Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed buildings do not have false fronts or false roofs, the applicant is proposing a built-up roof with parapets with brick and siding extending up the exterior side of parapet walls to the metal cornice/cap flashing as an expression of the proposed architectural style. Therefore, this standard has been satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. , All roof mounted equipment has been proposed to be screened from the adjacent street views by the parapet walls. Therefore, this standard has been satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 10 OF 32 Zoning District Regulations: Non-residential development within the C-G zone shall meet the sign requirements for the commercial zones, (18.780.130.C). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has indicated that wall signage is proposed for this project. The signage will not exceed 15% gross of the wall it is mounted on. No specific sign has been proposed at this time. A separate sign permit will be required for all tenant signage prior to installation. Signs are addressed later in this decision. This standard has been satisfied. Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/z inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Parking lot landscaping is addressed later in this decision (Chapter 18.745, Landscaping and Screening). L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Parking lot landscaping is addressed later in this decision (Chapter 18.745, Landscaping and Screening). FINDING: Based on the analysis above. the Tigard Triangle Design standards have not been met. However, if the applicant complies with the conditions below, the standards will be met. CONDITIONS: • Provide a plan showing all buildings to be within 10 feet from the front (Dartmouth) property line. • Submit a plan showing a six-foot pedestrian connection from SW 70th to the entrances of the proposed buildings. NOTICE OF TYPE II DECISION SDR2004-00002IDARTMOUTH SQUARE PAGE 11 OF 32 • Provide a plan that shows the east elevation of proposed building #1 to have a minimum of 50 percent of its wall area between three and nine feet as windows. • A separate sign permit will be required for all tenant signage prior to installation. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require 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 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access from SW 70th Avenue. Therefore, this standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The proposed buildings are located on the same tax lot. Therefore, Joint access agreements are not necessary. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building will be accessible from SW 70'h Avenue, which will be maintained as a public street. Therefore, this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 12 OF 32 According to the standard above, concrete curbs and driveway approaches are required; except where no sidewalk is planned, approaches may be built at the property line. The subject site is Accessed by SW 70` Avenue, which will be built with a sidewalk on the west side of SW 70` abutting the subject site. This standard has been satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant has shown two pedestrian walkways from SW Dartmouth Street which opens into a common area that provides access beEtween buildings. A pedestrian walkway has been conditioned to be provided off of SW 70`h Avenue. Therefore, this standard has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The applicant has been conditioned earlier in this decision under Chapter 18.620 (Tigard Triangle Design Standards) to provide a walkway that extends to SW 70` Avenue. Therefore, if the walkway to SW 70`h crosses the proposed parking area, it will have to show appropriate markings. contrasting pavement materials or a vertical separation where walkways cross parking areas. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has indicated that proposed walkways will be constructed of scored concrete. Therefore, this standard has been met. Access Manaccj�ement (Section 18.705.030.H) Section 18.705.(130.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Impact Study was prepared for this project by Lancaster Engineering, dated March 2004. The report did not include any discussion of the required sight distance. The applicant's engineer shall provide preiirninary and final sight distance certification for both driveways and the intersection of 70 Avenue and Dartmouth Street. The preliminary certification shall include a list of improvements required to meet the sight distance standards. This information shall be a part of the applicant's PH permit submittal. Final sight distance certification must be providd prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 13 OF 32 upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is located 150 feet from the intersection of 70th Avenue and Dartmouth Street. thereby meeting the criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. There are no proposed driveways along the Dartmouth frontage. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 rovides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has one point of access into the parking lot that provides a 30-foot access with 24 feet of pavement. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met. ENVIRONMENTAL PERFORMANCE STANDARDS (18.725): Noise: For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible emissions: Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack of other point- source emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration: No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors: The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat: No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents: All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 14 OF 32 The proposed use is office, which is an outright permitted use within the C-G zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the above. there is no evidence the Environmental Performance Standards will not be met. LANDSCAPING AND SCREENING (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The subject site has frontage on SW Dartmouth Street and SW 70th Avenue in excess of 100 feet. The applicant has indicated in the narrative that street trees will be planted along both frontages. However, species and spacing of the proposed street trees has not been indicated. Therefore, the applicant is required to provide documentation indicating the type and species of street trees that are to be used. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The proposed use (Commercial Office) abuts single-family homes with a MUE zoning designation on the north and west side of the site. thus requiring a minimum of ten feet of buffering. The applicant has proposed a 10-foot buffer with trees, shrubs, anc� a six-foot-high wall. The property to the east is separated from the subject site by SW 70 h Avenue. No buffering is required. This standard has been satisfied. Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant has not shown the parking area to be constructed with parking lot trees planted at intervals of one tree for every seven spaces. Therefore, the applicant is required to provide a revised plan showing parking lot trees to be planted in landscaped islands at intervals of one for every seven parking spaces. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained witjin the screened area; The applicant has shown the proposed trash enclosure to be screened with a six-foot chain link fence with metal slats. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the landscaping and screening standards have not been met. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 15 OF 32 CONDITIONS: • Provide documentation indicating the type and species of street trees that are to be used. • Provide a revised plan showing parking lot trees to be planted in landscaped islands at intervals of one for every seven parking spaces. MIXED SOLID WASTE AND RECYCLABLES STORAGE (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen to use the Franchised Hauler Review and Sign-off. A copy of the sign-off letter is located within the land-use file. Therefore, this standard has been met. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed exterior refuse storage areas are located within the rear parking area. The refuse containers will not hinder the applicant from meeting the minimum parking standards. Therefore, this standard has been satisfied. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The plans indicate that the storage areas will have a 20-foot-wide gate opening. The ° storage facilities will be enclosed with a six-foot chain link fence with vinyl slats for screening purposes. This standard has been satisfied. FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage standards have been fully met. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 16 OF 32 OFF-STREET PARKING AND LOADING (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lot associated with this project, at the furthest point away from the proposed buildings is 90 feet. All parking has been proposed to be located on-site. Therefore, this standard has been satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. All four proposed buildings are located on the same parcel. Therefore, no joint parking agreements are needed. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking re. uired for that use in Section : • 160. 2 Secondary use, i.e., that with the second larges percen age o total floor area within the develo ment, at 90% of the vehicle parking required for that use in Section 18.765.060; 3 Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in ection 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The applicant has indicated on the site plan that this will be a mixed use project (i.e. Medical Office, Retail and Office). Out of the uses proposed, Medical Office has the largest minimum parking ratio of 3.9 stalls per 1,000 square feet. The applicant has not indicated which use will occupy which building. Therefore, Staff used the most intense use (Medical Office) and the largest building in calculating the required parking for the project. 100% minimum vehicle arking: Building #4 Medical--Q ice) = 20 Stalls Building #3 Retall/Salesf = 19 Stalls Building #2 Office --- = a s Building #1 Office) = 14 Stalls Total — = 67 Stalls Based on the standards above, 100 percent of the minimum parking ratio for medical office Primary Use) is 20 stalls. Ninety percent of the minimum parking for retail/sales Seconcrar User- is"-17"stalls. Eighty percent of the minimum parking ratio for office u sequent- Use) is-11_Stra1ls. Therefore, the project is required to have a minimum of 59 pa -stalls---According to this standard, the maximum allowable parking shall be 150% of the total minimum parking. Therefore, the maximum parking for this site is 88 stalls. The applicant is providing a total of 86 parking stalls. However, section 18.765.070.E "Exceptions to maximum parking standards" states that the following types of parking shall not be included: c. designated carpool/vanpool spaces. d. Designated disabled-accessible NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 17 OF 32 parking spaces. The applicant is proposing 86 parking stalls, which requires four carpool/vanpool stalls. The applicant is providing a total of eight ADA parking stalls. Therefore, the applicant is providing a total of 78 parking stalls that are counted toward the maximum parking criteria. This standard has been satisfied. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The standard above requires the subject site to provide four carpool/vanpool parking stalls. The applicant is providing a total of 86 parking stalls, four of which are carpool/vanpool parking stalls. Therefore. this standard has been satisfied. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is required to provide a minimum of four ADA parking spaces. The applicant's plans show eight ADA spaces that will be nine feet wide with an eight foot aisle. Therefore, this standard has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 18 OF 32 Pedestrian access has been discussed previously in this decision under Chapter 18.620 (Tigard Triangle Design Standards). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant states in the narrative that wheel stops will be provided. However, the plans do not show wheel stops. Therefore, the applicant is required to provide a plan that shows wheel stops in accordance to 18.765.040.J Wheel Stops". Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate that of the 86 parking stalls. 29 stalls are compact stalls (71/2 by 16/2), which is less than fifty percent of the total. Standard stalls are shown to be 81 by 18.5). Therefore, this standard has been satisfied. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Section 18.755.050.E Minimum bicycle parking requirements: "In no case shall there be less than two bicycle parking spaces." The largest of the four buildings is approximately 5,185 square feet, which only requires two stalls. Therefore, the applicant must show two bicycle parking stalls per building within 50 feet of the primary entrance of each building. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for NOTICE OF TYPE II DECISION SOR2004-00002/DARTMOUTH SQUARE PAGE 19 OF 32 bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used; therefore, Staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Two bicycle stalls have been conditioned for each building. Therefore, this standard has been satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Minimum and maximum parking has been addressed above under "Parking in Mixed-Use Projects" Therefore, this standard has been satisfied. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings are less than 10,000 square feet; therefore, the applicant is not required to provide a loading space. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met. however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • Provide a plan that shows wheel stops in accordance to Section 18.765.040.J "Wheel Stops". • Show two bicycle parking stalls per building within 50 feet of the primary entrance of each building. • Provide a detail of the bike racks to be used. SIGNS (18.780 : Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. However. the applicant has indicated in the narrative that a wall sign will be applied for which has been addressed above under Chapter 18.620 (Tigard Triangle Design Standards). FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SOR2004-00002/DARTMOUTH SQUARE PAGE 20 OF 32 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be rovided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. According to the submitted arborist report. there are 38 trees that are over 12 inches in diameter that are viable for mitigation. The applicant has indicated that 100 percent of the trees on site are to be removed. The total caliper inches of the viable trees over 12 inches in diameter are 860 inches. Therefore, the applicant must provide a mitigation plan for 860 inches. Street trees and parking lot trees cannot be counted toward mitigation. FINDING: Based on the analysis above, the tree removal standards have not been fully met, however. if the applicant complies with the condition listed below, the standards will be fully met: CONDITION: Provide a tree mitigation plan for 860 inches. VISUAL CLEARANCE AREAS (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant has indicated that visual clearance triangles will be unobstructed. However, the proposed Bite plan shows a sign within the required visual clearance triangle at the north side of SW 70t Avenue and the proposed entrance to the site. Therefore. a condition will be imposed that obstructions that may be located in the visual clearance triangle shall be visually clear between three (3) and eight (8) feet in height. FINDING: Based on the analysis above, the vision clearance standards have not been met. However, if the applicant complies with the condition listed below, the standards will be fully met: CONDITION: Obstructions that may be located in the visual clearance triangle shall be visually clear between three and eight feet in height. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the p rovisions of the previously listed sections. These additional standards are addressed below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore. found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.0914 (Landscaping): 18.360.090.15 (Drainage): and 18.360.090.14 (Provision for the Disabled). NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 21 OF 32 Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding ; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The buildings will be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to sliding. Each building will have 20 feet of separation from the other, thus, providing adequate light and air circulation. The Deputy Fire Marshall has submitted comments located under agency comments. This standard has been satisfied. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Windows are located on all sides of the proposed building. The City of Tigard Police Department has reviewed this project and requests a detailed lighting plan for the exterior. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject property is located on SW 70th Avenue and Dartmouth Street, which are not identified as transit routes. Therefore. this standard does not apply. Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Dimensional standards have been addressed above under Section 18.520.040 (Development Standards). No adjustments or variances or planned developments have been applied for. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, the underlying zoning district standards have not been fully met, however, if the applicant complies with the condition listed below, the standards will be fully met. CONDITION:Submit a detailed lighting plan to the Tigard Police Department and Planning Division for review and approval. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 22 OF 32 D. STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 72 foot right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Dartmouth, which is classified as an Arterial in the Tigard Triangle Standards of 18.620. At present, there is approximately 35 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 36 feet from centerline and provide an 11 foot Preserve ROW. The applicant has shown the dedication and preserve ROW on the submitted plans, thereby meeting this criterion. Additional ROW is also required for the radius at the intersection. SW Dartmouth is currently substantially improved. In order to mitigate the impact from this development, the applicant should provide a 7 foot planter, 6 foot sidewalk and street trees. This site lies adjacent to SW 70th Avenue, which is classified as a Local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate ROW to provide for 30 feet from centerline and the ROW for the required radius at the intersection. SW 70th Avenue is currently unimproved. In order to mitigate the impact from this development, the applicant should construct 3/4 street improvements, providing a minimum of 24 feet of paving, 12 foot sidewalk with tree wells or an 8 foot sidewalk and 4 foot planter strip. The applicant's plans propose that the 24 feet of paving be constructed as a shed section, which means that the crown will be offset. Staff agrees with this proposed x- section. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten lpercent on arterials, 12% on collector streets, or 12% on any other street (except that ocal or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed grades on SW 70th Avenue are well below 12%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non- access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 23 OF 32 The applicant has indicated their primary access is from 70th Avenue, which complies with the above stated code section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Constructing SW 70th Avenue will create a block that is greater than 1,800 feet in length. However, the newly created block includes SW Dartmouth Street which is considered an arterial street. Therefore, this standard does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Pedestrian connections will be created by constructing a sidewalk along SW 70th Avenue and SW Dartmouth Road. Therefore, this standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The subject site has an average lot width of 388 feet and a length of 215 feet, which does not exceed 2.5 times the width. Therefore, this standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. The subject site has app[oximately 388 feet of frontage on SW Dartmouth Street and 215 feet of frontage of SW 70t Avenue. This standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant has indicated that sidewalks will be constructed with the half-street improvements along both frontages, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 24 OF 32 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch sewer line in Dartmouth Street. The applicant's plans indicate that they will be connecting one service lateral from each building to the public sewer in Dartmouth Street. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There may be some runoff from the upstream, adjacent parcels onto this development. The developer is required to include this runoff in the design of the storm sewer system. The developer is not required to detain or treat this runoff. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan indicates that detention will be provided for on-site runoff with the installation of underground pipes. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Dartmouth Street is designated as a bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is required to contribute funds for the future striping of the bike lane along Dartmouth Street. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 25 OF 32 The amount of the striping would be as follows: • 337 feet of 8-inch white stripe, at $2.50/If $842.50 • 8 Mono-directional reflective markers @ $4.00/ea $ 32.00 • 2 Bike lane legends @ $175/ea $350.00 • 2 Directional mini-arrows $100/ea $200.00 $1,424.50 Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The Tigard Triangle standards require a 5 foot bike lane along Dartmouth Street. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of SW Dartmouth adjacent to this site. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A Traffic Impact Study was prepared by Lancaster Engineering, dated March 2004. The study areas included the intersections at 68th Avenue/Dartmouth, 72' Avenue/Dartmouth, 70' Avenue/Dartmouth and the proposed driveway/Dartmouth. The report concludes that the intersections of Dartmouth Street at 68th Avenue and 72nd Avenue will have at least one signal warrant satisfied in the near future. However, both intersections operate acceptably now as all-way stop controlled intersections and until there are further warrants it is not recommended to install signalization with this development. The intersection of Dartmouth/68th currently operates at a level of service C for both morning and evening peak hours. The level of service does not change for the scenarios examined in the report. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 26 OF 32 The intersection of Dartmouth/72nd currently operates at level of service B during the morning peak hours and level C during the evening peak hours. When including background traffic conditions, the level of service remains at B during the mornina peak hours but degrades to D during the evening peak hours. With development in place there is no further change in the level of service of this intersection. The future intersection of Dartmouth/70th is expected to operate at level of service B for the morning peak hours and at level of service C for evening peak hours. Lancaster Engineering prepared a Trip Generation and Distribution Assessment for two key intersections: SW 72nd Avenue/SW Dartmouth Street SW 68th Avenue/SW Dartmouth Street These two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was Babies R Us. A simple formula was established bas-d upon the impact from that development. That project had an impact of 1.1% at SW 72nu Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council requt�red the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68 Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using the same rationale, a proportionate share has been calculated for other projects in the Triangle. and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri-County site at 72nd/Dartmouth. Lancaster Engineer's report shows that this project will generate 16 PM peak hour trips at the intersection of 72' Avenue/Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is 0.63%. Therefore, based on simple proportions, the project contribution to this intersection is $11,386.00. Likewise, the Lancaster report shows that the project will generate 19 PM peak hour trips at the intersection of 68 h Avenue/Dartmouth Street. With a TEV of 2,660 vehicles, the impact from this development is 0.71%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $9524.00. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: I he site is located within the Tualatin Valley Water District (TVWD). There is an existing 12- inch line located in Dartmouth Street. The applicant's plan indicates that they will be using the existing 3/4" meter for on-site irrigation. The applicant's plans show that each building will have a 4-inch line from the public main for fire service and a 1 1/3 inch domestic service. The plans also show the extension of an 8-inch public line in the 70 Avenue ROW. TVWD will have to review and approve the applicant's proposed water line plans. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 27 OF 32 Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan fcr the facility that must be reviewed and approved by the City prior to construction. The applicant did not indicate that water quality treatment will be provided for the new impervious surface area created when 70'11 Avenue is constructed. The applicant shall include the calculations and treatment design in their PFI submittal. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A Geotechnical Engineering Report was prepared by Geotech Solutions. Inc., dated March 12, 2004. The Building Division, as a part of the Site Permit review, will review the grading/erosion control plan. The Engineering Department and Building Division will be reviewing the proposed retaining walls within or encroaching into the public ROW. The Building Division will be reviewing all other retaining walls on site. An NPDES permit is required, as the development will disturb more than one acre. Site Permit Required: I he applicant is required to obtain a Site Permit from the Building Division to cover all on- site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the Site Permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 28 OF 32 number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390): Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the rojected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial Street system. The applicant will be required to pay TIF's of approximately $101,619 Based on the uses proposed. Based on the estimate that total TIF fees cover 32 percent of the impact, on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $317,559 ($101,619 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $215,940. The cost of the improvements is expected to be $159,090 ($69,840 right-of-way dedication along SW Dartmouth + $47,259 for Dartmouth Street improvements + $42,000 for % street improvements along SW 70t H Avenue). Thus, required improvements meet the rough proportionality test. SECTION VII. OTHER STAFF COMMENTS City of Tigard Building Department has reviewed the proposal and offered the following comments: Accessible routes shall connect the buildings to each other and to the public sidewalk. City of Tigard Public Works Department has reviewed the proposal and offered the following comments: Are there any detention or treatment requirements for the public storm on SW 70th and/or Dartmouth? City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DEC;SION SDR2004-00002/DARTMOUTH SQUARE PAGE 29 OF 32 City of Tigard Police Department has reviewed the proposal and has provided the following comments: Please provide a "lighting plan" to determine lighting levels in and around the building. City of Tigard Water Department has reviewed the proposal and has no objections to it. City of Tigard Urban Forester has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS Qwest Communications engineering Department has reviewed the proposal and offered the following comment: This area is not within Qwest territory. Tri-Met has reviewed the proposal and has no objections to it. Tualatin Valley Water District has reviewed the proposal and has no objections to it. Tualatin Valley Fire and Rescue has reviewed the proposal and has provided the following comments: 1) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red or black on yellow background. (UFC Sec. 901.4.5.2) 2) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (UFC Sec. 903.3) The minimum required fire flow is 2299 gpm @ 20 psi. Documentation shall be provided. 3) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. Any hydrants that are left over from the minimum number of hydrant calculations may be full filled by hydrants that are up to 500 feet from any point of the building. The fire Prevention Ordinance has further requirements that need to be used for acceptance and placement of fire hydrants. (UFC Sec. 903.4.2.1) 4) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving credit for fire protection systems divided by 1500. If the answer is equal to or greater than x.5 the next whole number of hydrants shall be used. There shall not be less than 2 hydrants per building. (UFC Sec. 903.4.2.1) Considerations for placing fire hydrants shall be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants; however, hydrants that are over 500 feet away from the nearest point of the subject building shall not contribute to the required number of hydrants. . Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants. . Hydrants that are separated from the subject building by divided highway, freeway, or heavily traveled collector streets shall not contribute to the required number of hydrants. . Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Chief. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 30 OF 32 . Private hydrants or public hydrants that are on adjacent private property shall not contribute to the required number of hydrants for the subject building. . Exception: The use of hydrants located on other private property may be considered if their locations and access are encumbered in a legal document (such as deed restriction) by the owners of the involved parcels of property. The encumbrance may be Lifted only after approvals by the Chief on behalf of the fire department and any other governmental agencies that may require approval. • When evaluating the placement of hydrants at apartment or industrial complexes the first hydrant(s) to be placed shall be at the primary access and any secondary access to the site. After these hydrants have been placed other hydrants shall be sited to meet the above requirements for spacing and minimum number of hydrants. (UFC Sec. 903.4.2.1.1) 5) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 6) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 7) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 8) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) sl BUILDING SURVEY: A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 8, 2004 AND BECOMES EFFECTIVE ON SEPTEMBER 23, 2004 UNLESS AN APPEAL IS FILED. App e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. Of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 31 OF 32 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON;SEPTEMBER 22, 2004. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard. Tigard, Oregon at (503) 639-4171. September 7. 2004 PREPARED BY: Mathew Scheidegger DATE Associate Planner September 7. 2004 APPROVED BY: Richard H. Bewersdorff DATE Planning Manager i:\curpin\mathew\sdr\S DR2004-00002.dec.dot NOTICE OF TYPE II DECISION SDR2004-00002/DARTMOUTH SQUARE PAGE 32 OF 32 Exhibit K Impact Study Westlake Consultants, Inc. IMPACT STUDY(pursuant to Section 18.390.040.B.2.e.) [Application requirements] [i]nclude an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence, which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Discussion of Effects of the Development 1. General Statement The subject property contains approximately 1.91 acres located at the northwest corner of SW Dartmouth Street and the proposed SW 70th Avenue in the C-G (General Commercial District) zone. It is identified in tax records as tax lot 4400, tax map 1 S 1 36DC, Washington County. An existing single-family residence and garage will be removed pursuant to the site development approval. The proposed project consists of a subdivision of a four building commercial office/retail development on a generally rectangular parcel of property located within the Tigard Triangle. All four buildings are located adjacent to SW Dartmouth Street, with vehicular parking and circulation on the north side of the subject property. Four separate lots are proposed, each of which contains one building with associated parking, landscaping and other required facilities. Proposed lot sizes range from approximately 16,000 square feet to 20,000 square feet. The four lots will have shared access and circulation, refuse containers, and stormwater management facilities. Access to the site will be from SW 70th Avenue, a new street to be partially constructed by the developer as a condition of the approval of the site development plan. No development is without impacts in relation to surrounding conditions. Importantly in this context, development in accordance with the Comprehensive Plan and the underlying sub-area and zoning designation must be considered to have a positive impact because it is implementing,the policies and uses prescribed for the property by that Plan. DARTMOUTH SQUARE SUBDIVISION IMPACT STATEMENT WESTLAKE No. 1724-08 1 OCTOBER 7, 2004 Westlake Consultants, Inc. 2. Transportation System, including Bikeways a. Effect on public facilities and services The existing street and transportation is well established per the Tigard Triangle street plan (Chapter 18.620 Tigard Triangle Design Standards). The proposed project is an infill use which replaces an existing single family residence with 4 small commercial office/retail buildings to serve the local neighborhood. The proposed project is expected to generate approximately 23 trips during the morning peak hour and 83 trips during evening peak hour. These trips will directly access SW Dartmouth Street from the proposed SW 70th Avenue that will be improved as a part of the development of the property. b. Improvements to meet City standards Resulting from the site development review and approval, the developer is constructing 3/4 street improvements for the proposed SW 70th Avenue. The developer will also construct sidewalk and bicycle improvements along the SW Dartmouth Street frontage to the property. The proposed improvements comply with City of Tigard and the Tigard Triangle design standards. c. Impact minimization The proposed street improvements are consistent with the functional classifications of SW Dartmouth Street and of the local service streets, respectively. The Traffic Impact Study that was prepared by Lancaster Engineers Inc., indicated that the anticipated traffic volumes for the proposed commercial development would not cause the level of service for SW Dartmouth Street and the intersections of SW 68th Avenue and SW 72nd Avenue to degrade below an acceptable level of service during both the morning and evening peak hours. The developer will contribute approximately$102,000, cash and in-kind, to mitigate any impact to the transportation system that may result from the construction of the property. 3. Drainage System a. Effect on public facilities and services The proposed development will include a stormwater quality treatment and detention facility consistent with Clean Water Services (CWS) requirements. This is consistent with the master planning for surface water management within this drainage sub-basin. b. Improvements to meet City standards Storm water runoff from the proposed lots and streets will be directed into a water quality and sub-surface detention facility within the parking area of Lot 4 (See Sheets C6.0 to C8.2 —Public Facility Improvement Construction Documents). Outfall from this facility will be released to an existing 12-inch drain and pipe that is located in SW Dartmouth Street. DARTMOUTH SQUARE SUBDIVISION IMPACT STATEMENT WESTLAKE NO. 1724-08 2 OCTOBER 7, 2004 Westlake Consultants, Inc. c. Impact minimization The proposed stormwater quality treatment and detention facility is designed to comply with CWS standards. These standards are to protect the public at large, public facilities systems, and affected private property users from potential impacts of uncontrolled runoff flow volumes during storm events and the effect of pollutants that may concentrate on impervious surfaces. These proposed improvements were approved during the site development review (SDR2004-00002)by the City. 4. Parks System a. Effect on public facilities and services The proposed subdivision of the 4 commercial/retail buildings will have no effect to City's park system. b. Improvements to meet City standards None required. The proposed subdivision of the 4 commercial/retail buildings will have no effect to City's park system. c. Impact minimization None provided. The proposed subdivision of the 4 commercial/retail buildings will have no effect to City's park system. 5. Water System a. Effect on public facilities and services The proposed development will produce additional demand for water, consistent with projected service demands for the area. b. Improvements to meet City standards The proposed development will connect each of the four buildings to the existing 12-inch public water lines located in SW Dartmouth Street. A 4- inch line from the public main is shown for fire service and domestic service provided by 1 Y2 laterals. c. Impact minimization Construction of 8"public water line extensions and fire hydrants will be extended within the SW 70th Avenue Street extension. These improvements will allow the potential for neighboring parcels to connect to adequate water service infrastructure at the time of infill redevelopment consistent with the City of Tigard Comprehensive Plan. 6. Sewer System a. Effect on public facilities and services The proposed development will produce additional demand for sanitary sewer service, consistent with projected service demands for the area. DARTMOUTH SQUARE SUBDIVISION IMPACT STATEMENT WESTLAKE No. 1724-08 3 OCTOBER 7,2004 Westlake Consultants, Inc. b. Improvements to meet City standards The Dartmouth Square commercial project will connect to the existing sanitary 8-inch main located within SW Dartmouth Road. The project will extend an 8-inch sanitary line within the segment of SW 70th Avenue that will be constructed in conjunction with the development of the property. c. Impact minimization Connection to the existing 8" sanitary sewer line extension will provide service at acceptable levels to the proposed development. The proposed improvements for the segment of SW 70th Avenue that will be constructed by the developer can potentially provide connections to neighboring parcels to support potential infill redevelopment consistent with the City of Tigard Comprehensive Plan, which is a positive impact on the area because it implements City policy. These improvements therefore benefit the public at large by improving the public sanitary sewer system and increasing opportunities for neighboring private property owners. 7. Noise Impacts a. Effect on public facilities and services The proposed commercial uses will not have a significant contribution to the background noise of the immediate area. b. Improvements to meet City standards As no noise impacts are anticipated, no noise-related improvements are warranted. However, the project design provides for noise mitigation features such as landscaping buffers high performance glass, and sound deadening wall materials. c. Impact minimization Impact minimization is tied to buffering and building materials that are intended to minimize noise originating from the property. Summary This Impact Study demonstrates that the impacts associated with the proposed Dartmouth Square development and subdivision will either be positive, by furthering the implementation of the City of Tigard Comprehensive Plan, or will be satisfactorily minimized through compliance with applicable City or County standards and payment of impact fees. Therefore, the proposed development will not cause any significant negative impact on the public at large, public facilities systems, or affected private property users. DARTMOUTH SQUARE SUBDIVISION IMPACT STATEMENT WESTLAKE NO. 1724-08 4 OCTOBER 7, 2004 1 Exhibit L City of Tigard Land Use Permit Application PRE-APP.HELD BY: • CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION • File # I- Other Case # Date By • ,"Receipt#': ,71i, • City Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) DMmtif Land Partition (II) ❑Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (Ill) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, H or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or ill).` 2IA ❑ Slte`Deve lop ment Review"(II)' • ❑ Home Occupation (II) ® Subdivision (II or III) LOCAL ION WHERE PROPOSED ACT IVI I Y WILL OCCUR (Address if available) 11945 SW 70th Avenue, Tigard, Oregon 97223 f AX MAP& TAX LC)T NOS. WCTM 1S 1 36DC TL4400 TOTAL SI I E SIZE ZONING CLASSIFICAT ION 1.91 Acres C-G General Commercial `PLICAN I Equity Group Fund I, LLC MAILING ADDRESS/Cl I Y/STAIE/Z1P P.O. Box 3440, Wilsonville, Oregon 97070 PHONE NO. - FAX NO. 503-570-8828 503-570-8869 PRIMARY CON TACT PERSON PHONE NO. Kurt Dalbey, Managing Partner SAME PROPER-I Y OWNER/DEED HOLDER(Attach list if-more than one) SAME MAILING ADDRESS/CI IY/STATE/ZIP PHONE NO. FAXNO. *When the owner and the applicant are different people, the applicant must be thp purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Theners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY (Please be specific) r..;. 4 lot .commercial subdivision for a parcel of land located at the c-nrnPr of SW Dartmouth Street and SW 70th Avenue which is lorstpc1 in the Tigard Triangle d-si•• • - . -- s- • ••.• . • • • •- - • • ' • • • - •- ' • • 4 individual lots that will allow for individual ownership opportunities for businesses that may want to locate at the proposed development. This application is submitted in association with the recently approved SDR2004-00002 APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. • THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All 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, map be revoked if it is found that any such statements are false. • 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(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. /16/0 `/ Owner's Signat re Date Kurt Dalbey, Managing Partner Owner's Signature Date Owner's Signature - Date - ..___.... ,.,•.l-,•4......:.z1...•''-', ..•w.• .. ,*•.'''`,`,t."''4.''..- ..''..N t`u'."....4 Kr!"A.-W -;Vgit r!3 9`.111..""• ar".-...a.',';•;l:t.•.VkPSWft". A. do Owner's Signature Date Owner's Signature • - Date .. i..,• ,..&,r :fir . ..; :1J,:-..':,..;;`. Y ,. ._. ‘i ..,t.n ,4 F. ',y:;i ;,1 .Krkii .:44t1, A'.'.°_ f ., . s3 l'..-.. 41 17 .. .. -..-".- . Ic-r.:1:"'"-: s: ; !..4! .. 7 N 1(1::::;:'L:1111:- :‘:-..:,-:;,. .'..: Applicant/Agent/Represent ive's Signature Date " _ Kurt Dalbey, Managing Partner . Applicant/Agent/Representative's Signature Date Preliminary Plans