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MMD2013-00040 MMD2O13 - 00040 THE CIRCUIT NOTICE OF TYPE I DECISION MINOR MODIFICATION (MMD) 2013-00040 THE CIRCUIT T I GARD 120 DAYS = 3/12/2014 SECTION I. APPLICATION SUMMARY FILE NAME: The Circuit CASE NO.: Minor Modification (MMD) MMD2013-00040 PROPOSAL: The proposed application is to accommodate a new tenant, The Circuit, a bouldering gym. The use is changing from a sales-oriented use to an indoor entertainment use. The modification includes upgrades to the interior of the building, elimination of the SW Upper Boones Ferry Road access, new access through an adjoining easement to the northeast on SW Fanno Creek Place and patching and striping the existing parking area. APPLICANT: The Circuit Attn:Andy Coleman 6050 SW Macadam Ave Portland, OR 97239 OWNER: Tigard Investors,LLC 500 Broadway,Suite 110 Vancouver,WA 98660 LOCATIONS: 16255 SW Upper Boones Ferry Road WCTM 2S113AD,Tax Lot 00700 ZONING DESIGNATION: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses,e.g.,restaurants,personal services and fitness centers,in a campus-like setting. Only those light industrial uses with no off-site impacts,e.g., noise, glare, odor,vibration,are permitted in the I-P zone. In addition to mandatory site development review,design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped,and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360.060.C, 18.705, 18.810 SECTION II. DECISION MMD2013-00040 THE CIRCUIT Page 1 of 8 Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED WITH CONDITIONS the above request. The findings and conclusions on which the decision is based are noted in Section IV. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: MIKE MCCARTHY 503-718-2462. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to site work,the applicant shall provide a revised site plan showing a pedestrian connection to the property to the northeast. 2. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover work in the public right-of-way. 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.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 Engineering Department will delay processing of project documents. a. The PFI plans shall include closure and removal of the southern SW Upper Boones Ferry Road driveway and modifications to make the SW Durham Road driveway right-in/right-out only. b. The PFI plans shall show all areas of new impervious surface area (such as pavement and sidewalk) and any areas of existing impervious surface that will be made pervious, and show a calculation of the area of net new impervious area,which is anticipated to be less than 1,000sf. Per CWS standards, if this area is over 1,000sf water quality treatment and detention will be required. c. The PFI plans shall include an erosion control plan. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition (and any subsequent versions or updates)." 3. Prior to site work, the applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement (if necessary). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the COMMUNITY MMD2013-00040 THE CIRCUIT Page 2 of 8 DEVELOPMENT DEPARTMENT ATTN: Agnes Kowacz 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 4. If applicable,a separate sign permit will be required for all tenant signage prior to installation. 5. Prior to final building inspection, the applicant shall contact the Staff Planner, Agnes Kowacz, 503- 718-2427 for final walk-through. All site improvements must be completed per approved plans. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: MIKE MCCARTHY 503-718-2462. The cover letter shall clearly identify where in the submittal the required information is found: 6. Prior to final building inspection, the southern access to SW Upper Boones Ferry Road (approximately 130 feet north of SW Durham Road) shall be physically closed and removed by the applicant. 7. Prior to final building inspection, the site access to SW Durham Road shall be modified so that left turns into and out of it are prohibited by physical design and signage. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information: The project is located at 16255 SW Upper Boones Ferry Road; at the intersection of SW Durham Road and SW Upper Boones Ferry Road and bound by the railroad to the north. The site is approximately 3.3 acres and contains one commercial building and associated parking lot. Currently, the site does not have any striped parking spaces. Proposal Description: The proposed application is to accommodate a new tenant, The Circuit, a bouldering gym. The use is changing from a sales-oriented use to an indoor entertainment use. The modification includes upgrades to the interior of the building, elimination of the SW Upper Boones Ferry Road access, new access through an adjoining easement to the northeast off of SW Fanno Creek Place and patching and striping the existing parking area. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review (18.360): The proposed change in use requires a Minor Modification to approved plans or existing development. Section 18.360.060.0 states that a minor modification shall be approved, approved with conditions or denied following the Director's review and as follows: 1. The proposed development is in compliance with all applicable requirements of this title; and FINDING: Upon review of the proposal's plans and narrative, staff finds that the proposal complies with all applicable requirements of this title. This includes but is not limited to M\!1)2013-00040'FM II?CIRCUIT Page 3 of 8 building height, setbacks, and parking requirements. In accordance with 18.765 Off-street parking and loading requirements, indoor entertainment uses are calculated at a higher standard (4.3/1,000 sq. ft.) than a sales-oriented use (3.0/1,000). Therefore, the new tenant is required to provide 82 off-street parking spaces while the sales-oriented use was required to provide 57 spaces. The site currently does not have striped spaces; however, there is sufficient paved area to accommodate striping of all required spaces to meet the minimum parking requirement. For this proposal, access, parking requirements and street and utility improvement standards are the primary concern. The most relevant code sections are discussed below: Access,Egress and Circulation (18.705): 18.705.030.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; 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six- inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes,benches,bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan does not show a pedestrian walkway however, a pedestrian connection is possible to the property located to the northeast of the site. The decision shall be conditioned to provide a revised site plan showing,at minimum,a striped pedestrian connection to the property to the northeast. 18.705.030.H Access Management: 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 be150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The NIM1ll2013-00040'1'I 111 CIRCUIT Page 4 of 8 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 There is an existing driveway connection to SW Upper Boones Ferry Road that is approximately 130 feet north of the crosswalk at SW Durham Road. This access is well within the influence area (the area where queues of traffic wait to get through the intersection) of the SW Upper Boones Ferry Road / SW Durham Road intersection. The intersection influence (queuing) area extends the full length of the frontage of the subject property on SW Upper Boones Ferry Road, so it is not possible to access the road outside the influence area along the frontage. The applicant is proposing to close this access, and use an access shared with their neighbors to the northeast along the common property line (SW Fanno Creek Place). This shared access meets SW Upper Boones Ferry Road near the midpoint between the signal at SW Durham Road and the signal at the southern intersection with SW 72"d Avenue. The existing access to SW Durham Road is approximately 100 feet east of the rail line and about 200 feet west of the crosswalk at SW Upper Boones Ferry Road. This access is also within the influence area of the intersection. The influence area extends beyond the western end of the subject property, and a connection to the west is not possible due to the rail line. However, it is advisable (for this proposal and its resulting traffic volumes) to restrict access to right turns in and out at this location only because left turns would be crossing multiple lanes and queues of traffic, which would pose a safety risk. The decision shall be condition to modify the SW Durham Road access be so that left turns in to and out of it are prohibited by physical design and by signage. 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. Both SW Upper Boones Ferry Road and SW Durham Road are Arterials, so both of these sections apply. The subject property has about 400 feet of frontage on SW Upper Boones Ferry Road, so it is not possible to meet the 600-foot spacing standard along the frontage. The applicant is proposing to close one access that is about 130 feet from SW Durham Road,and use an access shared with their neighbors to the northeast along the common property line. The shared access is farther from the intersection than the access to be closed. The subject property has about 300 feet of frontage on SW Durham Road, and is bordered to the west by a rail line. The existing access is about 200 feet west of the intersection crosswalk and about 100 feet east of the rail line, which does not meet the above 600-foot spacing standard. A connection across the rail line is not possible. This is the best available access location along the subject property frontage on SW Durham Road. FINDING: Based on the analysis above, the access, egress and circulation standards are not fully satisfied as proposed but can be met through conditions of approval. Street and Utility Improvement Standards (18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: MMD2013-00040 TI Ili CIRCUIT Page 5 of 8 18.810.030.A Streets. Improvements: 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. This site lies adjacent to SW Upper Boones Ferry Road and SW Durham Road, both of which are classified as Arterials in the Tigard Transportation System Plan. Both are classified as future five-lane roadways, and an additional southbound right turn lane is planned on SW Upper Boones Ferry Road approaching the SW Durham Road intersection. The necessary half-width for these planned roadway sections is a 52-foot half width along SW Durham Road and a 64-foot half-width along SW Upper Boones Ferry Road. Based on the trip generation data provided by the applicant, the proposed use would generate less traffic than the previous use and therefore dedication of right-of-way is not required at this time. However, a dedication will be required with any future land use action or any future development that results in increased trip generation at the site. E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. Based on the trip generation data provided, the proposed use would generate less traffic than the previous use and therefore, dedication of right-of-way is not required at this time. However, a dedication will be required with any future land use action or any future development that results in increased trip generation at the site. CC. Traffic Study: 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: \1\I1)2013-00040 THE II CIRCUIT Pag. 6 of 8 i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive- through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. With the trip generation data and mitigation measures provided by the applicant, a traffic study is not required. A. 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 2007 and including any future revisions or amendments). Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed development includes less than 1,000 square feet of new impervious area. Therefore, in accordance with Clean Water Services (CWS) standards, stormwater treatment is not required and stormwater detention is not required. Through conditions of approval as discussed above, this criterion can be met. 2. The modification is not a major modification. FINDING: Staff finds that the changes listed in TDC1 8.360.050.B.1-1 1 are either satisfied or do not apply. Therefore, the proposed development is not a major modification. This criterion is met. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to commencing site work. MM1)2013-00040 7'111•:(iRCVIT Page 7 of 8 Address Assignments: The developer will be required to provide signage at the entrance of each shared driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular site. CONCLUSION: The proposal is a minor modification of existing site development and is in compliance with the applicable requirements of this title. SECTION VI. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON DECEMBER 16, 2013. AND BECOMES EFFECTIVE ON DECEMBER 17, 2013. Questions: If you have any questions, please call Agnes Kowacz at the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. 4(aektDecember 16.2013 APPROVED BY: gnes Kowacz DATE Associate Planner 503-718-2427 agnesk( tigard-or.gov MMD2013-00040 THE CIRCUIT Page 8 of 8 CITY OF TIGARD Conditionally Approved. .�i_ ribed in• f°°"` Fmr only the wode t �� ,� N. ,� Citikrwr n N 1 Ill!��, . ;`o moo nFer P=KNIT NO. S 3e Letter to: Follow..........—.....--..................•i i / . . \ •���� Attach....... :�� ,. y 9'! " / �� P J�b Address: fn-2� ,G ��• / : 411..,...t.i MOTE is PAW m �G�� I/1��>h WPM // • t.• FPI•10 OEM�� FIIP� nu. \j• MA1�ea avrw�aunwm \ • 111111111/41/4. \\ / N„....‘ • ��` i0 PA P.,kld, Rae aorta 01 \ Z • TLI t FE lIPED mom. S wo \ / �, WwrrEa \\ / // / c C3 EASING • • 1.9.1 / E 1 Z / / PROPOSED / BOULDERING o §6 I oeaRa P�laerr m / /�y�� E Prns sum / • / vim �E-S�FaI OmC Q . (\ (1+19,000 SaFT.) N PEgp 9____,\;),„• 9mI M110 5 W LmxweroE 7 / 1 /` \ •.`- 4Pos 'A` AP z w s sss / y • :'� DAWNED 1• SITE AREA CALCULATION © • '* 1 ACRE=43,580 saFr. \ ©©©$S S / ��� MAYA=3.3 ACRES/143,715 sQ,FT. •i S S 1��� [nano nrwn D� rid Itr :�� \ ©©©� M+ MM 1NG7/1N1011110D1 CPEE M.ME ICE i7i + m FEMO EaUE lE CAT'ME marrow EMEY MI POST a Jab IbGA.2013.0007 FREE 10 E r] FIJI-EAU MT 10 N V E ava�lm °CIRCUIT SWii — ELMO STUPi' SITE — PARKIN LAN •. (E) IMPERVIOUS SURFACE SCALE: 1/R4'_i'-0- SOA-10.31.13 8 8 MOM SJC RECEIVED NOV 072013 1111 gi City of Tigard CITY OF TIGARD ING/ENGINEERING Minor Modification — Type I A "icahon TIGARD GENERAL INFORMATION Property Address/Location(s): Utb 5W IAPPt'r- r�,,,�11 In addition, the Director must find that the proposed ogee' T""3- 1 I 40.6 ' change is in compliance with all applicable requirements of ' Tax Map&Tax Lot#(s): - I' 2.1(13 4.8 00 349 O Title 18 of the Tigard Development Code. To complete OeL`r . = 15(361(1.1 this review, the Applicant's proposal must include a Site Size: 3 ,31) Ae a6s discussion indicating how the site expansion/change will continue to comply with the maximum setback, building Applicant's` A•1►7f (a AI\1,1I-I< clizu 411 height, parking, and landscaping standards. Other Address:605,0 C4 Ng-AV M AVE • requirements of this tide such as clear vision, solid waste City/State: Pd Zip: 97729 storage, non-conforming situations, signs, and tree Primary Contact. :ltE FjZA) removal may also be applicable depending on the type and Phone:503-1133 Fax: location of the proposed modifications. ,,•. : here, :_ iverare�,co17i Property Owner/Deed Ho der(s)*: (Attach list if more than one) r w r517o1e S l.l.0 REQUIRED SUBMITTAL ELEMENTS Address: X00' ocibw44.j iSitrrE I I6 Phone:3t°°`'�'7'' City/State: 1h Cou le 1!l c)gGef�t7 (Applications will mi be accepted without the t3' 1 lA Zip: following required submittal elements) * When the owner and the applicant are different people, the application Form applicant must be the purchaser of record or a lessee in ner's Signature/Written Authorization possession with written authorization from the owner or an IC Title Transfer Instrument or Deed agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a Site Plan(4 Large Plans&One—Reduced to 8'/:"x 11") written authorization with this application. -E7 Applicant's Statement/Narrative(4 copies) a Filing Fee Minor Modifications; Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria FOR STAFF USE ONLY discussed within Section 18.360.050(B) — Site Development Review or Section 18.330.028(B)(2)—Conditional Use. If the modification exceeds the maximum allowed under any one or Case No.(s): Nl� � more of the criteria, a Major Modification review is required. Other Case No.(s): Major Modifications are processed in the same manner as a new Site Development Review or Conditional Use Permit. 51 (C Fee: LO Applicant's Statement: Receipt No.: ICI XCoS The applicant's statement must include a summary of the Date: I I( 7 1 I�j ` proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By: AY-- to each criterion. Failure to provide the information needed Dare Determined Complete-.rm to process the application would be reason to consider an Revise& 6/24/3113 application incomplete and delay review of the proposal. i:`,(TR1'1"N M""'12'dCsc. Lcxt,on,\MuxxMod.fatv.ndnc. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-718-2421 1 www.tigard-or.gov 1 Page 1 of 2 To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued,based on this application,and may 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. SIGNATURES of each owner of the subject property. DATED this 30121 day of ()(.TV 6Ge- ,20 13 Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 2 Washington County,Oregon 2012-109342 D-DBS Stn=3 T EAKIN 12/24/2012 12:39:08 PM AFTER RECORDING RETURN TO: $15.00$11.00$5.00$15.00$20.00 $66.00 I,Richard Hobernicht,Director of Assessment and Taxation and Ex- Officio County Clerk for Washington County,Oregon,do hereby TigarTi and Investors,LLC certify that the within instrument of writing was received and d recorded in the book of records of said county. 500 E Broadway,Ste 110 Richard Hobernicht.Director of Vancouver,WA 98660 Assessment and Taxation,Ex-Officio SEND TAX STATEMENTS TO: ■ Tigard Investors,LLC 500 E Broadway,Ste 110 1 Vancouver,WA 98660 �~ { SPACE ABOVE THIS LINE FOR RECORDER'S USE 4 7 BARGAIN AND SALE DEED—STATUTORY FORM (INDIVIDUAL or CORPORATION) Green Prairie,LLC,a Washington limited liability company,Grantor,conveys to pp Tigard Investors,LLC,an Oregon limited liability company,Grantee, OThe following described real property,situated in the County of Washington,State of Oregon, �" SEE LEGAL DESCRIPTION ATTACHED HERETO BEFORE SIGNING OR ACCEPTING THIS INSTRAMENT,THE PERSON TRANSFERING FEE TITLE SHOULD INQUIRE AOBUT THE PERSONS RIGHTS,IF ANY,UNDER ORS 195.300,195.301 AND 9 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 207,AND SECTIONS 2 i"'" TO 9 AND 17,CHAPTER 855,OREGON LAWS 209. THIS INSTRAMENT DOES NOT ALLOW USE OF 1"' THE PROPERTY DESCRIBED IN THIS INSTRAMENT IN VIOLATION OF APPLICABLE LAND USE LAWS 0 AND REGULATIONS. BEFORE SIGNING OR ACCEPETING THIS INSTRAMENT,THE PERSON Q ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OUR C3 COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A t. LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY THE C3 APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRED ABOUT THE RIGHTS OF NEIGHBORHING PROPERTY OWNERS,IF ANY,UNDER ORS 195.300,195.301,AND 195.305 TO 195.336,AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 207,AND SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 209. Title Data, Inc. CH POR10415 WN 2012109342.001 The true consideration for this conveyance Is$10 and other consideration Dated:December 18,2012 Green Prairie,LLC a Washington limited liability company BY: Lance E.Killian,Manager STATE OF 644E68AL\Af t i 1 t c1 f ifl County of C)i4 e!L_ This inst ument was acknowledged Ibe+fore.me on the /q day of 61.1[i ,20 2 by 1 . FWJtitte L∎% r����I - Jo Cu'2 No�ry Public forQcogwn -5�'li rJ furl Notary Puhi c M Commission Expires: qI ' of Washington p / � 1 Star, � any Appointment Expi!es 09102120?3 • Title Data, Inc. CH POR10415 WN 2012109342.002 PRELIMINARY REPORT (Continued) Order No.: 472510483239JL-CT50 EXHIBIT "ONE" PARCEL 1: That portion of Section 13, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, described as follows: Beginning at the intersection of Boones Ferry Road with he Beaverton Aurora Highway, from which beginning point the Northwest corner of Section 13, Township 2 South, Range 1 West of the Willamette Meridian, Washington County, Oregon is reached by running North 60°08'West 1453.3 feet and thence North 89°58'West 1873.4 feet; and running thence from said beginning point North 48°17'East 423,9 feet; thence North 45°52' West 450.52 feet to the Easterly boundary line of the right of way of the Oregon Electric Railway; thence,with said right of way, Southwesterly following a curve to the right above 215 feet to an iron pipe set at the most Northern corner of the tract conveyed to Thomas and Bendikte Medle,by Deed recorded in Book 126, Page 416, Deed Records of Washington County, Oregon; thence South 45°52' East 177.4 feet to the most Eastern corner of said Medle Tract; thence South 48°17'West 262.3 feet to the center of said highway; and thence South 6°08' East 189.3 feet to the point of beginning. Together with that portion of vacated SW Fanno Creek Place which inured thereto by reason of the vacation thereof under Ordinance No. 98-01 of the City of Tigard, Oregon, recorded April 21, 1999, as Fee No. 99049066, Records of Washington County, Oregon. Excepting therefrom that portion dedicated to he Public by Street Dedication recorded August 1, 1983, as Fee No. 83027515, Records of Washington County, Oregon. Also excepting therefrom that portion conveyed to Washington County, a political subdivision of the State of Oregon, by Dedication Deed recorded July 6 19, 1995,as Fee No. 95049903, Records of Washington County, Oregon. PARCEL 2: That portion of the Northwest one-quarter of the Northeast one-quarter of Section 13, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, described as follows: Beginning at a point in the center of County Road No. 534 at the intersection of the center line of said road with the Easterly boundary of the right of way of the Oregon Electric Railway, said point of beginning being South 60°08' East 1118.7 feet from an iron pipe on the North line of said Section 13, which iron is East 1873.4 feet from the Northwest corner of said Section 13,Township 2 South, Range 1 West of the Willamette Meridian, Washington County, Oregon; running thence, along center of said County Road, South 60°08' East 145.4 feet; thence North 48°17' East 262.3 feet to an iron; thence North 45°52'West 177.4 feet to an iron on the Easterly boundary of said Oregon Electric Railway right of way; thence along said railway right of way on a curve to the right 297.7 feet, more or less, to the place of beginning. FDOR0212.rdw Title Data, Inc. CH POR10415 WN 2012109342.003 (1] STEPHEN GERBER ARCHITECT Thursday, November 7, 2013 Building Official CITY OF TIGARD PO Box 4755 Beaverton, Oregon 97076-4755 (t) 503.526.2524 (f) 503.526.2550 PROJECT NO: GA.2013.0004 To Whom It May Concern, Attached you will find the Minor Modification Type I submittal for a Circuit Bouldering Gym at the previous Elmo Studd's Retail lumberyard site for your review and consideration. Our hope is You will find the materials adequate and ultimately provide the means for the City of Tigard to approve our clients' application. The size and zoning of the property allow for an indoor recreational use out right.The existing paving will allow the Circuit to restripe the site to meet minimum parking standards for a typical fitness center, which is a busier use than a unique bouldering gymnasium being proposed. The building's previous occupancy will allow for a change- of-occupancy from a M/Retail Occupancy to a Gymnasium A-3.The existing building will require a minor Tenant Improvement within the conditioned space to expand the toilet rooms to meet code required plumbing fixture counts.The minimal site and building upgrades required for this change of use/occupancy make this property ideal for the Circuit's business expansion and a lower density use, like a free climb bouldering gymnasium, makes for an ideal business for the cities busy intersection. We look forward to Your feedback once you get a chance to review the materials and the project. We hope the minimal site and building upgrades required for this change of occupancy ultimately leads to Your approval so we can proceed with establishing the 3rd Circuit bouldering gym within the City of Tigard. Thank You for your time and consideration, Sincerely, Stephen J. Gerber ARCHITECT 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER @GERBERARCH.COM rr n I REEIVE �/J Clean Water Services File Number (' -` ii j .Water Services 13-002ifl I S nsitive Area Pre-Screening Site Assessment ( , CITY OF TIGARD 1'.:1-jurisdiction: Ligar-d---- -.1 PLANNINGIENGINEERING 2. Property Information (example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: Andy Coleman Company: The Circuit Inc Address: 6050C SW Macadam Avenue - Site Address: 16255 SW Upper Boones Ferry Road City, State,Zip: Portland,OR,97239 City, State,Zip: Tigard,OR,97223 Phone/Fax: 503-866-6020 Nearest Cross Street: SW Durham Road E-Mail: andy @thecircuitgym.com 4. Development Activity (check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: Stephen Gerber ❑ Lot Line Adjustment ❑ Minor Land Partition Company: Stephen Gerber Architect ❑ Residential Condominium Li Commercial Condominium Address: 9340 SW Youngberg Hill Road ❑ Residential Subdivision ❑ Commercial Subdivision 13 Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: McMinnville,OR,97128 Other Phone/Fax: 503-459-7737 Change of Occupancy,from retail to bouldering gym E-Mail: sgerber @gerberarch.com 6. Will the project involve any off-site work? ❑Yes :A No ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project Existing metal building and hardscape to be utilized for change of use to a Circuit Bouldering Gym This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as Issued by the Department of Environmental Quality,Department of State Lands andlor Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained In this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name Stephen Gerber Print/Type Title ONLINE SUBMITTAL Date 10/17/2013 FOR DISTRICT USE ONLY Li Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. Li Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,State,and federal law. Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3,02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. 11 This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. [] The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIR D. Reviewed by _„,,rAlrs ,■,- wir Date 1 0/2 ( /t 3 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone: (503)681-5100 • Fax (503)681-4439 • www.cleanwaterservices.org II/ KITTELSON & ASSOCIATES , INC . T R A N S P O R T A T I O N E N G I N E E R I N G / PLANNING 610 SW Alder Street, Suite 700, Portland, OR 97205 503.228.5230 503 273 8169 MEMORANDUM Date: October 30,2013 Project#: 11300 To: Philip Bretsch RECEIVED Green Prairie,LLC 500 East Broadway,Suite 110 Vancouver,WA 98660 NOV 0 7 2013 From: Chris Brehmer, P.E. CITY OF TIGARD Project: Elmo Studd's Building Supply Site Re-use PLANNING/ENGINEERING Subject: Trip Generation Comparison This memorandum responds to your inquiry about the potential change in site trip generation associated with redevelopment of the Elmo Studd's Building Supply site in Tigard, Oregon. We understand that a rock climbing gym is considering occupying the site and will be making tenant improvements but leaving the building in-tact. The former Elmo Studd's site encompasses an approximately 25,000 square foot main building (including approximately 19,000 square feet of building area and 6,000 square feet of covered area) plus a 2,500 square foot metal shed. A trip generation estimate for the former Elmo Studd's store building was prepared using trip rates obtained from the standard industry reference Trip Generation, 9th Edition. Trip Generation, 9th Edition does not offer trip data representative of climbing gyms. In the absence of representative data, Trip Generation recommends conducting a study of a comparable facility. Estimates of daily and weekday a.m. and p.m. peak hour vehicle trip ends for the proposed rock climbing gym were developed based on a trip generation study completed at a similar rock climbing gym located in Portland, Oregon. Traffic into and out of the Portland site was counted on three consecutive mid-week days to develop daily, weekday a.m., and weekday p.m. peak hour trip estimates. Table 1 shows the three-day average trip generation recorded at the Portland rock climbing gym site(the count data is also attached for your reference). Table 1 Rock Climbing Gym Field-Measured Trip Generation Size Weekday AM Peak Hour Weekday PM Peak Hour ITE (square Daily Land Use Code feet) Trips Total In Out Total In Out Rock Climbing Gym N/A 8,550 210 19 5 14 18 11 7 Trip Rate/1,000 Square Feet 24.56 2.22 26% 74% 2.11 61% 39% FILENAME.' H:\PROJFILE\11300 - TIGARD SITE REDEVELOPMENT\REPORT`FINAL\11300 TRIP GENERATION COMPARISON.DOC Elmo Studd's Building Supply Site Re-use Project #: 11300 October 30, 2013 Page 2 Table 2 summarizes the estimated trip generation of the proposed rock climbing gym,which was developed based on the trip rate per square foot of the Portland rock gym and reflects use of a portion of the existing building area(the applicant indicates the remaining building area will not be re-used). Table 2 Proposed Building Re-use Trip Generation Estimate Weekday PM Peak Size Weekday AM Peak Hour Hour ITE (square Daily Land Use Code feet) Trips Total In Out Total In Out Rock Climbing Gym N/A 19,000 466 42 11 31 40 24 16 Table 3 compares the trip generation estimate for the former and proposed uses (daily trips rounded to the nearest even number). Table 3 Comparison of Trip Generation Estimates Weekday AM Peak Hour Weekday PM Peak Size Hour ITE (square Daily Land Use Code feet) Trips Total In Out Total In Out Existing Elmo Studd's Building Materials & 812 25,000* 1,128 65 44 21 112 53 59 Lumber Store Proposed Uses Rock Climbing Gym N/A 19,000 466 42 11 31 40 24 16 Proposed - Existing Net New Trips (Proposed - Existing) -662 -23 -33 10 -72 -29 -43 *Area shown for existing building reflects main building only; the 2,500 square foot shed area was not included for trip generation estimation purposes. As shown in Table 3, the net new site trip generation of the proposed use is less than that of the former Elmo Studd's, meaning trips will be reduced with site redevelopment compared to the former use. Even if the entire original building were proposed for use, the site would generate fewer trips compared to the prior use. Please contact me if you have any questions. Attachment: Rock climbing gym data Kittelson &Associates, Inc. Portland, Oregon 74 ■ City of Tigard Minor Modification — Type I Application TIGARD Type r 1 GENERAL INFORMATION Property Address/Location(s): 1Cr?s 5400 (,(PPt'lL In addition, the Director must find that the proposed O0N6 I .reIPP"( t D change is in compliance with all applicable requirements of ' Tax Map&Tax Lot#(s): TA-s.In 2'5113 4.g 1X }o Title 18 of the Tigard Development Code. To complete ,: -# : 12-5l 3(sbl this review, the Applicant's proposal must include a Site Size: 3 -33 Ae says discussion indicating how the site expansion/change will Applicant*: Muf c JI-P 11,A1.1 -THE- (11214.4Tl' continue to comply with the maximum setback, building f height, parking, and landscaping standards. Other Address:6050 C'.Slnl NIAL /M AYE , requirements of this tide such as clear vision, solid waste City/State: pdtzlimi 7 dl2 Zip: 9-7 7 39 storage, non-conforming situations, signs, and tree Primary Contact Ci Elg j' removal may also be applicable depending on the type and Phone:5°3.9,99113'7 Fax: location of the proposed modifications. Property Owner/Deed Ho der(s)*: (Attagb list if more than one) e-s 1 U-C. REQUIRED SUBMITTAL ELEMENTS Address:SW '13004D t S,irrc 1 I Phone:3t90`'�'7 0• (Applications will!oii be accepted without the City/State: VM4+4CONt6fe- ) v iA' Zip: 98(101 following required submittal elements) • * When the owner and the applicant are different people, the ❑ Application Form applicant must be the purchaser of record or a lessee in ❑ Owner's Signature/Written Authorization possession with written authorization from the owner or an agent of the owner. The owners) must sign this application CI Title Transfer Instrument or Deed in the space provided on the back of this form or submit a ❑ Site Plan(4 Large Plans&One-Reduced to 8'/z"x 11") written authorization with this application. ❑ Applicant's Statement/Narrative(4 copies) ❑ Filing Fee Minor Modifications: Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria FOR STAFF USE ONLY discussed within Section 18.360.050(B) - Site Development Review or Section 18.330.028(B)(2)-Conditional Use. If the modification exceeds the maximum allowed under any one or Case No.(s): more of the criteria, a Major Modification review is required. Other Case No.(s): Major Modifications are processed in the same manner as a new Site Development Review or Conditional Use Permit. Fee: Applicant's Statement: Receipt No.: The applicant's statement must include summary of the Date: summary proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By: to each criterion. Failure to provide the information needed Date Determined Complete: to process the application would be reason to consider an Rri-mesi 6/24/1113 application incomplete and delay review of the proposal. (TRPLN\t•laxten`,1and 1',c AppI,canons'Knot Mod,fxanon.dncs City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 of 2 ar To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,and may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, induding the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 301 day of Pap t3G-- ,20 l3 Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 2 I STEPHEN GERBER ARCHITECT Thursday, November 7, 2013 Building Official CITY OF TIGARD PO Box 4755 Beaverton, Oregon 97076-4755 (t) 503.526.2524 (f) 503.526.2550 PROJECT NO: GA.2013.0004 To Whom It May Concern, Attached you will find the Minor Modification Type I submittal for a Circuit Bouldering Gym at the previous Elmo Studd's Retail lumberyard site for your review and consideration. Our hope is You will find the materials adequate and ultimately provide the means for the City of Tigard to approve our clients' application. The size and zoning of the property allow for an indoor recreational use out right. The existing paving will allow the Circuit to restripe the site to meet minimum parking standards for a typical fitness center, which is a busier use than a unique bouldering gymnasium being proposed. The building's previous occupancy will allow for a change- of-occupancy from a M/Retail Occupancy to a Gymnasium A-3. The existing building will require a minor Tenant Improvement within the conditioned space to expand the toilet rooms to meet code required plumbing fixture counts. The minimal site and building upgrades required for this change of use/occupancy make this property ideal for the Circuit's business expansion and a lower density use, like a free climb bouldering gymnasium, makes for an ideal business for the cities busy intersection. We look forward to Your feedback once you get a chance to review the materials and the project. We hope the minimal site and building upgrades required for this change of occupancy ultimately leads to Your approval so we can proceed with establishing the 3rd Circuit bouldering gym within the City of Tigard. Thank You for your time and consideration, Sincerely, Stephen J. Gerber ARCHITECT 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B PHONE: 503.459.7737 E-MAIL: BGERBER @GERBERARCH.COM ( IP] STEPHEN GERBER ARCHITECT The Circuit Statement/ Project Narrative The Circuit is a free climb bouldering gymnasium that is a membership oriented business and has created a close knit community and culture centered on this type of exercise in preparation for climbing in nature and all the other outdoor activities popular in the Northwest. Currently they have two gyms open, one in Johns Landing (est. 2005) and the other in NE Portland (est. 2010). They have been investigating sites/properties near SW Portland in Beaverton and/or the Tigard area for the last two years.They now have an opportunity to purchase this property to establish their third climbing gym. There are two steel kit buildings on site. The older smaller of the two has been structurally compromised and will probably be demolished and recycled. The 25,000 square foot Building was constructed in the 70's and housed the retail lumberyard Elmo Studd's until closing mid 2000's, where it has sat vacant and advertised for lease since. The Circuit would utilize the larger building for their business by modifying the walls within previous office suite to create an office, toilet and locker room for both genders, and reception area. Within the remaining enclosed portion of the building will be used for a party area and to construct free standing 3D bouldering formations with padded floor in the remaining enclosed portion of the building.The lot around the building is paved and will be resealed and restriped to accommodate the required parking spaces and landscaping. Please let me know if you have any questions, comments, or require additional information for your review and understanding of our project.Supplemental documents have been included with the application for clarity. CoTigard Development Code, Chapter 18.360 — Site Development Review 18.360.060 Minor Modification(s)to Approved Plans or Existing Development B. Process. 1. Providing the director with three copies of the proposed modified site development plan; and 2.A narrative which indicated the rationale for the proposed modification addressing the changes listed in Section 18.360.050.B. 18.360.050 Minor Modification(s)to Approved Plans or Existing Development B. Evaluation Criteria. 1.An increase in dwelling unit density, or lot coverage for residential development; Not Applicable 2.A change in the ratio or number of different types of dwelling units; Not Applicable 3.A change that requires additional on-site parking in accordance with Chapter 18.765 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SEERBER Q@GERBERARCH.COM (I] STEPHEN GERBER ARCHITECT Not Applicable 4.A Change in type of commercial or industrial structures as defined by the Uniform Building Code The existing buildings'previous use is considered in current OSSC as a Group M (Mercantile), Retail or wholesale store for building material sales. The new use(a Change-of-Occupancy application to be submitted)will be a OSSC Group A-3 gymnasium. This occupancy change will not change the Occupancy Category of the existing building from a Type II. 5.An increase in the height of the building(s) by more than 20%; Not Applicable, existing building height to remain(approximately. 25') 6.A change in the type and location of accessways and parking areas where off-site traffic would be affected; Existing conditions to be maintained and utilized. Curb cut at Upper Boones Ferry Road to be abandoned at the request of the City of Tigard and new access to be created onto Fanno Creek Place from existing paving. 7.An Increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Not Applicable, Traffic study generated for the Circuit/Elmo Studd's site shows traffic to and from site will not exceed the threshold. 8.An increase in the floor area proposed for a nonresidential us by more than 10%excluding expansions under 5,000 square feet; Not Applicable, Floor area of the building to remain.A partial tenant improvement will be required within the existing conditioned space portion of the building, no new square footage to be added. Actually the existing building area is being reduced due to an existing steel 2,500 square foot out building is being recycled to make room for new driveway/parking. 9.A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Not Applicable, existing conditions to remain and be utilized. 10.A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; Not Applicable, existing conditions to remain and be utilized. b. Screening; and/or Not Applicable, existing conditions to remain and be utilized. c. Landscaping provisions. Not Applicable, existing conditions to remain and be utilized. 11.A modification to the conditions imposed at the time of site development review approval which are not the subject of paragraphs 1 through 10 of this subsection. 9340 SW YOUNGBERG HILL RO. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM TLECEIVED t." _(-7 v ALLEY FIRE&RESCU APPR3 :11„._._.__ �NOV 07 2013 1111 4 City of Tigard CON IT'C?!ALLY APPROVED.._,,,•..,„..,Cl .APPR^.'."•L OF PLANS IS NOT AN APPROVAL OF CITY OF TIGARD 1NG NGLNEEF�ING =° UIGHTS. p'_ . cation Minor Modif cats 'TT4C TIGARD r t -° lit/x' 7 //- / ' -/i (P NS EXAJ' ' DATE GENERAL INFORMATION Property Address/Location(s): I fi b ; 5tv (J,PPEY ��orr�� 4 P 1 jt;� �� In addition, the Director must find that the proposed change is in compliance with all applicable requirements of Tax Map&Tax Lot#(s): 1R->L I' Z" i 1 F3 GI& � )-c Title 18 of the Tigard Development Code. To complete f+C` * : i-12:3 Le cal this review, the Applicant's proposal must include a Site Size: 3 3 Att. -S discussion indicating how the site expansion/change will 4 CI NA i -1FC� 12Q41 ' - continue to comply with the maximum setback, building Applicant*: DY L l� I height, parking, and landscaping standards. Other Address.6050 C.,(-74.k Mg. Aye , requirements of this title such as clear vision, solid waste City/State: Pd ../Slip/32_,, Zip: 972r;/ storage, non-conforming situations, signs, and tree Primary Contact -4 h4..4 removal may also be applicable depending on the type and Phone:'S03.1 "?i 13 7 Fax: location of the proposed modifications. 7 here, }°e'arG41,4,0l71 Property Owner/cDeeoder( 4: ( (Attack list if more than one) . 17 dese-D 1p,vESTOW..S t L.LC "Address: StiO'F3t''tAaw t.�xnrrF I i( Phone:3t°"''1'� REQUIRED SUBMITTAL ELEMENTS City/State: i1RNCuI "1e. (Applications will gg3 be accepted without the ty , 0)8-- Zip: 9Stacao following required submittal elements) * When the owner and the applicant are different people, the .1 y Application Form applicant must be the purchaser of record or a lessee in 1t74 "Owner's Signature/tiritten Authonzation I possession with written authorization from the owner or an , Ti i dc Transfer Instrument or Deed agent of the owner. The owner(s) must sign this application Site Plan(4 Large Plans&One-Reduced to 8'.!"x 11") in the space provided on the back of this form or submit a written authorization with this application. -� Applicant's Statement/l�arrative(4 copies) -�,�.�.�J._�, I' Filing Fee Minor Modifications: Minor Modifications are processed for permitted uses and conditional uses, To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria FOR STAFF USE ONLY discussed within Section 18 360.050(B) - Site Development Review or Section 18.330.028($)(2) -Conditional Use. If the Pt D �r ,� modification exceeds the maximum allowed under any one or Case No.(s): more of the criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a Other Case No.(s): new Site Development Review or Conditional Use Permit. CO - Fee; Receipt No.: 1 Cl �SCo,S ,Applicant's Statement: P The applicant's statement must include a summary of the Date: I l l-T i l l) proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By: I - to each criterion. Failure to provide the information needed Lace Determined Complete: to process the application would be reason to consider an RrraiNet 6!23/3113 application incomplete and delay review of the proposal. r\(-CRPIdJ 1ta,ters,Iand I'x NIplocruwn,Minor 6GedhFato,n J6,cc City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-718-2421 I www.tigard-or.gov I Page 1 of 2 City of Tigard TIGARD Memorandum To: Agnes Kowacz, Associate Planner From: Mike McCarthy, Senior Project Enginee Re: MMD 2013-00040; The Circuit, 16255 SW Upper Boones Ferry Rd Date: December 9, 2013 Access Management (Section 18.705.030.H) Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. There is an existing driveway connection to Upper Boones Ferry Rd that is approximately 130 feet north of the crosswalk at Durham Rd. This access is well within the influence area (the area where queues of traffic wait to get through the intersection) of the Upper Boones Ferry Rd / Durham Rd intersection. This access shall be physically closed and removed by the applicant prior to occupancy of the building. The intersection influence (queuing) area extends the full length of the frontage of the subject property on Upper Boones Ferry Rd, so it is not possible to access the road outside the influence area along the frontage. The applicant is proposing to close one access that is about 130 feet from Durham Rd, and continue to use an access shared with their neighbors to the northeast along the common property line. This shared access meets Upper Boones Ferry Rd near the midpoint between the signal at Durham Rd and the signal at the southern intersection with 72nd Ave. This access is near the edge of the intersection influence area. The existing access to Durham Rd is approximately 100 feet east of the rail line and about 200 feet west of the crosswalk at Upper Boones Ferry Rd. This access is within the influence area of the intersection. The influence area (vehicle queuing area) extends beyond the western end of the subject property, and a connection to the west is not possible due to the rail line. However, it is advisable (for this proposal and its resulting traffic volumes) to allow right turns at this location because they would otherwise be left turns at the Boones Ferry access. Left turns out need to be prohibited because they would be crossing multiple lanes and queues of traffic, and left turns in need to be prohibited because they would increase the probability of vehicle queuing over the railroad tracks. This access to Durham Rd shall be modified so that left turns in to and out of it are prohibited by physical design and by signage. The applicant has provided check-in data from a similar site showing that the trip generation of the proposed bouldering gym (approximately 200 daily trips) is less than the likely trip generation of Elmo Studd's, the previous use. This application meets this standard by a) showing that the trip generation of the proposed use is less than would be expected for the previous use; b) by removing the driveway to Upper Boones Ferry Rd that is closest to Durham Rd; and c) by prohibiting left turns into and out of the Durham Rd access, thus reducing entering traffic and conflict potential in the intersection influence area as much as possible. 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. Both Upper Boones Ferry Rd and Durham Rd are Arterials, so both of these sections apply. The subject property has about 400 feet of frontage on Upper Boones Ferry Rd, so it is not possible to meet the 600-foot spacing standard along the frontage. The applicant is proposing to close one access that is about 130 feet from Durham Rd, and continue to use an access shared with their neighbors to the northeast along the common property line. This shared access meets Upper Boones Ferry Rd near the midpoint between the signal at Durham Rd and the signal at the southern intersection with 72nd Ave. This meets the standard for this type of case that the access be placed as far from the intersection as possible. The subject property has about 300 feet of frontage on Durham Rd, and is bordered to the west by a rail line. The existing access is about 200 feet west of the intersection crosswalk and about 100 feet east of the rail line, which does not meet the above 600- foot spacing standard. A connection across the rail line is not possible. This is the best available access location along the subject property frontage on Durham Rd. It is advisable (for this proposal and its resulting traffic volumes) to allow right turns at this location because they would otherwise be left turns at the Boones Ferry access. Left turns out need to be prohibited because they would be crossing multiple lanes and queues of traffic, and left turns in need to be prohibited because they would increase the probability of vehicle queuing over the railroad tracks. This access shall be modified so that left turns in to and out of it are prohibited by physical design and by signage. The applicant has provided check-in data from a similar site showing that the trip generation of the proposed bouldering gym (approximately 200 daily trips) is less than the likely trip generation of Elmo Studd's, the previous use. This application meets this standard by a) showing that the trip generation of the proposed use is less than would be expected for the previous use; b) by removing the driveway to Upper Boones Ferry Rd that is closest to Durham Rd; and c) by prohibiting left turns into and out of the Durham Rd access, thus reducing entering traffic and conflict potential in the 600-foot spacing standard area as much as possible. 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 18.818.030.E, Tigard Municipal Code, requires street to have a certain right-of-way width and paved sections. 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 Upper Boones Ferry Rd and SW Durham Rd, both of which are classified as Arterials in the Tigard Transportation System Plan. Both are classified as future five-lane roadways, and an additional southbound right turn lane is planned on Upper Boones Ferry Rd approaching the Durham Rd intersection. The necessary half-width for these planned roadway sections is a 52-foot half width along Durham Rd and a 64-foot half-width along Upper Boones Ferry Rd. The applicant has provided check-in data from a similar site showing that the trip generation of the proposed bouldering gym (approximately 200 daily trips) is less than the likely trip generation of Elmo Studd's, the previous use. As the proposed use would generate less traffic than the previous use, dedication of the above right-of-way is not required at this time. However, it will be required with any future land use actions or any future development that would increase the trip generation of the site. Street Alignment and Connections: 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. Existing development of adjacent properties and the existing rail line preclude new street alignments and connections. 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. Existing development of adjacent properties and the existing rail line preclude new street alignments and connections. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The existing grades along Upper Boones Ferry Rd and Durham Rd are less than 10%. No grade changes are proposed. This standard is met. Traffic Study: Section 18.810.030.CC requires a traffic study if the trip generation of the proposed development exceeds certain thresholds or if certain safety and/or operational issues are identified by the City Engineer. The applicant has provided check-in data from a similar site showing that the trip generation of the proposed bouldering gym (approximately 200 daily trips) is less than the likely trip generation of Elmo Studd's, the previous use. The proximity of the existing accesses to the Upper Boones Ferry Rd / Durham Rd intersection is a potential hazard for which a traffic study could be required. However, the proposed closure of the Boones Ferry access closest to the intersection and the modifications to prohibit left turns at the Durham access will mitigate these potential hazards. With the trip generation data and mitigation measures provided, a traffic study is not required. 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 2,000 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. Existing development of adjacent properties and the existing rail line preclude new street alignments and connections to reduce block length. 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. The existing rail line precludes pedestrian connections to the west. The project design will need to provide a walking route to the property to the northeast and the sidewalk along Upper Boones Ferry Rd. 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. Section 18.620 requires sidewalks on both sides of the street in the Tigard Triangle. The applicant has provided check-in data from a similar site showing that the trip generation of the proposed bouldering gym (approximately 200 daily trips) is less than the likely trip generation of Elmo Studd's, the previous use. As the proposed development would generate less traffic than the previous use, construction of sidewalks would not be proportional to the development's traffic impact. 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. Sewer Plan approval: Section 18.810.090.B requires that the applicant obtain City Engineer approval of all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. 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. The site is currently served by an existing sewer connection. The proposed use is not anticipated to need more sewer capacity than the previous use. 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 upstream drainage ways that are expected to impact 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 2007 and including any future revisions or amendments). Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on- site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed development includes less than 1 ,000 square feet of new impervious area. Therefore, in accordance with Clean Water Services (CWS) standards, stormwater treatment is not required and stormwater detention is not required. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. The applicant has provided check-in data from a similar site showing that the trip generation of the proposed bouldering gym (approximately 200 daily trips) is less than the likely trip generation of Elmo Studd's, the previous use. As the proposed development would generate less traffic than the previous use, construction of frontage improvements would not be proportional to the development's traffic impact. As frontage improvements are not required, undergrounding of existing utilities is not required. Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement (if necessary) prior to issuance of the site permit. Public Water System: The City of Tigard provides water service in this area. The applicant shall obtain approval from the City of Tigard for any aspects of the proposed development that would increase water usage or otherwise affect the water system, prior to issuance of the PFI permit. None are anticipated with this proposal. 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. The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant Discharge Elimination System (NPDES) erosion control permits that may be needed for this project. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. The disturbance area is anticipated to be less than an acre, so these permits may not be necessary. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to commencing site work. Address Assignments: The developer will be required to provide signage at the entrance of each shared driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular site. Survey Requirements Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem@tigard-or.gov) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover work in the public right-of-way. 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.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 Engineering Department will delay processing of project documents. The PFI plans shall include closure and removal of the southern Upper Boones Ferry Rd driveway and modifications to make the Durham Rd driveway right- in/right-out only. The PFI plans shall show all areas of new impervious surface area (such as pavement and sidewalk) and any areas of existing impervious surface that will be made pervious, and show a calculation of the area of net new impervious area, which is anticipated to be less than 1,000sf. Per CWS standards, if this area is over 1,000sf, water quality treatment and detention will be required. The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement (if necessary) prior to issuance of the site permit. The City of Tigard provides water and sewer service in this area. The applicant shall obtain approval from The City of Tigard of all aspects of the proposed development (as it relates to water and sewer service) 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 the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition (and any subsequent versions or updates)." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO OCCUPANCY OF THE BUILDING: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for review and approval: All elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage, water, etc.) systems shall be in place and operational with accepted maintenance plans prior to occupancy of the building. The southern access to Upper Boones Ferry Rd (approximately 130 feet north of Durham Rd) shall be physically closed and removed by the applicant prior to occupancy of the building. The site access to Durham Rd shall be modified so that left turns in to and out of it are prohibited by physical design and by signage prior to occupancy of the building. Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO and that no signs or other obstructions block this sight distance. The applicant shall obtain approval of this report prior to occupancy of the building. a ; 610 • + J 0`. .1pir....41 i e• � � ‘10' 11111114114 J./ 'e ARCHIilC - GERBER T vas.,1rra cru=i. a ' e�• • 53 59 7737 � . - ♦ . % �+ a. II • pch erarch.. . r +�, . 1 ter + i' • _ 4 •• 1 L c� I Ali i _ mil. ( i sal. * � �• �,! r• N. rte+1 : :' _lb. Cn S CI q", . ,‘e, . JO 41 Q • ara _ w 0 - N- . P` • J.......... � r O:,+ .�:w { M 1 LL O■! .. I — •,..._., • • ' ',I- IIP, ' r co 1 0 . ..,..„ „• , _ R 44— Q • �, .. ' per 0• CC W *JIB b Cr 4” • • 4.__.\. , 4 • # Date Issued For tr ! • [o t."i 11/07/13 MOR MOD-1 1 ilk 1 r,,..- U '- ogic.. - ECEIVED Job NaGA.2013.0007 NOV 07 2013 N CITY OF TIGARD 1 PLANNING/ENGINEERING 1 OF 3 PRIM SJG Q Q 4 1 i i T i i i i i i i j i i j i i i ♦ * t i i i i i i I u u V II I� Fyn II L.F_ 0 N --'--------FF- 0 N - ----'—----"-'--U 0 WNO BREA II 9ED1£ IIII ``^�_-- CLIMBING iMRAf.F \ aIDG MAIM II` 0 CIRCUIT SWii SECOND FLOOR PLAN © ELMO STUDD'S SITE 11-07-2013 N SCALE: 1/16" NOTE: CONTINUOUS LANDSCAPING STRIP/ VEGETATION ON THREE SIDES, TREES, AND SITE DRAINAGE ARE EXISTING AND TO BE MAINTAINED PROPOSED BOULDERING GYM (a19,000 SQ.FT.) EXISTING PAVEMENT TO BE PATCHED, SEALED &RE—STRIPED(NOTE 66 PARKING SPACES OWN— 66 REQUIRED w/ADJUSTMENT) (E)STORM WATER CATCH BASINS TO BE MAINTAINED, TYPICAL EXISTING SECONDARY ENTRANCE TO BE MAINTAINED \oU/y al/PO 1 CIRCUIT SWii — ELMO STUD`►' SITE — PARKIN 'LAN E) PAVED SURFACE SCALE: 1/64" = l'-0" SGA-10.31.13 EXISTING SIGN POST& FRAME TO BE AINTAINED, PLEXI—GLASS SIGN TO BE UPDATED EXISTING PRIMARY ENTRANCE TO BE ABANDONED WHILE NECRON TO FANNO CREEK PL WILL NOT REQUIRE THE CoT SITE DEVELOPMENT REVIEW SITE AREA CALCULATION 1 ACRE = 43,560 SQ.FT. SITE AREA = 3.3 ACRES/143,715 SQ.FT. MVO SJG IFPWFAII OLIO ERBER A1CdFI1 TCCT Dab Issued For 11/07/1314MR MOD-1 Job NocGA.2013.0007 2 2 OF 3 MVO SJG EXISTING FENCING& PIPE BOLLARD TO BE MOVED FOR DRIVEWAY CONNECTION TO(E)STREET NEW 24' WIDE ROAD ASPHALT PAVEMENT REMOVE(E)PAVEMENT TO AINTAIN(E)SHE SLOPES. PROVIDE MINIMAL FILL, UTILIZE(E)SLOPED COMPACTED GRAVEL UP TO FANNO CREEK S EXISTING BUILDING TO BE RECYCLED.EXISTING FOUNDATION AND ADJACENT PAVEMENT TO BE PATCHED, SEALED &RESTRIPED NOTE CONTINUOUS LANDSCAPING STRIP/ VEGETATION ON THREE SIDES,TREES, AND SITE DRAINAGE ARE EXISTING AND TO BE MAINTAINED PROPOSED BOULDERING GYM (•19,000 SQ.FT.) EXISTING PAVEMENT TO BE PATCHED,SEALED & RE—STRIPED(NOTE 84 PARKING SPACES SHOWN— 82 REQUIRED) (E)STORM WATER CATCH BASINS TO BE MAINTAINED, TYPICAL CIRCUIT SWii - ELMO STUD SCALE: 1/64" = l'-0" EXISTING SIGN POST& FRAME TO BE AINTAINED, PLED—GLASS SIGN TO BE UPDATED EXISTING PRIMARY ENTRANCE TO BE ABANDONED WHILE NECTION TO FANNO CREEK PL WILL NOT REQUIRE THE Col-'SITE DEVELOPMENT REVIEW (E) IMPERVIOUS SURFACE SGA-10.31.13 SITE AREA CALCULATION 1 ACRE = 43,560 SQ.FT. SITE AREA = 3.3 ACRES/143,715 SQ.FT. PFt4P SJG .171119! 115pHeN 6, ERBR ARCHITECT V..-,An.wl e 503 459 s pethsrarch J E. 0',lot ^. )N 7737 rC� a Z CC Wcc1 6 Qu m D MU L.L U Q 2 ffi Z a _1 CL V Z Se cc Q 0- iL CE I.- C J W Date Issued For 1U07/131a4OR MOD-1 Job No=GA.2013.0007 3 3 OF 3 PFt4P SJG 0 c 50'- SLACK LINE MEd II STORAGE/ HOLD BOpI (1.031 SO.FT.) CLUIBURG ABEL FITNESS EBEd MIO IV*.) CUSSING CLIMBING esFd CLIMBING ABE& O CLAIMNC BMWS* — CLMB NG MEL SLACK was PUBLIC FRONT DESK/ RECEPTION AREA (ass Dam) MIRA BORK SPACE a COVERED DROR-0fr ENTRY Mew ) o - MOOA4 Hamra Ow NFL.) CIRCUIT SWii FIRST FLOOR PLAN © ELMO STUDD'S SITE SCALE: 1/16- = 1'-0° NOTE 000NNG MOMS TO HAVE 1RANSDCENT FILM TO CEGOALE MEWS BUT ALLOW NATURAL LIGHTING 11-07-2013 001E HATCHED WM.LS ARE DOMING MO TO REHAO) N O 4 4 4 Q I I I I I I i I ii ; ! ! i ♦ T f t ♦T 4 f "r' c n -1l------------0 I I II I 1 BUILDING BUILDING MATERIALS o MATERIALS +1^ } COVERED MATERIALS Y I SALES 0 M _-1E-._._._._._._._._.-0 STORE AREA C } BUILDING C. MATERIALS I 911__- 1De �e'`'.pl I. NE(li;..,.s_��.C) :..■ H OFFICE " OFFICE/ --.— RECEPTION H OFFICE n I ELEcmirx ao�r - -- - 1 ■ - -0 AWN•IOC 410 CIRCUIT SWii - ELMO STUDD'S/BRADEN STEEL BUILDING - EXISTING FLOOR PLAN 11/07/13 N SCALE: 1/16" = 1'-0" 4 I I I I I I 1 1 I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I ^ rA\J 1�N C I m r O --------------- C D --------------- m r 11 JT z m m r 00 C r Z I m x z N Z r O O _ — _ D Z O ❑ i i 1 41111 L J o N O_ W 0 Z i i i i i i i i i i i i i i i i I i I i i I i i i I i i i i I i i i i i i i i i i i i i i i i i i i i i i i i I