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SDR2008-00008 EXPIRED SDR2008 -00008 SYLVAN INDUSTRIES NOTICE OF TYPE II DECISION IT: SITE DEVELOPMENT REVIEW(SDR) 2008-00008 = SYLVAN INDUSTRIES 120 DAYS = 12/16/2009 SECTION I. APPLICATION SUMMARY FILE NAME: SYLVAN INDUSTRIES CASE NO.: Site Development Review(SDR) SDR2008-00008 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 13 additional surface parking spaces. APPLICANT/ 72ND Venture LLC APPLICANT'S Carter Case OWNER: 7400 SW Cherry Drive REP.: Case Design Group Tigard,OR 97223 1314 NW Irving#203 Portland, OR 97209 LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. ZONE: GP: Professional/Administrative Commercial District. The GP zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the GP zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 1 OF 24 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any su�pppportin documents and/or _plans that address the following_ to the CURRENT PLANNING DIVISION, ATTN: GARY PAGENSTECHER 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to issuance of a site/building permit,the applicant shall submit detailed plans that show that all service facilities including air conditioning units,and gas meters are screened from public view. 2. Prior to issuance of a site/building permit,the applicant shall submit a revised landscape plan showing parking lot trees as recommended by the City Arbonst to include a broad spreading species such as Katsura,Pacific dogwood,or Frontier elm. 3. Prior to issuance of a site/building permit the applicant shall submit a revised landscape lan showing street trees as recommended by the City Arbonst and which are included on the City of Tigard Street Tree List spaced appropriately}or the type of tree specified. 4. Prior to issuance of a site/building.permit, the applicant shall submit a revised site plan and detail sheet demonstrating compliance with the required number of bicycle parking spaces (5) and the location,access and design standards. 5. Prior to issuance of a site/building permit, the applicant shall submit a revised site plan showing two designated ADA parking spaces. 6. Prior to issuance of a site/building permit,the applicant shall submit a revised site plan showing two carpool/vanpool parking spaces consistent with the applicable location and design cntena. 7. Prior to issuance of a site/building permit, the applicant shall submit a revised site plan that includes wheel stops that meet the applicable design cntena. 8. Prior to issuance of a site/building permit, the applicant shall submit a lighting plan that includes i fixtures placed at a height so that light patterns overlap at a height of seven feet,which is sufficient to illuminate a person. 9. The applicant shall submit a revised elevation showing the wall facing SW Cherry Drive contains windows,doors or display areas equal to at least 20°/ the ground floor wall area. 10. The applicant shall submit a revised plan that includes an exit warning bell or other signal for the parking structure. 11. The applicant's plans shall demonstrate compliance with the.standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire7 safety requirements and disabled accessibility. 12. The applicant shall submit a revised parking structure plan showing dimensions consistent with Figure 18.765.2. 13. Prior to issuance of a site/building permit,the applicant shall submit an arborist report prepared by a certified arbonst including a tree survey of adjacent parcel propertyline trees and tree protection measures consistent with the Tree Removal standards. The tree protection plan shall include a signature of approval from the project arborist and be submitted for review and approval by the City Ai oast.The approved tree protection measures shall be placed on the construction plan set prior to issuance of any site work. 14. Prior to issuance of a site/building permit, the applicant shall position fencing as directed by the project arbonst to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree_protection to verify that the tree protection measures are performin 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. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 2 OF 24 15. 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 (TPZ) fencing installation through the 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 reports are not submitted to the City Arbonst 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 Arbonst certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Submit to the Engineering Department(Gus Duenas, 639-4171, ext. 2642) for review and approval: 16. Prior to issuance of a site permit, a Public Facility Improvement (PH) permit is required for this project to cover half-street improvements;sanitary sewer,easement restoration and any other work in the public right-of-way or easement. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ttgard-or.gov). 17. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person.. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 18. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control dunng the public improvement construction phase. 19. The City Engineer may determine the necessity for and require submittal and approval of a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 20. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be Raid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart-Engineering). 21. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW Cherry Drive. The improvements adjacent to this site shall include: A. Standard pavement section for a local street from curb to centerline equal to a minimum of 16 feet; B. concrete curb,or curb and gutter as needed; G storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 9.5-foot concrete sidewalk with tree wells; E. street trees. F. streetlight layout by applicant's engineer,to be approved by City Engineer; G. underground utilities; H street signs (if applicable);and I. driveway aprons. 22. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 3 OF 24 23. The applicant shall_provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Gus Duenas) for review and approval prior to issuance of the site permit. In addition,_a proposed maintenance agreement shall be submitted along with the plans and calculations for review and approval. 24. The applicant's engineer shall submit documentation to the City Engineering Department certifying that the water quality facility was constructed in accordance with CWS standards. 25. The applicant shall provide on-site detention calculations as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Gus Duenas) for review and approval prior to issuance of the site permit. 26. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No.07-20) Chapter 2. 27. Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for fire protection system and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with an yy supppportin documents and/or plans that address the followingg requirements to the CURRENT PLANNING DIVISION, ATTN: GARY PAGENSTECHER 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 28. Prior to final building inspection, and prior to installation of any signage,the applicant shall submit a sign permit application for all proposed signage. 29. Prior to final building inspection,the planning division shall be contacted to conduct an inspection to verify that the project was completed in accordance with this decision and the approved plans. Submit to the Engineering Department(Gus Duenas, 639-4171,ext. 2470) for review and approval: 30. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the Qty, and provide a one-year maintenance assurance for the improvements. 31. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mdmylar, 2) a diskette of the as-builts in "DWG" fOrmat, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the s GPS network. The ap licant's engineer shall provide Ci e the City with an electronic file with points for each structure (manholees,catch basins,water valves,hydrants and other water system features) in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 32. The applicant shall either place the existing overhead utility lines along SW Cherry Drive underground as a part of this project, or contact Mike McCarthy (Right-of-Way Administrator) to determine if they will be allowed to pay the fee in-lieu of undergroue . The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is allowed, the amount will be $5,460 and shall be paid prior to issuance of building permits. 33. Prior to a final building inspection the applicant's engineer shall submit a final sight distance certification for the completed accesses on SW Cherry Drive. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN(18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 4 OF 24 SECTION III. BACKGROUND INFORMATION Site History. The subject site is vacant. Staff conducted a search of City records for the subject property and found no prior records. Vicinity Information: The subject site is located at 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. The property_Is zoned GP with the abutting property tote east and north across SW Cherry Drive also zoned GP. The rectangular shaped site is otherwise bounded by developed property zoned I-P on the south and R-3.5 on the west. A vacated right-of-way for SW 74th Avenue abuts the subject property to the west. The right-of-way retains a 50-foot wide public utility easement along the entire western boundary of the subject site (Ord.No.90-40). Site Information and Proposal Description: The subject site is vacantland with an average slope of approximately six percent east to west. The applicant is requesting Site Development Review approval to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 13 additional surface parking spaces. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff posted a notice August 25, 2009 on the site visible from the street. No comments were received during the comment period from neighboring landowners or interested parties. A neighborhood meeting was held on August 20, 2008 in which seven persons attended. Issues raised included parking,security,and lighting. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Land Use Decisions 18.360 Site Development Review D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study NOTICE OF TYPE II DECISION SDR2008-00008/SYLVANINDUSTRIES PAGE 5 OF 24 SECTION VI. APPLICABLE REVIEW CRITERIA A. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the GP: Commercial Professional zoning district. The proposed use, an office building, is listed in the use table for commercial zones (Table 18.520.1) as a use permmed outright in the zone. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-P Proposed Minimum Lot Size 6,000 sq ft 13,950 sq ft - Detached unit - - Boarding,lodging,rooming house Minimum Lot Width 50 ft. Aprox. 156 ft. Minimum Setbacks - Front yard 0 ft. 0 ft. - Side facing street on corner&through lots 0 ft. - - Side yard 0/20 ft. 25'(west)/0'(east) - Side or rear yard abutting more restrictive zoning district 0 ft. - - Rear yard 0/20 ft. 5 ft. - Distance between front of garage &property line abutting a public or private - - street. Maximum Height 45 ft Aprox.45ft Maximum Site Coverage 85% 83% Minimum Landscape Requirement 15% 17% FINDING: As demonstrated in the table above,the proposed development complies with the underlying zone development standards. B. APPLICABLE DEVELOPMENT CODE STANDARDS Access,Egress and Circulation(18.705): Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall -13e constructed between new and existing developments and neighboring developments; As described in the applicant's plans and narrative, on-site pedestrian walkways are proposed between the parking area,the building, and SW Cherry Drive,consistent with this standard. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (cutbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 6 OF 24 As described in the applicant's plans and narrative, on-site pedestrian walkways are not proposed to cross the parking aisle. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks and walkways, which meet the standard. The final construction documents will also need to show required walkways with hard surfaced materials. Access Management: Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has submitted a preliminary sight distance certification. The proposed accesses on Cherry Drive, a local street,requires a minimum sight distance of 250 feet in each direction. A final sight distance certification shall be submitted after construction of the frontage improvements along Cherry Drive and prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall 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. The proposed driveway nearest SW 72',an arterial,is 170 feet from the SW 72`d right-of-way. Consequently, there are no proposed driveways within the influence area of a collector or an arterial. 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. No new streets are proposed. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.J7 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The applicant's site plan shows one 30 foot driveway with a 24-foot paved section. The entrance for customers is located within 50 feet of the access provided. Therefore,this standard is met. FINDINGS: As shown in the analysis above,the proposed development can meet the applicable access egress, and circulation standards with implementation of the following condition o? approval. CONDITION:A final sight distance certification shall be submitted after construction of the frontage improvements along Cherry Drive and prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 7 OF 24 Environmental performance standards(18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed office use is permitted outright within the GP zone. The applicant's narrative does not address the environmental performance standards. However, based on the provision of adequate trash and recycling facilities, and the fact that the proposed office use is not licely to generate noise, visible emissions, odors, glare and heat or harbor insects and rodents, this standard is satisfied. Ongoing maintenance to meet meet standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: As shown in the above analysis,the Environmental Performance Standards are met. Landscaping and Screening (18.745): 18.745.030 General Provisions Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 8 OF 24 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 suc as the posting of a bond. 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). The applicant has provided a landscape plan(Sheet SP2) that shows four Bow Hall Maple trees as street trees within the right-of-way of SW Cheny Drive. This species of tree is not listed on the City of Tigard Street Tree List and may not be approved. e City Arbonst suggests Hedge maple, European hornbeam, or Raywood ash spaced 22 eet on center. To ensure consistency with this standard the applicant shall submit a revised landscape plan showing street trees included on the City of Tigard Street Tree List spaced appropriately for the type of tree specified. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The subject site,zoned GP,is bordered on the west by property zoned R-3.5. Therefore,D-level buffering is required. The applicant has proposed a D-3 buffer (Sheet SP1) which includes a 10-foot wide buffer, landscaping,and a applicant wall along the length of the west property boundary. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting matenals 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 parking lot is comprised of 13 spaces of surface parking and 16 spaces of parking under the building. Except for the accesses,the surface parking lot as shown on tae site plan (Sheet SP1) would be screened by at least a 5-foot landscaped planter and the Parking below would be screened by a six-foot wall to the west and landscaped planters and the building itself. The City Arborist recommends parking lot trees be revised to a broad spreading species and suggests Katsura,Pacific dogwood,or Frontier elm. 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; There is inadequate information provided in the lans to establish whether this standard is met. Therefore, the applicant will be required to submit detailed plans for Planning Division review prior to issuance of a building permit that shows all service facilities including air conditioners and gas meters are screened from view. Screening of Refuse Containers. Except for one- 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. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 9 OF 24 The applicant's site plan and narrative describe an approximately 68 square foot indoor trash enclosure. Therefore,this standard is met. FINDING: Based on the analysis above,the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below,the standards can be met. CONDITIONS: • The applicant shall submit detailed plans that show all service facilities including air conditioning units and gas meters are screened from public view. • The applicant shall submit a revised landscape plan showing parking lot trees as recommended by the City Arborist to include a broad spread mg species such as Katsura,Pacific dogwood,or Frontier elm. • The applicant shall submit a revised landscape plan showing street trees as recommended by the City Arborist and which are included on the City of Tigard Street Tree List spaced appropriately for the type of tree specified. Mixed Solid Waste and Recyclables Storage(18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen,the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen the minimum standard method of compliance. Four square feet/1,000 square feet of bull ' is required. Therefore, 48 square feet (4 square feet x 9.6 = 48 square feet) is required for this building. applicant states and Sheet 1 shows that approximately 76 square feet is provided.-The applicant has submitted a letter from Pride Disposal dated February 10, 2009 that states the curbside pickup of residential roll-style carts is satisfactory. Location Standards. To encourage its use, the storage area for source-separated recyclables shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed residential roll-style carts will be stored inside in a room provided them, next to the parking under the building,consistent with this standard. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearlylabeled to indicate the type of materials accepted. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 10 OF 24 The applicant has submitted a plan set that includes the proposed trash enclosure which is consistent with this standard. FINDING: The applicant has provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage standards. Off-Street Parking and Loading(18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings s all be located on the same lot with the dwellings. Oft street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up.to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the pnmary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-tens spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lots associated with this project are directly adjacent to and under the proposed building, in compliance with this standard. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same farking and loading spaces when the peak hours of operation do not overlay, subject to the ollowing: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds,leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change,the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application;therefore this standard is not applicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated above. This proposal is not considered a mixed-use project as it will contain only office use;therefore this standard is not applicable. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 tong-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking exceptparking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be Tun-sized-per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The parking roposed for the office use is undifferentiated by the applicant. Assuming all 29 spaces would be available for long term use,then two carpool/vanpool parking spaces (29 x 5% = 1.45, rounded up to 2) would be required consistent with the location and design cnteria. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 11 OF 24 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 has indicated that there is one ADA handicap space provided. According to ORS 447.233, incorporated through reference to the State Building Code �SBC), two ADA spaces are required. Therefore, the applicant shall submit a revised site plan showing two ADA spaces. Final review of required ADA spaces will be made by the building official during the review of the building permit application. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705 Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other bathers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public nght-of-way will be required. The proposed access drive is shown on the site plan as one 30-foot paved access, is clearly marked with curbs and landscaped areas, and the parking area and access drive provide ample room to facilitate a forward entrance onto SW Cherry Drive. Visual clearance areas are shown on the plan. Therefore, the standard for access drives has been met. 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 bather 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. There are no drop-off grade separated areas within the parking area. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking,requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping, consistent with this standard. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's site plan (Sheets SP01) does not show any wheel stops. The narrative does not address this standard. There}ore, this standard is not met. The applicant shall submit a revised site plan that includes wheel stops that meet the applicable criteria. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 12 OF 24 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. No more than 50% of the required spaces may be compact spaces. The applicant's plans dimension the parking spaces to show three compact spaces and 26 standard spaces. The applicant's site plan shows a 24-foot-wide isle. Therefore,this standard 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 is be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The applicant's site plan shows two bicycle parking spaces outside and adjacent to the front entry to the building. However the applicant's narrative states that spaces have been proposed for both inside and outside the building.The inside spaces are not evident in the_plan set. To ensure consistency with the bicycle parking location and access standards, the applicant shall- submit a revised site plan and detail sheet demonstrating compliance. Bicycle Parkin Design Requirements: Section 118.765.050.C.gThe 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 2i 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. The applicant has not provided details of a bike rack sufficient for the minimum number required. Therefore, this standard has not been met. As conditioned above, a detail sheet is required to ensure consistency with the bicycle parking design requirements. 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 office use is 0.5 spaces per 1,000 gross square feet. Based on the proposed 9,600 square foot building, a minimum of 5 bicycle parking spaces are required. The applicant has proposed two bicycle parking spaces; therefore,this standard has not been met. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 13 OF 24 Parking Structure Design Standards: Ground-floor windows/wall openings. All parking structures shall provide ground floor windows or wall openings along the street frontages. Blank walls are prohibited. Any wall facing the street shall contain windows, doors or display areas equal to at least 20% of the ground floor wall area facing the street excluding those portions of the face(s) devoted to driveway entrances and exits, stairwells, elevators, and centralized payment booths. Required windows shall have a sill no more than four(4) feet above grade. Where the interior floor level prohibits such placement, the sill may be raised to allow it to be no more than two (2) feet above finished floor wall up to a maximum sill height of six(6) feet above grade. The proposed parking structure fronts on SW Cherry Drive. No openings are provided other than the garage access and egress. The parking structure is built into the slope so that the opportunity for street frontage windows diminishes as the grade increases to the east. Still, there is room for openings adjacent to the access that could be provided to meet this standard. Therefore, the applicant shall submit a revised elevation showing the wad facing SW Cherry Drive contains windows, doors or display areas equal to at least 20% of the ground floor wall area. Exit warning bell. A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided. The applicant did not address the parking structure design standards. The proposed structure includes an exit that would cross a public sidewalk where a standard vision clearance cannot be provided. Therefore, the applicant shall submit a revised plan that includes an exit warning bell or other signal. Other standards. Parking structures must comply with all standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility. The applicant did not address this standard. Therefore, to ensure compliance, a condition requiring the standards the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility shall be imposed and met during the building permit review process. Parking layout and internal circulation. The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2. An applicant may request approval of an alternative layout and internal circulation 110y means of a Type II adjustment, as governed in Section 18.370.010, using the approval criteria in Section 18.370.020.C.5.f. The applicant states that their plan set conforms to the parking standards cited above. The Parking structure plan, Sheet 1, does not provide sufficient information to determine compliance. Therefore,the applicant shall submit a revised parking structure plan showing dimensions consistent with Figure 18.765.2. 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. Table 18.765.2 states that the minimum parking for office use is 2.7 spaces per 1,000 gross square feet. For the proposed 960 square foot building, 26 spaces (2.7 s aces/1,000 square feet x. 9,600 square feet) are reftuired. The site lays within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum number of allowed parking spaces is 33 (3.4 spaces/1,000 square feet x 9,600 square feet) The applicant has proposed 29 spaces (13 surface and 16 under). This standard has been met. Off-Street Loading Spaces: Commercial, industnal and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet;therefore,this standard does not apply. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 14 OF 24 FINDING: Based on the analysis above,the off-street parking and loading standards have not been fully satisfied; however, if the applicant complies with the following conditions, the standards can be met. CONDITIONS: • The applicant shall submit a revised site plan and detail sheet demonstrating compliance with the required number of bicycle parking spaces (5) and the location, access and design standards. • The applicant shall submit a revised site plan showing two designated ADA parking spaces. • The applicant shall submit a revised site plan showing two carpool/vanpool parking spaces consistent with the applicable location and design criteria. • The applicant shall submit a revised site plan that includes wheel stops that meet the applicable design criteria. • The applicant shall submit a revised elevation showing the wall facing SW Cherry Drive contains windows, doors or display areas equal to at least 20% of the ground floor wall area. • The applicant shall submit a revised plan that includes an exit warning bell or other signal. • The applicant's plans shall demonstrate compliance with the standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility. • The applicant shall submit a revised parking structure plan showing dimensions consistent with Figure 18.765.2. Signs (18.780): Chapter 18.780.130.0 lists the type of allowable signs and sign area permitted in the GG Zoning District. FINDING: No specific signs have been proposed with the development application. The elevation plan submitted by the applicant is general in nature and has not been submitted for review and approval as proposed signage. Therefore, any signage must be reviewed through a separate Type I process and will be subject to the code standards in effect at the time of application submittal. CONDITION: The applicant shall submit a separate sign permit application for all signage prior to installation of any signs. Tree Removal(18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to-be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. FINDING: The applicant did not address the standards in the Tree Removal chapter.Although there are no trees on the subject site, trees exist along the parcel lines on adjacent properties to the south and east. A tree plan should be required to protect the neighboring trees overhanging the project site. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 15 OF 24 CONDITIONS: • The applicant shall submit an arborist report prepared by a certified arborist including a tree survey of adjacent parcel property-line trees and tree protection measures consistent with the adjacent Removal standards. The tree protection plan shall include a signature of approval from the project arborist and be submitted for review and approval by the City Arborist.The approved tree protection measures shall be placed on the construction plan set prior to issuance of any site work. • The applicant shall position fencing as directed by the project arborist to protect the trees to be retained The applicant shall allow access by.the City Arbonst 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. • The applicant shall have an on-going responsibility to ensure that the Project Arbonst has submitted written reports to the City Arborist, at least once every two weeks, as the Pro ect Arborist monitors the construction activities from initial tree protection zone (IPZ) fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if anychanges occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. 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. 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 shalr contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. the code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight 8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two( 2), 30-foot distance points with a straight line. FINDING: The applicant has indicated in the narrative and on the Visual Clearance Diagram that a clear vision area will be maintained at the surface parking vehicular access to the property. In addition, a condition has been imposed requiring a warning bell for the exit of the proposed parking structure. Therefore, as conditioned, the proposal will be consistent with visual clearance area standards. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 16 OF 24 The following sections were discussed elsewhere in this decision and, therefore,will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.12 (Landscaping); 18.360.090.13 (Drainage);and 18.360.090.14(Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The proposed building location along.the SW Cherry Drive frontage preserves the existing topography, as the building takes up the grade change with a retaining foundation wall that provides parking under the building. As described in the findings for the Tree Removal section of this decision, no trees exist on the site and the adjacent boundary line trees will be protected. A condition of approval will require the applicant to submit an arborist report to identify all the affected trees. The proposed building is located within 75 feet of the residence to the west, 20 feet from the industrial building to the south, and 118 feet from the office building to the east providing adequate distance between buildings for adequate light, air circulation, and fire-fighting. The building is at the crest of a hill and is open to southern sun exposure with the entrance away from the prevailing southwest wind. The applicant has located the building in a considerate relationship with the naturar and physical environment,consistent with this standard. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that-light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The areas most vulnerable to crime are in the interior of the property where the parking area is located. The applicant's elevation drawings,show windows facing the parking area and wash lights on the building's north and east elevations. The applicant did not submit a lighting plan for parking lot illumination. However, the City of Tigard Police Department has commented on the proposal and has no objections to it. To ensure adequate lighting is available for crime prevention and safety, p e applicant shall submit a lighting plan that includes fixtures placed at a height so that light patterns overlap at a he ht of seven feet,which is sufficient to illuminate a person. p Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. Tri Met was notified of the proposed development but did not provide any comment. A bus stop exists within 230 feet of the subject site for south bound travel. The site is adequately served by transit by an existing transit route in the vicinity. FINDING: Based on the analysis above,these specific applicable development review standards are met. CONDITTONThe applicant shall submit a 1hting lan that includes fixtures placed at a height so that light patterns overlap at a height of-seven feet ,which is sufficient to illuminate a person. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 17 OF 24 D. STREET AND UTILITY IMPROVEMENTS STANDARDS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standanis 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 local street to have a 54- foot right-of-way width and 32-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Cherry Drive, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of right-of-way from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional right-of-way required to provide 27 feet from centerline. SW Cherry Drive is currently partially improved with a 16.5-paved width, curb and 5-foot sidewalk The applicant proposes to install tree wells. In order to mitigate the impact from this development,the applicant should construct half-street improvements including a new sidewalk with tree wells extending 26.5 feet from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundanes of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. No land division is proposed and it is not necessary to provide future streets or extensions of streets through this development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barners such as topography, railroads, freeways, pre-existing developments, lease provisions, easements covenants or other restrictions existing pnor to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. NOTICE OF TYPE II DECISION SDR2008.00008/SYLVAN INDUSTRIES PAGE 18 OF 24 There are no opportunities to extend the public street system through this property. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street extensions are proposed. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs �or convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or • For blocks adjacent to arterial streets, limited access highways,major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. No new streets are proposed with the proposed development of the existing lot. Therefore, this standard does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. No new streets are proposed with this development. Therefore,this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot is rectangular in shape approximately 156- feet wide and approximately 90 feet deep. The lot size and shape are consistent with the lot size and shape standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. The subject property has approximately 156 feet of frontage on SW Cherry Drive, consistent with the lot frontage standard. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Half street improvements should include a 9.5-foot sidewalk. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 19 OF 24 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line in the adjacent vacated portion of SW 74`'' right-of-way. The right-of- way was vacated through Ordinance No. 90-40 which retained a public utility easement of the vacated right- of-way. Public improvement plans should show restoration of the disturbed easement area. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no significant upstream drainage areas that would contribute to this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that aL 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. Required on-site detention is shown on the plans and preliminary calculations have been submitted. A combined water quality and detention swale is proposed. Detention is required for all net, new impervious surface area runoff. The applicant's engineer shalt submit final detention plans and calculations for review and approval prior to issuance of permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cherry Drive is not a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electnc lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; NOTICE OF TYPE II DECISION SDR2008.00008/SYLVAN INDUSTRIES PAGE 20 OF 24 All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a tee in-lieu of under-grounding. There are existing overhead utility lines adjacent to the site along SW Cherry Drive. If the fee in-lieu is proposed, it must be requested and approved by the Engineering Department and is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 156 lineal feet; therefore the fee would be$5,460. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District ) provides service to this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. 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. 07-20) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits,the applicant shall submit plans and calculations for the proposed water quality swale that will meet the intent of the C'WS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Qean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at com_pIetion of the construction. Prior to final building inspection,the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. NOTICE.OF TYPE II DEQSION SDR2008-00008/SYLVAN INDUSTRIES PAGE 21 OF 24 For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant,this building will be a multi-tenant building. Prior to issuance of the site permit,the applicant shall-provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. fn multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a"2",etc. Survey Requirements Applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane ordinates, referenced to NAD 83 (91). E. IMPACT STUDY Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the 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. According to the Development Review Engineer dedication of 312 square feet (2 feet by 156 lineal feet) of real property is required with the proposed development to meet the right-of-way standard for SW Cherry Drive. The applicant did not address this issue in their narrative or site plan. The applicant has provided an impact study addressing the project's impacts on public systems. The applicant states that SW Cherry Drive is fully built out to commercial City standards and can easily handle the small amount of traffic the project will create;that there is no storm sewer available to the site and so the applicant will be handling storm water on site;that the site is currently served with adequate water and sewer; that the proposed office use will not create any noise impacts; and that the parks system will be unaffected by the proposed commercial use. The Washington County Transportation Development Tax (TDT- effective July 1, 2009) is a mitigation measure that is required at the time of development. Based on Washington County figures TDTs are expected to recapture 28 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TDTs of approximately $42,509. (Effective July 1, 2009) Based on the estimate that total TDT fees cover 28 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $151,817 ($42,509-divided by .28). The difference between the TDT paid, and the frill impact,is considered the unmitigated impact on the street system;therefore the unmitigated impact of this project is $109,308 ($151,817- $42,509). Less mitigated costs Besides the TDT that mitigates for 28% of the projects impact on the transportation system,the applicant is required to dedicate additional right-of-way along SW Cherry Drive (approximately 312 square feet ). The estimated value of the dedication is fifteen dollars a square foot for a total value of $4,680. TI7ie applicant is also required to construct half-street improvements including a new sidewalk with tree wells extending 26.5 feet from centerline at an estimated cost of$30,000. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 22 OF 24 Estimated Value of Impacts Full Impact ..$151,817 Less'IIN Assessment - 42,509 Dedicated ht of-way 4,680 Estimated Ralf-street Improvements 30,000 Estimated Value of Unmitigated Impacts ..$74,628 FINDING: According to the analysis above the unmitigated impacts exceed the costs of the conditions imposed and,therefore,the conditions are proportionally justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Building Department has reviewed the proposal and has no objection to it. The City of Tigard Arborist has reviewed the proposal and commented that the proposed street and landscape trees have not been chosen from the Tigard-Tree list and should be spaced according to the City's standards for large trees. Specific findings and recommendations are included in the body of this decision under the Landscaping and-Screening and Tree Removal sections. The Tigard Public Works Department has reviewed the proposal and has no objection to it.They advised that the"Tualatin Valley Water District (TVWD) is the water provider for the property. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and provided a general comment letter dated August 24, 2009 addressing sanitary sewer, storm drainage, and water quality and erosion control issues. These issues are addressed within Lie body of the application and reviewed in this decision under the applicable standards of the Street and Utility Improvement section. Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and offered the following comments in a letter dated September 3, 2009: Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and condition of approval: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi,whichever is less as calculated using IFC, ppendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. IFC B105.2) Fire flow demand calculations must be submitted to and approved by this office prior to our endorsement of the issuance of any site development permits. 2) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. The fire hydrant on the northwest corner of SW 74th Avenue and SW Cherry Drive must be able to produce the required fire flow demand. If a flow test of the hydrant has not been conducted within the last five.years, it will be required prior to our endorsement of the issuance of any site development pernuts. 3) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection Fire hydrants and FDCs shall be located on the same side of the fire apparatus access roadway. s shall normally be remote except when approved by the fire code official. (IFC 912.2) The submitted documents do not indicate if the applicant intends to install automatic sprinkler protection within the building. If the building Is protected with automatic sprinklers, an additional fire hydrant will be required to be located on the same side of the street and the same side of the drive apron as the fire department connection. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 23 OF 24 4) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational rior to any combustible construction or storage Of combustible materials on the site. (IFC 1410.1 &1412.1) 5) KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 23,2009 AND BECOMES EFFECTIVE ON OCTOBER 8,2009 UNLESS AN APPEAL IS FILED. Areal The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it Is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall B oulevard,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. ITHE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON OCTOBER 7,2009. Iftstions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. �W F September 23,2009 PREPARED B 0: !. Pagenstecher DATE Associate Planner September 23,2009 APPROVED BY: Rich. y Bewersdorff DATE Planning Manager c\curpin\gary\site development review\sdr2008-00008(Sylvan Industries)\sdr2008-00008 decision.doc NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 24 OF 24 1 ( '-� t I• j f Ir VICINITY MAP a x [~ 1---�' r~ �� rH �3 SDR2008-00008 FIR ST ( SYLVAN INDUSTRIES FIR ST I I i L... _.I .._Y_.. L-i_,� FIR LOOP > W a Q Subject Site F- • ✓_o r J [11 i II W ■ 2 H 1 In CHERRY DR rig id n SANDBURG ST Th 1 Information on this map is for general location only and should be verified with the Development Services Division. Scale 1 3,011-1 in=251 ft TECH CENTER DR Map punted at 13-Aug-09 01:61 PM , DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD MANES NO WARRANTY.REPRESENTATION OR GUARANTEE AS TO THE CONTENT.ACCURACY.TWEUNESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. City of I Igard SW Hall Blvd TI6ARMAPS 13125 r g 503639-41711 I.) 250f( www.tigard-or.gov 1 tl ii% New driveway New driveway - (E)5 ft svide -.o City standards ---- - ----+-- - -.- - to City sta.ndards - M si i56' Odewalk ____.1___ . —__ — 156' —-------- --- - „r----- _________-- `,1 ___I, 1131.-C, .if Sar'--01 : .1_,' SW Che Drive 1,' 9.„_, 0..c., ,-..42_______ — -. —it— -- .-=k .—.. iliiit " friP - -. . .•.111' AI ,...r.....-.1%.,_._ • - • N, -' WV" Nucor-7 '1/4. 11i11111 IIIIII MINN / 1 Visual Parking under I ...111111riS_ I OPSIIIIiiimT6 i Clearance Area / ‘111.00M111111 1 i o ..1 . 1 EM 44311.10:21011111 ark ing Office 4 40.11..111•111111e F m i 1-0 a gi (3 . Proposed Existing O 1--, Oice is ffice ad Inla ' I r 4'1 Buildg ,.• Building '':__ . co . i 011 064 j/01 - in 6'high _ stone wall 9,600 sf 4,.., 4 — (E)Parking "---------7 411111 Po . 2 story M • c - - Same ownership Water quality 4(ci."). 1 ° reAllrliPPr 2."-c>" . • swale ( Pi, . ,........., , .116A111■ --, AM. AL.c.MMIIIMMININI 1■1. ,-_- 101^ " .:..-. 0 Site area: 13,950 sf Impervious area: CITY OF T/GARD Roof: Parking lot 4,800 sf Approved &walkways- 4368s1 ••i I t, Total: 9,168 sf - nditionaily Approved .- i -; only the work as described in: i ..1114.41I NO. SIM •-oe)e..r.....) __..........____.. Letter to: Follow i I Attach • C.1 a.d. ,..y ........._-_-. SDR2008-00008 ...._......___ Date:4,2,,..2.:fi7L: SYLVAN INDUSTRIES REQUEST FOR COMMENTS CITY OF TIGARD COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX (TDT) NOTIFICATION OF FEE AND PAYMENT OPTIONS Please sign and return with Building Permit Application. This advises you that the TDT for this project is as shown below .1,.•outlines the pa -nt options that may be available to you. A copy of the fee calculation wor, .—et is att.c s -•. i e amount will•increase on July 1 if payment is not received before then. �� 'o j- 1 '• ed and •• - . with your application fora building permit. �I!///`ar _AA, City of Ti:ard Date: , Site Address: ZVv j5- Project Land Use Case Name: — YA✓4N i >E1 or Permit#: sC 2 eO 8 Tax TDT Amount: Lot #: 2 S /6/)C C9 a 30D i• 2 5-409, This constitutes my request to use the TDT payment option or combination of options I have selected below. [This selection can be changed up to the time a building permit is issued.] I realize that TDT charges are due and payable at the time a building permit is issued unless those charges are Deferred or are financed through Installment Payments. [Please address questions about TDT or Deferral or Installment Payments to Albert Shields, Permit Coordinator, 503-718-2426.] ❑ Cash, Check,or Credit Card,payment due at building permit issuance. ❑ Deferral until Occupancy,payment due before issuance of an occupancy permit. Payment of the TDT may be deferred until issuance of the occupancy permit if the TDT is greater than the amount for a single family residence.currently$4.599. In requesting this option I understand that any deferred TDT must be paid prior to issuance of a Certificate of Occupancy and that the TDT will be recalculated at the time it is actually paid based on the TDT rates prevailing at that time. I further understand that TDT rates may increase each July 1st and that such increases are not subject to appeal. ❑ Credit Voucher (for developer-built required public improvements, subject to approval, completion, and acceptance of creditable improvements.) PLEASE NOTE: TDT Credits must be redeemed at the time TDT Payment is due,either at the time the building permit is issued or,if payment is deferred,prior to issuance of an occupancy permit. If you expect to claim TDT Credits be sure the improvements,any creditable payments, and your claim for Credits are complete either before your building permit is to be issued or,if payment is deferred, before you request an occupancy permit. No refund of TDT Payments will be made if Credits are submitted more than 30 days after issuance of the relevant building or occupancy permit. ❑ `Bancroft" or Installment Payments (separate application required.) OWNER/APPLICANT OWNER/APPLICANT DATE: DATE: I:\CURPLN\Permit Coordinator\TDT Forms\TDT Payment Option Form 062209AMS City of Tigard ;s~ TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX Rate Calculation Worksheet APPLICANT 54-re DATE 9A;47 MAILING ADDRESS / "3/ �/ r/,_/'� A'Gr74 �'3 PREPARED CITY/ ZIP/ PHONE �0/r�-s-f 2.7ti !,'�� PLANS CHECK��Y--400,05 0/2 TAX MAP# 2 : / O /��C / 3 o PROJECT TITLE / �T ' • ,"N p 7 1 E�SITUS#ADDRESS °4-i o 4 y,w Ciy.e� FORMER USE(S) USE CODE UNITS X RATE = AMOUNT DESCRIPTION/NOTES 3 : 4 4/7- = j4r 3 s c x c 1 �� 1I X = x TOTAL TDT,FORMER USE(S) PROPOSED USE(S) USE CODE UNITS X RATE = AMOUNT DESCRIPTION/NOTES 0 3.‘x .4/1 r -5‘ttsti 5,0 9• tp x,Y 112 �� v o 9 9ldt..#7- top k u X _ TOTAL TDT,PROPOSED USE(S) ,r5-11, 7 /CO LESS TOTAL TDT, FORMER USE(S) — /6; 4.7 q 8 TDT INCREASE/(DECREASE) "7`Z/ (INCREASE =TDT DUE) PAYMENT METHOD CASH/CHECK NO S/42 -� /, L � 3 1y�.,,,( �c CREDIT 94-00.4- 3:1e) =(+� C ,.�HP— YE 5 c_ BANCROFT AGREEMENT _6 560 c2 (PROMISSORY NOTE) (� DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) MI/6R Tualatin Valley Fire & Rescue September 3, 2009 Gary Pagenstecher, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Sylvan Industries (SDR) 2008-00008 Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) Fire flow demand calculations must be submitted to and approved by this office prior to our endorsement of the issuance of any site development permits. 2) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. The fire hydrant on the northwest corner of SW 74th Avenue and SW Cherry Drive must be able to produce the required fire flow demand. If a flow test of the hydrant has not been conducted within the last five years, it will be required prior to our endorsement of the issuance of any site development permits. 3) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDC's shall normally be remote except when approved by the fire code official. (IFC 912.2) The submitted documents do not indicate if the applicant intends to install automatic sprinkler protection within the building. If the building is protected with automatic sprinklers, an additional fire hydrant will be required to be located on the same side of the street and the same side of the drive apron as the fire department connection. 4) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) 5) KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com WAR Tualatin Valley Fire & Rescue We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, Datteg John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com CleanWater Services RECEIVED PLANNING Our commitment is clear. AUG 31 2009 CITY OF TIGARD MEMORANDUM Date: August 24, 2009 To: Gary Pagenstecher,Associate Planner, City of Tigard From: Jackie Sue HumphreysVClean Water Services(the District) Subject: Sylvan Industries, SDR 2008-00008,2S101DC06300 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-C 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 •www.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. 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. . i .. City of Tigard TIGARD REQUEST FOR COMMENTS DATE: August 20.2009 TO: Mark VanDomelen.Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:garypatigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2008-00008 - SYLVAN INDUSTRIES - REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive; Washington County Tax Map 2S101DC, Tax Lot 6300. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 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: SEPTEMBER 3, 2009. 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. PLEAS 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 attached: Name&Number of Person Commentin.: 5�-�k V U La is . : IN ■ _ City of Tigard TIGARD REQUEST FOR COMMENTS DATE: August 20.2009 TO: Brian Rager,Assistant Public Works Director FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher.Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:garypt@tigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2008-00008 - SYLVAN INDUSTRIES - REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive; Washington County Tax Map 2S101DC, Tax Lot 6300. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a i minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 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: SEPTEMBER 3, 2009, 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 hone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. I f you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter or email. Written comments attached: 8[ /a I. TVwb , .- �(1 Name&Number of Person Commenting: K 2--A-1 ` L MEMORANDUM CITY OF TIGARD, OREGON DATE: September 21, 2009 TO: Gary Pagenstecher, Associate Planner FROM: Gus Duenas, Development Engineer RE: SDR 08-08 Sylvan Industries Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has submitted a preliminary sight distance certification. The proposed accesses on Cherry Drive, a local street, require a minimum sight distance of 250 feet in each direction. A final sight distance certification shall be submitted after construction of the frontage improvements along Cherry Drive and prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall 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. The proposed driveway nearest SW 72nd, an arterial,is 170 feet from the SW 72nd right-of- way. Consequently, there are no proposed driveways within the influence area of a collector or an arterial. 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. No new streets are proposed. ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 1 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,storm drainage, and street trees. This site lies adjacent to SW Cherry Drive, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 27 feet from centerline. SW Cherry Drive is currently partially improved with a 16.5-paved width, curb and 5-foot sidewalk. The applicant proposes to install tree wells. In order to mitigate the impact from this development, the applicant should construct half-street improvements including a new sidewalk with tree wells extending 26.5 feet from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. No land division is proposed and it is not necessary to provide future streets or extensions of streets through this development. ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 2 Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no needs or opportunities for future street connections through this property. Cul-de-sacs: 18.810.030.L states that 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: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street extensions are proposed. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 3 collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Access to an arterial or collector is not proposed. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. No private streets are proposed. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 4 PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Half street improvements should include a 9.5-foot sidewalk. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line in the adjacent vacated portion of SW 74th right-of-way. The right-of-way was vacated through Ordinance No. 90-40 which retained a public utility easement of the vacated right-of-way. Public improvement plans should show restoration of the disturbed easement area. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 5 its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainageways directed to this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Required on-site detention is shown on the plans and preliminary calculations have been submitted. A combined water quality and detention swale is proposed. Detention is required for all net, new impervious surface area runoff. The applicant's engineer shall submit final detention plans and calculations for review and approval prior to issuance of issuance of permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cherry Drive is not a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 6 mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines adjacent to the site along SW Cherry Drive. These overhead utility lines shall be placed underground as part of this project. If payment of a fee in-lieu is requested and approved by the City Engineer, the fee is calculated based on $35.00 per lineal foot of street frontage containing the overhead lines. The frontage along this site is 156 lineal feet; therefore the fee would be $5,460. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. 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. 07-20) 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 ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 7 submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for the proposed water quality swale that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction,grading,excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. For multi-tenant buildings,one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures,ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Survey Requirements Applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 8 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Community Development Department (Gus Duenas, 639-4171, ext. 2470) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements, sanitary sewer, easement restoration and any other work in the public right-of-way or easement. Six (6) sets of detailed public improvement plans shall be submitted for review to the Development Engineer. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Development Engineer will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The City Engineer may determine the necessity for,and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, in Engineering. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart,Engineering). . The applicant shall submit construction plans to the Development Engineer as a part of the Public Facility Improvement permit, which indicate that they will construct a half- street improvement along the frontage of SW Cherry Drive. The improvements adjacent to this site shall include: A. Standard pavement section for a local commercial street from curb to centerline equal to a minimum of16 feet; B. concrete curb,or curb and gutter as needed; ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 9 C. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 9.5-foot concrete sidewalk with tree wells; E. street trees; F. streetlight layout by applicant's engineer,to be approved by City Engineer; G. underground utilities; H. street signs (if applicable);and I. driveway aprons. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant shall provide an on site water quality facility as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Development Engineer (Gus Duenas) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance agreement shall be submitted along with the plans and calculations for review and approval. The applicant's engineer shall submit documentation to the Development Engineer certifying that the water quality facility was constructed in accordance with CWS standards. The applicant shall provide on-site detention calculations as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Development Engineer (Gus Duenas) for review and approval prior to issuance of the site permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No.07-20)Chapter 2. Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for fire protection system and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Development Engineer (Gus Duenas, 639-4171, ext. 2470) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for the improvements. ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 10 Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar,2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant shall place the existing overhead utility lines along SW Cherry Drive underground as a part of this project. Undergrounding of utilities appears feasible at this site. However, if the applicant proposes payment of fee-in-lieu instead of undergrounding, and the City determines that undergrounding of utilities at this site is impractical, contact the City Engineer to determine if payment of fee-in-lieu would be allowed instead. The City Engineer must approve the payment of fee-in-lieu before payment would be accepted. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be based on $35.00 per lineal foot. If the fee option is allowed, the amount will be $5,460 and shall be paid prior to issuance of building permits. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. Prior to a final building inspection the applicant's engineer shall submit a final sight distance certification for the completed accesses on SW Cherry Drive. documentl ENGINEERING COMMENTS SDR 08-08 Sylvan Industries PAGE 11 IIII RI MEMORANDUM T I GARD TO: Gary Pagenstecher FROM: Todd Prager, City Arborist RE: Sylvan Industries DATE: August 28, 2009 As you requested I have provided comments on the "Sylvan Industries" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.370.020 Adjustments C. Special adjustments. 6. Adjustments to landscaping requirements (Chapter 18.745). a. Adjustment to use of existing trees as street trees. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: (1) The ground within the drip-line is altered merely for drainage purposes;and (2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. No adjustments requested. b. Adjustment for street tree requirements. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: (1) If the location of a proposed tree would cause potential problems with existing utility lines; (2) If the tree would cause visual clearance problems; or (3) If there is not adequate space in which to plant street trees. No adjustment requested. 18.620.070, Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub- sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. 1. L-1 Low Screen -For general landscaping oflandscaped and screened areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 inch caliper, at a maximum of28 feet on center. Shrubs shall be of a variety that will provide a 3 foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. This requirement does not appear to be applicable to this project. 2 L-2 General Landscaping-For general landscaping oflandscaped and screened areas within parking lots, local collectors and local streets,planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-1/2 inch caliper, at a maximum spacing of28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. The landscape plan is not to scale so it is difficult to determine whether the spacing standards have been met. Page 2 of 11 The proposed street trees (red maple) are not on the Tigard approved list. I would suggest hedge maple, European hornbeam, or raywood ash spaced 22 feet on center (see pg. 18 of Tigard Triangle Standards) to meet the street tree requirements. The parking lot trees should be revised to a broad spreading species spaced 27 feet on center (see pg. 18 of Tigard Triangle Standards). I suggest katsura, pacific dogwood, or frontier elm. The size of the required street and landscape trees do not meet the minimize Triangle size requirement. Finally, planting street trees within the existing sidewalk may restrict pedestrian access. More information is needed on this item such as the width of the sidewalk and dimensions of the planting pits. 18.745.030 General Provisions C. Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects' Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2 The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60, 1-1986, and any other future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. 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. 18.745.040, Street Trees B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Page 3 of 11 This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. The landscape plan is not to scale so it is difficult to determine whether the spacing standards have been met. The proposed street trees (red maple) are not on the Tigard approved list. I would suggest hedge maple, European hornbeam, or raywood ash spaced 22 feet on center (see pg. 18 of Tigard Triangle Standards) to meet the street tree requirements. The size of the required street and landscape trees do not meet the minimize Triangle size requirement. Finally, planting street trees within the existing sidewalk may restrict pedestrian access. More information is needed on this item such as the width of the sidewalk and dimensions of the planting pits. 18.745.050. Buffering and Screening 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; 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; 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 18.745.050.8.8 and 18.745.050.D; 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: Page 4 of 11 (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. This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. The applicant has indicated that they will be providing a type D3 buffer but because the plans are not to scale, I cannot determine if the D3 spacing standards have been met. It is also unclear whether the D3 buffer is required on both the west and south side. Please require clarification on these items and revisions to meet the buffer standards. E. Screening:special provisions. 1. Screening and landscaping ofparking and loading areas: a. Screening ofparking 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; (2) Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (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 (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. Page 5 of 11 This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. The landscape plan is not to scale so it is difficult to determine whether the spacing standards have been met. The parking lot trees should be revised to a broad spreading species spaced 27 feet on center (see pg. 18 of Tigard Triangle Standards). I suggest katsura, pacific dogwood, or frontier elm. The size of the required street and landscape trees do not meet the minimize Triangle size requirement. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. 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. Although there are no trees on site, a tree plan should be required to protect the neighboring trees overhanging the project site. 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; This requirement has been not 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 parting lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; Page 6 of 11 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 18.790.060D; 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 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has been not met. 3. Identification of all trees which are proposed to be removed; This requirement has been not met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. Please have the applicant provide a tree protection plan by a certified arborist. 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; 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; Page 7 of 11 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; 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; 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. No incentives have been 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. N/A 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. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: Page 8of11 a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment- laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2 Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2 Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2, excluding D.4. above, is not permitted. N/A CONDITIONS OF APPROVAL Page 9 of 11 Street Trees This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. The landscape plan is not to scale so it is difficult to determine whether the spacing standards have been met. The proposed street trees (red maple) are not on the Tigard approved list. I would suggest hedge maple, European hornbeam, or raywood ash spaced 22 feet on center (see pg. 18 of Tigard Triangle Standards) to meet the street tree requirements. The size of the required street and landscape trees do not meet the minimize Triangle size requirement. Finally, planting street trees within the existing sidewalk may restrict pedestrian access. More information is needed on this item such as the width of the sidewalk and dimensions of the planting pits. It is acceptable for them to include a note on their street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same species and net number of street trees that are shown on the plans. Buffer Trees This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. The applicant has indicated that they will be providing a type D3 buffer but because the plans are not to scale, I cannot determine if the D3 spacing standards have been met. It is also unclear whether the D3 buffer is required on both the west and south side. Please require clarification on these items and revisions to meet the buffer standards. Parking Lot/Screening Trees This requirement has not been met. The landscape plan on sheets SP1 and SP2 appear to be different. Please require revisions so the plans are in agreement. Page 10 of 11 The landscape plan is not to scale so it is difficult to determine whether the spacing standards have been met. The parking lot trees should be revised to a broad spreading species spaced 27 feet on center (see pg. 18 of Tigard Triangle Standards). I suggest katsura,pacific dogwood, or frontier elm. The size of the required street and landscape trees do not meet the minimize Triangle size requirement. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. Tree Protection Although there are no trees on site, a tree plan should be required to protect the neighboring trees overhanging the project site. Please have the applicant include a signature of approval from the project arborist on the tree protection plan. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. 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. 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 (TPZ) fencing installation through the 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 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. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Page 11 of 11 08/24/2009 13 01 FAX 5035910986 TV3D Engineering 002/002 17> : a SA1 IPP2 501 5411/4-0--C- ■ City of Tigard REQUEST FOR COMMENTS DATE: August 20-2909 RECEIVED TO: Tualatin Valley WatetDistdet Administrative Office AUG 2 1 2009 FROM: City of Tigard Planning Division WATER IDISTRICT STAFF CONTACT; Gary Pagenstechet,Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Finail•g y d-or.gov SITE DEVELOPMENT REVIEW (SDR) 2008-00008 - SYLVAN INDUSTRIES - REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Dave; Washington County Tax Map 2S101DC, Tax Lot 6300. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district axe intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18755, 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 n cies and from other information available to our staff, a report and recommendation will be prepared and a decision 1 be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 3, 2009. You may use the space provided below or attach a separate letter to return your comments. ILy .0 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. W•• - ornments ttache• , c /445 _ fin r 1 . J 6.• • 1tr. • / . i Sig9111114111211W orGit • - 4 Name &Number of Person Commenting r Gary Pagenstecher enstecher From: Smith, Lynn [Lynn.Smith©gwest.com] Sent: Monday, August 24, 2009 10:17 AM To: Gary Pagenstecher Subject: Sylvan Industries Attachments: fieruled.gif; Fiesta Bkgrd.jpg Good day, In response to your request for comment on the following project. SDR 2008-00008 Sylvan Industries This location falls outside of the Qwest serving area, therefore, we have no objection to this proposal. Thank you for the opportunity to review and respond. Lynn Smith Qwest Right of Way Oregon 503-242-6376 1 . City of Tigard TIGARD REQUEST FOR COMMENTS DATE: August 20.2009 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher.Associate Planner(x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:garypetigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2008-00008 - SYLVAN INDUSTRIES - REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive; Washington County Tax Map 2S101DC, Tax Lot 6300. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 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: SEPTEMBER 3, 2009. 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 attached: Name&Number of Person Commenting: CITY OF TIGARD REQUEST FOR COMMENTS jO / 6 /�� NOTIFICI N LIST FOR LAND USE & COMMUNITY C LOPMENT APPLICATIONS FILE NOS.: SD Z c t, . FILE NAME: > L L, is w CITY OFFICES 7 LONG RANGE PLANNING/Ron Bunch,Planning Mgr. zj CURRENT PLANNING/Todd Prager/Arborist-Planner L PUBLIC WORKS/Brian Rager,Asst.Public Works Dir. _ BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor X ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _PUBLIC WORKS/Steve Martin,Parks Supervisor _CITY ADMINISTRATION/Cathy Wheatley,City Recorder X ENGINEERING DEPT./Greg Berry,Project Engineer _HEARINGS OFFICER(+2 sets) COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._POLICE DEPT./Jim Wolf,Crime Prevention Officer PLANNING COMMISSION/GRETCHEN(+12 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) X FILEIREFERENCE(+2 sets) SPECIAL DISTRICTS E _ TUAL.HILLS PARK&REC.DIST.* 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 K.Dalby,Deputy Fire Marshall 1850 SW 170th 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 — CITY OF BEAVERTON tit _ CITY OF TUALATIN it DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(wLUN 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 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) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps a Cws Letter Only) Mel Huie,Greenspaces Coordinator(CPArzoA) Mara Ulloa(Comp Plan Amendments 1 Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(wetands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(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 Apps Lake Oswego,OR 97034 _Planning Division)ZCA)MS 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(cpA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental impacts) _Development Review Coordinator _Doria Mateja)ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPA/ZCA)MS 14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor RCA)MS 16 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"(Mwwpo.Towent Sam Hunaidi,Assistant District Manager (Notify ifODOTS/R-Hwy.Crossing ts Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES 6 _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe R/R Predecessor) Bruce Carswell, President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS ZOMCAST CABLE CORP. �RI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Orly) Gerald Backhaus see M.,,w Area con�m (If Prefect is Within 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 �ORTLAND GENERAL ELECTRIC /NW NATURAL GAS COMPANY LVERIZON ]WEST 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 Silantiev sewo.pw Area Cmla+i Brian Every(App.E.ar,aRnaogw) 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 WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED- 28-Aug-O8) (Also update:i.\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documer MAILING / NOTIFICATION RECORDS l! AFFIDAVIT OF MAILING pp TIGA D I, Patricia L. Lunsford,being first duly sworn/affirm,on oath depose and say that I am a Planning Assistant for the City of Tigard, Washington County, Oregon and that I served the following: ((heckAPPq &m(s)Below) © NOTICE OF DECISION FOR SDR2008-00008/SYLVAN INDUSTRIES (File No./Name 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 September 23,2009,and depot ted in t• - U' ted Sta Mail on September 23,2009,postage prepaid. Niind 1 Am■ffilidid111'"47d. (Person that Prepared N. ce) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of Preto' ,2009. • OFFICIAL SEAL. SHIRLEY L TREAT j NOTARY PUBLIC-OREGON C 6777 ,/A , ' MY COMMISSION OMMISSION NO EXPIRES APRIL 25.�» N ARY PUB C OF OREGON My Commission Expires: �� // EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2008-00008 SYLVAN INDUSTRIES 120 DAYS = 12/16/2009 SECTION I. APPLICATION SUMMARY FILE NAME: SYLVAN INDUSTRIES CASE NO.: Site Development Review(SDR) SDR2008-00008 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 13 additional surface parking spaces. APPLICANT/ 72ND Venture LLC APPLICANT'S Carter Case OWNER: 7400 SW Cherry Drive REP.: Case Design Group Tigard, OR 97223 1314 NW Irving#203 Portland, OR 97209 LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. ZONE: GP: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DEQSION SDR2008-00008/SYLVAN INDUSTRIES PAGE 1 OF 24 r CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: 1'he applicant shall prepare a cover letter and submit it, along with an ;s—upportin documents and/or _plans that address the following_ requirements to the CURRENT PLANNING DIVISION, ATTN: GARY PAGENSTECR 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to issuance of a site/building permit,the applicant shall submit detailed plans that show that all service facilities including air conditioning units,and gas meters are screened from public view. 2. Prior to issuance of a site/building permit,the applicant shall submit a revised landscape plan showing parking lot trees as recommended by the City Arbonst to include a broad spreading species such as Katsura,Pacific dogwood,or Frontier elm. 3. Prior to issuance of a site/building permit the applicant shall submit a revised landscape plan showing street trees as recommended by the City Arbonst and which are included on the City of Tigard Street Tree List spaced appropriately for the type of tree specified. 4. Prior to issuance of a site/building permit, the applicant shall submit a revised site plan and detail sheet demonstrating compliance with the required number of bicycle parking spaces (5) and the location,access and design standards. 5. Prior to issuance of a site/building permit,the applicant shall submit a revised site plan showing two designated ADA parking spaces. 6. Prior to issuance of a site/building permit, the applicant shall submit a revised site plan showing two carpool/vanpool parking spaces consistent with the applicable location and design cntena. 7. Prior to issuance of a site/building permit,the applicant shall submit a revised site plan that includes wheel stops that meet the applicable design cntena. 8. Prior to issuance of a site/building permit, the applicant shall submit a lighting plan,that includes fixtures placed at a height so that light patterns overlap at a height of seven feet,which is sufficient to illuminate a person. 9. The applicant shall submit a revised elevation showing the wall facing SW Cherry Drive contains windows,doors or display areas equal to at least 20°/ the ground floor wall area. 10. The applicant shall submit a revised plan that includes an exit warning bell or other signal for the parking structure. 11. The applicant's plans shall demonstrate compliance with the standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire safety requirements and disabled accessibility. 12. The applicant shall submit a revised parking structure plan showing dimensions consistent with Figure 18.765.2. 13. Prior to issuance of a site/building permit,the applicant shall submit an arborist report prepared by a certified arbonst including a tree survey of adjacent parcel property-line trees and tree protection measures consistent with the Tree Removal standards. The tree protection plan shall include a signature of approval from the project arborist and be submitted for review and approval by the City AThonst.The approved tree protection measures shall be placed on the construction plan set prior to Issuance of any site work. 14. Prior to issuance of a site/building permit, the applicant shall position fencing as directed by the project arbonst to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree,protection to verify that the tree protection measures are performin adequately: Failure to follow the plan, or maintain tree protection fencing in the designated Vocations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. NOTICE OF TYPE n DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 2 OF 24 15. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arbonst, at least once every two weeks as the Project Arborist monitors the construction activities from initial tree protection zone (1P4 fencing installation through the 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 reports are not submitted to the CityArborist 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 Arbonst certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Submit to the Engineering Department(Gus Duenas, 639-4171,ext. 2642) for review and approval: 16. Prior to issuance of a site permit, a Public Facility Improvement (PH) permit is required for this project to cover half-street improvements:sanitary sewer,easement restoration and any other work in the public right-of-way or easement. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PH) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the Qt� web page (www.tigard-or.gov). 17. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee" and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 18. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 19. The City Engineer may determine the necessity for and require submittal and approval of a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 20. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart,Engineering). 21. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW Cherry Drive. The improvements adjacent to this site shall include: A. Standard pavement section for a local street from curb to centerline equal to a minimum of 16 feet; B. concrete curb,or curb and gutter as needed; C� storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; D. 9.5-foot concrete sidewalk with tree wells; E. street trees. F. streetlight'ayout by applicant's engineer,to be approved by City Engineer; G. underground utilities; I� street signs (if applicable);and I. driveway aprons. 22. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. NOTICE OF TYPE II DECISION SDR200 8-00008/SYLVAN INDUSTRIES PAGE 3 OF 24 23. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Gus Duenas) for review and approval prior to issuance of the site permit. In addition,,a proposed maintenance agreement shall be submitted along with the 24. Thlids and calculations for review and approval. e applicant's engineer shall submit documentation to the City Engineering Department certifying that the water quality facility was constructed in accordance with CWS standards. 25. The applicant shall provide on-site detention calculations as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Gus Duenas) for review and approval prior to issuance of the site permit. 26. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit drawings. The plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No.07-20) Chapter 2. 27. Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for fire protection system and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting ocuments and/or _plans that address the following requirements to the CURRENT PLANNING DIVISIN, ATTN: GARY PAGENSTECHER 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 28. Prior to final building inspection, and prior to installation of any signage,the applicant shall submit a sign permit application for all proposed signage. 29. Prior to final building inspection,the planning division shall be contacted to conduct an inspection to verify that the project was completed in acct ordance with this decision and the approved plans. Submit to the Engineering Department(Gus Duenas, 639-4171,ext. 2470) for review and approval: 30. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for the improvements. 31. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 milmylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 32. The applicant shall either place the existing overhead utility lines along_ Cherry Drive underground as a part of this project, or contact Mike McCarthy (Right-of-Way Administrator) to determine if they will be allowed to pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is allowed, the amount will be $5,460 and shall be paid prior to issuance of building permits. 33. Prior to a final building inspection the applicant's engineer shall submit a final sight distance certification for the completed accesses on SW Cherry y Dnve. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN(18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 4 OF 24 SECTION III. BACKGROUND INFORMATION Site History: The subject site is vacant. Staff conducted a search of Qty records for the subject property and found no prior records. Vicinity Information: The subject site is located at 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. The property_is zoned GP with the abutting property to the east and north across SW Cherry Drive also zoned GP. The rectangular shaped site is otherwise bounded by developed property zoned I-P on the south and R-3.5 on the west. A vacated right-of-way for SW 74 Avenue abuts the subject property to the west. The right-of-way retains a 50-foot wide public utility easement along the entire western boundary of the subject site (Ord.No.90-40). Site Information and Proposal Description: The subject site is vacantland with an average slope of approximately six percent east to west. The applicant is requesting Site Development Review approval to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 13 additional surface parking spaces. SECTION IV. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for wntten comments and/or oral testimony prior to a decision being made. In addition, staff posted a notice August 25, 2009 on the site visible from the street. No comments were received during the comment period from neighboring landowners or interested parties. A neighborhood meeting was held on August 20, 2008 in which seven persons attended. Issues raised included parking,security,and lighting. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning Districts 18.520 Commercial Zoning Districts B. Apricable Development Code Standards 8.705 Access Egress and Circulation 18.725 Environmental Perfomiance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Land Use Decisions 18.360 Site Development Review D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 5 OF 24 SECTION VI. APPLICABLE REVIEW CRITERIA A. ZONING DISTRICT_S Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the GP: Commercial Professional zoning district. The proposed use, an office building, is listed in the use table for commercial zones (Table 18.520.1) as a use permitted outright in the zone. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-P Proposed Minimum Lot Size 6,000 sq ft 13,950 sq ft - Detached unit - - Boarding,lodging,rooming house Minimum Lot Width 50 ft. Aprox. 156 ft. Minimum Setbacks - Front yard 0 ft. 0 ft. - Side facing street on corner&through lots 0 ft. - - Side yard 0/20 ft. 25'(west)/0'(east) - Side or rear yard abutting more restrictive zoning district 0 ft. - - Rear yard 0/20 ft. 5 ft. - Distance between front of garage&property line abutting a public or private - - street. Maximum Height 45 ft Aprox.45ft Maximum Site Coverage 85% 83% Minimum Landscape Requirement 15% 17% FINDING: As demonstrated in the table above, the proposed development complies with the underlying zone development standards. B. APPLICABLE DEVELOPMENT CODE STANDARDS Access, Egress and Circulation(18.705): Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; As described in the applicant's plans and narrative, on-site pedestrian walkways are proposed between the parking area,the buildiing,and SW Cherry Drive,consistent with this standard. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 6 OF 24 As described in the applicant's plans and narrative, on-site pedestrian walkways are not proposed to cross the parking aisle. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plan depicts concrete sidewalks and walkways, which meet the standard. The final construction documents will also need to show required walkways with hard surfaced materials. Access Management: Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO . The applicant has submitted a preliminary sight distance certification. The proposed accesses on Cherry Dnve,a local street,requires a minimum sight distance of 250 feet in each direction. A final sight distance certification shall be submitted after construction of the frontage improvements along Cherry Dnve and prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall 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. The proposed driveway nearest SW 72°`',an arterial,is 170 feet from the SW 72°`'right-of-way. Consequently, there are no proposed driveways within the influence area of a collector or an artenal. 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 shale 600 feet. The minimum spacing of local streets along a local treet shall be 125 feet. No new streets are proposed. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.J provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The applicant's site plan shows one 30 foot driveway with a 24-foot paved section. The entrance for customers is located within 50 feet of the access provided. Therefore,this standard is met. FINDINGS: As shown in the analysis above, the proposed development can meet the applicable access egress, and circulation standards with implementation of the following condition o? approval. CONDITION: A final sight distance certification shall be submitted after construction of the frontage improvements along Cherry Drive and prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 7 OF 24 Enviro nmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at an point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028 -090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed office use is permitted outright within the GP zone. The applicant's narrative does not address the environmental performance standards. However, based on the provision of adequate trash and recycling facilities, and the fact that the proposed office use is not likely to generate noise, visible emissions, odors, glare and heat or harbor insects and rodents, this standard is satisfied. Ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: As shown in the above analysis,the Environmental Performance Standards are met. Landscaping and Screening (18.745): 18.745.030 General Provisions Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forthbythe International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions fgor soil amendments and modifications. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 8 OF 24 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. 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). The applicant has rovided a landscape plan (Sheet SP2) that shows four Bow Hall Maple trees as street trees within the right-of-way of SW Cherry Drive. This species of tree is not listed on the City of Tigard Street Tree List and may not be approved.The City Arbonst suggests Hedge maple, European hornbeam, or Raywood ash spaced 22 feet on center. To ensure consistency with this standard, the applicant shall submit a revised landscape plan showing street trees included on the City of Tigard Street Tree List spaced appropriately for the type of tree specified. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The subject site, zoned GP,is bordered on the west by property zoned R-3.5. Therefore,D-level buffering is required. The applicant has proposed a D-3 buffer (Sheet SP1) which includes a 10-foot wide buffer, landscaping,and a 6-foot wall along the length of the west property boundary. Screening: Special provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven(7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot is comprised of 13 spaces of surface parking and 16 spaces of parking under the building. Except for the accesses,the surface parking lot as shown on the site plan (Sheet SP1) would be screened by at least a 5-foot landscaped planter and the parking below would be screened by a six-foot wall to the west and landscaped planters and the building itself. The City Arborist recommends parking lot trees be revised to a broad spreading species and suggests Katsura,Pacific dogwood,or Frontier elm. 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; There is inadequate information provided in the lans to establish whether this standard is met. Therefore, the applicant will be required to submit detailed plans for Planning Division review prior to issuance of a building permit that shows all service facilities including air conditioners and gas meters are screened from view. Screening of Refuse Containers. Except for one- 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. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 9 OF 24 The applicant's site plan and narrative describe an approximately 68 square foot indoor trash enclosure. Therefore,this standard is met. FINDING: Based on the analysis above,the landscaping and screening standards have not been fully met. If the applicant complies with the conditions listed below,the standards can be met. CONDITIONS: • The applicant shall submit detailed plans that show all service facilities including air conditioning units and gas meters are screened from public view. • The applicant shall submit a revised landscape plan showing parking lot trees as recommended by the City Arborist to include a broad spread-mg species such as Katsura,Pacific dogwood,or Frontier elm. • The applicant shall submit a revised landscape plan showing street trees as recommended by the City Arborist and which are included on the City of Tigard Street Tree List spaced appropriately for the type of tree specified. 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 wntten sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen the minimum standard method of compliance. Four square feet /1,000 square feet of building is required. Therefore, 48 square feet (4 square feet x 9.6 = 48 square feet) is required for this building. The applicant states and Sheet I shows that approximately 76 square feet is provided.the applicant has submitted a letter from Pride Disposal dated February 10, 2009 that states the curbside pickup of residential roll-style carts is satisfactory. Location Standards. To encourage its use, the storage area for source-separated recyclables shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be Focated within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at feast the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed residential roll-style carts will be stored inside in a room provided them, next to the parking under the building,consistent with this standard. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearlylabeled to indicate the type of materials accepted. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 10 OF 24 The applicant has submitted a plan set that includes the proposed trash enclosure which is consistent with this standard. FINDING: The applicant has provided evidence of compliance with the Mixed Solid Waste and Recyclables Storage standards. Off-Street Parking and Loading(18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primaiy site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. The parking lots associated with this project are directly adjacent to and under the proposed building, in compliance with this standard. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same fparking and loading spaces when the peak hours of operation do not overlay, subject to the ollowing: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application;therefore this standard is not applicable. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using. the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second Fargest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated above. This proposal is not considered a mixed-use project as it will contain only office use;therefore this standard is not applicable. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The parking roposed for the office use is undifferentiated by the applicant. Assuming all 29 spaces would be available for long term use, then two carpool/vanpool parking spaces (29 x 5% = 1.45, rounded up to 2) would be required consistent with the location and design criteria. NOTICE OF TYPE II DEQSION SDR2008-00008/SYLVAN INDUSTRIES PAGE 11 OF 24 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 has indicated that there is one ADA handicap space provided. According to ORS 447.233, incorporated through reference to the State Building Code two ADA spaces are required. Therefore, the applicant shall submit a revised site plan showing two ADA spaces. Final review of required ADA spaces will be made by the building official during the review of the building permit application. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705 Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The proposed access drive is shown on the site plan as one 30-foot paved access, is clearly marked with curbs and landscaped areas, and the parking area and access drive provide ample room to facilitate a forward entrance onto SW Cherry Drive. Visual clearance areas are shown on the plan. Therefore, the standard for access drives has been met. 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. There are no drop-off grade separated areas within the parking area. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked with striping, consistent with this standard. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's site plan (Sheets SP01) does not show any wheel stops. The narrative does not address this standard. Therefore, this standard is not met. The applicant shall submit a revised site plan that includes wheel stops that meet the applicable criteria. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 12 OF 24 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. No more than 50% of the required spaces may be compact spaces. The applicant's plans dimension the parking spaces to show three compact spaces and 26 standard spaces. The applicant's site plan shows a 24-foot-wide isle. Therefore,this standard 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 front the street directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The applicant's site plan shows two bicycle parking spaces outside and adjacent to the front entry to the building. However the applicant's narrative states that spaces have been proposed for both inside and outside the building. The inside spaces are not evident in the plan set. To ensure consistency with the bicycle parking location and access standards, the applicant shall- submit a revised site plan and detail sheet demonstrating compliance. 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. The applicant has not provided details of a bike rack sufficient for the minimum number required. Therefore, this standard has not been met. As conditioned above, a detail sheet is required to ensure consistency with the bicycle parking design requirements. 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 In shall there be p less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for office use is 0.5 spaces per 1,000 gross square feet. Based on the proposed 9,600 square foot building, a minimum of 5 bicyclee parking spaces are required. The applicant has proposed two bicycle parking spaces; therefore,this standard has not been met. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 13 OF 24 Parking Structure Design Standards: Ground-floor windows/wall openings. All parkin structures shall provide ground floor windows or wall openings along the street frontages. Blank walls are prohibited. Any wall facing the street shall contain windows, doors or display areas equal to at least 20% of the ground floor wall area facing the street excluding those portions of the face(s) devoted to driveway entrances and exits, stairwells, elevators, and centralized payment booths. Required windows shall have a sill no more than four(4) feet above grade. Where the interior floor level prohibits such placement, the sill may be raised to allow it to be no more than two (2) feet above finished floor wall up to a maximum sill height of six(6) feet above grade. The proposed parking structure fronts on SW Cherry Drive. No openings are provided other than the garage access and egress. The parking structure is built into the slope so that the opportunity for street frontage windows diminishes as the grade increases to the east.Still,there is room for openings adjacent to the access that could be provided to meet this standard. Therefore, the applicant shall submit a revised elevation showing the wall facing SW Cherry Drive contains windows, doors or display areas equal to at least 20% of the ground floor wall area. Exit warning bell. A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided. The applicant did not address the parking structure design standards. The proposed structure includes an exit that would cross a public sidewalk where a standard vision clearance cannot be provided. Therefore, the applicant shall submit a revised plan that includes an exit warning bell or other signal. Other standards. Parking structures must comply with all standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting an fire/safety requirements and disabled accessibility. The applicant did not address this standard. Therefore, to ensure compliance, a condition requiring the standards the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility shall be imposed and met during the building permit review process. Parking layout and internal circulation. The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2. An applicant may request approval of an alternative layout and internal circulation by means of a Type II adjustment, as governed in Section 18.370.010, using the approval criteria in Section 18.370.020.C.5.f. The applicant states that their plan set conforms to the parking standards cited above. The Parking structure plan, Sheet 1, does not provide sufficient information to determine compliance. Therefore,the applicant shall submit a revised parking structure plan showing dimensions consistent with Figure 18.765.2. 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. Table 18.765.2 states that the minimum parking for office use is 2.7 spaces per 1,000 gross square feet. For the proposed 960 square foot building, 26 spaces (2.7 spaces/1,000 square feet.x. 9,600 square feet) are regpired. The site lays within the Zone B parking area or purposes of calculating maximum number of parking spaces. The maximum number of allowed parking spaces is 33 (3.4 spaces/1,000 square feet x 9,600 square feet) The applicant has proposed 29 spaces (13 surface and 16 under). This standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The building is not greater than 10,000 square feet;therefore,this standard does not apply. NOTICE OF TYPE II DEQSION SDR2008-00008/SYLVAN INDUSTRIES PAGE 14 OF 24 FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied; however, if the applicant complies with the following conditions, the standards can be met. CONDITIONS: • The applicant shall submit a revised site plan and detail sheet demonstrating compliance with the required number of bicycle parking spaces (5) and the location, access and design standards. • The applicant shall submit a revised site plan showing two designated ADA parking spaces. • The applicant shall submit a revised site plan showing two carpool/vanpool parking spaces consistent with the applicable location and design criteria. • The applicant shall submit a revised site plan that includes wheel stops that meet the applicable design criteria. • The applicant shall submit a revised elevation showing the wall facing SW Cherry Drive contains windows, doors or display areas equal to at least 20% of the ground floor wall area. • The applicant shall submit a revised plan that includes an exit warning bell or other signal. • The applicant's plans shall demonstrate compliance with the standards of the Uniform Building Code for the State of Oregon as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility. • The applicant shall submit a revised parking structure plan showing dimensions consistent with Figure 18.765.2. Signs (18.780): Chapter 18.780.130.0 lists the type of allowable signs and sign area permitted in the C-G Zoning District. FINDING: No specific signs have been proposed with the development application. The elevation plan submitted by the applicant is general in nature and has not been submitted for review and approval as proposed signage. Therefore, any signage must be reviewed through a separate Type I process and will be subject to the code standards in effect at the time of application submittal. CONDITION: The applicant shall submit a separate sign permit application for all signage prior to installation of any signs. Tree Removal(18.790 Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are tote removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. FINDING: The applicant did not address the standards in the Tree Removal chapter. Although there are no trees on the subject site, trees exist along the parcel lines on adjacent properties to the south and east. A tree plan should be required to protect the neighboring trees overhanging the project site. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 15 OF 24 CONDITIONS: . The applicant shall submit an arborist report prepared by a certified arborist including a tree survey of adjacent parcel property-line trees and tree protection measures consistent with the adjacent Removal standards. The tree protection plan shall include a signature of approval from the project arborist and be submitted for review and approval by the City Arborist. The approved tree protection measures shall be placed on the construction plan set prior to issuance of any site work . The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst 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. . 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 Z) fencing installation through the 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 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. 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. he he code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight 8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two(2), 30-foot distance points with a straight line. FINDING: The applicant has indicated in the narrative and on the Visual Clearance Diagram that a clear vision area will be maintained at the surface parking vehicular access to the property. In addition, a condition has been imposed requiring a warning bell for the exit of the proposed parking structure. Therefore, as conditioned, the proposal will be consistent with visual clearance area standards. C SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 16 OF 24 The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.12 (Landscaping); 18.360.090.13 (Drainage);and 18.360 .090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The proposed building location along.the SW Cherry Drive frontage preserves the existing topography, as the building takes up the grade change with a retaining foundation wall that provides parking under the building. As described in the findings for the Tree Removal section of this decision, no trees exist on the site and the adjacent boundary line trees will be protected. A condition of approval will require the applicant to submit an arborist report to identify all the affected trees. The proposed building is located within 75 feet of the residence to the west, 20 feet from the industrial building to the south, and 118 feet from the office building to the east providing adequate distance between buildings for adequate light, air circulation, and fire-fighting. The building is at the crest of a hill and is open to southern sun exposure with the entrance away from the prevailing,southwest wind. The applicant has located the building in a considerate relationship with the naturaLand physical environment,consistent with this standard. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Intenor laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having ehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and-the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that-llight patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The areas most vulnerable to crime are in the interior of the property where the parking area is located. The applicant's elevation drawings show windows facing the parking area and wash lights on the building's north and east elevations. The applicant did not submit a lighting plan for parking lot illumination. However, the City of Tigard Police Department has commented on the proposal and has no objections to it. To ensure adequate p uate lighting is available for crime prevention and safety, the applicant shall submit a lighting plan that includes fixtures placed at a height so that light patterns overlap at a height of seven feet,which is sufficient to illuminate a person. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. Tri-Met was notified of the proposed development but did not provide any comment. A bus stop exists within 230 feet of the subject site for south 1,ound travel. The site is adequately served by transit by an existing transit route in the vicinity. FINDING: Based on the analysis above,these specific applicable development review standards are met. CONDITION:The applicant shall submit a lighting lan that includes fixtures placed at a height so that light patterns overlap at a height of-seven feet ,which is sufficient to illuminate a person. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 17 OF 24 D. STREET AND UTILITY IMPROVEMENTS STANDARDS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A-1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54- foot right-of-way width and 32-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Cherry Drive, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of right-of-way from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional right-of-way required to provide 27 feet from centerline. SW Cherry Drive is currently partially improved with a 16.5-paved width, curb and 5-foot sidewalk. The applicant proposes to install tree wells. In order to mitigate the impact from this development, the applicant should construct half-street improvements including a new sidewalk with tree wells extending 26.5 feet from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundanes of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. No land division is proposed and it is not necessary to provide future streets or extensions of streets through this development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by bamers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints,the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 18 OF 24 There are no opportunities to extend the public street system through this property. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street extensions are proposed. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs or convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No new streets are proposed with the proposed development of the existing lot. Therefore, this standard does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. No new streets are proposed with this development. Therefore,this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot is rectangular in shape approximately 156- feet wide and approximately 90 feet deep. The lot size and shape are consistent with the lot size and shape standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. The subject property has approximately 156 feet of frontage on SW Cherry Drive, consistent with the lot frontage standard. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Half street improvements should include a 9.5-foot sidewalk. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DEQSION SDR2008-00008/SYLVAN INDUSTRIES PAGE 19 OF 24 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line in the adjacent vacated portion of SW 74`'' right-of-way. The right-of- way was vacated through Ordinance No. 90-40 which retained a public utility easement of the vacated right- of-way. Public improvement plans should show restoration of the disturbed easement area. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no significant upstream drainage areas that would contribute to this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development unt provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resultin 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. Required on-site detention is shown on the plans and preliminary calculations have been submitted. A combined water quality and detention swale is proposed. Detention is required for all net new impervious ui surface area runoff. The applicant's engineer shall submit final detention plans and calculations for review and approval prior to issuance of permits. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cherry Drive is not a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electnc lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 20 OF 24 All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines adjacent to the site along SW Cherry Drive. If the fee in-lieu is 3roposed, it must be requested and approved by the Engineering Department and is equal to $35.00 per meal foot of street frontage that contains the overhead lines. The frontage along this site is 156 lineal feet; therefore the fee would be $5,460. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District (TVWD) provides service to this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. 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. 07-20) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for the proposed water quality swale that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection,the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water qwi ity facility is in compliance with the design and specifications. Grading nd Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required-to submit an erosion control plan for City review and approval prior to issuance of City permits. Address Assignments: The City of Tigard is responsible for assigning addresses for� i parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the Qty prior to issuance of permits. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 21 OF 24 For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant,this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shallpprovide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures,ground level suites shall have numbers preceded by a"1", second level suites shall have numbers preceded by a"2",etc. Survey Requirements Applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, hates, referenced to NAD 83 (91). E. IMPACT STUDY Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public Tacility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the 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. According to the Development Review Engineer dedication of 312 square feet (2 feet by 156 lineal feet) _ of real pproperty is required with the proposed development to meet the right-of-way standard for SW Cherry Dnve. The applicant did not address this issue in their narrative or site plan. The applicant has provided an impact study addressing the project's impacts on public systems. The applicant states that SW Cherry Drive is fully built out to commercial City standards and can easily handle the small amount of traffic the project will create; that there is no storm sewer available to the site and so the applicant will be handling storm water on site;that the site is currently served with adequate water and sewer; that the proposed office use will not create any noise impacts; and that the parks system will be unaffected by the proposed commercial use. The Washington County Transportation Development Tax ('IDT- effective July 1, 2009) is a mitigation measure that is required at the time of development. Based on Washington County figures TDTs are expected to recapture 28 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TDTs of approximately $42,509. (Effective July 1, 2009) Based on the estimate that total TDT fees cover 28 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $151,817 ($42,509-divided by .28).. The difference between the TDT paid,and the full impact,is considered the unmitigated impact on the street system;therefore the unmitigated impact of this project is $109,308 ($151,817- $42,509). Less mitigated costs Besides the TDT that mitigates for 28% of the projects impact on the transportation system,the applicant is required to dedicate additional right-of-way, along SW Cherry Drive (approximately 312 square feet). The estimated value of the dedication is fifteen dollars a square foot for a total value of $4,680. The applicant is also required to construct half-street improvements including a new sidewalk with tree wells extending 26.5 feet from centerline at an estimated cost of$30,000. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 22 OF 24 Estimated Value of Impacts Full Imppact $151,817 Less '11F Assessment - 42,509 Dedicated right-of-way : 4,680 Estimated Half-street Improvements - 30,000 Estimated Value of Unmitigated Impacts ..$ 74,628 FINDING: According to the analysis above the unmitigated impacts exceed the costs of the conditions imposed and,therefore,the conditions are proportionally justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Building Department has reviewed the proposal and has no objection to it. The City of Tigard Arborist has reviewed the proposal and commented that the proposed street and landscape trees have not been chosen from the Tigard Tree list and should be spaced according to the City's standards for large trees. Specific findings and recommendations are included in the body of this decision under the Landscaping and-Screening and Tree Removal sections. The Tigard Public Works Department has reviewed the proposal and has no objection to it. They advised that the-Tualatin Valley Water District (TVWD) is the water provider for the property. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and provided a general comment letter dated August 24, 2009 addressing sanitary sewer, storm drainage, and water quality and erosion control issues. These issues are addressed within the body of the application and reviewed in this decision under the applicable standards of the Street and Utility Improvement section. Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and offered the following comments in a letter dated September 3, 2009: Tualatin Valley Fire & Rescue endorses this proposal predicated on the following critena and condition of approval: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi,whichever is less as calculated using IFC, pp(IFC endix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. B 105.2) Fire flow demand calculations must be submitted to and approved by this office prior to our endorsement of the issuance of any site development permits. 2) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. The fire hydrant on the northwest corner of SW 74th Avenue and SW Cherry Drive must be able to produce the required fire flow demand. If a flow test of the hydrant has not been conducted within the last five years, it will be required prior to our endorsement of the issuance of any site development permits. 3) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC. Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FD es shall normally be remote except when approved by the fire code official. (IFC 912.2) The submitted documents do not indicate if the applicant intends to install automatic sprinkler protection within the building. If the building is protected with automatic sprinklers, an additional fire hydrant will be required to be located on the same side of the street and the same side of the drive apron as the fire department connection. NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 23 OF 24 4) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) 5) KNOX BOX A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 23,2009 AND BECOMES EFFECTIVE ON OCTOBER 8,2009 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The a eal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall-B oulevard,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 maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON OCTOBER 7,2009. estions: I you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. s September 23,2009 PREPARED B : CaiyPagenstecher DATE Associate Planner • • `,� September 23,2009 APPROVED BY: Richa • Bewersdorff DATE Planning Manager i\cucpin\gary\site development review\sdr2008-00008(Sylvan Industries)\sdr2008-00008 decision.doc NOTICE OF TYPE II DECISION SDR2008-00008/SYLVAN INDUSTRIES PAGE 24 OF 24 W �� ;``^ �'' VICINITY MAP ,_.. f -�-J I ddd +++iii ,o r i ri �— SDR2008-00008 FIR ST SYLVAN INDUSTRIES FIR ST r— I I E-1, Lr.. LEI FIR LOOP l ,__1 W Q ? __ ...T-Z L , Q Subject Site N a. LJ m CHERRY DR -� Tlg rd t T J kr— /,,,V Q 4 SANDBURG ST _T L F-1 F_ I ` ,__ . 1 i r-----; 111 1 c 11 I L r-- I � only and should ld be map is for general location only and should be verified with the Development Services Division. Scale 1.3.011-1 in=251 ft TECH CENTER DR I Map punted at 13-Aug-09 01 51 F M I '- DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD MAKES NO WARRANTY.REPRESENTATION OR GUARANTEE AS TO THE ___- CONTENT ACCURACY.TMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGURD SHALL ASSUME NO F- DATA FOR ANY ERRORS.OMISSIONS OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED �.. I City of l lgard 13125 SW Hall Blvd I(I Ti AR pS Tlgard OR 97223 `'\ 503 639-4171 I 0 2508 i www.tigard-or.gov T1L AHo ' - -----' . . � Ilk ------_ _ --_ – --_'— ---_- __-- New driveway °*� driveway ----_ ' -�� to _ =~ _-__ -----— ----- . 1131-o" 4, 1/0-0' ' 4.24_,), . Jpw15,11:firr;on. " | ~ l --------------- -....-..v..... lihnlIMI-419111 -**11111 1110Pirallillffil"ii z _ ________I. Clearance Area �-< � , Proposed M — • n — EA� y Existing a r--Office Office � , Building Building ' Ca L'~' '~.-7 uo�� —�I� '' «n stone wall '-- 'x ' story r • ' , �� '—� �1 c s u. /'* ��. Water quality ( , • swale � 1 � w = \ -.'=~ ��s � _ ~ — —� | --J � � -- -�--- � ` -- - � 4' Site Plan - - Site area: 13,950 sf CITY OF TIGARD Roof: � 4,800- 4,368 al Approved | ] Total: ' 9,168 at -'`ndiUonaUyApP/ouad [ X I F`r only the work ,17I&H|TN{3. SIA Zco 3e Letter to: Follow i ] Attach [ ] b' - Da�� _ / � � ' SYLVAN INDUSTRIES , ^ , ' .• . • • • Venture LLC SDR2008-000G, "By C. Digman&S. Wilson SYLVAN INDUSTRIES 7400 SW Cherry Drive Portland, OR 97223 EXHIBlic3 Carter Case Case Design Group 1314 NW Irving, #203 Portland, OR 97209 AFFIDAVIT OF MAILING I,Patricia L. Lunsford, being first duly sworn/affirm,on oath depose and say that I am a Planning Assistant for the City of Tigard, Washington County, Oregon and that I served the following: f Oak T�.�.n,irz<&d.j Ik-k,ud © NOTICF OF DEQSION FOR SDR2008-00008/SYLVAN INDUSTRIES (File NoJNarnc Rcfcren c) 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 September 23,2009,and depo • -s e United States Mail on September 23,2009,postage prepaid. • ,„„L" L (Person that Prepared Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 9.541-- day of SEP1-E1u661-- ,2009. 9 i-? OFFICIAL SEAL SHIRLEY L TREAT_ L COMMISSION ( ` O. 8777 j�� My COMMISSION EXPIRES APRIL 25,2011 NOTARY P LIC OF OREGON My Commission Expires: ACh • EXHIBIT A , NOTICE OF TYPE II DECISION 1' SITE DEVELOPMENT REVIEW(SDR) 2008-00008 SYLVAN INDUSTRIES 120 DAYS = 12/16/2009 SECTION I. APPLICATION SUMMARY FILE NAME: SYLVAN INDUSTRIES CASE NO.: Site Development Review(SDR) SDR2008-00008 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 13 additional surface parking spaces. APPLICANT/ 72' Venture LLC APPLICANT'S Carter Case OWNER: 7400 SW Cherry Drive REP.: Case Design Group Tigard, OR 97223 1314 NW Irving#203 Portland,OR 97209 LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. ZONE: GP: ProfessionaVAdministrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R- 40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. 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 (25C) 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 owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 23, 2009 AND BECOMES EFFECTIVE ON OCTOBER 8, 2009 UNLESS AN APPEAL IS FILED. Appeal-: 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 maybe adopted from time to tune by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 7, 2009. estions: For er information please contact the Plannin Division Staff Planner, Gary Pagenstecher at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. S Q.0 Q© U LI u \ VICINITY MAP -- E O❑ ,v SoRnosO0ooe FIR ST _ - I-7 e' SYLVAN INDUSTRIES _. t -_.. .. AI LOW 0 :_ 4,f--) ate ;., w [MERRY OR _ -- T-J3 L__I 4411t ----- - — G - �wo.r.�n L El �4 L ,I 1 -,_, ................. o ...,,,„,,..=, 4` -2,-.M \ o zsaR ---,o• ... il -__,,tr - - —-,7Fra,.."7 =7-7..at.... -..:"T"."'. — —T viii a�'j- X41 . o,, ---- ------- ----- i �4a :.:::.. 4' �- Bid- I. °B—, ® BOM. 3 i.°!'.r lane y ... I� awl.4141\ -.Le 1 Site PIBn N Site area 13,950 sf CITY OF TIGARD Rea 030 d Aroro ed ki°°.'° 1 1 T-"—."� ndn1y they Approved I1e. F-r only t1.work ae described in: Jec Latter to Follow 1 1 Attach c:;c I 1 __Date 7/76101— SDR2008-00008 SYLVAN INDUSTRIES 2S101 DC06200 2S101DC04800 EXH I B IT4 0 • 72ND VENTURE LLC JOLLY,WAYNE RAY&JOYCE YVONNE BY C DIGMAN&S WILSON 7410 SW CHERRY DR 7400 SW CHERRY DR TIGARD,OR 97223 PORTLAND,OR 97223 101DC06300 2 01DC0130 72 •• VENT-'E LLC JOL W E RAY&JOYCE YVONNE BY C • •t AN&S WILSON 7410 RRY DR 7400 W ' 'RY DR T RD,OR 223 •RTLAND,OR 97223 2S101DC03703 2S101DC01700 BECK,TOM L KIRNAK FAMILY REVOCABLE 13500 SW 72ND AVE LIVING TRUST PORTLAND,OR 97223 BY EMMEL&CLAIRE KIRNAK TRS 7490 SW CHERRY DR TIGARD,OR 97223 2S101DC05900 2S101DC01400 BECKERS,RICHARD J&SHELLY L MACKAY,ROBYN L AND BRUCE E 13577 SW 74TH AVE 7430 SW CHERRY DRIVE TIGARD,OR 97223 TIGARD,OR 97223 2S101DC05500 2S101DC05600 BRINGHURST,LARRY R&SUSAN MARI MAGEE,WILLIAM IAN&SUSAN VERA 13530 SW 75TH PL 13492 SW 75TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S101DC04200 2S101DC03800 BROWN CASTILLO FAMILY LLC MCCORMACK PROPERTIES LP 5750 SW ALFRED 7190 SW SANDBURG ST PORTLAND,OR 97219 TIGARD,OR 97223 01DC043s'. 01DC0460 BROW• - TILLO FAMILY LLC MCC PROPERTIES LP 5751 -V A 'ED 719 S DBURGST •RTLAND,O' 97219 ARD,OR 223 2S101DC03501 2S101DC03302 DRAGOMIR,JOHN&MAGDALENA OTTO,WALTER L 7472 SW FIR ST LORRIE MAY TIGARD,OR 97223 7435 SW CHERRY TIGARD,OR 97223 2S101DC03500 01DC0600 DRAGOMIR,JOHN&MAGDALENA PACI E OWNERS OF LOTS 3-8 13475 SW 74TH AVE , 0 TIGARD,OR 97223 2S101DC05800 2S101DC00200 GARLAND,CASEY H& PNWP LLC#2 GARLAND,GAIL D BY PACIFIC NW PROP LTD PTNSP 14220 SW 128TH PL PO BOX 2206 TIGARD,OR 97224 BEAVERTON,OR 97075 i • 2S101DC03900 2S101DC03700 PROGRESSIVE CASUALTY UNITED FOOD&COMMERICAL WORKERS INSURANCE COMPANY UNION LOCAL#555 REAL ESTATE NOTIFICATIONS PO BOX 23555 PO BOX 89429 TIGARD,OR 97281 CLEVELAND,OH 44101 2S101DC03702 2S101DC03502 SANDBURG BUILDING LLC VARHAN,ANDREW&VALERIE c/o MODUN,JEFFREY K 7424 SW FIR ST PO BOX 19941 TIGARD,OR 97223 PORTLAND,OR 97280 2S101DC00100 2S101DC05700 SHONKWILER,JOHN W&LAURIE L WALDRON,W WAYNE JR 13425 SW 72ND AVE 13495 SW 74TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101DC06100 2S101DC03101 SHRADER,DAMON R WEATHERFORD,BETTY L 7475 SW CHERRY DR 7495 SW CHERRY DR TIGARD,OR 97223 TIGARD,OR 97223 2 1DC0320 2S101DC05200 SHRA AMON R WILLARD,SHAWN P 7475 C RY DR 13469 SW 75TH AVE T ARD,OR 9 23 TIGARD,OR 97223 2S101DC01500 2S101DC05300 STEWART,CAROLE J WORZNIAK,DENNIS&NANCY 7450 SW CHERRY ST 13493 SW 75TH PL PORTLAND,OR 97223 TIGARD,OR 97223 2S101DC04500 2S101DC04603 SUMMIT PROPERTIES INC WPC TIGARD LLC 5550 SW MACADAM BLVD#205 307 LEWERS ST 6TH FL PORTLAND,OR 97201 HONOLULU,HI 96815 2S101DC04201 01DC046 T/W ASSOCIATES,LLC WP LLC 7190 SW FIR LOOP 307 ST 6TH FL TIGARD,OR 97223 NOLULU, 6815 2S101DC05100 TEACH,DENNIS C&MELINDA M 13441 SW 75TH PL TIGARD,OR 97223 2S101DC01600 TRUMBULL,DONALD K FRANCES E 7470 SW CHERRY ST TIGARD,OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin Todd Harding and Blake Hering Jr. 3706 Kinsale Lane SE Norris Beggs & Simpson Olympia, WA 98501 121 SW Morrison, Suite 200 Portland, OR 97204 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:Icurpin\setup\labels\CIT East.doc) UPDATED: 16-Dec-08 AFFIDAVIT OF MAILING pri I,Patricia L. Lunsford, being first duly sworn/affirm,on oath depose and say that I am a Planning Assistant for the City of Tigard, Washington County,Oregon and that I served the following: ((hck AfR"4'vr 11.0s)lit } © NOTICE OF PENDING LAND USE DECISION FOR SDR2008-00008/SYLVAN INDUSTRIES ❑ AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on August 20,2009,and deposited in the United States Mail on August 20,2009,postage prepaid. (Person that kre ted Notice) STATE OF OREGON County of Washington) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the of sePr6A-1 66E ,2009. OFFICIAL SEAL / SHIRLEY L TREAT NOTARY P ;LIC OF OREGON '� NOTARY PUBLIC-OREGON '2 COMMISSION My Commission Expires: ` J 4SI C 11 EXHIBIT A 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 NOTICE OF PENDING LAND USE APPLICATION 1111 SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: August 20,2009 FILE NUMBER SITE DEVELOPMENT REVIEW(SDR) 2008-00008 (Type II Land Use Application) FILE NAME: SYLVAN INDUSTRIES REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. ZONE: GP: Professional/Administrative Commercial District. The GP zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services,restaurants,in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre,i.e.,equivalent to the R-40 zoning district,are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally.Developments in the GP zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application,you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 3,2009. All comments should be directed to Gary Pagenstecher,Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or bye-mail to garypatigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 23, 2009. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES,THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACIS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site;all owners of record of property located within 500 feet of the site,as shown on the most recent property tax assessment roll;any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." L� VICINITY MAP ___ -0 0 U ( ILL' 4 � I 0 ❑❑ II----��_ SDR2008-00008 �R ------_= '-r'- n --- LJ —r SYLVAN INDUSTRIES Iny f —L '�.__. - -�- t•Bt LOOP ❑ I s 1 i ID Q r--1 ■.0.. CNERRV OR i *ANIMAS Sr ] i____ ,i= Ei_L—_, ,_ s..,3.,,,.„... i_j ....„.......,.......,........... _ __ ___ _\ / I,P"L_ ._ _ L ' i2es 4.*:: r_,...., ...." ...........„.„... 72°d Venture LLC SDR2008-0000 By C. Digman &S. Wilson SYLVAN INDUSTRIES 7400 SW Cherry Drive Portland, OR 97223 EXHIBIT(. Carter Case Case Design Group 1314 NW Irving,#203 Portland, OR 97209 2S101DC06200 2S101DC04800 72ND VENTURE LLC JOLLY,WAYNE RAY&JOYCE YVONNE BY C DIGMAN&S WILSON 7410 SW CHERRY DR 7400 SW CHERRY DR TIGARD,OR 97223 PORTLAND,OR 97223 101DC06300 2 01DC0130 72 • VENT.'E LLC JOL W E RAY&JOYCE YVONNE BY C i •■ AN&S WILSON 7410 RRY DR 7400 W - 'RY DR T RD,OR 9 223 •RTLAND,OR 97223 2S101DC03703 2S101DC01700 BECK,TOM L KIRNAK FAMILY REVOCABLE 13500 SW 72ND AVE LIVING TRUST PORTLAND,OR 97223 BY EMMEL&CLAIRE KIRNAK TRS 7490 SW CHERRY DR TIGARD,OR 97223 2S101DC05900 2S101DC01400 BECKERS,RICHARD J&SHELLY L MACKAY,ROBYN L AND BRUCE E 13577 SW 74TH AVE 7430 SW CHERRY DRIVE TIGARD,OR 97223 TIGARD,OR 97223 2S101DC05500 2S101DC05600 BRINGHURST,LARRY R&SUSAN MARI MAGEE,WILLIAM IAN&SUSAN VERA 13530 SW 75TH PL 13492 SW 75TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S101DC04200 2S101DC03800 BROWN CASTILLO FAMILY LLC MCCORMACK PROPERTIES LP 5750 SW ALFRED 7190 SW SANDBURG ST PORTLAND,OR 97219 TIGARD,OR 97223 01DC043 01DC0460 BRO TILLO FAMILY LLC MCC PROPERTIES LP 575 A ED 719 S DBURG ST RTLAND,0 97219 ARD,OR 223 2S101DC03501 2S101DC03302 DRAGOMIR,JOHN&MAGDALENA OTTO,WALTER L 7472 SW FIR ST LORRIE MAY TIGARD,OR 97223 7435 SW CHERRY TIGARD,OR 97223 2S101DC03500 01DC0600 DRAGOMIR,JOHN&MAGDALENA PACT E OWNERS OF LOTS 3-8 13475 SW 74TH AVE , 0 TIGARD,OR 97223 2S101DC05800 2S101DC00200 GARLAND,CASEY H& PNWP LLC#2 GARLAND,GAIL D BY PACIFIC NW PROP LTD PTNSP 14220 SW 128TH PL PO BOX 2206 TIGARD,OR 97224 BEAVERTON,OR 97075 2S101DC03900 2S101DC03700 PROGRESSIVE CASUALTY UNITED FOOD&COMMERICAL WORKERS INSURANCE COMPANY UNION LOCAL#555 REAL ESTATE NOTIFICATIONS PO BOX 23555 PO BOX 89429 TIGARD,OR 97281 CLEVELAND,OH 44101 2S101DC03702 2S101DC03502 SANDBURG BUILDING LLC VARHAN,ANDREW&VALERIE do MODUN,JEFFREY K 7424 SW FIR ST PO BOX 19941 TIGARD,OR 97223 PORTLAND,OR 97280 2S101DC00100 2S101DC05700 SHONKWILER,JOHN W&LAURIE L WALDRON,W WAYNE JR 13425 SW 72ND AVE 13495 SW 74TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101DC06100 2S101DC03101 SHRADER,DAMON R WEATHERFORD,BETTY L 7475 SW CHERRY DR 7495 SW CHERRY DR TIGARD,OR 97223 TIGARD,OR 97223 2 1DC0320 2S101DC05200 SHRA AMON R WILLARD,SHAWN P 7475 C RY DR 13469 SW 75TH AVE T ARD,OR 9 23 TIGARD,OR 97223 • 2S101DC01500 2S101DC05300 STEWART,CAROLE J WORZNIAK,DENNIS&NANCY 7450 SW CHERRY ST 13493 SW 75TH PL PORTLAND,OR 97223 TIGARD,OR 97223 2S101DC04500 2S101DC04603 SUMMIT PROPERTIES INC WPC TIGARD LLC 5550 SW MACADAM BLVD#205 307 LEWERS ST 6TH FL PORTLAND,OR 97201 HONOLULU,HI 96815 2S1010004201 01DC046 T!W ASSOCIATES,LLC WP LLC 7190 SW FIR LOOP 307 ST 6TH FL TIGARD,OR 97223 NOLULU, 6815 2S101DC05100 TEACH,DENNIS C&MELINDA M 13441 SW 75TH PL TIGARD,OR 97223 2S101DC01600 TRUMBULL,DONALD K FRANCES E 7470 SW CHERRY ST TIGARD,OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin Todd Harding and Blake Hering Jr. 3706 Kinsale Lane SE Norris Beggs & Simpson Olympia, WA 98501 121 SW Morrison, Suite 200 Portland, OR 97204 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 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: 16-Dec-08 Ph AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGAR 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.: SDR2008-00008 Land Use File Name: SYLVAN INDUSTRIES 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�approximatenloo�catti on(s) IF no address(s) and/or tax lot(s) currently registered) 7'V V s�C.7z AR1 . 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 .Z S 4day of A.770 s r . 2009. �.1 A ignature ,f 'erso \. o Performed Posting h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc -SYLVAN INDUSTRIES- SITE DEVELOPMENT REVIEW (SDR) 2008-00008 REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive; Washington County Tax Map 2S101DC, Tax Lot 6300. ZONE: C-P: Professional/Administrar' Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer betty' -n residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503- 1 639-4171 or by email to garyp @tigard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. N if VARNS ST (500 Ft) i- to n 25101 DC, 6300 FIR ST f FIR ST W :.::::::,:.::::::::::::::::::;::**.::::.::::.::::.:: SDR2008-00008 ...........:.. ggli" ::::.::::.:::..::::.::::::::::::::::::::::::.,::::::::::::::::::::::::::::.::::•:::!':::.::::..:.::•:::•.....::::.::::::::.:::::.::::::.:.:::.:.:::::::::::::.::::::::::::.: /4 w.., F% iga :•:.:.:•:•:.:.:.:.:.:.:.:.:•:.„:.:.:.:.:.:.:. .„:.:.:.:..:.:.:.:„.:.... ..:.:.:.:•:.:.:.:.:•:•:.:.:•:.:••••.............. ....... ... ..„....„ ...„„.... ............ ............... .::::::::•:•:.:.:.:.:•:.:.„:.:.:.:.:.:.:.:.:... .::.:....:.:.:. :.:::::::::::::: ..._ _...... ......„... ........... :.::::::„.:.:„...........:.:.:•:•:.:.:.:.:.:. :.:•:.:.:•:•:.:•:.:.:•:•:•.:.:.:.:.:.:.:.:.:.:.: ,:,::::,::::,:.:„....„,...„ „........ .•••.•.•.•.•.•.•.•.•.•................. :„„„:.:„„„:::::::,:::::::::::::::::::::::::: :„.::::::: ::::::::::::::::::::::::„.„::::::::::::„:„.:::: :::::::::::. :,:..„ :::::::„..............„.:..........:::„........ „..„..• „„, on ................,..............„.„.„„..„„:„... ....„, ............„„,„„,„....„....,.... .,„„: „„„,.. .. . Subject Site SANDBURG ST , Property Y owner info rm t n is valid m 3 for months P from the date rimed on o this s m a P Ma Printed 08/13/2009 P Information on this map is for general location only and should be verified with the Development Services Division. DATA IS DERIVED FROM MULTIP..E SOURCES THE CITY OF TIGARD MAKES NOT WRRRANTV.REPRESENTATION.OR GUARANTEE AS TO THE CONTENT ACCURACY.TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREN THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. COMMUNITY DEVELOPMENT DEPARTMENT Cily of Tigard D1 H • lips Tigartl 3125 SW R O 97223 all Blvd 0 j, 170 TAG �n" 503639-4171 III N -- wwuhgard-or.gov I IIIARD • o 2S101DC06200 2S101DC04800 72ND VENTURE LLC JOLLY,WAYNE RAY&JOYCE YVONNE BY C DIGMAN&S WILSON 7410 SW CHERRY DR 7400 SW CHERRY DR TIGARD,OR 97223 PORTLAND,OR 97223 101DC06300 2 01DC0130 72•• VENT-•E LLC JOL W E RAY&JOYCE YVONNE BY C • ', AN&S WILSON 7410 RRY DR 740 W - . •RY DR T RD,OR 9 223 •RTLAND,OR 97223 2S101DC03703 2S101DC01700 BECK,TOM L KIRNAK FAMILY REVOCABLE 13500 SW 72ND AVE LIVING TRUST PORTLAND,OR 97223 BY EMMEL&CLAIRE KIRNAK TRS 7490 SW CHERRY DR TIGARD,OR 97223 2S101DC05900 2S101DC01400 BECKERS,RICHARD J&SHELLY L MACKAY,ROBYN L AND BRUCE E 13577 SW 74TH AVE 7430 SW CHERRY DRIVE TIGARD,OR 97223 TIGARD,OR 97223 2S101DC05500 2S101DC05600 BRINGHURST,LARRY R&SUSAN MARI MAGEE,WILLIAM IAN&SUSAN VERA 13530 SW 75TH PL 13492 SW 75TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S101DC04200 2S101DC03800 BROWN CASTILLO FAMILY LLC MCCORMACK PROPERTIES LP 5750 SW ALFRED 7190 SW SANDBURG ST PORTLAND,OR 97219 TIGARD,OR 97223 01DC0431' 01DC0460 BROW • TILLO FAMILY LLC MCC PROPERTIES LP 5750 =I A -ED 719 S BURG ST ••RTLAND,O' 97219 ARD,OR 223 2S101DC03501 2S101DC03302 DRAGOMIR,JOHN&MAGDALENA OTTO,WALTER L 7472 SW FIR ST LORRIE MAY TIGARD,OR 97223 7435 SW CHERRY TIGARD,OR 97223 2S101DC03500 01DC0600 DRAGOMIR,JOHN&MAGDALENA PACI E OWNERS OF LOTS 3-8 13475 SW 74TH AVE , 0 TIGARD,OR 97223 2S101DC05800 2S101DC00200 GARLAND,CASEY H& PNWP LLC#2 GARLAND,GAIL D BY PACIFIC NW PROP LTD PTNSP 14220 SW 128TH PL PO BOX 2206 TIGARD,OR 97224 BEAVERTON,OR 97075 2S101DC03900 2S101DC03700 PROGRESSIVE CASUALTY UNITED FOOD&COMMERICAL WORKERS INSURANCE COMPANY UNION LOCAL#555 REAL ESTATE NOTIFICATIONS PO BOX 23555 PO BOX 89429 TIGARD,OR 97281 CLEVELAND,OH 44101 2S101DC03702 2S101DC03502 SANDBURG BUILDING LLC VARHAN,ANDREW&VALERIE c/o MODUN,JEFFREY K 7424 SW FIR ST PO BOX 19941 TIGARD,OR 97223 PORTLAND,OR 97280 2S101DC00100 2S101DC05700 SHONKWILER,JOHN W&LAURIE L WALDRON,W WAYNE JR 13425 SW 72ND AVE 13495 SW 74TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101DC06100 2S101DC03101 SHRADER,DAMON R WEATHERFORD,BETTY L 7475 SW CHERRY DR 7495 SW CHERRY DR TIGARD,OR 97223 TIGARD,OR 97223 2 1DC0320 2S101DC05200 SHRA AMON R WILLARD,SHAWN P 7475 C RY DR 13469 SW 75TH AVE T ARD,OR 9 23 TIGARD,OR 97223 2S101DC01500 2S101DC05300 STEWART,CAROLE J WORZNIAK,DENNIS&NANCY 7450 SW CHERRY ST 13493 SW 75TH PL PORTLAND,OR 97223 TIGARD,OR 97223 2S101DC04500 2S101DC04603 SUMMIT PROPERTIES INC WPC TIGARD LLC 5550 SW MACADAM BLVD#205 307 LEWERS ST 6TH FL PORTLAND,OR 97201 HONOLULU,HI 96815 2S101DC04201 01DC046 T/W ASSOCIATES,LLC WP LLC 7190 SW FIR LOOP 307 ST 6TH FL TIGARD,OR 97223 NOLULU, 6815 2S101DC05100 TEACH,DENNIS C&MELINDA M 13441 SW 75TH PL TIGARD,OR 97223 2S101DC01600 TRUMBULL,DONALD K FRANCES E 7470 SW CHERRY ST TIGARD,OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin Todd Harding and Blake Hering Jr. 3706 Kinsale Lane SE Norris Beggs & Simpson Olympia, WA 98501 121 SW Morrison, Suite 200 Portland, OR 97204 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 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: 16-Dec-08 . • . . CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT ,� PLANNING DIVISION IN 13125 SW HALL BOULEVARD = . TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pattyatigard-or.gov 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.) c 5/Pale 06,70 ( s - )■ 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 kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. N A M E OF CONTACT P " ON.. ,!,/ 65,e, PHONE: (3 3) g0- lb/35 NAME OF COMPANY: /_.' - PiW l • 1. FAX: ( )- - EMAIL: This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon 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 t( print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST - 4 sheets of labels x$2/sheet = 8.00 x 2 sets = $16.00 A sheet(s)of labels x$2/sheet=$ x °A sets = : ii 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 L sheet(s)of labels x$2/sheet for interested parties = .x 47c- sets = GENERATE LIST = $11.00 GENERATE LIST —_ :ri: TOTAL = $31.00 / TOTAL =$i/�'47 /5)( p�1` 2S101DC06300 72ND VENTURE LLC BY C DIGMAN&S WILSON 7400 SW CHERRY DR PORTLAND,OR 97223 Xi/ 3 A OL APPLICANT MATERIALS SYLVAN INDUSTRIES OFFICE BUILDING TABLE OF CONTENTS 1 Land use application 2 Deed 3 Construction estimate 4 Pre app notes 5 Public facility completeness checklist 6 Clean Water Services letter 7 Site distance certification letter 8 Visual clearance plan 9 Narrative 10 Approval criteria 11 Impact study 12 Pride disposal letter 13 Hydrology report 14 Stormwater calculations 15 Affidavit of mailing/posting 16 Notice of neighborhood meeting 17 Neighborhood meeting minutes 18 Neighborhood meeting sign in sheet RECE!VED � . 0 3 2009 CITY OF TIGARD ri-PdVRIIFt+�j/ENGINEERING 1 PRE-APR HELD BY: PP CITY OF TIGARD PLANNING DIVISION ''./-J LAND USE PERMIT APPLICATION p zuu8 City of Tigard Permit Center 13125 SW Hall Bled, Tigarzl, OR 97. 2,3`7-_,��R Phone. 503.639.4171 Fax: 503.598.1960 . . #��c-,,G n..Tc RING File# OV eyer0 1.-,D p 00 Other Case# (�� 2,47 V O 1 Date ®ATA i y Receipt# K2 tl 06 4/36 Fee Al , ate 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) ❑ Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) K.Site Development Review(II) Home Occupation I Subdivision(II or III ❑ P (II) ❑ ) Sc- LOCATION WHERE PROPOSED A H available) -141VC)et G �t7A eq 02 • TAX MAPS&TAX LOT NOS. 2s(O( De --r. L, . E) 04::!)TOTAL SITE SIZE ZONING CLASSIFICATION (4t''t One3 c . 6 ---F APPLICANT' Car-k--ce 5,... 7 C.et_ l '.5trIe■ MAILING ADDRESS/CITY/STATE/ZIP PHONE NC Or \�' . .. -` U .� 1 .qi W FAX NO. PRIMA1ttY CONTA !' u 3,V2 3� PHOIV� 54G V 4\'Te 0 &I .. PROPERTY OWNER/DEED HOLDER(Attach list irf more than one) 'I Z� �t+e .‹. V.tLaL 5�(..,7 /UILSC'' MAILING ADDRESS/CITY/STATE/ZIP p� 140 Gkeret . PHONE NO. FAX NO. i; > (03`x.. '.ocoo cJ 03 - (,3' • t2, Co Cl "When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written l 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 specific) C 'C i a n �L (red ID •IL A 41 . •- 14 t • ,.' •_ yr. 1. 1 p6,C4i-tc 5Vece, tAn eyro Ne (tvo 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\land use permit app.doc 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. . ?.) bsz4, Owner's Signature t stzo/os Owner's gnature 1 .. . ij�-,x' �'�. : Date • Owner's Signature 'Hate Owner's Signature Date • ••J.,) • Owner's Signature Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature 'Date CITY OF TIGARD 12/29/2008 101 _ 13125 SW Hall Blvd. 10:32:31 AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000004138 Date: 12/29/2008 Line Items: Case No Tran Code Description Revenue Account No Vntnmt Paid SDR2008-00008 [LANDUS]SDR Under$1,000,000 100-0000-438000 3,838.00 SDR2008-00008 [LRPF] LR Planning Surcharge 100-0000-438050 567.00 Line Item Total: $4,405.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received knnuntt Paid Check 72ND VENTURE LLC KJP 1032 In Person 4,405.00 IMPROVEMENTS Payment Total: $4,405.00 cReceipt.rpt Page 1 of 1 TT-He. JL "Po nrYla *Tc if) ut_v. L7. LVVO IV: 10Mm NU. 9181 P. 3 •!.4i'Ti,'e.C.P to` _e•-� ‘ I • '. — • a •—kr .•-. L •IT.4r.. • •I f'i•%.• 404e00. STATUTORY WARRANTY DEED se a WIUAAT a Ii IA81 ,Clamor,or• =me sad wan=to LITt Col�eN .Grantee, Jt,y.vy' rho following dUedbe:p real property$roe of lions lad smoumbrmas,eXecpt as JPecI ically let 10r>fi herein: °: . BEE ATTACHED MUTT "t1 •r4 s , if:'rt b }}.'" MssaHNi0lptt TTY �" � ARTY "AWN Ikd• t IRE PAID PATE • TWA property Is Roe of urns tad eacomtrrmcer.BXCEPT: $ E Ar2'ACHSD 71i1S INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN V1OLATION OF APPLICABLE LAND Us8 LAWS AND REGULATIONS,BEFORE S=ONINO OR AOCEPTIUO • THIS INSTRUMENT, THE PERSON ACQUlRITNO FEE TITLE 70 TILE PROPERTY SUOULD CN$C1(WITH ' DETERMIN��LIMITS ON LAWSUIT'S AGAINST DEPARTMENT ARMING OR POREST PRACTICES AS USES AND IN ORS 30.930. Tim true coasidtradon for dill conveysuce b S er1r prm aomotr rvler ms ,a er 4r4!].030) A2D Tn Ax ACCOMIKeTIATOA P R4 sLT ?D A loq I RYt r� • Is bated this ZB clay of.April 19-Zr • J • lliZ) 9TSV@l ILISARTH RUTH ;Las .... . ., IL - 174TH OF OREGON — I County of_ AS i ss. K OE 1T REMEMBERED,That on this 40Y of hat 19�_.before me,the l vt�1, B�rlt Public l or said County and Score;persouolb appeared the within named. - - — bowl to me to be the identical hsdhldaal a_—daaylbed in and who mane the within Insmrme,v and aektowlaiged to — M.than_ THL7 .execwed the same/re*and Wantonly. I IN 773577MONY WIIEREOF, I have hereama,Iet my band and 4iflard my official.real the day and year last above wtittaY 4JOYJ[111IIW I �l r� `i:l Ocosttle mss MC). 10816 ` i •1' Notary Pu311c jar Oregon. MYCOMA09+O$�Ii1AEBFEE.20.IMO nls•� eaplrim 2/2012Q00 Title Oak/No. 809608 Iisotow No. 96080770 THIS SPACE RESERVED FOR RECORDER'S USE Misr r.cvtdmp Irtilm to: 727fb Vt?RE, L.L.0 F.O■ Box 322 Aeenrartop. OR 97.075 Horns,Address,ap In nil a 1pvrl*on Is all WI tat/msni stud M stint — 72HD YSNTI788._L.L.0 ,P.A. Aox 3f,2 _ _ BflAYaxton. DR 97075 ' Nuns AOAtsts lap 2.. ,. . . . .. _ . __ NU. 9182 P. 4 Vlv• L7• Lvvu IV. IunwI .-. II r Order No.009038 ' y ,• i •FJiHIBTT•A• / •• • The 9owth 22 feet of the following described real property: Beginning at the Northeast corner of that omen tttr:t of lend in Section 1,Township 2 South,Range 1 Wart, At,. of the Willamette Meridian, In the County of Washington and Btats of Ongas, conveyed to Warren H. •Waling, In Deed recorded W Sock 277. page 246,Deed Record'. Wail*gtsas County. Oregon, raid •• i '. Northeast dome,betnp on the Eat line of the W,W.Graham Donation Land Claim No.32;thwto.North . ; 4•30'FAN along said East claim Una 132 feet to the Soutftaart,00mer of that oaten traot of tend conveyed , • , • •• to WilMm C."UMW,W,M t04 In Dead,molded in Book 202,page 833,bed Record.,Wutdngtan Canty, , Oregon;thence North W24'West siong the South Ilne of saki M1CIday Tract 310 feet to the Southwest oomar.thereof,which point is on the fart Itne of a 44 foot roedw.y deeded to Washington County for road l• ;'' putpoaes In Deed recorded In Book 272,page 5i'9,Deed Records,Waehtnpton County,Oregon;thence Routh 0•84'Wed'tong the East line of said rvitdwey 188 foot to the Nortttweat comer of the above . 'a mentioned Walling Trect;thence Sarah 89.24'East along the North Fine of said Wailing Tract 310 her to the •point of bcginntng, _ A. ._• F Pi1NG THEREFROM that rtlon awarded to the .±•' po Coy of Tigard,n munlcipel co rporfAlpn,by 8tlpulated '�•-1 Judgment, Can No,84-0744C entered Reptomber 0,1985 In the txroutt Court of the Sure of Oregon for the County of Weehin0ton. '10• Subject to: Statutory powers and aloeoomente of Unified Sewerage Agency. •,°,' t, 1 1 • i , . a . 3 C • • 1 1 1 UCH. L . LUDO Ili: !Ohm IVU. 1I01 r. 1 �.`. - -..-_. -._--- - - - . Id.; +,s ■ 17ATk CV OREGON r 7-.+ CO m y of WMhM1Qton J es ?^7r1 . +C 1 Jony; , of AN�r- -"~f M��end :r.n '� �� o County t , :for ::,..h +!� ' rll;:ti- .nd n•. .��T1.r6� wl4 coolly R i 1 i�� irk ...--- — Doc i 97041882 Reot: 185738 403.00 • 05/06/1997 10:49:50&o . • • I • • ■ ' I • f I . ' \ • ��0 MASON BROTHERS 811 E. Burnside St. #212 ECONSTRUCTION CO. Portland, OR 97214 TO: Craig Digman & Scott Wilson Sylvan Products, LLC 7400 SW Cherry Dr. Tigard, OR 97223 FROM: Jeff Mason Mason Brothers Construction 811 E. Burnside St. #212 Portland, OR 97214 DATE: February 10, 2008 PROJECT: Sylvan Products Office Building LINE ITEM ESTIMATE PERMITS & FEES (Allowance) BY OWNER DESIGN (Allowance) BY OWNER ENGINEERING (Allowance) BY OWNER SURVEY/SOIL TESTING (Allowance) BY OWNER SPECIAL INSPECTIONS (Allowance) $ 3,500.00 TEMPORARY TOILET $ 918.50 FIELD OFFICE/STORAGE $ 3,000.00 TEMPORARY UTILITIES $ 1,750.00 MOBILIZATION $ 1,600.00 LAYOUT $ 16,000.00 WEATHER & SITE PROTECTION $ 3,250.00 BARRICADES $ 750.00 HAULING/ DROP BOX $ 3,450.00 CLEAN UP $ 2,200.00 EXCAVATION $ 64,409.00 TRENCHING $ 1,735.00 EROSION CONTROL $ 1,800.00 ASPHALT $ 8,403.00 EXTRUDED CURBS $ 1,897.50 CONCRETE FOUNDATION & SLAB $ 85,380.00 SIDEWALKS &APPROACHES $ 7,736.00 STRUCTURAL STEEL $ 10,283.80 EXTERIOR STAIRS $ 12,500.00 INTERIOR STAIRS $ 4,071.22 DECK RAILING $ 4,125.00 GLU-LAM FABRICATION $ 37,200.00 FRAME EQUIPMENT $ 2,750.00 FRAME MATERIAL $ 38,700.00 FRAME LABOR $ 73,100.00 VAPOR BARRIER $ 700.00 MISC. LABOR/MATERIAL/EQUIPMENT $ 900.00 WINDOWS PACKAGE (Allowance) $ 64,031.00 INTERIOR DOORS (Allowance) $ 8,638.00 DOORS LABOR $ 2,500.00 SIDING LABOR $ 7,187.50 SIDING MATERIAL $ 8,910.32 SCAFFOLDING $ 12,000.00 ROOFING $ 14,500.00 FLASHING, GUTTERS & DOWNSPOUTS $ 9,390.00 MECHANICAL $ 53,650.00 PLUMBING LABOR $ 16,340.00 PLUMBING FIXTURES INCLUDED ELECTRICAL LABOR $ 99,888.00 ELECTRICAL FIXTURES INCLUDED FIRE SPRINKLER $ 16,800.00 UTILITY HOOK UP $ 6,500.00 INSULATION $ 11,800.00 DRYWALL $ 29,405.00 FINISH MATERIAL $ 12,000.00 FINISH LABOR $ 30,100.00 ELEVATOR $ 36,636.00 GLASS PARTITIONS (Allowance) $ - PAINTING INTERIOR $ 14,325.00 PAINTING EXTERIOR $ 12,050.00 PARKING LOT STRIPING $ 650.00 SIGNAGE / BIKE RACK $ 1,490.00 CABINETRY (Allowance) $ - TOILET ACCESSORIES (Install only) $ 470.00 HARDWARE (Install only) $ 4,687.50 APPLIANCE INSTALLATIONS (Install only) $ 520.00 CARPET (Allowance) $ 24,115.00 MARMOLEUM FLOORS (Allowance) $ 7,388.45 TILE FLOORS (Allowance) $ 3,872.00 LANDSCAPING (Allowance) $ 11,300.00 FINAL CLEANING $ 1,600.00 SUPERVISION $ 27,100.00 Total Estimated Cost= $ 993,552.79 Owners to provide water and reasonable access to the job site for all subcontractors. Mason Brothers will bill our actual costs plus overhead and fee. All additional work and changes to the original scope of the project will be billed on a time and material basis at the same rate structure as the original estimate. Pricing is good for 60 days. Pre - ,4pp/, Co ,1 Co n 4rence g/e5 (A TY OF TIGARD ' ,„„r PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six(6) Months) REAP IVIG DsIE { tE/ —c SEW gl F E M =} ,= NON-RESIDENTIAL APPLICANT: -2r`d Ven-Eu.r• _ l_-L_ AGENT: CcAr-}-er Phone: (303) (739— 900c) _1):1 a„/Sc P-It Phone: (30) 2_2-3— 38-55 lorlso" PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 7 4-c.Lf cS W C-l\c.r ry 'Drive TAX MAP(S)/LOT#/(S): 2-S 1 O l DC , TaX ftf L.300 NECESSARY APPLICATIONS: 31)12- - S +G D ode for vv1 c►ti1- ea- PROPOSAL DESCRIPTION: Two- story cc 1.00 s F O Ff-LC b4 i Id i rt,i • COMPREHENSIVE PLAN MAP DESIGNATION: P ro-(e ssi a ruck l CDv►1 wlert ZONING MAP DESIGNATION: r- P ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. S-2-0 ) MINIMUM LOT SIZE: sq. ft. Average Min.lot width: SO ft. Max. building height: N/P ft. Setbacks: Front C> ft. Side O ft. Rear O ft. Corner Nifr ft.from street. MAXIMUM SITE COVERAGE: 85 % Minimum landscaped or natural vegetation area: 13 %. iXr 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. NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval P g p 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 IMPACT STUDY (Refer te, ode 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. JJ ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: Minimum access width: . Minimum pavement width: Z' -(} All driveways and parking areas,except for some fleet storage parking areas,must be paved. Drive-in use queuing areas: XS 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('/) of the building's height; and ► The structure not abut a residential zoned district. xf 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: 0 feet along north boundary feet along east boundary. see Talle-r O feet along south boundary. C.-ON f-kr feet along west boundary.- ,t 7Y,r 1 4-2. IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIRED ALONG: Par 16 rt, QXc_cG-f a-u L co-ou et 8 w s-izhrl r an.cL cev'i-e -r,u t l- . CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section . . kLANDSCAPING (Refer ti, ,,)de 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 (22) 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. X RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recyclin g enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is profubited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. Xi PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: Z •7 watt-s /i oo b SF ( 1 b s p a.cr--1)_ Parking SHOWN on preliminary plan(s) i 6 to Jere-d- t 12— u vtco utred = 2 S spate S SECONDARY USE REQUIRED parking: N/c 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: 2 -spm-e--r .—e-v-tire4 -roir ectr Li s 41 1ot"J tai 1-k 210-'SO SraC r--C• ► 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 red with loading lace. The space size and location shall be as approved y the Qty Engineer.. � � x- BI CLE 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. p 5 Sea'/ 1,c:>O•_ SE t s Seax.es) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section ❑ SENSITIVE LANDS (Re- 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 DRAINAGE WAYS,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 18.775.080.0 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 07-20/USA Regulations-Chapter3) 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 SIDES ♦ Streams with intermittent flow draining: <25% t 10 to <50 acres 15 feet X50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands N.5 acre <25% 50 feet • Rivers,streams,and springs with year-rotund flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet >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 idor: 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 prrnided far in the CWS Design and Construction Starrlands. 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:-) 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. X1 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. ,r 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, arcel 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. PROTECUON IS PREFERRED OVER REMOVAL WI-IEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). THE TREE PLAN SHALL INCLUDE the following: r• 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 MITIGATION (Refer to 1. 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. F 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 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional the) 18.620(Tigard Triangle Design Standards) _ 18.160(Nonconforming Situations) 18.340 in Interpretation) 18.630(Washington Square Regional Center) T 18.165 (Off-Street Parking/Loading Requirements) - 18.350(Planned Development) 18.640(Durham Quarry Design Standards) - 18.115(Sensitive lands Review) 18.360(Site Development Review) 18.105(Access/Egress/Circulation) _.)c. 18.180(Signs) 18.310(Variances/Adjustments) 18.110(Accessory Residential Units) - 18.185(Temporary Use Permits) 18.380(Zoning Map/fext Amendments) 18.115(Density Computations) --X- 18.190(Tree Removal) 18.385(Miscellaneous Permits) 18.120(Design Compatibility Standards) 18.195(visual Clearance Areas) - 18.390(Decision Making Procedures/Impact Study) 18.125(Environmental Performance Standards) - 18.798(Wireless Communication Facilities) - 18.410(Lot line Adjustments) 18.130(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) 18.145 (landscaping&Screening Standards) 18.520(Commercial Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.530(Industrial Zoning Districts) � 18.155 (Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS O' -OMMENTS: Se t_ -tttv wxevkt I 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. Wntten 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 decisio . An appeal on this matter would be heard by the Tigard I-t Pmt r i I'1 qqs, O ft'c e r . A basic flow chart which illustrates the review process is available from.khe 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section ' BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building g 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: ty EKE CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT: 503-718- 2:11-)— EMAII.: eW1 l tx @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: 27-Feb-08 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section ATTACHMENT 1 Additional Comments Protection of Existing Vegetation: Offsite vegetation must be protected (see Chapter 18.745). Please indicate the type of vegetation near the boundaries of the subject property on the existing conditions plan. Indicate protection fencing on the grading plan. Code requires snow fencing;however,you may want to coordinate with the City Arborist (Todd Prager, 503-718-2700) to determine what type of fencing is suitable. Landscaping: Landscaping and screening is required along the entire perimeter of the parking area(s). Also, the Code required 1 tree per 7 spaces for a canopy effect. Landscaping and trees are missing along the eastern boundary of the site (See Chapter 18.745). City Arborist recommends large stature trees for a better canopy. You may want to contact the Arborist to verify suitable trees. C-P zoning and SDR standards require the site to be a minimum of 15%landscaped. The preliminary plan does not appear to have 15%landscaping. PRE-APPLICATION CONFERENCE NOTES 11111 TIGARD ➢ ENGINEERING SECTION \ City et Mart Oregon Community(Deveropment Shaping Better Community PUBLIC FACILITIES Tax Mots): 2S101DC Tax lolls): 6300 Use Type: SDR 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 Cherry Drive to 27 feet from centerline SW to feet SW to feet SW to feet Street improvements: Half street improvements will be necessary along SW Cherry Drive, to include: ® 16 feet of pavement from centerline ® concrete curb Z storm sewers and other underground utilities ® 5-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. Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section I _I street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement r I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement 1 I concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 I Other: street improvements will be necessary along SW , to include: I I feet of pavement I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section 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: X 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 Cherry Drive (same side as development). 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) 8 inch line which is located at the intersection of SW Cherry Drive and SW 74th Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer to serve the development and any unserved, upstream properties. Must provide sewer to existing building to the east. Water Supply: The t (Phone:(503) „, , ±, I) 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. 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, r ' may be required to prepare a su' "isin drainage analysis to ensure that the proposed system w. .;commodate runoff from upstream , .iperties when fully developed. On-site detention is required. May have to extend public storm sewer to the east. Provide existing building to the east with connection to an approved public storm sewer. 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. Payment of the fee in-lieu. Must provide a water quality facility in accordance with current CWS standards. 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 Must provide a preliminary sight distance certification for proposed access with land use application. 2) 18.705.030.H.2 East edge of driveway must be 150 feet from 72nd Avenue ROW. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 016 Engineering Department Section 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. 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Other Permits. TherL ..re other special permits, such as 1. ..chanical, 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: 4' g-OS ENGINEERING DEPARTMENT STAFF DATE Phone: (5031639-4111 Fax: (5031624-0152 document2 Revised: September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section • ❑ GATES: Gates securing fire apparatus roads shall comply with all of the following: (IFC D103.5) • Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. • Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. • Gates shall be set back a minimum of 30 feet from the intersecting roadway. • Gates shall be of the swinging or sliding type • Manual operation shall be capable by one person • Electric gates shall be equipped with a means for operation by fire department personnel • Locking devices shall be approved. COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not e ceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) SUB1(I't t l ftke-- FL—a-3 C L-C✓u- VOMS ❑ SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) ❑ RURAL BUILDINGS- REQUIRED FIRE FLOW: Required fire flow for rural and suburban areas in which adequate and reliable water supply systems do not exist may be calculated in accordance with National Fire Protection Association Standard 1142, 2001 Edition, when approved by the fire code official. Please contact the Fire Marshal's Office for special assistance and other requirements that may apply. (IFC B105.1.1) ❑ FIRE HYDRANTS —COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. (IFC 508.5.1) ❑ FIRE HYDRANTS—ONE- AND TWO-FAMILY DWELLINGS &ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) E HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants av lable to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placinq fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. ❑ FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (IFC C102.1) ❑ REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) • Tualatin Valley Fire & Rescue Fire Marshal's Office oc.f - os - 2,00 g Date File No. Project Name Y L A , • Fi The following checked items are applicable Fire Code requirements based on your proposal. This form is for informational purposes only and does not constitute any type of approval of your project or its design. ❑ FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (IFC 503.1.1) ❑ DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5) ❑ FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) ❑ ADDITIONAL ACCESS ROADS—COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. (IFC D104) ❑ ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30 one-or two-family dwelling units, not less than two separate approved means of access shall be provided. Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems, a single access will be allowed. (IFC D107) ❑ ADDITIONAL ACCESS ROADS— MULTIPLE-FAMILY RESIDENTIAL: Where there are more than 100 multiple-family dwelling units, not less than two separate approved means of access shall be provided. Projects up to 200 dwelling units that are protected by approved residential sprinkler systems may have a single access. Projects having more than 200 dwelling units shall have two separate approved means of access regardless of whether they are equipped with fire sprinkler systems. (IFC D106) f AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building,and shall be positioned parallel to one entire side of the building. (IFC D105) ❑ REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (IFC D104.3) ❑ FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 26 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in tumarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. ❑ FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (IFC D103.1) ❑ TURNOUTS: When any fire apparatus access road exceeds 400 feet in length, turnouts 10 feet wide and 30 feet long shall be provided in addition to the required road width and shall be placed no more than 400 feet apart, unless otherwise approved by the fire code official. These distances may be adjusted based on visibility and light distances. (IFC 503.2.2) ❑ NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking"signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) ❑ SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load)and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) ❑ BRIDGES: Where a bridge or an elevated surface is part of a fire apparatus access road,the bridge shall be constructed and maintained in accordance with AASHTO Standard Specification for Highway Bridges. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official. (IFC 503.2.6) ❑ TURNING RADIUS: The inside turning radius and outside tuming radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3) ❑ PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (IFC 503.3) ❑ GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) IRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shad be located within 100 feet of a ��jjj'''re department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDC`s shall normally be remote except when approved by the fire code official. (IFC 912.2) ❑ ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) 1 OX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for a order form and instructions regarding installation and placement. (IFC 506) Additional information may be obtained from our web site at www.tvfr.com i J � K. Dalby, puty Fire Marshal II . atin Valley re& Rescue, North Division 503-356-4700 • ❑ [ Storm stubs to adjacent pi. ,ls required/shown? Show line .1 lot to the east The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE Y B : A.VI Date: December 31, 2008 REVISED: 12/31/08 priPRE-APPLICATION CONFERENCE REQUEST City(1 Tignrf Pe rrit Center 13125 SW Hall Blul, Tigrna OR 97223 Phi 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION Applicant: Carlrer C--'�Ae ■ FOR STAFF USE ONLY J7�3 g 3 _ Address: k. l.4. Nun r�\() Phone: Z 23. 3 SS City: a�� , Zip: CI�201 Case No.: Receipt No.: ..Verl, 179 Contact Person: Cdr\e'e'CaSe. Phone: s S-1124-( GY'O. �t Application Accepted By. Property Owner/Deed Holde s): s� st3a– ., Date: 31 if ' 72r.' atiag="1".112414k)./Nkb•We. V • L. DATE OF PRE-APP.: 'Ti Address: '7 400 C Phone: �� .. ctpae TIME OF PRE-APP.: a`� City �\ ` . Zip: PRE-APP.HELD WITH: �j (��, Rev.7/1/07 Property Address/Location(s): ( 4C 1 is\cupin\masters\land use applications\Pre-App Request App.doc '2..- S ( h t cpLc) G;,,-2 ' Co . REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): (Note: applications will not be accepted without the required submittal elements) ZOning C_/IP [re-Application Conf.Request Form Site Size: t� t k 5 Sc--.• COPIES EACH OF THE FOLLOWING: ❑lrief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site specific questions/issues that you would —'1- 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. --7 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 Q" Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. .. • ❑ If the Pre-A15tpcation Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOL project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy o the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form o an affi vit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collo tion protoc was completed (see GROUP. Se ton 18.798.080 o e Tigard Community Development Code). ❑ Filing Fe $370.0 ' CITY OF TIGARD 3/24/2008 � 13125 SW Hail Blvd. 9:43:38AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000000945 Date: 03/24/2008 Line Items: Case No l ran Code Description Revenue Account No Amount Paid PRE2008-00018 ILANDUS] PreApp Conf 100-0000-438000 323.00 PRE2008-00018 [LRPF] LR Planning Surcharge 100-0000-438050 47.00 Line Item Total: $370.00 Payments: Method Pa■el User ID Acct./Check No. Approval No. How Received Amount Paid Check 72ND VENTURE LLC ST 1027 In Person 370.00 Payment Total: $370.00 cReceipt.rpt Page 1 of I Tuesday March 2008 April 2008 May 2008 O 8 1234 : 12 3 4 5 6 7 7 8 9 10 11 1. 5 6 7 8 9 10 11 12 13 14 14 15 16 17 18 1 12 13 14 15 16 17 18 19 20 21 21 22 23 24 25 • 19 20 21 22 23 April 2008 31 241 25 26 27 28 28 29 30 26 27 28 29 30 Day 99,267 Left Week 15 Appointments 8 00 30 9 00:Pre-App Carter Case 7404 SW Cherry Dr 503-223-3855 New Office Bldg 30 100° 30 11 00 30 12°° PM 30 1 00 30 2 00 30 3 00 30 4 0° 30 5 00 30 1r94/911nR o-'t7 Ann 1 n Nofiunrlr RPn/InPC 4 CITY of IGA- B III//�W GEOGRAPHIC INFORMATION SYSTEM Q VICINITY MAP 7404 SW Cherry Dr iiiiFIR LP o Z / * IIIJ nip. MI Qti olllirmir IT � SUBJECT SITE I 41/111111Fillil SANDBURG ST N 0 ,00 200 300 Feet only T R I , i Information on this map is for general location only and 11G, D should be verified with Me DevNOpment Services Division. 13125 SW Hall Blvd Tigard.OR 97223 (503)639-4171 http/w nv ci.tigard.or.us Community Development Plot date: Mar 24,2008;C:lmagic\MAGIC03.APR Vase Design Group 1314 NW Irving St Suite #203 Narrative Portland,Or 97209 503 223-3855 Phone 503 546-0946 Fax Proposed Building 7404 SW Cherry Dr 2S101DC06300 We are proposing a 2 story,9,600 sq ft office building. The building will be used for office space. Our proposed building includes 16 covered parking spaces. iiir• :viimitted, tranik Carter ase Applicant . --~ | • o • I _FIR LP • • // IMO , - Amp - . . ,, , .... I ... v \ , , 4Ib a_ii ! ,,, . . „ ....._. ' i ,/ , ■ • •,. \ \ \ \/ .. \ / ___., ss- ---...„.... \k ---\., „ , A c--/ r----- ,- ..._ : \______,..,. ,,.... ,..___. _____ . ,„,,,-.„, ,.,. 5 / .,. 1 \\..., i \ ---......'■s . . ^`V i maii..,.1„.. A..4.02 sis .... A....., prr- 1 ighwia itot ., • to ,! .. 1 . pm . i . —.� 1 II i1 .- :Elk E \ , i AI "1 momminow . 41. 1100,. i vi , . , ,' - : _► - : g/ _ _ ,� i .0► < - :, LI 11111.4tittii (D cff alilk st'OV b. 7A41 Y t.. MENERilk4d421MITI glii KM INIMEMEMIL Mini Zoog':moll Cf) i ; , CD 1 tw1, .... kl- _ N O O C j ' A rt) -• Cr z slag I \ • )//g [p Pice--?%ff . 5/4//1 '144-t' I ` ° rn i Case Design Group • { 1 g Sylvan Industries m Buildings _ interiors Planning N Kir NW Irvin 0203 7404 SW Cherry Drive 09 NJ Portland,Or 9209 y 5032233&55 Tigard, Or 503 546 0946 fax R 1W,-WM, CITY OF TIGARD, WASH! `'TON C COUNTY, OREGON. DECEMBER 20, 1997 N89°30'00"W 40.00 HELD 5/8" t THIS PLAT SUBJECT TO CONDITIONS OF AS PER P2 APPROVAL PER CITY OF TIGARD FILES I SDR 90-0021 AND MLP 90-0019 LOT 1 > 2nd B( . 262-333 (D2) - 2s _ w , ENTER N 89°24'00" y• 310.00 (D2) S . W . C HERRY D R . I .� ' IR, DOWN 0.4', N PING, AS PER P1 PARCEL d S 89° 24'00" E 270.77 2, D5 259.78 • 9 I - I ¢ 143.90 115.88 �� ©I,;d W to E) �°. R=21.00 �n I p I j U . rn r) o ^ Z W �' PARCEL 1 � v' ° � � � PARCEL 2 0) °o 0 3 I o m N 13,234 SF o 12,502 SF o 0) N Li_ �� 1 0 20 Cr) CD ° o niii!!! rn z z o I p Q cn • ......... m 10 D6 5 " 62 O w YPC" w $ 143.69 137.00 INITIAL POINT in I 0.71 w 03 E m . O O ' 7 70� o . °o SCALE: 1 „ 280.69 N 891°24'00" W 0 � O N N 89*24'00" W (D4) 285.69 (C) 130.00 0 0 0 0 0 z cc 1 cn 277-245 (D4) ,r) Z ' 1 20' i• U- A I A I"1 l A T l% Ik*".4 N AUG 1 8 2008 �� •�a Lll Clean Water Sell aes File Number By ( eanWafiez Services I 0 FS-c o�.S.a Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: - ra j 2. Property Information(examtple4111234AB01400) 3. Owner information Tax lot IO(s): Name: irk--p..%y Company: -12VNIk■ \tell*14le, L., G C , . Address: LP-©p Site Address: 2`e( `()r` City,State,Zip: -TS. — --�- City, State,.Zip: t' .a � � � Phonell=ax: Nearest Cross Street:_ cry , —1-1-1r4 E-Mail: 4. Development Activity (check all that apply) 5, Applicant Information ® Addition to Single Family Residence(moms,deck,garage) Nance: C.O.Jr i t,'. Lot LineAdjustrnent E3 Minor Land Partition .' Company tS� — i: N. ��ii • ® Residential Condominium © Commercial Condominium Residential Subdivision Address: .-1-' ® Commercial Subdivision. cr Single Lot Commercial 13 Multi Lot Commercial City,State,Zip: ,r" (.� P_f 4 'brier Phone/Fax: cD5 'j,.2 a 3855 E Mall: C. ..$ :1r: __ , q 6.. W#R the project Involve any off-site works ®mss Oislo ®Unknown Location and description of off-site works - 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Pertnits,Building Pernnits,Site Deyaloptnrint Permits,DEQ 1200-C Permit or other permits as Issued by the Department of Environmental Quality,Department of State Lands and/or Dt U't h not of the Army COE.All required permits and approvals must be obtained and completed under applicable local,state,and federal lax By signing this form,the Owner or Owners authorized agent Of representative,acknowledges and agrees that employees of Clean Water',.K wises have authority to enter the prn)ect site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to .it inject site. I certify that I am fan/ with the inform contained in this document,acrd to tale best of my knowl9dge and belief,this Information is true,camps r to,and accurate, PrintlType Name _ .�V—ke t— ux. • PrrnttType Tilde n'n1M i Signature r Date�li .ek Oge), FOR DISTRICT USE ONLY .�. C) Sensitive areas potentially exist on site or within 200'of the site. ME APPLICANT MUST PERFORM A SHE ASSESSMENT PRIOR'tip ISSUANCE OF A SERVICE PROVIDER LETTER If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources 1-4 essment Report may also be required. ® Based on review of the submitted materials and best available information Seris$&re areas do not appear to exist on site or within WI'of the site This Sensitive Area Pm Screening Site Assessment does NOT eliminate the need to evaluate and protect water qualify sensitive areas I I hay are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.021, It tied is and approvals must be obtained and completed under P pl�st applicable local,State;and federal law. [] Based on review of the submitted materials and best available information the above referenced project wit not sign mtly impact tine,,a Wing or potentially sensitive area(s)found near the site This Sensitive Area Pre-Screen/ng Site Assessment does NOT eliminate the need to evaluate and p re t additional water quality sensitive areas if they are subsequently discovered.This document win serve as your Service Provider letter as required by R9 it)union and Order 07-20,Section 3.02,1. All required permits and approvals must be obtained and completed under applicable local,state and feder t :a N. This Service Prattler Leifer Is not valid unlace CWS approved site plan(s)are attached. ►'<_ The proposed activity does not meet the definition of development or the tot was platted after 919/95 ORS 92.040(2). NO SITE rt.:.c ESSMENT OR SERVICE PROVIDE IS REQUIRED. Reviewed by C �`" ,4 4f r�----- n'ttom� Date s�.�,�o 25b0 S\'V X1:11 Cti:i'�1-141t4 s: l'li i iii:li� U,t,Z,Or U..,i... • al i1",? ih01!;1 0;.; Fax. 31J'J?i 44:9 •• JfI ie' e,'cns O apUro4sla ...pii G in ,A )D (i! (AA! 1 ---a. RECi E sFA Design Group, LIE STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING JUN 2 5 2009 1111111 9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223 CITY OF TIGARD P:503-641-8311 •F:503-643-7905•www.sfadesigngroup.com PLANNI�'' E ,� NGINEERINl PRELIMINARY INTERSECTION SIGHT DISTANCE CERTIFICATION June 24, 2009 City of Tigard 13125 SW Hall Blvd Tigard Or 97223 Attn: Greg Berry RE: Sylvan Industries—Prelim Site Distance Certification There are two proposed accesses onto SW Cherry Drive. The first proposed access (Access #1) is approximately 33' west of the east property line and the other access (Access #2) is approximately 44' east of the west property line. The speed limit along SW Cherry Drive is 25 M.P.H., based upon the posted speed limit, requiring 250 feet of sight distance in both directions, in accord with Code Section 501-8.5.F(4). As required by Code Sections 501-8.5-F(3)(a) and 501-8.5 F(3)(b), sight distance from Access #1 to SW Cherry Drive was measured to be more than 250 feet to the west of the access in one direction and to the intersection of SW Cherry Drive and SW 72nd Ave to the east of the access in the other direction. Sight distance from access #2 to SW Cherry Drive was measured to be 196 feet to the west of the access in one direction and to the intersection of SW Cherry Drive and SW 72nd Ave to the east of the access in the other direction. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 15 feet from the face of curb. In conclusion, I hereby certify that the intersection sight distance at the access onto SW Cherry Drive for the Sylvan Industries Development will adequately conform to the requirements for Clear Sight Distance in both directions as set forth in the Washington County Community Development Code once minimal brush is trimmed in the right of way west of the subject property. ��,p pROfFs�, f�� OtAB� /O estr.z. Air 67 if Brent E Fitch, P.E. 01$00 ' 19 494R 12,201. `r 'ANN T E . F� - E)11RATIOSI DATE le&Ail a rr * ve. New driveway New driveway to City standards 156' one f t wide to City standards 156' — 1 431 DU 2�k1-b`', visual i ^du SW Che Drive„ im i III/ .-0e i , 1 gii . ,-- �� clearance area Zv -•‘. . , ., k A . .' Ir. - 1 .:: pi ,4 d rdi 6.41 01. 0 . 049-.4.49i).0 ,,,ifi $rorAirma • . • --I itwirA- is) , „.__ 1■ •101 , iii►�, - illowlimixtra iii■■■ / I �b �'O 41 IIil!iii■ ' - �, Proposed Or11��r�0 j P.' Existing i N Office_ Office ,p, •arking I III/I�IIIL/�I� O I Building k�� - _ Building 41* Al °�. 9,600 sf ,-;�; L ,, (E)Parking il400 Sal lig i 2 story tt� ® Same ownership,./ n.NP Alk la” '1"1511‘ 'kit it i.--( - /2#, .-6 (el...(56 olo - 1 1 to iii *OE\ Armada ► ems\ _ b. VIV .___._. ._._.fg,... .___._ P - _ j 10 p 0 Site Plan -' LIN 1"=Zo�-o20'-0" Site area: 13,950 sf • Visual Clearance Diagram Impervious area: R��D Roof: 4,800 sf . Parking lot MAR 1 ' St walkways: 4,368 sf Total: 9,168 sf CITvO`- ;7 PLP.ti . Chapter 18.795 VISUAL CLEARANCE AREAS Sections: 18.795.010 Purpose 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations 18.795.010 Purpose A. Purpose. The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 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 and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030,using the standards in this chapter as approval criteria. 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. 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. 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. 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. Visual Clearance Areas 18.795-1 11/26/98 B. Non-arterial streets. I. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non- arterial street and a driveway,and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right- of-way or property line at points which are 30 feet distance from the intersection of the right-of- way line and measured along such lines. See Figure 18.795.1: Our proposal complies with Figure 18.795.1 for private access on a non-arterial street. acs • W k $0s eWsh.}of wi eo' 4-fret Y 4'reaf FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. • Visual Clearance Areas 18.795-2 11126/98 Narrative Proposed Building 7404 SW Cherry Dr 2S101DC06300 We are proposing a new 2 story, 9,600 sq ft office building. The building will be used for office space. Our proposed building includes 16 covered parking spaces. Narrative Proposed Building 7404 SW Cherry Dr 2S101DC06300 We are proposing a new 2 story, 9,600 sq ft office building. The building will be used for office space. Our proposed building includes 16 covered parking spaces. Approval Criteria: 18.520.010 Purpose: A. Provide range of commercial services for City residents: Our proposed development is consistent with the purpose as we are providing a use within easy walking distance of homes and other businesses. B. Facilitate economic goals: Our proposed development is consistent with the purpose as we are providing economic and employment opportunties. 18.745 Landscaping&screening: Our proposed development will conform to this section we have provided a landscape design to illustrate compliance. 18.755 Recycling Our proposed development will conform to this section we have provided a trash And recycling room within the building. 18.765 Off-street parking and loading: Our proposed development will conform to this section we have provided a parking plan to illustrate compliance. We have provided bike racks both inside and outside the building. 18.780 Signs: We are not proposing any signage at this time. 18.790 Tree Removal: There are no trees on the site. 18.795 Clear vision area: Our proposed development will conform to this section we have provided a site plan to illustrate compliance. Narrative Proposed Building 7404 SW Cherry Dr 2S101DC06300 We are proposing a new 2 story, 9,600 sq ft office building. The building will be used for office space. Our proposed building includes 16 covered parking spaces. Chapter 18.360 Site Development Review 18.360.090 Approval Criteria A. Approval Criteria.. 1. Our proposal complies with all of the applicable requirements of this title. 2. Relationship to the natural and physical environment. a.(1) Our proposed building is on site with no existing trees and no natural drainage ways. a.(2) The site is not subject to ground slumping or sliding. a.(3) The building will be located well away from existing buildings. a.(4) The building has been located with consideration for sun and wind b. Trees. There are none on this site c. Innovative methods... We are proposing a natural vegetated drainage swale for stormwater. 3. Exterior Elevations: Our project is not residential. 4. Buffering, screening.... a. Buffering shall be provided between different types of land uses We ae providing a landscaped buffer between our project and the recently vacated residential property to the west. See landscaping plan sheet SP2 for deails of the buffer. 5. through 7. Do not apply. Our project is not residential. 8. 100 year floodplain.... Does not apply 9. Demarcation of public, semi-public and private spaces for crime prevention. We will place appropriate signage to designate private property. 10. Crime prevention and safety. Our project will include the following features: a. Ground floor windows adjacent to the parking lot d. Exterior lighting will be designed with crime prevention in mind, especialy in the parking lot 11. Public transit. Does not apply. 12. Landscaping: a. We are providing landscaping in accordance with Chapter 18.745 see sheet SP2 13. Drainage: We have provided a drainage plan designed in accordance to the 1981 master drainage plan. 14. Provision for the disabled. Our proposed project will comply with ORS Chapter 447. Chapter 18.520 COMMERCIAL ZONING DISTRICTS Sections: 18.520.010 Purpose 18320.020 List of Zoning Districts :18320.030 Uses 18.520.040 Development Standards 18.520.050 Special Limitations on Uses 18.520.060 Additional Development and Design Guidelines 18.520.010 Purpose A. Provide range of commercial services for City residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the City so that residents can fulfill all or most of their needs within easy driving and, ideally within easy walking and/or biking distance of their homes. The location of land within each commercial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of commercial activity on established residential areas. At the same time, it is important to create more opportunities for mixed use, including residential, commercial and institutional activities, in new and re-developing commercial areas. B. Facilitate economic goals. Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the City limits, in compliance with the economic $$pp goals of the City of Tigard Comprehensive Plan. 18.520.020 0.020 List of Zoning Districts D. C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services,restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. This is the district in which our proposal falls,and our proposed uses are consistent with the intent of the zone. 18.520.030 Uses A. Types of uses. For the purposes of this chapter,there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030; 2. A restricted (R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional (C) use is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapter 18.370. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030; 4. A prohibited(N)use is one which is not permitted in a zoning district under any circumstances. B. Use table. A list of permitted, limited, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. We are proposing an office building and office uses are permitted outright in this zoning 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 Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: Our development proposal complies with the development standards for C-P zoning. Our lot size exceeds 6,000 sf, Our lot is 156'wide. We have a 20 foot setback to the west, We are under the 45 foot height limit. We cover less than 85% of the site. We have more than 15% landscaping. Chapter 18.705 ACCESS, EGRESS,AND CIRCULATION Sections: 18.705.010 Purpose 18.705.020 Applicability of Provisions 18.705.030 General Provisions 18.705.010 Purpose A. Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. 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. 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. C. Joint access. Owners of two or more uses, structures,or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Access,Egress,and Circulation 18.705-1 Code Update: 5/07 1. Satisfactory legal evidence shall be presented in the form of deeds,easements, leases or contracts to establish the joint use;and 2. Copies of the deeds,easements,leases or contracts are placed on permanent file with the City. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. 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; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall he 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; 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 Iighted 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. We are providing a concrete entry plaza in front of the building and a 5'-0"wide concrete walkway from the plaza to the existing City sidewalk on SW Cherry Drive. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director,the access proposed: a. Would cause or increase existing hazardous traffic conditions;or b. Would provide inadequate access for emergency vehicles;or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health,safety,and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street,other than an alley. Single-family and duplex dwellings are exempt from this requirement. 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.) 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. 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. 4. The minimum spacing of local streets along a local street shall be 125 feet. J. Minimum access requirements for commercial and industrial use. 1. Vehicle access,egress and circulation for commercial and industrial use shall not be less than 21 as nrovided in Table 18.705.3; Our proposal complies to the table below. TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required 2. Vehicular access shall be provided to commercial or industrial uses,and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. 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. L. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems,the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets,upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions;or b. Provide inadequate access for emergency vehicles;or c. Cause hazardous conditions to exist which would constitute a clear and present danger to the public health,safety,and general welfare. 2. To eliminate the need to use public streets for movements between commercial or industrial properties,parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; 3. To facilitate pedestrian and bicycle traffic,access and parking area plans shall provide efficient sidewalk and/or pathway connections,as feasible,between neighboring developments or land uses; 4. A decision by the Director per 18.705.030 K.1.-3.above may be appealed by means of a Type Il procedure,as regulated by Section 18.390.040,using criteria contained in Section 18.370.020 C3. (Ord. 06-20,Ord. 02-33) Chapter 18.745 LANDSCAPING AND SCREENING Sections: 18.745.010 Purpose 18.745.020 Applicability 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-vegetation 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; 2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas;and 4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. 18.745.020 Applicability A. Applicability.The provisions of this chapter shall apply to all development including the construction of new structures,remodeling of existing structures where the landscaping is nonconforming(Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type 1 procedure, as governed by Section 18.390.030,using the applicable standards in this chapter. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. 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. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning,trimming or otherwise so that: Landscaping and Screening 18.745-1 Code Update: 10/02 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access;and 3. It will not constitute a traffic hazard because of reduced visibility. C. Installation requirements.The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 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);and 3. Landscaping shall be installed in accordance with the provisions of this title. 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. 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). 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. 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. 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. Landscaping and Screening 18745-2 Code Update: 10/02 18.745.040 Street Trees C. Size and spacing of street trees 1. We have designed for street trees to comply with this section see Landscape Plan sheet #SP2. We are providing 2"caliper trees as required. 2. Spacing of trees by size. c. We are providing large trees @ 40'on center. d. Trees will not be planted within 20 feet of a street intersection,or within 2 feet of driveways,fire hydrants or utility poles. e. No new utility poles are planned. f. Tree pits will be located away from utilities. g. Tree pits will be located away from utilities. h. Trees will not be planted within 20 feet of light standards. i. Trees will not be planted within 20 feet of light standards. j. There are no overhead power lines. k. Trees will not be planted within 2 feet of lthe face of the curb. I. Trees will not be planted within 2 feet of hard surface paving or walkways. D. Pruning requirements Trees will be pruned as required by this section. E. N/A F. N/A G. N/A H. N/A 18.745.050 Buffering and screening A. General provisions. B. Buffering and screening requirements. 4. a. (2) We will provide 2"caliper medium-sized trees no greater than 30 feet apart. 4 b. We will provide a minimum of(20) 1 gallon shrubs per 1,000 sq ft in the required buffer area. 4c. The remianing area will be planted in ground cover. 5a. We will provide a 6 foot high wall. 8a. We will provide a 6 foot high stone wall. C. Setbacks for fences or walls. Our proposed wall will comply with the requirements of this section. E. Screening:special provisions. 1. Screening and landscaping of parking areas: a. (1) The parking areas will be screened by our proposed landscaping. (2) Landscaped planters will be used to screen the parking from the public right of way. (3) We propose a mixture of high &low plantings. (4) Trees will be equally distributed to mee this requirement. (5) Landscape islands will be a minimum of five feet wide and be properly protected from vehicular damage. 4. Screening of refuse containers. We are proposing an indoor trash room. F. Buffer matrix. We intend to use buffer D-3 Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE Sections: 18.755.010 Purpose and Applicability 18.755.020 Definitions 18.755.030 Materials Accepted 18.755.040 Methods of Demonstrating Compliance 18.755.050 Location,Design and Access Standards for Storage Areas 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition,for such uses. 18.755.020 Definitions A. Definitions. The following definitions apply to regulations governing the storage of solid waste and recyclable material contained in this chapter exclusively. 1. "Mixed solid waste"means solid waste that contains a mix of recoverable or recyclable materials and materials that are not capable of being recycled or recovered for further use; 2. "Source-separated recyclable" means, at a minimum, recyclable materials designated "principle recyclable materials"by the State Environmental Quality Commission under ORS 495.025, with the exception of yard debris. Currently these materials include newspaper, ferrous and non- ferrous scrap metal, used motor oil, corrugated cardboard, aluminum, container glass, office paper and tin cans; 3. "Storage area" means the space necessary to store mixed solid waste and source-separated recyclable that accumulate between collection days; 4. "Multi-unit residential building"means a structure that contains five or more dwellings units that share common walls or floors/ceilings with one or more units; 5. "Non-residential building" means a structure that is used for any non-residential function, including but not limited to office,retail wholesale/warehouse/industrial and institutional uses. 18.755.030 Materials Accepted A. Materials accepted. Except as provided for in 18.755.040 G and I, the storage area must be able to accept at least all "principle recyclable materials" designated by the Oregon Environmental Quality Commission and other source-separated recyclable the local government identifies by regulation. Mixed Solid Waste and Recyclable Storage 18.755-1 11/21VOR 18.755.040 Methods of Demonstrating Compliance A. Alternative methoo.of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchised hauler review and sign-off. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050,Location,Design and Access Standards,except as provided in 18.755.040 G; 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. C. Minimum standards method. 1. Description of method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction; 2. Typical application of method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; 3. Application requirements and review procedure: The size and location of the storage area(s)shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process,compliance with the general and specific requirements set forth below is verified; 4. General requirements: a. The storage area requirement is based on the predominant use(s) of the building, (i.e. residential, office, retail, wholesale/warehouse/ manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20% of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. b. Storage areas for multiple uses on a single site may be combined and shared. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43% of specific requirements). Where vertical or stacked storage is proposed, the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. Our proposal meets the minimum standards 5. Specific requirements: a. Multi-unit tcsidential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. b. Non-residential buildings shall provide a minimum storage area of 10 square feet,plus: (1) Office: 4 square feet/1,000 square feet gross floor area(GFA). 4 sq.ft x 9.6 =38 sf+ 10 sf=48 sq ft required 76 sq ft provided. Our proposal meets the minimum standards and we are providing Franchised hauler review and sign off. (2) Retail: 10 square feet/1,000 square feet GFA. (3) Industrial: 6 square feet/1,000 square feet GFA. (4) Institutional: 4 square feet/1,000 square feet GFA. (5) Other: 4 square feet/1,000 square feet GFA. D. Waste assessment method. 1. Description of method: The waste assessment method tailors the storage area size to a waste assessment and management program for the specific users of a new building; 2. Typical application of method: This method is most appropriate when the specific use of a building is known and the type and volume of mixed solid waste to be generated can be estimated; 3. Application requirements and review procedures: a. A pre-conference with the solid waste coordinator/plan check staff is required if the waste assessment method is proposed. The applicant shall obtain a waste assessment form from the local jurisdiction; b. The form shall be used to estimate the volumes of source separated recyclable/mixed solid waste generated. From this information, the applicant can design a specific management, storage and collection system. Techniques such as a compactor or cardboard baler may be implemented to minimize the square footage of the site which must be set aside for a storage area; c. The waste assessment form shall be completed and submitted with site plans required by the local jurisdiction. The plans must identify the size and location of interior or exterior storage area(s), specialized equipment, collection schedule, and other features required to accommodate the volumes projected in the waste assessment. The solid waste coordinator for the local jurisdiction shall review and approve the waste assessment as part of the site plan or development review process. 4. Specific requirement: The application shall demonstrate that the mixed solid waste and recyclable volumes expected to be generated can be stored in less space than is required by the minimum standards method. E. Comprehensive recycling plan method. 1. Description of method: The comprehensive recycling plan method is most appropriate when an applicant has independently developed a comprehensive recycling plan that addresses materials collection and storage for the proposed use; 2. Typical application of method: This method can be used when a comprehensive recycling plan has been developed for a specific facility. It is most suited to large nonresidential uses such as hospitals,schools and industrial facilities. The comprehensive recycling plan method can be used for new construction or expansion that is subject to full Site Development Review, as governed by Chapter 18.360; 3. Application requirements and review procedure: The comprehensive recycling plan shall be submitted to the local solid waste coordinator at the same time site plans are submitted for site plan review. The applicant shall submit plans and text that show how mixed solid waste and recyclable generated by the proposed development will be served under a comprehensive recycling plan. The location, design and access standards set forth in 18.755.050 are applicable to new storage areas only. F. Franchised hauler review method. 1. Applicability: The franchised hauler review method is only available in jurisdictions with franchise collection service areas because there is certainty as to which hauler will actually provide service to the proposed development,once it is constructed; 2. Description of method: This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; 3. Typical application of method: This method is to be used when there are unique conditions associated with the site, use or waste stream that make compliance with any of the other three methods infeasible. The objective of this method is to match a specific hauler program (e.g., types of equipment, frequency of collection) to the unique characteristic(s) of the site or development. The following constitute unique conditions: a. Use of either of the three other methods of compliance would interfere with the use of the proposed development by reducing the productive space of the proposed development, or make it impossible to comply with the minimum off-street parking requirements of the underlying zone; b. The site is of an irregular shape or possesses steep slopes that do not allow for access by collection vehicles typically used by the franchised hauler to serve uses similar in size and scope to the proposed use; c. The proposed use will generate unique wastes that can be stacked, folded or easily consolidated without the need for specialized equipment, such as a compactor, and can therefore be stored in less space than is required by 18.755.040 C. 5b. of this chapter. Mixed Solid Waste and Recyclable Storage 18.755-4 11/26/98 III 4. Application requirements and review procedure: The applicant shall work with the franchised hauler to develop a plan for storage and collection of source-separated recyclable and mixed solid waste expected to be generated from the new building. A narrative describing how the proposed site meets one or more of the unique site conditions described above plus site and building plans showing the size and location of storage area(s) required to accommodate anticipated volumes shall be submitted for Site Development Review,as governed by Chapter 18.360. Additionally, a letter from the franchised hauler shall be submitted at the same time that describes the level of service to be provided by the hauler, including any special equipment and collection frequency, which will keep the storage area from exceeding its capacity. 18.755.050 Location,Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance,described in 18.755.040 above. B. Location standards. 1. To encourage its use,the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; We are providing an indoor storage area which will co-locate recyclables and residual mixed solid waste. 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; We are providing an indoor storage area which will comply with Uniform Building and Fire Code requirements. 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C,design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. D. Access standards. 1. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day,and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. • Mixed Solid Waste and Recyclable Storage 18.755-6 11/26/98 Yripacf tu d u _J Impact Study: The effects of this development on public facilities and services will be minor. The infrastructure for this type of office development is already in place and our proposed development is very small. Our proposed development will have no adverse affect on private property uses in the area. Transportation system: Cherry Drive is fully built out o commercial City standards and can easily handle the small amount of traffic our project will create. Drainage system: There is no City storm drainage system available therefore we will be handling stormwater on site. Water system: The site is currently served with City water in the appropriate amount. Sewer system: The site is currently served with City sewer in the appropriate size. Noise impacts: Our proposal will consist of professional offcie tenants and will create very little noise The Parks System: Does not apply. Respectful) su•miffed, Carter Case, A. • ic., t phone: 503 223 3855 fax: 503 546 0946 e mail: casedesigngroup @comcast.net p* R * I * D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 February 10, 2009 Carter Case Case Design Group casedesiszngroup@comcast.net 503-223-3855 Re: Sylvan Industries at 7074 SW Cherry Dr in Tigard,OR We have reviewed the site plan for Sylvan industries at 7074 SW Cherry Dr in Tigard, OR. According to our conversations with Mr. Case, the property will be using residential style roll carts for the garbage and recycling.With this in mind,the size and location of the enclosure does not affect our collection because all roll carts will need to be brought out to the curb on Cherry Dr for collection.This placement will be done by the tenant. If at anytime the customer chooses to use a front-load container, the enclosure and container location will need to be reevaluated. Front-load containers can not go in the enclosure as it is planned. If you have any questions, feel free to contact me. Sincerely, Kristin Leichner Pride Disposal Co. (503) 625-6177 ext: 124 l ristinl@pridedisposal.com via.±-er Qucklialij REF) rt RECEIVED AUG 1 8 2009 Preliminary Hydrology Report CITY OF TIGARD t FLANNI GIENG1NEERING Sylvan Industries,Tigard,OR This report presents the results of our preliminary hydrological study conducted by Convergent Pacific(CP) for the above referenced project.The purpose of this study was to evaluate storm runoffconditions at the site and to provide stormwater quality management plan and stormwater disposal approaches. SITE DESCRIPTION The proposed site is located at 7404 SWCherry St in Tigard,Oregon. It is roughly 0.34 acres in size and generally slopes from east to the west. EXISTING CONDITIONS The existing site slopes from the east to the west at 6.5%. The existing drainage discharges at the southwest corner of the property.The existing site consists mainly of grass and some small trees. An existing parking lot is to the north of the site. PROPOSED CONDITIONS The proposed development includes an office building and a new parking lot connecting to the old parking lot. The proposed site will be divided into 2 basins. The runoff from the parking lot will be collected in a catch basin then will be piped to the extended dry basin. The downspouts from the new office building will also drain into the extended dry basin. An extended dry basin will be used to account for water quality and water quantity. The extended dry basin meets the minimum design criteria specified in the Clean Water Services Design and Construction Standards 2007. See Appendix A for the site plan. DOWNSTREAM IMPAC t The peak runoff rate for the proposed site does not exceed the pre-development rate for the 25 year storm event.There will be no impact to the downstream waterways. QUANTITY CONTROL ANALYSIS AND DESIGN Existing Basin SIil1I I Method, Rainfall 3.90"25 year storm event Area=0.337 acres, Pervious Hydraulic group C Tc= 8.5min Q=0.10cfs See Appendix B for calculations Proposed Basin SBUI I Method, Rainfall 3.90"25 year storm event Parking Lot Building Remaining Area Impervious Area 0.134 Acres 0.114 Acres 0.00 Acres Sylvan Industries Prdiminary Hydrology Report Pagc I of 2 • I Pervious Area 0.00 Acres 0.00 Acres 0.089 Acres Te 3.1 Min 3.3 Min 8.4 Min Q 0.12 cfs 0.11 cfs 0.03 cfs Total Q=0.25 cfs See Appendix 13 for calculations Water Quaintly/Quality Pond Storage Size —4.00'W X 60.00'L X 2.00'H Prismatic,Side Slope 311:1 V Available Storage= 1,344 cf 6"Orifice 1.75' above pond bottom See Appendix B for Calculations WATER QUALITY DESIGN Water Quality Volume(eu.tl)=0.36(in)X Area(sq tl)/12(in/fl) =0.36 X 10822.2/ 12 = 324.67(cu.fl) Water Quality Flow(cfs)=Water Quality Volume(cu.t1)/ 14,400 sec =0.0225 cfs Orifice Size 1)(in)=24*[Q/(C[2gHt5)/pijo.5 D=24*1(324.7/(48*60*60))/(0.62[2*32.2*4/310.5/piJO 5 D=0.25 in The extended dry basin will act as a water quantity facility and a water quality facility. The minimum water quality detention volume is equal to the calculated water quality volume above. Water quality in this development exceeds the current code requirements. SOILS EVALUATION The soils on the site consist of Cornelius and Kinton Silt Loam,2 to 7 percent slopes. The hydrologic soil group for these soils is"C" Sincerely, Convergent Pacific LLC G. Hardy Li, PE Sylvan industries Preliminary Ilydnrkogy Report Page 2 Ur 2 Appendix A Development Plan 19 S.W. Cherry jr. i 212,30 / — Scale: 1"=20' o213.70 / i ---.213.55 DOWN SPOUT BASIN 2 (BUILDING ROOF) N IMPERVIOUS AREA cu N = 0.114 ACRES 213,50 t 213.50 A A 1 fA_A 1ST FF. 214.00 ® BASIN 1 CATCH BASIN IMPERVIOU AREA I RIM: 213.40 0.134 A ES 4 IE OUT: 211.00 10" PVC 1 _ SPILLWAY :—. - 23.50 `� ( �— I� DOWN SPOUT 0 RIPRAP 1' FREEBOARD IE OUT: 205.00 I ELEV� 2%\ ELEV: 205.00 203.�t i 1 ELEVI 202.00 r r r 2' 6' 4' 6' 2' F"1--- aCT10N A—A R. b.l. 1r ea 41.414,. •7r am F.w... r., K I'.20' mom &AL,. CONVERGENT PACIFIC SYLVAN INDUSTRIES ^istma y 4979 441 CENTER 97221 SW CHERRY ET. • ---- - rqi ' TfEARD,OREGON 97221 f...i u. — — n ED3-•1149•9 Pr 993-7474479 SITE PLAN • S.W. Cherry Dr. 212.30 213,70 \I / 2 ) L. r � 213.55 l DOWN SPOUT er i BASIN 2 (BUILDING'; ROOF) `y IMPERVIOUS AREA 0.114 ACRES _ 213.50 213,50 t I 1ST FF. 214.00 „ A ® BASIN 1 CATCH BASIN IMPERVIOU AREA RIM: 213.40 = 0.134 A ES f IE OUT: 211.00 10” PVC d 213.50 L_ `* I DOWN SPOUT 1' FREEBOARD 2-/ ELEV: 1.:\ ELEV: 205.00 3' 203.91 = 3:1 ELEV: 202.00 2' 6' 4' 6' 2' Hill— SECTION A-A Designed By. Scale: Drawn By: iii CONVERGENT PACIFIC 1�-20 BL i-or-`.V� Filename: W*^m•L ] 8975 SW CENTER STREET Checked By: `+ww TIGARD, OREGON 97221 Contract No.: Approved By: T:503-747-3569 F:503-747-3579 Dote: 8/25/2008 Sao wate 1Re4crt Appendix B Stormwater Calculations Existing Basin Type IA 24-hr Rainfall=3.90" Prepared by Convergent Pacific, LLC Printed 12/10/2008 HydroCADO 8 50 s/n 005842 ©2007 HydroCAD Software Solutions LLC Page 1 Summary for Subcatchment 1: Exisiting Basin Runoff = 0.10 cfs @ 8 00 hrs, Volume= 0.036 af, Depth> 1.27" Runoff by SBUH method, Split Pervious/lmperv., Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (ac) CN Description 0.337 74 >75% Grass cover, Good, HSG C 0.337 74 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 100 0.0840 0.24 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 2.00" 1.5 105 0.0287 1.19 Shallow Concentrated Flow, Shallow Flow Short Grass Pasture Kv= 7.0 fps 8.5 205 Total Subcatchment 1: Exisiting Basin Hydrograph 0 11 ❑Runoff 0105 0 5 Type IA 24-hr 009 Rainfall=3.90" 0085 008 Runoff Area=0.337 ac 0001 Runoff Volume=0.036 af `x`06 I Runoff Depth>1.27" 0 055 ub 1Z 005 / ''j�� Flow Length=205' 0 045 0.03s / �I/��//�I/' Tc=8.5 min 003 / // ///I/////////// %%/0 0025 0 02 0.015 001 / 0 005 — — — — 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Proposed Basin- detention Type IA 24-hr Rainfall=3.90" Prepared by Convergent Pacific, LLC Printed 12/10/2008 HydroCAD®8.50 s/n 005842 ©2007 HydroCAD Software Solutions LLC Pape 4 Z Time span=5.00-20.00 hrs, dt=0.05 hrs, 301 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1: Parking Lot Runoff Area=0.134 ac 100.00% Impervious Runoff Depth>2.92' Flow Length=188' Tc=3.1 min CN=0/98 Runoff=0.12 cfs 0.033 af Subcatchment 2: Building Runoff Area=0.114 ac 100.00% Impervious Runoff Depth>2.92" Flow Length=129' Slope=0.0050'P Tc=3.3 min CN=0/98 Runoff=0.11 cfs 0.028 of Subcatchment 3: Remaining pervious area Runoff Area=0.089 ac 0.00% Impervious Runoff Depth>1.27" Flow Length=155' Slope=0.0625'P Tc=8.4 min CN=74/0 Runoff=0.03 cfs 0.009 of Pond 4P: Water Quantity/Quality Pond Peak Elev=203.91' Storage=1,243 cf Inflow=0.25 cfs 0.070 of Outflow=0.07 cfs 0.043 af Total Runoff Area=0.337 ac Runoff Volume=0.070 af Average Runoff Depth=2.48" 26.41%Pervious=0.089 ac 73.59%Impervious=0.248 ac Proposed Basin-detention Type IA 24-hr Rainfall=3.90" Prepared by Convergent Pacific, LLC Printed 12/10/2008 HydroCAD®8.50 s/n 005842 ©2007 HydroCAD Software Solutions LLC Page Summary for Subcatchment 1: Parking Lot [491 Hint: Tc<2dt may require smaller dt Runoff = 0.12 cfs @ 7.86 hrs, Volume= 0.033 af, Depth> 2.92" Runoff by SBUH method, Split Pervious/lmperv., Time Span= 5.00-20.00 hrs, dt=0.05 hrs Type IA 24-hr Rainfall=3.90" Area (ac) CN Description 0.134 98 Paved parking &roofs 0.134 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 0.9 56 0.0267 1.09 Sheet Flow, Flow to inlet Smooth surfaces n= 0.011 P2= 2.00" 2.1 47 0.0021 0.38 Sheet Flow, Flow to inlet Smooth surfaces n=0.011 P2= 2.00" 0.1 85 0.0706 13.88 7.57 Circular Channel (pipe), Pipe flow to WQ facility Diam= 10.0" Area=0.5 sf Perim= 2.6' r= 0.21' n=0.010 PVC, smooth interior 3.1 188 Total Subcatchment 1: Parking Lot Hydrograph 0 Runoff 0.13 I u zy 0.12 ,� Type IA 24-hr aF 0.11 ' Rainfall=3.90" 0 1 Runoff Area=0.134 ac 009 Runoff Volume=0.033 af ° / Runoff Depth>2.92" 001 / E °0; Flow Length=188' 0-� j Tc=3.1 min °°� i/� CN=0/98 0 02 003 �� ,i�i/j''I�i��i��i�i��i��i��i��i�i��i�i� 001 0 / 7 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 10 Time (hours) Proposed Basin-detention Type IA 24-hr Rainfall=3.90" Prepared by Convergent Pacific, LLC Printed 12/10/2008 HydroCAD®8.50 s/n 005842 ©2007 HydroCAD Software Solutions LLC PaQe c 4 Summary for Subcatchment 2: Building [49] Hint: Tc<2dt may require smaller dt Runoff = 0.11 cfs @ 7.86 hrs, Volume= 0.028 af, Depth> 2.92" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 5.00-20.00 hrs,dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (ac) CN Description 0.114 98 Paved parking& roofs 0.114 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 3.3 129 0.0050 0.66 Sheet Flow, Gutter Smooth surfaces n= 0.011 P2= 2.00" Subcatchment 2: Building Hydrograph 1. 0 115 / 0 RUnOH 011 (ottds 0.10 Type IA 24-hr 0.095 If Rainfall=3.90" 0.09 0,085 Runoff Area=0.114 ac 008 00/5 Runoff Volume=0.028 af 007 0065 . ` Runoff Depth>2.92" 0 06 0 0 055 Flow Length=129' 0 05 5 SIoPTco 5, 3.3min u 0s ��i 25 iii C N=0/98 0 02 0 01 001 0005 / — 0 Y / . 5 6 / 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Proposed Basin- detention Type IA 24-hr Rainfall=3.90" Prepared by Convergent Pacific, LLC Printed 12/10/2008 HydroCAD®8.50 s/n 005842 ©2007 HydroCAD Software Solutions LLC Page 4rl Summary for Subcatchment 3: Remaining pervious area Runoff = 0.03 cfs @ 8.00 hrs, Volume= 0.009 af, Depth> 1.27" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" Area (ac) CN Description 0.089 74 Pervious Area 0.089 74 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.9 100 0.0625 0.21 Sheet Flow, Sheet Flow Grass: Short n=0.150 P2=2.00" 0.5 55 0.0625 1.75 Shallow Concentrated Flow, Shallow Flow Short Grass Pasture Kv= 7.0 fps 8.4 155 Total Subcatchment 3: Remaining pervious area Hydrograph 0 03 0 Runoff 0.028 003Os 0 026 , Type IA 24-hr 024 , Rainfall=3.90" 022 110 Runoff Area=0.089 ac ° Runoff Volume=0.009 af 0 018 0016 / Runoff Depth>1.27" U014 4 Flow Length=155' 001.2 Slope=0.0625 'I' 0 008 i��i��i�i��i� iimin 0 006 — 0 004 0 002 ° . . 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 �) Time (hours) Proposed Basin- detention Type IA 24-hr Rainfall=3.90" Prepared by Convergent Pacific, LLC Printed 12/10/2008 HydroCAD®8.50 s/n 005842 ©2007 HydroCAD Software Solutions LLC Page SG" Summary for Pond 4P: Water Quantity/Quality Pond [82]Warning: Early inflow requires earlier time span Inflow Area = 0.337 ac, 73.59% Impervious, Inflow Depth> 2.48" Inflow = 0.25 cfs @ 7.89 hrs, Volume= 0.070 af Outflow = 0.07 cfs @ 9.16 hrs, Volume= 0.043 af, Atten= 71%, Lag= 76.1 min Primary = 0.07 cfs @ 9.16 hrs, Volume= 0.043 of Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs. dt= 0.05 hrs Peak Elev= 203.91'@ 9.16 hrs Surf.Area= 1,105 sf Storage= 1,243 cf Plug-Flow detention time= 318.3 min calculated for 0.042 of(61%of inflow) Center-of-Mass det. time= 149.6 min( 808.4-658.8 ) Volume Invert Avail.Storage Storage Description #1 202.00' 1,344 cf 4.00'W x 60.00'L x 2.00'H Prismatoid 2=3.0 Device Routing Invert Outlet Devices #1 Primary 203.75' 6.0"Vert.Orifice/Grate C=0.600 Primary OutFlow Max=0.07 cfs @ 9.16 hrs HW=203.91' (Free Discharge) L1=OrificelGrate (Orifice Controls 0.07 cfs @ 1.36 fps) Pond 4P: Water Quantity!Quality Pond Hydrograph ❑Inflow II 0 28 Fits as ❑Primary 026 Inflow Area=0.337 ac 024 Peak Elev=203.91' 0.22 02 Storage=1,243 cf Q,8 x 016 rjj 014 • 0 12 �! 008 .� 007 i, !�'!/ 006 004 v, 0 02 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) g pp 0! Japed yxoq oc/ LI �rax AFFIDAVIT OF MAILING/POSTING 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, C 'Q ,being duly swam,depose and say that on the `Z day of_ c-113--\ , 20 C9-o,I caused to have d to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 1 4 Chi k- (),o r 'SX'J,& ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were 4posited on the date indicated above in the United States Post Office located at 4 D IJt,) a 1 with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: i, ,do affirm that I am(represent)I.he party initiating interest in a proposed land use application for affecting the land located at(state the approximate location(s)IF no address(s) and all tax lot(s)currently registered) 74x4 506c42.3ix. Oki' and did on the 2,'=k4"---clay of ,20 0 pe:sonallypost notice indicating that the site may be proposed for a t+e_C)e\se--\dvvr6nA-PA3'ick,iancl use application,and the time, date and place of a neighborhood meeting to discuss the proposal. r` The sign was posted at -740 S W ��'( t fie-/dk 4 e 4? (state location you posted notice on pro.erty) Sigva�tare (In the p — nce of a Notary Public) (THIS SE("HON FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 0 a ' ) County of (1/4.lti, ) ss. Subscribed and sworn/affirmed before me on the CI f day of ,20 o i OFFICIAL SEAL V l/ � JUSTIN WHITE . . ,_ i NOTARY PUBLIC OREGON COMMISSION NO. 425252 1 t NOT ,'Y PUBLIC OF OREGON MY COMMISSION EXPIRES JAN.22 201.9 _ My Commission Expires: is\cu o\maters\neighborhood mxbngs\af5davit of mas1ing-poscog neighborhood meering,doc Page 5 Notice of Neighborhood Meeting 7/ 29/6/08 Case Design Group is repesenting Sylvan Industries, owner of the property located 7404 SW Cherry Drive in the C-P (Professional Commercial zone). More specifically shown by the attatched map. We are proposing to build a new two story 19,600 square foot office building at this location with parking for 18 cars under. The building will house Sylvan Industries Corporate offices and some professional office space. We would like the opportunity to present our proposal to you. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City of Tigard. This meeting gives you the opportunity to share with us any special information you know about the property involved. MEETING DATE: August 20,2008 MEETING TIME: 7:00 pm MEETING LOCATION: Sylvan Industries 7400 SW Cherry Drive Resspetful submitted, --al-Om/ phone: 503 223 3855 fax: 503 546 0946 e mail: casedesigngroup@comcast.net Neighborhood ivieeting minutes: MEETING DATE: August 20,2008 MEETING TIME: 7:00 pm MEETING LOCATION: Sylvan Industries The meeting consisted of a fairly lengthy discussion about parking in the adjacent residential area to the West of our site. We explained what type of tenants the building would have and that there would very little customer traffic. The bulk of the office space will be used by Sylvan Industries which does not deal with the general public. Other issues raised were security and exterior lighting. The attendees seemed satisfied with our solutions. Meeting adjourned at 7:42 pm. Respectfully submitted, art- ase, Applicant phone: 503 223 3855 fax: 503 546 0946 e mail: casedesigngroup @comcast.net .r,,y/xdO 417 q 1777ht 2L" !S -1.3-10&W(:) LAND USE PROPOSAL DESCRIPTION Ts. 120 DAYS = 12/16/2009 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2008-00008 FILE TITLE: SYLVAN INDUSTRIES APPLICANT/ APPLICANT'S OWNER: 72ND Venture LLC REP.: Carter Case By C.Digman&S.Wilson Case Design Group 7400 SW Cherry Drive 1314 NW Irving#203 Portland,OR 97223 Portland,OR 97209 REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. `LONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLI CABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: AUGUST 20,2009 COMMENTS ARE DUE: SEPTEMBER 3, 2009 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: SEPTEMBER 23, 2009 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY:A LAP ® DRAINAGE PLAN ® IMPACT STUDY ® SITE PLAN ® STORM WATER ANALYSIS ❑ TRAFFIC STUDY ® NARRATIVE ® TREE PLAN ® OTHER MISCELLANEOUS STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 718-2434 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigti , OR 97223 ,N • : August 19, 2009 T AR Carter Case Case Design Group 1314 NW Irving #203 Portland, OR 97209 RE: Completeness Review- Sylvan Industries, Case File No. SDR2008-00008 Dear Mr. Case: The City received your additional application materials for Site Development Review (SDR2008-00008) on August 18, 2009 to construct a new two-story 9,600 square foot commercial office building. Submittal of the updated envelopes and revised Hydrology and Storm Water reports changes the date your application has been deemed complete from August 3rd to August 18th. The development review will be completed in approximately five to six weeks and the state mandated 120-day maximum review period for a local land use decision will be extended to December 16, 2009. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, `ter Gary Pagen techer Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 City of Tigard, Oregon 13125 SW Hall Blvd. • Tip..., OR 97223 .. August 5, 2009 T I GARD Carter Case Case Design Group 1314 NW Irving#203 Portland, OR 97209 RE: Completeness Review- Sylvan Industries, Case File No. SDR2008-00008 Dear Mr. Case: The City received your supplemental application materials for Site Development Review (SDR2008-00008) on August 3, 2009 to construct a new two-story 9,600 square foot commercial office building. Staff has completed a preliminary review of these additional submittal materials and determined that your application can be deemed complete. The review will be completed in approximately five to six weeks. The state mandated 120-day maximum review period for a local land use decision will begin from the date of this letter. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, ' - Gary Pagenstecher Associate Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 LETTER OF TRAN MJD 5FA Design Group, LLC SfIliall STRUCTURAL I CIVIL I LAND USE PLANNING JUN 2 5 2009 9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223 CITY OF TIGARD PHONE(503)641.8377 FAX(503)503643.7905 PLANNIMG/ENGINEERING Date: 6/25/09 Job No: Attention: Greg Berry or Gary Pagenstecher __ .......... µ RE: Sylvan Industries To: City of Tigard WE ARE SENDING YOU VIA: ❑ Messenger ❑ U.S. Mail ❑ Overnight Courier ❑ Hand Deliver ['Shop Drawings El Prints ❑Samples ❑ Specifications ❑Plans ❑Copy Of Letter ❑Change Order El CD COPIES DATE NO. DESCRIPTION 1 6/24/09 Preliminary Site Distance Certification THESE ARE TRANSMITTED as checked below: ® For your use El Approved as submitted ❑ Resubmit copies for approval ❑ For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections El Return corrected prints ❑ For review&comment ❑ El For BIDS DUE ,20 PRINTS RETURNED AFTER LOAN TO US REMARKS Copy To: Signed: Josh Komp City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga, OR 97223 11 March 13,2009 1111 m • Carter Case Case Design Group T I G A R D 1314 NW Irving#203 Portland, OR 97209 RE: Completeness Review- Sylvan Industries, Case File No. SDR2008-00008 Dear Mr. Case: The City received your supplemental application materials for Site Development Review (SDR2008-00008) on March 10, 2009 to construct a new two-story 9,600 square foot commercial office building. Staff has completed a preliminary review of these additional submittal materials and has determined that the following additional information must be submitted to complete your application: V Public Facility Plan Checklist: Please provide the Preliminary Sight Distance certification identified in the enclosed completeness checklist for public facilities. Any questions regarding these issues should be directed to Greg Berry, Development Review Engineer (503-718-2468). 1/ Envelopes with Postage. Addresses must have been obtained from the City within the previous three months from the date of application completeness. Contact Patty Lunsford, Planning Secretary, 503-718-2438. Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes for notice of development review and subsequent notice of decision. 7 Number of Application Copies. Please submit ten (10) full sets of your application materials (each set shall be bound and an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit six (6) reduced plan sets only (if legible) and one (1) reduced set of plans at 8 1/2" x 11" required for our records. Once this additional information is submitted,your application may be deemed complete. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, Gary Pagenstecher Associate Planner End: Public Facilities Checklist C: SUB2008-00008 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: SDR 08-08 Carter COMPLETENESS CHECKLIST Date: March 10, 2009 GRADING • Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? No ❑ Adjacent parcel grades shown. N.A. ❑ Geotech study submitted? N.A. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. • Street name(s) shown. _ ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Not required ❑ Future Street Plan: Must show street profiles, topo Not required on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Not required. ❑ Street grades compliant? N.A. ❑ Street/ROW widths dimensioned and appropriate? N.A. ❑ Private Streets? Less than 6 lots and width N.A. appropriate? ❑ Other: Preliminary sight distance Provide evaluation (TMC 18.705.030 H1) SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? Lot to east is shown to be served from 72nd WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ® Proposed fire protection system shown? 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? N.A. ❑ Storm stubs to adjacent parcels required/shown? _ N.A. The submittal is hereby deemed n COMPLETE ® INCOMPLETE By: 2- ( Date: March 10, 2009 REVISED: 03/10/09 Case Design Group Buildings Interiors Planning RESPONSE: D E(:r u l'D 4 1314 NW Irving #203 MAR 1 0 1009 Portland,Or 97209 503 223 3855 March 9, 2003 CITv OF T'G ARD fax 503 546 0946 Greg Berry City Engineer Tigard,Or Re: Sylvan Industries 3404 SW Cherry Drive Tigard,Or APPLICATION #SDR 08 08 has been revised as follows: Please note the following items regarding the Public Facility Checklist: Street issues: See SP1 for items. Note:utilities are underground not overhead. Sanitary sewer issues: See SP1 for Utility Plan Note: Service from the lot to the east goes to the existing line in SW 72nd Water issues: See SP1 for Utility Plan See Site Plan for(E)hydrant location. Storm drainage issues: See SP1 for Utility Plan Sr SP3 for drainage plan. Respectfully submitted, Carter Case Applicant City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga..a, OR 97223 January 23,2009 m U • Carter Case TIGARD Case Design Group 1314 NW Irving#203 Portland, OR 97209 RE: Completeness Review- Sylvan Industries, Case File No. SDR2008-00008 Dear Mr. Case: The City received your application for Site Development Review (SDR2008-00008) on December 29, 2008 to construct a new two-story 9,600 square foot commercial office building. Staff has completed a preliminary review of the submittal materials and has determined that additional information is required before the application can be deemed complete. The following additional information must be submitted to complete your application: ,L VConstruction Cost Estimate: Fees for Site Development Review are based on construction cost estimates. Please submit a construction cost estimate that demonstrates the project's value in support of the fee paid for a project under one million dollars or to otherwise adjust the fee if it exceeds that amount. Narrative: You submitted a narrative that states that the project conforms to the respective section without providing findings to specific applicable Tigard Development Code standards. To ensure that you have accurately identified and sufficiently addressed all the applicable standards, please revise your narrative to include each applicable standard, the facts of your proposal applicable to meeting the standard and a conclusion whether the standard has been met. Simply referring to the plan set is insufficient. The following items identify some of the specific standards you must address. The responsibility to identify and sufficiently address all the applicable standards is the applicant's. t/Site Development Review: Your narrative does not address the standards in 18.360.090. Please revise your narrative accordingly. Commercial Zoning Districts: Your narrative does not identify the applicable zone and does not address uses permitted in the zone, or the underlying development standards for the zone. Please revise your narrative to address all of the applicable standards. Mixed Solid Waste Disposal: Your narrative states trash and recycling will be provided indoors. Please revise your narrative to address the applicable standards in 18.755 and provide a letter from Pride Disposal that your proposed plan is acceptable to them. ✓Access and Egress: Your narrative does not address the standards in Section 18.705 for required walkway locations. Please revise your narrative to apply the design and location standards for walkways. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ✓Landscaping and Screening: Your narrative does not address the standards of section 18.745. Please revise your narrative to address the applicable standards of this section including 18.745.050.E for parking lot landscaping. ✓Visual Clearance Areas: Your narrative states that the proposed development will conform However, your site plan does not show the visual clearance areas. Please revise your narrative to address 19.795 and your site plan to show the visual clearance areas. Public Facility Plan Checklist: Please address the street, sewer, water, and storm drainage issues identified in the enclosed completeness checklist for public facilities. Any questions regarding these issues should be directed to Greg Berry, Development Review Engineer (503-718-2468). Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 503-718-2434. Sincerely, Gary Pagenstecher Associate Planner End: Public Facilities Checklist C: SUB2008-00008 Land Use File 2 LAND USE APPLIC kTION Project: SitVAN/no✓s7rai6-s COMPLETENESS REVIEW COMPLETE 7INCOMPLETE STANDARD INFORMATION: Deed/Title/Proof of Ownership ..E. Neighborhood Mtg.Affidavits, Minutes, List of Attendees Impact Study(18.390) �� USA Service Provider Letter .ti°❑� Construction Cost Estimate ii, Envelopes with Postage(Verify Count) ❑ #Sets Of Applicationvlaterials/Plans-"Paper Copies" Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: Building Footprint Size /1-21 /0 of Landscaping On Site /2"-----%of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: A- ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach and Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map .0"" Architectural Plan / / Tree Inventory Existing Conditions Plan ,Et Landscape Plan Site Plan ❑ Lighting Plan ' 4T-REE PLAN l MITIGATION PLAN: ❑ El ❑ El ADDITIONAL REPORTS: (list any peci-I repo's) El Mit...........L__ N OV* , i ./, ',,, 'Id) 0 CI CI C7 CI RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center)) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ❑ 18.705(Access/Egress/Circulation) Z 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) D 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) [(] 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards) El 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) - El 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) O 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) Z 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18,620(Tigard Triangle Design Standards) Z 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised1land use application completeness review.dot REVISED: 6-Jun-07 CITY OF TIGARD Date: 29 vc- LAND USE APPLICATIONS �-� BASIC SUBMITTAL REQUIREMENTS Project: c t _ ,., !„0, /e, ( APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. > Include this form with submittal packet. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. > Three copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed complete. > Each packet must be collated. • Plans are required to be a minimum of 24" x 36". > Plans must be FOLDED,rolled plans are not accepted. 1 Applicant Staff Documents, Copies and Fees Required -- mpleted Master"Land Use Permit" Application with property owner's signature or name rr V of agent and letter of authorization Title transfer instrument or grant deed ,---- _ ✓ Written summary of proposal 7 ? Narrative demonstrating compliance with all applicable development standards and approval h•-•"" criteria (as specified in the Pre- Application Conference notes) �Documentary evidence of Neighborhood Meeting:Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets - _ 1-. ✓ Service Provider Letter v ✓ Impact Study per Section 18.390.040.B.2(e) G--Na u 7 ,� y of the Pre-Application Conference notes A)4 y-P ` ✓ Filing Fee (see fee schedule) >/ 7 Preliminary Sight Distance Certification F s- ✓ Preliminary Storm Calculations re,- Arborist Report _4- ,c,/, Traffic Report (if Required) /) r- Maps or Plans (Plans must be at least 24" x 36") 1— Architectural Drawings (elevations &floor plans) v- s.- Existing Conditions Map L.— Landscape Plan v ✓ Preliminary Grading/Erosion Control Plan rvi-- _ Preliminary Partition/Lot Line Adjustment Plan /{/), v ✓ Preliminary Storm Drainage Plan , - Preliminary Utilities Plan /� Public Improvements/Streets Plan ✓ ,/ Site Development Plan ✓t-1 Subdivision Preliminary Plat Map ll/f Topography Map ;l, # Tree Preservation/Mitigation Plan /`r� yam" ✓ Vicinity Map > Once your application has been deemed complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: Two (2) sets of stamped,addressed# 10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size (# 10),addressed with 1" X 4" labels (please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee(please see request for 500'property owner mailing list form). I:\CURPLN\Masters\Submittal Requirements Check List.doc (Updated:20-May08) PUBLIC FACILITY PLAN Project: SDR 08-08 Carter COMPLETENESS CHECKLIST Date: December 28, 2008 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? No ❑ Adjacent parcel grades shown. N.A. ❑ Geotech study submitted? N.A. STREET ISSUES n Right-of-way clearly shown. Show Cherry Dr ROW ❑ Centerline of street(s) clearly shown. Show centerline and 27'to ROW, required dedication ® Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Show includin planter strip ❑ Street profiles shown. Not required ❑ Future Street Plan: Must show street profiles, topo Not required on adjacent parcel(s), etc. I , Traffic Impact and/or Access Report Show east edge of driveway is at least 150' from west side of 72nd ROW(TMC 18.705.030 H.2.) Provide preliminary sight distance evaluation(TMC 18.705.030 H1) I I Street grades compliant? N.A. n Street/ROW widths dimensioned and appropriate? N.A. ❑ Private Streets? Less than 6 lots and width N.A. appropriate? Other: Correct address on SP1. Show overhead utilities along Cherry Dr. SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show including existing line serving the lot to the east I I Stubs to adjacent parcels required/shown? Show how continuous service will be provided to the lot to the east. WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Show, TVWD ❑ Existing/proposed fire hydrants shown? Show ❑ Proposed meter location and size shown? Show ❑ Proposed fire protection system shown? Show STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Proposed spillway is not acceptable. Show connection to public system. _ ® 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? N.A. REVISED: 12/31/08 ❑ Storm stubs to adjacent par-,;is required/shown? Show line frt. . lot to the east The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: "1.11 .41 Date: December 31, 2008 REVISED: 12/31/08 • • • Odjp!oU O IS!o° _0 I5-1-01, 1 O \ • A jj q r \> 1 ;. 1 1 [.-'i e e 111 1 1 t 1 - 8CO° 1 74Ob © ro i 1 • o, I ( . .1 ulli \,. ., 1 P O --s-_ i it ` 1 ,.. I I p ._ l I k- µ.�, k ,4Ld' *Le° riCqu c,-d 4'4,6 f vlao�r� r — -/ D'ce O (I6)T�6.1r. t O —I Sylvan Industries 1-_.1 - oA 7074 SW Cherry Drive — Tigard,OR R NOTICE TO MORTGAGE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE TFIIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: August 20,2009 FILE NUMBER SITE DEVELOPMENT REVIEW(SDR) 2008-00008 (Type II Land Use Application) FILE NAME: SYLVAN INDUSTRIES REQUEST: The applicant is requesting Site Development Review to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces,with 12 additional surface parking spaces. LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S101DC,Tax Lot 6300. ZONE: GP: Professional/Administrative Commercial District. The GP zoning district is designed to accommodate civic and business/professional services and compatible support services, e:g., convenience retail and personal services,restaurants,in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre,i.e.,equivalent to the R-40 zoning district,are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally.Developments in the GP zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application,you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 3,2009. All comments should be directed to Gary Pagenstecher.Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or bye-mail to garypCa?tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECIISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 23, 2009. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRIT1EN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. • Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES,THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMT11hD WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site,as shown on the most recent property tax assessment roll;any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR RE VIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." VICINITY MAP .w a z� ,-u_ ❑ — SYLVAN sluusT Es rstsr- _ PIP(lopr —_ _ .4000, ---•- „p,COMM O. I flirTh -"vita* gi s 4A CITY OF TIGARD, OREGON ORDINANCE NO. 90- 4/0 AN ORDINANCE VACATING A PORTION OF THE SW 74TH AVENUE RIGHT-OF-WAY LOCATED SOUTH OF SW CHERRY DRIVE, IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON. WHEREAS, the Tigard City Council initiated this vacation request pursuant to Section 15.08.040 of the Tigard Municipal Code; and WHEREAS, the purpose of this vacation is to vacate an unimproved portion of SW 74th Avenue that is not needed for vehicular access; and WHEREAS, the abutting property owners, Wayne and Joyce Jolly, support the vacation; and WHEREAS, all affected service providers including utility companies and emergency services have reviewed the vacation proposal and have no objections or concerns; and WHEREAS, in accordance with ORS 271.100, the TMC 15.08.110, the Council fixed a time and place for the public hearing and the Recorder published notice and posted notice in the area to be vacated; and WHEREAS, notice has been mailed to all property owners abutting said vacation area and all owners in the affected area, as described by ORS 271.080; and WHEREAS, the Council, having held hearings on August 27, 1990, October 8, 1990, and December 10, 1990 finds the public interest will not be prejudiced by the vacation as provided by ORS 271.120 and TMC 15.08.130; and WHEREAS, the Council finds it is in the public interest to approve the request to vacate the unimproved portion of SW 74th Avenue located south of SW Cherry Drive; and WHEREAS, the Council finds that the following conditions are necessary to vacate said land: 1. The applicant shall provide a 50 foot wide public utility easement. The easement shall be approved by the Engineering Department and the City Attorney and recorded with Washington County. 2. The vacation shall not bereffective until the effective date of this ordinance, and a certified copy of this ordinance has been recorded with the Washington County Clerk, Assessor, and Surveyor. ORDINANCE NO. 90-40 `'^..iiG,i:�i ab.�e'awS,iGl:lS aa. .rim •:C•.. �N4?:«R4 r(.. .w/.'...u.... THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The Tigard City Council hereby orders the vacation of the unimproved portion of SW 74th Avenue located south of SW Cherry Drive, as shown on the attached 'Exhibit A" and described on the attached "Exhibit B", and by this reference made part hereof. SECTION 2: The Tigard City Council further orders that the vacation be subject to the following condition: 1. Prior to being recorde-1, a 50 foot wide nonexclusive public utility easement shall be dedicated for the area occupied by the public street right-of-way to be vacated. 2. Use of the area subject to the 60 foot wide nonexclusive public utility easement shall be limited. No building or structure shall be located in the easement area. No fence, wall, pavement, playground equipment or other immovable object or fixture shall be located in the easement area until after the public utilities have been installed. No trees, shrubs, bushes, plants or other landscaping shall be permitted in the easement area until after the public utilities have been installed. Ground cover such as turf, grass or barkdust is permitted at all times. These restrictions shall be added to the public utility easement. SECTION 3: This ordinance be effective on the 31st day after its enactment by the City Council, approval by the Mayor, and after a certified copy of this ordinance has been recorded with the Washington County Clerk, Assessor, and Surveyor. PASSED: By U t`1 n i mou5 vote of the Council members present after being read by number and title only, this IC ti' day of Oc(ernbr,i. 1990. Catherine Wheatley, City Recor4r APPROVED: This /O day of 1.)"(e/19)P1--, 1990. 7 // .E✓-C , Li Gerald • F,dwards, Mayor 74VAC.ORD/kl ORDINANCE NO. 90- 1i / 1 l i 1 i 1 - • / I ii; S W Q 1 VARNS ST. / = S.VIA VARNS Si in �' h- EXHIBIT A IIII S.W. F I R . - t t .,,,.\ \.i. _______. hi N t N . :;‘3 , r S.W. c ?. L +- DR. AREA To BE VACATED S.W. TECH CENTER DRIVE \ . . 111111 , \-\\-- { S.W LANDMAR ./._, l t l • I \\\. \ EXHIBIT "B" That portion of land in Section 1, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, being more particularly described as follows: Beginning at the initial point of Rolling Hills - Plat 2, recorded in Book 21, on Page 46, in said County's Plat Records; running thence South 88° 48' East a distance of 50.0 feet; thence North 01° 06 ' East a distance of 180.0 feet; thence North 88° 48' West a distance of 50 . 0 feet; thence South 01° 06' West a distance of 180.0 feet to the point of beginning of this description, containing 9000 square f€et of area. br/ExhB.vg April 29, 1974 MEMORANDUM To: Wink Brooks From: Dick Bolen Subject: 74th Avenue Vacation 1. Has the City of Tigard ever accepted S.W. 74th as a dedicated street from the County? A. No. 2. Has the County any record of S.W. 74th being dedicated and accepted by the County. Is S.W. 74th a legal street dedication? A. S.W. 74th has been deeded to Washington County as recorded in Washington County records book 272, page 573. The northerly 180' is recorded on the Rolling Hills plat II. B. There is no record that the County has accepted the dedication of the portion of the street recorded by deed. The portion in the Rolling Hills II plat is of course a dedicated street. C. The portion of S.W. 74th south of the Rolling Hills II plat does not appear to be a legal dedication but the City Attorney should be consulted in regard to this issue. 3. Are there utilities in the existing right-of-way and is there any future need for utility easements? A. There is an existing storm sewer in the portbn of S.W. 74th located in the Rolling Hills II plat. This storm line empties into the Anderson-Fought property. B. There is no apparent future need for a utility easement in the deeded portion of S.W. 74th. The existing natural drainage flows away from S.W. 74th at the terminus of the storm line on the platted portions of the streets. 4. Is S.W. 74th a necessary street? A. This street was deeded in 1948 when the adjacent properties were parceled for residential development. Since this time, the character of the area south of the Rolling Hills subdivisions has subsequently changed to industrial useage, contrary to the intended purpose of the original street. If S.W. 74th were improved, industrial traffic would be given access to S.W. Cherry Street, a residential street. It therefore appears appropriate that S.W. 74th be vacated and a more suitable means of providing access to the Anderson- Fouggc*Xbe/determined. Considerations include relat-$ne the intersection with S.W. 72nd Avenuel to minimize site distance problems or providing a street to the rear which would be a by-pass from S.W. 72nd Avenue to S.W. Hunziker Street. As part of vacating S.W. 74th, a utility easement should be retained in the platted portion of the street from S.W. Cherry to a point 180 feet south where the existing storm line terminates. Street Vacation RR77 �y �1 ,;• woo SW 4 .b., CHERRY I .K••,. . g ' „,� EET • I. K., ''•'' 1900 °O 3 563 Q]• 04 •t ...[.....t.,,� ,...•..., TR 'A" \ / 36 1800 1700 1500 1500 1400 I300• 'cam• w•r•:.• s,o0 3T 50 R7 . N 1 •,•, ` - - 39 ° 40 41 - : 4 o °.o: ';�__ . •••t•� rn+ !meiit i.5 i4'9 s•r., �1� _ L z 43 ;. _- SANDBU�2G STREET r two r= !�° :o:::.... 600• . . •r••... r n •:::•`i, g _ (63A[ Initial Ptint f _ :Vic'....: 6 3 301 I ... -- ,e• �;t7tc: ••••ti• W 8 70 4c — Z I 700 I rC S 11,01141 I'. B8.c '• ::7._ - ) P •, s •S•sit •,• i __ tr•U. • p•:ill - * _ N _ ._.._ ..i':ST t,o 0 3900 3901 r •�e•s 1 .'o ti::.1 800 7") ::''' '31 — 4 .. ...: c:::::: y J J 1 ,,\441 - - — — — • •- -•:J�•.; I€ -to � ]Y[ e. .1 - •v �c t• ZS - •D /iH l•4E OF w,1(,ALn4M 0l C MO 59 --_\ w • 523•u '� 's,. ti 1 100 "•'e ` r. • 1, _ ...• ' V^t- - _ c.o.. - •-."_ _ — - _ — _ _ _> 710 Ac 111110424 . • ‘5:)0.0kM 3 M2 �..+ ..„ SEE MAP 0 i 25-I-1 9 ► bb" e %;),,,,, ; ' ..r.+sue ,,0- • 1150P IC s No ai>6 I? inn r• U fCS ••••• Ulia 1r ••4S IN C°i•+•_ •d•wr 5. PUBLIC F' "'RING - Street Vacation 5. 1 M 5-74 Street VPCttand westWof7StW.A72ndeAvenue. S.W. Cherry Str �e Page 7 - Minutes - 4-16-74 Staff Recommendation A. Brooks recommended tabling of this item to the next regular meeting and in addition offered his suggestion that only the northern portion of S.W. 74th Street be vacated and not the east-west portion. Testimony and Cross Examination A. Proponents • 1. Nan Holmes spoke for the applicants, Andersen and Fought, asking that the street vacation be approved. In addition she raised the question that the original street dedication to the County was not properly made and possibility therefore existed that this was not a valid dedication. She also stated that the existing entrance of S.W. 74th to S.W. 72nd is a poor alignment and should be vacated to allow a new street to be placed in a better location. B. Opponents A. Tony Maxim of S.W. 72nd Avenue spoke against the requested vacation stating that the drain- age for the area to the north is now routed to the 74th Street right-of-way and for this reason should not be vacated. Commission Discussion and Action A. Barkhurst moved to table consideration of this item to the May 7, 1974 meeting. Nickelson seconded the motion and the motion passed by unanimous vote of the commission present. 6. SUBDIVISION - PRELIMINARY PLAT APPROVAL 6. 1 Englewood - Phase I - Property location : south of S.W. Scholls Ferry Road and westerly of Fanno Creek Staff Findings A. Brooks presented the staff findings relevant to this case. Page 8 - - 4-16-74 TIGARD PLANNING COMMISSION Staff Report April 16, 1974 Agenda Item 5.1 M 5-74 Street Vacation - S.W. 74th Avenue south of S.W. Cherry and West of S.W. 72nd Avenue (See attached map). Staff Findings 1. The subject street connects a residential neighborhood with an industrially zoned area, creating a potential for future conflicts between incompatible residential and industrial traffic. 2. A street is necessary to provide access to that industrially zoned land between the existing S.W. 74th Avenue and the railroad tracks to the west. A potential exists for S.W. 74th Avenue to be extended westerly, then southerly, and thence easterly back to S.W. 72nd Avenue. This loop would provide a loop street giving access to the rear of large industrial properties. 3. The City has received a vacation petition from 100% of the property owners abutting S.W. 74th Avenue and representing 100% of the frontage. 4. Section 271.120 Oregon Revised Statutes states that the vacation is subject to review on the basis of "whether the public interest was prejudiced by the vacation of such plat or street or part thereof." ORS 271.120 continues stating "the governing body may, upon hearing, grant the petition in part and deny it in part, and make reservations, or either, as appear to be for the public interest. 5. The provision of access to abutting properties and the future possibility of a loop access street to the south are in the public interest because of increased traffic circulation opportunities in an area with poor traffic circulation, and because it will facilitate access by emergency vehicles to a large area of industrially developed lands. Staff Recommendation Approval of the requested vacation for that portion of S.W. 74th Avenue running south from S.W. Cherry Street to the north line of that portion of S.W. 74th Avenue running east and west. An additional recommendation would involve changing the name of the remaining portion of S.W. 74th Avenue to another name more appropriate to Tigard's street name system. This would require a non-number name. 4 I,0 1" - 3O'H 1 \ REMOVE EXISTING 1" = 5'V f.; HYDRANT ASSY. a EXISTING 6' WATERLINE 1 t 1 I 1 1 I.-, S.S. LINE ti 6-0 r a ∎ SEE SH 8//J I t i I I Iv � XI TIN S MH IB-41 I � !••i I STA. 0+00.00 LINE A I ?� H I RIM = 201.99 I I.. 11 '-< I.1 x I r;1 THE CONTRACTOR SHALL FIELD 10 CD U 1 VERIFY THE SIZE, LOCATION &tO I.. DEPTH OF EXISTING WATERLINE Lii C Q. I I j• PRIOR TO CONSTRUCTION O • - - - - - - - - I 1. t� ! n a, H A - •1. � � _ nn ... 00 - - VACATED 74TH AVE 1 - - - -r7-- _ __ V 216.22 LF 8" PVC o1 1 G7 N Q I I 270.52 Y �_• \ 1 _ r is -0-■ __N\- - - - - - - - - - - '� r— — - - - 258LF 6" DIP �- P4 1 UQ N H PROPOSED EDGE OF PAVEMENT • t:4 I• Q FUTUR P 411P 1 ST STA 0+19.97 RT 3.33' (MIN. 5' PAST EXISTING BEND) O CI I I I INSTALL 6" TAPPING SLEEVE 1:1 arq L*3 > & VALVE. DEFLECT WATERLINE O• W i:4 - (MAX 4' PER JOINT) UNTIL ■O g4 PROPER OFFSET FROM CENTERLINE IS ACHIEVED. ■ 1v_• I U 13 I ' 4-001 • • 1 • • 1 SS MH 8-43 U1 I 18 , STA. 2+16.22 LINE A . STA. 0+00.00 LINE B • ' CB ID-79 1E I' N 1 CB I0-80 I iu Du / I 4I Stt JH 4 II oo I ■ t CS: UNE 8 SD MH ID-74 z.FIRE HYDRANT SD MH ID-78 SH I Q' MH I; REMOVE EXISTING CB & PIPE I o N: ' I8-43 REMOVE EXISTING CB & PIPE III t • FIRE HYDRANT I U' ao• 6 1 N ----19" SD �� N I 11 CB ID-76 -- �plaJ - CB ID-72 -- ---- C, ---r— - ,.. 8 SAN e W P� -W —7 _ —I— EXIST.CB 10-69 T AH -r1.i.I nca r_c,.- -47 WI, EXISTING STREET G STREET SD MH ID-77 LIGHT S.D. UNE II SEE SH 5 ISD MH 10-70 SD MH ID-71 • o . w in . c) z u, zz S. LINE A X cn SEE SH 7 w I 50 00' I I EXISTING I 1 I 1 MH I 22.75' I I rT - EXISTING 8" SAN - -I -rl I • I I ....v NO. REVISIONS DAIS PROJECT: ORwG TITLE: 1490CUT DESIGNED: I PLOTTED o4-z1-w GLO IMO I PER CITY k TV WATER 8-04-93 ORAYN: /3410 ; � '.53 $47 a`<< CLASS A BACKFILL CLASS B BACKFILL 230 I I ' _ . . . .. . _ . .. _ . . . _ . . . . . . _ . . .... � . . .. _ . _ . .. � • ` I • 1 RNI H•GRADE ABO PIPE i . 4 I 1 I 225 ._.__...._..._. . ._._....___.._�.----- -_._...__.�.. XI N ... -- 1-----_..__._ _.._..►_..._ _..__--•-_-•-.. i N J 220 _._._.-_ • _-; • ••••• '. • _ ._._• . ._ . _... ...._.._ ._. .. ...._..._.J C/F d+NO + N 0 I �' Tr ams Wv r ywt9 • : 4F mw Or ~4h • • • } I . . . . . . . HFa-N�.>> I n - 0 � 1 = O'riMd' r 210 N Q.-tl_°'_°'_ih _ : I _ _ . .. ._ I W. _ 'n k. Z o-4 ZZ5 } . . ^' tif. i xa ZZ2 I 5-�.'-• _ I =,211.45 205 _.. . _._...__ _ IE'6 206.75: L. I N A + 1 • n ! d/; k-INC IE _ 206. 3 • 9 s q.O364 200 pyo _. i E CONTRACTQR:.SH L1:._FIELD: , . .. . I .. . . _. _ . .• 21'6.2x ` { ; I EPITFI OF EXISTING•W•TERLI E 1 . . . . . ' ' •RI:OR To: CCNSTRUCTI•N • :__ .._. . 195 _ ._ . ,. .._..... _... _.... . _..... ' _ ._ _ • . .� - - • • { 1 I 7// NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2008-00008 SYLVAN INDUSTRIES TIGARD' 120 DAYS = 12/16/2009 SECTION I. APPLICATION SUMMARY FILE NAME: SYLVAN INDUSTRIES CASE NO.: Site Development Review(SDR) SDR2008-00008 PROPOSAL: The applicant is requesting Site Development Review approval to construct a new two-story 9,600 square foot commercial office building over 16 parking spaces, with 13 additional surface parking spaces. APPLICANT/ 72'Venture LLC APPLICANT'S Carter Case OWNER: 7400 SW Cherry Drive REP.: Case Design Group Tigard, OR 97223 1314 NW Irving#203 Portland,OR 97209 LOCATION: 7404 SW Cherry Drive;Washington County Tax Map 2S 101DC, Tax Lot 6300. ZONE: GP: Professional/Administrative Commercial District. The GP zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R- 40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the GP zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. 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 (25G) 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 owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 23, 2009 AND BECOMES EFFECTIVE ON OCTOBER 8, 2009 UNLESS AN APPEAL IS FILED. Appeal: 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 maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 7, 2009. i' estions: For er information please contact the Planning�Division Staff Planner, GaryPagenstecher at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ,(> © ,Li VICINITY MAP soRZatNw000a - 0 0.FT J fw 0- --- : i'---- SYLVAN INDUSTRIES I - -i � I � 3i -� LO_j R ► r_—! , . .d ,----; I i *ILS — - — � —t _. 1 1 i I i ` - —— ---; I re,— — —.._ .:.___. - ....--........ 1 ' , „J.,. • , - , , .,..,. n....., r..,,,, 11 .., _._ _ '-_._. yq -_so"... —.a wl ___ - • - .W. Drive �•t ______, nsu.i r. i�l. ,��(� �..• V , GS ,,..,.. '/ 1 0 1 :l 1*rot Am i 'it 114111�� v ,.a " .. i...ii1 - -j r Existing I mow. I� e a.Q (1:. ... .k�. ® i t mow� � �, i i ism i ''�`'' =a I ".--- t. -l—Q�.:S -: Sli■ _ -----------------._J '° Site Plan 1 sir.., usea.r CITY OF TIGARD .... .-. Acpro•red a' ndiaonally Approved 1 I n.. +. . ■F;r only the work as described in' K F:aMIT NO. 2mo- 0. title Lalter lo:Follow �I .,..1,6. Attach I I ______Oats 7i!W — SDR2008-00008 SYLVAN INDUSTRIES • City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga. OR 97223 II NI • N •• Friday, September 18, 2009 7,' L E OP Y TIGARD Carter Case 1314 NW Irving St., #203 Portland, OR 07209 RE Sylvan Industries, SDR2008-00008: TDT and Parks SDCs Attached is a Notification of Fee and Payment Options form for the Transportation Development Tax (TDT) associated with your Sylvan Industries Office Building project. Also attached is a copy of our Calculation Worksheet on which we have calculated both the '1DT charges that will be due on the building and the Parks SDCs. They are, respectively, $42,509.00 and $9,464.00. Please let me sw if you have any questions about the amount of the charges or their payment t. bles and o• •ns. 1 be . elds Permits/Projects Coordinator 503-718-2426 cc: SDR2008-00008, Gary Pagenstecher. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 CITY OF TIGARD COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX (TDT) NOTIFICATION OF FEE AND PAYMENT OPTIONS Please sign and return with Building Permit Application. This advises you that the TDT for this project is as shown below . outlines the pa ent options that may be available to you. A copy of the fee calculation wor %met is at ,c -•. e amount will• increase on July 1 if payment is not received before then. P,. •• .. si t I ed and • with your application fora building permit. City of T.: d Date: � D Site Address: Project Land Use Case Name:J� —.1iel or Permit#: 7( 26156"- (90008 Tax TDT Amount: Lot#: 2 5iOi)C It 3DD -/Z 509, This constitutes my request to use the TDT payment option or combination of options I have selected below. [This selection can be changed up to the time a building permit is issued.] I realize that TDT charges are due and payable at the time a building permit is issued unless those charges are Deferred or are financed through Installment Payments. [Please address questions about TDT or Deferral or Installment Payments to Albert Shields, Permit Coordinator, 503-718-2426.] ❑ Cash, Check, or Credit Card,payment due at building permit issuance. ❑ Deferral until Occupancy,payment due before issuance of an occupancy permit. Payment of the TDT may be deferred until issuance of the occupancy permit if the TDT is greater than the amount for a single family residence,currently$4,599. In requesting this option I understand that any deferred TDT must be paid prior to issuance of a Certificate of Occupancy and that the TDT will be recalculated at the time it is actually paid based on the TDT rates prevailing at that time. I further understand that TDT rates may increase each July 15t and that such increases are not subject to appeal. ❑ Credit Voucher (for developer-built required public improvements, subject to approval, completion, and acceptance of creditable improvements.) PLEASE NOTE: TDT Credits must be redeemed at the time TDT Payment is due,either at the time the building permit is issued or,if payment is deferred,prior to issuance of an occupancy permit. If you expect to claim TDT Credits be sure the improvements,any creditable payments,and your claim for Credits are complete either before your building permit is to be issued or,if payment is deferred, before you request an occupancy permit. No refund of TDT Payments will be made if Credits are submitted more than 30 days after issuance of the relevant building or occupancy permit. ❑ "Bancroft" or Installment Payments (separate application required.) OWNER/APPLICANT OWNER/APPLICANT DATE: DATE: I:\CURPLN\Permit Coordinator\TDT Forms\TDT Payment Option Form 062209AMS City of Tigai... a~ TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX 4 Rate Calculation Worksheet v APPLICANT 64-re ge DATE vJ ,C� , ...- MAILING ADDRESS / 31 1 j`— N-6—� 7.C73 PREPARED 4 CITY/ ZIP / PHONE �oi `Z� el PLANS CHECK n� 2DO j,_„0„.,5, / f 7 PROJECT TITLE �'�- \\ TAX MAP# 2 ( 0 / C C7 6 3 o --_ SITUS#ADDRESS Y 0 #4 )4' 0,1-1/??‘-/ FORMER USE(S) USE ITE # _ TDT DESCRIPTION/NOTES # CODE UNITS X RATE - AMOUNT / ,c 3. . if , /mot . , /fr 3S 00, (4. -1 .a 1).s x TOTAL TDT,FORMER USE(S) PROPOSED USE(S) USE ITE # _ TDT DESCRIPTIONJNOTES # CODE UNITS X RATE = AMOUNT ! z.a x �;Wz = I S-V/ / -5 §64,,..4 4 ict / 2 cli D 9. Go x/ 4/Z 1 -5/,2/ vo9 9a 0 ► �� it X = TOTAL TDT,PROPOSED USE(S) AICOC 7 LESS TOTAL TDT,FORMER USE(S) - / - / / 9 8 TDT INCREASE/(DECREASE) Z, CO (INCREASE=TDT DUE) PAYMENT METHOD CASH/CHECK NOTES /4 �G , /(L , 5v t� CREDIT / q 1p j i9, 3 O �+Z C EN7-3.-byET" 5, BANCROFT AGREEMENT �6 . X",'J Co W = 9�,- 16p (PROMISSORY NOTE) DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) CITY OF TIGARD -D&Z.t9e) Ei_ 0 000 Approved i. 1 "jnditionally Approved ••- 1,>4 3 Far only the work as described in: PE9MITNO. SPZ7_009-6-ci00S See Letter to: Follow ( I q'�. P�� Attach ( 3 Job(` F,. _G$ ____ Bate: i=07..- -7._, RECEWED ATIBMON PIPELINE PL,... . ABING,. �„ :. . ... .. .. � . .. � 0,2 T 1 0 2009 = 'CALLING E CENTER AT(.•• %v-A-• a C-4- ev- •.• iI •*, CITY OF TIC • ANNING/E NG..c iNC .: :r..•w� :•AM ••:•I r.r YK1UK Il) .9 • E N) C1 a (GENERAL µ AL . ••• NW TURAL - •,• 246-:: : ` .lA111 GAS,CABLE, „Ty . • :,. / SITE IMPROVEMENT PLANS __ _. `. �t�:�i�� ..�:�I��:r.�uz.� N••I * ATURAL •,• - 77 �'.4r0.sit- LOCATED IN THE NE 1/4 OF THE NW '/4 OF SECTION 2 b �T • ._ �. �L- :�_ ��_,--.:fir .:�i:,: .:a u-.:•r.Al E ifEC � -...1"=".14. .. .r • .1-�_ 4ea:�'_ aTM A,ER cs - -'` 5421 TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE � MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, iirrlimt,t ■avelig.WATii..f4,!..._e.L.Wr,••:• MUST ...;...••.. ..:.. :�& 11) 57.57. OREGON PA? �� tea. ...ArAub—�`j� «Fx<d -, 112111104.111■,..._ ..',.‹.\......... „ „„ s'''''':'71Z°. 1/4S\AISS''t)(Q/e,z;) ..... ,, '--„ \ �\ ` wT/ \\ E. 4, S 4NF\ T.B.M. .��11•1/1��Ii��•A�•__�� \\ ..\P GgR�s , \ ,.B.��. ..,+ TiQF S\.\s,.,f VICINITY MAP 1 i E X \ \� rR F i L�Q w F sr FT \ ` ►,ter \ •• waa < ` r = NYtst% 44W,P. -.die --.7 / -,...• 4.1%i 0 1 i i.....,mp ,. ,....... --.,, 0 1 � �! EXISTING r, / i `\/` • . r. ../ / c / ! / v a.�` m �� / / a ow ` z ii„, _/ =Neme / / / / \ g -R/l \ \ , I // ) �\ VISUAL CLEARANCE AREA DETAIL �y / l • /I /1 // PLAN ER, ENGINEER cK 4 /,, ' // W / • ��.;u4iS5 .. "r EXISTING / /I IPELINE PLUMBING -r.'" -•ELK O AGLE iii BU ILDING •'l // I/ N [�QAIN-��, ASS• •i-T:�/ /I 978 -Ta6A@D STREET 8740 9,rr. `,•.FFTWC S 0 W ! // TI -.... -97223 T19ARD__.: •_..'..y.r4: Z W 0_ / ! 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S.F. r'/ T/M 25-1 $idht7�iNYL PatlJOd'$GaY e..- n.wE NEW SIDF� W •. • II26 S.F. / / I�L 'U / k -�w_vw{"� f— 0, • Ci / EVSTING ,/ / %.FFI TDrne •, •7 S.F. , S.F. / •/ / V \ i • / .,� \ � TREE INDEX pp ® 3 NO, DOH COMMON NAME SCIENTIFIC NAME .� Ula Hrp1AHT \, ~\\ 1000 6' P1=, Prunus Oomsslc= ® ., • ' �� 1001 73• Hawthorne Cralcoyua mori0gne \�~IB\ 1001 ta• Oregon Ash Fraa�xu HM1IdN YES 1 ` x • 100.7 11' Oregon API Noxious!Woks YES ! w \ 1001 5'65' ®Mil /f M ■ 1005 71' PSeOOI • nwtlN.0 ,�� \, A �� cc V 700E T Hawthorne CrNCepls mmopyne } + j � '•-■ TREE NOTES: �� `\ e ` ■` - 1007 11' Shore Pine Punano.Wcola ® b , k, 3 ■`\ . .\ 100E 18' sNer/Ro.Ma••• L .Y''r- 04444 r i , I,•�' _ .• .,... t Einef-CCINSMICant \�-- • ` 'Arso, 1009 13' Gnvenaleln ; ® ' r 1.ALL TREES TO BE RETAINED SNAIL HAVE 5.OR K'HIGH 11 GA -- q•,, . \ c. '`e. 4='r 1009.1 9- B1gYWMaple Am'mecoM)Mn 7 CHAN LW FENCE ON 2 GALVANZED IRON POSTS DRIVEN A PIE ��. V kE r .).,. YEYYUI OF 2 WET BAD 71E=OM)AT HO MORE THAN 10 Tom..-- \ ,7,� r e E.\ 1009.2 21' Plum NO gir AMORIST.SPACING.CO TRACT AS DIRECTED NOT BI THE PROECT �• \i-1 GtJ N 1009.3 .14 Sm. �� 7 j A MA 1E COIN 11 70R 4Ull NOT OSIB TIE 90L OR \ �S70RE MATEALS IN TIE DRPME AAS.TIE PROCT 1,04' Western Hazel Acdne07m ro 7011 0a3J• Amur ATelAe Acerry'rvlYa • 16j ``.. .N ST \ •/ � �4v trn� /Q4 \ j 2.TE TES TO BE OVED 1ALL BE CLEY MAED WT11 / _�W�w E \ \ - UQ N 00'41OY Wo f Cqs . 3.TIE PROECT AMORIST SHALL BE QOM 70 DISCUSS THE \ . •1b•� •-I �� o • y J METHODS OF TREE REMOVAL AND THE PROTECTION CF THE EASING . .� •-, \ / aJ` \\ PALES TO RERAN BEFORE CONSTRUCTION CO1•ENRCES METHODS PARKING �� wit / AERIAL PHOTO USED TO PROTECT THE TREES TO REMAN SMALL INCLUDE: /. T•' \��•• 4'''- \`\\ SCALE 1'5.80' V WEDOF$ROPES.AND REYOVINO TREES N PECES AREAuNt c '' 11j1 p,_ ` _I71_EENC CON.5RRLICTID!± PNOTEf/AON fFNCk / $ � \` 4.THE CONTRACTOR SHALL NOT STORE MAngaus OR EQUIPMENT / I A lI ,.y� \ \ t OUTSIDE THE ROOT ZONE OF THE TREES 1MICH COULD CAUSE / 2"i �� .� CIM TO 111E TREES,SUCH LEA AS LEAKY UPM SOLVENT OONTANE MAY / / PROTECTION ON F 11EE I Ir� \.� 04s CFIO/T BA09•DIESEL,lEN(Y Ep1P11EM.ETC 11I101 YAY / rtnTECTan rt�.cE 41 0l \ \\ �, '� CONTAMNATE THE SOIL AROUND THE TREES TO REMAIN / / LASE7H0 •.. .n el) ' H p�� FENCE 5.TIE PROJECT AR80RST SHALL EVALUATE ANY FR/OR / Exls necrAN1 I Y,a,A ,y� ®`Y7•.+ w/\.\� Qts ��.� ' \�,r.."'V ET(CAVATION ACTIVITIES SCORN THE ORPMES OF ANY TREES TO ."'R:, / `� INS I REMAN.SPECIAL ROOT CUTTING AFD / `�'Rt w �� q� BLANKETS MAY BE REARED. ROOT(FILL AERATES �/ 7$s PROTECTION FENCE% \�� \� \� y `�., 6. THE PR0.ECT ARBdKST NI GIVE A FINAL FEPORT TO TIE art S `��. 13 J \ OF T1OARD ENGINEETTND DEPT.AN)TO THE OWNER AT THE DO o'�/ 1 U /,N / �\ 1 \ S CF THE PROJECT MICR NIL DESCRIBE THE MEASURES tNat N®TO TAKEN WY TEE 11011E-BUlDER4 NO FUTURE �• / r \7•■ �4•attr \(. n HO E0NERS 10 FURTHER WNNTMI NID PROTECT THE '•` ,•4.,'� METING ■ / ``` REMANNO TREES.AMORIST REPORTS MUST BE SUBMITTED ALL ' ' / /■ \. 5 THE WAY THROUGH TE HOME GUIDING PHASE: EVERY TA0 �,3 PAVCwo. c,� / ��\ w`�� GlS \ yy k r NOON ORANGE ` \ \ O 7EDC3 DOSTTHC BLDG q/S LCWJT. 1 / / FENCING UCTON alse.s3 O I / FeHCe+c / . .\ Q5.\\ �� APPROX.LOCATION ti/ E / �� \:`.` A, \ At_ \\\\ I f1PF 1Y0 7MNT ` � ��` .Lr`` :� \ \ Ca U y R T/M 25-1-02-BA 'sB a /w r `/ \ �� \ \�� 0 Ld TA 303 / ` /ja \\ `\ O'ly ct o 4 <^ 0I T/L 400 y/�,, / QS. 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A.. / CONSTRUCT NEW TREE P CHAIN LINK Nada pare IAN.+paler a pw.a.b b eariaeb da.a or nNNU C mw.am 1 MATCH NC RAMP TO MATCH --�\ I TREE PROTECTION p.aagr orrobi ce newt.a Ire pm.nda.f tepee. ml EX.NC 159.BO2 EXISTING DRIVEWAY I FENCE gad blbaepwb WON 'TREEPROTECTION 01 ovrM.v Eee.aq A2 \ , I 28 Tee per..hold.a.pow..am«el aprbaa.N.aapa.Rawan.wa.s'O..n.eMb I. « Pa:STALL________---'TREE PROTECTION mI (vwwLE DEPT. \ 4'MN �� ) I 1 sar.acw rw.•aL.,e.wa.w..m,a...,>..n«e.aa•aem.•.t.tswmn a. Ur FENCE d -0..RANIOt'E LOVING Pal..up \WALKWAY j I I ADD;,?CUSS 1C-NC Cr Y• \0 I I I �« Z �- 1 ^e p-p a-LEvEIMD 170.0 ON I a ul I .a-1-,er(-1 BASF ROCK - M..Pa m...an ream comers end svrvry mare.Roe a poles. h.pawn.n - �y I 1 bnN pan..eew.t•pe•.. m•I 1f-� j . ; 1 ` of f,a nobly a..sv,w.pb.cm.Mr So.. c1 30 r E M wan eb..al a.ew a a aspIrt I it E X I S T I N G IN �. I 1 I a s 3, penman/.a al Ronde b ab CO MM..n.e bag ete an.N).M.C.IaWFY J STOPS a 9 I. ` 1 I 1 eMpae.onto d me RI canons.mo N.at.o n m rt..ao..we conc..a.x• ' I'REMOVE EXIST. A S P H A L T lit > 1 ahw...Wn.y n cem.e no. 5 we CO a. aaz--.'WESTERN HAZEL wq,a 9er.ra.M K neen.0.n ran d 1 aNal mb.F_%IST.FENCE Inspe.p.n wnY9 a am«fa.r.ert.•.a9. 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TS.NEW ENCLOSVR p TO BE P A R K I N : , ' I 11 1 ow T OOP I,aavn. 7a Bebe pope..■d pe..N M a.rant bt pool.In .Man t ern an,con..ape MN.1Sa6'WMH FULL L-NGTN atopade NW na alon o't nw apse.Met Tee...no ant pons on Cry an 3C\111i /�+, Orb a nao b wt vb.no ee..n Kay dere.”slat be reps.beIve ebevb..a Ma. GATES PER WASTE MANAGE NT A.D.A.STRIPNG ' /,� 41, 1 I ' 1 CONSTRUCT ADDITIONAL )VS' M(EMEND CONCRET_PADJ � (WHITE) �Fer r 1 .. .+.. 55.5.5�m.•.l•w,.n Imam:rob ,rF� 9 e� Ii/ 0 1 ;vl....w...A...755.5 pwn e SEE PHOTO - _ _ I I MIN. CLEAR BEHIND RACK. ax,,.;,a.. 35(PNNATF SYSTEMS) Tl.. terry.ea.ry ana MM.any loo -- - - 1 ANDS CLEAR N FRONT Willow vas w V.a.bm�oo..sr .nt MOM.pMbp..s a r. ttiV Tr • 1_ ��/.\•0 I I 1. lac. (SEE term.FCR BBB RACK) L �� I 1:' y.l.,e 36 Ru.ue warms 1R Dow. 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