Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
DDR2012-00002
DDR2O12- 00002 FANNO CREEK HOUSE NOTICE OF TYPE II DECISION DOWNTOWN DESIGN REVIEW (DDR) 2012-00002 III -0 FANNO CREEK HOUSE TIGARD 120 DAYS = 09-27-2012 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO CREEK HOUSE CASE NO.: Downtown Design Review (DDR) DDR2012-00002 PROPOSAL: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition, minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access, reconfigured parking, and landscaping. Two trees less than 12 inches in diameter will be removed for improved public access. APPLICANT/ Steve Martin, Parks APPLICANT'S Rhys Konrad OWNER: &Facilities Manager REP: Group Mackenzie City of Tigard Parks 1515 SE Water Avenue, Division Suite 100 13125 SW Hall Blvd. Portland,OR 97214 Tigard,OR 97223 LOCATIONS: 13335 SW I Tall Blvd,WCTM 2S102DA,Tax Lot 800 ZONING DESIGNATION: MU-CBD: Mixed Use — Central Business District. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi- family and attached single family residences are permitted. New development and re-development is required to conform to the standards of Chapter 18.610. SUB-AREA: Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or mixed use development. Compatible mixed-uses (live-work, convenience retail, office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 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 for Downtown Design Review subject to conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 1 OF 16 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: 1. Prior to any site improvements, the applicant shall convey to ODOT sufficient land along the frontage of SW Hall Blvd. to increase the right-of-way to 52 feet from centerline. The description shall be tied to the existing right-of-way centerline. 2. Prior to any site improvements, the applicant shall obtain an erosion control permit from the City. The permit plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No.07-20) Chapter 2. 3. Prior to any site improvements, the applicant shall obtain a Clean Water Services Storm Water Connection Permit. 4. Prior to any site improvements, the applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures can be processed. 5. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The Project Arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (T'PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ is reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED 7. Prior to certificate of occupancy,the applicant shall comply with the Clean Water Services' Amended Service Provider Letter conditions (CWWS File Number 11-004248). DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 2 OF 16 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. SITE AND PROPOSAL INFORMATION Site History The subject 1.63-acre site was developed with two residences in the past and was the subject of a minor land partition (MLP1992-00005) in 1992 by the adjacent Tigard Christian Church. The city recently acquired the site and removed one of the dwellings. The two lots created in the partition were consolidated and now form one tax lot. The city has upgraded the remaining dwelling for the proposed community recreation use. Existing driveway access and landscaping will be modified with the proposed development. Vicinity Information The subject property is bounded by Fanno Creek and Fanno Creek Park on the north and west, Hall Blvd on the east, and the Tigard Christian Church on the south and west. The site is the southernmost property in Tigard's downtown, zoned MU-CBD. Property to the cast of Hall is zoned light industrial and R-12 (which includes the City Library).The Church property to the south is zoned R-12 (PD). Site Information and Proposal Description: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition,minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access,reconfigured parking,and landscaping.Two trees,less than 12 inches in diameter,will be removed for improved public access. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS CHAPTER SUMMARY A. Zoning Districts 18.520 Commercial Zoning Districts B. Tigard Downtown District Development and Design Standards 18.610 C. Additional Applicable Development Code Standards 18.705 (Access Egress and Circulation) 18.745 (Landscaping and Screening) 18.755 (Mixed Solid Waste and Recyclable Storage) 18.765 (Off-Street Parking and Loading Requirements) 18.780 (Signs) 18.795 (Visual Clearance) D. Land Use Decisions 18.390 (Decision Making Procedures) REVIEW CRITERIA AND FINDINGS A. ZONING DISTRICT Section 18.520.020 lists the description of the Commercial Zoning Districts. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. New development and re-development is required to conform to the standards of Chapter 18.610. The site is located in the MU - CBD zoning district: Mixed Use — Central Business District. Table18.520.1 — Use Table Commercial Zones, identifies the proposed community recreation use as a permitted use in the MU-CBD zone. Therefore, the proposed community recreation use is permitted subject to conformance with standards in Chapter 18.610. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 3 OF 16 B. TIGARD DOWNTOWN DISTRICT DEVELOPMENT AND DESIGN STANDARDS Section 18.610.010.C.2 states that an addition, expansion, enlargement, modification, and/or site improvements associated with such lawfully preexisting uses and structures shall be allowed, provided the application for such proposed project moves toward compliance with the applicable Development Code standards. Only those Downtown Building and Site Design Standards applicable to the proposed expansion, modification or site improvements to the existing development shall be applicable. Because the proposal is a modification to an existing single family dwelling and site improvements, not all design standards are applicable at this time. The applicable standards are addressed below. The applicant has shown how the modifications either meet or more closely comply with the new standards whenever possible. If compliance is not possible, the applicant has addressed the constraints that restrict full or partial compliance. Section 18.610.010.D.1.b of the Tigard Development Code states that the Track 2 application process applies to new development and renovation/remodeling projects listed in Section 18.610.010.E.2. This project meets the threshold of a Track 2 Administrative Review because of the change of use from residential to community recreation requires additional on-site parking in accordance with Chapter 18.765. 18.610.015.B.2 identifies standards for projects involving existing single-family dwellings. For projects involving preexisting housing units used for nonresidential uses the applicable standards are: Section 18.610.020, Building and Site Development Standards, including the applicable sub-area from Map 610.A; Section 18.610.030, Building Design Standards for Nonresidential Buildings and Section 18.610.035,Additional Standards. 18.610.020—BUILDING AND SITE DEVELOPMENT STANDARDS Table 18.610.1 MU-CBD Development Standards Matrix Footnote [1] to this table states that Table 18.610.1 does not apply to existing development. Therefore, the standards do not apply to the proposed change of use for the existing single-family dwelling. Parking Location: Parking is allowed on the side or rear of newly constructed buildings. If located on the side, the parking area shall not exceed 50% of the total frontage of the site. Parking is set back a minimum of 10 feet from the front property line. When abutting a public street, parking areas must be behind a landscaped area constructed to an L-1 standard. Where a parking lot shares a property line with an adjacent parking lot, the landscape requirement along the shared property line is not required. The applicant has proposed to modify on-site parking to include 11 spaces. The spaces are to the south side of the dwelling and at least 150 feet from the SW Hall Blvd.This standard is met. Rooftop Features/Equipment Screening: The following rooftop equipment does not require screening: (1) Solar panels, wind generators, and green roof features; (2) Equipment under two feet in height. Elevator mechanical equipment may extend above the height limit a maximum of 16 feet provided that the mechanical shaft is incorporated into the architecture of the building. Satellite dishes and other communications equipment shall be limited to 10 feet in height, shall be set back a minimum of five feet from the roof edge and screened from public view to the extent possible. All other roof-mounted mechanical equipment shall be limited to 10 feet in height, shall be set back a minimum of five feet from the roof edge and screened from public view and from views DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 4 OF 16 from adjacent buildings by one of the following methods: 1) A screen around the equipment that is made of a primary exterior finish material used on other portions of the building or architectural grade wood fencing or masonry; 2) Green roof features or regularly maintained dense evergreen foliage that forms an opaque barrier when planted. Required screening shall not be included in the building's maximum height calculation. According to the applicant's narrative, no new mechanical equipment or other roof top appurtenances have not been proposed.Therefore, these standards do not apply. Other Exterior Mechanical Equipment: Other exterior mechanical equipment on the site (electrical boxes, etc.) shall be screened from view from adjacent ROW, public spaces, and parking areas by one or a combination of the following: a) A screen around the equipment that is made of a primary exterior finish material used on other portions of the building or architectural grade wood fencing or masonry; or b) Set back from the street-facing elevation so it is not visible from the public ROW; or c) Dense evergreen foliage that forms an opaque barrier when planted that will be regularly maintained. According to the applicant's narrative, no new exterior mechanical equipment is proposed or modified. Therefore,this standard does not apply. FINDING: The building and site development standards included in this section are intended primarily for new developments. The proposal is to change the residential use to a community recreation use. No changes are proposed to the existing structure. Minor site improvements are proposed including striping the existing paved areas to denote 11 parking spaces, and a minor reconfiguration of the existing northern site drive to accommodate emergency egress of the site. These building and site development standards are either met or do not apply. 18.610.030-BUILDING AND SITE DESIGN STANDARDS This section includes the following subsections: A. Create vibrant ground floors, streetscapcs and rights-of-way; provide weather protection; and promote safety and security, B. Cohesive architectural facade standards, C. Integrated building facade standards, D. Create street corners with strong identity, E. Assure building quality, permanence and durability, F. Open space/public plaza, and G.Additional requirements for single-family attached dwelling units. FINDING: The building and site design standards included in this section are intended for new developments. The proposal is to change the residential use to a community recreation use. No changes are proposed to the existing structure. Minor site improvements are proposed including striping the existing paved areas to denote 11 parking spaces, and a minor reconfiguration of the existing northern site drive to accommodate emergency egress of the site.These building and site design standards do not apply. C. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS ACCESS MANAGEMENT (18.705.030): D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.I 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 existing access connects to SW Hall Blvd,a public street.This standard is met. Required walkway location. 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 DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 5 OF 16 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; As shown on the applicant's Site Development Plan (Sheet C2.1), a four-foot wide walkway is proposed from the porch stair landing to the sidewalk on SW Hall Blvd. This standard is met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. 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. As shown on the applicant's Site Development Plan (Sheet C2.1) the proposed walkway will be constructed of pervious pavers. This standard is met. 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. The existing access connects to SW Hall Blvd, an arterial. The existing driveway access is located at the southern property line, approximately 700 feet south of the entrance to City Hall and 330 feet north of SW O'Mara Street. The access is 100 feet south of and at the furthest point away from, Fanno Creek. However, since no new driveways are proposed with this application, and the location of the existing access is constrained by the adjacent Fanno Creek vegetated corridor and southern property line, this standard is met. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I 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 access 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. 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. Table 18.705.3 applies to commercial and industrial uses but does not specifically apply to the proposed community recreation use,a civic use. No new access points are proposed with this application. Eleven parking spaces are proposed, which requires one 30-foot access with 24 feet of pavement. As shown on the applicant's Site Development Plan (Sheet C2.1), there is one access point,with a 30-foot access to Hall. The existing one-way access loop on the site is proposed to be paved variously 12 to 20 feet in width. However, the proposed access dimensions and loop have been reviewed by TVF&R and meet their minimum requirements for emergency access and egress as indicated in an email dated November 8,2011 and submitted as part of the applicant's application. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The existing one-way access loop on the site is served by a single 30-foot access to SW Hall Blvd. The entrance to the one-way loop is located via the existing northern access drive, and the exit drive will be accommodated via the existing southern access drive.This standard is met. FINDING: Based on the analysis above, the applicable access egress and circulation requirements have been met. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 6 OF 16 ENVIRONMENTAL PERFORMANCE STANDARDS (18.725): The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard through regulation of the following Performance Standards: A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the Tigard Municipal Code shall apply. B. 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. C. 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. D. 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. E. 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. F. 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. FINDING: The use of this site as a public meeting location, at the scale of use served by 11 parking spaces and limited to business hours of operation, is not anticipated to have adverse effects with respect to the listed environmental performance standards above. Therefore, these 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.C. 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). Existing trees will be preserved to meet the street tree requirements as shown on sheet L1.0. No cutting or filling is planned within the driplines of street trees shown to be preserved.This requirement is met. 18.745.050 Buffering and Screening A. General provisions. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. The applicant's narrative provides the following finding for a proposed alternative to the buffer area landscaping and screening standards that is acceptable to the director, given the existing conditions of the site,public safety concerns,and comments by the abutting property owner. "In lieu of providing new materials on the southern property line adjacent to the existing access drive, the applicant is requesting an alternative buffer and landscape plan. According to Table 18.745.1 the differing zones along the western and southern property boundary (MU-CBD and R-12 PD), a C-level DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 7 OF 16 buffer is required. The C-level buffer requires a varying depth of buffer between 6'-10' and vegetation or fence/wall depending on the depth of the buffer. The western boundary of the site has an existing vegetated depth in excess of the C-1 requirement and will be planted in order to comply with the C-1 buffer standard. A majority of the southern property line is comprised of an existing access drive. The total southern property line is approximately 364' and is made up of a majority of paved area including the southern 14' wide access drive. Strict application of the C-level buffer (either C-1 — C-3) will preclude the acceptable width of the southern driveway for emergency egress of the site. No reduction in the width of the southern driveway is acceptable in order to maintain safe egress of the site for TVF&R. Furthermore,no reduction of the southern access drive is acceptable in order to accommodate required turning radii for TVF&R access of the site (see C2.4). Should a C-level buffer of any width be required along the southern property line, minimum turning radii could not be met and a hammerhead turnaround will be required.This will result in far more site disturbance including the addition of a large amount of impervious area and the removal of additional trees. In order to minimize the site impacts and utilize existing paved areas and vegetated materials,an alternative plan is being requested. In addition to the TVF&R requirements for emergency access and egress, the strict application of any of the C-level buffers along the southern property line will create a public safety issue. Any installation of a C-level buffer along the existing access drive will create an unacceptable public safety issue for both the subject site and abutting church. Previous conversations with the church property have resulted in the proposed alternative plan to continue the existing condition and allow visual access between the two properties in this area. Of particular concern to the abutting church is the existing children's play area. The installation of a new wall/fence/vegetated buffer in compliance with the C- level buffer requirements will be a detriment to the safety of the children utilizing the existing playground. In addition, the compliance of any of the C-level buffer standard will result in a lowly lit area where potential vandalism opportunities could exist. A letter from the abutting property owner stating their concerns and acceptance of the proposed alternative plan can be provided if necessary. The applicant requests an alternative plan to better meet the buffer requirements between the subject property and abutting church.The length of the southern property line would require a minimum of 12 and a maximum of 24 trees per the requirements of the C-1 buffer standard. Along the southern portion of the site (within approximately 20 feet), there are 19 existing trees (excluding tree #10302 proposed for removal) exceeding the minimum requirement. Furthermore, as shown on Sheet L4.1, a portion of the existing paving along the southern boundary is proposed to be replaced with new buffer plantings adjacent to the new parking area. These plantings and dimension will extended to the southeast corner of the property and meet the C-1 standard. With the new plantings and existing vegetative materials,the applicant requests that the buffer standards for the site be approved according to the submitted landscape plan. This will allow safe emergency access and egress, and not result in a potential dangerous and unsafe condition with respect to the abutting church property." Special Provision: Screening and Landscaping of Parking Areas 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 proposed an alternative buffering and screening plan on sheet L4.1 that is equivalent to the C-level buffer.Therefore,this requirement is met. On sheet L4.1 the applicant has proposed two broad spreading parking lot trees to shade the parking area on the basis of one tree for every seven parking spaces.Therefore,this requirement is met. DDR2012-00002 FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW / PAGE 8 OF 16 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 within the screened area; The existing building is a single-family dwelling and is therefore exempt from this requirement. Screening of Refuse Containers. Except for one-family and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant indicates that all storage will be interior to the building. Therefore, screening does not apply. FINDING: Based on the analysis above, the landscaping and screening standards have been met. 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. FINDING: The applicant is proposing to meet the Minimum Standards Method of compliance. Based on the proposed use ("other") for a 3,500 square feet building, 24 square feet of storage area is required.The applicant states storage areas will be provided indoors and that no exterior facilities are proposed at this time. Therefore, the Mixed Solid Waste and Recyclable Storage standards have been fully met. OFF-STREET PARKING AND LOADING (18.765): 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 one ADA parking space. One space is provided. Final determination of the number and design of the required ADA spaces will be made by the building official during the review of the building permit application. 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 arking 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. As shown on Sheet C2.1, 11 spaces are striped and access ways are clearly marked to show direction of flow.This criterion is met. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 9 OF 16 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. As shown on Sheet C2.1,the 11 proposed parking spaces include wheel stops.This criterion is met. 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. Stall width dimensions may be distributed as 50% standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. As shown on Sheet C2.1, 11 standards spaces are proposed that meet the space and aisle dimensions.This criterion is met. 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 locate 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. As shown on Sheet C2.1, two spaces are provided that meet the location and access requirements. This criterion is met. 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 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. As shown on Sheet C2.1, two spaces are provided that meet the design requirements. This criterion 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. According to Table 18.765.2 of the Tigard Development Code,the minimum bicycle-parking requirement for community-recreation is 0.3 spaces per 1,000 gross square feet. Based on the total square footage of the building, tie required number of bicycle spaces is two (2). As shown on Sheet C2.1, two spaces are provided. This criterion is met. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 10 OF 16 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. The minimum parking for community recreation is 2.0 spaces per 1,000 gross square feet. However, the minimum off-street parking requirement within the Downtown is 75% of the total per TDC18.610.060.A.2. The building is 3,500 square feet requiring a minimum of 6 spaces (7 x .75 = 5.25 spaces). The site lies within the Zone A parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 2.5 spaces per 1,000 g.s.f., or 9 spaces. The site plan shows 11 parking spaces. One space is designated disabled-accessible parking and one space is for fleet parking,which are not included in the maximum allowed. The minimum and maximum requirements are met. FINDING: Based on the analysis above,the off-street parking and loading standards are met. SENSITIVE LANDS (18.775): Purposes Implement Clean Water Service (CWS) Design and Construction Standards. The regulations of this chapter are intended to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS"Design and Construction Standards",as adopted February 7,2000. Administrative sensitive lands review. 1.Administrative sensitive lands permits in the 100-year floodplain,drainageway,slopes that are 25% or greater, and unstable ground shall be obtained from the appropriate community development division for the following: c) The Director shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this chapter. FINDING: The proposed walkway connecting the existing building with SW Hall Boulevard encroaches within the vegetated corridor or drainageway for Fanno Creek, as shown on Sheet C2.1, for approximately 236 square feet or 4.3 cubic yards. The amount of encroachment is significantly less than the 10 cubic yard threshold for a Type I administrative sensitive lands permit. Therefore, no sensitive lands permit is required. However, the Amended Service Provider Letter for this development (CWS File Number 11-004248) requires mitigation for this encroachment. Compliance with the conditions of the SPL is a condition of approval for this decision, ensuring that the proposed development is in accordance with the CWS"Design and Construction Standards." SIGNS(18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. FINDING: There are no proposed signs with this application. This section does not apply. If any new signage is to be installed in the future,a sign permit is required. TREE REMOVAL(18.790): 18.790.030, Tree Plan Requirement. 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 wherever possible. A tree plan has been provided by the applicant,and contains all of the required elements. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 11 OF 16 Plan requirements. 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; The location, size and species of all existing trees are in the February 22, 2012, arborist report and displayed on sheets L1.0 and L1.1 of the submittal. This requirement has been met. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. As detailed in the February 22, 2012, arborist report and displayed on sheets L1.0 and L1.1 of the submittal, 100% of the existing trees over 12" diameter will be retained. Therefore, no mitigation is required. Identification of all trees which are proposed to be removed; All trees which are proposed to be removed are identified in the February 22, 2012, arborist report and displayed on sheets L1.0 and L1.1 of the submittal. This requirement has been met. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Details of tree protection standards and methods are included in the February 22, 2012, arborist report and displayed on sheet L1.0 of the submittal. This requirement has been met. FINDING: Based on the analysis above,the tree removal standards have been met.To ensure compliance with these standards, the following conditions of approval shall be applied. CONDITIONS: • The applicant shall position fencing as directed by the roject arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (I'PZ) fencing DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 12 OF 16 installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 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). On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. FINDING: Based on the site plan provided (Sheet C2.1), the visual clearance areas are shown for arterials and no structures are proposed within the vision clearance area. This standard is met. STREET AND UTILITY IMPROVEMENT STANDARDS(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 18.810.030.E requires a commercial arterial street to have a 104 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,and street trees. SW Hall Blvd is an ODOT facility with an arterial street classification. Sufficient land along the frontage of SW Hall Blvd. to increase the right-of-way to 52 feet from centerline is required. Improvements to Hall Blvd are not timely since proposed bridge improvements will require raising the frontage of the lot. Utilities: Section 18.810.120C.3. states that properties within the CBD zoning district are exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 13 01.16 The property is within the CBD. Consequently,undergrounding is not required. 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. The applicant is not proposing a water quality facility. The applicant shall submit a showing of compliance with the CWS Design Standards. 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 site drains directly to Fanno Creek. Consequently,detention is not required. Washington County Transportation Development Fee Due to credits for the demolition of a residence and for the remaining residence, payment is not required. To ensure compliance with vegetated corridor and sensitive area regulations, CWS R&O 07-20 requires the applicant to secure a Service Provider Letter. The proposed paving must be shown to comply with the regulations. A condition will require the applicant, prior to certificate of occupancy, to comply with the CWS Service Provider Letter conditions (CWWS File Number 11-004248). D. LAND USE DECISIONS DECISION MAKING PROCEDURES (18.390) Section 18.390.040.B.2.e 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. The applicant has provided an impact study addressing the project's impacts on public systems. Staff concurs with the applicant's narrative findings that each of the system components will not adversely affect the existing public facilities and services. 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 projected 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. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 14 Olt 16 The Development Review Engineer requires dedication of right-of-way to 52 feet from ROW centerline for SW Hall Blvd along the protect site's frontage per the city's Transportation System Plan. The applicant concurs with the required dedication which is shown on the site Development Plan (Sheet C2.1). Improvements to Hall are not timely at this time due to the site's proximity to Fanno Creek and a planned bridge replacement that will substantially change the grade along the site's frontage. SECTION V. OTHER STAFF COMMENTS The City Arborist has reviewed the proposal and comments have been inserted into the decision under the Landscaping and Screening and Tree Removal chapters. The Tigard Police Department has reviewed the proposal and has no objection to it. The Tigard Public Works Department has reviewed the proposal and has provided comments that have been inserted into the Street and Utility Improvements chapter of the decision. SECTION VI. OTHER AGENCY COMMENTS PGE has reviewed the proposal and provided comments regarding vaults, conduit, and easements with respect to undergrounding overhead lines over the subject property.Contact Ralph Reisbeck in Wilsonville at 503-570-4409. Clean Water Services has reviewed the proposal and submitted a letter dated June 14, 2012, induding conditions of approval requiring a Storm Water Connection Permit Authorization prior to any work on the site. A condition of approval will require these conditions be met. In addition, CWS issued a Service Provider Letter (No. 11-004248) dated December 29, 2011, and amended May 3, 2012.The site contains the vegetated corridor of Fanno Creek and will required mitigation for incursion in the buffer for the walkway connecting the existing house with SW Hall Blvd. Satisfying the terms of the SPL will be conditioned in this decision. SECTION VII. 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 JULY 26,2012,AND BECOMES EFFECTIVE ON AUGUST 10,2012,UNLESS AN APPEAL IS FILED. • A e 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. 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 DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 15 OF 16 submitted by any parry during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. ITHE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 9, 2012. �u o-ns: II yf you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223 at(503) 639-4171. July 26,2012 PREPARED BY: Pagenstecher J y 26DATE As crate Planner l C7 J y 26ul .2012 APPROVED BY: " Tom cGuire DATE Principal Planner DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 16 OF 16 r •1i■ I KEYNOTES Q-, :F I 11 I PROPOSED GRASS-PAW.M.gE LANDSCAPE PLAN yy I 2 PERNOUS PAVER PEDESTRIAN PATH < 3 :Ew•� ' ]. CONCRETE NEEL STOP #w 1214' •••/.f' I}r I:II t�l ` ~ NeSW'S �G �\ YA^_.t-D(DA ( A. EIRE RACK.SEC RETAIL�/C21. / 1 f \ •, 5 FLEET PARKING STALL } gO / / J ' i5. 6 PAINTED CIRCULATION ARROW SEE DETAIL 3/C21 9 3 �w16• #4 z . _ .. -__-- /'EXISTING TOP OF BYRE I 1. AFFIX BIKE PARKING SIGN TO BUILDING w }Y '''‘..-'1'.+1...,; 6. HANDICAP PARKING SIGN 1 l•�. _ _ 55 2. "00 NOT ENTER.SIGN • y _ I KAR FLOOD RAN l/lE S • O / / 1 ,',' �11 ''.I - '- /. . .• 10. uOT�ECPA�ENS IHRG pCE%IST'�•YBNGS Uir°EnYAT�a PATH GRADE y .�p 11 / /DTI• , / • _ _..'� w_y✓ ',� .: EDGE OF PAVEMENT CAT OP TIMM -Si ;I//'' _ L \\ ems...Pi.., nE" // P. .�* / .�--- r: d A ��- - -——- EXISTING EASEMENT APPARATUS EXISTING PRa•ERn/Rlar-of-wAr LINE ,,1 .• tP+L.7 Cpl rL/ _ l 4 - \ '�:i* �'�''1 „ } +,__14P?' 1•-U / !E ,r,, l�, •'T~x., \ \, • J i.l /� EX�STIrNC TREE TO BE RELNO�E.n \t J .r` `,.. •- +, Y. I' \\;,,l{ i{J!, PROPOSED ASPHALT(160 SP) P+'aML•�1 - N f. t .� .. :. ;.•Y,`.-�'"" - '-�. •`wI —I �'.,:"-2�:.- I i'�+ G i FAMO CREEK --r".- - �`.� s ( _ ,� i. 1 - •+f 1-IL HOUSE WE V li \�.� ail ,I PROPOSED GROSS-PAW(t,5b SF) N.P° - -- - - ,'_ .,I .1'i l f i p;Ri A ii.. ;�`1 B s.,; tl �ROVA.Rlf8•7- P H) '.i IP 199Y9Y ,.k±,�• �'• ' I I�1 I- _ PROPOSED PERVIOUS PAVERS S ITO SF) T3;•"�:"`�-..��' a, �I} ..FVr. JJ TAY(S7'..M: _ ) I.•,• 4 k i"1.,•••••1'•••••- r f .. d .; r•,•-•,;..1,41•_--...„., < I i• / u•^ '. -E••JA ‘ ▪r.. t L 'J 1 1; .I EXISTING ASPHALT•1 / ..� t y K "rn:' i I.1 I EXISTING CONCRETE i0 REMAIN IV, ' O •!. -.l _a' ITN'.'."rN �1'° •-••• ` J�-` -/.r1 .'Jr! '.'1..• 1 M a r-..`�. I'M tr .fS.. -�I 1 �••- :.t" ;I.S... - ism .y:���.Wj{/. .. t '1��.... s t..f' \. -'..7' On .�l=l, +I ` :: "� -;[•_I ' I '{{ii -I 1!; SITE DATA „..,-..--L. _ _ {I n 1) 50254 V (1.tt AO) :.15I. - \� f \ VA,y O rw• PROPOSED INOERORdl11D ••\(• ` S }�J?.' i I i ExISTINO RITE MEP MCQ 1 •wPy.' "^ � ^`- _,�'�T •+•• - =owER p' ..xR,: w1 R 't t. Exlsrlrw RISC Mu VMm 2) 52.w s (052 AD) �"'a •� i I•lry (t [Y6TB10 BIR6EM011{MG 11.141 V ""•axElre•AA IN Netter• -7. 1,11•0111/1100DOOV i' r'� ',- Q,f i ��...E..ti��•`}�' A.- ,,,," '_� rTl A �N I�. t!I A`,a., rural.LJIOBCAR MUYtP - IOWAV '�• +t-ExlsnNC `L '2: .'�� _ �� -♦_ _ tL' POKER i0 , - —-- - - ' - • • -- T I -- . UWERGROUwED -- i .. 4/A�. m r ' B ` w . .�y -l i \.. X'..r•Y NF LIlI 07,41 L •I- '1� IQ1'3 -J>'TI - IK \ Ii - ' f11 —,�_ E ' Wake'.u. ` 1.1' 1 •J ::7J. /�T.7'/.F1--/.' I I_F 2 .». 44-x"1J Dg- I' ' 'i '-!' [_iEEbl\a .1I �•i *. T •_. ,\,1�.� Q WE DEVELOPMENT PLAN f` 1I 1!�'7ww1'N.A Vi, R+1��. ..._� .� Y *\ X VIVI [E PAD \ _ , . i . ,',i. ; ,nix: 1... .„.L../4"9 ��lL'�' / /EN/ © w N. _I IR EIIV 1p I Ill.s I N ,i I• -+/ s.P C!VlLONI�R •I)_ ■ ND III I�,1 1 1 n 11 .I i PLMI I I..E.Ae a. ',V.IE�I} I 11 1 DCM011[4 EDBTNB- Y 1 LI,I■i At i,4'//1 ] V 14 F 1I11:11 "(+...+--� ` } fI ,./.. .I I 1 11 11. 4 i i I jt I I, 1• • I,N_ a4.I 1111 all us: I. „ �!1 P1 n u/ :sos., y /-B" `\i I +�( + .1 pl S I� II1,_....Ai 1 r amnia IV 021 W EA V i \i... •, 1MIT CITY OF TIGARD C21 ®TYPICAL B RACK PLAN/ELEVATION 3 STRAIGHT ARROW(WHITE) Approved ( I AS N L S C21 N T S Conditionehy Approved ( X 1 °H"° 2110270.00 For only the work as described In • DESIGN REVIEW MAY 9,2012 'PERMIT NO. PDR2412. • ).oOZ See Letter to: Fottew I I Attach I I By�• . Date:. 7�2t!2_ REQUEST FOR COMMENTS DATE: M TO: June 5, 20 Cl T y OP T GgRD, OREGON RgNDUM 12 FROM: Gary Pagers Greg Be stecher, Current P E' Berry. Public Works ,���Planning ng DDR P 2012-00002 Str p12-0000 2 Sty And Unlit lm rovem e n ts St andards a dds Section 18.810 8 8 1 0 Chap e 810 prOV•provides standards for implementation of bl is aid private fa /it; and utilities such streets, sewers, and dr ainage Tha ppli cables tai dadS are addressed be/ow:Streets' Improvements: streets to within development and streets lacnt h all be improved in accordance with the T DC s and aids Section 18.810.030.4.2 st at any new street or : cJth portion xist st loved n actordance w h h e TUC Mi m rc Rights_of Qt nd Street Widths: Section on-street R re quires a conethdial street a 1 maway w e and 72-foot paved t�°n' Oela e ruired y incl d podking,sidegand bikeways, underground utilities, star t lightig, tOd m ddainae and Street trees.Impr°vem ents to N ail aare �o timely since proposed bridge ;n provements will req urre raising the frontage of the tUtilities: Section 78 81 0.120 e. • states that o Usties within the zoning exe fe ; m thequi g nts n dergroendin9 of utility lines the en of e requirements for is within the CaD Conseque ntly, underground Ong is not required. ______________________Storm t EN GIV EKING COM ME NTS DDR 2012-00002 F ANN0 CREEK HOUSE PAGE 1 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. The applicant is not proposing a water quality facility. The applicant shall submit a showing of compliance with the CWS Design Standards. 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 site drains directly to Fanno Creek. Consequently, detention is not required. Washington County Transportation Development Fee Due to credits for the demolition of a residence and for the remaining residence, payment is not required. To ensure compliance with vegetated corridor and sensitive area regulations, CWS R&O 07-20 requires the applicant to secure a Service Provider Letter. The proposed paving must be shown to comply with the regulations. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Convey to ODOT sufficient land along the frontage of SW Hall Blvd. to increase the right-of-way to 52 feet from centerline. The description shall be tied to the existing right-of-way centerline. ENGINEERING COMMENTS DDR 2012-00002 FANNO CREEK HOUSE PAGE 2 An erosion control permit shall be acquired from the City. The permit plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20) Chapter 2. Secure a CWS /storm Water Connection Permit Prior to finalization of the Site Permit, comply with the CWS Service Provider Letter. ENGINEERING COMMENTS DDR 2012-00002 FANNO CREEK HOUSE PAGE 3 City of Tigard _ ." TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX TIGARD Rate Calculation Worksheet APPLICANT el / i 6-(4-2\ DATE Ze/f }j MAILING ADDRESS / 1 25 61f-27/et C_ i.-✓J PREPARED BY /4 tys CITY/ZIP/PHONE )) �7 Z )._3 PLANS cHEcgriitzoi 2,ODOOZ_ TAX PROJECT TITLE AX MAP# `DA ©ovDO A De k u-Si_ SITUS#ADDRESS / 3 3 3 s 5/.,/ i- t.vJ FORMER USE(S) USE CODE UNITS X RATE _ � I DESCRIPTION/NOTES I )a 2.x / i,60,5- =,a _ s V� / 3i 33 v x = x = x = TOTAL TDT,FORMER USE(S) PROPOSED USE(S) USE CODE UNITS X RATE _ ZUNI DESCRIPTION/NOTES AAM / 475' /,S x , SI4 = ' 9/, 2 b�(o /� ,r !, sov ,P-r: �CoUs 4441'0...., e....0 ni4044-1444 1.416 6.._ ' x = x = TOTAL TDT,PROPOSED USE(S) 1f/ 7- LESS TOTAL TDT,FORMER USE(S) - *f 3 3 0 TDT INCREASE/(DECREASE) C > (INCR olt .-----/ --DOg, PAYMENT METHOD CASH/CHECK }}--,�,LL . // CREDIT 0VU1E2 GC 6�'- Sr"2 = 'T�v��' a 77� 3SVISvv ?a 1��L/A'e,rEL BANCROFT AGREEMENT (PROMISSORY NOTE) I, SOV ,V/A� = / e = /0 i2 ?v'7.t) DEFER TO OCCUPANCY 9 7:402,6 d D(._ oe I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) City of Tigard TIGARD Memorandum To: Gary Pagenstecher From: Todd Prager Re: Fanno Creek House Site Improvements Date: June 1, 2012 As you requested I have provided comments on the "Fanno Creek House Site Improvements" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.040, Street Trees Existing trees will be preserved to meet the street tree requirements as shown on sheet L1.0. No cutting or filling is planned within the driplines of street trees shown to be preserved. This requirement is met. 18.745.050, Buffering and Screening The applicant has proposed an alternative buffering and screening plan on sheet L4.1 that is equivalent to the C-level buffer. Therefore, this requirement is met. 18.745.050.E, Screening:special provisions On sheet L4.1 the applicant has proposed two broad spreading parking lot trees to shade the parking area on the basis of one tree for every seven parking spaces. Therefore, this requirement is met. 18.790.030, Tree Plan Requirement A. Tree plan required. 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 wherever possible. A tree plan has been provided by the applicant, and contains all of the required elements. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The location, size and species of all existing trees are in the February 22, 2012 arborist report and displayed on sheets L1.0 and L1.1 of the submittal. This requirement has been met. 2 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 18.79O.O6OD, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.79O.O6OD of no net loss of trees; b. Retention 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 in accordance with Section 18.79O.O6OD; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.79O.O6OD; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. As detailed in the February 22, 2012 arborist report and displayed on sheets L1.0 and L1.1 of the submittal, 100% of the existing trees over 12" diameter will be retained. Therefore, no mitigation is required. 3. Identification of all trees which are proposed to be removed; All tree which are proposed to be removed are identified in the February 22, 2012 arborist report and displayed on sheets L1.0 and L1.1 of the submittal. This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Details of tree protection standards and methods are included in the February 22, 2012 arborist report and displayed on sheet L1.0 of the submittal. This requirement has been met. CONDITIONS OF APPROVAL Tree Protection The applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (1'PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 71 0 " CITY OF TIGARD REQUEST FOR COMMENTS TIGARD DATE: May 31,2012 TO: PER ATTACHED Jt FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher.Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: Garyp @tigard-or.gov DOWNTOWN DESIGN REVIEW (DDR) 2012-00002 - FANNO CREEK HOUSE - REQUEST: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition, minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access, reconfigured parking, and landscaping. Two trees less than 12 inches in diameter will be removed for improved public access. LOCATION: 13335 SW Hall Blvd; Washington County Tax Assessor's Map 2S102Da, Tax Lot 800. ZONE: MU-CBD: Mixed Use — Central Business District. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. New development and re- development is required to conform to the standards of Chapter 18.610. SUB-AREA: Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or mixed use development. Compatible mixed-uses (live- work, convenience retail,office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 18.745, 18.755, 18.765, 18.780; 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: THURSDAY JUNE 15. 2012. 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 or email. Written comments provided below: Name&Number of Person Commenting: (.). ‘1•11)\-c Ni. ^l'51°\ CITY OF TIGARD REQUEST FOR COMMENTS TIGARD DA FE: May 31.2012 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher.Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: Garyp @ tgard-or.gov DOWNTOWN DESIGN REVIEW (DDR) 2012-00002 - FANNO CREEK HOUSE - REQUEST: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition, minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access, reconfigured parking, and landscaping. Two trees less than 12 inches in diameter will be removed for improved public access. LOCATION: 13335 SW Hall Blvd; Washington County Tax Assessor's Map 2S102Da, Tax Lot 800. ZONE: MU-CBD: Mixed Use — Central Business District. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. New development and re- development is required to conform to the standards of Chapter 18.610. SUB-AREA: Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or mixed use development. Compatible mixed-uses (live- work, convenience retail, office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 18.745, 18.755, 18.765, 18.780; 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: THURSDAY JUNE 15, 2012. 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 S\X'Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed ropo. al and Iv ye no�oob,jje/ectionns to�i,t. XPlease contact /[ C fiat CC.X V �f� tfavi of our office Please refer to the enclosed letter or email. / 3-43/ 20� 7 ,>(SAWritten comments provided : r "vEtn 1 1 o F ta #��� bA/6 04/007--; I 4—f 42,4-L I E-/ CbJt (MT Z"I//1114It y 3 "cI' Apt 61C Len :AI/ iktkiAgi .& A hP%i..� 47/4419° t 6 Carr dF 1d me off E' , ivy Li Fe- 0-Luc !i ( - 6 l ir'(,k - 1 /ry J f02-/c —Poo too, Name&Number of Person Commenting: L /�0i4ker gt/A Pi Single Phase Switch Vault :ffivIRA 504-PGE (2) - ii;" Dia. Holes for Grounding ' r Dia. Insert (2 Places in Top) Full 180' Open 3" Dia. Insert i — (2 Eoch Wall, 2 Walls) i / Spring Assisted �L \ Galvanized Diamond Plate Door 4 N- " \ w/Locking Latch Optional-NonSlip Door ��� Recessed Lift Handle \`� '�• ,- 2" x 3" Brass Plate � � i-T=T�T �i TOP � .�� � ��_���_����������T�+�T�i� ��� (2) - 2-Ton Lift Anchors No. 55-332P-PGE lid -'-'-'-'''-'- t 1,230 lbs. 1 ,--,',-',' ',',-',!,!,!,!,!,-, ,- ,-,-,-, � 3'-0" Long Galvanized "C" Channel i� '.� (1 Each Wall) • 1'-6" Long Galvanized "C" Channel � (1 Each Wall) =♦� . / 4'-2" \O ♦ 4,-0" BASE ,I 0 I 3 2 lbs. E Q�` 3,250 lbs. 3'-6" o ' (4) - 4" Dia. Grounding Inserts POI iE - 4.5" Dia. Term-A-Duct (2 Inside Walls, 2 Outside Walls) • (4 Each Wall, 2 Walls) Galvanized Pull Lift Iron--•''''' 8" Dia. / Sump 2.38" Dia. Term-A-Duct (1 Each Corner) (2 Each Wall, 2 Walls) 4'-8" 4'-8" OPTIONAL TOPS 4'-8" 4.-8" 1'-3i" 1'-3}" 1'-2" — _jil-•- ---•-] — 1'-2" 2.-1" — 21" x 25" Blockout I I 1,-0" (2) - 12" x 12" Blackouts Ig O 1° 1 i / 1 -°" � ■ ■ - SINGLE PHASE TRANSFORMER PADMOUNT MINISFOR No. 55-2125-PGE THREE PHASE TRANSFORMER PADMOUNT 1,540 lbs. No. 55-2-1212-PGE 1,590 lbs. • Scale: 3/8" = 1'-0" ® 504-PGE UTILITY VAULT TM 504-PGE File Name:020UEE504PGE1 a division of Oldcastls Precast,Inc. Issue Date: 2005 56 x 56 x 48 PO Box 323,Wilsonville,Oregon 97070-0323 Tel:(503)682-2844 Fax:(503)682-2657 www.uvwilsonville.com 43.0 / f-4W&' ffieski 0' afri„,et . 4242-PGE Single Phase Padmount Transformer Vault-25&50 kVA (2) — }" Dia. Inserts 21' x 25' Blockout for Securing Transformer \1'-34" / r (2) - 2—Ton Lift Anchors TOP No.4242-T-PGE \ 4'-2' 3'-6" r 2" x 3" Brass Plate 2'-4" i r (2) — i" Dia. Inserts 730 lbs ..,.. <-- --..------ 4" -1 i/i 12—8 42-B-PGE 0- 1,650 lbs ' 2'-3}° 100011.1 J 6" x 7" Opening 64-.<, (1 Each Wall) 4'-O' 4'-0" L (2) — 13" Dia. Lift Holes OPTIONAL TOP 3'-6" 2.-11r I r _ f 4Z5-G-vzs- '`i`i i`i`T:.`T��y`%ice xfiGifil \- i`iiT�`i`iyi`i� N I� . Pte- VOti4 C /f_ • n 0V LOCKING GALVANIZED STEEL DOOR . Top No. 4242—T-2436P Thickness: 53" 560 lbs. Scale: 1/2" = 1'-0" f "I ® File Name:020UEE4242PGE1 4242-PG UTILITY VAULT n1 a division of Oldcastlw Precast,Inc 48 x 48 x 32 PO Box 323,Wilsonville,Oregon 97070-0323 Issue Date: 2005 Tel:(503)682-2844 Fax:(503)682-2657 www.uvwilsonville.com 6'x6' /TRANSFORMER PAD OPENING IN PAD 4" PRIMARY CONDUIT QJ , Q 4" SECONDARY CONDUITS•FRONT OF PAD (CROWD TO OUTSIDE OF OPENING) -� 2' MIN. BETWEEN NEAREST PRI & SEC CONDUIT 3-PHASE TRANSFORMER PAD- �y CONDUIT CONFIGURATION (TOP VIEW) • 196 42-so • 42"x5O" • TRANSFORMER PAD "4242-T-PGE • �I"x 2S" PENING IN PAD 2" PRIMARY 3" SECONDARY- . • • CONDUIT• • CONDUIT 0Q. FRONT OF PAD 8x1 I SINGLE-PHASE TRANSFORMER PAD- CONDUIT CONFIGURATION (TOP VIEW) • / F <w call d o ai m e KEYNOTES 0 `to'oi a G' 0 N 1. PROPOSED GRASS-PAVE, TIP. SEE LANDSCAPE PLAN. `o e �� , I 2. PERVIOUS PAVER PEDESTRIAN PATH ' < 19.p0 21'36"E 9273' TAX LOT 401 3. CONCRETE WHEEL STOP ;a' / I 016? `7~ N88'09'021E 56.25'- MAP 25-1-02DA 4. BIKE RACK. SEE DETAIL 2/C21- ' o`,i~.• / t9n5 U� ■'� q 5. FLEET PARKING STALL p ,� 3J5• I w► cc '� \ 6. PAINTED CIRCULATION ARROW. SEE DETAIL 3/C2.1. ea& .0216 `�\_ 1_r—�� EXISTING TOP OF BANK tS`i` 7. AFFIX BIKE PARKING SIGN TO BUILDING / `p -Op•'11 II 0°/ °\ i S78'4i'_ 8. HANDICAP PARKING SIGN ° ,�,T \�. I E 39. ci o • / i °. 55' 9. 'DO NOT ENTER" SIGN ,� o W r,< o 1 NEAR FLOOD PLAIN LINE E c-`• O e �'� 10. PROTECT EXISTING METER. ADJUST TO MATCH PATH GRADE. w a w '. , i91s �� \\\` % N I PUCE PAVERS AROUND EXISTING METER BOX. W pp o °N if�}/ ° /` / ,, lD1 t016, 1\,� \y \\\ 19015', � Si: O O / `i0S �I/Ir// D ' ° ' - cc a ° \►\.`. \��\ r,% LEGEND L� a ■ I91ti 20Qj, J ■ASRYTGX CA Client '� RENOWN NG-1. CITY T 401 / N �, ! n o _ �\- `, ,` I .o ' - EDGE OF PAVEMENT /// w ` I BEVAT,YIIt 11518' 02DA / / -- �u 1 - — — = PATH OF FIRE APPARATUS P EL 1j L�\ 17'R.0.7f.. EXISTING EASEMENT 1992-069 �� 47 EXISTING H SE DEDICA , I I / TO REMAIN \ it EXISTING PROPERTY/RIGHT-OF-WAY LINE Lp , TAX LOT 900 Rox w- n_ C{�i 0 , h ■ ` VEGETATED mf \� c` I A EXISTING TREE TO BE RET•IOVED 5p� c:\% 4 _,�-�- CORRIDOR \ �� RET �� ��� emu. �j //i PROPOSED ASPHALT(160 SF) Project ��► ` \ '�' FAMIO CREEK /1/111. - \ 139.( ///,r/ ° ° - - HOUSE SSrTE sy _ u• , \ \'\ ( ° ;, �c' 1 ::::: ::::'f -_ _0 -t;.o e.` I± ? ERS (1,940 SF) \ 6iii —a-• faRwA e. .. -�-_ -,:.,v ff.tsas' L! X LOT 800 , 1030. ` i'';rc- °,. �,;-„e, �/' a' \ - J� i EXISTING ASPHALT t,\% �., . �, _ , :',g. f-� we`'i , MAP 85-1 02DA © 11` v 3 /tr1 / GA2�D / j ' /i/i4 /Lrii of r \ -' °}; \ i' _ ' - ( _ d L - --t, J V _<,. j - 9 '� ® - , 1 EXISTING CONCRETE TO REMAIN 4:23 V 1 _ \ O „--}— I O , �J�_i' 1 � � _ - MIN. _ ,�• \ • - Vii • ��� �' i ?�` 7YP© 18.5' 2 x`8:5: I I /7/ p2 �"' _ a • ID 0 - '" 'T f°°° d ■ 0,ma' C).,, , O ©rYP. \ \Lei •i t I I SE DATA 1Os : SPHAk. I I i 48,267 SF 1.11 AC J ',-: - � UNDGROUND (i L _ Ck.� I ��301DI P, _ _ 4�. ( I I ,t EXISTING iMPERVIOUS(AREACEL 2) 22,858 (0.52 AC) GROUP wawa¢uro ARE NOT To 8E �,,� THESE DRAWINGS ARE THE PROPERTY a' _ \ •� 6, — _ _ ' USED OR REPRDOUCED IN AMY '�� . ® 1 �'t . ` PROPOSED IMPERVIOUS AREA - 12,743 SF WITHOUT PRIOR WRITTEN PE/WASS/ON ASPHALT- TOTAL LANDSCAPE AREA 58,382 SF (82 X) REVISIONS. n (b� D , r- _�'��- \.. 7 i� _ °^' „. �' _ ` I ♦ ,`� < REN510115 REVISION DELTA Off• EXISTING OVERHEAD • t f•. Ate► s��� �'� -� _ — _ — _��ummal POWER TO BE \ * -- '1 �r� b "►!' sco afEr CLOSING DATE �UU,Wp•NBERGROUNDED / �Il�s . vL11 1 e;,rr„�,y ,iy _ I k. d47, w3u TAX LOT 701 N8J OI'Ee" —��r ® . > ,� t. li '� \• i i 1 It . . . S i -- • MAP 2S-1-0 E 'T _ 1V� , t •4 GAL l I / ''�'..-yr. j ,--1I 1 _� i � ;1, ! 1�, c%+\�I, R„10}¢'� 1 I 2-"I �I�IL i Y I , ��- �5 ��•., ;1�uI'35.a s I ` cIE 01 a►,7 ��L►// - .a • - \i I ® 1 , �� . E``�i j' 1u ►� -► E z SHEET TITLE: ♦ / �`� - CO CRETE PAD ' " 1 - I ��'Q(:).z.45 TRUE PROJECT 40 D TO 20 1I DEVELOPMENT — ,�,L` NORTH NURTH 11Qf I • I � ,,� I PLAN -A Y i\ - l Inch. 20 }L CONCRETE FOOTING ` f�,�� /' t� - , , Ira ONiScilit-P3pfs4 NJ pd ` `(N`7��/ ¢2�2—e I 1 - 1 • i a A A NUMB�r OF POI �I 9�i ■ I� CarTRok //,,,((}}}//tt11 ' Ij g I I�I•• + DRANM BY: JMH As •WN ON PLA ► r �(W"' '� _' ,{' _ /1,� CHECKED BY: RJH �•3� W N I / ¢ , 1 1 1 Imsnl , SHEET:I.I1 it Il1... . pkfinAgy V6.01/r, 02.1 TYPICAL BIKE RACK PLAN/ELEVAl10N STRAIGHT ARROW (WHITE) (WHITE) JOB NO 0 N.T.S. .10 -R ®N.T.S. ,., 2110270.00 DESIGN REVIEW - MAY 9, 2012 ,110„..°\MI.\27 G2-1S•° .u° 07,00/12 la 50 1 20 '// CleanWater Services MEMORANDUM Date: June 14, 2012 To: Gary Pagenstecher, Associa lanner, City of Tigard From: Jackie Sue Humphreys, lean Water Services(the District) Subject: Fanno Creek House, DDR 2012-00002,2S102DA00800 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards,Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location,condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Site contains a"Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 11-004248, dated May 3, 2012. i. Clean Water Services shall require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. j. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. k. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. Gary Pagenstecher From: Smith, Lynn <Lynn.Smith @CenturyLink.com> Sent: Monday, June 11, 2012 1:58 PM To: Gary Pagenstecher Subject: FANNO CREEK HOUSE Gary, Re: DDR 2012-00002 Fanno Creek House This falls outside of our serving area,Thank you for the opportunity to comment but this will not affect us. Thank you Lynn Lynn M Smith Century-Link'Right of Way Manager Oregon and SW Washington 8021 SW Capitol 'dill Rd Portland,Or 97219 503-242-6376 Office This communication is the property of Century Link and may contain confidential or privileged information.Unauthorized use of this communication is strictly prohibited and may be unlawful.If you have received this communication in error.please immediately notify the sender by reply e-mail and destroy all copies of the communication and any attachments. 1 Lora Garland From: matt @tigardcc.org Sent: Wednesday, June 06, 2012 10:33 AM To: City Records Subject: Public Records Request - Matt Rader Categories: 2 Public Records Request Date/Time of Request: 6/6/2012 10:32:54 AM Contact Name: Matt Rader Phone Number: 503-639-5713 Contact:Traded Voice Mails with Lora Garland Fax Number: 503-968-9110 Alternate Number: Email Address: matt @tigardcc.org Description of Records Requested: I would like a copy of the materials for the Fanno Creek House Proposal.Case ID number: DDR2012-00002. If this information is available online, or electronically I would be happy to veiw it that way, if it is not then a paper copy would be nice. * * * * FOR RECORDS STAFF USE ONLY * * * * Number of Files Removed: AAy Ju Number of Boxes Removed: Number of Microfilm/Microfiche Removed: Files Removed By: Time Spent: File Return Date: Location of Documents: Division Code: 1 CITY OF TIGARD REQUEST FOR COMMENTS TIGARD DATE: May 31,2012 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: Garypai,tigard-or.gov DOWNTOWN DESIGN REVIEW (DDR) 2012-00002 - FANNO CREEK HOUSE - REQUEST: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition, minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access, reconfigured parking, and landscaping. Two trees less than 12 inches in diameter will be removed for improved public access. LOCATION: 13335 SW Hall Blvd; Washington County Tax Assessor's Map 2S102Da, Tax Lot 800. ZONE: MU-CBD: Mixed Use — Central Business District. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. New development and re- development is required to conform to the standards of Chapter 18.610. SUB-AREA: Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or mixed use development. Compatible mixed-uses (live- work, convenience retail, office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 18.745, 18.755, 18.765, 18.780; 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: THURSDAY JUNE 15, 2012. 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 or email. Written comments provided below: Name&Number of Person Commenting. . CITY OF TIGARD REQUEST FOR f'"49ENTS �' ���I s�Ts4 -JTIFICATION LIST FOR LAND USE & COMMUNITY DEVEL. .;NT APPLICATIONS CD �� °"S FILE NOS.: DO R 2OIZ 0°64_— FILE NAME: Ff37+/415 &toc,lc- CITY OFFICES 6 _C.D.ADMINISTRATION/Ron Bunch,CD Director r X DEVELOPMENT SERVICES/Todd Prager,Assoc Planner/Arborist _PUBLIC WORKS/Ted Kyle,City Engineer _C.D.ADMINISTRATION/Susan Hartnett,Asst.CD Director 1,11 BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) CITY ADMINISTRATIOWCathy Wheatley,City Recorder y/1 POLICE DEPARTMENTiJim Wolf,Crime Prevention Officer PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs. _PUBLIC WORKS/Brian Pager,Assistant PW Director - X FILE/REFERENCE(+2 sets) X DEVELOPMENT SERVICES/Gus Duenas,Development Eng _PUBLIC WORKS/Steve Martin,Parks Manager SPECIAL DISTRICTS 2.. _ TUAL.HILLS PARK&REC.DIST.*X TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* 'CLEAN WATER SERVICES Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170th Avenue David Schweitzer/SWvI Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS 3 CITY OF BEAVERTON sft _ CITY OF TUALATIN sit X OR. DEPT.OF FISH&WILDLIFE _OR. DIV.OF STATE LANDS Planning Manager Planning Manager Elizabeth Ruther, Habitat Biologist Melinda Wood (WLUN F(7nn Required) — _ Steven Sparks,Dev Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE, Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland.OR 97231 _ OR.PUB. UTILITIES COMM. METRO-LAND USE&PLANNING sir _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM sir 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry. Rd _ Joanna Mensher, Data Resource center(zcA-Adopted) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,(zcA-RFC only) _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(/Maps a cws Letter only) _ O.Gerald Uba, Ph.D.,(cPwocwzoN) Mara Ulloa■Comp Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY * 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem.OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY sit _ OR. DEPT.OF ENERGY(POwerrines m Area) 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 sit 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 _Naomi Vogel-Beattie(General Apr Lake Oswego, OR 97034 _Brent Curtis(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 sit _Assessment a Taxation(ZCA)MS 9 _CITY OF PORTLAND (Notify for W ,Wetlands and Potential Environmental Impacts) Development Review Coordinator _Dona Mate)a.Cartography(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(Vacations) 1900 SW 4th Avenue, Suite 4100 2020 SW Fourth Avenue, Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR. PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY }L ODOT, REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccAl"911"Monopole row.ry) Chad Gordon,Assistant District Manager (Notify of ODOT RJR-Hwy Crossing Is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing Safety Specialist (NOhfy it Properly Has HO Overlay) Beaverton. OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 6 _PORTLAND WESTERN RJR, BURLINGTON NORTHERN/SANTA FE RJR, OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell, President&General Manager 200 Hawthorne Avenue SE. Suite C320 Salem,OR 97301-5294 —SOUTHERN PACIFIC TRANS.CO. RJR _METRO AREA COMMUNICATIONS ,COMCAST CABLE CORP. _C TRI-MET TRANSIT DVLPMT. Clifford C. Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(S..Map rn Ana conr.or) (If Project is Withal V.Mile 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 +'-PORTLAND GENERAL ELECTRIC .. NW NATURAL GAS COMPANY X VERIZON AQWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng. ROW Mgr 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 —TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 —COMCAST CABLE CORP- _COMCAST CABLE COMMUNIC. Ten Brady,Administrative Offices Jennifer Garland, Demographics Alex Silantiev(S..Map for Ae.a Contact) Brian Every inpp.E of namN ntsarr 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 sir INDICATES A�LQMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT If WITHIN 500'OF THE SUBJECT PROPERTY FOR ANT/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h'.\patty\masters\Request For Comments Notification List.doc (UPDATED: 12-Jul-11) (Also update:i.\curpin\selup\labels\annexations\annexation_utdities and franchises doc,mailing labels&auto text when updating this document) MAILING / NOTIFICATION RECORDS i • el AFFIDAVIT OF MAILING TIGARD I, Christine L. Wiley, 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: ((7+ck Appropriate eoo:(.)Below) © NOTICE OF TYPE II DECISION DOWNTOWN FOR: DESIGN REVIEW(DDR) 2012-00002,FANNO CREEK HOUSE (Fie No./Nano Reference) ❑ AMENDED NOTICE 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 July 30.2012,and deposited in the United States Mail on July 30.2012 postage prepaid. (Person that rehared Nonce) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the '<4 day of A-04)u&.l ,2012. OFFICIAL SEAL •>+r-�q•, SHIRLEY L TREAT {J y `.r NOTARY PUBLIC.OREGON (/ Q∎ "' COMMISSION NO.459848 f MY COMMISSION EXPIRES JULY 06,2015 ) NOTARY PUBL C OF OREGON My Commission Expires: NOTICE OF TYPE II DECISION DOWNTOWN DESIGN REVIEW (DDR) 2012-00002 FANNO CREEK HOUSE TIGARD 120 DAYS = 09-27-2012 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO CREEK HOUSE CASE NO.: Downtown Design Review(DDR) DDR2012-00002 PROPOSAL: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition,minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access, reconfigured parking, and landscaping. Two'trees less than 12 inches in diameter will be removed for improved public access. APPLICANT/ Steve Martin, Parks APPLICANT'S Rhys Konrad OWNER: &Facilities Manager REP: Group Mackenzie City of Tigard Parks 1515 SE Water Avenue, Division Suite 100 13125 SW Hall Blvd. Portland,OR 97214 Tigard,OR 97223 LOCATIONS: 13335 SW Hall Blvd,WCTM 2S102DA,Tax Lot 800 ZONING DESIGNATION: MU-CBD: Mixed Use — Central Business District. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. New development and re-development is required to conform to the standards of Chapter 18.610. SUB-AREA: Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or mixed use development. Compatible mixed-uses (live-work, convenience retail, office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 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. 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 mailed to: X The applicant and owner X Owners of record within the required distance X Affected government agencies A Final Decision: THIS DECISION IS FINAL ON JULY 26, 2012 AND BECOMES EFFECTIVE ON AUGUST 10, 2012, UNLESS AN APPEAL IS FILED. A ealeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision 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 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 AUGUST 9, 2012. Questions: For further information please contact the Planning Division Staff Planner, Gary Pagenstecher,Associate Planner, at (503) 718-2434, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. VICINITY MAP \\\\\NI\l‘ril\ DDR2012-00002 Fanno Creek House 13000 Subject Site F rh" � :1•�IA i ♦••••♦ •.t� •••••••••••• • 3 1 �������������������� ��.1���♦ Information on this map is Ior general location only and should be milled with the Q Development Services Division. > 1 350 0 Adam.Scala 12 000-1 in=„i it J CO Map punted at 01 12 Pia on 23-Jul-12 J City of Tigard Feet tIGAR MAPS TW839•4g772/23 C 250 mwow agard-or gov A RA ST 13`'00 . CITY OF TIGARD REQUEST FOR Ct HIS { c•rti serf .0TIFICATION LIST FOR LAND USE 8 COMMUNITY DEVELOt rltNT APPLICATIONS 6 a�14"'y ow� FILE NOS.:, DO R 2O)2 ff1 b°ooj_ FILE NAME: T+ C- 1..tht , Exhibit B CITY OFFICES 1 C _C.D.ADMINISTRATION'Ron Bunch,CO Director ;r'X DEVELOPMENT SERVICES/Todd Prager,Assoc Planner/Arborist _PUBLIC WORKS/Ted Kyle,City Engineer _C.D.ADMINISTRATION'Susan Hartnett,Asst CD Director /It BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION'Cathy Wheatley,City Recorder .i1 POLICE DEPARTMENT/Jim Wolf,Crime Prevention Officer PLANNING COMMISSION(+12 sets) _DEVELOPMENT SERVICES/Planning-Engineering Techs. _PUBLIC WORKS/Brian Rager,Assistant PW Director --I FILE/REFERENCE(+2 sets) .,_ X DEVELOPMENT SERVICES/Gus Duenas,Development Eng _PUBLIC WORKS/Steve Martin,Parks Manager SPECIAL DISTRICTS 2. _ TUAL.HILLS PARK&REC.DIST.*X TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* le CLEAN WATER SERVICES Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 1701h Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS 3 CITY OF BEAVERTON .)IF _ CITY OF TUALATIN* X OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS T Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood(muN Form Regailed) Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 — PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ 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 17160 SW Upper Boones Fry. Rd. _ Joanna Mensher,Dela Resource Center(2CA•Adopied) _US ARMY CORPS.OF ENG. Durham, OR 97224 _ Paulette Copperstone,(2CA•RFC Only) OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Mops&cws Lone,()my) _ 0.Gerald Uba,Ph.D.,(cPANocNzoN) Mara Ulloa(Comp Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY * 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Poweranes in Area) _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 _Naomi Vogel-Beattie(General Api Lake Oswego,OR 97034 ^Brent Curtis IcPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 ill _Assessment&Taxation(2CA)M5 a _CITY OF PORTLAND (Notify for WeiWrws ann Potential Envuonmenlal Impacts) Development Review Coordinator _Dona Mwe(a,Canography(ICA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) 1900 SW 4'h Avenue, Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. WA.CO.CONSOL.COMM.AGNCY X_ODOT,REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)°n riAbnnptu.To...r.) Chad Gordon,Assistant District Manager (Notify d ODOT R/R-Hwy Grossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,sr.crossing Safely Specla4ot (Notify if Properly Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-131h Street,NE,Suite 3 725 Sumner St.NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 6 _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 _SOUTHERN PACIFIC TRANS.CO.RIR _METRO AREA COMMUNICATIONS .COMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus Il..M.p to.N..Contact) (II Pitted is Wenn Y.Mite of a Transn 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 f-�PORTLAND GENERAL ELECTRIC _X NW NATURAL GAS COMPANY X VERIZON 1c QWEST COMMUNICATIONS Mike Hieb Svc Design Consultant t Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng. ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 1 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. COMCAST CABLE COMMUNIC, Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex SilantieV rs..wp AN A.o...) Brian Every(App.E prn.enaaa+n 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 • INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITIIJN 500'OI THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h 1pattyvnasterstRequest For Comments Notification List.doc (UPDATED' 12-Jul•11) (Also update i 1curpinlsetup labelstennexafrons(annexation uhirties and franchises doc mailing labels&auto text when updating this document) VLMK Consulting Engineers SDR2011-00002/TRE2011-00010/TRE2011-00014 Jennifer Kimura TIGARD DISTRIBUTION CENTER 3993 SW Kelly Ave. Portland, OR 97239 Tigard Distribution Center LLC c/o Deering Management Group 4800 SW Macadam Ave,Suite 120 Portland, OR 97239 CVG Oregon LLC 7800 Walton Pkwy. New Albany, OH 43054 East Side Van & Storage, Inc. Attn: Keith Ashcraft 4836 SE Powell Blvd. Portland, OR 97206 2S102DB00602 2S102DB03100 BEDOLLA,KAREN R MERRICK,DONALD L&CAROL J 8915 SW OMARA ST 13376 SW CHELSEA LP TIGARD,OR 97223 TIGARD,OR 97223 2S102DD01500 2S102DD01301 BUCK,CARL J&DONA JEAN OREGON,STATE OF DEPT OF TRANSPO 8740 SW OMARA ST FINANCIAL SERVICES TIGARD,OR 97223 355 CAPITOL ST NE,RM 434 SALEM,OR 97301 2S102DB02800 2S102DB00603 BYRNE,JAMES G&DIANNE V OTTING,LOIS E 13454 SW CHELSEA LOOP 8885 SW OMARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102DB03200 2S102DA00701 COGBURN,ROBINANN K& TIGARD CHRISTIAN CHURCH FRARY,MAUREEN L 13405 SW HALL BLVD 13348 SW CHELSEA LOOP TIGARD,OR 97223 TIGARD,OR 97223 2S102DB00601 2S102DD00100 DOWNS,MATTHEW JACK TIGARD,CITY OF 8855 SW OMARA ST 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DB00100 2S102DD00200 FRONTIER COMMUNICATIONS NORTHWES TIGARD,CITY OF PO BOX 152206 13125 SW HALL BLVD IRVING,TX 75015 TIGARD,OR 97223 2S102DD01400 2S102DB00500 HOLSTEIN,MARVIN R/LORETTA R TRS TIGARD,CITY OF 8710 SW OMARA 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DD01300 2S102DA00401 KRAEMER,JULIA A&MARK W TIGARD,CITY OF PO BOX 80665 13125 SW HALL PORTLAND,OR 97280 TIGARD,OR 97223 2S102DD01501 2S102DA00400 LALLY,THERESA&DON TIGARD,CITY OF 8830 SW OMARA ST 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DB03000 2S102DA00600 L UEBKE,JONATHAN R&AMBER M TIGARD,CITY OF 13404 SW CHELSEA LOOP 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DA00800 TIGARD,CITY OF 13125 SW HALL BLVD TIGARD,OR 97223 2S102DA00703 TIGARD,CITY OF 13125 SW HALL 77GARD,OR 97223 2S102DA00704 TIGARD,CITY OF 13125 SW HALL TIGARD,OR 97223 2S102DA00500 TIGARD-TUALATIN SCHOOL DISTRICT 23J 6960 SW SANDBURG ST TIGARD,OR 97223 2S102DB02700 77MM,CARREN A 13488 SW CHELSEA LP TIGARD,OR 97223 2S102DB00604 TOMBLESON,DANICE LLOYDE 8825 SW O MARA ST TIGARD,OR 97223 2S102DB03300 YOUNG,ERIC&CARRIE 13336 SW CHELSEA LOOP TIGARD,OR 97223 2S102DB02900 ZHANG,CHINGSHENG 13416 SW CHELSEA LOOP 77GARD,OR 97223 2S102DA00800 TIGARD,CITY OF 13125 SW HALL BLVD TIGARD,OR 97223 2S102DA00703 TIGARD,CITY OF 13125 SW HALL TIGARD,OR 97223 2S102DA00704 TIGARD,CITY OF 13125 SW HALL TIGARD,OR 97223 2S102DA00500 TIGARD-TUALATIN SCHOOL DISTRICT 231 6960 SW SANDBURG ST TIGARD,OR 97223 2S102DB02700 TIMM,CARREN A 13488 SW CHELSEA LP TIGARD,OR 97223 2S102DB00604 TOMBLESON,DANICE LLOYDE 8825 SW O'MARA ST TIGARD,OR 97223 2S102DB03300 YOUNG,ERIC&CARRIE 13336 SW CHELSEA LOOP TIGARD,OR 97223 2S102DB02900 ZHANG,CHINGSHENG 13416 SW CHELSEA LOOP TIGARD,OR 97223 City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 ODOT—REGION 1, DIST 2A CHAD GORDON, ASST. DISTRICT MGR. 6000 SW RAAB ROAD PORTLAND, OR 97221 1 NOTICE OF TYPE II DECISION DOWNTOWN DESIGN REVIEW (DDR) 2012-00002 III -0 FANNO CREEK HOUSE TIGARD 120 DAYS = 09-27-2012 SECTION I. APPLICATION SUMMARY FILE NAME: FANNO CREEK HOUSE CASE NO.: Downtown Design Review (DDR) DDR2012-00002 PROPOSAL: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition, minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access, reconfigured parking, and landscaping. Two trees less than 12 inches in diameter will be removed for improved public access. APPLICANT/ Steve Martin, Parks APPLICANT'S Rhys Konrad OWNER: &Facilities Manager REP: Group Mackenzie City of Tigard Parks 1515 SE Water Avenue, Division Suite 100 13125 SW Hall Blvd. Portland,OR 97214 Tigard,OR 97223 LOCATIONS: 13335 SW I Tall Blvd,WCTM 2S102DA,Tax Lot 800 ZONING DESIGNATION: MU-CBD: Mixed Use — Central Business District. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi- family and attached single family residences are permitted. New development and re-development is required to conform to the standards of Chapter 18.610. SUB-AREA: Fanno - Burnham Street. This sub-area provides an opportunity for medium scale residential or mixed use development. Compatible mixed-uses (live-work, convenience retail, office and civic uses) are encouraged on the frontage of Burnham Street. The area in proximity to Fanno Creek Park will be an opportunity to create a high quality residential environment with views and access to the natural amenity of Fanno Creek Park. Building heights will step down to three stories so as not to overwhelm or cast shadows on the park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 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 for Downtown Design Review subject to conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 1 OF 16 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: 1. Prior to any site improvements, the applicant shall convey to ODOT sufficient land along the frontage of SW Hall Blvd. to increase the right-of-way to 52 feet from centerline. The description shall be tied to the existing right-of-way centerline. 2. Prior to any site improvements, the applicant shall obtain an erosion control permit from the City. The permit plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No.07-20) Chapter 2. 3. Prior to any site improvements, the applicant shall obtain a Clean Water Services Storm Water Connection Permit. 4. Prior to any site improvements, the applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures can be processed. 5. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The Project Arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (T'PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ is reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED 7. Prior to certificate of occupancy,the applicant shall comply with the Clean Water Services' Amended Service Provider Letter conditions (CWWS File Number 11-004248). DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 2 OF 16 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. SITE AND PROPOSAL INFORMATION Site History The subject 1.63-acre site was developed with two residences in the past and was the subject of a minor land partition (MLP1992-00005) in 1992 by the adjacent Tigard Christian Church. The city recently acquired the site and removed one of the dwellings. The two lots created in the partition were consolidated and now form one tax lot. The city has upgraded the remaining dwelling for the proposed community recreation use. Existing driveway access and landscaping will be modified with the proposed development. Vicinity Information The subject property is bounded by Fanno Creek and Fanno Creek Park on the north and west, Hall Blvd on the east, and the Tigard Christian Church on the south and west. The site is the southernmost property in Tigard's downtown, zoned MU-CBD. Property to the cast of Hall is zoned light industrial and R-12 (which includes the City Library).The Church property to the south is zoned R-12 (PD). Site Information and Proposal Description: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition,minor site improvements are proposed on the 1.63 acre property, including pedestrian and fire vehicle access,reconfigured parking,and landscaping.Two trees,less than 12 inches in diameter,will be removed for improved public access. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS CHAPTER SUMMARY A. Zoning Districts 18.520 Commercial Zoning Districts B. Tigard Downtown District Development and Design Standards 18.610 C. Additional Applicable Development Code Standards 18.705 (Access Egress and Circulation) 18.745 (Landscaping and Screening) 18.755 (Mixed Solid Waste and Recyclable Storage) 18.765 (Off-Street Parking and Loading Requirements) 18.780 (Signs) 18.795 (Visual Clearance) D. Land Use Decisions 18.390 (Decision Making Procedures) REVIEW CRITERIA AND FINDINGS A. ZONING DISTRICT Section 18.520.020 lists the description of the Commercial Zoning Districts. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. New development and re-development is required to conform to the standards of Chapter 18.610. The site is located in the MU - CBD zoning district: Mixed Use — Central Business District. Table18.520.1 — Use Table Commercial Zones, identifies the proposed community recreation use as a permitted use in the MU-CBD zone. Therefore, the proposed community recreation use is permitted subject to conformance with standards in Chapter 18.610. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 3 OF 16 B. TIGARD DOWNTOWN DISTRICT DEVELOPMENT AND DESIGN STANDARDS Section 18.610.010.C.2 states that an addition, expansion, enlargement, modification, and/or site improvements associated with such lawfully preexisting uses and structures shall be allowed, provided the application for such proposed project moves toward compliance with the applicable Development Code standards. Only those Downtown Building and Site Design Standards applicable to the proposed expansion, modification or site improvements to the existing development shall be applicable. Because the proposal is a modification to an existing single family dwelling and site improvements, not all design standards are applicable at this time. The applicable standards are addressed below. The applicant has shown how the modifications either meet or more closely comply with the new standards whenever possible. If compliance is not possible, the applicant has addressed the constraints that restrict full or partial compliance. Section 18.610.010.D.1.b of the Tigard Development Code states that the Track 2 application process applies to new development and renovation/remodeling projects listed in Section 18.610.010.E.2. This project meets the threshold of a Track 2 Administrative Review because of the change of use from residential to community recreation requires additional on-site parking in accordance with Chapter 18.765. 18.610.015.B.2 identifies standards for projects involving existing single-family dwellings. For projects involving preexisting housing units used for nonresidential uses the applicable standards are: Section 18.610.020, Building and Site Development Standards, including the applicable sub-area from Map 610.A; Section 18.610.030, Building Design Standards for Nonresidential Buildings and Section 18.610.035,Additional Standards. 18.610.020—BUILDING AND SITE DEVELOPMENT STANDARDS Table 18.610.1 MU-CBD Development Standards Matrix Footnote [1] to this table states that Table 18.610.1 does not apply to existing development. Therefore, the standards do not apply to the proposed change of use for the existing single-family dwelling. Parking Location: Parking is allowed on the side or rear of newly constructed buildings. If located on the side, the parking area shall not exceed 50% of the total frontage of the site. Parking is set back a minimum of 10 feet from the front property line. When abutting a public street, parking areas must be behind a landscaped area constructed to an L-1 standard. Where a parking lot shares a property line with an adjacent parking lot, the landscape requirement along the shared property line is not required. The applicant has proposed to modify on-site parking to include 11 spaces. The spaces are to the south side of the dwelling and at least 150 feet from the SW Hall Blvd.This standard is met. Rooftop Features/Equipment Screening: The following rooftop equipment does not require screening: (1) Solar panels, wind generators, and green roof features; (2) Equipment under two feet in height. Elevator mechanical equipment may extend above the height limit a maximum of 16 feet provided that the mechanical shaft is incorporated into the architecture of the building. Satellite dishes and other communications equipment shall be limited to 10 feet in height, shall be set back a minimum of five feet from the roof edge and screened from public view to the extent possible. All other roof-mounted mechanical equipment shall be limited to 10 feet in height, shall be set back a minimum of five feet from the roof edge and screened from public view and from views DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 4 OF 16 from adjacent buildings by one of the following methods: 1) A screen around the equipment that is made of a primary exterior finish material used on other portions of the building or architectural grade wood fencing or masonry; 2) Green roof features or regularly maintained dense evergreen foliage that forms an opaque barrier when planted. Required screening shall not be included in the building's maximum height calculation. According to the applicant's narrative, no new mechanical equipment or other roof top appurtenances have not been proposed.Therefore, these standards do not apply. Other Exterior Mechanical Equipment: Other exterior mechanical equipment on the site (electrical boxes, etc.) shall be screened from view from adjacent ROW, public spaces, and parking areas by one or a combination of the following: a) A screen around the equipment that is made of a primary exterior finish material used on other portions of the building or architectural grade wood fencing or masonry; or b) Set back from the street-facing elevation so it is not visible from the public ROW; or c) Dense evergreen foliage that forms an opaque barrier when planted that will be regularly maintained. According to the applicant's narrative, no new exterior mechanical equipment is proposed or modified. Therefore,this standard does not apply. FINDING: The building and site development standards included in this section are intended primarily for new developments. The proposal is to change the residential use to a community recreation use. No changes are proposed to the existing structure. Minor site improvements are proposed including striping the existing paved areas to denote 11 parking spaces, and a minor reconfiguration of the existing northern site drive to accommodate emergency egress of the site. These building and site development standards are either met or do not apply. 18.610.030-BUILDING AND SITE DESIGN STANDARDS This section includes the following subsections: A. Create vibrant ground floors, streetscapcs and rights-of-way; provide weather protection; and promote safety and security, B. Cohesive architectural facade standards, C. Integrated building facade standards, D. Create street corners with strong identity, E. Assure building quality, permanence and durability, F. Open space/public plaza, and G.Additional requirements for single-family attached dwelling units. FINDING: The building and site design standards included in this section are intended for new developments. The proposal is to change the residential use to a community recreation use. No changes are proposed to the existing structure. Minor site improvements are proposed including striping the existing paved areas to denote 11 parking spaces, and a minor reconfiguration of the existing northern site drive to accommodate emergency egress of the site.These building and site design standards do not apply. C. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS ACCESS MANAGEMENT (18.705.030): D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.I 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 existing access connects to SW Hall Blvd,a public street.This standard is met. Required walkway location. 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 DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 5 OF 16 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; As shown on the applicant's Site Development Plan (Sheet C2.1), a four-foot wide walkway is proposed from the porch stair landing to the sidewalk on SW Hall Blvd. This standard is met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. 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. As shown on the applicant's Site Development Plan (Sheet C2.1) the proposed walkway will be constructed of pervious pavers. This standard is met. 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. The existing access connects to SW Hall Blvd, an arterial. The existing driveway access is located at the southern property line, approximately 700 feet south of the entrance to City Hall and 330 feet north of SW O'Mara Street. The access is 100 feet south of and at the furthest point away from, Fanno Creek. However, since no new driveways are proposed with this application, and the location of the existing access is constrained by the adjacent Fanno Creek vegetated corridor and southern property line, this standard is met. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I 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 access 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. 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. Table 18.705.3 applies to commercial and industrial uses but does not specifically apply to the proposed community recreation use,a civic use. No new access points are proposed with this application. Eleven parking spaces are proposed, which requires one 30-foot access with 24 feet of pavement. As shown on the applicant's Site Development Plan (Sheet C2.1), there is one access point,with a 30-foot access to Hall. The existing one-way access loop on the site is proposed to be paved variously 12 to 20 feet in width. However, the proposed access dimensions and loop have been reviewed by TVF&R and meet their minimum requirements for emergency access and egress as indicated in an email dated November 8,2011 and submitted as part of the applicant's application. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The existing one-way access loop on the site is served by a single 30-foot access to SW Hall Blvd. The entrance to the one-way loop is located via the existing northern access drive, and the exit drive will be accommodated via the existing southern access drive.This standard is met. FINDING: Based on the analysis above, the applicable access egress and circulation requirements have been met. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 6 OF 16 ENVIRONMENTAL PERFORMANCE STANDARDS (18.725): The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard through regulation of the following Performance Standards: A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the Tigard Municipal Code shall apply. B. 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. C. 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. D. 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. E. 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. F. 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. FINDING: The use of this site as a public meeting location, at the scale of use served by 11 parking spaces and limited to business hours of operation, is not anticipated to have adverse effects with respect to the listed environmental performance standards above. Therefore, these 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.C. 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). Existing trees will be preserved to meet the street tree requirements as shown on sheet L1.0. No cutting or filling is planned within the driplines of street trees shown to be preserved.This requirement is met. 18.745.050 Buffering and Screening A. General provisions. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. The applicant's narrative provides the following finding for a proposed alternative to the buffer area landscaping and screening standards that is acceptable to the director, given the existing conditions of the site,public safety concerns,and comments by the abutting property owner. "In lieu of providing new materials on the southern property line adjacent to the existing access drive, the applicant is requesting an alternative buffer and landscape plan. According to Table 18.745.1 the differing zones along the western and southern property boundary (MU-CBD and R-12 PD), a C-level DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 7 OF 16 buffer is required. The C-level buffer requires a varying depth of buffer between 6'-10' and vegetation or fence/wall depending on the depth of the buffer. The western boundary of the site has an existing vegetated depth in excess of the C-1 requirement and will be planted in order to comply with the C-1 buffer standard. A majority of the southern property line is comprised of an existing access drive. The total southern property line is approximately 364' and is made up of a majority of paved area including the southern 14' wide access drive. Strict application of the C-level buffer (either C-1 — C-3) will preclude the acceptable width of the southern driveway for emergency egress of the site. No reduction in the width of the southern driveway is acceptable in order to maintain safe egress of the site for TVF&R. Furthermore,no reduction of the southern access drive is acceptable in order to accommodate required turning radii for TVF&R access of the site (see C2.4). Should a C-level buffer of any width be required along the southern property line, minimum turning radii could not be met and a hammerhead turnaround will be required.This will result in far more site disturbance including the addition of a large amount of impervious area and the removal of additional trees. In order to minimize the site impacts and utilize existing paved areas and vegetated materials,an alternative plan is being requested. In addition to the TVF&R requirements for emergency access and egress, the strict application of any of the C-level buffers along the southern property line will create a public safety issue. Any installation of a C-level buffer along the existing access drive will create an unacceptable public safety issue for both the subject site and abutting church. Previous conversations with the church property have resulted in the proposed alternative plan to continue the existing condition and allow visual access between the two properties in this area. Of particular concern to the abutting church is the existing children's play area. The installation of a new wall/fence/vegetated buffer in compliance with the C- level buffer requirements will be a detriment to the safety of the children utilizing the existing playground. In addition, the compliance of any of the C-level buffer standard will result in a lowly lit area where potential vandalism opportunities could exist. A letter from the abutting property owner stating their concerns and acceptance of the proposed alternative plan can be provided if necessary. The applicant requests an alternative plan to better meet the buffer requirements between the subject property and abutting church.The length of the southern property line would require a minimum of 12 and a maximum of 24 trees per the requirements of the C-1 buffer standard. Along the southern portion of the site (within approximately 20 feet), there are 19 existing trees (excluding tree #10302 proposed for removal) exceeding the minimum requirement. Furthermore, as shown on Sheet L4.1, a portion of the existing paving along the southern boundary is proposed to be replaced with new buffer plantings adjacent to the new parking area. These plantings and dimension will extended to the southeast corner of the property and meet the C-1 standard. With the new plantings and existing vegetative materials,the applicant requests that the buffer standards for the site be approved according to the submitted landscape plan. This will allow safe emergency access and egress, and not result in a potential dangerous and unsafe condition with respect to the abutting church property." Special Provision: Screening and Landscaping of Parking Areas 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 proposed an alternative buffering and screening plan on sheet L4.1 that is equivalent to the C-level buffer.Therefore,this requirement is met. On sheet L4.1 the applicant has proposed two broad spreading parking lot trees to shade the parking area on the basis of one tree for every seven parking spaces.Therefore,this requirement is met. DDR2012-00002 FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW / PAGE 8 OF 16 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 within the screened area; The existing building is a single-family dwelling and is therefore exempt from this requirement. Screening of Refuse Containers. Except for one-family and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant indicates that all storage will be interior to the building. Therefore, screening does not apply. FINDING: Based on the analysis above, the landscaping and screening standards have been met. 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. FINDING: The applicant is proposing to meet the Minimum Standards Method of compliance. Based on the proposed use ("other") for a 3,500 square feet building, 24 square feet of storage area is required.The applicant states storage areas will be provided indoors and that no exterior facilities are proposed at this time. Therefore, the Mixed Solid Waste and Recyclable Storage standards have been fully met. OFF-STREET PARKING AND LOADING (18.765): 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 one ADA parking space. One space is provided. Final determination of the number and design of the required ADA spaces will be made by the building official during the review of the building permit application. 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 arking 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. As shown on Sheet C2.1, 11 spaces are striped and access ways are clearly marked to show direction of flow.This criterion is met. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 9 OF 16 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. As shown on Sheet C2.1,the 11 proposed parking spaces include wheel stops.This criterion is met. 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. Stall width dimensions may be distributed as 50% standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. As shown on Sheet C2.1, 11 standards spaces are proposed that meet the space and aisle dimensions.This criterion is met. 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 locate 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. As shown on Sheet C2.1, two spaces are provided that meet the location and access requirements. This criterion is met. 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 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. As shown on Sheet C2.1, two spaces are provided that meet the design requirements. This criterion 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. According to Table 18.765.2 of the Tigard Development Code,the minimum bicycle-parking requirement for community-recreation is 0.3 spaces per 1,000 gross square feet. Based on the total square footage of the building, tie required number of bicycle spaces is two (2). As shown on Sheet C2.1, two spaces are provided. This criterion is met. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 10 OF 16 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. The minimum parking for community recreation is 2.0 spaces per 1,000 gross square feet. However, the minimum off-street parking requirement within the Downtown is 75% of the total per TDC18.610.060.A.2. The building is 3,500 square feet requiring a minimum of 6 spaces (7 x .75 = 5.25 spaces). The site lies within the Zone A parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 2.5 spaces per 1,000 g.s.f., or 9 spaces. The site plan shows 11 parking spaces. One space is designated disabled-accessible parking and one space is for fleet parking,which are not included in the maximum allowed. The minimum and maximum requirements are met. FINDING: Based on the analysis above,the off-street parking and loading standards are met. SENSITIVE LANDS (18.775): Purposes Implement Clean Water Service (CWS) Design and Construction Standards. The regulations of this chapter are intended to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS"Design and Construction Standards",as adopted February 7,2000. Administrative sensitive lands review. 1.Administrative sensitive lands permits in the 100-year floodplain,drainageway,slopes that are 25% or greater, and unstable ground shall be obtained from the appropriate community development division for the following: c) The Director shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this chapter. FINDING: The proposed walkway connecting the existing building with SW Hall Boulevard encroaches within the vegetated corridor or drainageway for Fanno Creek, as shown on Sheet C2.1, for approximately 236 square feet or 4.3 cubic yards. The amount of encroachment is significantly less than the 10 cubic yard threshold for a Type I administrative sensitive lands permit. Therefore, no sensitive lands permit is required. However, the Amended Service Provider Letter for this development (CWS File Number 11-004248) requires mitigation for this encroachment. Compliance with the conditions of the SPL is a condition of approval for this decision, ensuring that the proposed development is in accordance with the CWS"Design and Construction Standards." SIGNS(18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. FINDING: There are no proposed signs with this application. This section does not apply. If any new signage is to be installed in the future,a sign permit is required. TREE REMOVAL(18.790): 18.790.030, Tree Plan Requirement. 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 wherever possible. A tree plan has been provided by the applicant,and contains all of the required elements. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 11 OF 16 Plan requirements. 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; The location, size and species of all existing trees are in the February 22, 2012, arborist report and displayed on sheets L1.0 and L1.1 of the submittal. This requirement has been met. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. As detailed in the February 22, 2012, arborist report and displayed on sheets L1.0 and L1.1 of the submittal, 100% of the existing trees over 12" diameter will be retained. Therefore, no mitigation is required. Identification of all trees which are proposed to be removed; All trees which are proposed to be removed are identified in the February 22, 2012, arborist report and displayed on sheets L1.0 and L1.1 of the submittal. This requirement has been met. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Details of tree protection standards and methods are included in the February 22, 2012, arborist report and displayed on sheet L1.0 of the submittal. This requirement has been met. FINDING: Based on the analysis above,the tree removal standards have been met.To ensure compliance with these standards, the following conditions of approval shall be applied. CONDITIONS: • The applicant shall position fencing as directed by the roject arborist. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (I'PZ) fencing DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 12 OF 16 installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 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). On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. FINDING: Based on the site plan provided (Sheet C2.1), the visual clearance areas are shown for arterials and no structures are proposed within the vision clearance area. This standard is met. STREET AND UTILITY IMPROVEMENT STANDARDS(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 18.810.030.E requires a commercial arterial street to have a 104 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,and street trees. SW Hall Blvd is an ODOT facility with an arterial street classification. Sufficient land along the frontage of SW Hall Blvd. to increase the right-of-way to 52 feet from centerline is required. Improvements to Hall Blvd are not timely since proposed bridge improvements will require raising the frontage of the lot. Utilities: Section 18.810.120C.3. states that properties within the CBD zoning district are exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 13 01.16 The property is within the CBD. Consequently,undergrounding is not required. 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. The applicant is not proposing a water quality facility. The applicant shall submit a showing of compliance with the CWS Design Standards. 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 site drains directly to Fanno Creek. Consequently,detention is not required. Washington County Transportation Development Fee Due to credits for the demolition of a residence and for the remaining residence, payment is not required. To ensure compliance with vegetated corridor and sensitive area regulations, CWS R&O 07-20 requires the applicant to secure a Service Provider Letter. The proposed paving must be shown to comply with the regulations. A condition will require the applicant, prior to certificate of occupancy, to comply with the CWS Service Provider Letter conditions (CWWS File Number 11-004248). D. LAND USE DECISIONS DECISION MAKING PROCEDURES (18.390) Section 18.390.040.B.2.e 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. The applicant has provided an impact study addressing the project's impacts on public systems. Staff concurs with the applicant's narrative findings that each of the system components will not adversely affect the existing public facilities and services. 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 projected 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. DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 14 Olt 16 The Development Review Engineer requires dedication of right-of-way to 52 feet from ROW centerline for SW Hall Blvd along the protect site's frontage per the city's Transportation System Plan. The applicant concurs with the required dedication which is shown on the site Development Plan (Sheet C2.1). Improvements to Hall are not timely at this time due to the site's proximity to Fanno Creek and a planned bridge replacement that will substantially change the grade along the site's frontage. SECTION V. OTHER STAFF COMMENTS The City Arborist has reviewed the proposal and comments have been inserted into the decision under the Landscaping and Screening and Tree Removal chapters. The Tigard Police Department has reviewed the proposal and has no objection to it. The Tigard Public Works Department has reviewed the proposal and has provided comments that have been inserted into the Street and Utility Improvements chapter of the decision. SECTION VI. OTHER AGENCY COMMENTS PGE has reviewed the proposal and provided comments regarding vaults, conduit, and easements with respect to undergrounding overhead lines over the subject property.Contact Ralph Reisbeck in Wilsonville at 503-570-4409. Clean Water Services has reviewed the proposal and submitted a letter dated June 14, 2012, induding conditions of approval requiring a Storm Water Connection Permit Authorization prior to any work on the site. A condition of approval will require these conditions be met. In addition, CWS issued a Service Provider Letter (No. 11-004248) dated December 29, 2011, and amended May 3, 2012.The site contains the vegetated corridor of Fanno Creek and will required mitigation for incursion in the buffer for the walkway connecting the existing house with SW Hall Blvd. Satisfying the terms of the SPL will be conditioned in this decision. SECTION VII. 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 JULY 26,2012,AND BECOMES EFFECTIVE ON AUGUST 10,2012,UNLESS AN APPEAL IS FILED. • A e 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. 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 DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 15 OF 16 submitted by any parry during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. ITHE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 9, 2012. �u o-ns: II yf you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223 at(503) 639-4171. July 26,2012 PREPARED BY: Pagenstecher J y 26DATE As crate Planner l C7 J y 26ul .2012 APPROVED BY: " Tom cGuire DATE Principal Planner DDR2012-00002/FANNO CREEK HOUSE DOWNTOWN DESIGN REVIEW PAGE 16 OF 16 r •1i■ I KEYNOTES Q-, :F I 11 I PROPOSED GRASS-PAW.M.gE LANDSCAPE PLAN yy I 2 PERNOUS PAVER PEDESTRIAN PATH < 3 :Ew•� ' ]. CONCRETE NEEL STOP #w 1214' •••/.f' I}r I:II t�l ` ~ NeSW'S �G �\ YA^_.t-D(DA ( A. EIRE RACK.SEC RETAIL�/C21. / 1 f \ •, 5 FLEET PARKING STALL } gO / / J ' i5. 6 PAINTED CIRCULATION ARROW SEE DETAIL 3/C21 9 3 �w16• #4 z . _ .. -__-- /'EXISTING TOP OF BYRE I 1. AFFIX BIKE PARKING SIGN TO BUILDING w }Y '''‘..-'1'.+1...,; 6. HANDICAP PARKING SIGN 1 l•�. _ _ 55 2. "00 NOT ENTER.SIGN • y _ I KAR FLOOD RAN l/lE S • O / / 1 ,',' �11 ''.I - '- /. . .• 10. uOT�ECPA�ENS IHRG pCE%IST'�•YBNGS Uir°EnYAT�a PATH GRADE y .�p 11 / /DTI• , / • _ _..'� w_y✓ ',� .: EDGE OF PAVEMENT CAT OP TIMM -Si ;I//'' _ L \\ ems...Pi.., nE" // P. .�* / .�--- r: d A ��- - -——- EXISTING EASEMENT APPARATUS EXISTING PRa•ERn/Rlar-of-wAr LINE ,,1 .• tP+L.7 Cpl rL/ _ l 4 - \ '�:i* �'�''1 „ } +,__14P?' 1•-U / !E ,r,, l�, •'T~x., \ \, • J i.l /� EX�STIrNC TREE TO BE RELNO�E.n \t J .r` `,.. •- +, Y. I' \\;,,l{ i{J!, PROPOSED ASPHALT(160 SP) P+'aML•�1 - N f. t .� .. :. ;.•Y,`.-�'"" - '-�. •`wI —I �'.,:"-2�:.- I i'�+ G i FAMO CREEK --r".- - �`.� s ( _ ,� i. 1 - •+f 1-IL HOUSE WE V li \�.� ail ,I PROPOSED GROSS-PAW(t,5b SF) N.P° - -- - - ,'_ .,I .1'i l f i p;Ri A ii.. ;�`1 B s.,; tl �ROVA.Rlf8•7- P H) '.i IP 199Y9Y ,.k±,�• �'• ' I I�1 I- _ PROPOSED PERVIOUS PAVERS S ITO SF) T3;•"�:"`�-..��' a, �I} ..FVr. JJ TAY(S7'..M: _ ) I.•,• 4 k i"1.,•••••1'•••••- r f .. d .; r•,•-•,;..1,41•_--...„., < I i• / u•^ '. -E••JA ‘ ▪r.. t L 'J 1 1; .I EXISTING ASPHALT•1 / ..� t y K "rn:' i I.1 I EXISTING CONCRETE i0 REMAIN IV, ' O •!. -.l _a' ITN'.'."rN �1'° •-••• ` J�-` -/.r1 .'Jr! '.'1..• 1 M a r-..`�. I'M tr .fS.. -�I 1 �••- :.t" ;I.S... - ism .y:���.Wj{/. .. t '1��.... s t..f' \. -'..7' On .�l=l, +I ` :: "� -;[•_I ' I '{{ii -I 1!; SITE DATA „..,-..--L. _ _ {I n 1) 50254 V (1.tt AO) :.15I. - \� f \ VA,y O rw• PROPOSED INOERORdl11D ••\(• ` S }�J?.' i I i ExISTINO RITE MEP MCQ 1 •wPy.' "^ � ^`- _,�'�T •+•• - =owER p' ..xR,: w1 R 't t. Exlsrlrw RISC Mu VMm 2) 52.w s (052 AD) �"'a •� i I•lry (t [Y6TB10 BIR6EM011{MG 11.141 V ""•axElre•AA IN Netter• -7. 1,11•0111/1100DOOV i' r'� ',- Q,f i ��...E..ti��•`}�' A.- ,,,," '_� rTl A �N I�. t!I A`,a., rural.LJIOBCAR MUYtP - IOWAV '�• +t-ExlsnNC `L '2: .'�� _ �� -♦_ _ tL' POKER i0 , - —-- - - ' - • • -- T I -- . UWERGROUwED -- i .. 4/A�. m r ' B ` w . .�y -l i \.. X'..r•Y NF LIlI 07,41 L •I- '1� IQ1'3 -J>'TI - IK \ Ii - ' f11 —,�_ E ' Wake'.u. ` 1.1' 1 •J ::7J. /�T.7'/.F1--/.' I I_F 2 .». 44-x"1J Dg- I' ' 'i '-!' [_iEEbl\a .1I �•i *. T •_. ,\,1�.� Q WE DEVELOPMENT PLAN f` 1I 1!�'7ww1'N.A Vi, R+1��. ..._� .� Y *\ X VIVI [E PAD \ _ , . i . ,',i. ; ,nix: 1... .„.L../4"9 ��lL'�' / /EN/ © w N. _I IR EIIV 1p I Ill.s I N ,i I• -+/ s.P C!VlLONI�R •I)_ ■ ND III I�,1 1 1 n 11 .I i PLMI I I..E.Ae a. ',V.IE�I} I 11 1 DCM011[4 EDBTNB- Y 1 LI,I■i At i,4'//1 ] V 14 F 1I11:11 "(+...+--� ` } fI ,./.. .I I 1 11 11. 4 i i I jt I I, 1• • I,N_ a4.I 1111 all us: I. „ �!1 P1 n u/ :sos., y /-B" `\i I +�( + .1 pl S I� II1,_....Ai 1 r amnia IV 021 W EA V i \i... •, 1MIT CITY OF TIGARD C21 ®TYPICAL B RACK PLAN/ELEVATION 3 STRAIGHT ARROW(WHITE) Approved ( I AS N L S C21 N T S Conditionehy Approved ( X 1 °H"° 2110270.00 For only the work as described In • DESIGN REVIEW MAY 9,2012 'PERMIT NO. PDR2412. • ).oOZ See Letter to: Fottew I I Attach I I By�• . Date:. 7�2t!2_ !PIO AFFIDAVIT OF POSTING NOTICE USE PROPOSAL ,-�.. OF A LAN D US TIGARD IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: DDR2012-00002 Land Use File Name: FANNO CREEK HOUSE I, Gary Pagenstecher, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 13335 SW Hall Blvd. and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the day of °J uA•�. , 2012. 6114"/(1 Signature of Person W o Performed Posting h:\login\pang\masters\affidavit of posting for applicant to post public hearing.doc AFFIDAVIT OF MAILING 11,1 11111 • • TIGARD I, Shelley LaBarre, being first duly sworn/affirm, on oath depose and say that I am a Sr. Administrative Specialist for the City of Tigard,Washington County, Oregon and that I served the following lava A 01..kB(0 no.) © NOTICE OF DOWNTOWN DESIGN REVIEW FOR: FANNO CREEK HOUSE C ASE ID:DDR2012-00002 AMENDED NOTICE (•ie 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 May 31,2012 and deposited in the United States Mail on May 31,2012,postage prepaid. (P�Erson that Prepared cc) STATE OF OREGON ) County of Washington) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of 3.-LQ ,2012. X11 1,U 4111-at.a WARY puma-Oa n n NOTARY PUB C OF OREGON COMMON NO.4easM 7!(���S •• • opines ps,2016 My Commission Expires: Exhibit A III ■ Notice o� a Type II Proposal • Downtown Design Review T I GA R D Fanno Creek House Case ID: DDR2012-00002 Tigard Community Development Contact Information Date of Notice: May 31,2012 120 days = 9/27/2012 To: Property owners within 500 feet of the project site and interested persons. Staff Contact: Gary Pagenstecher 503-718-2434 Garyp @tigard-or.gov If you would like to comment on this proposal,we need to receive your written comments by 5 p.m. on June 14, 2012. Please mail or deliver your comments to 13125 SW Hall Blvd.,Tigard,Oregon 97223. Include the Case ID Number: DDR2012-00002. Please address your comments to the appropriate staff person: Gary Pagenstecher. Information About the Proposal Description of the Proposal: The City of Tigard proposes a change of use for the existing single family dwelling from residential to community recreation. In addition,minor site improvements are proposed on the 1.63 acre property,including pedestrian and fire vehicle access,reconfigured parking,and landscaping.Two trees less than 12 inches in diameter will be removed for improved public access. Applicant/Owner: City of Tigard Proposal Address: 13335 SW Hall Blvd. Tigard OR 97223 Legal Description: WCTM 2S102DA,Tax Lot 800 Zoning: Mixed Use Central Business District;MUCBD Approval Criteria: Community Development Code Chapters 18.390, 18.520, 18.610, 18.705, 18.745, 18.755, 18.765, 18.780; 18.790, 18.795;and 18.810. What You Should Know About This Type II,Downtown Design Review Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. Type II decisions are made by Staff after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information 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. Comments directed at City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 the relevant approval criteria k.igard Development Code) are what co...,atute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Notification Map. Notice to Mortgagee,Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. Notification Map • Area Notified (500 Ft) City of Tigard Fanno Creek House 25102DA00800 ie1 .•e•. . ..... Soti elect Sit ei 1• . . �i ei� J�. 111 4.41 N 2 PEoperty owner nior,r ,on Is veld for 3 months from the date ennead on Ms map. L 0 r- r •y MACAW MnCm •I J W MI L.1 N •w.rµWoke.D. r`swn .Nap 1.19..aM a[A[[[S WACP 0 7.O COWIINme al[aAMINO,YO AM a MMr YWF[Itt0t[a.0..Ma11O 11 pa41100101.1111 a aw... CI 1 owrwTYOEVELISEORoE RTIErr, y0y 91 PYnbLM``�. Cb at NMI G • i 1313S lwH ad [. 01141011 Tprd,OR 17723 SW 9 t rnaabpwd.,d.oa.. lGA110 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 - CITY OF TIGARD REQUEST FOR Cr' "ENTS t t c,3.11 $.7.:0 _.JIIFICATION LIST FOR LAND USE & COMMUNITY DEVELt,,..RAT APPLICATIONS 4' ?I ° ' FILE NOS.: DOR 215)2" 00601- -t FILE NAME: Ffrp1/415 Cflc,k ficu-Se Exhibit B CITY OFFICES C _C.D.ADMINISTRATION/Ron Bunch.CO Director r X DEVELOPMENT SERVICES/I-odd Prager,Assoc Planner/Arborist _PUBLIC WORKS/Ted Kyle,City Engineer _C.D.ADMINISTRATION/Susan Hartnett,Asst CD Director /,,I BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) CITY ADMINISTRATION'Cathy Wheatley,City Recorder ./ft POLICE DEPARTMENT/Jim Wolf Crime Prevention Officer PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs. PUBLIC WORKS/Brian Rager,Assistant PW Director --X FILE/REFERENCE(+2 sets) X DEVELOPMENT SERVICES/Gus Duenas,Development Eng _PUBLIC WORKS/Steve Marlin,Parks Manager SPECIAL DISTRICTS 2. TUAL.HILLS PARK&REC.DIST.*K TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT fit YCLEAN WATER SERVICES* Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170t"Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro OR 97123 LOCAL AND STATE JURISDICTIONS 3 CITY OF BEAVERTON * _ CITY OF TUALATIN * X OR.DEPT.OF FISH&WILDLIFE _OR. DIV.OF STATE LANDS _ Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood imuN Form Required/ _ Steven Sparks,Dev.Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ 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 r 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry. Rd. _ Joanna Mensher,Dais Resource center(ZCA'Adopted) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,(ZCA.RFC Only) _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps a cws Loner only) _ 0.Gerald Uba, Ph.D..(CPA/DCAzoN) Mara Ulloa(Corny PlanArnendmentsaMeaswe37) Routing CENWP-OP-G CITY OF KING CITY * 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powenines in Area) _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 _Naomi Vogel-Beattie(General;pl Lake Oswego,OR 97034 _Brent Curtis(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEC) ODOT,REGION 1 * _Assessrnem a Taxation(zCA)MS 9 _CITY OF PORTLAND (WAIN for Wenands and Potential Environmental Impacts) j Development Review Coordinator _Dona Mateo.Canography(ZCA)MS 14 Planning Bureau Director Regional Administrator Carl Torland, Right-of-Way Section(vacarwn.i 1900 SW 4th Avenue, Suite 4100 2020 SW Fourth Avenue,Suite 400 ,123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR. PARKS&REC.DEPT. WA.CO.CONSOL.COMM.AGNCY ODOT, REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)'911"( ps.rew.rai Chad Gordon,Assistant District Manager (Notify if ODOT R/R-Hwy Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.crossing safety speciaas( (Nosy if Properly Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 6 _PORTLAND WESTERN RJR, BURLINGTON NORTHERN/SANTA FE RJR, OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 _SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS .COMCAST CABLE CORP. A TRI-MET TRANSIT DVLPMT. Clifford C. Cabe,Construction Engineer Debra Palmer(Anna..non.Only) Gerald Backhaus ow.snap b,N..contact) (If Pmpd is Warm Y.Mae of a Thom Rowe) 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 -PORTLAND GENERAL ELECTRIC I NW NATURAL GAS COMPANY X VERIZON ,. QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith, Eng. ROW Mgr 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton.OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland, Demographics Alex Sitantiev Is..wplolme•C.na:n Brian Every v,pp.aorr..a»raww, 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 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT If chug OF THE SUBJECT PROPERTY fOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h\patty 1rnesterstRequesi For Comments Notification List Roc (UPDATED' 12-Jut-11) (Also update.•\cutpiMsetupUabela\enneyei•onstanrrexalton_unrlrhes and franchises doc.mailing labels&auto text when updating this document) VLMK Consulting Engineers SDR2011-00002/TRE2011-00010/TRE2011-00014 Jennifer Kimura TIGARD DISTRIBUTION CENTER 3993 SW Kelly Ave. Portland, OR 97239 Tigard Distribution Center LLC c/o Deering Management Group 4800 SW Macadam Ave,Suite 120 Portland, OR 97239 CVG Oregon LLC 7800 Walton Pkwy. New Albany, OH 43054 East Side Van&Storage,Inc. Attn: Keith Ashcraft 4836 SE Powell Blvd. Portland, OR 97206 • • TrueBIockT"'Technology Patent Pending www.avery,com 0 AVERY® 5164TM Use Avery TEMPLATE 5164'" 1-800-GO-AVERY �1=='' III NI CITY OF TIGARD N CITY OF TIGARD Ii Long Range Planning Div. c Long Range Planning Div. 13125 SW Hall Blvd. 13125 SW Hall Blvd. TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223 - — TO: TO: CLEAN WATER SERVICES Development NORTHWEST NATURAL GAS ATTN: Bob Services Department Keller Attn: David Schweitzer/SWM Program South Center- F.E.T. 2550 SW Hillsboro Highway Hillsboro, OR 97123 19200 SW Teton Ave Tualatin, OR 97062 q CITY OF TIGARD n CITY OF TIGARD 's = Long Range Planning Div. 74 Long Range Planning Div. 13125 SW Hall Blvd. 13125 SW Hall Blvd. TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223 TO: TO: 1111 : CITY OF TIGARD CITY OF TIGARD • Long Range Planning Div. 1111 C Long Range Planning Div. 13125 SW Hall Blvd. 13125 SW Hall Blvd. TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223 sm...— -. , _ TO: TO: 01.83AV-OE-008-. $9LS i!Wege6 al zas!Jin 3"b91S �AU3AV wortiane•rnnnxi alualle u-,:rl6oloutpal ap 1ana18 v,Lvol8enal TrueBlock*"Brevet de Technologie en attente Utillsez le gabarit 5164"C SOOL6 80 'N0183AV39 'an19 S111H 8V033 MS SSI17 8uuaau!Su3 uolianeag 'AUSISaQ ssany laaUM '1 /\-JJel NOZ183A www.avery.com 1-800-GO-AVERY C\ AVERY® 5164," ZEZL6 80 'ONV1180d 133815 AVGV11OH 3N OIL 83NNVld .03108d 'NIMO1V9 N39 IN3Wd013A30 JISNV8113W-I81 :O.L £ZZL6 110 `11m2T,L •PAK! II3H SZI£1 •AIU 2utuUtld a u1 I u0'1 QiIVDLL 40 A,LID 6IZL6 80 'ONV1180d O11 W8 08 111H 1011dV3 MS IZ08 '80W M08 '0N3 'H11WS NNA1 SNOIIVJINf1WWOJ IS3MO :01 £ZZL6 210 `P•rE !1 TAM TFEH /k1S SZ1£1 •niQ &uruutld a2uT2I 2uo-1 CI IVOLL 40 AIID 900L6 80'N0183AV39 0V08 83N1VM MS LOLST 830VNVW 9NINNVld :N11V 13181510 '338 '8 NBVd SIIIH NI1V1Vl1 :01 £ZZL6 110 `Pir2 L 'PAM H H iXtS SZI£1 •niQ �UIUUtgd a uEg uoZ CRIVDI,L 40 ALIT wiv9IS®AU3AW A83AV-O9-008-1. uuoY trane•nnnnnn £ZZL6 110 'P ' !1 •PAI { IIEH i S SZI£1 •niQ 2.uruuEld a2U1 J 2UO QiIVDII 40 AID 010L6 80'311IANOS1IM OV08 NVWN3309 MS 08176 Jalua3 man au11 alllnuosl!M •W•d u2lsaa '2 '"J S Vagsia8'8 :N11V 31813313 1V83N30 ONV1180d :01 £ZZL6 110 `P. !1 •PAIg IIEH MS CZ-ICI •niQ 2uruuEld 32UEg 2uo-I (TMVDLL 30 AID T£ZL6 80 'ONV1180d OV08 ONV1SI 31nfVS MN 0££8T 1510 03HS831VM 3113WV111M •N 831-11f18 IN138V7I13 :N11V 3 111011M'8 HS13 30'1d30 N00380 :01 £ZZL6 110 `13.12!,L •PnIg IIEH ik1S SZI£I •ATG 2uruuEld a2U1 J 2UO.1 CRIVOLL 30 AID V11119 31V1d1N31®it.iany asQ 6uIPuad waled Abolouy)al r&po18ani1 TrueBlock"'Technology Patent Pendin www,aver c.om Use Avery TEMPLA E 5164T"' a 1-300-GD-AVERY �� 51641" m d CITY OF TIGARD =7Long Range Planning Div. i 13125 SW Hall Blvd. TIGARD Tigard, OR 97223 TO: COMCAST CABLE CORPORATION ATTN: GERALD BACKHAUS ' 14200 SW BRIGADOON CT BEAVERTON,OR 97005 Ri CITY OF TIGARD a CITY OF TIGARD i S Long Range Planning Div. _ Long Range Planning Div. 13125 SW Hall Blvd. 13125 SW Hall Blvd. TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223 TO: TO: ODOT—REGION 1/ATTN: ELLEN ODOT—REGION 1, DIST 2A CHAU DENNIS DEVELOPMENT REVIEW GORDON, ASST. DISTRICT MGR. COORDINATOR 6000 SW RAAB ROAD 123 NW FLANDERS PORTLAND, OR 97221 PORTLAND, OR 97209-4037 Aa3AV-O -008- 3w1:791.5 1!iege6 ei zaslfl ),,,t79 i.S 0A113Atf �� uao)•h.iane.m,vtAn alualle ua albolou&pai ap lana.tg w.)polean4 • 2S102DB00602 2S102DB03100 BEDOLLA,KAREN R MERRICK,DONALD L&CAROL J 8915 SWOMARAST 13376 SW CHELSEA LP TIGARD,OR 97223 TIGARD,OR 97223 2S102DD01500 2S102DD01301 BUCK,CARL J&DONA JEAN OREGON,STATE OF DEPT OF TRANSPO 8740 SW OMARA ST FINANCIAL SERVICES TIGARD,OR 97223 355 CAPITOL ST NE,RM 434 SALEM,OR 97301 2S102DB02800 2S102DB00603 BYRNE,JAMES G&DIANNE V OTTING,LOIS E 13454 SW CHELSEA LOOP 8885 SW OMARA ST TIGARD,OR 97223 TIGARD,OR 97223 2S102DB03200 2S102DA00701 COGBURN,ROBINANN K& TIGARD CHRISTIAN CHURCH FRARY,MAUREEN L 13405 SW HALL BLVD 13348 SW CHELSEA LOOP TIGARD,OR 97223 TIGARD,OR 97223 2S102DB00601 2S102DD00100 DOWNS,MATTHEW JACK TIGARD,CITY OF 8855 SW OMARA ST 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DB00100 2S102DD00200 FRONTIER COMMUNICATIONS NORTHWES TIGARD,CITY OF PO BOX 152206 13125 SW HALL BLVD IRVING,7X 75015 TIGARD,OR 97223 2S102DD01400 2S102DB00500 HOLSTEIN,MARVIN R/LORETTA R TRS TIGARD,CITY OF 8710 SW OMARA 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DD01300 2S102DA00401 KRAEMER,JULIA A&MARK W TIGARD,CITY OF PO BOX 80665 13125 SW HALL PORTLAND,OR 97280 TIGARD,OR 97223 2S102DD01501 2S102DA00400 LALLY,THERESA&DON TIGARD,CITY OF 8830 SW OMARA ST 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DB03000 2S102DA00600 LUEBKE,JONATHAN R&AMBER M TIGARD,CITY OF 13404 SW CHELSEA LOOP 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 t. 2S102DA00800 TIGARD,CITY OF 13125 SW HALL BLVD TIGARD,OR 97223 2SI02DA00703 TIGARD,CITY OF 13125 SW HALL TIGARD,OR 97223 2S102DA00704 TIGARD,CITY OF 13125 SW HALL TIGARD,OR 97223 2S102DA00500 TIGARD•TUALATIN SCHOOL DISTRICT 231 6960 SW SANDBURG ST TIGARD,OR 97223 2S102DB02700 TIMM,CARREN A 13488 SW CHELSEA LP TIGARD,OR 97223 2S102DB00604 TOMBLESON,DANICE LLOYDE 8825 SW O iMARA ST TIGARD,OR 97223 2S102DB03300 YOUNG,ERIC&CARRIE 13336 SW CHELSEA LOOP TIGARD,OR 97223 2S102DB02900 ZHANG,CHINGSHENG 13416 SW CHELSEA LOOP TIGARD,OR 97223 4,1(7 „,, ,L79 0, c A t ///- I PtS■1-34Z APPLICANT MATERIALS "EIVED- CITY OF TIGARD PLANNING DIVISION . LAND USE PERMIT APPLICATION Es 2 8 2012 City of Tigard Permit Center 13125 SWY/Hall Blvd., Tigard, OR 97.'151'y OF TIGARD TIGARD Phone: 503.639.4171 Fax:503.598.1960 PLANNING/ENGINEERING File 95 Di.,?.01I-03401., Other Case# I pp.€Low boo" Date _"f By Kvp Receipt# Fee r T Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) ❑ Zone Change(III) ❑Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Development Code Amendmepnt(IV) ❑Historic Overlay(II or III) ®Site Development Review(H) 151, l..�uuJvv4 4i s ��t i 9 n &JI c..3 fl ❑Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 13335 SW Hall Blvd TAX MAPS&TAX LOT NOS. 2S102DA; Tax lots 800 and 900(recently consolidated) TOTAL SITE SIZE ZONING CLASSIFICATION 1.63 acres MU-CBD APPLICANT" City of Tigard Parks Division MAILING ADDRESS/CITY/STATE/ZIP 13125 SW Hall Blvd.,, Tigard, OR 97223 PHONE NO. FAX NO. 503-718-2591 503-684-8840 PRIMARY CONTACT PERSON PHONE NO. Steve Martin, Parks & Facilities Manager 503-718-2583 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) City of Tigard MAILING ADDRESS/CITY/STATE/ZIP 13125 SW Hall Blvd Tigard, OR 97223 PHONE NO. FAX NO 503-639-4171 503-684-7297 *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners 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 spec Change of use for the existing structure to a community recreation use.Additional minor siteimprovements are proposed including minor circulation changes to accommodate emergency response vehicles.One tree is proposed for removal. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE°BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\other land use applications.doc 1 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. Owner's Signature gn Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date LEGAL DESCRIPTION A tract of land situated in the Southeast one-quarter of Section 2,Township 2 South, Rangel West, Willamette Meridian, City of Tigard, Washington County, Oregon, being all of parcels 1 and 2 Partition Plat 1992-069 of the Washington County Survey Records, described as follows; Beginning at the Initial point of Partition Plat 1992-069 recorded as Document Number 92066352 of the Washington County Records; Thence N 00° 22'00"W, along the west line of said partition Plat, a distance of 87.40 feet to the centerline of Fanno Creek; Thence along the centerline of Fanno Creek the following 7 courses; Thence N 56° 50'00" E a distance of 43.20 feet; Thence N 35°32' 26" E a distance of 116.84 feet; Thence S 82° 21'36" E a distance of 92.73 feet; Thence N 88°09' 02" E a distance of 56.25 feet; Thence S 69°43' 35" E a distance of 63.16 feet; Thence S 78°41'06" E a distance of 39.55 feet; Thence S 21°07' 50" E 36.96 feet to the westerly right-of-way of SW Hall Blvd, 35.00 feet from centerline; Thence S 00°24' 15"W, along said right-of-way, a distance of 175.78 feet to the Southeast corner of said Partition Plat; Thence N 83°01'00" W, along the south line of said Partition Plat, a distance of 364.46 to the point of beginning. Containing 71120 square feet or 1.633 Acres PARTITION PLAT 1992-069" COMBINED ■ NI nil IL ti'- IMO 1111 i i I O 0 I-1 I I �1 L 'o I SURVEYOR'S cERnFrcATE PARTITION PLAT NO. 1992-069 I.HAROLD P.SILO DO HEREBY SAY THAT I HAVE CORRECTLY SURVEYED AND RECORDED AS DOCUMENT NO. 91221.4 3.Tlt, MARKED MTH PROPER MONUMENTS THE LAND REPRESENTED ON THE ATTACHED W THE PAR7TTON PLAT THE BOUNDARIES BONG DESCRIBED AS FOLLOWS IN Ti1J:, W.II. GRAHAM D.L C. 39, AND TOWNSSFCl/TP 2 SOUTH,RANGE I EAST O THE MLLAMETTEUMERIDIAN, SECTION L 2 THE SE 1/4 SEC. 2, T.2S., R.1 W., W.M. TIGARD,WASHNGTCN COUNTY,OREGON.BONG MORE PARTICULARLY DESCRIBED AS FOLLOWS: I I CITY OF T7GARD A CONSENT AFTADANT NAS BEEN ED£CUTED BY CORINNE B.JOHNSON,A TRUST +I\ WASHINGTON COUNTY, OREGON SECNNNG AT A 5/8'RCN ROO THAT BEARS N 012519E 347.29 FEET AND DEED BEJEF7OARY AND IS RECORDED IN DOCUMENT NO v.20463Si S 839190"E 11261 FEET FROM A 1 1/2"BRASS DISK MARKING THE NORTH- WASHINGTON COUNTY DEED RECORDS I SEPTEMBER 2, 1992 SCALE I'>< 50' NEST CORNER OF LOT a 'EDGEWODO'A PUT OF RECORD; THENCE N 0022.00"W 5/8'CR W/wc CITY OF 7ICARD FILE NO. MLP 92-0005 87.40 FEET TO WE CENTER OF FANNO CREEK; THENCE FOLLOWING THE CENTER- CASWELL PLS 7JT UNE OF FANNO CREDO WE FOLLOWING COURSES AND DISTANCE'S,N 5650'00•E DOWN 0.2' 43.20 FEET; THENCE N 3552'26'E 716.84 FEET,; THENCE S 822178'E 9273 SURVEY NR 22155 I ANDY ED BE • FEET, THENCE N 889999 E 5625 FEET,; THENCE S 68.43.35'E 63.16 FEET; ANDY PARIS &ASSOCIATES, INC THENCE S 78YI.06'E 39.55 FEET THENCE S 2f97.5O'E 36.96 FEET TO A R POINT ON THE WESTERLY RIGHT OF WAY LINE OF SW.HALL BOULEVARD(COUNTY S 8277:764 E 9273 PART OF 15962 SW BOONES FERRY ROAD TAX LOT 401 ,• LAKE OSWEGO, OREGON 97035-4351 ROAD NO 227}, THENCE S 007473'w ALONG SAID WESTERLY BURT N WAY 7804 8 7377 N B8ro9'02'E rep PH 636-3341 `'UNE 775.78 PEET TO A BRASS SCREW AND WASHER STAMPED"BURTON o ; O`er" 56.25' +52•x•, . ' THENCE L0'W 364.48 FEET TO THE POINT OF BEGINNING. HALL BOULEVARD. S `\ 841,- E 878YTgy. Lk CONTAINING 7.633 ACRES 5. \E NO As s3• £ _=o DECLARA nON tiN LOCATED 8/28/92 • in KNOW ALL PEOPLE BY THESE PRESENTS THAT RICHARD N.STURGS AND FRANCES C S 2171730' STURGIS ARE THE CO-7R//S7'ES OF THE STURGIS LING TRUST,ANKH R THE 3d%' OWNER O THE LAND REPRESENTED ON THE ANNEXED MAP AND MCRE PARTICULARLY ?'P ^�" DESCRIBED IN THE ACCOMPANYING SURVEYORS CERTIFICATE AND NAVE CAUSED THE L.K4D �QR I SAME TO BE PARTITIONED AND SURVEYED INTO PARCELS AND HEREBY GRANTS ALL EASEMENTS AS SHORN HEREON. „�A a6 C THERE ARE NO WATER TS APPURTENANT TO TIIS PROPERTY. /" 0 Id PARCEL 2 %_ o 6, d .s ; PARCEL 1 .J `'AR. �^In.' FRANCES c snows, tf EXSTNG 10.0'MCC 22,856 S.F. 5. me M HARoLDP.SALO t SEWER EASEMENT • 48,264 S.F. ^l I� .�✓ DFOOR R EL 2 3 3 8 0.525 ACRES 8 7.108 ACRES N 893890'E 10800' O?<a-322' g 3200• e STATE OF OREGON )S.S. 2 g COUNTY O WASHINGTON ) 3/OYR p S 999175'W w, t�^ LA 0.1' �_ C -h A� 77.79• EtlSTNG 120'A1DE AufaS n KNOW ALL THESE PEOPLE BY THESE PRESENTS,ON TMS�AY O_f_i'�A'` _ HELD PER �N F 9 N 753898'W ' MO UTHUIS EASEMENT 1992 BEFORE ME A NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY,PERSON- LEGEND: SRI/KY I/O 3632 N73384H8 IE 8 �� mom NOW-IXCYf/g1£ 1' I ALLY APPEARED RICHARD N.STURGIS AND FRANCES C STURGIS MNO BONG DULY 79' 7375 8 32.49' / BK.4T.PG 217 ACCESS EASEMENT O 0 3/8"X MARKED IRON ROD SET W/YE.L 1 2264' R� �_,,, K PER THIS PLAT 35' 20' I SWORN DID. 71/TE171 ARE THE IDES SAID PERSONS TMEN NAMED IN AND FOREGOING LUNT RIL CAP MARRED'PARIS&ASSOC.PLS 1264' 1 N 8391jy. , INSTRUMENT,AND THAT TNE7 EXECUTED SAID NSTRUYINT FRILLY 810 YOWNTARILY. X1281' W M S 063990'W V.C'.1 C BRASS SCREW SET IN LEAD W/BRA55 WASHER Rig, INITIAL/8117 + 9317X'4.7'y STAMPED 15 2264' •T8'.ME 18.84' 2�0p14.Q7 I /•DORN 0.3' I ' , • MONUMENT FOUND AS NOTED SURVEY NO 8632 84.95 �I - �' did W'W V �_. Pr LR. IRON ROD TOO'RIDE SEND? 10.00'MDE SANITARY 2''DRIVEWAY Of eEAMNGS 'g, 364.46• BRASS SCR WI JfFMGUt SEAL 1 ( ) RECORD DATA AS NOTED EASEMENT FOR SEINER EASEMENT ENCROACHMENT- a S 'BURTON EKG" LJMOA GRAN ORAL PARCEL.I CREATED PER 174/S DRIVEWAY TD BE MOVED NOTARY PUNK'DIILGOH D. DEED FEE NC 81-00.7607 DCC NO 9JOLL 3S1V PLA T FOR THE BENEFIT ONTO PARCEZ 2 3'� 0.6'DRIVEWAY SURVEY NO 24093 APPROVALS LoM.6LSDN Np91T8% O PARCEL I = ENCROACHMENT- Ai "/'�'" IR C.M6SiW FARES AUG'.17165 IPC YELLOW PLASTIC CAP DRIVEWAY TO BE MOVED a VED TINS DAY LI�SCBJ�/A(M/ 2 s O ONTO PARCEL 2 /r/ ,�n // .. K ?r (OTT?DY-1NM�-EHGJVEER n X S 8^08 1�t NARK PPURPOS OF THIS SURVEY WAS 7D PARTITION A Z AF'PRO}f,D 571T��3 DAY OF ���`�s Vl. ,1992 TRACT O LAND DESCRIBED IN FEE NO.61-093607 07 PER CRY 1 1(GZLj1/ OF TIGARD FILE NO.MCP 92-0005 ¢ 15 20' ISO' 22,E FOUND BRASS SCREW AT THE NE CORNER OF PEE FEE NO. 86009726 LS I WASHINGTON COUNTY SURVEYOR NO 86009726 WAS HELD FOR LOCA TON PER SURVEY N0. F-15 24093 THE FOUND 5/8'I.R.'S AT CORNERS'A'AND'B'MERE N a,j MELD FOR LOCATION PER SURVEY NO.8632 AND AS CALLED i3 OF OREGON FOR IN DEED PER FEE NO.81-003607. 574.1E COUNTY OF WASHINGTON )SS THE ABOVE LINE WAS USED FOR BASS OF BEARINGS AS N 8391'00'8 PER D®AND SURVEY NO.6632 U W CV CV / � ���/ THE FOUND 5/8'IRON ROO AT CORNER A'WAS HELD }p 1 DO HEREBY CERTIFY THAT RRS PARNTON PUT WAS RECEIVED FOR RECORD FOR THE SW CORNER OF fEE NO.81-00.1607. DEED BEAPoNO ' ON THIS r�DAY OF 1 49E.9..... LAJ7992 ALS,22O LOCC.LM., O N 0022.00'W WAS HELD FOR THE WEST UNE AND NTERSECTED 111TH INC CENTERLINE O FANNO CREEK. THE c O AND RECORDED E COUNTY CLERK RECORDS NORTH BOUNDARY I5 GE CENTERLINE OF FANNO CREEK AS Vs R IN THE LOCATED AND SHOWN ON THIS MAP. N F THE FOUND MONUMENTS ESTABLISHING THE WESTERLY •-•-.• 4(,//[�/// RIGHT OF WAY UNE O SW.MALL BLVD.PER SURVEY NO F 4�� 22755 WERE HEW FOR LOCATION BY! UTY COUNTY MOW A/ C NTROUING ELEMENTS O RECORD:FEE N0.81-003802 FEE NO.86009726:BK 471.PG 217 SURVEY NOS U PO 7.Tr 8632.18722 20339,22155 22395 AND 24093 2 1/2"BRASS DISK W IV MONUMENT BOX STAMPED OOIWM ( 1 sumer'CITY OF TIGARD SURVEY ILO��e CONTROL POINT PLS 1858' f SURVEY NO.20339 HELD a STATE O OREGON ) FOR NW COW LOT 8"EDGEM000' (31I.9�/R�Y 2�1♦ N COUNTY O WASHINGTON )SS NOTES: I (S 8990E 015.30 . 100 HEREBY CR7lFY THAT THIS TRACING IS A COPY CERTIFIED ID ME BY THE 58991'35'E Y 1. THERE ARE NO KNOWN GEODETIC CONTROL 314 _ MONUMENTS MT/AN ONE-HALF NILE OF /^ SURVEYOR OF 7WS PARTTCW PLAT. TO BE A TRUE AND EXACT COPT O THE S.W O,MARA ST. R l�•R„ NO. 567) ORIGINAL AND THAI A wAS RECORDED CW 11E�.iLAY OF o�y;,.S•--.-/..I THIS PARTITION PLAT / OFF, I 7991•AT.SY:2(OYYOfx p�AND REL9PDED E TE COUNTY C'EPK RECORDS I HEREBY CERTIFY 1115 TRACING 70 BE A TRUE AND 5/W1AE W/ALL0*Bpl EXACT PARTITW PU7 CAP bSELO.'N /� MONUMENT BOX BY V_/,as,U�Y D Al s'/ SURVEY N0.22133 DF�U7Y COUNTY CLERK (/S HA P. 0 P.LS 2264 TIGARD • City of Tigard May 30, 2012 Steve Martin, Parks & Facilities Manager City of Tigard Parks Division 13125 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review for Fanno Creek House (DDR2012-00002) Dear Mr. Martin: The City received your supplemental application materials May 9, 2012 for a downtown development review on city-owned parcels zoned MU-CBD. A change of use from residential to community recreation and minor site improvements are proposed for an existing dwelling on approximately 1.63 acres.Your application is now complete. Notice of pending decision will be mailed next week, followed by a two week comment period. The Type II administrative staff decision will be issued within several weeks of the close of the comment period. Should you have any questions,please contact me at 503-718- 2434. Sincerely, 6-61.1 l � �,v (--‘---" Gary a g Ga P enstecIer Associate Planner 1 ,a 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov i TIGARD City of Tigard April 12,2012 Steve Martin,Parks&Facilities Manager City of Tigard Parks Division 13125 SW Hall Blvd. Tigard,OR 97223 RE: Completeness Review for Fanno Creek House (DDR2012-00002) Dear Mr. Martin: The City received your revised application submittal April 3, 2012 for a downtown development review on city-owned parcels zoned MU-CBD. A change of use from residential to community recreation and minor site improvements are proposed for an existing dwelling on approximately 1.63 acres. To complete your application, please submit the following items: V 1. Clean Water Service SPL: Your submittal includes an SPL (11-004248). The approved map is inconsistent with the proposed site plan with respect to existing paved area being removed and with the proposed walkway, a portion of which is within the vegetated corridor. Although the differences are small, the walkway is within the vegetated corridor and may require mitigation. Therefore, an amended SPL from CWS must be obtained prior to application completeness and be included in your revised submittal. 2. Copies: Submit eleven (11) full set copies of all application materials, collated, tabbed and bound (including plan sets printed at 11 x 17 inches). In addition, submit three (3) full sized plan sets, six (6) reduced plan sets at 11 x 17 inches, one (1) plan set reduced to 8 '/a x 11 inches for our records, and a CD copy of your complete application submittal. ✓3. Envelopes: Please provide two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Contact Shelley LaBarre at 503-718-2417 for address labels of property owners located within 500 feet of the subject site. Should you have any questions,please contact me at 503-718-2434. Sincerely, .+Y) 4 Gary Pagenstecher Associate Planner 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov , R . GRQUP MACKENZIE April 3,2012 RECEIVED City of Tigard APR 0 3 2012 Attention: Gary Pagenstecher 13125 SW Hall Boulevard pMNNI G ENGIN RD Tigard, OR 97223 EERING Re: Fanno Creek House(DDR2012-00002) Completeness Response Cover Letter Project Number 2110270.00 — N N " Dear Gary: • O 0 o The purpose of this letter is to provide information in response to your March 12, 2012 ° letter. We have outlined the responses in accordance with your items: a c t7 a W o 1. Narrative YResponse: Additional detail has been included into the revised narrative. This includes expanded responses to specific development standards as indicated on the Pre- =• CD CL Application notes. x � m o v 3 o 2. Access, Egress and Circulation 0. Response: Revised information has been presented under the findings for — c Chapter 18.705. This includes description of the proposed one-way access loop, design v standards for access drives, and a new walkway. v m 3. Lot Consolidation Response: The applicant continues to process a lot consolidation application with ▪ H Washington County. As indicated in the revised narrative, this will be complete prior to construction of the site. Group 4. Landscaping and Screening Mackenzie, Response: Detailed responses to Section 18.745.050 have been provided in the revised Incorporated narrative. This includes additional detail in support of an alternative landscape plan as Architecture allowed in I8.745.050.A.3. Interiors structural S. Off-Street Parking and Loading Requirements Engineering Response: Additional findings have been provided with respect to general design Civil Engineering standards and bicycle parking standards. A detail of the proposed bicycle rack has been Land Use Planning shown on the revised plan set. Transportation Planning Landscape 6. Neighborhood Meeting Architecture Response: As indicated in the revised narrative, several (unsuccessful) attempts with current planning staff have been made to locate the signed affidavit or mailing and Locations: posting. Meeting minutes of the neighborhood meeting have been provided in Exhibit E. Portland,Oregon Seattle,Washington • Vancouver,Washington H:\Projects\2I 1027000\WP\LTR\I20403-Completeness Response Cover Letter.doe L_ J r M i • ,a {F +t City of Tigard Fanno Creek House(DDR2012-00002) Project Number 2110270.00 April 3,2012 Page 2 7. Clean Water Services SPL Response: The approved SPL is generally consistent with the proposed plans with the exception of the new walkway required by 18.705.030.F. As stated in the revised narrative, the applicant will obtain a revised SPL to address the walkway prior to submittal of building permit. 8. Basic Submittal Elements Response: The project valuation has been estimated at $121,000. The Pre-Application packet has been included with the application as Exhibit A. 9. Arborist Comments Response: Revised responses to 18.745.040 and .050 have been incorporated into the narrative to address the City Arborist's comments. 10. Development Review Engineer Comments Response: The revised narrative has addressed the comments from the Development Review Engineer. See the responses to the corresponding code sections. Also, the Engineering Pre-Application Conference Notes have been included in Exhibit A. It is the applicant's intent that with the revised information this application can be deemed complete and be processed expediently for approval. Please feel free to contact me with any questions upon receipt of this information. Sincerely, Y s IC?:•nra ,LEE AP,Planner I Associate Enclosure: Revised Submittal(dated April 3,2012) c: Steve Martin—City of Tigard Parks Steve Duh—Conservation Technix i,. H:\Projects\211027000\WP\LTR\120403-Completeness Response Cover Letter.doc III '. • TIGARD City of Tigard March 12, 2012 Steve Martin,Parks & Facilities Manager City of Tigard Parks Division 13125 SW Hall Blvd. Tigard, OR 97223 RE: Completeness Review for Fanno Creek House (DDR2012-00002) Dear Mr. Martin: The City received your application submittal February 28, 2012 for a downtown development review on city-owned parcels zoned MU-CBD. A change of use from residential to community recreation and minor site improvements are proposed for an existing dwelling on approximately 1.63 acres. To substantively complete your application, please submit the following items: 1. Narrative: The consultant narrative provides summary statements for each chapter but rarely addresses specific development standards. For example, the statement for Chapter 18.705 avoids a discussion of adequate access and how and whether applicable standards are met. Please revise the narrative to address the applicable standards in Chapter 18.705 and other applicable chapters and standards in Title 18 as indicated in the Pre-Application notes. Thorough submittals shorten the time required for review and approval of projects. 2. Access, Egress and Circulation (18.705): The site plan shows a circular drive including a 12-foot access and a 14-foot egress. The southern lane is identified for emergency access only, but there are no findings with respect to required access widths or directional arrows that would indicate one or two way access for the north accessway. As presented, it appears that all traffic would be circular as the north drive may be insufficient for two-way traffic. The general design standards for access drives in in 18.765.040.B. Additionally, pursuant to 18.705.030.F a walkway is required between the ground floor landing and SW Hall Blvd. Please clarify how the proposed access and egress meet the applicable standards, and if not met, how the criteria for an adjustment can be met in 18.370.020.C.5 (fee of$647, if necessary). 3. Lot Consolidation: Your narrative refers to recently consolidated lots. However, there is no evidence that the lots have"been consolidated. Please revise the narrative to reflect current circumstances or provide the recorded consolidation document. 4. Landscaping and Screening (18.745): The narrative only partially addresses the buffering and screening requirements in 18.745.050. Screening of parking areas is not addressed at all (E). According to Table 18.745.1, a C-level buffer applies to the full 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov length of the southern property line. Findings for 18.745.050.A.3 should show how the same degree of buffering and screening can be achieved with an alternative plan if the 6 to 10 foot buffer adjacent to the property line cannot be met. Findings for 18.745.050.B.2 should request approval of the existing access within the buffer and provide a rationale. Please address all of the applicable standards in the chapter, including those for street trees in 18.745.040. 5. Off-Street Parking and Loading Requirements (18.765): The narrative addresses minimum parking space requirements. However, there are no findings with respect to general design standards or bicycle parking design standards (please include a detail). 6. Neighborhood Meeting: The submittal includes partial information and does not include all required elements, including a copy of the mailing list used to mail the notice, a signed affidavit of mailing and posting, and minutes of the meeting. Please include these in your revised submittal. 7. Clean Water Service SPL: Your submittal includes an SPL (11-004248). The approved map is inconsistent with the proposed site plan with respect to existing paved area being removed. Although the difference may not be substantive, either a revised SPL or a letter amendment should address this difference. 8. Basic Submittal Elements: Your application was submitted without a project valuation on which DDR permit fees are based. Please provide the valuation with your revised submittal. Applications must be submitted accompanied by the submittal checklist (Pre-app packet) to ensure basic submittal elements are provided at intake. 9. Arborist Comments: The City Arborist has reviewed the proposal and has provided comments (attached). Please review these comments and incorporate responses to them in your revised submittal. 10. Development Review Engineer Comments: The Development Review Engineer has reviewed the proposal and has provided comments (attached). Please review these comments and incorporate responses to them in your revised submittal. Also, Engineering Pre-Application Conference Notes must be submitted with your application. Should you have any questions,please contact me at 503-718-2434. Sincerely, C/44, Gary Pagenstecher Associate Planner Fanno Creek House Completeness Item Met Not Met N/A Comments 18.745.040: X Street Trees 18.745.050: X Buffering and Screening 18.790.030: X -Tree 10306 on adjacent property may Tree Plan be impacted by utility undergrounding. Requirement If so, please show tree protection for that tree. 18.790.050: X Permit Applicability Todd Prager Associate Planner/Arborist April 6, 2012 Fanno Creek House Completeness Item Met Not Met N/A Comments 18.745.040: X -It appears existing trees preserved can Street Trees be used to meet their street tree requirements. This should be addressed in a revised narrative. 18.745.050: X -It appears existing trees can be used to Buffering and provide buffering from adjacent uses Screening and parking lot screening. This should be addressed in a revised narrative. 18.790.030: X -Tree 10306 on adjacent property may Tree Plan be impacted by utility undergrounding. Requirement If so,please so tree protection for that tree. 18.790.050: X Permit Applicability Todd Prager Associate Planner/Arborist March 2, 2012 PUBLIC FACILITY PLAN Project: SDR2012-00001 Fanno House COMPLETENESS CHECKLIST Date: March 8, 2012 GRADING ❑ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. Meet the requirements of 18.810.030E by dedicating sufficient ROW along Hall Blvd to provide 52-feet from centerline of ROW. Dedication is via Donation Deed to ODOT. Revise narrative to state that. ❑ Centerline of street(s) clearly shown. ❑ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report Address 18.810.030 AC2a. ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? _ ® Other: Narratives need to be more thorough in 1. Address 18.705H3 spacing of driveways addressing certain portions of the code. Don't state along an arterial. It may not be possible to do that a requirement is not applicable if it is. Fully anything about it, but it needs to be justify why standards cannot be met, or will be met addressed in the narrative. 2. Address with future improvements. 18.70516 Minimum driveway approach width of 20 feet. 3. Streetlights are required in accordance with 18.810.030Y. Justify the reason for not installing streetlights along the frontage (existing streetlights in the area?). 4. Existing sidewalk does not meet the current standards. Elaborate on why no sidewalk improvements are included with the project. In addition, address 18.810.070B2. SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? REVISED: 03/08/12 STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Q -✓ P • - Date: March 8, 2012 REVISED: 03/08/12 LAND USE APPLIC. _,rION Project: ^�� ' dg. z,ioIL-o COMPLETENESS REVIEW COMPLETE X INCOMPLETE STANDARD INFORMATION: Deed/Title/Proof of Ownership S Neighborhood Mtg.Affidavits,Minutes, List of Attendees,FL Impact Study(18.390) 21---USA Service Provider Letter el Construction Cost Estimate a Envelopes with Postage(Verify Count) t 1 #Sets Of Applicatio . -terials/Plans-"Paper Copies" g Pre-Application Conference Notes ,❑r 1 #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: ,❑'" Building Footprint Size ❑ %of Landscaping On Site ❑ %of Building Impervious Surface On Site 2-" Lot Square Footage PLA S DIMENSIONED: Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑N truck Loading Space Where Applicable ❑" Building Height ❑ Access Approach and Aisle ...E...- Visual Clearance Triangle Shown ADDITIONAL PLANS: - Vicinity Map ❑ Architectural Plan 7 Tree Inventory f 2r Existing Conditions Plan E Landscape Plan Site Plan ❑ Lighting Plan TREE PLAN 1 MITIGATION PLAN: D o ADDITIONAL REPORTS: (list any special reports) O ❑ rJ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) 8.775(Sensitive Lands Review) ❑ 18.340(Directors Interpretation) II 18.705(Access/Egress/Circulation) 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.360(Site Development Review) ❑ 18.715(Density Computations) "� 18.790(Tree Removal) ..❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.380(Zoning Map/Text Amendments) ,/j 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) Si 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ® 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ki 18.520(Commercial Zoning Districts) II 18.755(Mixed Solid Waste/Recycling Storage) 18530(Indgstpal Zoning Districts) ❑ 18.760(Nonconforming Situations) +"'U 18: (Tigad Triangle Design Standards) ® 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 Gary Pagenstecher From: Gary Pagenstecher Sent: Wednesday, January 11, 2012 11:34 AM To: Tom McGuire Subject: FW: Fanno creek House combined deed Attachments: SKMBT_C45212011107320.pdf; Partioion Plat 1992-0069 LEGAL DESCRIPTION.docx Tom, Per our discussion yesterday, I think the attached will serve our purposes, i.e. removing the conflict between a required buffer for the proposed use and a flag pole for access on the existing flag lot.The resulting parcel appears to not conflict • with the development standards in Table 18.610.1. If you agree,well can let it record. Gary From: Steve Martin Sent: Wednesday, January 11, 2012 11:24 AM To: Gary Pagenstecher Subject: FW: Fanno creek House combined deed Gary, Attached is the combined lot description and sketch for the Fanno Creek House and adjacent property. Please let me know if I need to clear this through the City before we have a new deed written so it can be recorded with WA. County. Thanks, Steve Steve Martin Parks and Facilities Manager City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503-718-2583 steve @ tgard-or.gov From: John Hadley Sent: Wednesday, January 11, 2012 6:40 AM To: Steve Martin Cc: John Hadley Subject: Fanno creek House combined deed Steve The attached is a copy of the combined deed and the sketch showing the combined area for you to attach to the proper deed form. John From: CCKonica@tigard-or.gov f mailto:CCKonica@atigard-or.govl Sent: Wednesday, January 11, 2012 6:33 AM 1 RECEIVED MAY 0 9 2012 CITY OF TIGARD PLANNING/ENGINEERING C r MACKENZIE TABLE OF CONTENTS I. Project Summary 1 II. Introduction 2 III. Downtown Design Review (Track 2) 3 IV. Conclusion 41 FANNO CREEK HOUSE TYPE II Downtown Design Administrative Review To City of Tigard Planning Department For City of Tigard Parks Division Submitted May 9,2012 Project Number 2110270.00 GROUP MACKENZIE Since 1960 RlverEast Center I PO Box 14310 I Portland.OR 97293 1515 SE Water Ave.Suite 100 I Portland.OR 97214 T 503.224.9560 1 F 503.228.1285 I wewv.grpmack.com GROUP r MACKENZI E 1 PROJECT SUMMARY Owner/Applicant: City of Tigard Parks Department Contact: Steve Martin 13125 SW Hall Boulevard Tigard, OR 97223 Applicant's Representative: Group Mackenzie Contact: Rhys Konrad 1515 SE Water Avenue, Suite 100 Portland, OR 97214 (503) 224-9560 rk@grpmack.com Site Location: 13335 SW Hall Boulevard Tax Map/Lots: 2S 102DA 00800 & 00900 (currently being consolidated) Zoning Designation: MU-CBD Applicable Criteria: Type II Downtown Design Review: 18.390.040 Type II Procedure 18.520 Commercial Zoning Districts 18.610 Tigard Downtown District 18.705 Access 18.725 Environmental Performance 18.745 Landscaping and Screening 18.755 Recycling 18.765 Off-Street Parking and Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Clear Vision Area 18.810 Street & Utility Improvement Standards 1 H:\Projects\211027000\WP\120509-Fanno Creek Narrative-REV.doc G k O l P MACKENZIE1 II. INTRODUCTION The City of Tigard Parks Division (applicant) is proposing to formally change the use of the subject site to a community recreation use and make minor site modifications to facilitate emergency access. The site is approximately 1.63 acres in size and consists of two former Tax Lots (2S 102DA 800 & 900) to be consolidated, the information was submitted to Washington County by the City Surveyor and will be done prior to construction. The City of Tigard owns this property which is zoned Mixed-Use Central Business District (MU-CBD). The Tigard Christian Church is immediately to the south and Tigard Library to the southeast. The subject site has largely been developed with prior single-family residences. One of the prior residences has since been removed; however, an existing gazebo and paved areas still remain. The other former residence and garage with associated paved areas are the only structures on the site. The primary structure has been upgraded from its former residential use to meet current building code and ADA requirements for a public meeting space, and the garage has been repurposed for storage. With the passage of the Parks Bond in November 2010 and direction from City Council and the Parks and Recreation Advisory Board, the applicant seeks to formally acknowledge this change from a land use standpoint. The site's MU-CBD zone allows community recreation uses outright, which is the best classification for the intended use of the existing structure. The subject site is currently served by a singular shared access from Hall Boulevard. Two separate internal drives split from the common access which served the two former residences. Minor modifications are proposed to the existing internal accesses to respond to the requirements of TVF&R. As shown on Exhibit C2.4, the proposed one-way access loop provides the minimum turning radius allowable to achieve acceptable maneuvering per TVF&R's review of the proposed plan. The width of the existing 14' southern access drive is intended to remain to facilitate emergency access. Both accesses will be utilized for site traffic in a one-way loop. The site abuts Fanno Creek and its associated 100-year floodplain. Additional City of Tigard Sensitive Lands and CWS Vegetated Corridor are designated on the northern portion of the property. No impacts are proposed within any of these features. The required CWS Service Provider Letter addressing sensitive land requirements is attached to this application. A total of 75 existing mature trees (6" or greater) occupy the site as well as a row of mature holly bushes abutting the northern edge of the southern emergency access drive. An arborist report has been included with this application package detailing the condition of these trees and other recommendations for the property. This request includes the removal of one tree (#10302) due to modifications necessary for TVF&R requirements. The gross floor area of on-site structures is approximately 3,500 SF, and the site currently contains paved areas that are proposed to accommodate 11 parking spaces. In order to accommodate necessary fire truck access around the site, a mixture of new paving systems are proposed including pervious asphalt pavement, grass pave system and pervious pavers to reduce the overall impervious area of the site. 2 H,■Projects\211027000\WP\120509-Fomo Creek Narrofive-REV.doc /Va rroiiVe GR 01_ P MACKENZIE ' III. DOWNTOWN DESIGN REVIEW (TRACK 2) CHAPTER 18.390 DECISION MAKING PROCEDURES 18.390.040 — Type II Procedure A. Pre-application conference. A pre-application conference is required for Type II actions. Pre-application conference requirements and procedures are set forth in Section 18.390.080.C. Response: A pre-application conference was held on June 2, 2011 and the notes have been included with this application. 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.E.1; 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 18.390.040.C. 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; Response: The associated application form is attached to this application submittal. All information requested on the form and the relevant criteria are either attached to this submittal or addressed in this narrative. The requisite fee will be included at the time of submittal to the City. Mailing labels will be included as part of the submittal. The applicant held a neighborhood meeting on December 7, 2011 that was duly noticed with a mailer to all property owners within 500' of the site with labels provided by the City. The Affidavit of Mailing/Posting was signed by the applicant to acknowledge the mailing of meeting notices and for the posting of signage on site. The Affidavit was returned to Patty Lunsford in November. Efforts to retrieve a copy of this Affidavit were made, with contact to three Current Planning staff. The original, signed Affidavit remains missing and is unavailable for inclusion in this land use application packet. Additional materials have been included with this application. 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 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. 3 HAP ojectA211027000\WP\120509-Fame creek Narrative-REV.doc G F 0 1 P ' MACKENZIE1 Response: Please see the following information that details potential impacts from the proposed application. Transportation The proposed change of use from a single family residence to a community recreation use will have little to no impact on the surrounding transportation system. The site's existing paved areas could accommodate up to 10 parking spaces, however these are not striped or otherwise improved. With this proposal a net addition of one parking stall is proposed for a total of 11 on-site. The additional parking stall will not result in an overall increase in site impervious areas, however. Since the size of the facility is limited at approximately 3,500 SF and only 11 parking spaces on-site: there will be minimal traffic generated by the change of use. In fact, the proposed change of use falls well below the ODOT thresholds of 300 trips per 18.810.030.CC.2.b. Existing bikeways along Hall Boulevard are not impacted with this application and a new bike rack is proposed to allow bicycle access and safe storage at the site. The applicant is proposing to dedicate necessary right-of-way along the site's frontage to allow the future construction by ODOT of Hall Boulevard including a new bridge crossing of Fanno Creek. The site's existing access at Hall Boulevard will not be modified. Users of the site will continue to have the ability to utilize existing bus transit opportunities located along Hall Boulevard in the immediate surrounding area north and south of the site. The cumulative result of the change of use proposed with this application including the net increase of one parking stall will not adversely affect the existing transportation system. Drainage This application proposes minimal changes to the site's existing impervious areas. As noted above, existing paved areas on the site could accommodate a total of 10 parking spaces, although these areas are not striped or otherwise improved. The proposed increases in paved areas as a result of TVF&R emergency access/egress requirements occur in the form of various pervious pavement methods. These modifications include an overall reduction (-2,000 SF) in the site's impervious area. There is no existing surface water management system on-site, and existing impervious areas sheet flow to abutting vegetated areas. The inclusion of pervious paving materials has been strategically specified in order to reduce the impact of existing impervious areas. CWS has reviewed the proposed plan and has issued a SPL. The proposed plan has been altered slightly, however remains in substantial compliance with the SPL. The conditions of the SPL will be demonstrated through a storm water connection permit and during construction. As the proposed application results in an overall reduction in impervious areas no adverse affects to the existing drainage system will result with this application. Parks The site is publicly-owned with the intention to serve as a public meeting place and will be considered part of Fanno Creek Park when finished. In addition, passive recreation opportunities are potential at this location given its proximity to Fanno Creek. As a result, there is a positive impact to the park's system. Water The existing site is served by a service that extends from the main line in Hall Boulevard. The proposed change of use from a single family residence to a community recreation use will not trigger a significant change to the site's usage that would require a new or upsized connection. Furthermore, no new buildings or additions are proposed with this application. 4 H:\Projects\211027030\INP\120509-Farm creek Manasve-REV.doc GROUP MACKENZIE1 Sewer Sanitary sewer service is already provided to this site. The proposed sewer demand resulting from the community recreation use, as opposed to the former single family residence will not require additional connections or upgrades particularly since no new buildings or additions are proposed. Noise The use of this site as a public meeting location is not anticipated to have adverse noise impacts. Hours of use of this facility are not anticipated to occur after regular business hours, which further limit the possibility of noise impacts to nearby residential areas. In the event that unforeseen noise impacts become known during the site construction and future use of the existing structure, the applicant will coordinate directly with affected neighbors for enhanced site management and other improvements as appropriate. CHAPTER 18.520 COMMERCIAL ZONING DISTRICTS 18.520.030 Uses B. Use table. A list of permitted, restricted, conditional and prohibited uses in commercial zones is presented in Table 18.520. Response: This project requests a change of use to Community Recreation, which is a permitted use within a MU-CBD district. 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 Chapter 18.370; 2. All other applicable standards and requirements contained in this title. Response: As illustrated in the remainder of this narrative, this project complies with the applicable standards and requirements in Title 18. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2: Response: This project lies within a MU-CBD district. Findings in response to the development standards detailed in 18.610 are addressed below. 18.520.060 Additional Development and Design Guidelines B. MU-CBD (Downtown). See Chapter 18.610 for additional development and design objectives. Response: This project lies within a MU-CBD district. Findings in response to the development standards detailed in 18.610 are addressed below. 5 H:\Projects\211027000\WP\120509-Famo creek Narrative-REV.doc 6R,01 P MACKENZIE CHAPTER 18.610 TIGARD DOWNTOWN DISTRICT DEVELOPMENT AND DESIGN STANDARDS 18.610.010 Purpose and Procedures C. Applicability. 2. Expansion, modification and site improvements to existing development: An addition, expansion, enlargement, modification, and/or site improvements associated with such lawfully preexisting uses and structures shall be allowed, provided the application for such proposed project moves toward compliance with the applicable Development Code standards. Only those Downtown Building and Site Design Standards applicable to the proposed expansion, modification or site improvements to the existing development shall be applicable. Response: The proposed site lies within the Downtown District. The scope of the project is limited to a change of use and minor site modifications for emergency access purposes. As such, the provisions of this Chapter are applicable. D. Downtown Design Review Approval Process. 1. To achieve the purpose of the Downtown Site and Building Design Standards, there are three methods or "tracks" to apply for approval: b. Track 2. The Administrative Review track provides for a more complex process (Type II) that requires staff review utilizing clear/quantifiable standards. It applies to new development and renovation/remodeling projects listed in Section 18.610.010.E.2. E. Procedures. 2. Track 2: Administrative Review with Design Standards. a. Applicability. A Track 2 review will be required for one or more of the following: (2) A change that requires additional on-site parking in accordance with Chapter 18.765; Response: This application is most appropriately processed through Track 2 as the proposed change in use from Single Unit Residential to Community Recreation triggers additional on-site parking, per Table 18.765.2. c. Process and Approval Criteria. The Director shall approve, approve with conditions, or deny an application based on finding that the following criteria are satisfied: Sections 18.610.030, Building and Site Design Standards, and 18.610.035, Additional Standards. Response: The following information demonstrates compliance with the specific approval criteria for a Track 2 Administrative Review. 18.610.030 — Building and Site Design Standards A. Create vibrant ground floors, streetscapes and rights-of-way; provide weather protection; and promote safety and security. B. Cohesive architectural façade standards. C. Integrated building façade standards. D. Create street corners with strong identity. E. Assure building quality, permanence and durability. F. Open space/public plaza. 6 H:\ProjectA211027000\W P\120509-Fa mo Creek Nmrotive-RE V.doc Gk_0t. P MACKENZIE ' G. Additional requirements for single-family attached dwelling units. Response: The design standards included in this section are intended for new developments. Footnote 1 of Table 18.610.1 specifically states that the design standards do not apply to existing development. No changes are proposed to the existing structure, other than requesting that the use be changed to a community recreation use. Minor site improvements are proposed including striping the existing paved areas to denote 11 parking spaces, and a minor reconfiguration of the existing northern site drive to accommodate emergency egress of the site. These standards do not apply. 18.610.035 — Additional Standards Response: Findings in response to the additional standards (A-L) noted in this section are addressed in the remainder of this narrative. 18.610.045 — Exceptions to Standards D. Exceptions to landscaping requirements. The Director may grant an exception to the landscaping requirements of this code, Chapter 18.745, upon finding that the overall landscape plan provides for at least 20% of the gross site to be landscaped. Response: This application requests an alternative landscape plan as allowed under 18.745.050.A.3 to address required buffer standards along the southern property line. As allowed under this standard, the Director may grant an exception to the standards in Chapter 18.745. As such, the applicant requests Director approval to an exception of Chapter 18.745 specific to the buffer standards. The revised landscape plan provides a total impervious area of 12,743 SF (see Sheet C2.1). The remainder of the site is landscaped which totals approximately 82% of the gross site area. The threshold for approval of an exception to Chapter 18.745 is far exceeded and warrants approval. This application does not include an exception to the design standards in Chapter 18.610. This standard does not apply. 18.610.055 — Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met... Response: No regulated signs are proposed with this project. These provisions do not apply. 18.610.060 — Off-Street Parking and Loading Requirements A. Parking standards. New development in the Downtown must conform to the requirements of Chapter 18.765 with the following exception Response: The proposed project conforms to the off-street parking requirements noted within Table 18.765.2. 18.705 ACCESS 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. 7 H:\Projects\211027000\W P\120509-Farno creek Narrative-REV.doc 6RIOMACKENZIE ' Response: The provisions of this chapter apply to this application as the change of use to community recreation requires additional on-site parking. No changes to the existing access location to Hall Boulevard are proposed. 18.705.030 General Provisions A. Continuing obligation of property 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. Response: The applicant acknowledges responsibility for the continuing maintenance as specified in this title. This provision is met. 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. Response: A site plan has been provided with the application materials to demonstrate the location, width and flow of access on the site. The existing accessways will facilitate a one-way loop internal to the site. This provision is met. C. Joint access. Response: Joint access is not proposed with this application. This provision does not apply. D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 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 existing vehicular access and egress connects directly to Hall Boulevard. The applicant acknowledges responsibility of maintenance for this access. This provision is met. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Response: This application does not propose any new curb cuts or streets. This provision is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. 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; Response: A new walkway is proposed along the northern boundary of the existing access drive that will connect the main entrance to the building with Hall Boulevard. This provision is met. 2. Within all attached housing (except two-family dwellings) and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Response: This application does not include attached housing or multi-family development. This provision does not apply. 8 H:\Projech\211027000\WP\120,09-Famo Creek Narrative-REV.doc GROUP MACKENZIE1 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 six-inch vertical separation (curbed) or a minimum three-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 proposed walkway does not cross vehicle access driveways or parking lots. The walkway has been placed to the north of the northern access way, partially within the abutting CWS Vegetated Corridor (VC). As the specification for this walkway will be pervious pavers, no additional impervious area will result while still meeting ADA requirements and CWS allowances for pervious materials within the VC. The width of the walkway is four feet, and it has been separated from the abutting vehicle areas by at least a three-foot horizontal separation. This provision is met. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well- drained. 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 proposed material of the required walkway has been specified as hard- surfaced pervious pavers for good drainage and ADA accessibility. This material choice has been selected with the understanding that this provision is met. G. Inadequate or hazardous access. Response: This application is for a change in use, and no structural or site layout changes affecting traffic demand or access condition necessitate a review by the Commission. The existing access to Hall Boulevard will remain, and there is no change requested to the existing access location. This provision 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 distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) Response: This application does not propose any new development that would require an access report according to this standard. The existing parcel contains limited amount of frontage along Hall Boulevard that is outside of existing CWS Vegetated Corridor and the influence of the existing bridge over Fanno Creek. As such, there are limited possibilities to modify the existing access point. Furthermore, there are no building area expansions or other development proposed with this application that requires modification to the condition of the existing access to Hall Boulevard. This provision is met. 9 H:\Projects\211027000\WP\120.509-Farno Greek Narrative-REV.doc GROUP ` MACKENZIE ' 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 existing driveway is located approximately 275' from the nearest intersection of Hall Boulevard (arterial) and Omara Street, which exceeds the minimum distance standard. This provision 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: The existing spacing of driveways along Hall Boulevard (arterial) between the subject site and the nearest driveway to the north (City Hall) is in excess of the standard (approximately 715'). The existing driveway meets the minimum spacing standard to an intersection as described in (Item 2) above. This provision is met. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: This application is for a change in use and does not include any new streets. This provision does not apply. I. Minimum access requirements for residential use. Response: The proposed community recreation use is classified as a civic or institutional use per Table 18.520.1. The access requirements in this provision do not apply. However, the proposed access dimensions and loop have been reviewed by TVF&R and meet their minimum requirements for emergency access and egress (see email dated November 8, 2011). J. Minimum access requirements for commercial and industrial use. Response: The proposed community recreation use is classified as a civic or institutional use per Table 18.520.1. The access requirements in this provision do not apply. However, the proposed access dimensions and loop have been reviewed by TVF&R and meet their minimum requirements for emergency access and egress (see email dated November 8, 2011). K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. Response: The proposed on-site circulation proposes a one-way circulation loop with a common entrance and exit driveway to Hall Boulevard. The entrance to the one-way loop is located via the existing northern access drive, and the exit drive will be accommodated via the existing southern access drive. This provision is met. 10 H:\Projects\211027000\WP\120509-Famo Creek Narrative-REV.doc GkOIP MACKENZIE ' L. Director's authority to restrict access. Response: The existing access to Hall Boulevard is proposed to serve the site traffic associated with the proposed community recreation use. The spacing of the driveway meets the standards given the surrounding conditions. These include the spacing between existing driveways and street intersections, limited ability to shift the access due to existing natural features/overlays and the proximity to the Fanno Creek bridge. Emergency access will be able to safely occur on the site per the additional paving width proposed. No unsafe or other condition is foreseen with the existing access, and the Director should not restrict access. This provision is met. 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS A. 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. Response: The use of this site as a public meeting location is not anticipated to have adverse noise impacts. Potential sources of noise associated with use of this site will include vehicle noise and vocal noise from users of the site. In each case, and those not identified, the anticipated level of noise associated with this site will be within acceptable limits. Hours of use of this facility are not anticipated to occur after regular business hours, which further limit the possibility of noise impacts to nearby residential areas. In the event that unforeseen noise impacts become known during the site construction and future use of the existing structure, the applicant will coordinate directly with affected neighbors for enhanced site management and other improvements as appropriate. B. 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. Response: The primary function use of the proposed community recreation use will be for public meeting facilities. The proposed use will have no activities that would result in visible emissions. This provision does not apply. C. 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. Response: The primary function use of the proposed community recreation use will be for public meeting facilities. The proposed use will have no activities that would result in vibration. This provision does not apply. D. 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. Response: The primary function use of the proposed community recreation use will be for public meeting facilities. The proposed use will have no activities that would result in odors. This provision does not apply. 11 H:\Projects\211027000\WP\123939-Forino Creek Narrative-REV.doc G k 0 L P MACKENZIE1 E. 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. Response: The primary function use of the proposed community recreation use will be for public meeting facilities. The proposed use will have no activities that would result in undue glare and heat. This provision does not apply. F. 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. Response: Park maintenance staff will manage the disposal of refuse and other "wet" garbage in the industrially-acceptable manner that prevents any potential vector infestation. This provision will be met. 18.745 LANDSCAPING AND SCREENING Section 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Response: As a City facility, the City of Tigard parks maintenance staff will maintain the subject site as required by this regulation. This provision is met. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility. 2. It will not restrict pedestrian or vehicular access. 3. It will not constitute a traffic hazard because of reduced visibility. Response: As part of maintaining its on-site landscaping, City park maintenance staff will prune and trim landscaping so that it will not interfere with maintenance and repair of public utilities; not restrict pedestrian access; nor impede visibility, in compliance with these provisions. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. Response: The landscaping plan (Sheet L4.1) for the site includes standard installation guidelines used by the industry to which the applicant will adhere during installation. 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions). Response: Plant materials will be obtained from a certified landscaping purveyor to meet the size and grade standards for each specimen as noted on Sheet L4.1, in compliance with these requirements. 12 H:\Projech\21 1027000\WP\120509-Famo Creek Narafive-REV.doc k i) L MACKENZIE ' 3. Landscaping shall be installed in accordance with the provisions of this title. Response: See below for further information. D. Certificate of occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Response: The applicant understands that the Certificate of Occupancy cannot be granted until the installed landscaping is approved and inspected by the City. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Response: The landscaping plan (Sheet L4.1) includes information that illustrates the measures taken to protect existing vegetation, in compliance with this requirement. The landscaping plan notes the existing vegetation to be preserved, except for one tree identified for removal due to unavoidable conflicts with the site modifications. This requirement is met. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. Response: The applicant acknowledges that it has the obligation for care of street trees and other vegetation within the public right-of-way along the site's frontage. City park maintenance staff will provide ongoing and consistent care and maintenance of the site's landscaping and vegetation. This provision will be met. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. Response: This provision is advisory. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Response: No plantings are proposed abutting the right-of-way. This provision does not apply. 18.745.040 Street Trees C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; 13 H:\Projects\211027000\WP\120.509-Fanno Creek Narrative-REV.doc GROUP I M A C K E N Z I E b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Response: Per the City arborist's comments, the existing trees abutting Hall Boulevard can be used to meet the street tree requirements. Three large trees (#20395, 20397 and 20392) and six medium trees (#20401,20399, 20398, 20406, 20396, 20003) occur within a 100-foot length of the proposed right-of way. These trees have been designated as Street Trees as they exist along the site frontage of Hall Boulevard and are upland from the edge of the top of bank of Fanno Creek. All trees conform to these size and spacing requirements. No additional trees are proposed to be planted that along the property frontage of Hall Boulevard. Furthermore, no existing overhead utilities exist along the frontage of the site, and no new utilities are proposed with this application. These standards are met. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Response: Existing trees abutting the existing right-of-way along Hall Boulevard do not extend over existing sidewalks or the street. Following the proposed right-of-way dedication and street improvements by ODOT, these requirements will be verified and complied with as necessary. This standard will be met. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. 14 H:\Projects\211027000\WP\120509-Fanno creek No ra,Ne-REV.doc � k0MACKENZIE1 Response: In order to meet the standards of 18.705.030.F, we are proposing a new 4-foot walkway that requires minor cut to occur within the drip-line of tree #20400. This tree has not been classified as a Street Tree for the purposes of meeting the required spacing standards in 18.745.040.C.2, above. As such, this application does not include a request for an adjustment in order to allow the proposed cut necessary to install the pervious walkway. The applicant will coordinate with the project and City arborist during construction to ensure that appropriate measures are taken to ensure minimal impact to tree #20400 when installing the new walkway. This standard does not apply. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sued alternatives are approved by the Director. Response: The existing trees along the site's frontage are not proposed to be removed. This standard is met. 18.745.050 Buffering and Screening A. General provisions. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Response: In lieu of providing new materials on the southern property line adjacent to the existing access drive, the applicant is requesting an alternative buffer and landscape plan. According to Table 18.745.1 the differing zones along the western and southern property boundary (MU-CBD and R-12 PD), a C-level buffer is required. The C-level buffer requires a varying depth of buffer between 6'-10' and vegetation or fence/wall depending on the depth of the buffer. The western boundary of the site has an existing vegetated depth in excess of the C-1 requirement and will be planted in order to comply with the C-1 buffer standard. A majority of the southern property line is comprised of an existing access drive. The total southern property line is approximately 364' and is made up of a majority of paved area including the southern 14' wide access drive. Strict application of the C-level buffer (either C-1 — C-3) will preclude the acceptable width of the southern driveway for emergency egress of the site. No reduction in the width of the southern driveway is acceptable in order to maintain safe egress of the site for TVF&R. Furthermore, no reduction of the southern access drive is acceptable in order to accommodate required turning radii for TVF&R access of the site (see C2.4). Should a C-level buffer of any width be required along the southern property line, minimum turning radii could not be met and a hammerhead turnaround will be required. This will result in far more site disturbance including the addition of a large amount of impervious area and the removal of additional trees. In order to minimize the site impacts and utilize existing paved areas and vegetated materials, an alternative plan is being requested. In addition to the TVF&R requirements for emergency access and egress, the strict application of any of the C-level buffers along the southern property line will create a public safety issue. Any installation of a C-level buffer along the existing access drive will create an unacceptable public safety issue for both the subject site and abutting church. Previous conversations with the church property have resulted in the proposed 15 H:\Projects\2 1 1027030\VW\120509-Fonno creek Narrolive-REV.doc GROUP MACKENZIE ' alternative plan to continue the existing condition and allow visual access between the two properties in this area. Of particular concern to the abutting church is the existing children's play area. The installation of a new wall/fence/vegetated buffer in compliance with the C-level buffer requirements will be a detriment to the safety of the children utilizing the existing playground. In addition, the compliance of any of the C-level buffer standard will result in a lowly lit area where potential vandalism opportunities could exist. A letter from the abutting property owner stating their concerns and acceptance of the proposed alternative plan can be provided if necessary. The applicant requests an alternative plan to better meet the buffer requirements between the subject property and abutting church. The length of the southern property line would require a minimum of 12 and a maximum of 24 trees per the requirements of the C-1 buffer standard. Along the southern portion of the site (within approximately 20 feet), there are 19 existing trees (excluding tree #10302 proposed for removal) exceeding the minimum requirement. Furthermore, as shown on Sheet L4.1, a portion of the existing paving along the southern boundary is proposed to be replaced with new buffer plantings adjacent to the new parking area. These plantings and dimension will extended to the southeast corner of the property and meet the C-1 standard. With the new plantings and existing vegetative materials, the applicant requests that the buffer standards for the site be approved according to the submitted landscape plan. This will allow safe emergency access and egress, and not result in potential dangerous and unsafe condition with respect the abutting church property. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses. Response: The buffer requirement along the northern property is proposed to be planted in accordance with the C-1 standard. An alternative buffer is proposed along the southern property line as discussed above. As proposed, this standard is met. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City. Response: The proposed alternative buffer and landscape plan allows the existing accessway to remain. To mitigate this, the existing dense row of holly trees along the 250' accessway exceeds the minimum number of trees required by the C-1 buffer. The result is a continuous screen of the proposed use from the abutting church. The existing accessway is necessary to remain in order to facilitate emergency egress from the site and the minimum turning radii. If this access cannot be used at 14', it will not be adequate to meet TVF&R standards. Furthermore, if this access cannot be used, a hammerhead turnaround internal to the site will be required. This will result in a net addition of impervious area, and the removal of additional existing trees. Both of these outcomes are not necessary given the minor scope of this application to change the use of the structure for a community recreation use. With the proposed alternative plan, this standard is met. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18. 745.050.B.8 and 18.745.050.D. 16 H:\ProjectA211o27000\WP\120.509-Farw o creek Narrative-REV.doc , h O l P MACKENZI E 1 Response: This application does not include any fence, wall or hedge. This standard does not apply. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18. 745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart. (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart. (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. Response: The existing trees (including the dense row of mature holly trees) within the southern portion of the site (approximately 20') include a mixture of small, medium and large trees that are spaced in excess of the minimum spacing standard. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. Response: This standard is being met where the new parking lot buffer/screen is being provided (see sheet L4.1) as well as along the southeast corner of the property with the new plantings. A total of 131 two-gallon shrubs are being planted within a total buffer area of 1,124 SF, exceeding this requirement. c. The remaining area shall be planted in lawn or other living ground cover. Response: The remaining area of the existing site is currently planted with lawn and ground cover. This standard is met. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. Response: The only screening required between the abutting property owners is where the new parking area is proposed. Please see the responses below to Section E for parking areas. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795. Response: There are no buffering or screening plantings proposed within the vision clearance triangle as shown on sheet C2.1. This standard is met. 17 H:\Projects V11027000\WP\120509-Famo Creek Narahve-REV.doc G R O U P MACKENZIE ' 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six-foot height at the discretion of the Director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval. Response: The abutting uses are not downhill from the subject site. This standard does not apply. 8. Fences and Walls. a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. Response: This application does not include any fence or wall. This standard does not apply. 9. Hedges. a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Response: This application does not include any hedge. This standard does not apply. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects. 2. Fences or Walls. a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795. 4. All fences or walls greater than six feet in height shall be subject to building permit approval. Response: This application does not include any fence or wall. This standard does not apply. 18 H:\Projects\211027000\WP\120509-Porno Creek Narrative-REV•doc GROUP t MACKENZIE ' D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements. 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Response: This application does not include any fence or wall. This standard does not apply. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) 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; Response: The location of the proposed parking area is in the rear of the property and is screened from abutting view through existing landscape areas including the row of mature holly trees and mature trees along the site's frontage. A new vegetated buffer is proposed along the southern property line adjacent to the parking area to add to the existing screening materials on site. This standard is met. (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; Response: This application does not include formally delineated landscape planters. The new parking spaces are largely created through striping of the existing paved areas on-site. Existing landscape areas abutting the parking areas provide screening of the parking areas. With the combination of existing landscape areas and the location of the parking areas in the rear of the site, no direct screening is necessary from the abutting right-of-way (Hall Boulevard). This standard is met. (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; Response: The existing materials surrounding the parking area include a mixture of existing lawn and shrubbery as well as mature trees, and two new trees planted to meet the requirements of(4) below. This standard is met. (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and Response: This application proposes to stripe 11 parking spaces. This standard requires a total of 2 trees within the parking area. As shown on the attached landscape plan, two trees are proposed within the existing landscape area abutting the parking area. This standard is met. (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 19 H:\ProjecdA21 027 \WP\,20509-Fomo Creek Narrative-REV.doc 0MACKENZIE ' Response: The abutting landscape areas are in excess of three feet, and existing landscaping has been protected through the specification of wheel guards. This standard is met. F. Buffer matrix. 1. The buffer matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts. Response: As allowed under 18.745.050.A.3, the applicant is requesting that the proposed alternative plan be used in lieu of meeting the specific requirements for a C-1 level buffer along the full length of the southern property boundary. 2. An application for a variance to the standards required in Tables 18.745.1 and 18. 745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 09- 13; Ord. 02-33) Response: A variance is not included with this application. 18.755.040 & 050 RECYCLING REQUIREMENTS Response: The proposed community recreation use is best classified as a Civic Use which is not listed in this section. In reviewing the minimum standards method for storage areas for "other uses" (18.755.040.C), it appears that 24 SF are necessary (based upon 3,500 SF gross floor area). Trash and recycling facilities will be provided within the interior of the building. At this time no exterior receptacles are proposed; however, the City's maintenance staff may revise this based upon future needs. As per current standard city park maintenance practices, refuse will be collected daily. These standards are met. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18. 765.040 General Design Standards A. 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. Response: The site will be maintained by the City's maintenance staff on a regular basis. This standard is met. 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; Response: The existing access drive from Hall Boulevard will serve this site. The design has been altered only where necessary to meet TVF&R requirements for width and turning radii. The flow of traffic will occur in a one-way loop utilizing the northern access drive for inbound circulation and exiting through the southern drive. The southern access will also facilitate emergency egress from the site, and its width is required to be maintained at 14' per TVF&R review. A new pedestrian walkway is proposed to the north of the northern access drive and will connect to the main entrance of the building. This standard is met. 20 H:\Projects\211027000\WP 120509-Fa nno Creek Narrat ive-REV.doc ukOMACKENZIE ' 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation; Response: The requirements of Chapter 18.705 are addressed above. 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; Response: The existing access drive is clearly marked with permanent paving materials which differ from the vegetative materials that comprise the remainder of the property frontage. This standard is met. 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; Response: The existing access drive meets the vision clearance standards, with recommended trimming of the two trees on either side. See response to 18.795 below. 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and Response: The existing access drive is improved with a mixture of asphalt and concrete. Small areas are proposed with pervious materials as shown on the attached plan. Maintenance of the proposed pervious areas will occur based upon product specifications. This standard is met. 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 proposed parking spaces are served by the existing service drive that does not require backing movements within the abutting right-of-way. This standard is met. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. Response: The proposed circulation loop allows for passenger vehicles to load and unload as necessary into the building where the proposed grass pave bump out extends to approximately 20' (see Sheet C2.1). This standard is met. D. On-site vehicle stacking for drive-in use. 1. All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. Response: The proposed community recreation use does not include a drive-in. This standard does not apply. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Response: The existing curb cut will be used for access to the site. Section 18.810.030.N is addressed below. This standard is met. 21 HAProjech\211027000\WP\120509-Famo creek MorotivaaEV.doc GROU P 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 prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Response: A pedestrian walkway is proposed in accordance with 18.705.030.F. The parking and vehicle areas do not have a drop-off grade separation that would require a wall, etc. to be constructed. This standard is met. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Response: The requirements of Chapter 18.745 are addressed above. This standard is met. H. Parking space surfacing. Response: The proposed parking areas will be surfaced with a mixture of existing and proposed paving systems. These include asphalt, concrete and a variety of pervious paving materials. The City maintenance staff will be responsible for ensuring the continued maintenance of the paved areas. This standard is met. I. Parking lot striping Response: The proposed parking spaces will be marked with painted striping. In addition, directional flow of circulation will be marked through painted markings to indicate a one-way loop. This standard is met. .I. 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: Wheel stops are proposed to be installed at the front of the new parking spaces in order to protect adjacent interior landscape areas. This standard is met. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Response: This application causes an overall net reduction in site impervious areas. The existing drainage system will continue to be used. This standard is met. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Response: This application does not propose any new lighting. This standard does not apply. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Response: Any new signs proposed within the parking area (to designate the fleet space and accessible space) will be designed and installed in accordance with Chapter 18.780. These signs will be reviewed for compliance at the time of building permit. This standard is met. 22 H:\Project\211027000\WP\120509-Farmo Creek Narrative-REV.doc F MACKENZIE1 N. Space and aisle dimensions. Response: The proposed parking spaces are all standard 90 degrees 9' by 18.5' and meet these standards. As the drive aisles are for one-way access, and this section does not contain standards for one-way aisle widths, the required width proposed has been determined by the requirements of TVF&R. This standard is met. 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 located 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 proposed location of required bicycle parking is within 50 feet of the primary entrance to the existing building. The location is noted on Sheet C2.1 and is outside of the abutting vehicle areas and pedestrian ways. The proposed location of the bicycle parking is clearly visible near the main entrance to the building. These standards are met. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. Response: The proposed bicycle parking is located underneath the existing building overhang to provide cover. No parking structure is provided. This standard is met. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. 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; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. 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; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. 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 bicycle parking are exempt from this requirement; 23 H:\Projects\211027000\WP\120.509-Fanno Creek Narrative-REV.doc k0MACKENZIE1 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Response: The proposed bicycle rack detail has been located on Sheet C2.1. As shown on this detail, the rack will allow bicycles to be secured, and the rack itself will be secured to the ground. The location of the rack allows spaces to meet the minimum requirements for clearance as shown on Sheet C2.1. The proposed rack allows two bicycles to be secured without having to move another bicycle, and it will be clearly marked for bicycle parking only. The proposed spaces are not proposed to be rented or leased. These standards are met. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well- drained. Response: The proposed bicycle rack will be located on existing concrete. This standard is met. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Response: The total number of required bicycle parking spaces for a community recreation use is 2 or 0.3/1000, or 2 spaces. The total gross floor area on the site is approximately 3,500 SF, which would require a minimum of 2 spaces. One rack is proposed as noted on Sheet C2.1, although the standard detail (2/C2.1) provides an example of three racks. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements Response: Community Recreation uses require a minimum of 2.0 stalls per 1,000 SF, and a maximum allowance of 2.5/1,000 (Zone A). The total gross floor area on the site is approximately 3,500 SF which requires a minimum of 7 spaces and a maximum of 9 spaces. The proposed site plan provides a total of 11 parking spaces. Two of these spaces are not included in the maximum allowance as they are for a fleet parking space and accessible space (see 18.765.070.E.1). This standard is met. 18.775 SENSITIVE LANDS 18.775.010 Purpose G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The 100-year floodplain or 1996 flood inundation line, whichever is greater; 2. Natural drainageways; 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard "Wetland and Stream Corridors Map 4. Steep slopes of 25% or greater and unstable ground; and 5. Significant fish and wildlife habitat areas designated on the City of Tigard "Significant Habitat Areas Map. " (Ord. 06-20, Ord. 05-01) 24 HAProjech\211027000\WP\120509-Fenno Creek Harative-REV.doc k,0 1 P MACKENZI E 1 Response: The site contains City-designated Sensitive Lands in the form of an assumed drainageway (Fanno Creek), 100-year floodplain and Significant Habitat Areas. No alterations are proposed within any of these regulated areas. As such, Sensitive Lands approval is not required with this application. 18.775.020 Applicability of Uses: Permitted, Prohibited, and Nonconforming A. CWS Stormwater Connection Permit. All proposed "development", must obtain a Stormwater Connection Permit from CWS pursuant to its "Design and Construction Standards". As used in this chapter, the meaning of the word "development" shall be as defined in the CWS "Design and Construction Standards": All human-induced changes to improved or unimproved real property including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 3. Drilling; 4. Site alterations resulting from surface mining or dredging; 5. Grading; 6. Construction of earthen berms; 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit. 10. The following activities are not included in the definition of development: a. Farming activities when conducted in accordance with accepted farming practices as defined in ORS 30.930 and under a Senate Bill 1010 water quality management plan; b. Construction, reconstruction, or modification of a single-family residence on an existing lot of record within a subdivision that was approved by the City or County after September 9, 1995 (from ORS 92.040(2)); and c. Any development activity for which land use approvals have been issued pursuant to a land use application submitted to the City or County on or before February 4, 2000, and deemed complete or before March 15, 2000. Response: A Service Provider Letter has been included with this application package. By complying with the conditions of the SPL, a Stormwater Connection Permit will be issued during the permitting phase of this project. Per review of CWS R&O 07-20, Chapter 3.05.08.a.4 regulates pathways within Vegetated Corridors. The CWS regulations allow pathways up to 12' in width; however, require mitigation for any path width in excess of 3'. As the City code requires 4' walkways, a total of 59 SF of impact will be required to be mitigated. This area has been shown and noted on Sheet L4.1 and is shown on the attached CWS SPL. This standard is met. B. Outright permitted uses with no permit required. Except as provided below and by Sections 18.775.020.D, 18. 775.020.F, and 18.775.020.G, the following uses are outright permitted uses within the 100-year floodplain, drainageways, slopes that are 25% or greater, and unstable ground when the use does not involve paving. For the purposes of this chapter, the word "structure" shall exclude: children's play equipment, picnic tables, sand boxes, grills, basketball hoops and similar recreational equipment. 25 H:\Projects\211o27O \WP\120509-Famo creek Narrative-REVV.doc G 0MACKENZIE ' Response: While the site contains areas within the 100-year floodplain, and drainageways (assumed to be Fanno Creek), no paving or other land form alterations are proposed within these or other Sensitive Lands as defined in 18.775.010.G. Furthermore, subsections D, F, and G pertain to land form alterations within jurisdictional wetlands as identified in the City's "Wetland and Stream Corridors Map". This application does not propose any such development within these areas either. This standard does not apply. 18.780 SIGNS Response: The proposed project does not include the installation of non-exempted signs on site, and no Sign Permit has been included. Signs required as part of the accessible parking space and to identify proposed bicycle parking will be placed in the appropriate location. These signs are intended solely for the users of the site, and are not intended to be legible from the abutting right-of-way. These signs are exempt under the provisions of 18.780.060.A.2. In addition, a do not enter sign (classified as a "directional sign") will be located at the southern access point to instruct vehicles to use the appropriate driveway for one-way circulation. This sign is exempt under 18.780.060.A.7. The specific details of each proposed sign will be reviewed during building permit. The requirements of this section do not apply. 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. 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 wherever possible. Response: The required tree plan illustrating the removal and protection of trees has been submitted with this application as part of the Arborist Report, the Tree Preservation / Removal Plan (Sheet L1.0 & L1.1) and the Landscaping Plan (Sheet L4.1). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Response: The Tree Preservation / Removal Plan (Sheet L1.0 & L1.1) identifies the location, size and species of all existing trees on site. This requirement has been met. 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Response: As noted below, the Tree Preservation/Removal Plan identifies the retention of 100% of existing trees over 12" in caliper; therefore, no mitigation for the planned removals is required. 26 H:\FrojectA211027a00\W P\120509-Famo creek Narraf'e-REV.doc GROUP MACKENZIE ' 3. Identification of all trees which are proposed to be removed; Response: As shown on the attached plans (Sheets L1.0 & L1.1) and as documented in the attached arborist report, there are 75 trees on-site per the definition in 18.790.020.A(6). One tree (#10302) is proposed to be removed in order to accommodate the minimum requirements for safe emergency access and circulation per information from TVF&R. A tree plan has been prepared as shown on sheet L1.0 and L1.1. A second surveyed tree is identified for removal on this sheet (#12000); however, it is less than 6" and does not meet the City definition. As more than 75% of the existing trees on site greater than 12" will remain, no mitigation is required per 18.790.030.B.(2d). 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Response: Trees to remain on-site will be protected as illustrated on the Tree Preservation/ Removal Plan and described in the Tree Report. C. Subsequent tree removal. Trees removed within the period of one 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 18.790.060D. Response: The applicant acknowledges this restriction; any trees removed within a one-year period to this development application will be inventoried and mitigated as part of the tree plan. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; Response: The proposed project is for a community recreation use on a City property. This provision does not apply. 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; Response: The proposed project is for a community recreation use on a City property. This provision does not apply. 27 H:\Projects\211027000\WP\12O5O9-F mo creek Namfr e-REV.doc GS 0 L F' MACKENZIE1 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; Response: The proposed project is for a community recreation use on a City property. This provision does not apply. 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; Response: The proposed project is for a community recreation use on a City property. This provision does not apply. 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. Response: The proposed project is for a community recreation use on a City property. The preservation and expansion of natural areas and public landscapes is a core component of the site modifications proposed. No reduction in required landscaping is requested. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. Response: Should any subsequent trees need to be removed the applicant will follow all applicable standards and requirements. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775... Response: The tree proposed for removal on site is not located within or on a sensitive land area. This requirement does not apply. 28 H:\ProjectA21)027000\WP\120509famo Creek Narrative-REV.doc 13 k �MACKENZIE1 18.790.060 Illegal Tree Removal A. Violations... B. Remedies... C. Fines... Response: As noted above, over 75% of the trees over 12" in caliper are being retained on site; therefore, mitigation is not required. D. Guidelines for replacement... E. In lieu-of payment... Response: As noted above, over 75% of the trees over 12" in caliper are being retained on-site; therefore, no mitigation, replacement or in lieu-of payment is required. F. Exclusivity. The remedies set out in this section shall not be exclusive. Response: The applicant acknowledges that the remedies set out in this section are not exclusive. 18.795 CLEAR VISION AREA 18. 795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. Response: The site is located within the MU-CBD zoning district. This standard does not apply. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Response: As discussed below, the clear vision area does not contain any permanent obstruction as defined in this standard. However, there are three trees within the vision clearance area. With pruning of branches in accordance with this standard, the vision clearance requirement can be met. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Response: The site's access is not constrained by topographical features. This standard does not apply. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. Response: The site gains access from Hall Boulevard designated as an Arterial street per the City's TSP. As such, the clear vision standards for this site are 35' on either 29 H:\Projech\211027000\WP\120.509-Fomo Creek Norrafr e-REV.doc GROUP ' MACKENZIE1 side of the driveway intersection. However, to ensure safe access at Hall Boulevard, there appears to be two trees (#20400, 20401 and 20316) within this dimension, one off-site on the abutting Church property. It may be possible to prune these trees in order to meet the intent of this requirement. Should this not be acceptable, the removal of these trees will be required. As indicated above, tree #20316 is located on property not under the control of the City, and there is no certainty of cooperation in the event that this tree is required to be removed. With pruning as specified in (B) above, this standard is met. 18.810 STREET AND UTILITY STANDARDS .030 Streets A. Improvements: 1. No development shall occur unless the development has frontage or approved access to a public street. Response: The subject site has an existing access to Hall Boulevard, an ODOT facility. This standard is met. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: The subject site does not contain existing or proposed streets. This standard does not apply. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half- street improvements meeting the standards of this title are constructed adjacent to the development. Response: The existing improvements and half-street right-of-way are currently inadequate per ODOT and City standards. The applicant is acceptable of dedicating the necessary right-of-way to facilitate the future half street improvements along Hall Boulevard. These will include sidewalks, planter strip and a widened street section along with a modified bridge crossing of Fanno Creek. This standard will be met. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Response: As indicated above, the applicant is willing to dedicate additional right-of-way along Hall Boulevard to facilitate future improvements by ODOT along the site's frontage. No new streets are proposed with this application. This standard will be met. S. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review 30 HAProjects\211027000\wP\12osos-Famo Creek nlarolive-REV.doc G R O U P I MACKENZIE ' does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. Response: Depending on the proportionality of the proposed development, half- street improvements or frontage improvements along the site's frontage may be required. However, as a result of the limited scope of this application for a change of use and minimal site improvements, the proportionality is not met. Additionally, any frontage improvements installed with this application would have to be removed when the future ODOT half street improvements are constructed. As a result of the conflict between the timing of constructing of frontage improvements with the ODOT capital improvement of Hall Boulevard, the applicant elects to enter into a future improvements guarantee in lieu of constructing improvements at this time. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. Response: These standards do not apply as no street improvements are proposed with this application. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. B. Creation of Rights-of-Way for Streets and Related Purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: Response: No new rights-of-way are proposed with this application. These standards do not apply. C. Creation of Access Easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: Response: No new access easements are proposed. These standards do not apply. 31 H:'tProjectA211027000\WP\120509-Famo Creek Narrofr e-REV.doc , k ,MACKENZIE1 D. Street Location, Width and Grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: Response: No new streets are proposed with this application. These standards do not apply. E. Minimum Rights-of-Way and Street Widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter - Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. Response: Hall Boulevard is identified as having a right-of-way need of 52' from centerline. The existing conditions provide 35' from centerline, and a 17' deficiency. The applicant will accept a condition of approval to provide a donation deed to ODOT for the additional width, meeting this standard. F. Future Street Plan and Extension of Streets. Response: This application does not include a future street plan. These standards do not apply. G. Street Spacing and Access Management: H. Street Alignment and Connections. Response: This application does not include the creation of new streets which would require alignment or connection in the future. These standards do not apply. I. Intersection Angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: Response: No new intersections are proposed with this application. This standard does not apply. 32 H:\Projects\211o2700t7\WP\11U509-Famo Creek Naroiive-REV.doc Gk � MACKENZIE ' J. Existing Rights-of-Way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: Hall Boulevard is identified as having a right-of-way need of 52' from centerline. The existing conditions provide 35' from centerline, and a 17' deficiency. Should the City Engineer require, right-of-way will be dedicated to meet this deficiency. The applicant will accept a condition of approval to provide a donation deed to ODOT for the additional width, meeting this standard. This standard is met. K. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: No partial street improvements are proposed with this project. This standard does not apply. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Response: No cul-de-sac is proposed with this application. This standard does not apply. M. Street Names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Response: This application does not include the creation of new streets. This standard does not apply. N. Grades and Curves Response: This application does not include the creation of new streets. This standard does not apply. D. Curbs, curb cuts, ramps, and driveway approaches. 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; and: Response: No modifications are proposed to the existing driveway or sidewalk. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. Response: The site does not abut a railroad right-of-way. This standard does not apply. 33 H:\Protects\2 1 1027000 WP 120509-Famo Creek Na ralive-REV.doc GROUP I MACKENZIE1 Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or 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 minimise the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non- access reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Response: The existing single-access driveway onto Hall Boulevard (an arterial) is not proposed to be modified. No alternative access to the site is available. This standard is met. R. Alleys, Public or Private Response: No alleys are proposed. These standards do not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Response: No surveying of a street improvement is proposed with this application. This standard does not apply. T. Private Streets 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments. Response: No private streets are proposed with this application. These standards do not apply. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Response: No railroad crossings are proposed. This standard does not apply. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Response: No street signs are proposed. This standard does not apply. 34 H:\ProjeclA21 toz7O \WP\t 2O5o9-Fanno creek Narative-REV.doc F 0 L P MACKENZIE ' W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Response: This site contains an existing mailbox that will be maintained. This standard is met. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Response: No traffic signals are proposed with this application. This standard does not apply. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Response: Street lights exist on the opposite (south) side of Hall Boulevard. No new street lights are proposed at this time. Street lights will be provided at a future time when ODOT approves the reconstruction of Hall Boulevard to address the bridge and sidewalk deficiencies abutting the project site. This standard does not apply. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Response: No street signs are proposed. This standard does not apply. AA. Street Cross-Sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. Response: No streets are proposed with this application. This standard does not apply. BB. Traffic Calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the City for a period of five (5) years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used 35 H:\ProjectA211027000\WP\120509-Fanno Creek Nmrative-REV.doc 6 F ) L P MACKENZIE1 by the City within the five-year time period will be refunded to the developer. Response: No traffic calming devices are proposed as the subject site is not anticipated to generate significant traffic volumes entering or exiting the site. This standard does not apply. CC. Traffic Study 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility; and/orb. b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Response: Although the site is within 500 feet of an ODOT facility, this application is limited to a change of use from single family residential to community recreation. No development, new development or expansion of use is proposed. The minimal size of existing structures (approximately 3,500 SF) and the nominal net increase of 1_parking spaces would likely generate vehicle trips far less than the thresholds stated in b and c above. Furthermore, the applicant has reviewed the ITE Manual to try and determine the anticipated number of trips for this size of community recreation use. However, as this use is unique, the Manual did not have a land use category that adequately addressed the proposed community recreation use. As such accurate trip generation cannot be determined other than through the size of the facility and the total number of parking spaces. The limited number of spaces available onsite restricts the total number of vehicles that can access the use. The result is a maximum of 11 trips for this site at any given time. It is the applicant's intent that these trips will occur in off-peak times to further avoid any potential issues with the abutting ODOT facility. This standard does not apply. .040 Blocks A. Block design. 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. Response: This site is not part of a block. These provisions do not apply as the creation of new blocks is not part of this proposal. .050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Response: No easements are required as no new utilities are proposed with this application. This standard does not apply. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. 36 H:\Projec1A211027000\WP\120509-Famo Creek Na Tative-REV.doc 6 k O l P ' MACKENZIE1 Response: All utilities necessary to service the site are available without the need to create new easements. .060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: Response: This application does not include any modifications to the existing lot. These standards do not apply. .070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Response: A sidewalk exists along a portion of the site's frontage with Hall Boulevard. As the site abuts Fanno Creek, an existing bridge over this feature alters the sidewalk where the street narrows at the bridge abutment. Future improvements by ODOT will alter the site's frontage and include a new sidewalk as well as new bridge structure to accommodate a wider street section. This standard will be met. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off- site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: This application does not include a proposal for any new development or building expansion. As discussed in this narrative, the proposed change of use from single family residential to community recreation use is anticipated to have minimal additional traffic generation (and far below the 1,000 vehicle trip threshold). This is based largely on the fact that there are only 11 parking spaces, and only one new net parking space. The existing sidewalk along Hall Boulevard (an ODOT facility) will be improved with a future expansion of Hall Boulevard. Any deficiencies that may currently exist will be altered as part of the larger ODOT improvements. As no development is proposed other than minor site improvements, the proportionality to require frontage improvements with this approval is not met. As a result, this standard does not apply. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less). Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. 37 H:\Projech\2 1 1 027 000\WP\120.509-Famo Creak Narrative-REV.doc G 12,0 l P MACKENZIE ' Response: The sidewalks along the frontage of Hall Boulevard do not contain a planter strip separation. A planter strip will likely be included with the future widening and improvement by ODOT along Hall Boulevard. No changes to the existing sidewalks are proposed with this application. This standard will be met. D. Sidewalks in Central Business District. In the Central Business District, sidewalks shall be 10 feet in width, and: 1. All sidewalks shall provide a continuous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. Response: As this site is within the MU-CBD zone, this standard applies. However, the existing sidewalk width is deficient in size (approximately 5'). When the future improvements are constructed by ODOT, this standard will be met. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Response: The applicant accepts responsibility for maintenance of the existing improvements covered by this standard. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The City engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Response: This application does not include the construction of a sidewalk. Future improvements by ODOT along Hall Boulevard (Hall is an ODOT facility) will demonstrate compliance with this standards in this section. G. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks; and 38 HAProjech\211027000\WP\120509-Famo Creek Harative-REV.doc v 0t. MACKENZIE ' 4. A criteria which allowed noncompliance under subsection E.1.b of this section no longer exists and a sidewalk could be constructed in conformance with city standards. Response: The City Council may initiate construction of a sidewalk in the interim time before ODOT constructs the new improvements along Hall Boulevard. This standard could be met. .080 Public Use Areas Response: The proposed project is for a community recreation use on a city park property. This application does not include development, a land division, or public use areas. These standards do not apply. .090 Sanitary Sewers Response: The site is already served by sanitary sewer, and no modifications regarding sanitary sewer service are proposed. This standard is met. .100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: The majority of proposed surfaces shown are pervious, resulting in very little storm water leaving the site. The limited impervious surfaces will flow to adjacent pervious surfaces to reduce runoff capacity. The modifications to the site result in a net decrease in impervious area. No additional storm drainage improvements are proposed. This provision has been met. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: Fanno Creek abuts the site to the north. The applicant accepts a condition of approval by the City Engineer to provide a storm water easement or drainage right- of-way in the event an identified need can be provided for conveyance and maintenance. This provision will be met. C. Accommodation of upstream drainage. 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, and: 1. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: There is no known upstream drainage that would impact this site. This provision does not apply. 39 H:\Projects\211027000 WP 120509-Famo Creek Narative-REV.doc F.0 l P MACKENZIE1 D. Effect on downstream drainage. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: There should be no additional runoff from the site. The minor driveway widening will involve pervious pavement and grass-crete and will produce very little additional drainage. The provisions of this section do not apply. .110 Bikeways and Pedestrian Pathways Response: An existing bike lane exists along the site's frontage of Hall Boulevard. Future road improvements will be required to demonstrate continued compliance with this requirement. These standards are met. .120 Utilities Response: All franchise and public utilities are currently installed for the subject site. No new utilities are proposed with this application. Per 18.180.120.C.3, requirements for undergrounding of existing utilities are not applicable given the site's MU-CBD zoning designation. These standards do not apply. .130 Cash or Bond Required Response: No public improvements are proposed that warrant a cash or bond payment. These standards do not apply. .140 Monuments Response: A land division is not proposed; however, any monuments disturbed during the construction of the proposed site modifications will be replaced. This standard is met. .150 Installation Prerequisite .160 Installation Conformation .170 Plan Check: .180 Notice to City: .190 City Inspection: .200 Engineers Certification: Response: No public improvements are proposed with this application. These standards do not apply. 40 HAProjecIA211027000\WP\120509-Famo Creek Nartatrre-REV.aoc GROUP MACKENZIE1 IV. CONCLUSION As demonstrated within this application, the proposed change of use and site modifications meets the approval criteria for a Track 2 Downtown Design Review. 41 H:\Projecls\211027000\WP\120509-Fanno Creek Narrative-REV.doc CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES • (Pre-Application Meeting Notes are Valid for Six(6)Months) TIGARD PRE-APP.MTG.DATE. June 2,2011 STAFF AT PRE-APP.: G8PGD NON-RESIDENTIAL APPLICANT: City of Tigard AGENT: Rebecca Woods Phone: (503) 718-2583 stevetioard-or.00v Phone: woods(a,bookingroup.com PROPERTY LOCATION: ADDRESS/GENERAL,LOCATION: 13335 SW Hall Blvd TAX MAP(S)/LOT#(S): 2S102DA:Tax Lots 800 and 900 NECESSARY APPLICATIONS: Downtown Design Review (Track 2): (DDR) for change of use and site improvements; Variance (VAR) for buffering requirements that cannot be met; Sensitive Lands Review (SLR), if necessary. for development within sensitive lands: Special Adjustment (VAR). if necessary, for increasing maximum parking. PROPOSAL DESCRIPTION: Option 1: Conversion of an existing dwelling to a facility for civic and community meetings for up to 20 participants; Option 2: Conversion of an existing dwelling to a facility for meetings and for event rental for up to 40 participants. COMPREHENSIVE PLAN MAP DESIGNATION: Mixed Use Central Business District ZONING MAP DESIGNATION:MU-CBD ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.610) ZVIINIMUM LOT SI7.E: N/A sq. ft. Average Min. lot width: N/A ft. Max.building height: ft. Setbacks: Front:0-20 ft. Side: N/A ft. Rear: 5' mitt/N/A max ft. Corner:0'min/N/A max ft. from street. MAXIMUM SI CE COVERAGE: 80%. Minimum landscaped or natural vegetation area: 20%. ® NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTEItESTF:I) PARTIES,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 accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. ® NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval CTTY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/PI:wining Division Section 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. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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. ® ACCESS (Refer to Chapters 18.705 and 18.765) 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 18.705.030) 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. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.730) • STREETS: feet from the centerline of • LOWER IN I'ENSITY ZONES: feet,along the site's boundary. • FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) 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; I. AlI 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. ® BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs 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. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: NA feet along north boundary. NA feet along east boundary. 6-10 feet along south boundary. NA feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: parking lots ("C" level buffering (Note 2, Table 18.745.1, Buffer Matrix). Cf1Y Or'T[GA RD Pre-application Conference Notes Page 2 of 8 NON.Hesidenenl Applicluon/Planning nivisinn Seciinn Z LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR .ALI. DEVFT,OPMENTS 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. ® RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAUl.FR 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. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use:min:2.0/1,000 sf:2 it 3.5 X.75 = 5.25 = 5.25 = 5 spaces Parking SHOWN on preliminary plan(s): max:2.5/1,000 sf. (Zone A):2.5 x 3.5 = 8.75 = 9 spaces SECONDARY USE REQUIRED parking:NA. Parking SHOWN on preliminary plan(s)NA. 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. lb Compact parking space dimensions: 7 feet,6 inches it 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: OP 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,is 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. b. 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. ❑ LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080) 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. ® BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUS'IRLAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 0.3/1,000 sf: .03 x 3.5 = 1.05 (minimum: 2 spaces) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 Ni IN I(e+idmrial Application/Planning Division Section El SENSITIVE LANDS (Refer to Code Chapter 18.775) 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. ❑ STEEP SLOPES (Refer to Code Section 18.775.080.C) 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. ® CLEAN WATER SERVICES (CWS) BUFFER STANDARDS (Refer to CWS R&O 07-20/USA Regulations-Chapter 3) LAND DEVELOPIVIF.NT 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: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA' CORRIDOR PER SIDES • Streams with intermittent flow draining: <25% 10 to<50 acres 15 feet >50 to<100 acres 25 feet • 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% 10 to<50 acres 30 feet I >50 to<100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- • Rivers,streams,and springs with year-round flow foot increments from the starting point to • Streams with intermittent flow draining>100 acres the top of ravine(break in <25%slope), • Natural lakes and ponds add 35 feet past the top of ravine' ;Starting 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 NON•Residential Application/Planning Division Section 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 CREA1'.ES 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: 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 CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas,CWS must still issue a letter stating a CWS Service Provider Letter is not required. ►1 SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINF.I) 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 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) 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 WHEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). 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.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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; 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.; 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.; Retainage of 75%or greater of existing trees over 12 inches in caliper requires no mitigation; ▪ Identification of all trees which arc 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. C11Y OF TTGARD Pre-Application Conference Notes Page 5 of 8 NON It esikential Applirm inn/Planning Divininn Section El MITIGATION (Refer to Code Section 18.790.060.E.) 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. • 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 18.795) 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 AT LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than I1/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS X 18.610(Tigard Downtown District) ❑ 18.330(Conditional Use) ❑ 1 8.620(Tigard Triangle Design Standards) 0 18,760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Devebpment) ❑ 18.640(Durham Quarry Design Standards) ® 18.775(Sensitive Lands Review) ❑ 18.360(Site Devebpment Review) ® 18.705(Access/Egress/Circulation) ® 18.780(Sgns) ® 18.370(Variances/Adjustments) n 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.715(Density Computations) ® 18.790(Tree Removal) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ® 18.725(Environmental Performance Standards) [] 18.798(Wheless Communication Facilities) ❑ 18.410(Lot tine Adjustments) ❑ 18.730(Exceptions To Devebpment Standards) ® 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.740(Historic Overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) ❑ 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) ® 18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) n 18.530(Industrial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) CITY OF T IGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning L)isIsum Scetinn • ADDITIONAL CONCERNS OR COMMENTS: Option 1: The change of use from single-family residential to community recreation (civic) is a major modification of an existing development and triggers a Type II administrative review (18.610.010.E.2.a.(2)). Depending on the specifics of the proposal,a sensitive lands review and/or special adjustment may be applicable and can be processed concurrently. Option 2: Regardless of the number of people using the facility or whether a rental fee is charged the community recreation use classification would remain the same. All applicable standards identified in the"Code Chapters"above would need to be addressed. Proposed parking in excess of the allowed maximum parking can be addressed through a special adjustment to the parking standards in 18.370.020.C.7.d. The application process requires that the CWS SPL and Neighborhood meeting information be a part of the initial application submittal. On initial submittal, there is a 30-day completeness review period. Once an application has been deemed complete,a Type II review can be processed within 5 to 6 weeks. Following issuance of the decision,there is a two week appeal period before the decision is effective. PROCEDURE 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 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One.81/2" x 11" map of a proposed project shall be submitted for attachment to the staff report or administrative decision. Applications 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. 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 Hearings Officer. 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 THIS NOTES OF THE CONFERENCE ARE IN1 ENDED 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 CITY OF TIGARD Pre-A pplicaeon Conference Notes Page 7 of 8 NUN-Rcsidcnnal Applicauon/Planning Division Scction 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). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related 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 prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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: Gary Pagenstecher,Associate Planner CITY OF TIGARD PLANNING DIVISION PHONE: 503-718-2434 FAX 503-624-3681 EMAIL: gaat=vp @tigard-or.gov TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.tigard-or.gov FI:\patty\masters\Pre-App Notes Commercial.doc Updated: 16-May-08 C11Y OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON Residential Application/Planning Dis isivn Section le II PRE-APPLICATION CONFERENCE NOTES , ➢ ENGINEERING SECTION < ' II Cal of Thom omen Community Development _ .Shag f aletterCommunity 19BLiC FACILITIES Tax Map(sr 2S102DA CiN Parks Division Tax lol(s1: 800,900 Use Tvue: MU-C1113 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 Hall Blvd to 52 feet from centerline of right-of-way ❑ SW to feet ❑ SW to feet Street improvements: ® Half- street improvements would typically be required along SW Hall Blvd. However, the bridge adjacent to the facility will have to be raised and replaced, and any frontage improvements would be removed in the future. Hence, no improvements would be required at this time, but a restrictive covenant to participate in future improvements along the frontage may be required, depending upon the results of a rough proportionality analysis for the project. feet of pavement ❑ concrete curb or curb and gutter as required 0 s• torm sewers and other underground utilities -foot concrete sidewalk ❑ Planter strip ❑ s• treet trees TY OF TIGARD Pre-Application Conference Rotes Page 1 of 6 ierinu Cordrtm%ifSecdort ' ❑ 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.) Depending upon the results of a proportionality analysis and resulting unmitigated impact of the project, a restrictive covenant may be required for future participation in street improvements along the frontage when the bridge is replaced. Amount will be based on unmitigated impact less TDT and credit for ROW dedication. (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TIM) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, it is equal to 35.00 per lineal foot of street frontage that contains the overhead lines. Pay fee-in-lieu of undergrounding along approximately 125 feet of frontage on Hall Blvd. Utility service to the existing house is already undergrounded. Sanitary Sewers: Sewer service already provided to the site. • Water Supply: Water service is already provided to the site. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Drew DuBois (503)649-8977 provides fire protection services within the City of Tigard. The District should be contacted- for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection considering the uses proposed for the existing building. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed 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. MY OF116AR11 Pre-Application conference Notes Page 2 of 6 naednsOepattJL tS ellen l adjacent to Fenno Creek, construction of a storm water detention Because the site is immediately adjacent , facility will not be required. However, fee-in-lieu of detention wilt have to be paid (equivalent to one EDU more or less. 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 frcm impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing 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 impervious surfaces created; for every 2,640 square feet,.or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: 1 Construction of an on-site water quality facility. If additional impervious area is constructed to accommodate parking requirements and to connect the driveway from Tigard Christian Church. ❑ Payment of the fee in-lieu. 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. Other requirements are: 1. Coordinate with Clean Water Services on their requirements regarding construction within 100 feet of a resource (Fenno Creek). The proposed new parking area appears to be within that 100-foot distance. CWS Service Provider Letter requirements will have to be met for the project. 2. Pave the new driveway connection to the Tigard Christian Church parking lot to match up with the existing pavement(about 150 lineal feet). '"INSPORTATION DEVELOPMENT TAX ff 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a r-Insportation Development Tax (TOT) that became effective 7/1/09. The TOT program collects fees from N development based on the development's projected impact upon the City's transportation system. The aFplicant shall be required to pay a fee based upon the number of trips which are projected to result from the ..reposed development. The calculation of the TDT incorporates the proposed use of the land and the size of project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited ...,umstances payment of the TOT may be allowed to be deferred until the issuance of an occupancy permit referral of-payment until occupancy is permissible only when the TOT exceeds the TDT rate for a single- nily home. 'ay the TDT as required for the change in use from residential to other use. _EMITS Public Facility Improvement (PFI) Permit: IT Of TIGARD Pre-AppIIcation Conference Notes Paoe 3 of 5 IBBrfogRe0B17uee SBCXICf • 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 PFI Permit Is required,the applicant must obtain that permit prior to release of any permits from the Building Division. The City will require a PFI permit for construction of any wafer quality facility on the site.This permit will need to be obtained prior to issuance of a site permit for the project 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. Master Permit (MST). This permit is issued for all single and multi-family buildings. it covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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 a 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. Y OF TIMID Pre-genllcadon Conference Notes Page 4 of 6 lino oaaarvnea SacUan RABING PIAN REQUIREMENTS FOR SUBDIVISION S 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 be 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. e - — 5' PREPARED BY: 6 f z. I � Devel8pment Engineer DATE Phone: [5031718-2470 Pax: [503)118-2148 r.1 tevised: March 4,2010 --- CITY OFTICARD Pre-Application Conference Notes Page 5 of 6 Engineering Daciartr,ent Section Exh ; bit g C1eanWate Services Our commitment is clear CWS File Number AMENDED Service Provider Letter 11-004248 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). Jurisdiction: Washington County Review Type: Allowed Use SPL Original Date: December 29, 2011 Site Address 13335 SW Hall BLVD SPL Amendment Date: May 03, 2012 / Location: Tigard, OR 97223 SPL Expiration Date: May 03, 2014 Applicant Information: Owner Information: Name STEVE MARTIN Name Company TIGARD, CITY OF Company TIGARD, CITY OF Address 13125 SW HALL BLVD Address 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 Phone/Fax (503)718-2583 Phone/Fax (503)718-2583 E-mail: steve @tigard-or.gov E-mail: Tax lot ID Development Activity 2S102DA00600 2S102DA00800 Parking lot improvements 2S102DA00900 Path (4-foot pervious pavement walkway) Pre-Development Site Conditions: Post Development Site Conditions: Sensitive Area Present: X On-Site X Off-Site Sensitive Area Present: X On-Site X Off-Site Vegetated Corridor Width: variable; 0 to 50 Vegetated Corridor Width: variable; 0 to 50 Vegetated Corridor Condition: Marginal/Degraded Enhancement of Remaining Vegetated Corridor Required: X Square Footage to be enhanced: 29,870 Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: Path 236 Mitigation Requirements: Type/Location Sq. Ft./Ratio/Cost 1:1 on-site mitigation for Allowed Use Path 59 X Conditions Attached [X Development Figures Attached ( 8) X Planting Plan Attached Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 11 CWS File Number 11-004248 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 07-20, Section 3.06.1 and per approved plans. 3. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL)and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. No Activity Authorized. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5. Prior to ground disturbance an Erosion Control Permit is required from City of Tigard. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9. Should final development plans differ significantly from those submitted for review by Clean Water Services, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. SPECIAL CONDITIONS 10. The Vegetated Corridor width for sensitive areas within the project site shall be a minimum of 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area. 11. For Vegetated Corridors up to 50 feet wide, the applicant shall enhance the Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2, Table 3-3. Refer to SPL Attachments 2 and 3 for enhancement areas. 12. For Vegetated Corridor Mitigation Areas, the applicant shall enhance the entire Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2, Table 3-3. Mitigation plan included with SPL; refer to SPL Attachments. 13. Removal of invasive non-native species by hand is required in all Vegetated Corridors rated "good." Replanting is required in any cleared areas larger than 25 square feet using low impact methods. The applicant shall calculate all cleared areas larger than 25 square feet prior to the preparation of the required Vegetated Corridor enhancement/restoration plan. 14. Prior to any site clearing, grading or construction, the applicant shall provide Clean Water Services with a Vegetated Corridor enhancement/restoration plan. Enhancement/restoration of the Vegetated Corridor shall be provided in accordance with R&O 07-20, Appendix A, and shall include planting specifications for all Vegetated Corridor, including any cleared areas larger than 25 square feet in Vegetated Corridor rated "good." Enhancement plan included with SPL; refer to SPL Attachments. Page 2 of 11 CWS File Number 11-004248 15. Prior to installation of plant materials, all invasive vegetation within the Vegetated Corridor shall be removed per methods described in Clean Water Services' Integrated Pest Management Guide, 2009. During removal of invasive vegetation care shall be taken to minimize impacts to existing native tree and shrub species. 16. Maintenance and monitoring requirements shall comply with R&O 07-20, Section 2.11.2. If at any time during the warranty period the landscaping falls below the 80% survival level, the owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 17. Clean Water Services shall require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. FINAL PLANS 18. Final construction plans shall include landscape plans. In the details section of the plans, a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials is required. Plantings shall be tagged for dormant season identification and shall remain on plant material after planting for monitoring purposes. 19. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates (minimum two times per year, by June 1 and September 30). 20. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the Vegetated Corridor(indicating good, marginal, or degraded condition). Sensitive area boundaries shall be marked in the field. 21. Protection of the Vegetated Corridors and associated sensitive areas shall be provided by the installation of permanent fencing and signage between the development and the outer limits of the Vegetated Corridors. Fencing and signage details to be included on final construction plans. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503) 681-3639 with any questions. Laurie Harris Environmental Plan Review Attachments ( 8 ) Page 3 of 11 • C1eanVVater `'Services OM commitment is clear. CWS File Number SIMON CON1NOL NC1E8 0 IONS XD,,N O,AnMS C.O.(Fr)MAN DRS NtT COSSTr-LTE <1 MANAGE R,R,(EC eT(MM LOCATION Ns.cMAMELa ocro-ox MA E,...nu+ES.En) S €g ti "n.0_�,TAA' OF Ma roc nw0 MO T COMS UC MAMIdMKL� °g a i , '-J)3 ' Aoo a na. 1'x00 Orr ivon,I!S.'Z' o`M/iCOM If mV.u.m wo.nwoKC Aso` e i-, .0 a a4PO� � ,v O' J��`-Y\'i) 0 0!51 nn• TAX LOT ILI S or na OWL.TWIS 01W O r+/.nnrt,Cmi OK ON LAW,'3 MC Wr 75-1-AIL o St MAxa,Y A{AHEM LASING LMTS WK.M/OM,MP IM`F.4 m: N d N.S1 49?Q,y � E I Y rail -- omen STS S.+ nM,,.s M M r+ui..rrta--.ACKE to PE uEAnw OF 3 NO h c�a o` '� % t 7-',..._...,;(4 1 4�j CREEIC � a, KES FLOWS>..A.�.x r,EW„ AM� .Cnx�« ers �•? V��� � ' ri �."_ e NNW Inl"a i w+m ex oa o..r,.r•SIITOO`i+X01:1,5 '1 .� �} ,,t 'at_�. answl..a nr�ra S V44. / /.�, >+. o a`alwrsl°N°a r w�iu�ia�w M O m"x`g ER r gyros n gi y�g � � ;mil l! ���' "'�-i JY MO r�na r�i�,sm a,[s.rn To Mow MAT = a `Or yep A ' •ei=�_ - \ •j , '� 'mitzt 'w A::"x"r.=nm, . a .. t4• � _ ca, rA.crOM AAD / ", Rif',,= , r ;• o\ F,LU.WY r.Ir . smAtl M Rv[crm.,s xAWTAAVER A NOnuw LLl1Y oaADArn ml or w�c A w[ er°xaMS rouonAE.NA.w rO.Lm ruTo wPA ." .. • AT NO 7WE WEL WINE Ora ONE FOOT a SELL!W ASOYn ro AoaML A,E JAI- 1t92 � A mom cum MN ALL WI xs NO can uxa LINO waL a •59 .A I NMro PnrE ro rALaLa i a MP rXL Hoar SEaWdr LAOrx• gl a .' ,� t M 0wsW Smd.SrAaNSG ctlrs•x"LLUCnd dAwas vuu n[ i INSTALLED.,M riN[�G Of CdSrMKna wwf uAWGrra TTY I��M OF S� YAP 71-1.m. '�.1 .'�.,i' ''''S-Li I Km CIO FOR MR O/`LM MOM.. mA A .5 �' r; I E pWAY� 1'N `�, NAPE NOTES w 05510 YµL[Y O55S1 SDIS AM x• `Y 01!7•. T eE M.Sm.eer:omavn row.a FNYIO CI�L �- •a" J/, '` "` .al! I MI MST.TTOPSCR Olt OE STx O`OfLP Ito ROSE M MC SI gym.OO uprioy el HOUSE / • -{• r - _ •al!r M ENIE Lrs Mu COWSr a KOPEK CIL,.IV LLINA MO LW TO �e PP IW2 'its •t A A, rer■mnin M aaa wL Le.[E A caw<ri Soo r MA T T !j<.' 1' '' ''r77--4;- � •r M.0 1X Cam M ROME WE CONS,M�na M C M x M . t 1E TYPE WANTS MAT ME WELL 1i0A5Ra TOM[nsrfro 5 5 Cd100 L 1101E A A�'III( [�:, . y / A[a, '': t t mFWCD rot M Moos ro wow NAWRMNAE MD ML lom MARX N E • aM.wTx[a�rurLr x01 .��/ •y- - VW 75-1-01:1 :'7 - -.-Et ems.tots A/rte ■ .� �.„'w�_ _ - O �f. '.r If-SWW. '"a LSa . '� �' �� Lt.A,. t , SWAINS WAN•MAT '� % .. (KEAK4 ... �.+c ,CARE wn r„'..'' LL 59 SF oiM paA W.9Ci"r ' arN.0 0 t■�) __ .... ,�Mr1Y. .aAwwrrTT.na ''`� •C i r`.L n".aR00wLnr[ •r•M - "�„ - y i 1"-�}�_ tIb MED an 1L Al x wo iEroL[eWI.L•ro 'u i�w R .... ..Y - .. 7 r 1 111111„....,,„ LE NUM room Tor R°AmN. ?[l.:. >•rt EAr.ra ,•.- _ tn^k - .�icy - xwr r xoO�nN K �•y- ...„. _ "'' L;, - ids I l ' ,�� MOM.[ k,-',=.fie' v 1 I — --L / °ir.,.iioiiiii ..0; ADD. a.En 1 [ I=11=1=n=1I=A:51 PLa riDo PM - •�////////7I//////////J/////l/ °0�"`["NAML501 X11' `� / %!1.�'-_,:, w.1 sr ■ '._._�- _ .,,MET 3 I PLANT MAMMAL SOMME NET IC= I, ®t TFi�PL/WiNCi-DOUBLE STAKE _. MINI. / a - 9 Plan I PrEarE - 1105 NM ta[ax¢ II. II Nn, WET MP Ccos N/A I i f I SET rms.,inwL LANDSCAPE 7189 wMela.la ___ yE /0,m-r ETROOS,n N/A �I14 1 I .AV KNOW Moan.xO TONE FLA ICP HALF [MSTWN RYE ro AXNI ® .P=IIMi0A505 LANK f enM`�L"' t%PAL FPEE To SLAM VOW COAL TO MOO I • I III 6 Maenrll �ra^ wa r.w15"' 1.14:" ' 1 ;X MVP.mu ro M MID. e YIC MPE.ANII GENERAL NOIEB roNW,la KKK M WAM Xy� 5• OROI.l00054H WSW TO 1 WSTAUm TO aAxrMx ALL uD.CArE NAM. 1 IIi'" 1 1 ORAL on O Rn 90 x.W` �- QAL -WAWMMi SEW ..M NOT MOW TO YL[M WE MMlgn OWL WEAN WOKS.M PLACE ullt{55 a1MXYy y I L -r\-r1=_ A - 05._ISX INEi9 ^ ,i�'p]7v nMTWi wit. L5W xD WASYALE KW Q AirJRlsl LUKE Fa aG1[D[rAWa UNOSCw[MavA�d. LL , _ �� ' t 1 - "7:T"'700''sDt� ALL LAND INC MALT SE MsT.LLF0 ACCLANO'o KW,.IVA TWO mrtiWnES . .PUTT TN WL,Mi I.M t HIM WAGE AND WALL WET,NE SIN AND XAOMC Q WE AA L_,Ny. 'aO"•` L4.1 KVMMO a CONTAINER/B+B SHRUB PLANING i. NE OF DMKALOINO POOLE eEENMMS.50M1EN,n ANTXLN.00 05 0105 M LMYO 15 A O WS i --z0 00 ,�LANDSCAPE PLAN - 7°•__ -at o1 PO AO AO DESIGN REVIEW-ARAL 18,2012 ...`.— ......... • Paw 1 of11 n Ct, o2,) Ii t-i*-coPY N LA,I A area -L-o run/Loan • GW5 F11.4 • oogvir 7 EnVutn.ttimwok- shall tee... crmetKc-4ed App ed oFf-sib ;H Axe F. Clean Water rvices n' Fair p in/m.4 Vt&A CD By WAN Date 12 IA tAtio. 011 SPI. ArTT4GkJAIxT 2. ,t 2 B 13°. ,A\-‘104 --..- 8y �M .Z.F D. - n0 ° a7I vff VEC,r CTiCrlc l� canes Slit' u A :Z � A T °._ �I WILL. OE W'°µ o REM pgn irRom 9G ea SF I •,rn, c E BzoG P� iI�G7 AR S TPP O f BA S / - A��Li_►---i �Mt 0 THE A R ,� W,[.L AK!?a T -------t---\ 1 8s es PLAN•/-*,CJ, WITH ' SPF 44,6Erw'.' Z3 . . f APL PLANT/A/4 usr . aowJDARY -•�_� 1 f. 7!: 6A F;5 lAGA.r+I-rp THE 5E.E PLANT L is r Access HALL !Su►p. 0�1 ATT,4�F-I r> Fold L/13 RpRY' Si TLr . SEE Ail P1-b70 ATTAt.HED Fog. r/t r Spec., ES TO eE PLANITED cp-f1oN , .-,,.. fw-r,,., !i.4 EAR 4pE .1 re D A2&A , 0 up IT Q ‘447 E-rrED Cog-RI D02 0i\1HANC.NI E//T P1-A14 m N O • ■ � ,. 'x, 1 offsite Enf�4Vlt+tl�lae F ' • 1834 S.F. . ,Z 1111' t.--I ilti( e • :i , ,, - — 4 '! i ... — -�►, +"; .. _�_�- ,• ~ " " i 4 , :i ..4,1,4i' Yi ■ e 13105 Ii Feet 0 125 .. C ,' ` �, $P� 3■F S 5�k � Ga,o,LcuP Y b 2 i w 0 CWS File Number 11-004248 CWS FTC& Na . R-0047,48 Approved c-ws t- Po. it- 01Z`iK Clean Water Services . Approved '&u.01,^t►^4'" veview Clean Water Services By I�M1+ Date '513A 2- Plant List fw iv',rovuxevnfat reuivv A Slt,Att-acltvvre+,h' '{ar8 By l MN Date IZJ2 AL Avv■ vu(e4 Fanno Creek House Vegetated Corridor Enhancement set_p.-YrAcHmEi''T 9DF7- Area A Acer circinatum Vine Maple 10 1 gallon/4'or equal Oemleria cerasiformis Indian Plum 10 1 gallon/4'or equal Rhamnus purshiana Cascara 5 1 gallon/3'or equal Philadelphus lcwisii Mockorange 10 1 gallon Symphoricarpos alba Snowberry 10 1 gallon Lonicera involucrata Twinberry 5 1 gallon Physocarpus capitatus Pacific Nincbark 5 1 gallon Sambucus racemosa Red Elderberry 5 1 gallon Asaruim caudatum Wild Ginger 200 4"pots or equal Pragaria vesca Woods Strawberry 200 4"pots or equal Achillea rnillifolium Common Yarrow 50 4"pots or equal Aquilcgia Formosa Western Columbine 50 4"pots or equal Aster chi ensis Pacific Aster 50 4"pots or equal Camassia qu:unash Common Camas 50 4"pots or equal Iris tenax Oregon Iris 50 4"pots or equal Fragatia chilocnsis Coastal Strawberry 50 4"pots or equal Lupinus rivularis Strcamside Lupin 50 4"pots or equal Mimulus guttatus Yellow Monkey Flower 50 4"pots or equal Page 4 of 11 CWS File Number 11-004248 Tellima grandiflora Ptingecup 50 4"pots or equal Eriophyllum lanatum Oregon sunshine 50 4"pots or equal Erigeron glaucus Beach Daisy 50 4"pots or equal Cw5 FILE. t1-0042-41t Approved Clean Water Services. fo✓ cmita1lwtuntexl j2-j_11/11_ Area B I14' L t`'t!° 1'� pTt Act+wtY+�f Corpus Stolonifera Red Twig Dogwood 125 1 gallon or equal 5 c,OF 1- Fraxinus latifolia Oregon Ash 75 1 gallon or equal Malus fusca Western Crabapple 25 1 gallon or equal Physocarpus capitarns Pacific Ninebark 100 1 gallon or equal Spirca Douglasii Douglas Spirca 100 1 gallon or equal Symphoricarpos alba Snowbcrry 75 1 gallon or equal6 W - o. • 1,1 Approved Clean Water Services -1 e-tour on...w.nasl rex Area C By t-M 4 Date 5 J3 f iz j Asarum allxiatOM Wild Ginger 315 4"pots Awtevulteat 4^'t 5,t 8 Adiantum pedatum Maidenhair fern 50 4"pot or equal Polystichum munituln Sword fern 100 1 gallon or equal I1ahoia nervosa Dull Oregongrapc 100 1 gallon Area D Corpus stolonifcra Red Twig Dogwood 60 1 gallon or equal Physocarpus capitatus Pacific Ninebark 30 1 gallon or equal Rosa pisocarpa Swamp Rose 30 1 gallon or equal Salix sitchensis Silica Willow 30 1 gallon or equal Page 5 of 11 CWS File Number 11-004248 Spirea douglasii Douglas Spirea 60 1 gallon or equal Area E Polysdchum munitum Sword Fern 1200 1 gallon or equal Blechum spicant Deer Fern 600 1 gallon or equal Asarum caudatum Wild Ginger 600 4"pots cks Achlys tiphylla Vanilla Leaf 80 4"pots �'uO.II-c)°B riteCkk gpprb 9 Delphinium troliifolium Columbia Delphinium 80 4"pots j' . 4- h�a,l,e�r S /c� . Dicentra Formosa Pacific Bleeding Heart 80 4"pots q, Y,? . '�t�� SPCGate si3 emu Maianthemum dilatatum Lily of the Valley 80 4"pots Oxalis oregano Redwood Sorrel 80 4"pots O°rg Smilacina racernosa False Solomon Seal 80 4"pots 'l ellima grandiflora Fringecups 80 4"pots Tollnica rnenziesii Piggy Back Plant 80 4"pots Trilium grandiflorum Trilium 80 4"pots Viola sempervirens Evergreen Violet 80 4"pots Acer circinatum Vine Maple 25 1 gallon/4'or equal Cornus nutallia Pacific dogwood 25 1 gallon/3'or equal Ribes sanguineutn Red-flowering current 10 1 gallon Physocarpus capitatus Pacific Ninebark 10 1 gallon Philadelphus lewisu Mock Orange 15 1 gallon Sambucus cerulean Blue Elderberry 10 1 gallon trv)S f 1 t,E.1.-0.• W 0uH2+iss Clean Water Services 1"9✓CNv.IvOK1K eYtt ry ycAcc1-) By tM�ate _H `� ' 5 Pt-a "Iv1E�T 6 'r q Page 6 of 11 CWS File Number 11-004248 Area F(Library) Amelanchicr alnifolia Scrviceberry 5 1 gallon or equal Arbutus menziesii Pacific Madrone 5 2 gallon or equal Holodiseus discolor Oceanspray 20 1 gallon or equal Nlahonia aquifolium Oregongrape 20 1 gallon or equal Pinus ponderosa Ponderosa Pine 5 1 gallon or equal Quercus garryana Oregon White Oak 5 1 gallon or equal Rhtninut purshiana Cascara 8 1 gallon or equal Rosa nutkana Nootka Rose 20 1 gallon or equal Symphoricarpos alba Snowberry 20 1 gallon or equal r -m 2-4 S 24g approved Fx �. 11"p0 ''n71 Water:i Services L�5 APPfO�ed 8Y-�vw1.1 Date 9_13.&___ Olean VJat 4,1 ye,V% � v I PAPA Z 2q t Ahie4.4ect Srt. Attou.tuw,..6'7.r W" A Date Page 7of11 CWS File Number 11-004248 Area G(59 SF) Acer circinatum Vine Maple 1 1 gallon/4'or equal Physocarpus capitatus Pacific Ninebark 3 1 gallon Fragaria chiloensis Coastal Stawberry 25 4"pcts of equal C tt 00. t 00 41'4 approved Clean Water SServi .`w eri,J e 1 1 Date _ By��— 6461k CC e F Y roevuoft. 514, Page 8 of 11 & h ; b ;f C 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 •PLANT APPRAISERS•NATURAL RESOURCE CONSULTANTS February 22, 2012 Mr. Dan Jenkins Group Mackenzie 1515 SE Water Avenue, Suite 100 PO Box 14310 Portland, OR 97293 Reference: Tigard Fanno Creek House Tree List &Preservation Recommendations Dear Mr. Jenkins, As requested, I visited the site of the Fanno Creek House located off Hall Boulevard north of SW Omara Street. The purpose of my site visit was to identify the species of trees on the tree survey, check the accuracy of tree diameters, assess two trees proposed for removal and to make recommendations on preserving trees that might be affected by construction. There are two trees proposed for removal,a Holly and a Dogwood. These trees conflict with proposed changes in paving. The English Holly (#10302) has multiple stems, is in fair health and below average condition. The Flowering Dogwood (#12000) appears to be in fair health and also is in below average condition. The removal of these trees will have little if any significant visual impact to the site. Both of these trees are shown on the chart that accompanies this report and on the Tree Preservation/Removal Plan. A comprehensive tree assessment was not part of my scope of services,so my observations were informal and limited to what I noticed while walking the site. On the accompanying chart, I have listed several trees that had been removed previously and one tree with obvious health problems. I noted that some trees have toppled over and others have been recently removed. I have not information as to the reasons why, but this can be an indication of health problems related to subsurface conditions, which should be monitored. I did not assess trees for hazard potential so there may be some trees that warrant a more comprehensive risk assessment and/or pruning to reduce the risk that falling dead limbs or other failure might pose. I recommend that the City identify and mitigate conditions with such trees in the park prior to promoting public use. With the exception of the two trees mentioned, all of the trees on this site are planned for preservation and, given that improvements appear to disturb a very small area, I am optimistic that little construction injury will occur. This assumes that the route for placing the overhead power lines underground is located well away from the existing trees. 4800 SW MEADOWS RD SUITE 300 LAKE OSWEGO,OREGON 97035 (503)222-4320 BELLEVUE,WASHINGTON (425)451-0620 Tree Protection As a general rule of thumb, I recommend that tree protection fencing be put in place at the tree's drip line so as to protect any tree that is within 15 feet of any construction activities. This might apply to a number of trees including 20400, 20401, 20402 and others. City code requires that trees to be preserved should be protected from inadvertent damage during construction with tree protection fencing. The City requires the use of chain link fencing that is a minimum of 5' high. I recommend using fencing panels on blocks or stands that can be moved and replaced when it is necessary to work within the tree protection area. Given the minimal disturbance and short duration of excavation that will result from construction and paving, I suggest that a line of tree protection fencing be placed between the trees and proposed construction activities. The fencing should be placed several feet outside of the edge of the paving or excavation and far enough from the root flair and trunk to preclude any inadvertent mechanical injury. Enough clearance should be provided so that construction equipment can pass without damaging the fencing. While I understand that the City may prefer the use of chain link fencing, in some cases a more flexible solution can be just as effective. In projects with new paving or pathways, I recommend requesting permission to the use of orange plastic construction fencing staked every 8' to 10' in locations where there will be a need for frequent work within tree protection areas. Through experience I have found the plastic fencing to be more effective and practical where improvements are within the drip line of trees, because it can be easily moved to accomplish work and replaced at the end of the workday without the use of heavy equipment or additional personnel. Regardless of the type of fencing used,it should stay in place until all work within the tree protection area is completed. In addition to protecting the trees from inadvertent physical injury, the tree protection fencing should serve to minimize any soil compaction that might occur within the trees' root protection zone. This will require keeping construction materials, soil, foot traffic and equipment out of the area within the tree protection zone to the extent practical. The tree protection fencing should protect as much of the root zone as possible, without including the excavation for proposed improvements. As dictated by City Code, no construction activities should take place within the tree protection areas unless the project arborist is present to observe and supervise the work. Post Construction Maintenance Given that leaves have fallen,it was difficult to generalize about the health of the trees, but there were certainly some that would benefit from increased maintenance. All the trees on this site will benefit from fertilization but it will be most beneficial for those trees in below average health. For all of the trees that are preserved, I recommend a fertilization program that will help promote root growth prior to and following construction. To accomplish this I recommend that before construction begins, the landscape contractor or park maintenance staff 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. If construction is scheduled for fall and conditions permit, fertilization can take place late in the growing season. However, the best time to fertilize following construction is in late October or early November and/or 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 between 2 to 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 Tigard Fanno Creek House Tree Preservation Report,0 2012 The Pacific Resources Group 2/22/12 2 done in late November, otherwise two applications of nitrogen can be made, one each in late fall and early spring. 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, with the tree at the center, the area to be treated is within the circle that has a radius equal to one foot for every inch of the tree's diameter. The annual fertilization should take place for at least 3 years after construction. After the first application I recommend that maintenance staff take soil samples to determine existing nutrient levels and get a recommendation on the composition of fertilizer or other soil amendments that are needed by the plants on site. If you do not have another source for such testing, I recommend contacting A & L Western Agricultural Lab in Beaverton, at 503-968-9225 for soil analysis instructions and assistance. City code also requires mitigation for tree removal unless 75% or more of the trees larger than 12" in diameter are preserved. On this project no trees larger than 12" are being removed and therefore 100% of these trees are being preserved and mitigation is not required. This completes my report. If any additional information, which would effect these 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. Thank you. Sincerely yours, /7; APP ZIA"' Stephen . Goetz, Principal American Society of Consulting Arborists Reg#260 American Society of Landscape Architects,OR Lic.#80 Society of American Foresters SG:mac Attachment: ARBORIST DISCLOSURE STATIIvIENT: Arborists are tree specialists who use their education,knowledge training and experience to examine trees,recommend measures to enhance their health and beauty and to attempt to reduce the risk of living near trees.Clients may choose to accept or disregard the recommendations of the arborist or to seek additional advice.Trees and other plant life are living,changing organisms affected by innumerable factors beyond our control.Trees fail in ways and because of conditions we do not fully understand.Arborists cannot detect or anticipate every condition or event that could possibly lead to the structural failure of a tree. Conditions are often hidden within the trees and below ground.Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, for any specific period or when a tree or its parts may fail.Further,remedial treatments,as with any treatment or therapy,cannot be guaranteed. Treatment,prning, bracing and removal of trees may involve considerations beyond the scope of the arborists skills and usual services such as the boundaries of properties,property ownership,site lines,neighbor disputes and agreements and other issues. Therefore,arborists cannot consider such issues unless complete and accurate information is disclosed in a timely fashion. Then,the arborist can be expected,reasonably,to rely upon the completeness and accuracy of the information provided. Trees can be managed but not controlled. To live near trees,regardless of their condition,is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. HAZARD(HAZARD POTENTIAL: For the purposes of this evaluation and/report,a tree or tree part that presents a threat to humans,livestock,vehicles,structures, landscape features or other entity of civilization from uprooting,falling,breaking or growth development(e.g.,roots).While all large landscape trees in proximity to such targets present some degree of hazard regardless of their condition,such inherent hazard is not intended as within this definition and its usage in this evaluation and report. INSPECTION LIMITATIONS: The inspection of these trees consisted solely of a visual inspection from the ground.While more thorough techniques are available for inspection and evaluation,they were neither requested nor considered necessary or appropriate at this time.As trees and other plantlife are living,changing organisms effected by innumerable factors beyond our control,The Pacific Resources Group and it's personnel offer no guarantees,stated or implied,as to tree,plant or general landscape safety,health,condition or improvement,beyond that specifically stated in writing in accepted contracts. Tigard Fanno Creek House Tree Preservation Report,0 2012 The Pacific Resources Group 2/22/12 3 FANNO CREEK HOUSE TREE LIST Diameter Tree/Pt.No. Inches Common Name Comments 10153 38 Black Walnut 10154 27 European Birch 10155 24 European Birch 10156 18 European Birch 10157 1 4 Black Locust 10158 6 Western Red Cedar 10159 14 Black Cottonwood — 10161 16, 16 _Black Walnut 10162 — 14, 14 Oregon Ash 10163 14, 14 Sycamore Maple 10164 18 Black Locust 10165 20,20 Incense Cedar 10166 30 Black Cottonwood 10167 6 6 Common Hawthorn No Tree 10168 _Present _ Only stumps remains.Tree was previously removed. 10169 18 Carolina Silverbell Unusually large tree for this species. 10170 24,30 Black Walnut No Tree 10171 Present Only stump remains.Tree was previously removed. 10172 Toppled Apple Toppled Over Tree toppled over. 10176 10 Norway Maple 10178 36 Deodar Cedar 10179 42 Deodar Cedar 10215 24 European Birch 10216 20 European Birch 10287 7, 12, 12, 14 English Holly 10288 4,6,8,9 English Holly 10289 4,6,6,7,9 English Holly 10290 3,7,7,8,8 English Holly 10291 7 English Holly Fanno Creek House Tree List 02012 The Pacific Resources Group 2/21/12 FANNO CREEK HOUSE TREE LIST Diameter Tree/Pt.No. Inches Common Name Comments 10292 3,6, 12 English Holly 10293 6,6,6,6 English Holly 10294 4,4,6,6,6 English Holly 10295 6,7,7, 10 English Holly 4,4,5,5,6,6, 10296 6,7,7 English Holly 10297 4,4,5,5,6,7 English Holly 10298 7,7,7,7 English Holly 10299 7. 7. 8. 12 English Holly 10300 4,5,6,6, 7, 7 English Holly 3,4,5,5,6,7, 10301 8,9 English Holly 10302 6,6,8,9, 12 English Holly To be removed for construction of improvements. 12000 4,4 Flowering Dogwood To be removed for construction of improvements. No Tree 20002 Present Duplicate of and the same as tree 20396,Norway Maple. 20003 12 Mazzard Cherry 20004 12 Mazzard Cherry 20005 10 Mazzard Cherry 20006 10, 10 _Common Hawthorn _ 20007 6,6 Norway Maple 20009 6,6,6 English Holly 20010 6 _Mazzard Cherry 20011 6 English Holly 20012 6 English Holly 20013 6,6,6 _Black Locust 20014 6,6,6 Black Locust 20015 8 Black Locust 20380 14 Sycamore Maple 20381 10 Black Locust 20382 _ 10 Black Locust 20383 14 Black Locust Fanno Creek House Tree List 02012 The Pacific Resources Group 2/21/12 2 TANNO CREEK HOUSE TREE LIST Diameter . Tree/Pt.No. Inches Common Name Comments Portuguese Laurel -tree 20384 6,6,6 form 20385 29 Port Orford Cedar 20386 27 Port Orford Cedar 20387 .54 Giant Sequoia 20388 10, 10 Southern Magnolia 20389 8,8 Flowering Dogwood 20390 13 Sycamore Maple Fungal fruiting bodies on trunk and extremely thin crown are clear indicators of severely declining 20391 33 Eastern Hemlock health.This tree should have a more thorough examination and be monitored if it remains. 20392 34 Ponderosa Pine 20393 6 Mazzard Cherry 20395 36 Douglas Fir 20396 12 Norway Maple Same tree identified as 20002. 20397 39 Deodar Cedar 20398 10 Mountain Hemlock 20399 9 Scotch Pine 20400 12, 12, 12 Sweet Bay 20401 10 Ginkgo(female) 20402 44 Atlas Cedar 20406 6,6 Mazzard Cherry 20417 39 Sycamore Maple 20429 22 Weeping European Birch No Tree 20483 _Present _ Only stump remains.Tree was previously removed. Fanno Creek House Tree List 02012 The Pacific Resources Group 2/21/12 3 b< haDif- I) i rem: Wolff,John F. [John.Vfolff@tvf.cc ,ent: Tuesday,November 08, 2011 2:05 PM To: Steve Zddartin :c: `7loiff,John F. _ub jest: RE: Fannc Creek douse Fenno Creek House Access: i Steve hank you for the opportunity to •eview the proposed site plan surrounding the above named project. Tualatin Valley Fire& tcescue endorses this proposal predicated on the following c;teria ar.c conoiticns of approval: IRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access reads snail have an ',obstructed width of nct Bess than 20 feet(12 feet for up to twc dwelling units and acoessory buildings), and an unobstructec vertical clearance of net less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NC P 4Rr!if 13" .gns shall be installed an path sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more an 28 feet wide but less than 32 feet wide, "NO PARKING"signs snail be installed on one side of tre roadway and in ,.arnarou,ncs as needed. Where fire apparatus roadways are 32 feet wide or mere, parking is net restricted. I am accepting the width proposed with no parking along either side of the roadway. The number of"No Parking"signs may be determined s deemed necessary. Thank you, •^hn From: Steve Martin [mail*,c:STEVE @tigard-or.gov] ant Monday, November 07, 2011 1:41 PM ): Wolff, John F.; 8onoile, Edward P. Subject:Fanno Creek rouse Ed and/or john, ire met on site at the Fanno Creek House on Hall Blvd near the Tigard Library a month or more ago. Again, thank you for !eeting me at the site to look at the house,and letting me know that the house would be OK for an occupancy of 49 eersons. re also talked about T`JFR vehicle access at the time. Attached is a proposed driveway with a turnaround that has an inside dies of 28 feet. Could you let me know if this will work for T7FR vehicle access, or pass it along to whoever else needs to see this? I also recall that you wanted the trees pruned up to 13 feet for better access. hank you for your time, Steve eve Martin Parks and Facilities Manager "ty of Tigard 3125 SW Hall Blvd. igard,OR 97223 503-718-2583 eve @tigard-or.gov am: c5045copier @tigard-or.gov [mailto:c5045copier @tigard-or.gov] Sent: Monday, November 07, 2011 2:29 PM 1-1: Steve Martin ibject: Attached Image urSC LAiMEP.!=-n!aiis:-Ant or!eceived by City of Tigard employees are subject to public record laws If requested, e.-mail may be disclosed to another party unless exempt,frnm disclosure under Oregon Public Re._or ds Law. E-mails are!etair ed by the'_.ity of Tigard in compliance with a Oregon Administrative Pules'City r?eoeral Record',Feterlti in Schedule." :I Y mzw _ .1.\nw. n. ; I IAX 101 900 I sAwp1(1x m1nn1 _. rnn I• mom,' I 4 ' MAI' '25; 1 020A ,. I I I •;16 - ' •.ImR 1 0114WN .atl• N1A! M M1IOIM . 1 .4 ,syl- Vilkl , 1� '.\ 11 f �+{ I 10171'. — • - -t,'1,.,:,-,,,. une• . .-'�.r,, ,,. ia.03 �� coat..M I.N( 7 *is t' I.c. �; w,co' %�lJ L� ;; n.tsfaz is I ti99 �,m, ros+. �," , ail& 1 . G 1 I1A 11 1 ""� A0P( 1 linen- i -Iwu'i. r TAX 101 600 • '�m moil % :•, MAP 2S I 01,1)A asrx -1 / I ltllt IgAMR rxA'AI fi:MMM. .. •"' I -I ''•ii. 041 kI.111G - _ 7fMp • • iJW• '•, G V.I , ^s Y�Ufd .)11 n. "1 / 1 10 ,`Yt •-- � \ i - , - .-101p7 In f :1 a ^r.' loan A3 . ' .J y� IUZW:` w,7f1 .IU1W', 1 ,'IgY9, ARl, •4 •'�- w I h'xYlhll o n. ; yO.I IGRut •t .•.,,,, NR�hf 0018 r- R»»� pe 1n �t� � __� 1uz ;IOW r, I -- . ..�--� ui. -I' . • rat '+'I°gl� '— °"-' .. _ .. ._` _ Dry• ,-_� �.. „ '� ,I -�" ~` -� _ by-� ' ) , 1-�i I H '•• lAX 101 701N)t3�I'(x)"w 7a 1n — •cuis�°' k i• :A,Iwn1 1- I •I 76.tt 20316' 1 ll 4 I I II r 1 1 LAYOUT 2 & hiloch E GROUP MACKENZIE PORTLAND,CR I SEATTLE,WA 1 VANCOUVER.W A MEMORANDUM RiverEast Center 1 1515 Water Avenue,Suite 1001 Portland,OR 97214 PO Box 143101 Portland OR 97293 T.503 224.9560 1 F:503.22812851 www.groupmackenzie.com PROJECT NUMBER: 2110270.00 DATE: April 2, 2012 PROJECT NAME: Fanno Creek House TO: FILE FROM: Rhys Konrad&Dan Jenkins SUBJECT: Fanno Creek House Neighborhood Meeting Materials The purpose of this memorandum is to outline the documented neighborhood meeting materials for the above project. The applicant held a neighborhood meeting on 12/7/2011 that was duly noticed with a mailer to all property owners within 500' of the site with labels provided by the City. Additional materials have been included with this application as noted below: • Public Notice: See November 22,2011 attachment. • Affidavit of Mailing/Posting: The Affidavit of Mailing/Posting was signed by the applicant to acknowledge the mailing of meeting notices and for the posting of signage on site. The Affidavit was returned to Patty Lunsford in November. Efforts to retrieve a copy of this Affidavit were made, with contact to three Current Planning staff. The original, signed Affidavit remains missing and is unavailable for inclusion in this land use application packet. • Sign-in Sheet: See attached. • Meeting Minutes: See attached. H:\Projects\211027000\NON-STD\NH Meeting\Neighborhood Meeting Summary.docx • City of Tigard Public Works Department Parks Division TIGARD Notice of Neighborhood Meeting November 22, 2011 RE: An Invitation to Comment on Plans for the Fanno Creek House When: Wednesday, December 7, 2011— 7 to 8 p.m. Where: Tigard Public Library— Community Room 13500 SW Hall Boulevard In 2008, the City of Tigard purchased a property in your neighborhood. The property and residence, known as the Fanno Creek House, is bordered by Fanno Creek Park on the north and SW Hall Boulevard on the east. The residence and property is slated to become a community facility, and the city has submitted a land use application to change the property's use classification from residential to community recreation. A vicinity map showing the property and surrounding area can be found on the back of this notice. The home's interior has been updated to comply with existing building codes. Other potential site improvements include upgrading or re-paving parking areas, a pedestrian walkway from SW Hall Boulevard, and the installation of street trees, landscaping, a bicycle rack and signage. At the December 7 meeting, city staff and a landscape designer will discuss the draft conceptual development plan. Property owners and residents are encouraged to share their thoughts and suggestions at the meeting. In November 2010, Tigard voters passed a $17 million park and open space bond. Money from the bond will be used to design and construct improvements for the future community facility. If you have questions, or if you cannot attend the meeting and would like to comment on the plan, contact Park and Facilities Manager Steve Martin at 503.718.2583 or steve@tigard-or.gov. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov City of Tigard Fanno Creek House -Vicinity Map Fanno Creek Parr .e C , r,,e Project Area i_ - 1 1 1 _ 1 0 i - ,_ -S � , L., U _ OMARA ST ' WA1'LSi N I Colon RE(ANA iN ' Creek • Greenway 'EDGE-WOOD 5T . . 7 :Ti Fanno Creek House: Neighborhood Meeting TIGARD December 7, 2011 SIGN-IN SHEET NAME E-MAIL ADDRESS GROUP PORTLAND.l SEAT LE. ANANC I E E WA MEETING MINUTES RiverEast Center 1 1515 Water Avenue Suite 1001 Portland,OR 97214 PO Box 14310 I Portland.OR 97293 T.503.224.9560 1 F:503.228.1285 I www.groupmackenzie corn PROJECT NUMBER: 2110270.00 ISSUE DATE: December 7th, 2011 PROJECT NAME: Fanno Creek House Site Improvements RECORDED BY: Dan Jenkins TO: FILE PRESENT: Steve Martin, Steve Duh—City of Tigard Dan Jenkins, Ralph Henderson—Group Mackenzie SUBJECT: Public Meeting Minutes (12/07/11) INFORMATION ITEMS 1. The overall site improvements are minimal in nature and character. 2. Parking improvements include new striping on existing paving or pervious paving to create a total of 11 spaces of which one is an ADA space and one is a fleet space. 3. Pervious paving was added to the site to create an acceptable geometry for fire truck access and turn- around. Pervious paving material is either pavers or structured grass surfacing. 4. Minimal impervious paving has been added to the site and no storm water treatment will be required. 5. Two trees, one 4"caliper and one 6"caliper will be removed from the site. 6. All proposed paving and plant materials are natural in character and blend into their surroundings. 7. Although not required by Clean Water Services(CWS)standards some of the invasive planting in the 50"vegetated corridor will be removed and restored with native type vegetation. All planting will be reviewed and approved by CWS 8. Program elements include but are not limited to: a. Native Restoration b. Vegetative Screening c. Pervious paving and minimal impervious paving. RESOLVED RESIDENT COMMENTS/QUESTIONS Responses have been italicized. H:\Projects\211027000\NON-STD\NH Meeting\Fanno Public Mtg Minutes.doc Public Meeting Minutes (12/07/11) Fanno Creek House Site Improvements Project Number 2110270.00 Page 2 1. Will the proposed improvements impact Fanno Creek? No, all proposed improvements occur outside of the 50 foot vegetated corridor.No mitigation will be required. 2. Will additional parking be provided and will traffic increase? The existing area will be restriped to provide a total of 11 spaces that includes one ADA and one fleet space. 3. Will any development influence the adjacent church property? The proposed improvements are very minimal and will not have any influence on the adjacent church. No vehicular access will be provided between properties. 4. What type of activities will occur in the Fanno Creek house? The building will facilitate community meetings and be open for public use by reservation during daylight hours. UNRESOLVED RESIDENT COMMENTS/QUESTIONS Responses have been italicized. 1. No comments were unresolved Every effort has been made to accurately record this meeting. If any errors or omissions are noted, please provide written response within five days of receipt. c: Present H:\Projects\211027000\NON-STD\NH Meeting\Fanno Public Mtg Minutes.doc - 0. O 1• 9. FANNO CREEK HOUSE Z OD. 7 m O CD o Ul N f4 It 7 Ill C J < SITE IMPROVEMENTS • 61 IT • i OC hj C 6 4/ W ' >c'' E P c 2 L • ` m C O< O ∎I cT16 is pe c.-o vv W J g p N C C O oc - o8 co C1MHJ ai Client COY OF TIGARD I 4#4, 4>s. "t4S-a__ . r " 1 _ ' 1 ` * ? E HOUSE SfTE r -'p` ry;,ti, t°1 1 SW OMARA ST II Ir SW OMAR ST — — — - . 6 sra. . inTr,�i NOTICE TO EXCAVATORS: : " 1� � VICINRY MAP ATTENTION: OREGON LAW REQUIRES YOU 040. 1 OVERALL PLAN ''.I. �! 'a ! 1. 1000' TO FOLLOW RULES ADOPTED 61' THE 14 OREGON UTILITY NOTIFICATION CENTER. _i-i_∎—� ` I�L IN THOSE RULES ARE SET FORTH IN OAR 952-001-0010 THROUGH OAR SO 0 30 60 120 240 i 952-001-0090. YOU MAY OBTAIN TRUE PROJECT ( IN FEST) L' f COPIES OF THE RULES BY CALLING THE NORTH NORTH t inch 60 ft. NM CENTER. (NOTE: THE TELEPHONE NUMBER FOR , ■ THE OREGON UTILITY NOTIFICATION GROUP uAOCENZIE 1017 CENTER IS 1-800-332-2344 OR 811.) ® ALL RIGNTS RESERVED PROJECT SUMMARY THESE DRAWINGS ARE THE PROPERTY OF GROUP MACKENZIE AND ARE NOT TO BE ' USED OR REPRODUCED IN ANY MANNER, �M NUT/f/C CONSTRUCTION OF 517E IMPROVEMENTS FOR THE PURPOSE WITHOUT PRIOR WRITTEN PERMISSION J1�`J '4T/0y OF FIRE APPARATUS ACCESS. . 'it v "x- -4 REVISIONS: 0 ' SEX S THIS CLOSING DATE -r��K 7�PEVISg1s REVISION DELTA O g SKET sy �tiM1 C1.0 TITLE SHEET A�, PROPERTY DESCRIPTION: DEVELOPMENT ' 4rgrECON,.4P's C1.1 EXISTING CONDITIONS/DEMOLITION PLAN . TAX LOT 800 OF THE NORTHEAST CORNER OF SCHALTZ HOUSE ' C2.1 SITE DEVELOPMENT PLAN THE SOUTHEAST CORNER OF SECTION 2,RANGE SITE IMPROVEMENTS 4 2 SOUTH.TOWNSHIP 1 WEST, TIGARD, OR , UNDERGROUND C2.2 GRADING/EROSION CONTROL PLAN WASHINGTON COUNTY.OREGON TELEPHONE NUMBERS C2.3 UTILITY PLAN C2.4 FIRE TRUCK TURN PROJECT LOCATION: DEVELOPER/OWNER • NW NATURAL GAS BOUNDED BY FANNO CREEK PARK TO THE NORTH,SW CITY OF TIGARD M-F 7am-6pm 503-226-4211 Ext.3047 L1.0 TREE PRESERVATION/REMOVAL PLAN HALL BLVD TO THE EAST,AND MISCELLANEOUS CONTACT: ' AFTER HOURS 503-226-4211 DEVELOPMENT TO THE SOUTH MID WEST 13125 HALL BLVD SHEET TITLE: PGE 503-570-4420 L1.1 TREE PRESERVATION/REMOVAL PLAN LEGEND LATITUDE-45'25'25.3",LONGITUDE--122'45'57.6" TIGARD, OR TITLE SHEET OWEST 1-800-573-1311 L4.1 LANDSCAPE PLAN PHONE: (503) 639-4171 RALEIGH WATER 503-292-4894 OMZCAST 503-372-1384 PLANNING/ ENGINEERING I ANDS C�� . GROUP MACKENZIE CONTACT: RALPH HENDERSON - ENGINEER 1515 SE WATER AVE PORTLAND, OR 97214 , PHONE: 503-224-9560 DRAWN BY: JMH FAX: pmock. m 8-1265 CHECKED BY: RJH BENCHMARK rJlOgrpmack.co T.B.M. ■ SURVEYOR SHEET: ELEVATIONS ARE BASED ON WASHINGTON COUNTY NORTHWEST SURVEYING INC BENCHMARK NO. 41. THE BENCHMARK IS A BRASS DISK CONTACT: SCOTT FIELD LOCATED IN THE SIDEWALK AT THE NORTHWEST CORNER OF �\ THE BRIDGE OVER FANNO CREEK. THE BENCHMARK PACIFIC CORPORATE CENTER N 9TH PL �/l _ . ELEVATION IS 143.18' (NGVD 1929 DATUM). SUITE 090 BEAVERTON, OR 97006 , PHONE: (503) 848-2127 JOB NO FAX: (503)848-2179 2110270.00 DESIGN REVIEW — MAY 9, 2012 • O co C p) C C 3 CO Ch W ND m e d NOTES - • 0 0 W dp •6-7 QMN , I. FWLD WORK WAS PERFORMED DURING MARCH 2009. .c 0 0• C 2 MAWS ARE BASED CO PARTITION RAT NO 1992-069. <c J E E 1 1 ELEVATIONS ARE BASED 0M WASHI C10 COLNTY E01G110F2 NO.41. TIE BENCHMARK 6 A BRASS p4(LOCATED N THE DM Cr' 19.00• 582'21' 92.73' SIDEWALK AT TIE NORTHNEST GORIER 0f 11E 910(0 OVER FAMMO MEFK THE BENOMARR EIEVATON IS 143.18'(KW 1929 TAX LOT 401 °D 7 ----- --------- N88'09'02'6 56.25'_ MAP 2S-1-02DA DAt A1) A ?m Iowa 4. EASEMENTS SHO•H ARE PER PARTITION PLAT 1992-069. VOILE REPORT FOR TIE PROPERTIES WAS NOT PROIOED SO p / I COS 56943' ADa1TDElAL EASEMENTS MAY COST ND WS 91 MAY NAVf BEEN MOOFID OR VACATED. o c cs• 0 m // 3,35. ---....4...' UTILITY STATEMENT �� acar ° ; ,D21F EXISTING TOP OF BANK 57841' E THE UBOERCAglp WRITES WW1 NAVE BEEN LOCATED FRCP FEUD SURVEY IIFORMAIIOH AND ENSTNC DRAWN¢ THE C O C 0 `0�'/ • _39.55' SURVEYOR WAKES NO GUARANIES THAT TIE UFD�Pp11O MUTES SHOWN C(71PPoSE ALL SUCH WRITES N 11E AREA RTIER • ►i C W • G w IN,��/ ( I 1a.; .,,YEAR FLOOD PLAIN UNE S I TIE EXACT OCATiIOI Fo ATED 41HCUOI HE DOES(TFYnuTT THEY ARE LOCAATED AS ACCURATELY PoStaE FROM N - E ?"g 9 OT _ INFORMATION AVALABIL THE SURLE%HAS NOT PHYSICALLY LOCATED RIE UDOKROIMD URJTES c a p c~ �/ ° `1 _-114 1 •. W U C'0 -N 2Dns_, a - c AD 4.�' o `T, i 1 1 ., la 10104 - . �\ ;CFIIQ:: / lctDN, Client / ELEaYAWC NO.41, U -r 4� EIEVATi(Mt 143.16' 401 , F0 -02DA / < A, / P:• EL 2 A' G • zg7e+ " ` '' 10 1992-069 - TAX LOT 900 .I _ \I."4• 16/ KEYNOTES 0 6 `) _ ti 1. REMOVE EXISTING CURB 1N3• _ -1-D2 �, mi•� H i B moo,E V r `/, ��� f�- " ��� BulpC VEGETATED 2. REMOVE EXISTING ASPHALT IN AREA OF PROPOSED PAVERS ' s '1/ ,7 oRRtooR i FAM10 CREEK N� vo 1�� _u- , • 3. DEMO AND REMOVE EXISTING CONCRETE L , ��li� �l, _- - ` @ 4. REMOVE EXISTING GRAVEL HOUSE SITE / 53 pYL 0, - "", i e I i IMPROVEMENTS ` ' MC CET � —I I N i Q ED 0' PARCEL zo�L`, . i6• • PP 1992-t_li_!�1 "7- 8 LEGEND II,,/' & I 2090 �T �fii%y/ X LOT 800 _ <`. a°J 20001 ; I LEGEND A �/ I ��/� ���I -I MAP 5-1-02DA T E (/ \ 0 C `!® - �_ ' �A EXISTING TREE TO REMOVED - _-- \ `IOICFR 1 Sp6L�El ..L• I jpi : E105TING H -� �IDX7:°�`.� . TCaFi7111'!C°• FOR G MEETINGS aSc DP- 'o" . g ASPHALT _ WAVF7. _ - `` ' `�` Ii EXISTING ASPHALT TO REMAIN j ° `° i / ©- f - --: O _fit 2265•� O + J J . id. li _ _ EXISTING ASPHALT TO BE REMOVED 573 SF di. I TD�t -_ _ __ , . u"r;i jIIR - " \ ,1: •R € ' 10177" _ _ SOME '., 7FppP 1°.4+ �!�—°I" ry'�_ - , �, © 9 0 0 4, -4� ` • 1 F+8 II II EXISTING CONCRETE TO REMAIN ■ ® , .10176 �- ,-;',,,s-:—.ii�1" / i• 10206 A$if* 1 $ I r `-7 I fR�°UPRIOBA(T9(�RESER201 .__.. Ill_L�i1 E tom 1207 -1)99-“, k.l I 11`?° THESE DRAOKS ARE THE PROPERTY OF � l J7 -1 1 1••• ( I iI GROUP MAa(FN2IE AND ARE NOT TO 6E PAD -- ,ICI-.., yam_ _ y�� 10294 ' .17 'G EXISTING CONCRETE TO BE REMOVED 1176 SF USED at REPRODUCED IN ANY T TO B, -- �, ` ` ?q; diiaL. ei-.� -_4,i Y "'r °-,0�- -, -• - -- ° ,, E 1 _` WITHOUT PR1oR NRITTETI PERMISSION —pm, _• ' "°"' _ 11N9e 10299 r ,I(.:�/ � 10' :447,,^,- D REVISIONS: i.i'i.. L °-yy _ I / 1 ....REVISIONS REVISION DELTA !Y 1. I -�,Ar _- S_1 THIS CLOSING DATE - ,�:w� ! I # zo SHEET t 11� I `~ _ E - - - - - - — — — +�~ _ ill c:ra AX LOT 701 N83.01'00.W 364.46 1 I I ..F (r �°i w, - 0 fANNO_`A MAP 2S 1 02DA �'- Awaritlyi 111 .5.4, . / I 3 GRA - HU le, I 1 - SITE DATA OS 0 Exls CONDRIONS/DEMOLmoN PLAN ; °- - -I J ®rill SHEET TITLE: EXISTING SITE AREA (PARCEL 1) - 48,267 SF (1.11 AC) ® - - R I. 20236 11 BUSTING EXISTING SITE AREA (PARCEL 2) - 22.858 SF (0.52 AC) TRUE PROJEC" 30 0 15 30 60 Trzt I 120 I .H a 11 COMMONS! NORTH NORTH 1 Inch. 9O n E '- I 1 PLAN U11ON e------- - LEGEND —-- --— SLOPE ARRGW — I I I I y - ,I 1 ' ./..y."PROPERTY UNE 1 DECIDUOUS TREE ° STORM SEDER CATCH BASH ■ CENTERLINE S CNAL JUNCTION BOX ® 1 I I I I ' I FOUND PROPERTY CORNER MONUMENT • I I II DRAWN BY: MAG CONIFEROUS TREE •.°, STORM SEWER MAMIOLE ® CURB - -—- -— Tp CIErB.EVTSpH VAULT 0 I 1 'II\ I !I - CHECKED BY: RJFi--N I FIRE HYDRANT <f J'�4' GAS METFTi ` F I I. \ �rAr_t11 --°•�I SHEET: EDGE OF PAVEMENT IEIEPHONE/7E1E451CH JUNCTION BOX D WATER METER o GAS VALVE WATER VALVE p4 GUY WIRE ANCHOR EASEMENT TEI.E'ASION UNE - - - -r- WATER VAULT ® UTILITY POLE •0,, FENCE LINE • - - - • GAS UNE - - - -•^+- �/( 1.1 SANITARY SEWER CLEAN OUT o¢ POWER VAULT 12 GRAVEL EDGE - STORM SEWER UNE SIGN POWER TRANSFORMER al POWER UNE - - - --- - - -.a- WATER UNE STREET UGHT ,} POWER JUNCTION BOX ® OVERHEAD WIRE - - - -•••- - - -•••- RIGHT-OF-WAY UNE /////// ,108 NO. MAILBOX ® POWER METER ® / 2110270.00 BIRD FEEDER d HVAC LINT ® TELEPHONE UNE - - - -'w- - - -g_ GUARDRNL • - - DESIGN REVIEW - MAY 9, 2012 ° °„ I. P oa co C `co C C ;O a• 0 I Oed Of I . KEYNOTES 0 I°" U O O p O G D O N i 1. PROPOSED GRASS-PAVE, TYP. SEE LANDSCAPE PLAN. c r• 6 2 -PERVIOUS PAVER PEDESTRIAN PATH 2 c 5 19.00' 5827136•E 92.73' TAX LOT 401 , 3. CONCRETE WHEEL STOP j n ] - N88'09'02'E 56.25'_�\ MAP 2S-1-02DA i 4. BIKE RACK. SEE DETAIL 2/C2.1. m wte:_ —,~�— — 5. FLEET PARKING STALL cs• 2 o I/ I t601y I' ' -.5�- I 6. PAINTED CIRCULATION ARROW. SEE DETAIL 3/C2.1. c E r / °_'� ° - Y NK 6`76' I 7. AFFIX BIKE PARKING SIGN TO BUILDING O m r 1D71a EXISTING TOP OF BANK d-cs' 8q i 8. HANDICAP PARKWG SIGN 0 cot c. ``��•/ `I __ ` `"\` .., S7 1 E 39.55' I 9. 'DO NOT ENTER' SIGN °c 1M-•O p 1°0 ' 1.• YEAR FLOOD PLAIN LINE , 10. PROTECT EXISTING METER. ADJUST TO MATCH PATH GRADE. e• y r j ' ° ', I — , , �1 J 1 PLACE PAVERS AROUND EXISTING METER BOX. 16,,? $ i N 4// i"°''`, I .;. 10tH - -,. o` , w V ao 1` a.'0 ° , ° LEGEND / D , ° ° ° Client / _ _ ''10167 ',.-- i ' 7, 20114 WA411G7CN CO. mows NQ 41. I EDGE OF PAVEMENT �Y OF TIGARD .o I/ C) ` _r r `I 1 o t1IvA71Gk 143.19' 401 N as__ ' I — — — — PATH OF FIRE APPARATUS 42DA / 1 17•R.0 - EXISTING EASEMENT / P EL 2 ; • bt ON DEDICAT• 1992-069 EXISTING H• SE 4i I --- EXISTING PRDPERTY/R1GHT-OF-WAY LINE TO REMAIN o TAX LOT 900 1 IM.. ■ ° ' ; `,,..'I ,h 6 p'SO' • • -• -1-0 1• ./,/11111111111111R - ` °_ ' •RIDOR -� ( EXISTING TREE TO BE REMOVED _ + • dq� �5�� �� �+ � ` PROPOSED ASPHALT(160 SF) Propct%_`/ / Lo ° - 0' ' '° i ° , I - � � • °°0 o e°° PROPOSED CRASS-PAVE (1.540 SF) '$ 4 DaiE.RET .�' M,lb % Q PAACE 1 `. : ' - - - - V -- �` I O Y/ PP 1992-``__ r , SR.a"oo�taaos ___-___- PROPOSED PERVIOUS PAVERS(1.940 SF) 11000 O , - -• .• /�% LOT 800 Q,..; �' 1 1 EXISTING ASPHALT Fa2aA �� i� -1-02DA �M"•" 1 1 iii -Ai- A r --_ �' \ r\`� ,`10001 cK /f ® © , ,20106 oyw i EXISTING CONCRETE TO REMAIN --- --I• v � � i ® ewe '0 ..r.0.- ;w. i, • �0r rg / � fti � ` :ate 20307'` � , 0 ;i i 14 ..." . . . 0 .. .... , INIF I ,I ; 2n3o6w t iD O _ J 1 SITE DATA 107" .- L`st11 -_ 7YP i, r • ^-� �� _1� ©T�• E%ISTING SITE AREA (PARCEL 1)`.1076 ` OPp + I� tom , UNDERGROUND r ... I I 1 1_moo EXISTING SITE AREA (PARCEL 2) - 22.858 SF (0.52 AC)e- - N .L _ --I9L `, GROUP DRAWINGS MACKENZIE AND ARE NOT 70 BE PAD ` .•,{ 1 . -I' - CSI 1..... I EXISTING IMPERVIOUS AREA 14,743 SF USED OR REPRODUCED IN ANY MANNER N, �__ ��6 _° -- -L-+,�,� \`, T � wry, °. 1 \�1I�' 1 '� _ PROPOSED IMPERVIOUS AREA ' 12.743 SF WTHOUT PRIOR NRITTEN PERYISS]ON '` 1+ n^ �� `'• TOTAL LANDSCAPE AREA 58,382 SF (82 X) I - A9'HALT ''`,�' ��s-7° ''Tr L —10>!r� _N1301 F��`p'i A ��I(r"�9 10� rD-� REVISIONS: N�R.� �u/ �•i1 '4 i'i L '-b'•' '' Qom..*: '� LI� r • \ ` e 1 RELL610115 REVISION DELTA -. - -- -.- -� _ _ d .d._ ` , �._ ' -\fir I1 # \ - op TRIS CLOSING DATE EXISTING OVERHEAD O 1 gym, POWER TO BE /y +� I X35' :,ON \ \ 1 — — — — — .maess.,:,.:CROUNDED N8301 VI 1o,ot r tF — 4 1 . -` (�:IIa AX LOT 701 00'W 364.46' o - I i'' `'C.___ .....e MAP 2S-i-02DA - 1� I � , "NO,,, �� ! - - - - - . 1y� f GALV. ' _ a •�� °20207 1 r rip�[� /s PdSTS/RAIL � � .q, CY BiaPorAOE al 1 � * RRs10}�- -qJN+• I I , ��`II�� !�1�\��I �/\ SITE PLAN \ ' I ®Ii nI 1E TITLE: ■ �; �. 1111® 1 4 � '1"� ► �I�` ' CONCRETE PAD � � � � A � � DEVELOPIAEW 1`�• TRUE PROJECT 0 10 zoI l+o !0 !' 1 I I , 1 •PLAN■ - ∎ u- NORTH NORTH 1 Inch 2V ft III I I 1 • G it I I a I CONCRETE FOOTING I I I 11 In' \ I "s I I i/• I DRAWN BY: JMH I I � � iv 9•-6. I I I I ••�•. CHECKED BY: RJH IN A A NUMBER OF POSTS y `� ` AS SHOWN ON PLANS I , a I I ' \ 41€Z+I/M SHEET: _t_. a Naniu mi C2.1 ,0' TYPICAL BIKE RACK PLAN/ELEVATION STRAIGHT ARROW (WHRE) JOB NO. 2110270.00 ®N.T.S. rmuc"-? ®N.T.S. ,, DESIGN REVIEW — MAY 9, 2012 110 211027000`,01,270-C2-1 PM MAC 05.11/12 IR. o m GRADING NOTES Oea o o e a - o «A 0 1. BRING ALL FINISH GRADES TO APPROXIMATE LEVELS v° e :p N A . WH RE GRADES ARE NOT OTHERWISE INDICATED, FINISH GRADES .o• p ° a ARE TO BE THE SAME AS ADJACENT SIDEWALKS, CURBS, OR THE OBVIOUS t T.v GRADE OF ADJACENT STRUCTURE. GRADE TO UNIFORM LEVELS OR SLOPES o • c BETWEEN POINTS WHERE GRADES ARE GIVEN. ROUND OFF SURFACES. AVOID <c 1 ABRUPT CHANGES IN LEVELS. ROUGH GRADE TO ALLOW FOR DEPTH OF 1 ' CONCRETE SLABS, WALKS, AND THEIR BASE COURSES. GRADE FOR PAVED 3 0 19.00 582711, �E 92.73' TAX LOT 401 DRIVES AND PAVED PARKING AREAS AS INDICATED AND SPECIFIED HEREIN, m AND PROVIDE FOR SURFACE DRAINAGE AS SHOWN, ALLOWING FOR THICKNESS 7t ——� N88'09'02"E 56.25'_ MAP 2S-1-02DA OF SURFACING MATERIAL • I.,^p FIry1 APING' AT COMPLETION OF J08 AND AFTER BACKFILLING BY o / ' . S.6.9'43,1%5.6. I OTHER CRAFTS HAS BEEN COMPLETED, REFILL AND COMPACT AREAS WHICH o e •�? / 102[5 ; HAVE SETTLED OR ERODED TO BRING TO FINAL GRADES. oc m 0 I GRADING TOLERANCES: c c >m I `° ° _ J - B,J7g' ROUGH GRADE AT PAVED OR LANDSCAPED AREAS: ±0.1 FT. 0,e ,' 102M EXISTING TOP OF BANN - FINISH GRADE PRIOR TO PLACING FINAL SURFACING: ±0.03 FT. 44 I o E a r SJ871' 2. F AVATION EXCAVATE FOR SLABS PAVING, AND OTHER IMPROVEMENTS TO c o c q''/ o ' E 39. SIZES AND LEVELS SHOWN OR REOUI�2ED. ALLOW FOR FORM CLEARANCE AND • o c •< o 1`' se ' _" `" 100-YEAR FLOOD PLAIN LINE SS FOR PROPER COMPACTION OF REQUIRED BACKFILLING MATERIAL �/ L W m e O 10 1 EXCAVATOR 5) MUST COMPLY WITH O.R.S. 757.541 THROUGH 757.571; °�`� �1 �� EXCAVATOR S) SHALL NOTIFY ALL UTILITY COMPANIES FOR LINE LOCATIONS m `, + ' I!!i:j �4) � c, w G F 2/ ''° - - S.) 3. EFFECTIVE EROSION PREVENTION AND SEDIMENT CONTROL IS REQUIRED. EROSION to C7 ap F J d b / - 1a`• ° ' o , - ° rn� CONTROL DEVICES MUST BE INSTALLED AND MAINTAINED MEETING THE + ``MKS, ,�� ;'° ■ASRIGTON CLEAN WATER SERVICES REQUIREMENTS. THE GOVERNING JURISDICTION MAY, AT ANY client TIME, ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO ACCOMPLISH M'/ _" '_ _ , .o\ MOWN ND.41, EFFECTIVE EROSION CONTROL `'� TIC `-r 9 , -t DEVAl101!1[3.18' 401 // N .." W. _" S 4. EFFECTIVE DRAINAGE CONTROL IS REQUIRED. DRAINAGE SHALL BE -02DA CONTROLLED WITHIN THE WORK SITE AND SHALL BE SO ROUTED THAT / ; I \ �" 0 ' ADJACENT PRIVATE PROPERTY, PUBLIC PROPERTY, AND THE RECEIVING P: EL 2 co, L SYSTEM ARE NOT ADVERSELY IMPACTED. THE GOVERNING JURISDICTION MAY, 1994_069 - ATED AT ANY TIME, ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO n co R,,� o :, I ACCOMPLISH EFFECTIVE DRAINAGE CONTROL. a..,.o b TAX LOT 900 ` I '„. „IMO 5. SITE TOPSOIL SHALL BE STOCKPILED DURING CONSTRUCTION AND USED 0. ° -1-021• @` . _ - + `,a�L+ . FOR LANDSCAPING. /� f ,� - �". 6. THE SURVEY INFORMATION SHOWN AS A BACKGROUND SCREEN ON THIS SHEET —___ , �� T ,j, IS BASED ON A SURVEY BY NORTHWEST SURVEYING INC, AND IS SHOWN FOR c�b 1/ �r i REFERENCE ONLY. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS Project V N RET •MO_ �A�� Y%l 139• i WITH HIS OWN RESOURCES PRIOR TO START OF ANY CONSTRUCTION. FANNO CREEK•/ ' % - �_F ° ` 10009 7. 2%MAXIMUM SLOPE AT ALL HANDICAP PARKING SPACES. HOUSE SfTE �� a, !! 1 * It�ROVEMENTS PARCE 1 20311E ` -" I' 'N PP 1992- mac' . . ;,..71.i -�4m°°° / • GARAGE °o"`i / ... „-• IF-150.13 �'i/ LOT 800 \ anao� / F af, 1 V� SEDIMENT FENCE ..• (�[ ��j =' i�ii'aiiiiii 1 �.. 10]113 'ss`� 1100 � Z—t•- • -- --J•3 V / \.' ea et p1A+$ `°- 4' •' ',1aac /t'` Ig T0791: Pjr" itiog°'",i.,.ii2,-:°i°i°::g ,4 •" +o 4, • / il-ill..1 fFSlfis 1' % j ... . a"tea•' . f'��. \- '' (/ 1L \ 7CFi! I 11,1 f3l 1 ••• "-711 _ �� `�` iCS7['..)°° 1ae11. I v.•nom- ., ""escR -- I -"1 - i II ' ' 1 `JOI76 ��__ 'FOpp.~� J/ 1 -10041 ,� ILS•1l�.1 ASPHAL „ 3• • — _ \ �o?e/ 103/0 091,1 ItI I ‘11...0201 F _ --KS� _ • "' -�, = � - ` _102@ 1.. \Is:d \ .\p iI �� ' �i 02911 1011 ° t sl I 'Q I ���:j,., - , L•_ REVISIONS T ,'.1CLC _10701 I ,I I D IL ORxBF• n \ '•-�~ <.:D+ AX LOT 701 N83TJI'00•W 364.46' .;� -. 0 .."-4--_ „ i7NRS JP P . A iill MAP 2S 1-02DA :gm YN0 + ►i_ . , LEGEND I ( °'rr 1 - - EDGE OF PAVEMENT / - ' .' ',11 I ' O SEDIMENT FENCE , ° 6:'y I• - ---40400 GRADING/EROSION CONTROL PLAN _� " I I z SHEET TITLE EXISTING EASEMENT =- R I, I If GRADING/EROSION■ CONTROL PLAN EXISTING PROPERTY/RIGHT-OF-WAY LINE 20 0 10 20 a0 80 ' i I TRUE PROJECT NORTH NORTH 1 6 2)n ' Os <• I • ' EXISTING TREE TO BE REMOVED A I 7./%%//%', I e I- PROPOSED ASPHALT II I I I +0 0°0 0 0 0 PROPOSED GRASS-PAVE I I I •, DRAWN BY JMH - - - �I I I / '. _ PROPOSED PERVIOUS PAVERS I `E�\ f_ I CHECKED BY RJH - \H' 11 I \ flrN=t+I I SHEET EXISTING ASPHALT o EXISTING CONCRETE TO REMAIN _ , JOB NO 2110270.00 DESIGN REVIEW - MAY 9, 2012 .,,•z>=3,a..,„,,:,,.. .... ,.,•./12 ,°y 1,• o 0 c <a c c #CD o a al W 0 o • t` m G D 03 N re `t O 9 C :i C J 19.00' 58271-3g—E 92.73' , I #CD TAX LOT 401 A 7 -•�� N8609'02'E 56.25'_ MAP 2S-1-02DA m`CO A n 10112 --\ � p o V I 1 ,0,215 4 \ 94335 c c m� 31g, o er � 10216 �� �� ova= S78si of c° a EXISTING TOP OF BANK E 39.55' Ii`°< ¢°• pU Cq• ° X57 _ • c....: ' , , 4 : PLAIN LINE CC - ` c v r N D / "rof55 . T 1GI67 1 '-2.1 WA96NGTON CO. CIIEnt / _ 1 W - .� fiFNCFMNO(NO 41. CITY OF TIOAFD I/ V 61, • �:\ ELEVATION 11118' 401 N 02DA < N P .. EL 2 ~ \awe" - ' ' 44 1.4N 1992 069 EXISnNC H. 5E TO REMAIN 0 ›../// ° TAX LOT 900, >` I "'�iJ- , . '1 ,,` ACA i ���� T VEGETATED is,/,‘ • ac3o - a - ' 'J _ _ �,.,^ ..�j��.` i�� __ , CORRIDOR aoDOl Project SITE LIPROVEMENTS aramem,f�] mxe I FAMIO CREEK caNC RE7 �' too Q PARCE 1 2o1eG, I a I PP 1992 \" k`20006 ■ FpA1)A -4.01' LOT 800 : J' /= vi _ MAP 'S 1-02DA , , '1 L. GAZEBO /I ' \ .A". ` 0i^ 0. • LYt __ _ ��. �B000ER later ,,.,.,� 2039- 07. _ :5.'\ l',' � tae _ I f _ 20163 , , 16399" Y - _1 � �' # h _ _ _ PROPOSED LOC�4TION - _ / i 1 I • tmn- I ap6ER '� III l y 1 STING POWER, OF UNDERGROUND POWER -- I I I I 1 • o ', _ cc* °�' a2ea BE BELOVED cAL!. GHT ENnE ARO EXISTING OVE` HEAD POWER v'' A3PHAL _ ALL RZI RESERVED 1e➢90. m�1 c1Lj jJ:':— l I t DR TRy.A.A. •r lk ":e,■ll�,r II+.'.- =,M. 1 � - ---1 I� / \ ' � g�RFNSWIIS REVISION DELTA •♦,' # \ _ Sedr CLOSING DATE E 1 ;VERHEAD POWER COMPAC . ° �.,, '+► a:'rr• DED INST - ` ••• -- — — — — — — — -r'aWr _ AND AC SECTI. N83.01'00'W I Ac•SS m` - - . - �_1- • C. CT UNDERGR• --MAT. EMS AX LOT 701 364.46• 1 o I I -Two P• AT EXISTING pi- ,2.a' ° , MAP 25 1 02DA EASE t - - � - , NI i ` 7 i I 20201 I �, I y lal tltAYfl. I eARau�tE , . , 't 't6` I I I l . 0 UTILITY PLAN _ ® i z SHUT TITLE: ■ UTUTY 41,40,q15, p II 1� PLAN TRUE PROJECT 20 0 10 201 IN P T 140 !0 I `, I ll NORTH NORTH 1 Inch- 20 m 3 I I. d I I I 1 I I a 11 I ,- I• DRAWN BY: "BAH I 6 I Iy�\ I CHECKED BY: R A4 \ Ims n1�I i SHEET: C2.3 JOB NO 211027000 1 G �/V DESIGN REVIEW - MAY 9, 2012 Es' <a c c c 3 a9 o m ae o A o il a. • • V 0 •o W O •O o p=, M N L Al G1 1 2 C.. i J 1 58221'36'E 1 <a 19.00' —_ 92.73' TAX LOT 401 ; 7 ——L� X88'09'02"E 56.25' MAP 2S-1-02DA • >o ez 0, O• • �' tams `6ga335f 0 c .5 i o° \63 TS, I ciY >. 2{1. • S)8 41'06 E o . < o ��p� ° t e — 39.55' �i •w a o °C°o 1 ' 1 ,�. W as a GV C ro `�. °`; 70707 .. i o i a • Y n CC 2i/ i,ea,l' to __ IOt6t\ - �'�-� � I ID C1NFJ db sags- 101-.'.� ° �101 i/° i' 1 • `� 70014 ' Wa WASIWGICN CO. I Chant / - ,.. 1 +, . BFNCIYMOt Iq.41. I r+11Y 'WARD o to -r, 0-1\ UNARM.113.18 401 / N 41 -02DA / P-.. EL 2 3 ' �x4 .,., z., E° 1992-069 1 TAX LOT 900 �' ' e )0769 'I/St b0 —1-029. .' , _ l %� /, ° r.........,_.....,• I� BMOC Pro" FANNO CREEK ' HOUSE ME / ,33 �7 Os o _ 01 a `_ g ' °�2, I '9• g • CONC.I7ET. �' imio Q HOME PARCE 1 7w9L'. N , 0_2, ;„ jL % o PP 1992-- zaT� - I — •, tuoo GARAGE • °�`' rT=lso.g JJLOT800 J% .. E'ORiDA,, •' '�/�., MAP ' 1-02DA �. l , rP6i :.'st �� 4��L 1 ICI `. 1, �� �� u 3 0 r m�i V ,maD7"1,41r1 rT � _ '*a _ - .Jam. IV —�•o �� / `— o 70397`\ ?.0 7olm __. \ 1 �J� �� �� 704 ^ _ I - hG S= lmn'. _11thF� _ �1 ,, , _" 'tiE T EQP P �~+ / 1 iD7� tons t026B 1 , I © GRO(iP NAG(ENZIE 2011 NI. e ' . ,- - `- ALL RIGHTS RESERVED �IOIl6 + E1. ! 70701 7. ' . THESE DRAWINGS ARE THE PROPERTY Oi !` 10790 10791 10797 ° ' PAD _. -T¢ . �,I) I) USEDPORAREPROOUCED INµNOM TANBE S ,``-- ' . '_ ' - 'ti��' `. WITN0 TA PRIOR M TITTEN PERYE:ANNE I gal►'- 1111 �u�.�.T ..� i 10799 .PaL t03a `o a.../...... ,It! ' il � � .�� no_� REVISIONS: •'a,„� s���_ i.1'/ /1!i- - ,�. ' - — -,�' :ii,‘ / \ '`�I _ PEYISIONS REVISION DELTA i d �,r _ � 7X13 CLOSING DATE--�. p �wr \ zo SHEET 1 --�s.1.9 — _ _ c J7 1.3312° Ax Lot 701 N83ro1'pp W 36a.a8'� ' � —TAW i' ig r/ MAP 2S 1 02DA — - I ° •', DWRS ,p I _ EDGE OF PAVEMENT _ - — — - PATH OF FIRE APPARATUS I o-I J ® f lz EXISTING EASEMENT I 1VI FIRE TRUCK TURN �•-- EXISTING PROPERTY/RIGHT-OF-WAY LINE TRUE PROJECT zo 0 70 20(IN>�T 14o Ip I s! I 1 NORTH NORTH 1 ma,- 20 ft EXISTING TREE TO BE REMOVED j� I Q i I f 1/PROPOSED ASPHALT __ mil I I I I I�. Il nir = $ I DRAWN BY: JIM PROPOSED GRASS-PAVE non sy moo ` I �� I I / SHEET. BY R.M BRANDWEERAU1G,t f PROPOSED PERVIOUS PAVERS , ,7.75 6 I I I ILs �I SHEET: ---.- - - Trod ,LIS Lod to Lod Tin ,SJ Stowing A„q. ,3}I ^ EXISTING ASPHALT C . 4 EXISTING CONCRETE TO REMAIN JOB NO 2110270.00 DESIGN REVIEW — MAY 9, 2012 o p, c <a c c 3 Co 9.00' S827P38�E 9273' I n m a TAX LOT 401 m `a o� N88'09'02'E 56.25' '•-' A 7L- MAP 25-1 02DA «°. o 0 ti/ I 49:13:35. 0 0 c / 10215 ■ I ' 10P! I 3 as QT/ • ' � `; 578410=t_39.55, 1 i >I^6•�/ mu I `" -- :!? I O m .4, - I � „�, ,acs ? 35' ' so' a i'; co I/ ° I a ::- •. d 3464 _ X13- \ a c a i { c O / `t01S' I _.. ' 'Npc1 ; ° j •�,2033 17V14 __ J MASIOICTON CO. - . O W-< Q 6• / �, ' taN•"' `�_�`p7r'', o _ ,;raj' `" 3 �\ �1161YNK NO.41, I c-,IQ, O p b „il i `cl `_�•' ; ° `' r B.ENAIpk 113.18• 5 O i a 4 TAX LOT 401 ° / -- `_.. ( W BS O°e m`N MAP 2S-1-02DA // p�iCEL 2 $I \ ',a,uD 1 - '«:w .o 1992 069 / 70�. max I o ~J n ON 52I ' ° , I Client TAX LOT 900 21 sAN11BOx „ 10168 L I a' 0f TIGA D aS2 MAP 25-1 02DA ;mT; ,- ° ��..�� alADec �� .+.∎i ° ' ■III mow. zan �� /■161 ` 1 @ • a / I/ - a • I II 20,20_ I �' M. 10137 / / °�1I ■ I /" -Ns zao,o ; \\�►, or ,.- V coNC.RET ryle� ialo - �` p PARCELy1 2039 < <» I i�1 ' __ V " TfRRREEEE LESS '�' PP 1992—UDl� : . , THAN 4" it. 9ANA1[ ` ° ,": _° � Project I / Fi-RNa8 /r TAX LOT 800 2039 • ' FANNO CRC OlRTK1N i/� \ • '.^ ,ilday $ HOUSE SITE MAP 25-1-02DA 1 IMPROVEMENTS TAX LOT 701 / g f �� � �j ,s, MAP 2S 1 020 A °"o GAZEBO\ !% _ii/��ii lily- ��a��r m3s3-- ;4a °1,2= • f! � rErswlc �144 r 17 aDE SUER DtsEAeR 1-° . "' 1&r ck _ _ 203,1: +� L ( �ec Z) ■ _ f dST_im' i!��''�, ' >? •t,T}.'°.=°.o° •°.�� \��.. •:'''R^ hv ¢ � r ,INF 0/..r/ NOM _ 110 11Ea-- _ .° ut.i60__,.._ �'� i O I 10167 10288 Ns:L m__ / :. ` . °El. -°z"-` IBm1- -4291 i J i°. I I Q_ 1oaE S ter r • 7 _ 'mss . + T _ — --Mel,', c 1 'w_T i "TM_-,Ons o7a _ 1! II'3 l l T {• .,,,m--- ■ ,, '� "7-7L"""°_' ��— _ _ I I \ \ • 0 GRWP MAp(ENDE 1012 — '.Bi." Z��.1 I ` - ♦i {I ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF GRWP MACKENZIE AND ARE NOT TO BE • ( — A9§iAL7 107112 a I I '� -�1 \` USED OR REPRODUCED IN ANY MANNER, I — —~�. ` (T,IIJ TAX LOT 701 N83.01'00•W 364.46' •...ST �C] 1^=L — .4..• _A- VITHOUT PRIOR WRITTEN PERMISSION t AA MAP 25-1-02DA ,6I • I I FANG ry STARS ^, I I — J - REVISIONS: ,_ I , I eJ _ 2< PULSARS REVS/ON DELTA I I �1 I ao SOS CLOSING DATE ` GRAVEL / I I I 35 �} 'mow s1EET . \ \ — GRAVEL - r/w' If 1 I I 11 TREE PRESERVATION/REMOVAL SG MULE _T T /I Cyr NOTE: I I I I I 1 I 4 . /� - 0 I. II A•�-1L I j'••••••_„' % �� ALL FENCE SHALL BE I ‘ I I I . I + II • ITEM NOTE `t) \\ \ "( "� INSTALLED AS SHOWN ON �{ {� 11 THIS DETAIL. PLAN I •1I \ I I I . •" - ��� Tt_ `, LOCATIONS ARE I I I 1 I 11 I -. ... .1- I SHEET ETITLE. ° EXISTING DECIDUOUS TREE TO REMAIN ��- l ��_-'��. DIACRAMMA7IC AND I I I I_ ��`- I� -1-�< INTENDED TO SHOW L I I PRESERVATION/ \1 EXTENT ONLY. I I I I { II REMOVAL PLAN � � I • I i I I I -•• - i II ••.•• EXISTING EVERGREEN TREE TO REMAIN y �� I � `r / CHAIN LINK \,- I I I I 1 `�.� I FENCING PER CITY �- OF TIGARD W/t01 I I . 1 f ° 11 STANDARDS I ,1` I I� I TREE PROTECTION FENCING, SEE DETAIL 2/L1.0 I I I { 1 - -�' I �' c CMU BLOCK S. I I I I `,'.. I I - IDRAWN BY TEB/TYK `i� DUSTING TREE TO BE REMOVED o I &, I I . u 1� CHECKED BY DKJ ���YYY��� \ 1-u' I '' I I ,L Tr 'SHEET: o I I . I I 11--p. a s ti I i � No,>= z TREE PROTECTION FENCE i i I I i I i L1.0 NTS w 1. SEE SHEET L1.1 FOR TREE PRESERVATION/REMOVAL LEGEND. 11.0 I 11 43 1 TREE PRESERVATION/REMOVAL PLAN JOB No 2110270.00 " L1.0 1" = 20' 0 10 20 40 80 ' DESIGN REVIEW - MAY 9, 2012 O W C m C c 3 m ®iso m m TREE LEGEND TREE LEGEND ; ® '"" # SIZE (DBH) SPECIES PRESERVE (P) / SIZE (DBH) SPECIES PRESERVE (P) m o] a2 a REMOVE (R) REMOVE (R) t`v 10153 38" BLACK WALNUT P 20005 10" MAZZARD CHERRY P A < " 10154 27" EUROPEAN BIRCH P 20006 (2) 10" COMMON HAWTHORN p a<a r- ,C• 10155 24' EUROPEAN BIRCH P 20007 (2) 6" NORWAY MAPLE p • Io m 10156 18" EUROPEAN BIRCH P 20009 (3) 6" ENGLISH HOLL Y p o m o e) —— o C '5 m O 10157 14" BLACK LOCUST p 20010 6" MAZZARD CHERRY P c E ° >w ® w2 10158 6" WESTERN RED CEDAR P 20011 6" ENGLISH HOLLY p •' o d E CO< • mW3a o 10159 14" BLACK COTTONWOOD P 20012 6" ENGLISH HOLL Y P ►j t- m o p b o m W 10161 (2) 16" BLACK WALNUT P 20013 (3) 6" BLACK LOCUST P • 5 t p v c a _V 0 O 'H 10162 (2) 14" OREGON ASH P 20014 (3) 6" BLACK LOCUST p C > d g i C C 4..7 UOII-J cif 2 10163 (2) 14" SYCAMORE MAPLE P 20015 8" BLACK LOCUST p - .- Chent 10164 18" BLACK LOCUST P 20380 14" SYCAMORE MAPLE P CITY OF T1QARD 10165 (2) 20' INCENSE CEDAR p 20381 10" BLACK LOCUST P 10166 30" BLACK COTTONWOOD P 20382 10" BLACK LOCUST p 10167 (2) 6" COMMON HAWTHORN P 20383 14" BLACK LOCUST p 10168 30" NO TREE PRESENT P 20384 (3) 6" PORTUGUESE LAUREL - TREE FORM p 10169 18" UNIDENTIFIED SPECIES P 20385 29" PORT OXFORD CEDAR p Project 10170 24", 30' BLACK WALNUT p 20386 27" PORT OXFORD CEDAR P FANNO CREEK , HOUSE SITE 10171 26" NO TREE PRESENT P 20387 54" GIANT SEQUOIA P IMPROVEMENTS 10172 12" APPLE P 20388 (2) 10" SOUTHERN MAGNOLIA P 10176 10" NORWAY MAPLE P 20389 (2) 8" FLOWERING DOGWOOD P 10178 36" DEODAR CEDAR P 20390 13" SYCAMORE MAPLE P 10179 42" DEOD AR CEDAR P 20391 33" EASTERN HEMLOCK P 10215 24" EUROPEAN BIRCH P 20392 34" PONDEROSA PINE P 70216 20" EUROPEAN BIRCH P 20393 6" MAZZARD CHERRY P 10287 6" ENGLISH HOLLY P 20395 36" DOUGLAS FIR P 10288 9' ENGLISH HOLLY p 20396 12" NORWAY MAPLE P 10289 6" ENGLISH HOLLY P 20397 39" DEODAR CEDAR P 10290 (3) 8" ENGLISH HOLLY P 20398 10" MOUNTAIN HEMLOCK P © ALL RIGHTS RESERVED GROUP MACKENZIE 2012 10291 (5) 7" ENGLISH HOLLY P 20399 9 SCOTCH PINE P THESE DRAWINGS ARE THE PROPERTY OF GROUP MACKENZIE AND ARE NOT TO BE 10292 (2) 7" ENGLISH HOLLY P 20400 (3) 12" SWEET BAY P USED OR REPRODUCED IN ANY MANNER, WITHOUT PRIOR WRITTEN PERMISSION 10293 (4) 6" ENGLISH HOLLY P 20401 10" GINKGO (FEMALE) P REVISIONS: 10294 (3) 6" ENGLISH HOLLY P 20402 44" ATLAS CEDAR P -°a wows REVISION DELTA S_,INS CLOSING DATE 10295 (3) 6" ENGLISH HOLLY P 20406 (2) 6" MAZZARD CHERRY P ¢°SW 10296 (7) 6" ENGLISH HOLLY P 20417 39" SYCAMORE MAPLE P • 10297 (4) 7" ENGLISH HOLLY P 20429 22" WEEPING EUROPEAN BIRCH P • 10298 (4) 7" ENGLISH HOLLY P 20483 (2) 5" NO TREE PRESENT P 10299 (3) 7" ENGLISH HOLLY P • 10300 (4) 7" ENGLISH HOLLY P 10301 (3) 8" ENGLISH HOLLY P SHEET TITLE: TREE 10302 (3) 6" ENGLISH HOLLY R PRESERVATION/ 12000 (2) 4' FLOWERING DOGWOOD R REMOVAL PLAN LEGEND 20002 12" NO TREE PRESENT N/A 20003 12" MAZZARD CHERRY P 20004 12" MAZZARD CHERRY p ■ _ DRAWN BY TEB CHECKED BY:DKJ SHEET: L1.1 JOB NO. 2110270.00 DESIGN REVIEW - MAY 9, 2012 i. EROSION CONTROL NOTES 1. APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL (ESC) PLAN DOES NOT CONSTITUTE c c <w I AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G. SIZE AND LOCATION OF o e a .t ■ ROADS, PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.). o '"P U 0 O 0 0 2. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION, MAINTENANCE, .°. o D a1 r ■ REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF THE APPLICANT/CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED AND o CD C Al VEGETATION/LANDSCAPING IS ESTABLISHED. < c-' 19.00' 58221362 9273' TAX LOT 401 3. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY ;ro FLAGGED IN THE FIELD PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO N88O9'O2'E 56.25 MAP 2S-1-02DA DISTURBANCE BEYOND THE FLAGGED CLEARING UNITS SHALL BE PERMITTED. THE FLAGGING A >b / I 1o1e1 X3.73' SHALL BE MAINTAINED BY THE APPLICANT/CONTRACTOR FOR THE DURATION OF co! / 10215 CR x694335 I CONSTRUCTION. c°c K �0 EE \B3 4. THE ESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION WITH e / ) 1011 �O •► ALL CLEARING AND GRADING ACTIVITIES, AND IN SUCH A MANNER AS TO INSURE THAT o c O.c N 011 ( SEDIMENT AND SEDIMENT LADEN WATER DO NOT ENTER THE DRAINAGE SYSTEM, ROADWAYS, c- C is!" , ° _ S7�41' I OR VIOLATE APPLICABLE WATER STANDARDS. p c °0/ 06 E 39.55' I • �i o 15 m o ¢e �'`/ 101 I , -"' 10167 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR c-« O �, - '' I ss 2g160 35' , ANTICIPATED SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD, THESE ESC FACILITIES o►o o° a o` I "'±�, • SHALL BE UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT w« e e a Cl yb/ �S. me o I SEDIMENT AND SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. Fe 2'151451 -`'t' 10161 .1'155:' _ 00 2 I ° , ° , ° `I �, 6. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND ID 0 6A it_1 0.to • / ` ;�' '- 1011S�`''- ��� ° V 1a�R '-°`` _- T"" I MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING. Client I }' _- _ 1467 ' ' -, +2 �,. 1a°4 il9MCR11 CO.• w / tme€ , °, •p idtlWNC M0.N• i 7. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM �Y T � MI� `-r'0` '� -'` EIEVATIOIt t63.I OF ONCE A MONTH OR WITHIN THE 48 HOURS FOLLOWING A MAJOR STORM EVENT. 421 / ° ,„ ." ' I 8. AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE O2DA / P 2 3 -, WITHIN A TRAPPED CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE 1992-069 S --�� '° ' I CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT LADEN © , .20012 WATER INTO THE DOWNSTREAM SYSTEM. STABIUZED CONSTRUCTION ENTRANCES SHALL BE �'I ° • 2oolt I INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF TAX LOT 900 zi � '°'A'.' ', ,,' I THE PROJECT. ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS kyL� ° MAP 2S-1-D2DA 10DZ ' ° �i 44.46.4.. 1 I ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. �(� r.eII \ LANDSCAPE 4. •' - _" i `- ii 4.; __p OUILDNG 201) • �. - \ \f_ L/VV�T+/4rG NOTES i 1 ■■ \ `p Project RE/ I �4c. 1. THE SITE HAS SOIL CONDITIONS TYPICAL OF THE WILLAMETTE VALLEY. THESE SOILS ARE FAM4O CREEK �/ - I � �Q I,' dri. 2 9 I 1� •i GENERALLY A CLAY/LOAM TEXTURE WITH MEDIUM ORGANIC CONTENT AND SLIGHTLY ACIDIC. HOUSE SITE 10151/ ,e ° � t `, -IR° '' I 7 \ ALL DISTURBED TOPSOIL WILL BE STOCKPILED FOR REUSE ON THE SITE AS NEEDED. SOIL __ _ ' _ _ @ AMENDMENTS WILL CONSIST OF ORGANIC COMPOST TO IMPROVE DRAINAGE AND LIME TO -MC.REL . -.4.' / Q � D, PARCE `, - '-°`` 20.161' o ,.,,:� :; S i+e. PI an a ;o• T.. •FANNO CREEK HOUSE : s F� �g 461 BEGEt VED SITE IMPROVEMENTS fN a MAY 092012 - iliz Iasi a g CITY OF TIGARD pLANNINGIENGINEERING • CF TIMID a :1.s ' I I '� rw9TO uTmE M▪ OO C1EEK M - -.�.rJ SLi �: � ' MIIMMEEs In RR , ea \1.l`Y, - \►z I! €■ NGI, . s �s ro U J?IAT 0 _ �' �' - O 9E�,,MAP ATTENTION.OREGON LAW REUUNFS YOU TO FDUw RUES ADOPTED ME "'/e OVERALL RAN E d.0 1._1000' OREGON UT LEY NO1RtATON CENTER '( ( 1, THOSE RIAXS ARE SET FORM N OAR 052-001-0010 TIDOUGH OM 6 952-001-0090.YOU WT MOM M O s NI ISO MN 7N M I I - COPIES OF ME RULES ST CAROM THE I V.OR E LENTO. (NOR: 0 TELEPHOTO MINDER ICATO FOR r J 00 OREGON 100-3 2-2344l10H LINTER IS 1-SO0-3.12-2344 OR 1111.) ® NOM PROJECT SUMMARY RILE N I=N9 St NORM 0 �1 NOTIry�f c0NSTRUCHaN OF SITE 9000VEI015 F011 nE PURPOSE ■ "'-...n'^°v- ERROR OF FINE APPARATUS ACCESS AEN90NS g &�T LOOT �yy� g CI0 TITLE SHEET PROPERTY F1Cl�p �pF `RgIE 1,d'4 cl1 EXIST0N;CONOITICNS/OEHaITICN PLAN 1 Fr^IJT1Y In."OF'RlTT Cal SITE OEwLOP5ENT 0.41 M TAX LOT NO OF WE YN3OASI 00 OF S[102 RIM SI ALf2 HOUSE 2 SOWN 10NNTP I NTT 1102 IMPROVEMENTS UNDERGROUND UTILITY C2.2 GRADING/EROSION CONTROL RAN W 990101 CONn.OEM IGARD.011 TELEPHONE NU16EH5 Ca 3 UTILITY RAN PROJECT DEVELOPER/OWNER��p��IW1� N 4 CO.4 FIRE TRUCE TUN 1 ROJEC T LOCATION DErELOF ER O N ER N N LIE NATURAL CAS -i,505-226-4211 EA.304] LI 0 NEE PRESERVATIEN/NEIDVAL PLAN TIM ILO TO RE IASI.61.FANNJ MB O IN TO R[FDRRL$9 CITY Of tiGARp AFTER HOURS 503-226-4211 041301(41 10 M WIT NO� � 13125 ANU1 WAD r E r FEE 503-570-4420 ll l TREE PRESFRVATI01/IKLgV4 RAN LEGEND UAWE 4 IST57SS.LOOM•-122'4051.r 110200.CO OEST 1-690-573-1311 L4 I LANDSCAPE PLAN MIME.(503)639-4171 RALEIGH WATER 503_292-4694 SERUM 503-643_2016 PLANNING�� I/ENGINEERING 503-372-1364 CONr15T SOS-J]3-IJ _ LANDSCAPE ARCHITECTURE CROP NACEENZIE CONTACT:RALPH NCNDERSM-ENGINEER 1515 SE WATER AO PORTLAND.CO 92214 PRONE 503-224-9560 MAIN R AN BENCHMARK `An, cam OWED Of AM 44T.S.M. SURVEYOR WET' EEfvAM205 ARE RASED M WASHINGTON COUNTY LOCATED NO 41 ME AT 11419 IS A BRASS 015E CONTACT SURVEYING F ELD INC OCATED IR THE MEW.AT TIE NORTHWEST CORNER OF CONTACT SCOTT FEUD ci.o THE 81700E OVER 0ANO CREEK. TIE BENDFRIARR ISIS PACIFIC 16410 PIE DELETE {V_' ELEVATION IS 143.18'(NGNO 1929 DATUM). 1815 R2 i0 0. SUITE 2090 MAME(50) 9]021 _ FHON(:(316 -2175 JD!MD. 00 FAX:(50.1)NR-21A f,NVL'V.W DESIC44 REVEW-MAY 9,2012 F ., NOTES ib ;� m8 I ma v MS OMR.MORALµMM mn s i b limas R MED MPMRIRPRAIw 1.4-x• Ilia �� �� 3 .AT I R w44 T CORM MOF I •I0 MMMM w• M:0x410 a A NW op I0U1a•EE ; / i�lL1 921' TAX 101 401 I 01µI AT M Nmn1•n cma M M soz 01x1 t.wn M[n M eoowe:Mrnla a Iu N'(w All t A / ". 73 _• N8899X. `615' MAP 2S-1-02DF ��_ �� _ A 0•10115 ROM R KR eMm x1114-011.•IRE RPM FM M MOM MS 1T MOM SO 0 1 - -\ `9. ( AOMR[RIfl1rs wr MST NO KS SON wr MO e0a IALIIEM M 44® / II{. ;,P\ rte__ prmo TOP cr w`,i: i UTILITY STATEMENT • Y• >" a/ 1 , j 578'q•L11F l9.yg wM10MIaRx aiMMT¢ umRT•IDi• suit ra�i�u s�n1 wu:ni MIA DNa : `o It `/ 1 - 1• R0�IEAN 111[ GSaI Aµ0 NR M ems 1•i SNOW MAT M•OMM•1 YMINS 9OM R• E u I I W01 M NIS®fir SW 1Mr R MAID M 1M4AxT AS ROME,- {e 1 1R1WM4 A4•M11 M 9MaA1 RAS w11N9ULLr MARS M MWA1.MRS !ill i -_ q; '>r !•. W m'°s'°...�e°a I cm`•aF mro�• '� D1Ma w< M1 ■ 02DA / P'11 2 _.. (---' 1992-089 - � _inn-. I . TAX LOT Sao /4401 #111M. M,S \ ,'� "\ i KEYNOTES,IS .0 �'. � -� __ CORPIDOR /'� 3. nLMDM;EXISTMC ASRNAET M AacE ar vrtoPOSED vA�ERs//1,.r - {/ /B1�-� �,-w ,� \ ]. aE40 AND REIEpAE EXISTING CON(]6TE FAN10 c / \ / '" / - Y<I�J- �� \ i • \` N RMEOYE DISTMG°RAWL HOUSE 9RE pi Ma •' - ssE Ii M�•.i rum ";Gam I r� p ; . LEGEND F. YN' 1-020A ,mss*7,. 1 - '. V / In \' I ,` �'. r / .r \ /�jI E i LISTING TREE TO BE REMOVED 8 / --< EXISTING NORSE USED hvr'.' �I M •"' 110!:13 rat PUNIC MEETINGS ace _ (j•, . AvxA 4-` - - \ •�;.1g 'ti '•' EXISTING ASPHALT TO REMAIN / _ Q y,y. � \^ ' ` f 1 I M Iy EAISTMG ASPHALT TO BE RE40KD 373 SE• I aIM�-- ,i'ilr Lin 1 © V YJ •1 I �IIII E%ISTMG CONCRETE TO REMAIN , 1 Iliy -_Iy_- DIVING CONCRETE TO BE RE40SE0 11)6 Sf 1M'Mws R M ...VT 6 � + �,�{ Iil :er:. C _® .�++ISO i1� 1 'iiill3' :._. _ \ (^� NM t� I MM.M 1�a Me R N T tM M 0.103 ---_ A._` _� \ L RENSIONS:M ■OR sOR ��..1 _ _ Mn] F%LOT IDI ,� �L R .--.77-.xi--�.._.+- _ 1 ux4.Nt ,' _eOR NMV�In aMVM.Mu., P ti.. a YAP 25-1-020A +` t,. _��_ \\ 1 xE RAn`nMMw AV vxMn ; EXISTING m.m /,////////////////////%///i%//�, i ,I I .�I� 1 • SITE DATA 1►1►® E'er'=r° �" I H 1 EXISTING SITE AREA(PARCEL I) - N.2aT ST 0::AG) �A1A••M�� EXISTING SITS AREA.(PARCEL 2) - 22.858 SF (0.53 AC) >D 1 M Al M M1 Ip la I Y 00818 l•1I11 1 14..a w 11 I I DENU 1011 1 NAN I i . r- LEGEND —__—__— 9D[MW I� I I 1 II MOMOYS MN I---)Moan Sala AM EN Do ® r 1 1 1■ maxi[ --------- EaµM1DEP.T C)xR wR14MI • 1 I I 1 001µl rR ws OM fl[xloRnlT 8m3NNE6EIFISa MIST T I I 1!r aia�11E: UI ME wafts Mx R1OON1 ., • UNE 6 P60011 50110E/a1EIBx ARM Ra Op I I I LIC\I �1 i �E: wM MSS (- EPSOM IEA4 DE ----. MI R WV . ..-. .:,, TN WE UE - CPS UE ----"- C11 WW1 OEN OLMI•R ,t PORN MEI ED GUM IDE - SAM BIER UE ----P• Sa1 IDES M•Sa01 IN EaEI LNG , �� MGT t PM ILO Mx •• •0108 ----••----w •0101-a-MT E1E . .••� ,1011 NO. Iyl \\ so I®a a WC OR ® WAKEN uRE --- --- aLV11RK - DESIGN REVIEW-MAY 9.2012 ..... •N.. 1 B :m i KEYNOTES O—• 2,; ag I t PROPOSED CRASS-PAVE.TM.SEE LANDSCAPE NNE 2 i 2 PCRNGLIS PAVER PEDESTRIAN PATH Z25 J CONCRETE WHEEL STOP .--� meofo %21 I 1. &NE PApc.SCE DETAIL 3/CI.. Z� ( !t S FLEET PARKING STALL 'g I. ,,,,4... I a. PAINTED GIRCUUTION ARROW INC DETAIL J/CZT. § y EXISTING TOP OF BANN ' T- AFI%BMfE PARKING SIG«TO BUILDING o P■I3' ` SIA'!' I B. HANDICAP PARKING SIG1N r i �1 I �I -- 9. •D0 NOT ENTER'SIGN 4< o !.. I FLOOD RAM LINE I 10. PROTECT EXISTING METER.ADJUST TO MATCH PATH GRADE. 7 II/ g ti/ _, '� I RACE PAAERS AROUND EXISTING 11ETm BO%. gq S$$ g V �± _, mB I Re( Ui-i Nry '�`r I � i LEGEND ate, —0_5F_.5_n XQ �� EDGE Of PAVEMENT CICT'OF EpAp W7 i/ f -——- PATH OF FIRE APPARATUS 02DA / P-w 2 TTRO . ■ EXISTING EASEMENT . 1997-069 �i�K'A r —••— EXISTING PROPERTY/RIGHT-OF-WAY LINE TAX LOT 9W �•-; '' I v E! .-1-0.1 alb ^ ExISiING TREE TO BE REMOVED • ,AI _"II 1 r R PROPOSED ASPHALT(160 SF) hope CI�C ----------("I' ', , / M ' _ �7 \\,,,..7,,,, _ : L E I •[ !,, PROPOSED GRASS-PAVE(Law SF) ,(�• facl[N. �� Q tR PARCE . [ I • HOI1BEarre - - O �// O PP 1992,,- 1`�M • • _ PROPOSED P[RNQ15 PARRS(l9b a� AI� LLL • `' __,."�/g •L-1 020A \ • '. ! ! EXronNC ASPHALT - - O 0071.11F .A ! -...\ ,- d ly_'' '� EXISTING CONCRETE TO REMAIN • of . l �� :i`. -ate ��_'�, r,.. a - I SITE DATA A- O O -� '' OWING SITE AREA PARCEL N 3a3 s< (IN Ac h. N0. u � � I ( ( ) PP Iuat.R N e aW .-PROPOSED UNDERGROUND Y •\` NA a NI Nam ANN {'"1 r. It POKER \,J `� .1 I 1-. EXISTING SITE AREA(PARCEL 3i 33.e5e$F (aa3 Ac) MZ pA1Np Mt M1 10,10 1 EXISTING'/ PROPOSE IMPERVIOUS AREA - 12,743 SF RATAPDL Ao _ I' '��` , PROPOSED IMPERVIOUS AREA 13>.J SF "I'^Nx /`= 07_:____ i.sXlU ! �` •a ,1 (V !M'- TOTAL IAOSCAPE AREA 'Sa.3a1 3 (53>n REN51014 t R RHINO PAN • -POKE%ISTING OVERINEAD � - T� 55 z4an 35'05 VISION/ -T' RORER TO RE -` _ ER TO wE N TRIANGLE. • AM L01 IUI irl-.lO•R :6 4 46' O - MAP 25-1-0202 `�"�--' - «t I'■. N N R cA v �� V/////////////////////////////1 \ ■ _ P65T5/RAIL �� T.I P R.1OI) T Ill `Y � * .� ih ����® SITE DEVELOPMENT PLAN \ ' I A MIL 1 CONCRETE PAD '►'► m R ., - � I �u III i�. TO w 1 � rl \\'I�� '� 1 I F 1' CONCRETE FOOTING © I I I '� I' I 1 c- -• � • 7 1 I 1 1 •( I MIN Br. ,NA LL KUPER Ox POSTS Awn g Vl , ms.�N;AI i "'\i,TSI-31=1 " �E� CITY OF TIGAAD 02.1 ® 2102TYPICAL BIKE RACK PLAN/ELEVATION AIGHT ARROW(WHITE) Approved ...[ ] DB ND N,5 ,, e STR N.T S ', Conditionally Approved 1 W] _- 7000 DESIGN REVIEW-MAY 9,2012 Fa only the work as described in• .M-•-_—,.R •., PERMIT NO. XD DZ2o 12. •oeo0 Z See Letter to: FoNew ( ] Attach ( 1 • Jobs By•%S • Date:. t'Z�!L. • GRADING NOTES l ; LS; i" g{6 r�lr� 1H Gr�, GRADES TO APPROXITAIF LEVELS E..c E E INDICT TEBE HE SA CHASES ADJACENT OTHERWISE CURBS,OR FINISH GRADE$ ARE O BE THE ENTE TR TURF Ni SIDEWTO U CURBS,OR THE SLOPE o BETWEEN O POINTS RE GRADES.ARE 51504 TO UNIFORM F LEWIS OR SLOPES AERUEEN POINTS wKLE GRADES ARE GRAN ROALD OFF SURFACES.AVOID <13 CONCRETE CHANGES IN LEVELS. ROUGH GRAM U ALLOW FOR DEPTH O TO ABRUPT �'1."21 RIVES E DABS µI(5.PARKING EAS SA IN CATE)A. OR SPECIFIED FOR RASED S n ANN M7 B+7T. I AANID PSRONOEP FOORRDSURFACE DRAINAGES AS DSHOMN,ALOWING OR THICKNESS �� -- H66D9b2E 56,25 OE SURFACING MATERIAL 0 �� ...�. EJN15�gAp�y� COMPLC LION OR JOB ANO AfTEP BAC%FILLING T.',... D / 1 ( OTHER ETTLED IIAS BEEN CTo BRIG O.REFILL GRADES COMPACT ARE"5 k A HAVE SETTLED OR ERODED TO BRING 70 FINAL GRADES Y ••c I ` GRADING TOLERANCES P / ROUGH 0.7:11 AT PA`TO L LANDSCAPED AFEAS =01 FT oY E } EXISTING TOP OF BANK FIHISH PRIOR T>PLACING FINAL SURFACING. 00]Fi [ 2 I _ EXCAVATE FOP S ABS PAVING AND OTHEF IWROK4ENi5 10 ° , � ,,01/., ' TOR-YEAR FLOOD PLAIN LINE I SOM SHOWN Cf REWIRED ALLOWFOR FORM CLEARANCE ANJ 8< a 1.OR PROPER COMPACTION O REQUIRED BACNFILLING MATERIAL ' EXCAVATORS MUST COMPLY WITH OR.S.7575. ROUGH 757571, 7 IXCAVARS N SHALL NOTIFY ALL UTILITY COMPANIES FOR LIRE LOCAilONS 4'6 7 1 HOURS NNUM)PRIOR TO START O WORN DAMAGE i0 3 P UTILITIES ALL BE CORRECTED AT THE CONTRACTORS EXPENSE of pE $h 1 ma` I - ` _--i S I ! C.T RIK FROSTS UST OE ION AND SEDIMENT CONTROL IS TING THE EROSION 1.•J Ilk! X•• /�`• CON aO DEVICES MUST BE INSTALLED DIM NT CONTRO MEETING RING THE , + �' WAP i_ IJN Av+ I R I TOIYf�ORDERRCORRELTIKRI`CT�DID STOPPAGE OF WORK TO ACCOMPLISH 4A AT Q MOM Yr51i EFFECTIVE EROSION CONTROL T E7lY OF MAID • ErFECYISE DRAINAGE CONTROL IS REQUIRED DRAINAGE SHALL BE �A �'/ R✓` _- I CONTROLLED PROPERTY.PUBLIC SITE PUBLIC�PROPERTY� D HE RECEIVING P L 2 \� SYSTEM ARE NOT ADVERSELY IMPACTED E GOVERNING JURISDICTION MAY, 1992-069 " MME,ORDER CORRECTIVE ACTION/WO STOPPAGE OF WORN TO },� ,` TAX LOI 900 , , 5-SOT LTT oSOIL HAM.BE DRAINAGE TOCKPILED DURING CONSTRUCTION ANO USA ,�(� • - •- • Mrs �._ • '-. -. 1 A 6. THE SURVEY INFORMATION SHOWN AS A BAO[GRCUND SCREEN ON THIS SHEET •,�jP�/ /, �/%�y/ `\� Is BASED d A SURVEY BY NORTHWEST SURVEYING INC AND Is SHORN FOR + =� •I -". N/G'�i %1 ' \ INTO HIS ON RESOURCES C POROR TOT STA O ExI Y C CONDmas FIB //��' WITH ws owN TOR a START a ANY cwnRUCNOrN. fA1�C�( \• 7. 21 IIAM SLOPE l HANDICAP ARNTNG SPACES HOUSE SITE • _ x/PB \••", \iii, ,: \ �.PROVEAEHf9• /mAR..*. .J.;:40.r.. ': • • 'r II/ � _ �/ • .,I I SEDMENT FENCE--,--1,I ♦\�A� '-- _..e 1 • • H $�p, -.414 ,. , . ' __rN- �1\\y\p'E • _ A '\ .' TMn MINIM ME PC MOW,s \ ! WMow=RM ME WM TON �i� a. it I . , 1,il.r. j N NW MOIR mono immm _ _Wa ® , ' ,a W!441,- ,LEI _�r`J .w MU ,t _ ..c , I T •/ ''fin' i■� ��- Wt7 NBSDI ` +.-_ m. I 1• INIE.... ' CDT \ t- =Or leg �/V\ �. Mv�. s.-_ r _ 1.L� . ' AREA LOA IRCR. • 1 1 ,.C AX LOT 701 d6{.E6 - _ -_ I MAP 25-1-020A ' EDGE O PAVEMENT +' ` I•__ _ — SUNTAN,FENCE Q OSION CONTROL PLAN :, ' ! I�IIM�T RU�[: y •- •- EXISTING EASEMENT _ __ (� I' \rRrawaIW W _.._ EXISTING PROPEPTT/WIORT-O-WAYLINE „�� I M >e r r • V 001 0L MAN X TRUE ROWEL l a TRUE NORTH IWr MI In t EXISTING TREE TO BE ROALNED I P , PROPOSED ASPHALT V I I 1 H PROPOSED GRASS-PAVE I I I I•I• I NUM�` as { . 1 • I I I owm fir: Gal• PROPOSED PERVIOUS PAVERS I 1nCWl �!E!1 MET: EXISTING ASPHALT CAW2` { EXISTING CONCRETE TO REMAIN ` ,10S TIC. 7040 DESIGN REVIEW-MAY 9,2012_-WNR +^LN�ViMIAM rW.R 1 Flifi mw I LT17YR; / I _ - TA2S-1-0 ;o 5S• -�� .._.22��5615 �` NAP 25-t-0700. i 1 I o i I r0. oy i _ o. sz a/ • -�. F%ISTINC LOP Of BANK �•R-35 %!22' s y . ' tl� `— 100 YEAR ROOD PLAN LINE '�' 3 Y a - �' ' a, '� m-OeD0'R, I CIIT AT 11�111OFJ bl / wrsn / p -- ,-.........�( ` y � : tuwtloR Ntw P 2 nv5 020A / W EXISTING NOOSE \ 'WY o�7992-064 TO RENAIN ' I 1 TAX LOT 900 \ I __________(;,,,,`,.. -- 4 ir 0 4$ *f1 - VEGETATED _jI � �6la .,.. caRRloa+ I\ I t/Np MIR. �i�l fr."-1110� /i \�'s _ I \\� IMPROVEMENTS _....... .,_,Armilli..•„r„,,, II A ° � / � YAP �Dn ` V_. 1 a „.. f.� - , - \ li � • . E TE: I,i kelp_- _ STT NO POKER Jj�- .. `` °Oe� I UNDERORWND °1•- -` "�<�- ,Y \�'•• EA,m _ TO BE UNDERGRWNDED M 11' • I _ 111• \ 1 -�-— ——_ — COMbb�/�EEECT INgERGRWND -A/(� 11 JfAx lJI ill R ,xx.15' ~f 1 1 r Met AT EXISTING POWER MAP 75-1-07DA 1y� I Pi 7111111•ERIME1 1 111® .•".1•1,. , - I i t i4 We 1 1.1: many PUN a • ,0 o(EMT) 11r W. 1 0 I 1 MAW BT .H I I I I MOM)BY RI I� ; 1 WEE,1 11”1 I 02.3 °N0 2110270.00 DEMON iIEVEW-MAY 2,2012 -_... C1 ;e ;gs 0 22 0 iEe /./----___F___427,14.6 DP>> __ TAX Loi w1 1 Rafio9 o2�:�z5 MAP 2$-1-02DA F on • ,y (((( d • m it IA / .0' ''. - ,. w awe / .«. CITY Of 110/AD Ilik 101 N 020A / • / p 2 I �/ A I 1992-069 I 1 // I / TAX LO'900 / "f/ • I / �� i P �y7 ` I 1 � , p• is PP •1.. e iii �I LOT 800 :.cil J-°n' i / �1��9 .� /.A �.,_. I__ MAP -1-020A '� '� 1 _yr, . :.• -L __. _, ii .^.c �...� — /,Ynr LUI'Ul R67tl1DOw 761.16. Mtl M 0 iIMR �, '�;'MAP 25-1-02DA w _ F. �///////////////////1///////// 1 4 EMROr�N LEGEND \ a 1 EDGE R PAVEMENT a r.ill rrb•I PATH OF FIRE APPARATUS ' • UAL - r ""® _ 1 S1Q1 E%ISTNNG EnSEYENI + I 1! PIE 71�K7K EXISTING PIIOPERTx/RIdT-d<-wnr LINE TR o .R u ��� Nfl'-rr rill rr RI -Re n EXISTING TREE TO RE REMOVED `5 i ' ` 1 yJr[PROPOSED A6PHAll I , r _ I DRAM Sr 11M PRmOSFD mass-POLE I I I I 1 I I /I Nxpuo K: Ills PROPOSED cERVIas ROXIRS `. I t,-.1 -i �T: EXISTING ASPHALT -•~ �• ,v C2R4 F EXISTNG CONCRETE TO REMAIN r l as NO DESIGN REVIEW-MAY 9,2012 a: `:S 18.00 ^_6_ R27,T TAX LOT 401 i o 7� -__� NRRT19b2T 5625'.- 1UP 2S-I-02DA / $$ •.. �4irs. 2 g 0.4:-..- ' I 1 1•% -- ;4-• !S' •,F 2M � !Ml •b° g° a I . , + TAX LOT 401 / le 4w 2S-1-0200 / 1992-069 R mw.-_ -_„ °-_-_—$ omo / /" TAO LOT 900 '11 I °+•• • ^. •i tlry Or 1101110E NAP 2S-1-0200 'i I_ !;•• l• 046' i mom 19Pr Mir A`` • I� �•-_ 'YREE L,ss I 7, o / PP 1992• �7. ,44....i' .. +9.4`� ,, �� THAN ' i • • I y 1MI Ii TAX LOT 600 \ Y -JiR„ FAMIO CHEEK TAM LOT 701 / q r" _ ,-'..I \ ! % ,_.& 4 4M 25-1-o20A • '-=+ HOUSE SITE YAP 25-1-020A OT 701 /i - - a` MRR +y R.PFiOVEAEHf9• r __ s / "-!,Fi/ ,/ •. ;,. °'iCT .'"r .r"'°r,R `_ _ m• . n,.MI SEM L_ y,_ -SA_ .t!i,+i4 A��25#4f Ty •1- -;• uR..,. .IN , , n I • it/ dt ` I p�� i , a ' m j .R �"RK g L ' , i,1. / m® . i+�I@ �110 _ p • . .c =.a1i ii " i 1 = y- -. , ;� i1, ,-,`t'l` i I _I ' ° \ BEBE it, vezmitv Mv:RXaAK Ilf+Mroi•m°i • _ I ,� TAN LOT 701 or.7644• '+1MMLi: f°L I — _}1 �-.. `�.rxapul A14w°rm•,n.wn . An MAP 2S-I-02DA •t• I 1 I _°�we11C`. 'RNSO40 grand r I 1 � aawon I � a,w i 1 1 II® I maw - TTiff PFEBEFNATIOWiB.IOVAI SCHEDULE .........T`TC..?z- NOTE: a II I I I i , !NO. NarE --�` ,4 C`- Au RACE EMIL R t 1 % I 1 - - •`N `~ ��1t OST ni ONOOf I •I \ I I , \ I Y[ I . LRT TITLECOSTING OEC ENMJS TREE TO REMAIN •'� „...*-x_! DIACR EO TI IAA \ I Li. I I I I I P}� ',....• � I -v- • EKTENT Oa,. \� I 1[I- I I I• 11 PfE9EFiVAl10N/ r r I REMOVAL-PLAN ORIPLIMEICE:•*.*:, COSTING EVERGREEN TREE TO REMAIN Tom``_ , GNAW LIMK I I •- FENCNG PER CITY i Of'ncAlro II R ® - +� STANDARDS ° I I I 1 TREE PROTECriON FENC INC OCTAL s 1.0 j ING, ^ •' fJNU x001 i .I ' I i I -I–'-/�- 6 it:;:;a•>” ..�riii:i ii%$ 1 I \I I I DRAM RV TER/TMS EXISTING TREE TO RE REMOVED ...::........................ . . I - 9 $Y:::ii i ii:is'f•:ii.R::::..•..:ir:;:t II I I i 1 `1 CHECKED BY DKJ ___ .•:;:::•:;•::••::•:;::.;::.:: •:;:;ii .� I \I�� f SHEET NOTE TREE PROTECTION FENCE ` i i I I i I ++ L1.0 I.NEC SHEET L1.I FOR TREE PRESERVATION/REMOVAL LEGEND Nis / ' Y I I I I 11 i n 0 TREE PRESERVATION/REMOVAL PLAN I ►M NO r_:o• 0 ID m w r 2110270.00 DEWON FEVEW-MAY 2,2012. SE TREE LEGEND TREE LPOBD E•' 4 SIZE(OWN SPECIES NSuS(�NI 9 SIZE GM)SPECIES PCE5ERvE(7) Za1 A= a E 70153 38" MACK 117410421 P 10005 10" 90110+0 041017 P `g J 70154 2Y EUROPEAN BIRCH P 20009 (2)10- CONNOR 0.11270 4 P is 70155 24' EUROPE.BIRCH P 30007 (2)C NORWAY MAPLE p k w 10156 16' EUROPEAN 6)800 P 20209 (3)0' 00)0.191 MOLLY p 8°s a8 10157 11" BLACK LOCUST P 20010 C MAZZAPO DERRY P 'E oil'B ' 117155 C 9415TE8N RED CEDAR • 30011 6" ENGLISH HOLLY P S o 10159 I!' (LAC,COTTINW000 P 20012 C ENGLISH HOLY 7 y 10191 (2)16" BLACK WALNUT P 20073 (3)1' BLACK LOCUST P E!!‘• O g 10112 (2)14' 0PE00N 491 P 20014 (3)I. BLACK LOCUST P i 8 @ u i 3 if 10113 (1)14- SYCAMORE MAPLE P 20015 6' BLACK LOCUST I aloe 10164 It BLACK LOCUST p 20300 14- SYCAMORE MAPLE P CM OF TO MO • 10115 (2)20' INCENSE=AR P 20381 It BLACK 100151 P tolls 30' BUCK COTTON/4000 P 20352 It BLACK L0005T p • 10117 (2)6" COMMON HAWTHORN P 20303 14" BLACK LOCUST p 10168 30' NO TREE PRESENT P 30364 (3)9' POHTIORY LAPEL-TRW Tall) P 10161 18' L 410001IEIE0 SPECIES P 20365 22" PORT 0•0+0 CEDAR P 10770 24",30" BUCK WALNUT P 20386 2Y PORT 030060 CEDAR P FAN40 CREEK HOUSE PRE 10771 26' NO TREE PRESENT p 20367 01" GIANT 9E000IA P FPROVEAEBR9 10172 12' APPLE P 20366 (2)it 9011NERN MAGNOLIA P 10171 IY NORNAT MAPLE P 20309 (2)1' PLOR(R00 0001000 I 70176 36" 0(0044 CEDAR P 20390 It S)DANORE MAPLE • 10171 42" 0E0044 CEDAR P 20391 33. EASTERN L0ALOCK I 10215 29" EUROPEAN 811101 P 20392 34" POWERO5A PINE P 10219 20' EUROPEAN 81R04 P 20393 6' 6012440 CHEAP! P 10287 6 ENL194 NOLY I 20395 36" DOUGLAS TIP P 10296 9' ENGLISH NO17 p 2030 It 000000 MAPLE P 10289 6- ENGLISH 7)011T P 20367 SC 4(0000 CEDAR P 10290 (3)8" ENQ184 NO317 P 20396 10' 40001AN NELL007 P ' ® "r'TLMO 70291 (5)7" 004191 MOLLY P 20399 9' SCOTCH PINE P i�Nu IPA Mona amp NI OD00N0 w lNM RI 10192 (1)Y 044191 MOLT P 20400 (3)It SRET BAY P ACITw �N NT Nowa mot wa 4.093166 10293 (4)4" 04.2.194 017 194 N p 20401 l0' CONGO(FEMALE) P ,R WW WB — 1 10294 (3)6" ENGEM N4Lr P 20402 44 ATLAS CEDAR p C 01 10295 (3)1" 4254 14011 P 30406 (2)L' 9211120 041800 p 741' 10296 (7)6" 04•)54 HOTLY P 20417 39' SYCAMORE MAPLE P • 10197 (4)Y 004156 401! P 2Mi9 22" SEEPING EUROPEAN BRAN p 10298 (0)Y 0)44191 1KLLY P IOb] (2)5" 740 1800 PRESENT P 10299 (3)Y EHLI5N HOLY P 70300 (4)Y 4044191 710.1.1 P 1 10301 (3)6" EN4194 NOLO' P T Tom' TREE 10301 (3)6" OWLISH N011 R PFE iVATION/ 12000 (2)!' FLOWERING DOGWOOD R OVAL PLAN LEON) 20012 12" NO TREE PRESENT 4/4 20001 It 8023 O CHERRY P 20004 12" 11A22AR0 WEARY p 000•04 Br TED CNECNED BY 074 SNEET L1.1 309 NO w 027000 DESIGN REVIEW-MAY 9,2012 �LMLIV W 1310810N CONTROL NOTES p I. APPROVAL OF THIS EROSION/SEDIMENTATION COMTRM(ESC)PLAN DOES NOT CONSTITUTE g4 W T I AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN(E.G.SIZE 4E LOCATION OF •s S v . ROADS.PIPES RESTRICTORS CHANNELS RETENTION FACILITIES UTILITIES ETC.). )[I 1 NE BIIPLE ENTATION OF MESE ESC PLANS AND THE CONSTRUCTION.MAINTENANCE. Y G= 13 i RrCA1nENT.no UPGRADING OF TFESE(Sc FACILITIES Is TIE RESPONSIBILITY OF WE 2C APPUCANT/CONTRACTDR I.NT]01 cONSTROCnON Is COMPLETED AND APPROVED AND $•g VEGETATION/LANDSCAPING IS ESTABLISHED <L f a TIC 000000RIE5 O'THE CLEARING 1WI15 SHORN ON THIS PLAN 5X41 BE CLEARLY T TAX LOT 101 I FLAGGED IN THE FIELD PRIOR TO CONSTRUCTION DURING NE CONSTRUCTION PERI00.NO R /---------T------ i- - AICUC5 i 5625 MAP 2S-1-0a)A DISTURBANCE BEYOND DE FLAGGED CLEARING LINTS SHALL BE PERMITTED.THE RAGDNG V / I MY.. 91ALL K MAINTAINED BY THC APPLICANT/CONTRACTOR FOR HE DURATION OF o /' I ` CREEK ``,\ i CONSTRUCTION. IE ESC CAON. ; ;s N 1� ♦ TIE[X FACILITIES SHORN M THIS PLAN NW K LWSTPUCTEO M CONJUNCTION MM Y " ( ALL CLEARING AND GRADING ACTIVITIES NE IN SUCH A MANNER AS TO INSURE MAT Y.' '~+ ! _ ` SIB•11 SEDIMENT AND SEDIMENT LADN WATER DO NOT ENTER THE DRAINAGE SYSTEM,ROADWAYS. III£ O 055 OR VIOLATE APPLICABLE WATER STANDARDS. '/ I I I 0. TM ESC F*CllliES 91091 d THIS PLAN ARE TUE YINIYU/Y PEWIREU[Ni5 FDR E R 4r I �•J 114 ?ARC. ]( i ANTICIPATED SITE CONDITIONS DURING THE CONSTRUCTION PER/00.THESE EX FACILITIES �? ,`/ n+ �� SHALL BE UPGRADED AS NEEDED FOR R DO SOT L STORY EVENTS AND i0 ENSURE THAT s3t HH !� --' SEDIMENT AND SEDIMENT-LADEN RATER DO NOT LEAK TOE SITE. `T J / • • +• 6. TM EX FACILITES SHALL BE INSPECTED DAILY BY THE APPUCANT/CONTRACrOR AND -: _- Y[6 I / •i, ° r r ` I MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING. OM•r ` Rxt '� f ° • >� 1,-- G\ WINEW AL , 7. THE EX FACILITIES ON INACTIVE SITES SHALL K INSPECTED AND MAINTAINED A MINIMUM CIrT OF TgA1D •401 / r1 -4•° E 1 OEWRGR KIN OF ONCE A MONTH DR MID.THE 1B HOURS FDLOWiNG A MAJOR STORM EVENT.•O'JOA PJ P 2 r -•aRB I B AT NOT RAPPED CATCH THAN ONE FOOT TCH B BASINS B CONVEYANCE AOWED T LACCMULATEBE /// 1982-OfiR I + CLEANED PRIOR TO PAYING.THE CLEANING OPERATION SHALL NOT RUSH SEDIMENT LADEN GRATER INTO THE DOMNSIREAM SYSTEM.STABILISED CONSIRUCl1ON ENTRANCES SHALL BE TAX LOT BWI a° J'•N ° •�� INSTALLED AT THE BEGINNING D COSTRUCTIOR AND NAINtAMEO FOR THE DURATION OF THE PROJECT.ADDITIONAL MEASURES MAY BE REWIRED TO INSURE THAT ALL PAVED AREAS 4 MAP 25-1-0$)A n�• YRORI-ice' .!° •„• /` ARC NEP1 CLEAR FOR THE DURATIDI Of THE PROJECT x•-, �_ S P.alr • y�( F 4\,• LANDSCAPE NOTES .�M / ' I Y0- / 1....•_,; ',••°+` , -,� ` I. THE SITE HAS SOIL CONDITIONS',PEAL OF THE NOLlAYETTE VALLEY THESE SELLS ARE FMJW 'BC• _ ' '� Yom./ 1♦r W'WI , GENERALLY A CLAY/LON/TEMPE WITH NUNN ORGARIC CONTENT AND SLIGHTLY ACIDIC. HOLD anm WRJ /" ALL DISTURBED TOPSOIL RILL BE STOCKPILED FDR RELY ON TEE SITE AS NEEDED.SOIL wpRoIT$ �[�L AMENDMENTS WILL CONSIST D ORGANIC COMPOST TO IMPIROVE DRAINAGE AND LIME . .. CCM MT. ' �/ 1 N PA ; ^ N[:• • •'I I€ N, MEUrRNaE OE mn PH LLKL.A cwPLL IF sou TEST WT rH DETAILED RECOMMENDATIONS•€ATE %', - Pu t994- 'WI + 6 BILL BE COMPLETED DURING ME CONSTRUCTION PROCESS i MALE % ....x....!...; a 2. NAME THN PLANTS THAT ARE NEIL ADAPTED TO THE EXISTING SOIL CONDITIONS REK 4 N i� 1 i R•AP ' /. AN LOT BOO .1.10M. SELECTED FOR TIC PROJECT TO MINIMIZE YAMRNANCE AND ON GOING WATER USE .� /y LINT 25-i-D2DA %=I �\ H F H 1. 59 SF OF CBS YITIGXTIOI - d y X WI6' O\ E.-__.} SHALL KPER$R/ \ / 1---- / •17-1�1A'TEE- -_ -I- -\;04S...' H+ O 2.x. WOO srAKE —. R � qa m I KEEP CLEAR D<ROOTBAL v WRYO r•••_ RfA r J r\= ENCROAI. A SAP- °-A.r- \.. j1� = AND REMOVE BURLAP AND REQUIRED MINN �M"A���T r.` - Rb Mp \\ ; 1: i I WIRE BASKETS FROI O• REN540N5 E0 FT.LANDSCAPE SCREEN -.-^ ;R r. S S ,� — HALF D ROOTBALL k t+-^s- 2, ° I . r '� —__ � 7 MULCH.r DEPTH 9 iu li1 N —_____--L._ I �I I �'� I� FINISH GRADE N •• TAX LOT 701 .%t.. *I�.. ,,,II!!! • — r i,.! FERTILIZER 0ABLErs _ _ ,.....7. MAP 25-t-07LIA ) ) ) t• i PLANTING son //////////////�//7�////////I%• Z.ROOTER COMPACT PLANTING SOil.0•v n • OINK TER \ NATIVE SOLI PLANT AMT@lAL SCHEDULE \`.., KEY NoT� / —--f -1 % i, TREE PLANTING-DOUBLE STAKE ! SYMBOL / BOTANICAL NAPE- 512E// 5115/0€ 9 BOTANICAL.NAME- SIRE ITEM NOTE REFERFMQ I 7 I ® SCALP wisp BAP RI: CD1BIOx NAME SPA[5G =WON NAPE SPA/ING • 1 LAINDICAPE Oi CONS VEGETATED CORRIDOR N/A I I I �' SET MIMI D ROOTBAL PWINL�� 2-ABOVE FINISH GRADE E\ICE 'TREES SM� 2 loo-YEAR FLOOOPLAIN N/A I I I �� v_- AND REINOK BURLAP AND EXISTING TREE TO MINN PNSAOElPFR15 LERSSII A GAL CONE. O POSTING GRAVEL r0 RFMAM.EXT[ND GRAVEL TO t . I I ( OF RDOTBAILTCP HAZE MOO[ S SH01W S PAKP EDGE SEE LINT rI,W$ CIVIL 1 i, I \�rT PNYSOCARPUS CAPITATUS S GAL CENT Ili=X PACIFIC NINEBARK S SHORN OBeBAL NOTES ,CRSTINC TREE TO BE REINED `\.OV� . FULLY AUTOAADC IRRIGATION SYSTEM TO BE INSTALLED TO MAINTAIN ALL LANDSCAPE MATERIAL `FINISH GRADE DRAWN BAS]. ALL(ACAS NDT SHORN r0 RECEIVE NEW RANTING SMALL REMAIN RROrCCTEp IN RACE ONLE55 OnERwISE FERTILIZER TABLETS CER RUBRUAI'FRANE9ED' 2E CAL GRAVENNE/URI INDICTED CHEMED R RFD UR4!YAPL[ BIB PLANTING SOIL SKCT� * 1. SEE ARBGRIST LETTER FOR MORE DETAILED LANDSCAPE INFORMATION 2 , •LAWN,NO GRASSPAK SEED COMPACT PLANTING 5009 1. ALL LANDSCAPING SMALL BE INSTALLED ACCORDING TO ACCEPTED RANTING PROCEDURES • Z•ROOMALI -----NATIVE SOIL L4W1 5. TINE RANT MATERIAL SHALL BE NIGH GRADE.AND SHALL MEET THE 921 AND GRADING K ANSI 760.I-1M. ®CONTAINER/B+B SHRUB PLANTING AND LA FUTURE REVISIONS 6. EXISTING TREES OVERHANGING PUBLIC SIC/ERNES ADJACENT TO ARTERIAL STREETS 10001 BE LIMBED UP A c-OLE ALTS¢O 10 0(01 w ' JOB MINIM UM 00 LANDSCAPE PLAN O 21I0270.Fe 0 10 20 40 20 DESIGN REVIEW-MAY 9,2012 /t4al 1 i' n9 Paqu est CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD 114 -0 TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-718-2748(Attn: Patty/Planning) EMAIL: patty@tigard-or.gov TIGARD REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST 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: (If more than 1 tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) a S 10Z DA nO9o0 3 ) oaD oo800 PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ❑ Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter_ rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be Icept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: ‹.57Z0 E /1 Aar/A) PHONE: 6-03)-77g-01,s—R3 NAME OF COMPANY: C T' A / FAX: ( )- - / EMAIL: rs ,24-,c.(7`c,/g-b'Of ,Cook/ This request may be entailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing, requests. t'pon completion of your request, the contact person listed will be called to pick up their request that will be placed in"Will Call" by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. 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 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- sheets of labels x 52/sheet=$8.0Q x 2 sets= $16.00 sheet(s)of labels x$2/sheet=S 4 x / sets= 1 sheets of labels x 52/sheet for interested parties x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for interested parties= x / sets= GF:NERATF I,IST = 511.0Q GENERATE LIST - .c0 TOTAL = $31.00 TOTAL _-- s ,0 J� �y+P• ' aG#4, Area Notified (500 Ft) �i Steve Martin City of Tigard 2S102DA;800/900 ill■ \.\\\ ■ 4 ill \\� Ni th, 1r.� ``,` \\\ Subject Site\\*4*** v,. ' :• ■ s����+ , Property owner information is valid #4,43.6114••••••••∎•• for 3 months from the date printed on � iI•�1������.���.���.i this map. A 011,411& XV:::::*:::::::::::$ \ 'lig WWI.Alla .k‘': . ‘. 6, \\".4t, s\ 4 \` \I1! Information on this map Is for general bcatbn \`\ !P! LI!!&�\\` ■a. .� � OW M Tpard 8 13125 SW Hill Blvd.. 'OW MAPS Tlyrd,OR 97223 ■ n° 5033 039 m N Feel pp ° waw.Iprd-Drgcv TI;;A 0 �MEN Mai ® _ 0 2S102DB00602 2S102DB03000 BEDOLLA,KAREN R LUEBKE,JONATHAN R&AMBER M 8915 SW O'MARA ST 13404 SW CHELSEA LOOP TIGARD,OR 97223 TIGARD,OR 97223 2S102DD01500 2S102DB03100 BLICK,CARL J DONA JEAN MERRICK,DONALD L&CAROL J 8740 SW O'MARA 13376 SW CHELSEA LP TIGARD,OR 97223 TIGARD,OR 97223 2S102DB02800 2S102DD01301 BYRNE,JAMES G&DIANNE V OREGON,STATE OF DEPT OF TRANSPO 13454 SW CHELSEA LOOP FINANCIAL SERVICES TIGARD,OR 97223 355 CAPITOL ST NE,RM 434 SALEM,OR 97301 2S102DA00900 2S102DB00603 CITY OF TIGARD OTTING,LOIS E ATTN:KOELLERMEIER,DENNIS 8885 SW O'MARA ST 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 2S102DB03200 2S102DA00701 COGBURN,ROBINANN K& TIGARD CHRISTIAN CHURCH FRARY, MAUREEN L 13405 SW HALL BLVD 13348 SW CHELSEA LOOP TIGARD,OR 97223 TIGARD,OR 97223 2S102DB00601 2 02DB00500 DOWNS,MATTHEW JACK TIGA CIT F 8855 SW OMARA ST 13125 LL BLVD TIGARD,OR 97223 T RD,OR 97223 2S102DB00100 2 02DA00401 FRONTIER COMMUNICATIONS NORTHWES TIGA C OF PO BOX 152206 13125 LL IRVING,TX 75015 RD,OR 7223 2S102DD01400 2 102DA004 HOLSTEIN,MARVIN R/LORETTA R TRS TIG D Y OF 8710 SW OMARA 131 ALL BLVD TIGARD,OR 97223 ARD,O 97223 2S102DD01300 2S102DA006 KRAEMER,JULIA A&MARK W TIG Y OF PO BOX 80665 131 HALL BLVD PORTLAND,OR 97280 T ARD,0 97223 2S102DD01501 2S 2DA008 0 LALLY,THERESA&DON TIGA Y OF 8830 SW OMARA ST 131 LL BLVD TIGARD,OR 97223 ARD,OR 223 2S 2DA00703 TIGA CIT 13125 LL T RD,OR 97223 2S102DA007 TI D Y OF 131 ALL ARD,OR 7223 2 102DD001 TIG D Y OF 13 HALL BLVD GARD,O 7223 2' 02DD0020 TIG OF 1312 ALL BLVD RD,O 7223 2S102DA00500 TIGARD-TUALATIN SCHOOL DISTRICT 23J 6960 SW SANDBURG ST TIGARD,OR 97223 2S1020602700 TIMM,CARREN A 13488 SW CHELSEA LP TIGARD,OR 97223 2S102DB00604 TOMBLESON, DANICE LLOYDE 8825 SW O'MARA ST TIGARD,OR 97223 2S102DB03300 YOUNG,ERIC&CARRIE 13336 SW CHELSEA LOOP TIGARD,OR 97223 2S102DB02900 ZHANG,CHINGSHENG 13416 SW CHELSEA LOOP TIGARD,OR 97223 Josh Thomas Susan Beilke 10372 SW Bonanza Way 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Gretchen Buehner David Walsh 13249 SW 136th.Place 10236 SW Stuart Court Tigard, OR 97224 Tigard, OR 97223 Shannen Williams Rappold Marketing/Business Development Manager Patty Newth Perlo Construction 12180 SW Merestone Court 7190 SW Sandburg Street Tigard, OR 97223 Portland, OR 97223 Tim Esau Heidi Brenneman PO Box 230695 11680 SW Tigard Drive Tigard, OR 97281 Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Todd Harding and Blake Hering Jr. Norris Beggs & Simpson 121 SW Morrison, Suite 200 Portland, OR 97204 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD -SOUTH INTERESTED PARTIES (pg. I of I) (i:lcurpin\setup\labels\CIT South doc) UPDATED: 1-Jul-11 r r Nathan and Ann Murdock Mildren Design Group 7415 SW Spruce Street Attn: Gene Mildren Tigard, OR 97223 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman S n Beilke 11250 SW 82nd Avenue 1175 114th Place Tigard, OR 97223 • ard, OR 97223 Naomi Gallucci Dayle D. & Evelyn O. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 •d Harding and B :ke Hering Jr. annen Williams Rappold Nom :e_•,s 'unpson Perloeti g/B c s ess Development Manager 121 'son, Suite 200 7191 . .ndburg Street ' .rtland, OR 04 '.rtland, O' 97223 Brad Spring .' Brenneman 7555 SW Spruce Street 11680 ••and Drive Tigard, OR 97223 T. , •, OR ' 223 Alexander Craghead ' . -i Ne . 12205 SW Hall Boulevard 12181►: ' Merestone Court Tigard, OR 97223-6210 d, O' 97223 - • -nBue. - 13249 .th Place •- d, OR 9722' n Fre 7110 : .la Lane ••ard, OR 223 'O 4B 162/x'. W Pacific Highway, Suite H242 ,'gard, • ' 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY Of TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED 1-Jul-11 --aDsy. OA/ pooLpoc, v6 �a�/ • • .711 . Typical Questions to Help Ensure Common Neighborhood Concerns are Considered TIGARD .1■••••■• .rte The following is a list of questions 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,Tigard 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 1 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? ADDITIONAL INFORMATION ► How do I request more information or a follow-up meeting from/with the applicant? TIGARD . . Neighborhood Meeting Information The City of Tigard requires developers to hold a neighborhood meeting to notify affected property owners about their proposed development. This is done as part of the development review process for most land use applications. Below are some frequently asked questions about the neighborhood meeting process. 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 awhile 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 six to eight 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 feet 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 significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? • A decision is reviewed based on compliance with Title 18 of the Tigard Municipal Code (also known as the Community Development Code).Review the city's 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 Public Library, on the city's web site at www.tigard-or.gov, or a copy may be purchased by contacting our records division www.tigard-or.gov/city_hall/services/public_records/.You may also contact city planning staff by calling 503-718-2421 and ask what the standards are for a specific issue. If a development meets the code standards,it can proceed. For your assistance, attached is a list of questions that may assist you in determining your position on a particular proposal. 8 It q City of Tigard • .• • Public Works Department T I G A R D Parks Division Notice of Neighborhood Meeting November 22, 2011 RE: An Invitation to Comment on Plans for the Fanno Creek House When: Wednesday, December 7, 2011 — 7 to 8 p.m. Where: Tigard Public Library— Community Room 13500 SW Hall Boulevard In 2008, the City of Tigard purchased a property in your neighborhood. The property and residence, known as the Fanno Creek House, is bordered by Fanno Creek Park on the north and SW Hall Boulevard on the east. The residence and property is slated to become a community facility, and the city has submitted a land use application to change the property's use classification from residential to community recreation. A vicinity map showing the property and surrounding area can be found on the back of this notice. The home's interior has been updated to comply with existing building codes. Other potential site improvements include upgrading or re-paving parking areas, a pedestrian walkway from SW Hall Boulevard, and the installation of street trees, landscaping, a bicycle rack and signage. At the December 7 meeting, city staff and a landscape designer will discuss the draft conceptual development plan. Property owners and residents are encouraged to share their thoughts and suggestions at the meeting. In November 2010, Tigard voters passed a $17 million park and open space bond. Money from the bond will be used to design and construct improvements for the future community facility. If you have questions, or if you cannot attend the meeting and would like to comment on the plan, contact Park and Facilities Manager Steve Martin at 503.718.2583 or steve @tigard-or.gov. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov City of Tigard Fanno Creek House-Vicinity Map , R nno Creek Park ,..sl C CO • J 'tee Project Area I 47 II I I - I I j C F ' T — ._ _ e r _ .w — — ♦ _ ...._ t U - I t I I DHAKA Sr = i — -- ' ! — I _ ---- 51 ' I Creek T-i2islA LN- ° 6reen�aoy ' `;_•EDGEWOOD 5T - j 1--,-- -1 _- a- AFFIAVIT OF MAILING/POING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: . • I, -51-€4)-e_ ier)o. ,being duly sworn,depose and say that on the oZ/ day of 20 I l ,I caused to have mailed to a ch of the ersons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 1.33.8-- S'W f�,�// 8l , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were endosed in envelopes plainly addressed to sa}l,persons and were deposited on the date indicated • above in the United States Post Office located at 7.2 L. ,. CL- (• 7 14233 , . with postage prepaid thereon. _A —___. (1. ----- Signature (In the presence of a Notary Public) • POSTING:��/� I, c 1 .e` /'� / do affirm that I am(represent) the party initiating interest in a proposed land use application for , W A)O L f f S /_m-sb Lu 1-- affecting the land located at (state the approximate locations) IF nu ddress(s)and all tax lot(s)currently registered) / 3 33 s 5 K�( ICS 1Js_ • ,and did on the .!Sf day of /Ifv,tia-4.4.✓. ' ,20 I ( personally post notice indicating that the site may be proposed for a C h Pv,v 7& J S..-11--- land use application,and the time,date and place of a • neighborhood meeting to disss the proposal. The sign was posted at 1 3 3 3 S Sc. ) /-1/1-/I ,B f)S 4*ec4t ✓ L atbrI•LA-e-W e6 (State the location you posted notice on property) _ ..--j- ------ /74-151----- i Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF O RECDA� ' I ) 1111 County of WA6tii& / )ss. Subscribed and sworn/affumed before me on the/2-7#7 day of T7 PA l L ,20 / /"',, OFFICIAL SEAL �S� a��53 � : GREER A GASTON,. NOTARY PUBLIC OREGON NO ARY PUBLIC OF OREGON .;,® COMMISSION NO.461407 MY COMMISSION EXPIRES OCTOBER 10,2015 My Commission Expires: /6 —/O'/S is\cut to\mastcts\neighborhood m eeting\affidavit of mailing-posting neighborbood metting.dac [Type text] • • CITY OF TIGARD • !PI . PRE-APPLICATION CONFERENCE NOTES ' (Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD PRE-APP.MTG.DATE: June 2,2011 STAFF AT PRE-APP.: GBP/GD NON-RESIDENTIAL APPLICANT: City of Tigard AGENT: Rebecca Woods _ Phone: (503) 718-2583 steveCa�tigard-or.gov Phone: woods @bookingroup.com PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 13335 SW Hall Blvd TAX MAP(S)/LOT#(S): 2S102DA;Tax Lots 800 and 900 NECESSARY APPLICATIONS: Downtown Design Review (Track 2): (DDR) for change of use and site improvements; Variance (VAR) for buffering requirements that cannot be met; Sensitive Lands Review (SLR), if necessary, for development within sensitive lands; Special Adjustment (VAR), if necessary, for increasing maximum parking. PROPOSAL DESCRIPTION: Option 1: Conversion of an existing dwelling to a facility for civic and community meetings for up to 20 participants; Option 2: Conversion of an existing dwelling to a facility for meetings and for event rental for up to 40 participants. COMPREHENSIVE PLAN MAP DESIGNATION: Mixed Use Central Business District ZONING MAP DESIGNATION: MU-CBD ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.610) MINIMUM LOT SIZE: N/A sq. ft. Average Min.lot width: N/A ft. Max. building height: ft. Setbacks: Front:0-20 ft. Side: N/A ft. Rear: 5' min/N/A max ft. Corner:O'miNN/A max ft. from street. MAXIMUM SITE COVERAGE: 80%. Minimum landscaped or natural vegetation area: 20%. ® NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, 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 accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. E NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section 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. Z IMPACT STUDY (Refer to Code Sections 18390.040 and 18.390.050) 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. ® ACCESS (Refer to Chapters 18.705 and 18.765) 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 18.705.030) 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. ❑ 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 ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) 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('/s) of the building's height; and 0. The structure will not abut a residential zoned district ® BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs 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. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area arc: NA feet along north boundary. NA feet along east boundary. 6-10 feet along south boundary. NIC feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: parking lots ("C" level buffering (Note 2, Table 18.745.1, Buffer Matrix). CITY OF TIGARD Pre-Application Conference Notes Page ot H NON-Residential Application/Planning Division Section E LANDSCAPING (Refer to Code Chapters 18.745, 18.765 and 18.705) 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 It east 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 indude 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. ® RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling endosure within a dear 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. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use:min:2.0/1,000 sf:2 x 3.5 X.75= 5.25 = 5.25 = 5 spaces Parking SHOWN on preliminary plan(s): max:2.5/1,000 sf. (Zone A):2.5 x 3.5 = 8.75 =9 spaces SECONDARY USE REQUIRED parking:NA. Parking SHOWN on preliminary plan(s)NA. NO MORE THAN 50%OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: b. 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,is 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. Bicyde racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080) 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. ® BICYCLE RACKS (Refer to Code Section 18.765) 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. 0.3/1,000 sf: .03 x 3.5 = 1.05 (minimum: 2 spaces) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section ® SENSITIVE LANDS (Refer to Code Chapter 18.775) 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 dearly 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. ❑ STEEP SLOPES (Refer to Code Section 18.775.080.C) 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. ® CLEAN WATER SERVICES (CWS) BUFFER STANDARDS (Refer to CWS R&007-20/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: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA* CORRIDOR PER SIDE' • Streams with intermittent flow draining: <25% I 10 to<50 acres 15 feet I >50 to <100 acres 25 feet • 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% I 10 to<50 acres 30 feet I >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- • Rivers,streams,and springs with year-round flow foot increments from the starting point to • Streams with intermittent flow draining>100 acres the top of ravine(break in<25%slope), • Natural lakes and ponds _ 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. °The 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. CTIY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section 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: 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 CWS R&O 07-20 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 18.780) 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 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) 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 WHEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). 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.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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; 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.; 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.; 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section • Z MITIGATION (Refer to Code Section 18.790.060.E.) 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. • 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: I 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 18.795) 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 dear 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 21/2 TIMES THE AVERAGE WIDTH,unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS X 18.610(Tigard Downtown District) ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(Off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ® 18.775(Sensitive Lands Review) ❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) ® 18.780(Signs) ® 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.715(Density Computations) ® 18.790(Tree Removal) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ® 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.740(Historic Overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) ❑ 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) ® 18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial Zoning Districts) ® 18.755(Mixed Solid WasteiRecyding Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: Option 1: The change of use from single-family residential to community recreation (civic) is a major modification of an existing development and triggers a Type II administrative review (18.610.010.E.2.a.(2)). Depending on the specifics of the proposal,a sensitive lands review and/or special adjustment may be applicable and can be processed concurrendy. Option 2: Regardless of the number of people using the facility or whether a rental fee is charged the community recreation use classification would remain the same. All applicable standards identified in the"Code Chapters"above would need to be addressed. Proposed parking in excess of the allowed maximum parking can be addressed through a special adjustment to the parking standards in 18.370.020.C.7.d. The application process requires that the CWS SPL and Neighborhood meeting information be a part of the initial application submittal. On initial submittal, there is a 30-day completeness review period. Once an application has been deemed complete,a Type II review can be processed within 5 to 6 weeks. Following issuance of the decision,there is a two week appeal period before the decision is effective. PROCEDURE ZAdministrative 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 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall be submitted for attachment to the staff report or administrative decision. Applications 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. 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 Hearings Officer. 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 RELA 1'ED PERMITS WILL NOT BE ACCEP 1'ED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section 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 Tpermit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT HE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related 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 prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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: Gary Pagenstecher.Associate Planner CITY OF TIGARD PLANNING DIVISION PHONE: 503-718-2434 FAX: 503-624-3681 EMAIL: garyp@tigard-or.gov TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.tigard-or.gov H:\patty\masters\Pre-App Notes Commercial.doc Updated: 16-May-08 CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section II ell Y" NF• I • t • _ irl vOrt A * :, 4 kir 1 ' ■ II 1. 4 • rM :lir 111: 4- • 1 St / '' i t 1 i i II C • t .r i * 16 s I I ilt . , i _ .__ 1 f •41r/11 1 J'6 ' r 4 ti 1 I 4.-- dir it, ,.,,....,..tl,,p,ot Cn • / ,i 1 r. I LL • 14, 'h. 4 1 I h A I t f CD • • • r :';'111: -'f•OAP"— ■'4W.,(Weripr OP ,,,,44hgwo, 4:,. / --)7 4:• - / . .. 4 1,,,,,,.-A,r,,,i r if:* 1,,,,,,,,, ... A V - , .. .,.. .A,,,,,,, . ...„.4r. ',vie , • A- " '.* V4,41 :**'' x,.1411:<; 44**44C°./ 9.:1P:: I It..,/ -40114V • 40011r44Npo. 1 ...,. 111014r41.:1,7 ' . or #A446. • 4 # 4 '- '- j41,: ' • , 411(4 04 I# ,IP ..„4 4 ., A... 44111111# 10 jiliP ' I' 1 .44r4, -fir N -Ac' sad �" •` .. M ---- --_-y- - - - - - . * _ 6- , . --11PC.t 4 a .•w * -------___ .' "44411P11- — 177.. . Y II" ■ li. A i ' -- -- 1° 11 lit' Fast • 1 It .All U e D `i MOO. 001101 W-7 i __ i • SI' .' '1■Irl iNillP R-12 (PD) R-12 . 13405 n IIM_1 - Feet 0 125 PRE-APPLICATION CONFERENCE NOTES . . ➢ ENGINEERING SECTION Q TIGARD City of Tigard,Oregon (ommunity Development Shaping Better Community PUBLIC FACILITIES Tax Mapts): 2S102DA City Parks Division Tax loos): 800,900 Use Type: MU-CBD 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: X SW Hall Blvd to 52 feet from centerline of right-of-way SW to feet SW to feet Street improvements: ® Half- street improvements would typically be required along SW Hall Blvd. However, the bridge adjacent to the facility will have to be raised and replaced, and any frontage improvements would be removed in the future. Hence, no improvements would be required at this time, but a restrictive covenant to participate in future improvements along the frontage may be required, depending upon the results of a rough proportionality analysis for the project. I I feet of pavement concrete curb or curb and gutter as required storm sewers and other underground utilities I I -foot concrete sidewalk I I Planter strip street trees CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section I I street signs, traffic .itrol devices, streetlights and a two Jr streetlight fee. I I 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.) Depending upon the results of a proportionality analysis and resulting unmitigated impact of the project, a restrictive covenant may be required for future participation in street improvements along the frontage when the bridge is replaced. Amount will be based on unmitigated impact less TDT and credit for ROW dedication. (2.) Overhead Utility Lines: > Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Pay fee-in-lieu of undergrounding along approximately 125 feet of frontage on Hall Blvd. Utility service to the existing house is already undergrounded. Sanitary Sewers: Sewer service already provided to the site. Water Supply: Water service is already provided to the site. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Drew DuBois (503)649-8977 provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection considering the uses proposed for the existing building. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed 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. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section . Because the site is immedi, / adjacent to Fanno Creek, cons, ion of a storm water detention facility will not be required. However, fee-in-lieu of detention will have to be paid (equivalent to one EDU more or less. 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 impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing 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 impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. If additional impervious area is constructed to accommodate parking requirements and to connect the driveway from Tigard Christian Church. Payment of the fee in-lieu. 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. Other requirements are: 1. Coordinate with Clean Water Services on their requirements regarding construction within 100 feet of a resource (Fanno Creek). The proposed new parking area appears to be within that 100-foot distance. CWS Service Provider Letter requirements will have to be met for the project. 2. Pave the new driveway connection to the Tigard Christian Church parking lot to match up with the existing pavement (about 150 lineal feet). TRANSPORTATION DEVELOPMENT TAX In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT 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 TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. Pay the TDT as required for the change in use from residential to other use. PERMITS Public Facility Improvement (PFI) Permit: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section A:ay work within a public rig[. -way in the City of Tigard requires 'FI 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 PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. The City will require a PFl permit for construction of any water quality facility on the site.This permit will need to be obtained prior to issuance of a site permit for the project. 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. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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 a 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • GRADING PLAN REQUIREMENTS FOR SUBDIVISION S 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 be 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. PREPARED BY: Q ' G Deve pment Engineer DATE Phone: 1503)718-2410 Fax: 15031 718-2148 tempiatel Revised March 4,2010 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Seciion May 2011 S M T W T F S June 2011 July 2011 Thursday O 9 3 4 5 6 7 1 9 3 4 1 9 8 9 10 11 12 13 14 5 6 7 8 9 10 11 3 4 5 6 7 8 9 15 16 17 18 19 20 21 12 13 14 15 16 17 18 10 11 12 13 14 15 16 22 23 24 25 26 27 28 19 20 21 22 23 24 25 17 18 19 20 21 22 23 June 2011 29 30 31 26 27 28 29 30 24 25 26 27 28 29 30 31 Day 153,212 Lek Week 23 Appointments 8 00 30 9 00 30 1 0 00rPre-App COT Steve Martin 13335 SW Hall Conference Room#1 30 11 00 30 12°° PM 30 1 00 30 2 00 30 3 00 30 4 00 30 5 00 30 5/24/2011 11:52 AM 1/1 Shirley PRE—APPLICATION CONFERENCE REQUES CE1VED City of Tigard Permit Center 13125 SW Hall Blvd, Tigard, OR 97223 MAY 2 4 2011 TQ Phone: 503.639.4171 Fax:503.598.1960 CITY OF TIGARD PLANNING/ENGINEERING GENERAL INFORMATION FOR STAFF USE ONLY Applicant: S-1-C-V& /V1w iv PaCICS arkd c /43r• p Address: /3 /ZS SIA/ 1-�a(I g I trek. Phone: so3• �t g• 2-583 Case No.: Pee,9-0( 1"DOO 1 I City: Ti q and ) 6g- Zip: q 3-2 2.3 Receipt No.: Application Accepted By: S•T12 1 Contact Person: (ZeloecLa W0`oelc Phone: 503• 2.211• Z21 Z3 s),, ) Date: ` ( E-Mail: Woods l� �JJ book;r co1f). coVA) 442ve jAed-e!. qov \1 DATE OF PRE-APP.: 6/ /G/// Property Owner/Deed Holder(s): C i 4-y o•Q Ti as r4 • TIME OF PRE-APP.: W:01) ve /1A a C-6 A, C∎+v re D!c SP vt 4i V`e PRE-APP. HELD WITH: Address: 13 l 2 5 S 111 i I v4• Phone: S.03 • ZS$3 Rev.3/3/2011 \curpin\masters\land use applications\Pre-App Request App.doc City: 7 q ar4i, O Zip: q-4 Z•2.3 Property Address/Location(s): REQUIRED SUBMITTAL ELEMENTS 333.6- S W 4-4 A( &I vd• (Note: applications will not be accepted without the required submittal elements) lEr Pre-Application Conf. Request Form Tax Map&Tax Lot#(s): Z S 10 Z bA , Lo4-S S'OO, qoo 6 COPIES EACH OF THE FOLLOWING: Zoning: M l) — C.ea) [( Brief Description of the Proposal and any site-specific questions/issues that you would Site Size: I • �i 3 aC r e S like to have staff research prior to the meeting. PRE-APPLICATION CONFERENCE INFORMATION Site Plan. The site plan must show the proposed lots and/or building layouts drawn All of the information identified on this form are required to be submitted by to scale. Also, show the location of the the applicant and received by the Planning Division a minimum of one (1)week subject property in relation to the nearest prior to officially scheduling a pre-application conference date/time to allow streets; and the locations of driveways on the staff ample time to prepare for the meeting. � subject property and across the street. Le Vicinity Map. A pre-application conference can usually be scheduled within 1-2 weeks of the The Proposed Uses. Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are one (1) hour long and are typically ❑ Topographic Information. Include Contour held between the hours of 9:00-11:00 AM. Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre Application Conference is for a PERSON AT THE PLANNING COUNTER FROM 8:00- MONOPOLE project, the applicant must 5:00/TUESDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that the IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE collocation protocol was completed (see Section 18.798.080 of the Tigard Community PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Filing Fee$599.00 GROUP. 1%1 .. a CITY OF TIGARD RECEIPT s g 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARL) Receipt Number: 182567 - 05/24/2011 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID PRE2011-00011 Pre-Application Conference 1003100-43116 $522.00 PRE2011-00011 Pre-Application Conference-LRP 1003100-43117 $77.00 Total: $599.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Credit Card 062825 STREAT 05/24/2011 $599.00 Payor: Steve Martin COT Total Payments: $599.00 Balance Due: $0.00 Page 1 of 1 PRE-APPLICATION CONFERENCE REQUEST FOR EXPANSION OF USES IN FANNO CREEK PARK(13335 SW HALL BOULEVARD) Request. The City of Tigard Parks Department requests a Pre-Application Conference for a 1.63-acre, two-parcel property it owns at 13335 SW Hall Boulevard (Tax Map #2S102DA, Lots 800 and 900) that it recently incorporated into Fanno Creek Park lying immediately to the north. On the larger of the two tax lots (TL 800) there lies an unoccupied single-family house that contains approximately 3,500 gross square feet (gsf). The Parks Department recently renovated the house to bring it into compliance with the City of Tigard building code, including ADA accessibility standards. There also are several paved areas on the site that could accommodate up to 10 parking spaces; these are not striped or otherwise improved. The purpose of this request is to determine what site improvements and land use entitlements would be required for the city to re-use this building for a range of community recreation uses, with two options under consideration: 1) use the house for meeting space for city department and community groups with up to 20 participants; and 2) in addition to using the building for a small-meeting venue, consider renting out the space to the public for larger private events such as receptions and weddings with up to 40 persons. Both of these options are described below in detail. Description. As illustrated in Figure 1, Vicinity Map, the site is on the west side of SW Hall Boulevard south of Tigard City Hall. The Tigard Christian Church lies immediately to the south and Tigard Public Library just to the southeast. As noted above, the two parcels recently were acquired by the city to expand Fanno Creek Park, the larger parcel (TL 800) containing a 3,500 sf single-family residence and the smaller (TL 800) a flag lot (Figure 2, Aerial Site Plan and Figure 3, Site Photographs). A detached, two-car garage is located just south of the house and has been repurposed by the city's Library Department for storage. There also is a ground-level patio on the west side and a raised deck on the north side of the house connected via a recently-constructed outdoor ramp that provides disabled access to the house on its north side. There are three paved areas distributed throughout the southwest portion of the site Although otherwise unimproved and unmarked, these paved areas could potentially accommodate up to 10 parking spaces. Each tax lot has its own driveway that converges at a shared driveway apron onto SW Hall Boulevard. At one time there was an internal driveway between the flag lot and the church's parking lot that has been obstructed by the construction of a fenced playground but could be re-established to the west if the two parties ever decided to engage in a shared parking arrangement. The northern half of the two parcels slope down towards Fanno Creek and are located within its flood plain, but all improvements on the site are located beyond the flood plain boundary. The site contains numerous trees and other mature landscaping. Zoning. The site recently was re-zoned Mixed Use — Central Business District (MU-CBD), in which "community recreation"is allowed by right, according to Table 18.520.1 of the Tigard Development Code. Per Table 18.765.2, community recreation uses require a minimum parking ratio of 2.0 spaces/1,000 sf and a maximum ratio of 4.0/1,000 sf. In addition, 0.3 bicycle parking spaces per 1,000 sf of development are required. As the house contains approximately 3,500 gsf, a community recreation use here would trigger the need for a minimum of seven and a maximum of 14 vehicular parking spaces. in addition to one bicycle parking space. As noted above, the site has approximately 10 spaces. Option 1. Re-use the facility for civic and community meetings for up to 20 participants. The existing parking areas would be used for visitors' vehicles. No new development or site improvements are proposed unless required by the city engineer. Questions 1. If the existing house were to be used as a small meeting venue, would site improvements be required, e.g. parking and stormwater upgrades? If not, would the use trigger the need for a Type 11 Downtown Design Review? 2. If the city engineer requires site improvements to upgrade existing parking, would the need for a Type II Downtown Design Review be triggered? Would this require the preparation of a traffic study? 3. Would there be any other land use entitlements required for Option 1? PAC Request for Expansion of the Use of Fanno Creek Park at 13335 SW Hall Boulevard(5/23/11) 1 Option 2. In addition to using the site for a small meeting venue, the city wishes to explore the implications of renting the site for private events with up to 40 participants, the estimated number that could be accommodated in a facility of this size. Because it is likely that such a use would require more than the 10 on-site spaces available, the city is considering installing up to another 10 parking spaces on a portion of the site adjacent to the flag lot (TL 900) driveway. As a maximum of 20 parking spaces is insufficient to accommodate up to 40 site visitors, the city would likely seek to enter into a shared parking agreement with the adjacent church as permitted by Section 18.765.030(C). As part of this arrangement, the city would explore reopening the driveway between the two properties, the purpose of which is to limit the amount of through traffic on SW Hall Boulevard for vehicular circulation. Questions 1. Would the proposed use as an event rental venue still qualify as a community recreation use, which is allowed by right in the MU-CBD zone? If the city charged users for the rental, would that affect its use classification, and if so, what would the likely new use classification be? Would the new use classification also be allowed by right? 2. Would the city engineer require on-site improvements to improve the existing on-site parking, e.g., stormwater upgrades? What site improvements would be required for the proposed new parking area? 3. As the parking demand would exceed the maximum allowed of 14 spaces, would an adjustment to the maximum parking ratio subject to Section 18.765.070(G) be required? Please note that this would involve new spaces on-site and the negotiation of a shared parking agreement with Tigard Christian Church, including the re-establishment of a connecting driveway. 4. Even if no further on-site improvements are required, would the parking adjustment and shared use parking agreement trigger the need for a Type ii Downtown Development Review? Would a traffic study be required? 5. Are there any other land use entitlements that would be required? PAC Request for Expansion of the Use of Fanno Creek Park at 13335 SW Hall Boulevard(5/23/11) 2 FIGURE 1 VICINITY MAP re 40,6 f r*'� / // o- 1 1\ / 4. yi/si of Farru: Y m ` Creek Parts a w 4 ` `i S \ \�� $ m Tgard P.the J a SW Oara St I �LRuar) SW Ornara St v+ar SW RagMat'1l t to SW EdpewoodSt I co T a Sii, tr it n I McDonald St SW McDonald St sw char ci 1 S VJ f t ye'.1 i fn u2 c • FIGURE 2 AERIAL SITE PLAN VIVI' — • 411.11111111.111.- * , ft. 111111.11r, Fe Is et 12 C i 1.10 i . . , 13405 Imomami ,_ 4.' 011111110 416 -,. . r- '• 14. . 1 4 .,..44 memo . at ■ c,111........ Z. . ... 42"1"44i __41164 • . I . . . I , , . . e ' : S. e , • I. 1 ' 1,141/ .3"."- - s • • ; "1' 0 , s.0 - -of . 11-"Li41 , 4 . lgg-F-4. • Ar-- 4 I .... 1 ■ '.4, .. 1116 . .. • A - r.... 4**k :" . ■ ?• •.' ..''. . ..- : • 141. •4 ,..., .,, . ..__ .. / , . : . , .a. ., . - ., • • ' , 1 . `.-- ,rt ■ bmt... 4* .... ..„ ...„ 11111111. o , i 4 t 1 - ... JP' 1 SO , : . -0,, • „,, 1 . . . ' 'A • t' ' ‘3* '0 ' 4 I , I . le.,, . ' ':•''', I ... s. I I L i FIGURE 3 - SITE PHOTOGRAPHS•i� f.t} sue ' ' ! -, .\ , . • ( .44 ae' * 1• t 1;' ° � a �Y k c f '� � 6...' t, fi , / , , iiiiit l A 'I I riikrok . i - . Looking northwest at house on Tax Lot 800 with driveway in foreground. North side of house sloping down to Fanno Creek. 2. Ili - "' .,-.• R� i A. lit I � p-------, F t N D11 Iii - . - . 1111 II 4,,,,,,,...„ .. ... . Deck area and accessible ramp to second entrance on north side of South side of house with paved area suitable for four parking spaces. house. FIGURE 3 - SITE PHOTOGRAPHS Apr , • I; y- •�!i�".j .i. 3 't ,fir 3 - t i. I: ,S , -_• v - - �rr..�'rr'. • • i Four potential parking spaces to the southwest of the house. Potential driveway from site to Tigard Christian Church parking area. • ■ . 1 . ' 114 '. 4111 t# i `, ... „ 0.-V ' e 7 -, -,,,„,f.4.. _ ... t ...,., ....,,,. ..., 1.... ., .:".,,,,,E„,,r :.;.:. .. _ - , f Paved parking area suitable for two vehicles near on TL 900. Shared driveway apron on SW Hall Blvd with separate driveways to Tax Lots 800 and 900. CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD - C1CL PRE-APP MTG.DATE: .0 -0 a lJ d STAFF AT PRE-APP.: 64(., ksyt( NON-RESIDENTIAL APPLICANT: City of Tigard AGENT: Steve Martin Phone: ( ) - Phone: (503) 718-2583 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 13335 and 13337 SW Hall Blvd TAX MAP(S)/LOT#(S): 1 S102DA-00800 and 00900 NECESSARY APPLICATIONS: Planned Development Review (PDR), Conditional Use Permit (CUP) Sensitive Lands Review (SLR) — if necessary PROPOSAL DESCRIPTION: Convert an existing single-family residence to a community center for meetings and receptions (Community Recreation Use). The existing house on tax lot 900 may be demo'd for parking. COMPREHENSIVE PLAN MAP DESIGNATION: Medium Density Residential ZONING MAP DESIGNATION: R-12 (PD) ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.520) MINIMUM LOT SIZE: 3,050 sq. ft. Average Min.lot width: none ft. Max. building height: 35 ft. Setbacks: Front: see CUP code Side: ft. Rear: ft. Corner: ft. from street. MAXIMUM SI'T'E COVERAGE: 80 %. Minimum landscaped or natural vegetation area: 20 %. E NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTEREST ED PARTIES, 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 accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. ® 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. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section • Z IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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. • ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 . Minimum access width: 30 feet . Minimum pavement width: 24 feet . 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 18.705.030) 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. (� 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. SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) 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; s All actual building setbacks will be at least half('/2) of the building's height; and • The structure will not abut a residential zoned district. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs 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. 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: CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section Z LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) 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. ® RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE. SERVICING COMPATIBILITY. Locating a trash/recycling endosure within a dear 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. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: 2.0 / 1,000 square feet minimum and 2.5 / 1,000 square feet maximum. Parking SHOWN on preliminary plan(s): 30 to 35 spaces. 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,is 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. LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080) 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. ® BICYCLE RACKS (Refer to Code Section 18.765) 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. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section Z SENSITIVE LANDS (Refer to Code Chapter 18.775) 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. ❑ STEEP SLOPES (Refer to Code Section 18.775.080.C) 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. ® CLEAN WATER SERVICES(CWS) BUFFER STANDARDS (Refer to CWS R&O 07-20/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: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE AREA DEFINITION TO SENSITIVE AREA4 CORRIDOR PER SIDES • Streams with intermittent flow draining. • ,-.. I 10 to<50 acres 15 feet I >50 to<100 acres 25 feet • 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% I 10 to<50 acres 30 feet I >50 to<100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- • Rivers,streams,and springs with year-round flow foot increments from the starting point to • Streams with intermittent flow draining>100 acres the top of ravine(break in <25%slope), • Natural lakes and ponds add 35 feet past the top of ravine6 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 NON-Residential Application/Planning Division Section 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: 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 CWS R&O 07-20 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 18.780) 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 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) 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 WHEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). 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.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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; 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.; 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section E MITIGATION (Refer to Code Section 18.790.060.E.) 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. ► 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 18.795) The City requires that CI.FAR 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 dear 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 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS ® 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(off-Street Parking/Loading Requirements) ® 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ® 18.775(Sensitive Lands Review) ❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) ® 18.780(Signs) ® 18.370(Variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.715(Density Computations) ® 18.790(Tree Removal) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ® 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) ❑ 18.740(Historic Overlay) n 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) ® 18.510(Residential Zoning Districts) 18.745(Landscaping&Screening Standards) ❑ 18.520(Commercial Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial Zoning Districts) ® 18.755(Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR LJMMENTS: --Type III-PC process is required since the site has a PD overlay. This process requires a public hearing with the Tigard Planning Commission. Planned Development Review requires a Conceptual Plan review and Detailed Plan review. The Conceptual Plan requires an explanation of how the proposal utilized the Planning Commissioner's Toolbox. An electronic copy of the toolbox can be provided. --The site is within Parking Zone A and the proposed parking exceeds the maximum allowed in that zone for the square footage and use proposed. An adjustment must be requested or shared parking is required (criteria for the adjustment are found in 18.370.020.C.7.d. --Setbacks are 30 feet from any property line (18.330.050.B.5) --Narrative must state facts showing how the criteria are met. Referring to the site plan or other supporting_ documents is not sufficient. PROCEDURE 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 ACCEP I ED 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 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall be submitted for attachment to the staff report or administrative decision. Applications 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. 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 City Council. 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 RELA'T'ED 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division section 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 Tpermit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT HE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related 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 prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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: Cheryl Caines,Associate Planner 0,1,2,9L a . Ccw✓kki) CITY OF TIGARD PLANNING DIVISION PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT: 503-718-2437 EMAIL: cherylc @tigard-or.gov TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.tigard-or.gov H:\patty\masters\Pre-App Notes Commercial.doc Updated: 16-May-08 CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ;' • ENGINEERING SECTION < City of Tigard,Oregon Community(Development Shaping)1 Better Community PUBLIC FACILITIES Tax Map[s]: 2S102DA Tax Lattsl: 800&900 Use Type: CUP 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 Hall Boulevard to 52 feet from centerline (5 lane Arterial) ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: X Half street improvements will be necessary along SW Hall Boulevard (3-lane section), to include: ® 36 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 10-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Other: Contact C. _JT for additional requirements street improvements will be necessary along SW , to include: I I feet of pavement ❑ concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: [ I street improvements will be necessary along SW , to include: I I feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section ❑ street signs, traffi. Jntrol devices, streetlights and a twL ,aar 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.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, 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 Hall Boulevard. Prior to final building inspection, 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) 60 inch line which is located in Fanno Creek. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer if not already connected. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: John Dalby, (503) 356-4723] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed 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. On-site detention is not required because site is adjacent to Fanno Creek. 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 impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing 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 impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. 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. Payment of the fee in-lieu. Refer to requirements of CWS Table 4-1 for water quality treatment requirement for redevelopment sites. 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. 1) 18.705.030.H.1 Provide preliminary sight distance certification with land use application. 2) 18.810.030.AC Traffic Study-provide response to this section of the code. 3) 18.705.030.H.3 Driveway spacing standards along an Arterial are a minimum of 600 feet. The existing driveway does not meet this standard - there are driveways and streets within 600 feet on both sides of the street. Apply for an adjustment. 4) Contact ODOT for any additional requirements for improvements to Hall Boulevard. 5) Any work within Hall Boulevard will require review and permits from ODOT prior to issuance of City permits. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section impact upon the City's trans, cation system. The applicant shall . .equired to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. 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 PFI 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Building Permit (BUI- , This permit covers only the const, _ion of the building and is issued • after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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 a 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 be 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. PREPARED BY: 6 • Z. c. ENGINEERING DEPARTMENT STAFF DATE Phone: (5031 639-4171 Fax (503)624-0152 tern plate1 Revised: September 2,2003 CITY OF TIGARO Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Er! PRE-APPLICATION CONFERENCE REQUEST City gf Tigard Permit Center 13125 SW Hall Blul, Tiizrr4 OR 97223 j Phone 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION i Applicant: I`! (�/ / 4 /11-�Q (c.°T."/, FOR STAFF USE ONLY Address: �4 (/ Phone: atr 77 4 l - `-'U Zip: Case No.: P a-(rU(-OZTU3 ) ' 9/o ,),5-8 3 Receipt No.: Contact Person: (71-e.4...... Phone: e� Application Accepted By: S-reenT- Property Owner/Deed Holder(s): (1. o'77- Date: crIg l01 DATE OF PRE-APP.: 9/ /Og Address: �� ,�.� Phone: TIME OF PRE-APP.: 10'� / I` City: 77(, /F 4:) Zip: PRE-APP.HELD WITH Re 7/1/07 Property Address/Location(s): /J 3 J .5 c 5' J frill" is\cu rpin\ masters\land use applications\Pre-App Request App.da REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): .7510? D A o0 80a c' 00 9 0O (Note: applications will not be accepted R �� without the required submittal elements) r Zoning: ❑ Pre-Application Conf.Request Form Site Size: 1. 4 '1 L 5 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by meeting. the applicant and received by the Planning Division a minimum of one (1) ❑ Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streets; and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. mornings. Pre-application conferences are one (1) hour long and are typically ❑ Vicinity Map. held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. ❑ If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOLE project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affidavit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protocol was completed (see GROUP. Section 18.798.080 of the Tigard Community Development Code). ❑ Filing Fee$370.00 ` ` ~'' >z/ ....._____, 7/ ‘,.:._... „,... .., / / / ■ i 1 I / . 1 c Inil ---.---,, ) I _E./ \./ i , \ I A \ il \ . --.... 1 ,, In ! „ , , ..,, .... ... , i , \ ,,, . I „,. Schaltz House Pre-Application This pre app is for change of use for the City—owned Schaltz house. Included are portions of a feasibility study done on the house to gauge the possibility of the house being used for community recreation. Included in this work will be an upgrade of the building from residential use to public use and the addition of landscaping and parking to accommodate that use. Aerial photos are provided to show the house(s) in relation to the lot(s). There are two lots and houses included in the proposal, one house will be demolished to allow room to meet the parking requirements and also allow increased landscaping to meet City expectations of a desirable destination for small groups,and especially City sponsored functions and events. The larger house and adjacent garage footprints are not planned for change. A returnable copy of the feasibility study is available for study by City staff. The study,done by Group Mackenzie shows that the house will be able to meet structural, aesthetic,and land use requirements to meet the intended purpose. We would like the steps (land use,public meetings, etc.)outlined to make this proposal a reality. i ■ ', mil ■ �J r{ r J.w x . w '� °r '41111 '.t om r+ t , t 41 . a; •k• • 11' •• 41 e4)0iii .. .' . .° t .40 rlior • mop i • . �i T.. ! �+ , 'SP! .:= • .• S? .. r�, �1 » ' ? "fir ,1.. 1( t ..1.-4-4,4„. 71, ,mot• �' . }. l �+ tiR.; $,J - a ` Ar - • ..- - • se -* —'. BLVD . ...,,,,,t .. . _ . *4 ' - - ■ �� a SCHALTZ HOUSE Tigard City H a l I .. ,� Site Aerial • • SCALE Sour.D. Mn•b•M.w R 20014t P.ol 3007 0 ,mewr.blot It PVa Ow9r.PNe Projection Ir/mm•W n • e)RMR.anew. tillOk Tigard Senior Center i .,.i;: _ - i 1.4 .1w10".7 . 1 0 .421 r 7AkPlifil040 Tigard Christian •Church ,,, &kJ 4, . ��C/IACKENZIE1 0890 Sri Salo.MO i PO boa 99089 1 Po-I.I.04 9ns OM' 'R�i4 Tigard Library :m�.:.9.9;39a;- .m,s �°-; � yI J o u CROW N.OtEN[E 3009 - J r © N.M.'S RESERVED f ' , ."1. '{,. +• • h ' j Schaltz House ,g t� -. Secondary/Option Lot House zrf' ,; 1 �. xk � "" -,- 4 , , Removed if City incorporates Lot 900 into Project rr. ! . ry ;~ ..r {,# ,` ,_, `4 3� Local Wetland Inventory Boundary ' ' a1- ,,. I� Significant Habitat:Moderate Limit -------\a`i'r : Sj Site Access Point ,4° Existing to be reused,modify for single driveway. Coordinate visual clearance and sight distance .,...---to . requirements with project improvements. r r • ° ,6j Proposed Entry Drive • :+k •P i'. 1 . Two-way,utilize existing Lot 900 drive if buffer is • 3 • I ._., adequate per future survey information. '; � - ji Proposed Parking i ,. . Arranged to avoid pedestrian/vehicular conflict, ar *''' :*` - 4..,_ �' space for approximately 25 to 30 stalls. e ' 1PC4 �1 i ". ' ' ,9 -' '� � Proposed Drop-Off&Service Vehicle Area A � .1' ',!? ?a ° r� J Primary Pedestrian Circulation Route - 10 Potential Stormwater Quality Facility ' i : Necessary if new paving is not pervious. ice, , _ ,� '11 Access to Joint Parking ii_ �"� t Pedestrian access between Church parking to - --- - - _ _ _ J __ + .—=- .'' I and Shaltz House property.Auto use limited to 1 1 r t t P g-; ��=- _�" 5 emergency vehicles. i \ '' I 61-<:>`,\��)"'� �A Existing Church Parking Lot 12J Arranged Parking adjacent to Schaltz House is * grovel/turf accommodating overflow during large events. y 1 {i Tigard Christian Church • { , 19 Fanno Creek - - - II _5) Existing Fanno Creek Park Trail - P R O J E C T S I T E D I A G R A M C I T Y O F T I G A R D : S C H A L T Z HOUSE FEASIBILITY STUDY ,, #-1 SCHALTZ HOUSE * <.> rfi. p�{ Site Aeria • • • t —Stream Line { t r,Z`: 1 4 4.x #,. ' �• 1 Tigard Local Wetland Inventory = •ays_veg_comdor,,- 1.. t { �_ ., + ¢ i •t +, ' ` �. �' �;!�= I y* TM` , Significant Habitat Areas �► _ y _ Lightly Limit } a ..if ► } i _ Moderately Limit L'-, _ ', y-, ,A •t..a `� te.. `�. - _- t.-: r'. r�Strictly Limit CWS FEMA 100 Year Flood Plain Y { / . is''`, .1 '•a1t}.� '` 3 i y -1 a ., r"k•-- 1 - _ +sr. F k j $r Y, I -.',:c, tf-r`'*t..• ,,• *� - -4 - scnLE ,7 4.- 1- . _ t ' 1 5. _- .. _. &sumo or. Y • t B.rb•MM am..A1pn13007 -•••,:. 1� �r PMbel.plY 3001.11 Pd.l e • -.- Geographic Re72Nbn ==*Uon 7. wlo3 Rw.0.0,North j lent.Mop 11111111 1 -- i• "F1 1* I — 1.1�. a 1 ft OR .--"ftogi. Me.4611111111P II ' ... . Taw alci 1 Li4 _ ,, i., t1,.c.. i 1 gas -,,:_ ,, _ 3;• ACKENZIEI , 'X ; 0.,SNP.,,-,.,.9�..,....reo3a1•o.w 23x30 1 .3,w - • m...so-•r•ctwme.sae I ieb.9P^+x.mr 2 °IVIAR�A s ff . SOO.:a MOO 13EO CD3,l t,1. 10.3 0.210 COMP MACKPIYLIE NM • ��'.1 • : 0 ::: R F711' All .•. • Omni unwire GR t1MACKENZIE ] 3. LAND USE REVIEW The primary site is located at 13335 SW Hall Boulevard in the City of Tigard, and is described on Map 2S 1W 02DA tax lot 800. Based upon Metro's RLIS information, the site is approximately 48,262 SF (1.11 acres). It is understood that a secondary "option parcel" may be included which is located adjacent to the site on the west and is addressed 13337 SW Hall Boulevard and described on Map 2S 1W 02DA tax lot 900. This parcel is approximately 22,858 SF (.52 acres), which would bring to total site area to approximately 71,120 SF (1.63 acres). Surrounding development includes Tigard Christian Church to the south, Tigard Senior Center and to the south and west, Fanno Creek to the north, and SW Hall Boulevard to the east with the City of Tigard Library across this street from the Project site. The site is designated R-12 (Medium Density Residential District) and contains a PD (Planned Development Overlay) designation. In addition, the northeast corner of the site contains an open space designation, which is assumed to be a mapping error per conversations with City planning staff and has no additional impacts. Also, per conversations with City planning staff, there appears to be no record of the land use approval which amended the previous zoning and placed the current R-12 PD designation on the property. As such, it appears that no additional regulations affect the site other than compliance with the Planned Development section of the Code (i.e. Section 18.350). The following chart indicates development standards of Section 18.510 of the Tigard Community Development Code for the R-12 zone, and shows how the existing primary building and site complies with these requirements. It should be noted that any new development will be required to meet all applicable development standards listed below. Development Standard Zoning Requirement Existing Site Minimum Building Setbacks[1] Front Yard 30 feet Appears to comply Side Yard 30 feet Appears to comply Rear Yard 30 feet Appears to comply Maximum Height 35 feet Appears to comply Maximum Lot Coverage[2] 80%of site area Appears to comply Minimum Landscape Area 20% Appears to comply Minimum Automobile Parking [3] 2.0/1000 Appears to be deficient Maximum Automobile Parking 4.0/1000 Appears to comply Minimum Bicycle Parking [3] 2.0/1000 None provided, appears to be deficient [1] All building setbacks are required to be minimum of 30'from any property line for a Community Recreation use. [2] Lot Coverage includes all buildings and impervious surfaces [3] Although the Conditional Use Chapter indicates that no parking is required to Community Recreation Uses, City staff confirmed that minimum and maximum amounts would be required including bicycle parking.All ratios are calculated using gross floor area. Because the building was constructed prior to current development standards, some site elements may not meet present day zoning code requirements, such as Americans with Disabilities Act (ADA) Accessibility Guidelines and building structural code requirements. Any redevelopment of the site or improvements will be required to meet current standards. The existing development is not considered nonconforming, even though specific aspects do not meet current standards (i.e. bicycle parking). H:\PROJECTS\208CO2301\WORDP DRAFT\O.O626FectibiltyStudy.doc 3 GR- ACKENZIEI PROPOSED USE The proposed use of gathering and community service is best classified as a "Community Recreation" use which is allowed as a conditional use in the R-12 zone. The proposed use change from single-family residential will require a Type III Conditional Use Review. Because the site contains a Planned Development (PD) Overlay, this will also require a Type III review. A Type III application requires a pre-application conference, neighborhood meeting, and a public hearing before the Planning Commission to address the PD Overlay. Assuming City staff support, the Type III' review will require approximately 10 to 12 weeks. We understand the City intends to use the first floor for public receptions and meetings, which will fall under Type A-3' Assembly Occupancy. To be able to accommodate this type of occupancy within an R-12 zone within the financial means of the project, Assembly must be a secondary use. As such the Assembly area on the first floor has been calculated as an accessory use to a Type `B' Business Occupancy classification. It should be noted that Office Use is not permitted in the R-12 zone, and as such it is recommended that the Type `B' occupancy be slated for "training and skill development not within a school or academic program." This Type `B' use is limited on the first floor, with additional space on the second floor. The City has discussed Storage as an option for this structure in non-assembly areas. However, Storage cannot be a primary use in conjunction with Assembly. Should Assembly be desired as the primary use, this would trigger necessary improvements, particularly to restrooms, that would be financially out of reach for the project. Based on the rough square footage of the useable spaces and the type of uses slated, the Schaltz House could accommodate 22 occupants associated with the Type `B' Business Occupancy use. The Type `A-3' Accessory Assembly area can hold up to 85 occupants in a concentrated (chairs only) arrangement and up to 40 occupants in an unconcentrated arrangement (tables and chairs). Based on conversations with the City, it is assumed that the maximum number of occupants will be 40. This number is used as the baseline for research and recommendations throughout this report. VISUAL CLEARANCE & SITE DISTANCE The site abuts SW Hall Boulevard, which is under ODOT control and designated as a district highway and an arterial street per the City of Tigard. Vision clearance standards apply at the sites' shared access drive as it intersects with SW Hall Boulevard. Specifically, the City describes a clear vision area as "contain[ing] no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction (except for an occasional utility pole or tree) exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed." As an arterial, SW Hall Boulevard requires a minimum of 35 feet of clearance from each side of the intersection with the driveway as required to meet the vision clearance standards. The existing driveway access point appears not meet these requirements as there is heavy vegetation and existing trees which may be located within the required 35 feet area. Until a site survey is obtained an exact solution is difficult to recommend. The site will likely meet clearance requirements through trimming, thinning or removing existing trees and shrubs. H:\PROJECTS\20 1\WORDP DRAFT\ O626FeavbiNtyStudy.doc 4 • G R 0 ll P I1AACKENZIE1 Further, the City of Tigard follows ODOT's standards for site distance according to Title 18: Community Development Codes 18.705.030.H.1. Information pertaining to intersection sight distance measurement standards for approaches leads to the following conclusions for developing the Schaltz House property and flag lot and will be utilized in the performance of the on-site review: • Driver's Eye Height: 3.5 feet • Object Height: 3.5 feet • Position of Driver's Eye on the Approach: 15 feet (measured from edge of traveled way) • Measurement Standards: AASHTO's 2001 Policy on Geometric Design of Highways and Streets 7.5 second gap standard shall be utilized, which results in the following values for intersection sight distance: Posted Speed Approx Design Intersection Sight (mph) Speed (mph) Distance (feet) 35 40 445 40 45 500 The current posted speed limit at the intersection of the project's access drive and SW Hall Boulevard is 40 mph. Just north of the project site, the posted speed is reduced to 35 mph. It is unlikely that the 40 mph speed limit will change at the Schaltz House, but should the 500-foot sight distance be greatly burdensome to the project it is recommended that discussions between the City and ODOT address reducing the posted speed to 35 mph to the necessary distance on either side of the access drive in order to decrease the intersection sight distance to 445 feet. A component of coordination with ODOT in later project phases will include submittal of an engineer's stamped and sealed letter confirming adequate site distance. A sample of Acceptable Intersection Sight Distance Certification is included as an attachment to this report. As with the visual clearance issue, until a boundary and topographic survey is complete, the entire impact of this requirement cannot be addressed. Based on site visits and past project experience, coordination with the Church property to reshape the sloped bank south of the Project access point will likely be necessary. ACCESS DESCRIPTION The existing access point is a shared curb cut/apron which serves both Lot 800, the Schaltz House,and Lot 900, the secondary flag lot. Separate, individual driveways stem from this common access point. It is recommended to continue to serve the site from its current access point pending the ability to comply with sight distance requirements. Should a single point of entry be found inadequate to serve the proposed community center use during future design and review phases, an additional access point may be difficult to obtain given ODOT's control of Hall Boulevard as well as required sensitive lands setbacks from Fanno Creek. It is recommended that coordination of site access be addressed early in schematic design or design development once exact parking counts and traffic analysis can be completed. PARKING As noted above in the Development Standards chart, the maximum number of automobile parking stalls allowed on site is based on square footage of the structure. Four (4) stalls H:\PROJECTS\20B002301\WORDP_DRAFT\OB-0626 Feasibility Study.doc 5 GROUP 1 ACKENZIE1 will not adequately accommodate the anticipated 40 occupants; 30 to 35 stalls are recommended. There are two ways to address this discrepancy. Initiating an agreement for joint-use parking with Tigard Christian Church to the south of the Schaltz House is the first recommended strategy. The three criteria outlined in 18.765.0 Joint Parking appear to be achievable: 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 use; 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. Additionally, should Lot 900, the secondary flag lot property not be attainable, this would also serve as a means for expanding parking opportunities off-site on non-City- owned property. The second strategy includes applying for 1'ype II Adjustment to allow.increased automobile parking stalls and allow the Citjto ,ke use of Lot 900 as intended. This application would run concurrently with the Type'' Conditional Use Review described earlier in this report. The Type II procedure is governed by Section 18.390.040 and is couched by the following criteria: 1. The individual characteristics . a use at the location requires more parking than is generally required for a use 4,,titpk and intensity; 2. The need for additional parking cannot be-seasonably met through provision of on- street parking or shared parking with adjacent op nearby uses; and 3. The site plan shall indicate how the additional parking can be redeveloped to more intensive transit-supportive use in the future. Should Lot 900 be included in the project, to maximize on-site parking and reduce pedestrian-vehicle conflict, reuse of thi , condary lot's driveway is recommended. Based on theBuffer Matrix Table 18.745.1;'we assume that a "C" Buffer will be required between the existing/abutting usef detached single units (church within an R-12 zone) and the assumed proposed use of a15:tifking lot (4 — 50 spaces). It is conceivable that a combination of these two strategies could create ideal parking opportunities far the Project. The preliminary site diagram illustrates this potential. A final parking note. designated carpool and/or van pool spaces and designated disabled access parking spaces =are an exception to the maximum parking standards when calculating maximu . arking allowed. This may be useful information as parking strategies emerge as he Project progresses. NATURAL RESOURCE CONSIDERATIONS Because both the primary and secondary sites abut Fanno Creek, additional sensitive lands requirements affect the properties. The City has identified a majority of the site as having significant wetlands and associated riparian setback, as well as significant and moderate habitat value. The riparian setback is measured horizontally from the top of bank of Fanno Creek and parallel into the site and prohibits most development activities. The distance of such HAPROJECTS\208002301\WOROP_DRAFt\03-0626Feasigdystudydoc 6 • - ACKENZIE ' required setback is dependent upon the condition of the existing plant materials and slope of the creek bank within the setback area as defined by Clean Water Services (CWS). This analysis assumes that the current setback area would fall under the "marginal or degraded" condition as defined by CWS, which only requires a 25' development setback. However, CWS also has jurisdiction in Tigard, and requires a 50' vegetated corridor from the top of bank of Fanno Creek as it is classified as a perennial stream. It is also assumed that any proposed development of the site will trigger upgrade requirements by CWS, which typically include removal of invasive species and replanting of the vegetated corridor to their "good condition" standard. In addition to riparian setback requirements, this site lies within the 100-year floodplain per FEMA's FIRM map dated February 18, 2005. The base flood elevation is 145' (NAVD 1929) for this site, and special building requirements may apply dependent upon determining the scope of improvements to the existing structure in upcoming phases of the project. Related natural resource factors are discussed in the Site Civil Review, Stormwater section later in this report. H:\PROJECTS\208002301\WORDP_DRAFT\08-0626 Femibifty Study.doc 7 6Rl MU ACKENZIE1 9. RECOMMENDATIONS Group Mackenzie recommends that the following items be completed to prolong the life of the building. • Upgrade any framing in an assembly area to be able to support the assembly loading. • Provide plywood sheathing on exterior walls and verify lateral force transfer through the floors and roof. • Update and ensure framing is sufficient where living area extends over old porch framing. In addition, provide a load path for the design wind/seismic loading to the foundation. • Perform a further inspection on glazing systems to remain and not be removed or remodeled during future improvements by conducting a water pressure test on the glazing system to ensure that the sealant and weeps are performing as required. Reapply sealant as required. • Replace sagging insulation beneath the floor of the west addition. • Replace deteriorating pressure-treated wood retaining walls at the exterior entrance to the basement. • Re-pointing of the grout and sealing the brick of the fireplace to prevent further moisture damage. • Repair damage to concrete slab at the south corner of the porch. • Repair damage to interior finishes. The following items are improvements that will likely be required if alterations are made to the existing facility: • Provide permanent signage that complies with accessibility requirements for building use and toilet rooms (as designed for future improvements). • Provide an accessible path and access to a designated building entry. ^--- • Rebuild the back porch to meet code requirements for egress. • Provide two (2) to three (3) accessible parking stall(s) near the designated ADA entry. • Replace existing doorknobs with lever type door hardware. • Remove accessibility barriers in the kitchen. • Provide the addition of bicycle parking to meet zoning requirements. • Provide interior and perimeter landscaping at the parking area to meet zoning requirements. H:\PROJECTS\2080023J1\WORDP_DRAFTOB-0626 Feasbiity Study.doc 23 • L � • GR'QM ACKENZIE ] RECOMMENDED FOR FURTHER REVIEW Group Mackenzie recommends that the following items be reviewed further for confirmation of assumptions and evaluation of items where it was not possible to conduct a complete review. • Existing mechanical, electrical, and plumbing systems. • Existing roof insulation. • Existing utility systems and available capacity. In addition, specific requirements related to the change in use and fire protection requirements. • Sensitive lands confirmation resulting from natural resource investigation, wetland delineation and quality determination. • Soils information. INITIAL COST OPINION SUMMARY The level of detail and accuracy of pricing in this opinion are consistent with the phase of project development at the Feasibility Study stage. Opinions are based on information from the City, research and industry contacts and made without the benefit of a site survey (topo, boundary, utility), natural resource assessment or geotechnical investigation. Building Improvements Architectural $100,000 to $175,000 Structural $ 52,000 to $ 70,000 Mechanical, Electrical, & Plumbing $ 15,000 to $ 45,000 Site Improvements Off Site (visual clearance, etc.) $ 10,000 to $200,000 Utilities $ 50,000 to $100,000 Hardscape $ 40,000 to $120,000 Softscape $ 25,000 to $ 80,000 Additional Considerations Permitting $ 6,000 to $ 10,000 Demo & Site Prep $ 30,000 to $ 100,000 Mobilization $ 50,000 to $ 85,000 Testing and Inspections $ 5,000 to $ 20,000 Contractor Overhead & Profit 10% to 15% of construction cost Contingency at Feasibility Phase 25% Escalation 3% to 6% per year Design Consultant Fees: Refer to letter dated February 6, 2008 regarding Preliminary Fees for House and Site at 13335 SW Hall Boulevard. Escalation: Costs included herein are reflective of current costs with no escalation included. A labor and material escalation factor will need to be added once a construction H:\PROJECTS\OZ301\WORDP DRAFT\OB-O626 FeasibityStudy.doc 24 4 Tuesday July 2008 August 2008 September2008 .._ ......_. s a is,� e' 3 .' 26 1 2 3 4 5 1 2 1 2 3 4 5 7 8 9 10 11 12 3 4 5 6 7 8 9 8 9 10 11 12 14 15 16 17 18 19 10 11 12 13 14 15 15 15 16 17 18 19 21 22 23 24 25 `8 17 18 19 20 21 22' I:' 22 23 24 25 26 August 2008 28 29 30 31 24 25 26 27 28 29 29 30 Day 239,127 Left Week 35 Appointments 8 00 30 9 00 30 1 U 00r-Pre-App City of Tigard Steve Martin 503-718-2583 13335 SW Hall House to be used for community recreation CR#1 -Pre-App 30 11 00 30 12°° PM 30 00 30 2 00 30 3 00 30 4 00 30 5 00 30 8/12/2008 2:43 PM 1/1 Network Services ADDITIONAL DOCUMENTS • Community Development VOtO A, y_ Request for Permit Action //��Z Aywr TIGARD TO: CITY OF TIGARD Building Division Services Supervisor 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff (check one) REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): © CANCEL PERMIT APPLICATION. ❑ REFUND PERMIT FEES (attach copy of original receipt). ❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below). ❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit #: S D /L 2 o i 2. - oo oo/ Site Address or Parcel #: Project Name: FG..vt rI O l.✓te.k //Dote Subdivision Name: Lot #: EXPLANATION: A1A-po(,4.4. v 7y4.4-.441 uo - 4.( &21.. bog . it-c.)- ti/02 d eD _ Signature: Date: `dZz/! z, • Print Name: r-t s!z.. .�e—rs,,a,., Refund Policy 1. The Director or Building Official may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 80°/u of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80%of the land use application fee for issued permits. d) not more than 80%of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80%of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 2-4 weeks for processing refunds. FOR OFFICE USE ONLY Rte to Sys Admin: Date By Rte to )tdmin: Date 2 /- / . t;/0! Refund Processed: Date .(09 B Invoice Processed: Date By Permit Canceled: Date .2/4-//2...... B r Parcel Tag Added: Date By Receipt# Date Method Amount$ I:\Building\Forms\RegPermitAction.doc Rev 04/26/2011