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SDR2006-00012 SDR2006 - 00012 S . M . , LLC Office Conversion NOTICE OF TYPE II DECISION ,774. SITE DEVELOPMENT REVIEW(SDR) 2006-00012 41. ®, S. M., LLC OFFICE CONVERSION ilarMit.pp 120 DAYS = 3/4/2008 SECTION I. APPLICATION SUMMARY FILE NAME: S M,LLC OFFICF CONVERSION CASE NO.: Site Development Review(SDR) SDR2006-00012 PROPOSAL: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. APPLICANT/ Harlow Spaan,Jeff Sorg &Coni Meyers OWNER 7405 SW Beveland Road Tigard, OR 97223 APPLICANT'S Robert Price REP.: Planning Consultant 3935 NE 72nd Avenue Portland, OR 97213 LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB,Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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 SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 1 OF 29 r., CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Planning Division (Cheryl Caines, 639-4171, ext. 2437) for review and approval: 1. The applicant shall submit a revised landscape plan for review and approval that shows the following. All trees must be 2.5 caliper inches to meet Tigard Triangle standards and materials must be of a size and gimaliryto achieve the screening effects within 2 years of planting. A. Street trees from the Tigard Street Tree List that meet the standards of 18.745.040.0 Trees must be at least 2.5 caliper inches to meet Tigard Triangle requirements. B. Landscaping that provides screening and a s_nade canopy for the parking area. Plantings shall include a mix of low lying and vertical trees and shrubs. C Trees along the rear property line spaced to meet the requirements of 18.745.050 (B)(4)(a). D. Location of and screening for all service facilities. 2. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 3. Prior to issuance of site permits the applicant shall submit a plan for review and approval that shows wheel stops for all seven parking spaces or approved materials in the car overhang area. 4. Applicant shall submit a tree mitigation plan for review and approval by the City Arborist. 5. Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the construction phase, and are properly protected by the same measures afforded to other protected trees on site,.the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the approved assurance for two years following planting. After such time, the applicant shall pay the remaining value of the approved assurance as a fee inlieu of planting. 6. Prior to issuance of site pennits the applicant shall submit a tree protection plan to the City Arborist for review and approval-that show specifications per the project arbonst's recommendations. The plans shall indicate the type of fencing (chain link), and the signage requirements directly on the plans. The tree protection sheet shall include a signature of approvallrom the project arborist. 7. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes pnor to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 8. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work The tree protection fencin shall remain in place through the duration of all or the building construction phases, until the (ertificate of Occupancy has been approved. 9. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Qty Arborist, at least once every two weeks as the Project Arbonst monitors the construction activities from initial tree protection zone 1 PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if ar 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 elan 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 2 OF 29 If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes pnor to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 10. Prior to site permit the applicant shall submit a lighting plan for review and approval. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 11. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. 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.tigard-or.gov). 12. 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. 13. 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. 14. Prior to issuance of the permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Beveland Street as a part of the project: A. 6-8-foot concrete sidewalk with planter stripp,matching existing; B. street trees in the planter strip spaced per DC requirements; G streetlight layout by applicant's engineer,to be a?proved by City Engineer;and D. driveway apron to current construction standares. 16. A profile of Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 17. The applicant's plans shall be revised to show the public water line and water meter that will serve this development. If a new or updated service is required 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. 18. Final design plans and calculations for the re uired private water quality facility shall be submitted to the Engineering Department (Kim McMillan)qas a part of the Public Facility Improvement (PFI) permit plans. Includeed with the plans shall be a proposed landscape plan and maintenance plan. 19. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 3 OF 29 20. 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 Manua 1,February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit to the Planning Division (Cheryl Caines, 639-4171, ext. 2437) for review and approval: 21. A separate sign permit will be required for all tenant signage prior to installation. 22. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable, and viable in their modified growing environment. 23. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction on City forms to the effect that any existing tree greater than 6" diameter 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 decision should either die or be removed as a hazardous tree. (Contact Maris Buxton, Permit Coordinator, to obtain forms and instructions for recording). Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 24. Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance form the City, and provide a one-year maintenance assurance for said improvements. 25. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 26. Prior to final building inspection the applicant's engineer shall provide final sight distance certification based upon completed public improvements. 27. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 28. Prior to a final building inspection, the applicant shall pay a $711.62 contribution to the 72nd Avenue/Dartmouth Street signali7ation fund. 29. Prior to a final building inspection, the applicant shall pay a $501.25 contribution to the 68th Avenue/Dartmouth Street signali7ation fund• THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found a home occupation permit for a home office consulting service (HOP91-00060). Miscellaneous building permits for an interior remodel, electrical service upgrade, and gas piping have been issued over the last decade. No other land use cases were found for the site. NOTICE OF TYPE H DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 4 OF 29 Vicinity Information: The subject site is located west of SW 72' Avenue, on the north side of Beveland Street. The property is zoned Mixed Use Employment (MUE). Surrounding properties are also zoned MUE. The abutting properties to the east and west are developed with office and commercial uses. Sites to the north have single- family homes left from when the area was predominantly residential. Site Information and Proposal Description: The applicant is requesting Site Development Review to convert an existing single-family residence into an office use. The bin ding is 2,500 square feet and the site is 16,500 square feet. Located within the Tigard Triangle,the site slopes gently to the south toward Beveland Street. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. ZoningDistricts 18.520 Commercial Zoning Districts 18.620 Tigard Triangle Commons 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. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision MakingProcedures 18.390 Impact tudy SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed Use Employment zoning district. The proposed use, general office space,is outright permitted in the zone. The last approved use of the site is single-family residence. Development Standards: Section 18.520.030.B states that development standards in commercial zoning districts are contained in Table 18.520.2 below: NOTICE OF TYPE II DEQSION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 5 OF 29 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD I-P Proposed Minimum Lot Size None 16,500 sq ft Minimum Lot Width 50 ft 110 ft Minimum Setbacks - Front yard 0 ft 73 ft - Side facing street on corner&through lots -- N/A - Side yard 0/20 ft[1] 13/43.5 ft -Rear yard 0/20 ft 43 ft - Distance between front of garage&property line abutting a public or private -- street. Maximum Height 45 ft Existing Maximum Site Coverage 85% 41% Minimum Landscape Requirement 15% 59% [1]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. As demonstrated in the table above, the proposal complies with the underlying zone development standards. The proposed setback measurements above are taken from the site plan because none were provided in the narrative. Height information was also not provided for the existing building. The site slopes down to the street and the existing building was originally constructed as a bi-level residence. The height limit is 45 feet within the MUE zone. A bi-level residence would not exceed this limitation. The development standards are met. 18.520.050.C. states that the maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement. Information regarding FAR was not provided by the applicant. The square footage of the building is 2,500 square feet. This is an FAR of 0.15; therefore the standard is met. FINDING: Based on the analysis above,the underlying zoning district standards have been met. B. APPLICABLE DEVELOPMENT CODE STANDARDS TRIANGLE DESIGN STANDARDS (18.620): Design standards for public street improvements and for new development and renovation projects have-been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestnan and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DEQSION SDR2006-00012/S M,TIC OFFICE CONVERSION PAGE 6 OF 29 Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Performance Option because SW Beveland Street is approximately 2,125 feet in length based on the City's GIS mapping system. This length requires 3 to 4 intersections. Currently, there are 5 intersections on Beveland. The straight-line distance from the subject property to the closest arterial (72'Ave.) is 320 feet. The shortest vehicle and pedestrian trip from the subject property to 72❑d Ave. is 345 Leet. Therefore,the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The application does not involve a phased development plan nor is the site one acre or larger. This standard is not applicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Southwest Beveland Street is not a major or minor arterial and the office will utilise an existing building. Therefore,this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet;the maximum building setback shall be 10 feet. This section requires a maximum building set back of 10 feet from dedicated rights-of-way. The existing building sits at an angle on the site. The front yrd setback is approximately 73 feet to the eastern front corner and 80 feet to the western front corner. This building location is non-conforming. As long as the building is not made more non-conforming, the conversion is permissible. No additions or expansions to the existing footprint are proposed. This cnterion is not applicable at this time. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must berovided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular pavin_g materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. A new walkway is proposed from the structure to the proposed sidewalk along Beveland Street. L-1 landscaping standards do not apply because Beveland is a local street. This criterion has been met. NOTICE OF TYPE II DEQSION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 7 OF 29 Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and theublic street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. A new,five foot wide sidewalk is shown on the site plan connecting the buildingentrancewith the proposed public sidewalk The front entrance is pre-existing. Therefore,this criterion haseen satisfied. Parking Location And Landscape Design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear o newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. Proposed parking is within the site's front yard. This is allowed because the existing structure limits access to the rear of the site. L-1 and L-2 landscaping standards do not apply because the site is located along a local street. Standards of Chapter 18.745 only apply. Some of the existing landscaping in the front yard must be removed to construct the street improvements, parking lot and connecting sidewalk. Areas not affected by the parking lot will retain the existing landscape. The building is an existing structure. To construct the parking on the side or rear would require removal of more trees and landscaping than under the current proposal. No plan was provided that shows existing or proposed landscaping for the entire site. The landscape standards are not met and are discussed further under section 18.745 Landscaping and Screening. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the critena found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet aboverade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as Fong as all of the requirement is located at a building corner. According to the standard above, the building must have at a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the facade. Should any modifications be made,this standard will have to be satisfied. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along buildingfrontages between a building entrance and a public street or accessway. Awnings and canopies sall not be backlit. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 8 OF 29 The building is not abutting a public sidewalk. Irregardless, the applicant states that an existing porch provides weather protection for visitors. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material maybelain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The exterior finish material of the building is wood board siding. This standard has been met. Roofs and Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The existing building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant is not proposing to add any roof mounted equipment and none are pre-existing. This criterion is satisfied. 18.620.050 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the folowing standards shall be met: Zoning district regulations - Residential only developments within the C-G and MUE zones shall meet the sign requirements for the R-25 zone 18.78-0.130B; non-residential developments within the C-G zone shall meet the sign requirements for the commercial zones, 18.780.130C; and non- residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D. Sign area limits - The maximum sign area limits found in 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant does not propose any signage with this application. Prior to the construction and erection of any signs, the applicant will be required to submit a sign permit application that demonstrates consistency with the applicable requirements of Chapter 18.780. Entry Portals: Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; I-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 Overcrossing and Dartmouth. 2. Design- The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. NOTICE OF TYPE H DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 9 OF 29 This standard does not apply because the site is not located at a primary access point into the Tigard Triangle. Landscapingand Screening: Two (2) leves of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1(Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local-sstreets, planting standards of Chapter 18.745 Landscaping_and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of-28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within,one (1) year. Groundcover plants must Tully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial;therefore,the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local-streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28eet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping &Screening). The requirements are not met; therefore a landscape plan is conditioned under that section of the decision. FINDING: Based on the analysis above,the Tigard Triangle Design standards have been fully met. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS Access,Egress and Circulation(18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site planThe Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access from SW Beveland Street utilizing the existing driveway. Some improvements will be made to the driveway apron and adjacent public sidewalk. The applicant has shown the access on the site plan. This standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactoiylegal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed with this application. This standard is not applicable. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or pnvate street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 10 OF 29 The proposed building will be accessible from SW Beveland Street, which will be maintained as a public street. Therefore,this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the followingstandards: Walkways shall extend from the ground floor entrances or from the ground floor landngg 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; A new, 5-foot wide walkway is shown connecting the building to the public sidewalk. 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; All sidewalks on site are at least five feet wide and have curbs for separation from the parking areas. One walkway crosses a traffic aisle within the parking lot. The site plan shows white pavement stnping to mark the crossing. This criterion is satisfied. 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 site plan indicates concrete sidewalks. 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. Don Cushing Associates submitted a preliminary sight distance certification for the proposed access, dated March 1, 2007. The posted speed along SW Beveland Road is 25 mph, requiring a miiumum of 250 feet of sight distance. The engineer states that sight distance was measured to be 350 feet to the east and 400 feet to the west of the proposed access. The engineer shall submit, upon completion of public improvements, a final sight distance certification for the site access. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets alonga collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shae 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 11 OF 29 SW Beveland Road is classified as a local street in the Tigard Triangle standards of 18.620. The applicant is proposing a driveway access;therefore this spacing standard does not apply. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 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 will continue to utilize the existing driveway. This access is 30 feet wide with 24 feet of pavement, as required for a parking lot with seven spaces. The building has vehicular access within 9 feet of the primary entrance based on the site plan. No truck traffic is expected-for the proposed office use. FINDING: The access requirements have been met. 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. This is an office use, which is permitted outright within the MUE zone, and is one of the lesser impacting type uses with regard to the above environmental standards. The applicant has indicated that the above standards will be met. 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: The Environmental Performance Standards are met. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 12 OF 29 • Landscaping and Screening (18.745): All landscaping shall be installed according to accepted planting procedures. 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). Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the uidelines described in the Ti and Tree Manual. These guidelines follow those set forth bythe International-Society of Arboriculture S tree plantingguidelines as well as the standards set forth in thAmerican Institute of Architects'Architecttur Gra hic Standards, 10h edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees basd on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modifications. 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. Pursuant to findings in 18.790.030.B below, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. Protection of Existing Landscaping. 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 duringthe construction process; and 2. The pants 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 the individual trees). The applicant's plan set shows tree protection but not to the project arborist's specifications, specifically the type of.fencing (chain link), and the signage requirements. Both must be indicated on the plans. The tree protection sheet should include a signature of approval from the project arborist. Trees 12 and 14 are out of the construction zone, but tree protection zones must still be delineated. 4' orange plastic fencing can be used around these two trees. All other trees to be preserved shall be protected with five or six (5'- 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by theroject arborist to protect the trees to be retained. The applicant shall allow access by the CityArborist 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 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 not shown street tree type and spacing on their plans. Therefore,this requirement has not been met. Section 18.620.070 requires a minimum of-2.5 inch caliper street trees in the Tigard Triangle. This criterion can be met conditionally. 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 13 OF 29 The site is bordered by office/commercial buildings to the east and west and single-family residences to the north. All parcels are zoned Mixed Use Employment like the subject property..Buffering is required along the northern property line. Based on Table 18.745.1, a buffer of 6 to 10 feet is required. There is a 6-foot wooden fence between the properties. With a wooden fence an 8-foot wide buffer is required. No new structures are proposed within the rear yard setback(43 feet). A mix of trees,shrubs groundcover and lawn is already planted in this area, but trees do not appear to be spaced to meet the buffering requirements. The applicant has been conditioned to submit a landscape plan to show this standard is met. 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 applicant states that existing landscaping will be used to screen the parking lot. The plans do not show existing landscaping and all of the trees between the building and street are being removed. No parking lot trees are proposed. The applicant is being conditioned to submit,a landscape plan to meet the standard. 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; Service facilities are not indicated on the site plan or mentioned in the applicant's narrative. It is unknown if any service facilities exist on-site or are proposed. Locations and screening of service facilities such as A/C units, gas meters, etc. must be shown on the landscape plan. A condition of approval will ensure this standard is met. 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. Based on the applicant's narrative trash and recyclables will be stored within an existing garden shed. Because the storage area is enclosed, no planted screenings are necessary. FINDING: Based on the analysis above, the landscaping and screeningstandards have not been fully met. If the applicant complies with the condition listebelow,the standards will be met. CONDITION: The applicant shall submit a revised landscape plan for review and approval that shows the following. All trees must be 2.5 caliper inches to meet Tigard Triangle standards and matenals must be of a size and quality to achieve the screening effects within 2 years of planting. A. Street trees from the Tigard Street Tree List that meet the standards of 18.745.040.C. Trees must be at least 2.5 caliper inches to meet Tigard Triangle requirements. B. Landscaping that provides screening and a shade canopy for the parking area. Plantings shall include a mix of lowlying and vertical trees and shrubs. C. Trees alon the rear property line spaced to meet the requirements of 18.745.050'(B)(4)(a). D. Location of and screening for all service facilities. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 14 OF 29 • 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. 18.755.040(C)5 states that office uses shall provide a minimum storage area of 10 square feet, plus 4 square feet per 1,000 square feet gross floor area. The applicant has chosen the Minimum Standard method of compliance. For an office building of 2,500 square feet, a minimum of 20 feet must be provided for solid waste and recyclables storage. An existing garden shed will be used to store the waste materials. This shed is 144 square feet (12'x 12'). FINDING: The applicant has shown compliance with the Minimum Standard compliance method,but no service provider letter was submitted with the application. CONDITION: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 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 Unifonn 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 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 collection area will allow co-location of source-separated recyclables and residual mixed solid waste. One area, totaling 144 square feet is proposed. The applicant is proposing to store the waste materials in an existing garden shed. This shed is located on the eastern side of the building approximately 5 feet from property line, but not within the front yard setback The garden shed is visible in order to enhance security for users. The proposed refuse container will not occupy any required parking stalls. 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-obscuringfence wall, or hedge at least six feet in height. Gate openings which allow access to users and hauers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly-labeled to indicate the type of materials accepted. The storage area is enclosed within a garden shed, so it is covered and screened. The applicant states in the narrative that the shed has closable doors. No indication is given on the width of the doors or whether they can be secured in both an open and closed position. Storage containers are labeled for waste and recyclables. The applicant states that the current design has been adequate to serve the site in the past. If sign-off is given lioy Pride Disposal on the current design, then the standard will be met. The applicant has been conditioned to provide a Service Provider Letter from Pride Disposal. FINDING: The Mixed Solid Waste and Recyclable Storage standards can be met as conditioned above. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 15 OF 29 Off-Street Parkingand Loading (18.765): Location of vehice 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. 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 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 the proposed building, in compliance with this standard. More than 40 spaces are not required for the proposed use. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the 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) Subseuent 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 solely office space; therefore this standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore, this standard does not apply. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parkin 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. Tablesprovided in the applicant's narrative and on the plans show a total of 7 spaces. This criterion is not applicable to the development. NOTICE OF TYPE H DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 16 OF 29 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. Based on the 2004 Oregon Structural Specialty Code the applicant must provide 1 accessible parking space. Final determination of the number of recuired ADA spaces and dimensions required will be made by the building official during the review of the bui:ding permit application. As shown, the site plan appears to be in compliance with the ADA requirements. 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. One access is proposed as required by code for a commercial use with 7 parking spaces. Curbing will be used to define the access and vision clearance triangles are indicated on the plans. The access drive is asphalt and the parking lot is designed so there are no backing movements within a public street. 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. A pedestrian crossing within the parking lot is striped for safety. 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 are clearly marked with striping. Access aisles are clearly marked by curbing that sets the direction of flow. 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. Wheel stops are shown for the ADA space and an adjacent parking space on the western side of the parkin area. No wheel stops are shown on the plans for the other five spaces. Wheel stops must be provided for the five spaces or the applicant can provide a plan that shows approved materials in the car overhang area to meet the standard. The percentage of on-site landscaping is-59% and greatly exceeds the 15% minimum required. FINDING: Wheel stops were not provided for each parking space. NOTICE OF TYPE II DECISION SDR2006-00012/S Ivi,LLC OFFICE CONVERSION PAGE 17 OF 29 CONDITION: Prior to issuance of site permits the applicant shall submit a plan for review and approval that shows whee stops for alf seven parking spaces or approved materials in the car overhang area. 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. All of the standard parking spaces measure at least 18.5 by 8.5 feet; likewise compact spaces measure 7.5' x 18.5'. The drive aisle is 24 feet to provide for two-way traffic flow. Two of the seven spaces are compact, which is 29% of the stalls. Staff has scaled off from the site plans submitted to confirm that the existing parking layout meets the standards. Bicycle ParkingLocation and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a buildng 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. Bicycle parking is provided near the building entrance on a concrete pad. The pad is not within parking aisles, landscape areas or pedestrian ways. All of the parking is visible from on-site. This criterion has been met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shallensurethat 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 hasprovided a detail of the bike rack to be used; and bicycle parking is shown on the site plan. All areas of parking meet the spacing and maneuverability standards. The detail shows the rack securely anchored to a concrete pad. 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 an office use is 0.5 spaces per 1,000 gross square feet. Based on the 2,500 square feet of office space, 2 spaces are required. The applicant has proposed 2 spaces. This standard is met. 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. NOTICE OF TYPE II DEQSION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 18 OF 29 The minimum parking for Office Uses is 2.7 spaces per 1,000 gross square feet. For the total square footage (2,500), 7 spaces are required. The site lies within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 4.1 spaces per 1,000 g.s.f. or 10 spaces. The site plan shows 7 parking spaces. This number meets both minimum and maximum standards. 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 leet or more. Because the building is 2,500 square feet,no off-street loading spaces are required. FINDING: Based on the analysis above, the off-street parking and loading standards can be satisfied as conditioned above. Signs (18.780): Chapter 18.780.130.0 lists the type of allowable signs and sign area permitted in the C-G Zoning District. There are no proposed signs with this application. This section does not apply. If any signage is to be installed in the future,a sign permit is required. CONDITION: A separate sign permit will be required for all tenant signage prior to installation. Tree Removal(18.790): Section 18.790.030 requires 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. As required the applicant submitted a tree plan conducted byDavid Hunter a certified arborist. However the report does not contain the four required components ( ee comments felow regarding mitigation and protection). Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existingtrees over 12 inches in caliper requires a mitigation program in accordance with ection 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed-be mitigated in accordance with Section 18.790.060D; 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. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. NOTICE OF TYPE II DEQSION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 19 OF 29 Based on the arborist's report there are 5 trees in fair condition that are greater than 12 inch ca iper. Four of these trees are being removed and are subject to mitigation. Therefore, 40% of the trees wilt be retained. According to the mitigation schedule above,two-thirds of the diameter inches will have to be mitigated. The sum total of diameter inches of the trees to be removed is 47. The amount of tree mitigation inches required for this project is 31 inches. The applicant states that a few new trees will be planted on the site, but no plan was provided. The applicant is conditioned to submit a mitigation plan to the City Arborist for review and approval. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's Demolition and Removal Plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant's plan set does not show tree protection specifications per the project arborist's recommendations. The plans must indicate the type of fencing (chain link), and the signage requirements directly on the plans. The tree protection sheet must include a signature of approval from the project arborist. Althoughtrees 4 and 12 are out of the construction zone, t ae applicant must delineate these areas for protection utilizing 4'orange plastic fencing. All other trees to be preserved shall be protected with five or six (5'- 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shal' ?osition fencing as directed by theroject arborist to protect the trees to be retained. The applicant shal 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.790.040 Incentives for Tree Retention 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 developmentpermit affected by this section to the effect that such tree may be removed only if the tree des 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. Conditions of approval will ensure that this standard is met. CONDITIONS: Applicant shall submit a tree mitigation plan for review and approval by the City Arborist. Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the construction phase, and are properly protected by the same measures afforded to other protected trees on site, the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the approved assurance, for two years followingplanting. After such time, the applicant shall pay the remaining value of the approvedassurance as a fee in lieu of planting. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 20 OF 29 The applicant has shown vision clearance areas on the site plan. No structures are proposed within these areas. FINDING: Based on the analysis above,the vision clearance standards have been met. 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). 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; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (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 building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. There are no steep slopes on-site. 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 havingvehicular 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 building was constructed as a residence. Most likely windows are found on all sides of the structure, but no information was provided. The applicant states that motion detection lighting is proposed and will be set at points that may not be clearly visible from the front of the site or from other sites. The Tigard Police Department was provided an opportunity to comment on the proposed development and have requested a lighting plan. This standard canbe met conditionally. 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 22 OF 29 The site has frontage on SW Beveland Street, which is not on a Tri-met transit route, therefore,this standard does not apply. FINDING: Based on the analysis above, the Site Development Review standards have not been satisfied. CONDITION: Prior to site permit the applicant shall submit a lighting plan for review and approval. D. STREET AND UTILITY IMPROVEMENTS STANDARDS 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 widthlanned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. This site lies adjacent to SW Beveland Road, which is classified as a local street on the City of Tigard Transportation lan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. SW Beveland Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. 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 c ons truction. The applicant did not address this code section. Due to pre-existing developments there are no opportunities to provide street 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 mayhave segments with grades upto 15% for distances of no greater than 250 feet). Centerline radii ocurves shall be as determined-by the City Engineer. The applicant's narrative does not address this code section. The application's plans show the grade along Beveland Road is less than 6%,thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or, • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 23 OF 29 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. Due to existing development patterns there are no opportunities to provide a new street or pedestrian path connection. The existing block is approximately 2,200 feet. The block is adjacent to SW 72°d Avenue,which is an arterial,therefore a new street connection is not required. 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. 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. No new parcels are being created with this project. These standards do not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's narrative does not address this code section. The Tigard Triangle requires a 12 foot sidewalk or an 8 foot sidewalk with a 4 foot planter strip. However, there is existing sidewalk and planter strip to either side of this development. rhe applicant shall construct sidewalk and planter stnp to match the existing on each side of the development. 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 the Unified Sewerage Agency 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 8 inch public sewer line in Beveland Road. The existing building is served by an existing sewer lateral. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. NOTICE OF TYPE II DEQSION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 24 OF 29 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 the Unified Sewerage agency 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 Vpof 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 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. The narrative does not address this code section. Sheet Cl does indicate that the increase in impervious surface area is less than 5000 square feet;therefore, on-site 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 tee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Don CushingAssociates prepared a traffic data response for this development, dated September 14, 2007. Cushing analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional tnps to these intersections, funds have been collected from the developers that will contribute to the future signal installation. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 25 OF 29 The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact� of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the (a Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project,it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Cushing's report only discussed the employees and did not discuss any traffic that may come to the office from outside sources. Cushing's report was not prepared by a Traffic engineer and is based on interviews with the owners and employees. Cushing's report shows that this project willgenerate approximately 1 PM (peak hour trips to the intersection of SW72nd Dartmouth Street. ith a total entering volume IEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $711.62. Likewise, the Cushing report shows that the project will generate approximately 1 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.04%. Therefore,based on the same proportion used in the Babies R Us development,the project contribution to this intersection is $ 501.25. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: Water service is provided by Tualatin Valley Water District. The applicant's utility plan does not show a public water line along their Beveland Road frontage, nor does it show an existing water meter service. The applicant shall revise the plans for the PFI Permit submittal to show these services. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has been directed by staff since the pre-application meeting to provide water quality treatment for the entire impervious area on site. This application doespnot include water quality treatment and the PFI Permit will not be issued until the plans and calculations are submitted and approved. 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 visiml 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 26 OF 29 A proposed unit from Stormwater Management is acceptable,provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement wit Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer. 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 requiredtosubmit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall submit an Erosion Control Plan with the PFI Permit application. Address Assignments: The City of Tl and is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service-Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. 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. The applicant has provided an impact study addressing the project's impacts on public systems. The building is currently served with water and sanitary sewer. No upgrades are necessary to continue to serve the site. Stormwater will now be collected, treated and released into the public storm water system. This was not a requirement when the home was constructed in 1962. Conversion from a residence to an office use will lessen the impact on local parks. Traffic is expected to increase. A single-family home has about 10 vehicle trips per day. The new office building is expected to have 12 to 15 per day based on the number of employees (six). The applicant is making street improvements to mitigate for the impact. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial street system. Based on the use and the size of the use proposed, the applicant is required to pay TIF's of approximately $9,114.00. Final TIF payment will be assessed at time of building permit submittal. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $28,481.00 ($9,114 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. In addition to TIF payments the applicant is required to pay into a signalization fund for the intersections of 68`h Parkway and Dartmouth and 72nd Avenue and Dartmouth. The applicant is required by code to construct a 1/2 street improvement along Beveland Street. At an approximate cost of $200 per lineal foot the improvements are valued at$22,000. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 27 OF 29 The total value of these improvements and payments is only slightlyreater than the total value of the projected impacts and is roughly proportionate. The improvement of SW Beveland is required to meet the street improvement requirements of 18.810.030 and the Tigard Triangle (18.620). In addition, the applicant has proposed making these improvements. Estimated Value of Impacts Full Impact $ 28,481.00 Less '11I�'Assessment -$ 9,114.00 Less Beveland improvements -$ 22,000.00 Future Signalization of 68th and Dartmouth -$ 501.25 Future Signali7atlon of 72nd and Dartmouth -$ 711.62 Estimated Value of Unmitigated Impacts $ -3,845.87 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal had the following comments: • Water meter size and service shall comply with Section 610.0 OSPSC. • On plan sheet C5,sketch a connector trench drain to Typ 3. • Catch basin storm drainage system shall be connected to catch basin with approved manufacturer's connection. The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this decision. The City of Tigard Police Department has reviewed this application and requested a lighting plan. The plan hasseen conditioned under the Site Development Review section of this decision. The Tigard City Arborist has reviewed the proposal and those comments are incorporated into this decision. The Tigard Public Works Department has reviewed the plans and offered the following comments about the proposed stormwater system: • Consider Type 26 catchbasins for durability and ease of maintenance. • Why not make the proposed 8-inch.pipe all 10-inch pipe to match the final outflow pie? • Would prefer to see a catchbasin in place of the proposed cleanout (#3 on plan C5) for easier maintenance. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and had no objections. Tualatin Valley Water was sent a copy of the proposal but submitted no comments. 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 NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC01-1-10E CONVERSION PAGE 28 OF 29 . Final Decision: THIS DECISION IS FINAL ON JANUARY 4,2008 AND BECOMES EFFECTIVE ON JANUARY 19, 2008 UNLESS AN APPEAL IS FILED. eal Thedecisionof the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of P appeal on the date that it is ma d. Any party with standing as provided in Section 18.390.040.G.1. mayappeal 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 HallBoulevard,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 parry during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON JANUARY 18,2008. estions: I you have any cuestions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigarc,Oregon at (503) 639-4171. '' a . `�� January 4 2008 PREPA BY: Cheryl Caines DATE Associate Planner lo.J; y ._ January,4 2008 APPROVED BY: Richard H. Bew rsvorff DATE Planning Mana er NOTICE'.OF TYPE II DECISION SDR2006-00012/S M,IIC OFFICE CONVERSION PAGE 29 OF 29 • � \ IITY of TlG1ARD\ \ —i — i— I I — — I i GEOGRAPHIC INFORMATION SYSTEM • -\ I— LT�- ______I - �� VICINITY' MAP . \ DARTMOUTH ST ,________, -----1-1 SDR2006-00012 1 — Hi i I I l— S M LLC I /- OFFICE \ ti 1----1 CONVERSION \ �- i II ri L_______ Lt______________" ELMHURST ST i / UI IT, LEGEND: C'D ..>j iiiiiHERMOsoiti ,/ SUBJE..■ SI1'�.F Nlsl�l Miii711111 ( i .1 BEVELAND RDLri - IR _ !C.I ' �'f r:- / niiwi rt Rii PjJ �iiiih 1111 GONZAGA ST mis I Tigard Area Map • i I r i I 0 100 200 300 400 500 Feet 7", o SW -385 feel k 11 ,. HAMPTON 1 , r ',?s .,} la s\ Information on this map is for general location only and I should be verified with the Development Services Division. F:7 13125 SW Hall Blvd rN� >.. Tigard,OR 97223 \ I I (503)639-4771 __— _=—_-_—_-- _— _-_\ _ I htlp://www.ci.tigard.or.us Community Development Plot date: Nov 14,2007; C:\magic\MAGIC03.APR - . 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Iiilliill 111 ..-----,m::::,,,i,.......•-...... 1 .. ...... .. , N, • • •I 1 .i. .... gRAltIllill ...1 El ;:ii Ti 1 0 1, ,,, 000000000C) C) (3 (9 . . , „.. uairce .6v sz:gi7:2 LOOZ/41 mP.°1 uw!P if',4.1s H REQUEST FOR COMMENTS Cheryl Caines From: Maris Buxton Sent: Thursday, December 20, 2007 9:26 AM To: Cheryl Caines Subject: RE: TIF With crediting the 10 trips for the SFR, the TIF will be $9,114. That is the current fee. If it is paid past July 1st, it will be 6% more. From: Cheryl Caines Sent: Thursday, December 20, 2007 8:12 AM To: Maris Buxton Subject: TIF What do you need to calculate the TIF for the SM Office Building? It is a house being converted into an office. The square footage is 2,500. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 Cheryl Caines From: Cheryl Caines Sent: Thursday, December 13, 2007 2:10 PM To: 'Dalby, John K.' Cc: Kim McMillan Subject: RE: S& M, LLC Office John, If you don't have any comments,then don't worry about sending a letter. I'll just put this e-mail in the file to show that you have no issues with the project. Cheryl From: Dalby, John K. [mailto:John.Dalby©tvfr.com] Sent: Thursday, December 13, 2007 1:46 PM To: Cheryl Caines Subject: Did I ever send you comments for the Beveland Office Conversion? Do you need them? I really didn't have any comments to offer in that they have a fire hydrant nearby and access wasn't an issue. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 1 CleanWater Services Our ( nniniilnicnl clear. MEMORANDUM DATE: November 20, 2007 FROM: David Schweitzer, Clean Water Services TO: Cheryl Caines,Associate Planner, City of Tigard SUBJECT: Review Comments—SDR 2006-00012 SM, LLC Office Conversion GENERAL COMMENTS • This Land Use Review by Clean Water Services(District)does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District,prior to issuance of any connection permit,must review and approve final stamped and signed construction plans. • All provisions of the development submittal shall be in accordance with Clean Water Services (CWS)Design and Construction Standards,presently Resolution and Order No. 07- 20 (R&O 07-20),and all current Intergovernmental Agreements between the City and CWS. • Final construction plans must be reviewed by CWS for conformance with R&O 07-20 and a Stormwater Connection Permit must be authorized by the District prior to construction of sanitary systems, storm and surface water systems and final plat approval. • All sanitary and storm easements shall be shown on final construction plans. SANITARY SEWER • This project as proposed will utilize the existing sanitary lateral connection to the public sanitary system within the Beveland Rd. Right of Way to the west of existing City ID SSMH SS1A056. Label existing SSMH with City ID. STORM DRAINAGE AND WATER QUALITY • This project shall be provided with an individual connection to a public storm conveyance. As proposed this project will collect all storm flows from the new impervious area and convey it to the existing storm system within the Beveland Rd. Right of Way to the west of existing City ID SDMH 1A159. Label existing SDMH with City ID. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org MEMORANDUM CITY OF TIGARD, OREGON DATE: 12/12/07 TO: Cheryl Caines, Associate Planner FROM: Kim McMillan, Development Review Engine RE: SDR2006-00012 S M Office 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. Don Cushing Associates submitted a preliminary sight distance certification for the proposed access, dated March 1, 2007. The posted speed along SW Beveland Road is 25 mph, requiring a minimum of 250 feet of sight distance. The engineer states that sight distance was measured to be 350 feet to the east and 400 feet to the west of the proposed access. The engineer shall submit, upon completion of public improvements, a final sight distance certification for the site access. 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. SW Beveland Road is classified as a local street in the Tigard Triangle standards of 18.620. The applicant is proposing a driveway access; therefore this spacing standard does not apply. 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: ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 1 Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60 foot right-of-way width and 36-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 Beveland Road, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. SW Beveland Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. 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. The applicant did not address this code section. Due to pre-existing developments there are no opportunities to provide street connections. ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 2 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 applicant's narrative does not address this code section. The application's plans show the grade along Beveland Road is less than 6%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 3 partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's narrative does not address this code section. The Tigard Triangle requires a 12 foot sidewalk or an 8 foot sidewalk with a 4 foot planter strip. However, there is existing sidewalk and planter strip to either side of this development. The applicant shall construct sidewalk and planter strip to match the existing on each side of the development. 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 8 inch public sewer line in Beveland Road. The existing building is served by an existing sewer lateral. 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 ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 4 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 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 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The narrative does not address this code section. Sheet Cl does indicate that the increase in impervious surface area is less than 5000 square feet; therefore, on-site 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; ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 5 the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Cushing's report only discussed the employees and did not discuss any traffic that may come to the office from outside sources. Cushing's report was not prepared by a Traffic engineer and is based on interviews with the owners and employees. Cushing's report shows that this project will generate approximately 1 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions, the project contribution to this intersection is $711.62. Likewise, the Cushing report shows that the project will generate approximately 1 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.04%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 501.25. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: Water service is provided by Tualatin Valley Water District. The applicant's utility plan does not show a public water line along their Beveland Road frontage, nor does it show an existing water meter service. The applicant shall revise the plans for the PFI Permit submittal to show these services. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 7 surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has been directed by staff since the pre-application meeting to provide water quality treatment for the entire impervious area on site. This application does not include water quality treatment and the PFI Permit will not be issued until the plans and calculations are submitted and approved. 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. A proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. • Grading and Erosion Control: CWS 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 submit an Erosion Control Plan with the PFI Permit application. ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 8 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. • Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) 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 and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and • the City's web page (www.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 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. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 9 construct the following frontage improvements along SW Beveland Road as a part of this project: A. 6-8-foot concrete sidewalk with planter strip, matching existing; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron to current construction standards. A profile of SW Beveland Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant's plans shall be revised to show the public water line and water meter that will serve this development. If a new or updated service is required 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. -t Final design plans and calculations for the propesed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to 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, ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 10 hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Prior to a final building inspection, the applicant's engineer shall submit a final sight distance certification based upon completed public improvements. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quantity (detention) facility. The fee is based on the total area of new impervious surfaces in the proposed development. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. Prior to a final building inspection, the applicant shall pay a $711.62 contribution to the 72nd Avenue/Dartmouth Street signalization fund. Prior to a final building inspection, the applicant shall pay a $501.25 contribution to the 68th Avenue/Dartmouth Street signalization fund. ENGINEERING COMMENTS SDR2006-00012 S M OFFICE PAGE 11 II REQUEST FOR COMMENTS DATE: November 14,2007 TO: Rob Murchison,Public Works Project Engineer FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylc@tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2006-00012 - S M, LLC OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB, Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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 w be rendered on the proposal in the near future. If Jou wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 28. 2007. 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. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: t/L4A-1` — crc C ,o , 7 -- t tg- 42 IName&Number of Person Commenting: !pi I REQUEST FOR COMMENTS DATE: November 14.2007 TO: Jim Wolf.Tigard Police Department Crime Prevention Officer FROM: Qty of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylcatigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2006-00012 - S M, LLC OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB, Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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 Jou wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: NOVEMBER 28, 2007. 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. X Written comments provided below: a \\ r,�; ear cyftek'cf) Name&Number of Person Commenting: Vplo 1 ,k•2,5-Q, REQUEST FOR COMMENTS DATE: November 14,2007 TO: Mark Vandomelen, Plans Examination Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylc@tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2006-00012 - S M, LLC OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB, Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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: NOVEMBER 28, 2007. 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. AWritten comments provided below: l�o�-�t✓ 1vk�l-cam S i Z e- I.J arc✓ S21- ice. E i z.e. o►..-w\ 1,J ; rt-, 6 to. O OSPSG, Plain Se.T GS- SKe71rc-11 A. C0"iJe.c,-1-t-4,. 17,1p3 8 Gc(r i Ov-AA � �� I I Et C o As 4.a c, �'1 To a ri,u w '1; " ( (-4 / q tidi i r! C ,,is ec.+d0 , 4A:4-#10.4. Name&Number of Person Commenting: v\) ( 1 5-03 —117 2431 MEMORANDUM TO: Cheryl Caines FROM: Todd Prager, City Arborist RE: S M, LLC Office Conversion DATE: November 20, 2007 As you requested I have provided comments on the "SM, LLC Office Conversion" project. If you have any questions or concerns regarding my comments please contact me anytime. 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 American Institute of Architects' Architectural Graphic Standards, 10th edition. 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. The applicant has not proposed a mitigation plan for this project. My analysis of their removals is that 6 trees are subject to mitigation requirements (trees 7-11 and 14). Of these trees, two are proposed for retention. This represents 33.3% retention, so the applicant is responsible for mitigation of 2/3 of the 59 caliper inches removed. Therefore, a cash assurance for the amount of (59 caliper inches x $125 x 2/3) $4916.67 is due. E. Protection of Existing Landscaping. 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 the individual trees). The applicant's plan set needs to show tree protection specifications per the project arborist's recommendations. Specifically, they should indicate the type of fencing (chain link), and the signage requirements directly on the plans. The tree protection sheet should include a signature of approval from the project arborist. Also, I would like to see 4' orange plastic fencing around trees 14 and 12. Although they are out of the construction zone, it is preferable to at least delineate these areas for protection. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.745.040, Street Trees The applicant has not shown street tree type and spacing on their plans. Therefore, this requirement has not been met. Section 18.620.070 requires a minimum of 2.5 inch caliper street trees in the Tigard Triangle. 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. 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 American Institute of Architects' Architectural Graphic Standards, 10th edition. 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. The applicant has not shown street tree type and spacing on their plans. Therefore, this requirement has not been met. Section 18.620.070 requires a minimum of 2.5 inch caliper street trees in the Tigard Triangle. 18.745.050, Buffering and Screening E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (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 The applicant has not shown parking lot trees in their plan set. The requirement of one tree for each seven parking spaces has not been met. Please encourage the applicant to plant broad spreading trees in parking areas that will provide a canopy effect. Section 18.620.070 requires a minimum of 2.5 inch caliper landscape trees in the Tigard Triangle. (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. This requirement has not been met. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; It appears that more trees need to be planted in the backyard buffer area in order to meet the tree spacing requirements of 15'-30'. Please consider having the applicant plant additional trees in the backyard setback. Section 18.620.070 requires a minimum of 2.5 inch caliper landscape trees in the Tigard Triangle. 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. As required, the applicant submitted a tree plan conducted by David Hunter, a certified arborist. However, the report does not contain the four required components (See B2 and B4 below). 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 met 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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; 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. The applicant has not proposed a mitigation plan for this project. My analysis of their removals is that 6 trees are subject to mitigation requirements (trees 7-11 and 14). Of these trees, two are proposed for retention. This represents 33.3% retention, so the applicant is responsible for mitigation of 2/3 of the 59 caliper inches removed. Therefore, a cash assurance for the amount of (59 caliper inches x $125 x 2/3) $4916.67 is due. Finally, since the applicant has not proposed a mitigation planting plan, it is assumed that they plan to pay the mitigation payment in full. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant's plan set needs to show tree protection specifications per the project arborist's recommendations. Specifically, they should indicate the type of fencing (chain link), and the signage requirements directly on the plans. The tree protection sheet should include a signature of approval from the project arborist. Also, I would like to see 4' orange plastic fencing around trees 14 and 12. Although they are out of the construction zone, it is preferable to at least delineate these areas for protection. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.790.040 Incentives for Tree Retention 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. A condition of approval will ensure that this standard is met. 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: 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. This requirement does not appear to be applicable to this project. CONDITIONS OF APPROVAL Street Trees The applicant has not shown street tree type and spacing on their plans. Therefore, this requirement has not been met. Section 18.620.070 requires a minimum of 2.5 inch caliper street trees in the Tigard Triangle. 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 American Institute of Architects' Architectural Graphic Standards, 10th edition. 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. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Arborist. Tree Mitigation The applicant has not proposed a mitigation plan for this project. My analysis of their removals is that 6 trees are subject to mitigation requirements (trees 7-11 and 14). Of these trees, two are proposed for retention. This represents 33.3% retention, so the applicant is responsible for mitigation of 2/3 of the 59 caliper inches removed. Therefore, a cash assurance for the amount of (59 caliper inches x $125 x 2/3) $4916.67 is due. Tree Protection The applicant's plan set needs to show tree protection specifications per the project arborist's recommendations. Specifically, they should indicate the type of fencing (chain link), and the signage requirements directly on the plans. The tree protection sheet should include a signature of approval from the project arborist. Also, I would like to see 4' orange plastic fencing around trees 14 and 12. Although they are out of the construction zone, it is preferable to at least delineate these areas for protection. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Arborist, the tree protection measures may be removed. 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 building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the 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. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter 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 decision should either die or be removed as a hazardous tree. 1111 me TIGARD REQUEST FOR COMMENTS DA 1'E: November 14,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Gaines,Associate Planner (x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc@tigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2006-00012 - S M, LLC OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB, Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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: NOVEMBER 28, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: , r'TY OF TIGARD REQUEST FOR ''OMMENTS NOTIFICA LIST FOR LAND USE & COMMUNITY DE JPMENT APPLICATIONS FILE NOS.: SD , CL)iO - DOO/.k FILE NAME: S M LLC_ o-(/(i•('v CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. CURRENT PLANNING/Todd Prager/Arborist 1.43OLICE DEPT./Jim Wolf,Crime Prevention Officer _ �$UILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor r..-"ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder r--"PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor .-FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST../TUALATIN Z UALATIN VALLEY FIRE&RESCUE* UALATIN VALLEY WATER DISTRICT* i/ELEAN WATER SERVICES* Planning Manager North Division Administrative Office Marvin Spiering/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS — Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) — Steven Sparks,Don.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(MapsacwsLetter Only) Mel Huie,Greenspaces Coordinator(CPMOA) Mara Ulloa(Comp Plan Amendments 8Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powerlines 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(ZGA)Ms14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPAZCA)MS 16 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(ZG)Ms 15 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"(Monopole Tower,) Sam Hunaidi,Assistant District Manager (Notify if ODOT RIR-Hwy.Crossing is 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 — PORTLAND WESTERN RIR,BURLINGTON NORTHERN/SANTA FE RIR,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 —SOUTHERN PACIFIC TRANS.CO.R/R —METRO AREA COMMUNICATIONS _C'OMCAST CABLE CORP. —TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(see Map for Area contact) (If Project a Within Y.Mile of a Transit(Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 /PORTLAND GENERAL ELECTRIC INW NATURAL GAS COMPANY ✓VERIZON (MC030533) 'QWEST COMMUNICATIONS MikeHieb Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 ✓_COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev iseeMep iv Area Caaucp Brian Every(ApesE of HaNH of 99w) 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:1patty 1masters\Request For Comments Notification List.doc (UPDATED: 25-Oct-07) (Also update:i:\curpin\setup\labelslannexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documet MAILING / NOTIFICATION RECORDS r AFFIDAVIT OF MAILING I, Patricia L. Lunsford, being. first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: x❑ NOTICF OF PENDING LAND USE DECISION FOR SDR2006-00012/S M,LLC OFFICE CONVERSION 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 November 14,2007,and deposited in the United States Mail on November 14,2007,postage prepaid. (Person that P •.are. 'once) STATE OF OREGON County of Washington ss. City of Tigard 711— Subscribed and sworn/affirmed before me on the ,96 day day of kV)t CP&L ,2007. OFFICIAL SEAL cry SHIRLEY L TREAT NOTARY PUBLIC-OREGON ® COMMISSION NO.416777 MY COMMISSION EXPIRES APRIL 25,2011 dJ/i-t'-l�� NOTARY P LIC OF OREGON My Commission Expires: `E h-sla 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 SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: November 14,2007 FILE NUMBER: SITE DEVELOPMENT REVIEW(SDR) 2006-00012 (Type II Land Use Application) FILE NAME: S M, LLC OFFICE CONVERSION REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB,Tax Lot 1600. ZONE: MUE:Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices,civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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 NOVEMBER 28, 2007. All comments should be directed to Cheryl Caines, Associate Planner 503.718.2437 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 cherylcCa?tigard-or.gov. ALL COMMENTS MUST BE RECF IVED 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 IENTATIVELY SCHEDULED FOR DECEMBER 21, 2007. IF YOU PROVIDE COMMENTS,YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRIT hN 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 SUBMI LIED WRI LIEN 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 PROCF SS: • 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." �_ •� -` ...CITY..of TIGARD... m VICINITI'MAP DARTMOUTH ST SDR2006-00012 S M,LLC 1 OFFICE I . CONVERSION LMHURST ST / HI" LEGEND: \l 1141#1111;� j/ SUBEECT \1VEj1LLD RD ,�r, '� •'i I s GONZAGA ST IIIim4 - t I � � � 1■ r1o•'.+oo voo•mo ao 6 N SW HAMPTON TI ARD 300 o.. SW Mall Owe Community Development Plot date.Nov 14,2007.C'.ImagicGAAGIC03.APR • EXHIBIT ( Harlow T. Spaan, Jeffery N. Sorg &Coni Meyers SDR2006-00012 7405 SW Beveland Road S M, LLC OFFICE CONVERSION Tigard, OR 97223 Robert Price Planning Consultant 3935 NE 72`'Avenue Portland,OR 97213 2 S 101 A B-01100 2S 101 AB-01602 BAUER DANIEL E& GIBSON FAMILY REVOCABLE TRUST BAUER BARBARA G BY GIBSON CORNELIA/KLAUS PETER TRS 12335 SW 72ND AVE 10904 SW PARKWOOD CT PORTLAND,OR 97223 WILSONVILLE,OR 97070 2S101AB-02000 2S101AB-00801 BERMAN JOHN M& HAMPTON PARK APARTMENTS LLC . SUMMERS MICHAEL L BY COOPER CHASE LLC 7175 SW BEVELAND RD#210 17952 SW PARRISH LN TIGARD, OR 97223 SHERWOOD,OR 97140 • 2S 101 A B-01604 2 101 AB-00900 BEVELAND LLC HA -TON P• 'K APARTMENTS LLC 7307 SW BEVELAND ST STE 200 BY CO:'- - CHASE LLC TIGARD,OR 97223 1795 ` -RISH LN S- RWOOD, OR 97140 2S 101 A B-01800 2 101 AB-01000 BOEHM GENE G BEATRICE G HA TON RK APARTMENTS LLC 7380 SW HERMOSA WAY • BY CO R CHASE LLC TIGARD,OR 97223 179 SW P ISH LN ERWOOD, OR 97140 2S101AB-01606 2S101AB-01603 CLARKE THOMAS C&SUSAN L HARLAN BRIAN&MAI 12439 SW 22ND AVE 7270 SW HERMOSO WAY LAKE OSWEGO,OR 97035 TIGARD, OR 97223 2S101AB-01403 2S101AB-01502 COLWELL GREGGORY W HERMOSO LLC 7435 SW HERMOSO WAY PO BOX 1876 TIGARD,OR 97223 LAKE OSWEGO, OR 97035 2S101AC-01900 2S101AB-01501 EAGLE HARDWARE&GARDEN INC LIONEL LLC ATTN:TAX DEPT(TA3) BY ROBERT DAVIDSON PO BOX 1111 23792 ROBSON TER NORTH WILKESBORO, NC 28656 SHERWOOD,OR 97140 2-101AB-02707 2S101AB-01402 EA . HA-P• ARE&GARDEN INC LYMAN KYLE M ATTN: P'< DEPT(TA3) 7395 SW HERMOSO WAY PO =•X 111 TIGARD,OR 97223 aRTH WILKESBORO, NC 28656 _ 101AB-02700 2S101AB-01401 EAt HA' ARE&GARDEN INC LYMAN KYLE M • ATTN: = DEPT(TA3) 7355 SW HERMOSO WAY PO :d 111 PORTLAND,OR 97223 RTH WILKESBORO, NC 28656 2S101AB-01200 2S101BA-00400 FRANK BRIAN L& MARTIN GORDON S KRAFVE KENT B 12265 SW 72ND AVE 7275 SW HERMOSO WAY TIGARD,OR 97223 TIGARD, OR 97223 2 1018A-00402 2S101AB-01600 MA RDON S SPAAN HARLOW T& 12 S 72ND AVE SORG N JEFFREY& GARD,OR 97223 MEYERS CONI 7405 SW BEVELAND RD TIGARD,OR 97223 2S101AB-02703 2S101AB-01609 MCCAFFERY HUGH R&NANCY J TRS TRIANGLE PROPERTIES 7450 SW BEVELAND ST STE 100 7505 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01300 2S101AB-02704 MM SHINMEN LLC TRIANGLE PROPERTIES OF TIGARD LL 24600 SW MOUNTAIN RD 7410 SW BEVELAND RD WEST LINN,OR 97068 TIGARD,OR 97223 2S101AB-01400 2S101BA-00401 PACIFIC REALTY ASSOCIATES TRI-COUNTY CENTER TRUST ATTN: N PIVEN BY ADAMS&STEWART 15350 SW SEQUOIA PKWY#300 8565 SW BARBUR BLVD PORTLAND, OR 97224 PORTLAND, OR 97219 2S101BA-00101 2S101AB-01404 PAC IC REA ASSOCIATES VONRENCHLER MARVIN J& ATTN: r. EN MARY E 1535' W S "UOIA PKWY#300 7475 SW HERMOSO WAY P�-TLAND, OR '7224 TIGARD,OR 97223 2 S 101 AB-01607 2S 101 AB-01608 RAND STEPHEN C WESTERN TIGARD HOLDINGS LLC 7540 SW HERMOSO WAY 20019 SW ATEN RD TIGARD, OR 97223 BEAVERTON, OR 97007 2 S 101 AB-01700 2S 101 AB-02708 • ROTH ALAN D AND LINDA A WHITETHORN LLC 7420 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD, OR 97223 . PORTLAND,OR 97223 2S101AC-00600 - 101AB-01900 - ROTH JACOB T JR&THERESA A WH TH•-- LLC 12600 SW 72ND AVE 1246 v ND AVE TIGARD,OR 97223 B•RTLAND, •'• 97223 2S101AB-01605 2S101AB-01601 ROVIG CAROLE A WHITNEY EUGENE P& 7460 SW HERMOSO WAY WHITNEY STEPHANIE BETH TIGARD,OR 97223 DEFOREST KIMBERLY LYNNE 7340 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD 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 11285 SW 78th Avenue Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 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: 12-Dec-06 Er! AFFIDAVIT OF MAILING TIG ‘'It.D I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County, Oregon and that I served the following: 1(kBo*13,-kl NOTICE' OF DECISION FOR SDR2006-00012/S.M,LLC OFFICE CONVERSION (File No/Name Reference) AME NDE D 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 January 4.2008,and deposited in the United States Mail on January 4,2008,postage prepaid. • �� 1L (Person that Prep.--d Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and swom/af f irmed before me on the /`e--e-- day of Ni u44`"1 ,2008. OFFICIAL SEAL n ' 70) SHIRLEY L TREAT �Y�C LIQ NOTARY PUBLIC-OREGON COMMISSION NO.418777 NOTARY P C OF OREGON MY COMMISSION EXPIRES APRIL 25,2011 My Commission Expires: '/01.5h/ EXHIBIT A NOTICE OF TYPE II DECISION ti SITE DEVELOPMENT REVIEW(SDR) 2006-00012 :A S. M., LLC OFFICE CONVERSION `llOA 120 DAYS = 3/4/2008 SECTION I. APPLICATION SUMMARY FILE NAME: S M,LLC OFFICF CONVERSION CASE NO.: Site Development Review(SDR) SDR2006-00012 PROPOSAL: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. APPLICANT/ Harlow Spaan,Jeff Sorg &Coni Meyers OWNER 7405 SW Beveland Road Tigard,OR 97223 APPLICANT'S Robert Price REP.: Planning Consultant 3935 NE 72nd Avenue Portland, OR 97213 LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB,Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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 SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 1 OF 29 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Planning Division(Cheryl Caines, 639-4171, ext. 2437) for review and approval: 1. The applicant shall submit a revised landscape plan for review and approval that shows the following. All trees must be 2.5 caliper inches to meet Ti and Triangle standards and materials must be of a size and qi iality to achieve the screening effects within 2 years of planting. A. Street trees from the Tigard Street Tree List that meet the standards of 18.745.040.0. Trees must be at least 2.5 caliper inches to meet Tigard Triangle requirements. B. Landscaping that provides screening and a shade canopy for the parking area. Plantings shall include a mix of low lying and vertical trees and shrubs. C Trees alongthe rear property line spaced to meet the requirements of 18.745.050 (B)(4)(a). D. Location oand screening for all service facilities. 2. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 3. Prior to issuance of site permits the applicant shall submit a plan for review and approval that shows wheel stops for all seven parking spaces or approved materials in the car overhang area. 4. Applicant shall submit a tree mitigation plan for review and approval by the City Arborist. 5. Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the construction phase, and are properly protected by the same measures afforded to other protected trees on site,.the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance wisp th 18.790.060 (D) will be credited against the approved assurance for two years following planting, After such time, the applicant shall pay the remaining value of the approved assurance as a fee ineu of planting. 6. Prior to issuance of siteermits the applicant shall submit a tree protection plan to the City Arborist for review and approval"that show specifications per the project arborists recommendations. The plans shall indicate the type of fencing (chain link), and the signag.e requirements directly on the plans. The tree protection sheet shall include a signature of approvallrom the project arborist. 7. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can roceed within a tree protection zone. Mie City Arborist may require changes priorto approval. 'The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 8. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencin shall remain in place through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved. 9. 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 Arbonst monitors the construction activities from initial tree protection zone 'TPZ) fencing installation through the building construction phases. The reports shall evaluate tie 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 2 OF 29 If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. -The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the treerotection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 10. Prior to site permit the applicant shall submit a lighting plan for review and approval. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 11. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NO1E: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 TigardPublic Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 12. 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. 13. 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. 14. Prior to issuance of the permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Beveland Street as a part of the project: A. 6-8-foot concrete sidewalk with planter strip,matching existing; B. street trees in the planter strip spaced per 1DC requirements; C streetlight layout by applicant's engineer,to be a?proved by City Engineer,and D. driveway apron to current construction standarcs. 16. A profile of Beveland Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 17. The applicant's plans shall be revised to show the public water line and water meter that will serve this development. If a new or updated service is required the applicant shall obtain approval from the T,alatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 18. Final design plans and calculations for the required private water quality facility shall be submitted to the Engineering Department (Kim McMillan)nas a part of the Public Facility Improvement (PFI) permit plans. Includeed with the plans shall be a proposed landscape plan and maintenance plan. 19. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMi lan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 3 OF 29 20. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manu iI,February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit to the Planning Division(Cheryl Caines, 639-4171, ext. 2437) for review and approval: 21. A separate sign permit will be required for all tenant signage prior to installation. 22. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable,and viable in their modified growing environment. 23. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction on City forms to the effect that any existing tree greater than 6" diameter 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 decision should either die or be removed as a hazardous tree. (Contact Mans Buxton, Permit Coordinator,to obtain forms and instructions for recording). Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 24. Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance form the Qty, and provide a one-year maintenance assurance for said improvements. 25. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format , if available; otherwise "DXF" will be acceptable, and 3 the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves, hydrants and other water system features) in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 26. Prior to final building inspection the applicant's engineer shall provide final sight distance certification based upon completed public improvements. 27. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 28. Prior to a final building inspection, the applicant shall pay a $711.62 contribution to the 72nd Avenue/Dartmouth Street signalization fund. 29. Prior to a final building inspection, the applicant shall pay a $501.25 contribution to the 68th Avenue/Dartmouth Street signali7ation fund-. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN(18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found a home occupation permit for a home office consulting service (HOP91-00060). Miscellaneous building.permits for an interior remodel, electrical service upgrade, and gas piping have been issued over the last decade. No other land use cases were found for the site. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 4 OF 29 Vicinity Information: The subject site is located west of SW 72°d Avenue, on the north side of Beveland Street. The property is zoned Mixed Use Employment (MUE). Surrounding properties are also zoned MUE. The abutting properties to the east and west are developed with office and commercial uses. Sites to the north have single- f amily homes left from when the area was predominantly residential. Site Information and Proposal Description: The applicant is requesting Site Development Review to convert an existing single-family residence into an office use. The building is 2,500 square feet and the site is 16,500 square feet. Located within the Tigard Triangle,the site slopes gently to the south toward Beveland Street. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. 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 18.620 Tigard Triangle Commons B. Applicable-Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscapingand Screening 18.755 Mixed Solidaste and Recyclable Storage 18.765 Off-Street parking and loading requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Decision Making Procedures 18.390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE: Mixed Use Employment zoning district. Theroposed use, general office space,is outright permitted in the zone. The last approved use of the site is single-family residence. Development Standards: Section 18.520.030.B states that development standards in commercial zoning districts are contained in Table 18.520.2 below: NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 5 OF 29 TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONE S STANDARD I-P Proposed Minimum Lot Size None 16,500 sq ft Minimum Lot Width 50 ft 110 ft Minimum Setbacks - Front yard 0 ft 73 ft - Side facing street on corner&through lots -- N/A - Side yard 0/20 ft[1] 13/43.5 ft - Rear yard 0/20 ft 43 ft - Distance between front of garage&property line abutting a public or private -- street. Maximum Height 45 ft Existing Maximum Site Coverage 85% 41% Minimum Landscape Requirement 15% 59% [1]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. As demonstrated in the table above,the proposal complies with the underlying zone development standards. The proposed setback measurements above are taken from the site plan because none were provided in the narrative. Height information was also not provided for the existing building. The site slopes down to the street and the existing building was originally constructed as a bi-level residence. The height limit is 45 feet within the MUE zone. A bi-level residence would not exceed this limitation. The development standards are met. 18.520.050.C. states that the maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement. Information regarding FAR was not provided by the applicant. The square footage of the building is 2,500 square feet. This is an FAR of 0.15;therefore the standard is met. FINDING: Based on the analysis above,the underlying zoning district standards have been met. B. APPLICABLE DEVELOPMENT CODE STANDARDS TRIANGLE DESIGN STANDARDS(18.620): Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer,water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE ODNVERSION PAGE 6 OF 29 Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The proposal meets the Performance Option because SW Beveland Street is approximately 2,125 feet in length based on the City's GIS mapping system. This length requires 3 to 4 intersections. Currently, there are 5 intersections on Beveland. The straight-line distance from the subject property to the closest arterial (72nd Ave.) is 320 feet. The shortest vehicle and pedestrian trip from the subject property to 72nd Ave. is 345 feet. Therefore,the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The application does not involve a phased development plan nor is the site one acre or larger. This standard is not applicable. Building Placement On Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Southwest Beveland Street is not a major or minor arterial and the office will utilize an existing building. Therefore,this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet;the maximum building setback shall be 10 feet. This section requires a maximum building set back of 10 feet from dedicated rights-of-way. The existing building sits at an angle on the site. The front yard setback is approximately 73 feet to the eastern front corner and 80 feet to the western front corner. This building location is non-conforming. As long as the building is not made more non-conforming, the conversion is permissible. No additions or expansions to the existing footprint are proposed. This cntenon is not applicable at this time. Front Yard Setback Design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must berovided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. A new walkway isroposed from the structure to the proposed sidewalk along Beveland Street. L-1 landscaping standards do not apply because Beveland is a local street. This criterion has been met. NOTICE OF TYPE II DECISION SDR2006-00012/S Iv1,LLC OFFICE CONVERSION PAGE 7 OF 29 Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and theublic street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. A new,five foot wide sidewalk is shown on the site plan connecting the building entrance with the proposed public sidewalk. The front entrance is pre-existing. Therefore,this criterion hasbeen satisfied. Parking Location And Landscape Design: Parkin for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of-newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street,where it shall be landscaped to an L-1 Landscape Standard. Proposed parking is within the site's front yard. This is allowed because the existing structure limits access to the rear of the site. L-1 and L-2 landscaping standards do not apply because the site is located along a local street. Standards of Chapter 18.745 only apply. Some of the existing landscaping in the front yard must be removed to construct the street improvements, parking lot and connecting sidewalk. Areas not affected by the parking lot will retain the existing landscape. The building is an existing structure. To construct the parking on the side or rear would require removal of more trees and landscaping than under the current proposal. No plan was provided that shows existing or proposed landscaping for the entire site. The landscape standards are not met and are discussed further under section 18.745 Landscaping and Screening. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9j feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. According to the standard above, the building must have at a minimum of 50 percent of theround floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the facade. Should any modifications be made,this standard will have to be satisfied. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building -frontages between a building entrance and a public street or accessway. Awnings and canopies sall not be backlit. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 8 OF 29 The building is not abuttinga public sidewalk. Irregardless, the applicant states that an existing porch provides weather protection or visitors. This criterion is satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material may belain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The exterior finish material of the building is wood board siding. This standard has been met. Roofs and Roof Lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The existing building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant is not proposing to add any roof mounted equipment and none are pre-existing. This criterion is satisfied . 18.620.050 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the folowing standards shall be met: Zoning district regulations - Residential only developments within the C-G and MUE zones shall meet the sign requirements for the R-25 zone 18.780.130B; non-residential developments within the C-G zone shall meet the sign requirements for the commercial zones, 18.780.130C; and non- residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D. Sign area limits - The maximum sign area limits found in 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant does not propose any signage with this application. Prior to the construction and erection of an signs, the applicant will be required to submit a sign permit application that demonstrates consistency with te pplicable requirements of Chapter 18.780. Entry Portals: Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; I-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 Overcrossing and Dartmouth. 2. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian.A triangle motif shall be incorporated into the design of entry portals. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 9 OF 29 This standard does not apply because the site is not located at a primary access point into the Tigard Triangle. Landscapingand Screening: Two (2) leves of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1(Low Screen): Foreneral landscaping of landscaped and screened areas within parking lots, local collectors and local-streets, planting standards of Chapter 18.745 Landscapin and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between thearking lot and a major or minor arterial, trees shall be planted at 31/2-inch caliper, at a maximum of-_p28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within,one (1) year. Groundcover plants must hilly cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial;therefore,the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2-inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Chapter 18.745. Compliance with Landscaping and Screening standards are discussed further in this decision under Chapter 18.745 (Landscaping &Screening). The requirements are not met; therefore a landscape plan is conditioned under that section of the decision. FINDING: Based on the analysis above,the Tigard Triangle Design standards have been fully met. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS Access,Egress and Circulation(18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided plans showing access from SW Beveland Street utilizing the existing driveway. Some improvements will be made to the driveway apron and adjacent public sidewalk. The applicant has shown the access on the site plan. This standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory-legal evidence shall be presented in the form of deeds,easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed with this application. This standard is not applicable. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or pnvate street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 10 OF 29 The proposed building will be accessible from SW Beveland Street, which will be maintained as a public street. Therefore,this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.64.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the followingstandards: Walkways shall extend from the ground floor entrances or from the ground floor landng 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; A new,5-foot wide walkway is shown connecting the building to the public sidewalk. 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; All sidewalks on site are at least five feet wide and have curbs for separation from the parking areas. One walkway crosses a traffic aisle within the parking lot. The site plan shows white pavement stnping to mark the crossing. This criterion is satisfied. 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 site plan indicates concrete sidewalks. 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 AASRTO. Don Cushing Associates submitted a preliminary sight distance certification for the proposed access, dated March 1, 2007. The posted speed along SW Beveland Road is 25 mph, requiring a minimum of 250 feet of sight distance. The engineer states that sight distance was measured to be 350 feet to the east and 400 feet to the west of the proposed access. The engineer shall submit, upon completion of public improvements, a final sight distance certification for the site access. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets alonga collector shall be 200 feet. The minimum spacing of driveways and streets along an rterial shae 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 11 OF 29 SW Beveland Road is classified as a local street in the Tigard Triangle standards of 18.620. The applicant is proposing a driveway access;therefore this spacing standard does not apply. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 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 will continue to utilize the existing driveway. This access is 30 feet wide with 24 feet of pavement, as required for a parking lot with seven spaces. The building has vehicular access within 9 feet of the primary entrance based on the site plan. No truck traffic is expected for the proposed office use. FINDING: The access requirements have been met. 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. This is an office use, which is permitted outright within the MUE zone, and is one of the lesser impacting type uses with regard to the above environmental standards. The applicant has indicated that the above standards will be met. 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: The Environmental Performance Standards are met. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 12 OF 29 Landscaping and Screening(18.745): All landscaping shall be installed according to accepted planting procedures. 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). Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the uidelines described in the Ti and Tree Manual. These guidelines follow those set forth by the International-Societyof Arboriculture (IS tree planting guidelines as well as the standards set forth in the American Institute of Architects'ArchitecturalGraphic Standards, 10th edition. 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. 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. Pursuant to findings in 18.790.030.B below, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. Protection of Existing Landscaping. 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 the individual trees). The applicant's plan set shows tree protection but not to theroject arborist's specifications, specifically the type of-fencing (chain link), and the signage requirements. Both must be indicated on the plans. The tree protection sheet should include a signature of approval from the project arborist. Trees 12 and 14 are out of the construction zone, but tree protection zones must still be delineated. 4' orange plastic fencing can be used around these two trees. All other trees to be preserved shall be protected with five or six (5'- 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shalt position fencing as directed by theroject 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. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 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 not shown street tree type and spacing on their plans. Therefore,this requirement has not been met. Section 18.620.070 requires a minimum of 2.5 inch caliper street trees in the Tigard Triangle. This criterion can be met conditionally. 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 13 OF 29 The site is bordered by office/commercial buildings to the east and west and single-family residences to the north. All parcels are zoned Mixed Use Employment like the subject property.Buffering is required along the northern property line. Based on Table 18.745.1, a buffer of 6 to 10 feet is required. There is a 6-foot wooden fence between the properties. With a wooden fence an 8-foot wide buffer is required. No new structures are proposed within the rear yard setback(43 feet). A mix of trees,shrubs groundcover and lawn is already planted in this area, but trees do not appear to be spaced to meet the buffering requirements. The applicant has been conditioned to submit a landscape plan to show this standard is met. Screening: Special Provisions: Section 18.745.050.E requires the screeningof parking and loading areas. Landscaped parking areas shall include special design features whch 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 damageTy some form of wheel guard or curb. The applicant states that existing landscaping will be used to screen the parking lot. The plans do not show existing landscaping and all of the trees between the building and street are being removed. No parking lot trees are proposed. The applicant is being conditioned to submit a landscape plan to meet the standard. 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; Service facilities are not indicated on the site plan or mentioned in the applicant's narrative. h is unknown if any service facilities exist on-site or are proposed. Locations and screening of service facilities such as A/C units, gas meters, etc. must be shown on the landscape plan. A condition of approval will ensure this standard is met. 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. Based on the applicant's narrative trash and recyclables will be stored within an existing garden shed. Because the storage area is enclosed, no planted screenings are necessary. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below,the standards will be met. CONDITION: The applicant shall submit a revised landscape plan for review and approval that shows the following. All trees must be 2.5 caliper inches to meet Tigard Triangle standards and matenals must be of a size and quality to achieve the screening effects within 2 years of planting. A. Street trees from the Tigard Street Tree List that meet the standards of 18.745.040.C. Trees must be at least 2.5 caliper inches to meet Tigard Triangle requirements. B. Landscaping that provides screening and a shade canopy for the parking area. Plantings shall include a mix of low-lying and vertical trees and shrubs. C Trees alon the rear property line spaced to meet the requirements of 18.745.050'(B)(4)(a). D. Location of and screening for all service facilities. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 14 OF 29 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. 18.755.040(C)5 states that office uses shall provide a minimum storage area of 10 square feet, plus 4 square feet per 1,000 square feet gross floor area. The applicant has chosen the Minimum Standard method of compliance. For an office building of 2,500 square feet , a minimum of 20 feet must be provided for solid waste and recyclables storage. An existing garden shed will be used to store the waste materials. This shed is 144 square feet (12'x 12'). FINDING: The applicant has shown compliance with the Minimum Standard compliance method,but no service provider letter was submitted with the application. CONDITION: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 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 collection area will allow co-location of source-separated recyclables and residual mixed solid waste. One area, totaling 144 square feet is proposed. The applicant is proposing to store the waste materials in an existing garden shed. This shed is located on the eastern side of the building approximately 5 feet from property line, but not within the front yard setback The garden shed is visible in order to enhance security or users. The proposed refuse container will not occupy any required parking stalls. 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 hatAers 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. The storage area is enclosed within a garden shed, so it is covered and screened. The applicant states in the narrative that the shed has closable doors. No indication is given on the width of the doors or whether they can be secured in both an open and closed position. Storage containers are labeled for waste and recyclables. The applicant states that the current design has been adequate to serve the site in the past. If sign-off is given 1py Pride Disposal on the current design, then the standard will be met. The applicant has been conditioned to provide a Service Provider Letter from Pride Disposal. FINDING: The Mixed Solid Waste and Recyclable Storage standards can be met as conditioned above. NOTICE OF TYPE H DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 15 OF 29 Off-Street Parkingand Loading(18.765): Location of vehice 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. 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 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 the proposed building, in compliance with this standard. More than 40 spaces are not required for the proposed use. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of theoint parkingfacility 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 aoint 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) Subseuent 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 solely office space; therefore this standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore,this standard does not apply. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parkingfor employees, students and other regular visitors to the site. At least 5% of total long-term parng 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 . Tablesprovided in the applicant's narrative and on the plans show a total of 7 spaces. This criterion is not applicable to the development. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 16 OF 29 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. Based on the 2004 Oregon Structural Specialty Code the applicant must provide 1 accessible parking space. Final determination of the number of recurred ADA spaces and dimensions required will be made by the building official during the review of the bui_ding permit application. As shown, the site plan appears to be in compliance with the ADA requirements. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- streetparking 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, wars 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 nght-of-way will be required. One access is proposed as required by code for a commercial use with 7 parking spaces. Curbing will be used to define the access and vision clearance triangles are indicated on the plans. The access drive is asphalt and the parking lot is designed so there are no backing movements within a public street. Pedestrian Access: Pedestrian access through parkinglots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other veicle 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. A pedestrian crossing within the parking lot is striped for safety. 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 are clearly marked with striping. Access aisles are clearly marked by curbing that sets the direction of flow. 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. Wheel stops are shown for the ADA space and an adjacent parking space on the western side of the parkin area. No wheel stops are shown on the plans for the other five spaces. Wheel stops must be provided for the five spaces or the applicant can provide a plan that shows approved materials in the car overhang area to meet the standard. the percentage of on-site landscaping is 59% and greatly exceeds the 15% minimum required. FINDING: Wheel stops were not provided for each parking space. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 17 OF 29 CONDITION: Prior to issuance of site permits the applicant shall submit a plan for review and approval that shows wheel stops for alf seven parking spaces or approved materials in the car overhang area. 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. All of the standard parking spaces measure at least 18.5 by 8.5 feet; likewise compact spaces measure 7.5' x 18.5'. The drive aisle is 24 feet to provide for two-way traffic flow. Two of the seven spaces are compact, which is 29% of the stalls. Staff has scaled off from the site plans submitted to confirm that the existing parking layout meets the standards. Bicycle ParkingLocation and Access: Section 18.765.050 states bicycleparking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street directional signs shall be used to located the parking area; and bicycle parking may be located inside a builng 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. Bicycle parking is provided near the building entrance on a concrete pad. The pad is not within parking aisles, landscape areas or pedestrian ways. All of the parking is visible from on-site. This criterion has been met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and when covered,with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved-for bicycle parking only. Outdoor bicycle parking facilities shall.be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant hasprovided a detail of the bike rack to be used; and bicycle parking is shown on the site plan. All areas of parking meet the spacing and maneuverability standards. The detail shows the rack securely anchored to a concrete pad. 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 an office use is 0.5 spaces per 1,000 gross square feet. Based on the 2,500 square feet of office space, 2 spaces are required. The applicant has proposed 2 spaces. This standard is met. 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 18 OF 29 The minimum parking for Office Uses is 2.7 spaces per 1,000 gross square feet. For the total square footage (2,500), 7 spaces are required. The site lies within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 4.1 spaces per 1,000 g.s.f. or 10 spaces. The site plan shows 7 parking spaces. This number meets both minimum and maximum standards. 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 10,000ross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square-ffeet or more. Because the building is 2,500 square feet,no off-street loading spaces are required. FINDING: Based on the analysis above, the off-street parking and loading standards can be satisfied as conditioned above. Signs (18.780): Chapter 18.780.130.0 lists the type of allowable signs and sign area permitted in the C-G Zoning District. There are no proposed signs with this application. This section does not apply. If any signage is to be installed in the future,a sign permit is required. CONDITION: A separate sign permit will be required for all tenant signage prior to installation. Tree Removal(18.790): Section 18.790.030 requires 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. As required the applicant submitted a tree plan conducted byDavid Hunter a certified arborist. However the report does not contain the four required components ee comments felow regarding mitigation and protection). Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existingtrees over 12 inches in caliper requires a mitigation program in accordance with ection 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existingtrees over 12 inches in caliper requires that two-thirds of the trees to be removedbe 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. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 19 OF 29 Based on the arborist's report there are 5 trees in fair condition that are greater than 12 inch caliper. Four of these trees are being removed and are subject to mitigation. Therefore, 40% of the trees will be retained. According to the mitigation schedule above,two-thirds of the diameter inches will have to be mitigated. The sum total of diameter inches of the trees to be removed is 47. The amount of tree mitigation inches required for this project is 31 inches. The applicant states that a few new trees will be planted on the site, but no plan was provided. The applicant is conditioned to submit a mitigation plan to the City Arborist for review and approval. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's Demolition and Removal Plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees duringgand after construction. The applicant's plan set does not show tree protection specifications per the project arborist's recommendations. The plans must indicate the type of fencing (chain link), and the signage requirements directly on the plans. The tree protection sheet must include a signature of approval from the project arbonst. Althoughtrees 4 and 12 are out of the construction zone, the applicant must delineate these areas for protection utilizing 4' orange plastic fencing. All other trees to be preserved shall be protected with five or six (5'- 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shad 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 immediate locations shall be grounds for suspension of work on the site until remediation measures and/or civil citations can be processed. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be shown on the plans, and adequately protected. 18.790.040 Incentives for Tree Retention 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 developmentpermit 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. Conditions of approval will ensure that this standard is met. CONDITIONS: Applicant shall submit a tree mitigation plan for review and approval by the City Arborist. Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the construction phase, and are properly protected by the same measures afforded to other protected trees on site,the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the approved assurance, for two years following planting. After such time, the applicant shall pay the remaining value of the approved-assurance as a fee in lieu of planting. NOTICE OF TYPE H DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 20 OF 29 • Prior to issuance of site permits the applicant shall submit a tree protection plan to the City Arborist for review and approval that show specifications per the project arborist's recommendations. The plans shall indicate the type of fencing (chain lin and the signage requirements directly on the plans. The tree protection sheet shall include a signature of approval from the project arborist. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree,protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing_ The fencing shall be inspected and approved by the City Arborist prior to commencing anysite work. The tree protection fencing shall remain in place through the duration ofallof the building construction phases, until the Certificate of Occupancy has been approved. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Aroorist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (1PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the 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 Amorist and the Project Arborist. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • Prior to issuance of any Certificates of Occupancy,the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. • Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 6" diameter maybe 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 decision should either die or be removed as a hazardous tree. 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 exceedingthree (3) feet in height. The code provides that obstructions that may be located in this area shalbe visuallyclear between three (3) and eight (8) feet in height (8) (trees may be placed within this area providd that all branches below eight 8) feet are removed). A visual clearance area is the triangular area formed bymeasuringa 30-foot distance alongthe street right-of-way and the driveway, and then connectinthese tw (2), 30-foot distance pints with a straight line. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 21 OF 29 The applicant has shown vision clearance areas on the site plan. No structures are proposed within these areas. FINDING: Based on the analysis above,the vision clearance standards have been met. 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). 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; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.3610.090.15 (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 building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. There are no steep slopes on-site. 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 building was constructed as a residence. Most likely windows are found on all sides of the structure, but no information was provided. The applicant states that motion detection lighting is proposed and will be set at points that may not be clearly visible from the front of the site or from other sites. The Tigard Police Department was provided an opportunity to comment on the proposed development and have requested a lighting plan. This standard can be met conditionally. 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 22 OF 29 The site has frontage on SW Beveland Street,which is not on a Tri-met transit route,therefore,this standard does not apply. FINDING: Based on the analysis above, the Site Development Review standards have not been satisfied. CONDITION: Prior to site permit the applicant shall submit a lighting plan for review and approval. D. STREET AND UTILITY IMPROVEMENTS STANDARDS 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. This site lies adjacent to SW Beveland Road, which is classified as a local street on the City of Tigard Transportation lan Map. At present,there is approximately 60 feet of ROW, according to the most recent tax assessor's map. SW Beveland Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. 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. The applicant did not address this code section. Due to pre-existing developments there are no opportunities to provide street 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 applicant's narrative does not address this code section. The application's plans show the grade along Beveland Road is less than 6%,thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs Tor 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 23 OF 29 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. Due to existing development patterns there are no opportunities to provide a new street or pedestrian path connection. The existing block is approximately 2,200 feet. The block is adjacent to SW 72' Avenue,which is an arterial,therefore a new street connection is not required. 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. 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. No new parcels are being created with this project. These standards do not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's narrative does not address this code section. The Tigard Triangle requires a 12 foot sidewalk or an g foot sidewalk with a 4 foot planter strip. However, there is existing sidewalk and planter strip to either side of this development. The applicant shall construct sidewalk and planter stnp to match the existing on each side of the development. 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 the Unified Sewerage Agency 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 8 inch public sewer line in Beveland Road. The existing building is served by an existing sewer lateral. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 24 OF 29 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 unti provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The narrative does not address this code section. Sheet Cl does indicate that the increase in impervious surface area is less than 5000 square feet;therefore, on-site 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 tee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Don Cushing Associates prepared a traffic data response for this development, dated September 14, 2007. Cushing analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 25 OF 29 The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (1EV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Cushing's report only discussed the employees and did not discuss any traffic that may come to the office from outside sources. Cushing's report was not prepared by a Traffic engineer and is based on interviews with the owners and employees. Cushing's report shows that this project will generate approximately 1 PM peak hour trips to the intersection of S72nd Avenue/SW Dartmouth Street. With a total entering volume ( W1EV) of 2,555 vehicles, the project impact is approximately 0.04%. Therefore, based on simple proportions,the project contribution to this intersection is $711.62. Likewise, the Cushing report shows that the project will generate approximately 1 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.04%. Therefore,based on the same proportion used in the Babies R Us development,the project contribution to this intersection is $ 501.25. Funds for both intersections must be paid to the City prior to a final building inspection. Public Water System: Water service is provided by Tualatin Valley Water District. The applicant's utility plan does not show a public water line along their Beveland Road frontage, nor does it show an existing water meter service. The applicant shall revise the plans for the PFI Permit submittal to show these services. Storm Water Quality: The Cihas agreed to enforce Surface Water Management SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards ((adopted by Resolution and Orc-er No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant has been directed by staff since the pre-application meeting to provide water quality treatment for the entire impervious area on site. This application doespnot include water quality treatment and the PFI Permit will not be issued until the plans and calpculations are submitted and approved. 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. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 26 OF 29 A proposed unit from Stormwater Management is acceptable,provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Gradingand Erosion Control: CWS Dsign 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 requiredtosubmit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall submit an Erosion Control Plan with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. 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. The applicant has provided an impact study addressing the project's impacts on public systems. The building is currently served with water and sanitary sewer. No upgrades are necessary to continue to serve the site. Stormwater will now be collected, treated and released into the public storm water system. This was not a requirement when the home was constructed in 1962. Conversion from a residence to an office use will lessen the impact on local parks. Traffic is expected to increase. A single-family home has about 10 vehicle trips per day. The new office building is expected to have 12 to 15 per day based on the number of employees (six). The applicant is making street improvements to mitigate for the impact. The Washington County Traffic Impact Fee (11F) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the collector and arterial street system. Based on the use and the size of the use proposed, the applicant is required to pay TIF's of approximately$9,114.00. Final TIF payment will be assessed at time of building permit submittal. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $28,481.00 ($9,114 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitiigated im act on the street system. In addition to TIF payments the applicant is required to pay into a signalization fuund for the intersections of 68th Parkway and Dartmouth and 72°d Avenue and Dartmouth. The applicant is required by code to construct a 1/2 street improvement along Beveland Street. At an approximate cost of $200 per lineal foot the improvements are valued at$22,000. NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 27 OF 29 The total value of these improvements and payments is only slightly greater than the total value of the projected impacts and is roughly proportionate. The improvement of SW Beveland is required to meet the street improvement requirements of 18.810.030 and the Tigard Triangle (18.620). In addition, the applicant has proposed making these improvements. Estimated Value of Impacts Full Impact $ 28,481.00 Less "1'11-Assessment -$ 9,114.00 Less Beveland improvements -$ 22,000.00 Future Signalization of 68th and Dartmouth -$ 501.25 Future Signalization of 72' and Dartmouth -$ 711.62 Estimated Value of Unmitigated Impacts $ -3,845.87 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal had the following comments: • Water meter size and service shall comply with Section 610.0 OSPSC • On plan sheet C5,sketch a connector trench drain to Typ 3. • Catch basin storm drainage system shall be connected to catch basin with approved manufacturer's connection. The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this decision. The City of Tigard Police Department has reviewed this application and requested a lighting plan. The plan has been conditioned under the Site Development Review section of this decision. The Tigard City Arborist has reviewed the proposal and those comments are incorporated into this decision. The Tigard Public Works Department has reviewed the plans and offered the following comments about the proposed stormwater system: • Consider Type 26 catchbasins for durability and ease of maintenance. • Why not make the proposed 8-inch.pipe all 10-inch pipe to match the final outflow pipe? • Would prefer to see a catchbasin in place of the proposed cleanout (#3 on plan C.5) for easier maintenance. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and had no objections. Tualatin Valley Water was sent a copy of the proposal but submitted no comments. 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 NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 28 OF 29 Final Decision: THIS DECISION IS FINAL ON JANUARY 4,2008 AND BECOMES EFFECTIVE ON JANUARY 19,2008 UNLESS AN APPEAL IS FILED. 4.mThe at 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. Anyparty 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 Tiigaard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall-Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any parry during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON JANUARY 18,2008. 5tions: I± you h aye any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. ��pil Q . ca� J January,4 2008 PREP D BY: Cheryl Caines DATE Associate Planner (c- . l v- i — January 4 2008 APPROVED BY: chard H.Bew- ..rff DATE Planning . .:er NOTICE OF TYPE II DECISION SDR2006-00012/S M,LLC OFFICE CONVERSION PAGE 29 OF 29 11 li /J I I III III of TIGARD _. GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP cow.111l DARTMOUTH ST SDR2006-00012 _I S At LLC OFFICE \ -5-, CONVERSION q 1RST ST _� ■ HERmoso.PINNIN j H L EGEND: WAY FRANKLI � SUBJECT STIE 1/. j BEVELAND WIZ —____1111 ‘lli masaRD lar .„,,,,,,,,„ •_ _,;,, , BEVELAND e° r r RD s 7,,,,„,,,,,,RR� `tin RD mBONITA •D rim_aEEFaE • HAM RD+ � N . 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P 'lly 6 :217.2 4° s. ; • EXHIBIT( Harlow T. Spaan, • Jeffery N. Sorg &Coni Meyers SDR2006-00012 7405 SW Beveland Road S M, LLC OFFICE CONVERSION Tigard, OR 97223 Robert Price Planning Consultant 3935 NE 72w'Avenue Portland, OR 97213 • AFFIDAVIT OF MAILING N T I GAR I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County, Oregon and that I served the following: (hck App,vrue Bax(s)Below) D NOTICE' OF DECISION FOR SDR2006-00012/S.M.,LLC OFFICF CONVERSION (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 January 4,2008,and deposited in the United States Mail on January 4,2008,postage prepaid. • it(Z) 21/%:1/6(-- (Person .t P .ared Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the /4f day of JI-In I�U. ( ,2008. OFFICIAL SEAL SHIRLEY L TREAT 10 NOTARY PUBLIC-OREGON ikaLt COMMISSION N ARY PUBL C OF OREGON MY COMMISSION EXPIRES APRIL PRIL 25,20 2011 My Commission Expires: EXHIBIT A NOTICE OF TYPE II DECISION1111 .1 SITE DEVELOPMENT REVIEW(SDR) 2006-00012 S. M., LLC OFFICE CONVERSION 4ga&° a 120 DAYS = 3/4/2008 SECTION I. APPLICATION SUMMARY FILE NAME: S.M.,LLC OFFICE CONVERSION CASE NO.: Site Development Review(SDR) SDR2006-00012 PROPOSAL: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. APPLICANT/ Harlow Spaan,Jeff Sorg &Coni Meyers OWNER: 7405 SW Beveland Road Tigard, OR 97223 APPLICANT'S Robert Price REP.: Planning Consultant 3935 NE 72°d Avenue Portland, OR 97213 LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S 101AB, Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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 (25 C) 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 JANUARY 4, 2008 AND BECOMES EFFECTIVE ON JANUARY 19, 2008 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 JANUARY 18, 2008. estions: For information_please contact the Planning Division Staff Planner, Cheryl Caines at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Palib.7111 WM NI 2€ VICINITI MAP --2 T1�nn� mom DARTMOU 11 IIII ST J1v1V OUG-0001_ mil S\I,LLC OA-ICE !I111u 14,7.,\.,,_ _ RST ST . 9111111 , LEG 2 . - ENil: iik `•tc� E suBJE 7jSITE CT -,-,- 5, SEVELANO RU immailiiii um IIs ❑ ■II., ,,'al-‘',,-,'::,- r,• y, Ilii �= N /41111 .1 I SW HMIPTON ao LLY • muniry pevebpmen[ • Rot date 11,la.2N]C Imagi6MAGIC03.APR PLAN KEY NOTES o 7405 SW BEVELAND RD O r:... TIGARD,WASHINGTON COUNTY. p,.ate..,• 0.a"'aevu`e V 0 ..,,, GR SC.LE N dLr.. Y 447 '' PRCUECT LOCATION -- '',,`yy ''(a ISL-Y.( —__ _ -_—— _- _ _ — _ I,qh".,'�� -f PROPERTY DESCRIPTION _—. _ —_ -—._ _ -_ i✓1t =I I $HtETII .1 renalwaNsav;ux ,— j:; y : e' I..-- EXHIBIT (A , 2S101AB-01100 2S101AB-01602 BAUER DANIEL E& GIBSON FAMILY REVOCABLE TRUST BAUER BARBARA G BY GIBSON CORNELIA/KLAUS PETER TRS 12335 SW 72ND AVE 10904 SW PARKWOOD CT PORTLAND, OR 97223 WILSONVILLE,OR 97070 2S101AB-02000 2S101AB-00801 BERMAN JOHN M& HAMPTON PARK APARTMENTS LLC SUMMERS MICHAEL L BY COOPER CHASE LLC 7175 SW BEVELAND RD#210 17952 SW PARRISH LN TIGARD, OR 97223 SHERWOOD, OR 97140 2 S 101 A B-01604 2 101 AB-00900 BEVELAND LLC HA •'TON P• 'K APARTMENTS LLC 7307 SW BEVELAND ST STE 200 BY CO:'• ' CHASE LLC TIGARD,OR 97223 1795 • •'RISH LN RWOOD, OR 97140 2S101AB-01800 2 101AB-01000 BOEHM GENE G BEATRICE G HA TON RK APARTMENTS LLC 7380 SW HERMOSA WAY BY CO R CHASE LLC TIGARD,OR 97223 17 SW P ISH LN ERWOOD, OR 97140 2S101AB-01606 2S101AB-01603 CLARKE THOMAS C&SUSAN L HARLAN BRIAN&MAI 12439 SW 22ND AVE 7270 SW HERMOSO WAY LAKE OSWEGO, OR 97035 TIGARD,OR 97223 2S101AB-01403 25101AB-01502 COLWELL GREGGORY W HERMOSO LLC 7435 SW HERMOSO WAY PO BOX 1876 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AC-01900 2S101AB-01501 EAGLE HARDWARE&GARDEN INC LIONEL LLC ATTN:TAX DEPT(TA3) BY ROBERT DAVIDSON PO BOX 1111 23792 ROBSON TER NORTH WILKESBORO, NC 28656 SHERWOOD, OR 97140 2-101AB-02707 2S101AB-01402 EA HA-'' ARE&GARDEN INC LYMAN KYLE M ATTN: P 1. DEPT(TA3) 7395 SW HERMOSO WAY PO =•X 111 TIGARD, OR 97223 •RTH WILKESBORO, NC 28656 - 101AB-02700 2S101AB-01401 EAt HA'E ARE&GARDEN INC LYMAN KYLE M ATTN: ; DEPT(TA3) 7355 SW HERMOSO WAY PO : 111 PORTLAND, OR 97223 •RTH WILKESBORO, NC 28656 2S101AB-01200 2S101BA-00400 FRANK BRIAN L& MARTIN GORDON S KRAFVE KENT B 12265 SW 72ND AVE 7275 SW HERMOSO WAY TIGARD, OR 97223 TIGARD,OR 97223 2 101BA-00402 2S101AB-01600 MA RDON S SPAAN HARLOW T& 12 S 72ND AVE SORG N JEFFREY& GARD,OR 97223 MEYERS CONI 7405 SW BEVELAND RD TIGARD, OR 97223 2S101AB-02703 2S101AB-01609 MCCAFFERY HUGH R&NANCY J TRS TRIANGLE PROPERTIES 7450 SW BEVELAND ST STE 100 7505 SW BEVELAND RD TIGARD,OR 97223 TIGARD, OR 97223 2S101AB-01300 2S101AB-02704 MM SHINMEN LLC TRIANGLE PROPERTIES OF TIGARD LL 24600 SW MOUNTAIN RD 7410 SW BEVELAND RD WEST LINN,OR 97068 TIGARD,OR 97223 2S101AB-01400 2S101BA-00401 PACIFIC REALTY ASSOCIATES TRI-COUNTY CENTER TRUST ATTN: N PIVEN BY ADAMS&STEWART 15350 SW SEQUOIA PKWY#300 8565 SW BARBUR BLVD PORTLAND, OR 97224 PORTLAND,OR 97219 2S1I1BA-00101 2S101AB-01404 PAC IC REA ASSOCIATES VONRENCHLER MARVIN J& ATTN: EN MARY E 1535' W S 'UOIA PKWY#300 7475 SW HERMOSO WAY PTLAND,OR '7224 TIGARD,OR 97223 2S101AB-01607 2S101AB-01608 RAND STEPHEN C WESTERN TIGARD HOLDINGS LLC 7540 SW HERMOSO WAY 20019 SW ATEN RD TIGARD, OR 97223 BEAVERTON, OR 97007 2 S 101 A B-01700 2S 101 AB-02708 ROTH ALAN D AND LINDA A WHITETHORN LLC 7420 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD, OR 97223 . PORTLAND, OR 97223 2S101AC-00600 101AB-01900 ROTH JACOB T JR&THERESA A WH .TH•' LLC 12600 SW 72ND AVE 1246 ND AVE TIGARD,OR 97223 P,d RTLAND, • 97223 2S101AB-01605 2S101AB-01601 ROVIG CAROLE A WHITNEY EUGENE P& 7460 SW HERMOSO WAY WHITNEY STEPHANIE BETH TIGARD, OR 97223 DEFOREST KIMBERLY LYNNE 7340 SW HERMOSO WAY • TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD 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 11285 SW 78th Avenue Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 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: 12-Dec-06 AFFIDAVIT OF POSTING NOTICE )119 OFA LAND USE PROPOSAL �D 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.: SDR2006-00012 Land Use File Name: S M, LLC OFFICE CONVERSION I, Cheryl Caines. Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) t74/05 (5 i•J >ue(a. 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 /4 day of Ak v e,, ,b P/ ,2007. eA L a . Signature of Person Who Performed Posting h:\lawn\pain'\masters\affidavit of posting for applicant to post public hcariug.doc S M LLC - SITE DEVELOPMENT REVIEW (SDR) 2006-00012 t REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road; Washington County Tax Map 2S101AB, Tax Lot 1600. ZONE: MUE: Mixed-Use N:mployment. The MUE zon;ng district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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: Cheryl Caines, Associate Planner 503.718.2437) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to cherylc@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. 1 I— I 11 CITY of TIGARD _ — �— GEOGRAPHIC INFORMATION SYSTEM I = AREA NOTIFIED (500') DARTMOUTH ST — FOR: Karen Levelle ! I RE: 2S 101 AB, 1600 I 1- 0 551010000101 1 1510181100400 n1078A004 01ELMHU Property owner information I is valid for 3 months from the date printed on this map. m8W010Q -- \ -_-_- m ons ?MUM - I HERMOSO WAY 7510 00000°7 I 2SIMA001607 I 2510111801501 rS101A001605 2S101ABOIAS! 7$I8W011N m0WI100175101050100 m 751MA00160? / \ 75101001507 731016001609 2310170 l -------I--- - l- 801600 751010001000 `j 75101 MS./ •BEVE _---- 711111/113N4LAND Rp I AMMONIA ' •�8, . 1:101.1102703,n1mI \. I—2.1A607704I J N 231010.001707 'V - BEVELAND --- ----- li _ RD III 0 100 - 200 300 400 Feet 1"= 9 feet 7310IAC00600 I 0 15101AC01900 z 21 ~ GONZAGA 1 ii(o,u1) _ j Information on this map is for general location only and should be verified with the Development Services Division. —— — I I I - - -1 13125 SW Hall Blvd --�--_- -- ---- -- -- _ 1 - -__-f Tigard.OR 97223 • i I (503)639-4171 http.11www.ci.tigard.or.us Community Development Plot date:Aug 1,2007;C:lmagic\MAGIC03.APR 2S101AB-01100 2S101AB-01602 BAUER DANIEL E& GIBSON FAMILY REVOCABLE TRUST BAUER BARBARA G BY GIBSON CORNELIA/KLAUS PETER TRS 12335 SW 72ND AVE 10904 SW PARKWOOD CT PORTLAND,OR 97223 WILSONVILLE, OR 97070 2S101AB-02000 2S101AB-00801 BERMAN JOHN M& HAMPTON PARK APARTMENTS LLC SUMMERS MICHAEL L BY COOPER CHASE LLC 7175 SW BEVELAND RD#210 17952 SW PARRISH LN TIGARD, OR 97223 SHERWOOD, OR 97140 2S101AB-01604 2 101AB-00900 BEVELAND LLC HA• "TON P• 'K APARTMENTS LLC 7307 SW BEVELAND ST STE 200 BY CO.'- ' CHASE LLC TIGARD,OR 97223 1795 '•RRISH LN S- RWOOD, OR 97140 2S101AB-01800 2 101AB-01000 BOEHM GENE G BEATRICE G HA TON RK APARTMENTS LLC 7380 SW HERMOSA WAY BY CO R CHASE LLC TIGARD, OR 97223 179 SW P ISH LN ERWOOD, OR 97140 2S101AB-01606 2S101AB-01603 CLARKE THOMAS C&SUSAN L HARLAN BRIAN&MAI 12439 SW 22ND AVE 7270 SW HERMOSO WAY LAKE OSWEGO, OR 97035 TIGARD, OR 97223 2S101AB-01403 2S101AB-01502 COLWELL GREGGORY W HERMOSO LLC 7435 SW HERMOSO WAY PO BOX 1876 TIGARD, OR 97223 LAKE OSWEGO,OR 97035 2 S 101 AC-01900 2 S 101 AB-01501 EAGLE HARDWARE&GARDEN INC LIONEL LLC ATTN:TAX DEPT(TA3) BY ROBERT DAVIDSON PO BOX 1111 23792 ROBSON TER NORTH WILKESBORO, NC 28656 SHERWOOD,OR 97140 2-101AB-02707 2S101AB-01402 EA HARP• ARE&GARDEN INC LYMAN KYLE M ATTN: r!, DEPT(TA3) 7395 SW HERMOSO WAY PO =•X 111 TIGARD, OR 97223 •RTH WILKESBORO, NC 28656 - 101AB-02700 2S101AB-01401 EAt HA'kt ARE&GARDEN INC LYMAN KYLE M ATTN: ; DEPT(TA3) 7355 SW HERMOSO WAY PO 4X 111 PORTLAND, OR 97223 •RTH WILKESBORO, NC 28656 2S101AB-01200 2S101BA-00400 FRANK BRIAN L& MARTIN GORDON S KRAFVE KENT B 12265 SW 72ND AVE 7275 SW HERMOSO WAY TIGARD, OR 97223 TIGARD,OR 97223 101BA-00402 2S101AB-01600 MA RDON S SPAAN HARLOW T& 12 S 72ND AVE SORG N JEFFREY& GARD,OR 97223 MEYERS CONI 7405 SW BEVELAND RD TIGARD,OR 97223 2S101AB-02703 2S101AB-01609 MCCAFFERY HUGH R&NANCY J TRS TRIANGLE PROPERTIES 7450 SW BEVELAND ST STE 100 7505 SW BEVELAND RD TIGARD,OR 97223 TIGARD,OR 97223 2S101AB-01300 2S101AB-02704 MM SHINMEN LLC TRIANGLE PROPERTIES OF TIGARD LL 24600 SW MOUNTAIN RD 7410 SW BEVELAND RD WEST LINN,OR 97068 TIGARD, OR 97223 2S101AB-01400 2S101BA-00401 PACIFIC REALTY ASSOCIATES TRI-COUNTY CENTER TRUST ATTN: N PIVEN BY ADAMS&STEWART 15350 SW SEQUOIA PKWY#300 8565 SW BARBUR BLVD PORTLAND,OR 97224 PORTLAND,OR 97219 2S 018A-00101 2S101AB-01404 PAC IC REA ASSOCIATES VONRENCHLER MARVIN J& ATTN: EN MARY E 1535' W S !•UOIA PKWY#300 7475 SW HERMOSO WAY P 'TLAND, OR •7224 TIGARD, OR 97223 2S101AB-01607 2S101AB-01608 RAND STEPHEN C WESTERN TIGARD HOLDINGS LLC 7540 SW HERMOSO WAY 20019 SW ATEN RD TIGARD, OR 97223 BEAVERTON,OR 97007 2S101AB-01700 2S101AB-02708 ROTH ALAN D AND LINDA A WHITETHORN LLC 7420 SW HERMOSO WAY 12465 SW 72ND AVE TIGARD, OR 97223 PORTLAND, OR 97223 2S101AC-00600 • 101AB-01900 ROTH JACOB T JR&THERESA A WH TH• LLC 12600 SW 72ND AVE 1246 • ' ND AVE TIGARD, OR 97223 P,4RTLAND, • 97223 2S101AB-01605 2S101AB-01601 ROVIG CAROLE A WHITNEY EUGENE P& 7460 SW HERMOSO WAY WHITNEY STEPHANIE BETH TIGARD, OR 97223 DEFOREST KIMBERLY LYNNE 7340 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01500 SJP LLC 7615 SW BEVELAND RD 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 11285 SW 78th Avenue Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 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: 12-Dec-06 CITY OF TIGARD COMMUNITY ANNI G DIDEVELOPMENT DEPARTMENT PL13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Ann: Patty/Planning) EMAIL: pattyCotigard-or.guy TIGARD REQUEST FOR 500—FOOT PROPERTY OWNER MAILING LIST Property,owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJE CT PARCE LS BELOW: 7405 SW Beveland Street- Case File No. SDR2006-00012 and VAR2006-00089 ( .2 56 Q l J //v00,) 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. j Completeness Letter Received Indicating 2 Sets of Envelopes w/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. NAME OF CONTACT PERSON:Karen Levelle PHONE: (503)-620-7884 NAME OF COMPANY:Don Cushing Associates FAX: (503)-620-2771 EMAIL: karenCa.cushing-engr.com 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-T1 PED MAILING LABELS WILL BE ACCEPTED. Cost Description: S l i to generate the mailing list,plus 52 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. - EXAMPLE - E,45.r - COST FOR THIS REQUEST - 4 sheets of Libels x$2/sheet =58.00 x 2 sets = S16.00 OZ sheet(s)of labels x S2/sheet =$ x v� sets = �8 ._ 1 sheets of labels x$2/sheet for interested patties x 2 sets= S 4.00 _L sheet(s)of labels x S2/sheet for interested parties =Sd_..:0( sets = 7. ' --- - -- _GENERATEI.IST — S11.CC GENE'. 1 = TOTAL. = S3 LCC TOTAL =5� ` P 2S101AB-01600 SPAAN HARLOW T& SORG N JEFFREY& MEYERS 7405 SW BEOVELAND RD ///////c / U`U' '"'r5 TIGARD, OR 97223 l SELLON EIDDLEEdMOD NIOI ,I,VDI'IddV - fid City of Tigard, Pre-Application Conference Notes 08-08-06 . r LiTY OF TIGARD ,, �+1- PRE-APPLICATION CONFERENCE NOTES Community Development Shaping Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) -FFEA,p.[ NGS 8- t3 - o(o NON-RESIDENTIAL 4.6-10•' Sectek i.J APPLICANT: S-z M ) LL-C.' left Sol AGENT: Phone: (';c3) l03(o — 4550 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: NO5 54-4-) ` e rt1ee.d TAX MAP(S)/LOT #(S): c5 1 o) t48 — 0/b Do NECESSARY APPLICATIONS: 5i-1e- JDe-velop,nenf Re_vie) -(SDR) PROPOSAL DESCRIPTION: Corwe,-+ ai eivs1;45 .St cs It - -4.,‘;Gy res;dt,iet, i.11-x>a-a;ee. / COMPREHENSIVE PLAN L MAP DESIGNATION: Ml�ed Us( ,.. ro10 r ie 1 ZONING MAP DESIGNATION: MLLE " M Xt c+ (kce- E rnpl0 7 men/- ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.Sci1 MINIMUM LOT SIZE: - sq. ft. Average Min. lot width: 50 ft. Max. building height: ft. Setbacks: Front 0 ft. Side old o ft. Rear o�ao ft. Corner -- ft. from street. MAXIMUM SITE COVERAGE: 9 % Minimum landscaped or natural vegetation area: 15 %. I k 1 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. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential ApplicationPann ng Division Section NARKATIVE [Refer to Code CUL 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 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. (1 ACCESS [Refer to Chapters 18.105 and 18.7651 Minimum number of accesses: Minimum access width: Minimum pavement width: ..Ah/ -(+ All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: N'/A WALKWAY REQUIREMENTS [Refer to Code Section 18.105.030) 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 18.7301 > 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.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: • A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual building setbacks will be at least half (1/2) of the building's height; and The structure will not abut a residential zoned district. BUFFERING AND SCREENING [Refer to Code Chapter 18.1451 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. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section • The ESTIMATED REQUIRL SUFFER WIDTHS applicable to you. .,oposal area are: /0 1+ feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:lre--e cof/ecl-on i er v )t( c-I�l f/es, ci--K p art e s ['I LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. [ RECYCLING [Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. N PARKING [Refer to Code Section 18.765.0401 REQUIRED parking for this type of use: .,). 7//ooc - )r gtrieral p ie-e t•cje.-- Parking SHOWN on preliminary plan(s): q SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: > Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. > Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: > All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. > BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 7 LOADING AREA REQUIREMENTS [Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application Planning Division Section BICYCLE RACKS (Refer to Code` ion 18.7651 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. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR . FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.715.080.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. NI CLEANWATER SERVICES(CWS)BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 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 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate -ridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. g SIGNS (Refer to Code Chapter 18.1801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.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. MITIGATION (Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential ApplicationtPlanning Division Section • ➢ If a replacement tret the size cut is not reasonably avai, 3 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: 0 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. P 1 CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot-wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2%2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) - 18.350(Planned Development) _ 18.705(Access/Egress/Circulation) _ 18.780(signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning Map(Text Amendments) 18.720(Design Compatibility Standards) _ 18.795(Visual Clearance Areas) _c 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) _L 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) - 18.430(Subdivisions) L 18.745(Landscaping&Screening Standards) - 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) J_LX 18.520(Commercial Zoning Districts) X 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENT'.. le� 6;-k-/ 'i_5 w i 4-�,i n -KJ "ri' -d Tr; an cj g e Spec; c+-( Pim h t r+►-t a . �'7iG�►'‘ckav-(Is ryl_LA.3+ b C e ss ad . -gPCa uC- ` c 1,“ i d 1 r"S s+; so.,�r•1 .e s4-t +t do r d.f -4 -I4 i/ b u i I d i n a n d s 41st ea-n ri o f- b e 1n'�e_ 0 pI i '( G R-f 1-y ik s 7 S4 d-' LJ 1, I�L g✓l no.ria . ( 18 . 61.,/O) -See, raw& 17-e-t u L,-) kleia b 6-0 eve) a•- _- res;c1 e'-k a/ 01-y. cL re 25t,t i re acn i rve.r-ease d Ja,,dseal e bu42I4 . (Ted,k If.745 /) 4 --P►-uc c-s-s rs +tf e JL -.5u.brni 4-- 3 Cdgies of e*[( nevi; c-tib 1-•7aler"a/S of Su brr IkI - 1111 rrple-r4(SS to rte) i s 30 rlai c on(e a.i cwI i ti b'i i iS heat p/e - re v, -I-alu off o7C ifnu-k 17 weds_ -AC Ti`(a`d Tr;a-t'le. -ey.p ann.5;0 4 S r i uS t bt -) l) S 0 - cL eiN9,-15 e i n -1cad Z rr,us+ Co ii—Fu rM +0 Tr;eun 1 I e. s4 a rt d s - petsk.it-I mets+ be- 5c•t en e d a..1cL Ia 4d s ewe d- * T w a'+- ski.l g Shc..e t -h-t S - ec pp I7 -1-t,,. ekdi .t+- U,i cJ e r 18 • 3 7 O . Oa o . (o .a. 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section • The administrative decision ,public hearing will typically occur ap <imately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). 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: �G1-'`4' CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-417G/4_31 FAX: 503-684-1297 EMAIL mks first Name tigard nr us C v)e I C-01, -h c14'—c{ u TITLE18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.Or.us H:\pattylmasters\Pre-App Notes Commercial.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section e '4 1 1 PRE-APPLICATION CONFERENCE NOTES Aihto ,, �al ➢ ENGINEERING SECTION Q Comm nntyD Oregon Shaping A 03etter Community PUBLIC FACILITIES Tax Mots]: 2S101AB Tax Leas]: 1600 Use Type: Office 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 to feet ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: • Half street improvements will be necessary along SW Beveland Street, to include: ® 18 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 12-foot concrete sidewalk or 8-foot sidewalk with 4-foot planter strip ® street trees sized and spaced per TDC/Triangle Standards ® 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 M ATI S ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Beveland Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer. This site is subject to Sanitary Sewer Reimbursement District 15. Prior to development any outstanding assessment against this site must be paid in full. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section All proposed development witk'' the City shall be designed such th-` storm water runoff is conveyed to an approved public draina;, system. The applicant will be req. -id to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Detention is required if net, new impervious surface area exceeds 5000 square feet. 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, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. All impervious area, existing and proposed, must be treated. 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) Provide preliminary sight distance certification with Land Use application. 2) Traffic impact report required to determine contribution of P.M. peak trips to the intersections of 68th/Dartmouth and 72nd/Dartmouth. Signalization fees are collected from all new development in the Triangle based on trips generated. /id c i4 . tr i P G0 n-r c bUM Dn -f-0 7200 /211 Cr"05SI4 • 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 of 6 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. CITY OF T16ARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section For a land partition, th^ ipplicant must obtain an Engineerir Permit, if required, and return a mylar copy of the reco. :d plat to the City prior to issuance L _,its permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. 6 • 08. 0C4) PREPARED BY: l• 2,1 •o5 ENGINES ING DEPARTMENT STAFF DATE Phone: 1503)639-4111 Fax: 15031624-0152 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION CONFERENCE REQUEST 13125 SW Hail Blzd, Tigana OR 97223(503) 639-4171 FAX:(503)684-7297 GENERAL INFORMATION Applicant: S; 41 L L FOR STAFF USE ONLY Address: 4YD f S(4) 4ed/4i(X,a Phone:f43 _6 36-vs-to L Case No.: i N- 2_3-%(c,—� C`! City. / 6 � Zip: /3 ZL�► Receipt No.: :r k- 5 , `i f / s-, ,* ,r Application Accepted B . fr.....„,,p Contact Person: r� Phone: f O'f -634. got G Tt Date: 4/24 4, Property Owner/Deed Holder(s): NIMi— . SC J s� �-_ A DATE OF PRE-APP.: ci/b7/ <1 . fiz cerxiL of e2l TIME OF PRE-APP.: q1 .v 3 - Address: SI me Phone: PRE-APP.HELD WITH City: Zip: Rev.4/25/06 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): 7-4(4/5. 54) l E i(4, 'D6472,9 Dol ' I-2' 3 REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map&Tax Lot#(s): 23 AP/ —0/6az Pre-Application Conf.Request Form Zoning: MUIS. 5 COPIES EACH OF THE FOLLOWING: Site Size: I Y �? S �� ❑ Brief Description of the Proposal and any J site-specific questions/issues that you would like to have staff research prior to the PRE-APPLICATION CONFERENCE INFORMATION meeting. ❑ . Site Plan. The site plan must show the All of the information identified on.this form are required to be submitted by proposed lots and/or building layouts drawn the applicant and received by the Planning Division a minimum of one (1) to scale. Also, show the location of the week prior to officially scheduling a pre-application conference date/time to subject property in relation to the nearest allow staff ample time to prepare for the meeting. streets; and the locations of driveways on the subject property and across the street. A pre-application conference can usually be scheduled within 1-2 weeks of the ❑ Vicinity Map. Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are one (1) hour long and are typically ❑ The Proposed Uses. held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN Lines if Possible. PERSON AT THE COMMUNITY DEVELOPMENT COUNTER ❑ If the Pre-Application Conference is for a FROM 8:00-4:00/MONDAY-FRIDAY. MONOPOLE project, the applicant must attach a copy of the letter and proof in the IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE form of an affidavit of mailing, that the PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE collocation protocol was completed (see INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Section 18.798.080 of the Tigard Community ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Development Code). GROUP. ❑ Filing Fee $351.00 August 2006 f.L T(�Jam/ by—September 2006 SMTWTFS _+ SMTWTS 1 2 3 4 5 E X / - 1 2 6 7 8 9 10 11 12 3 4 5 6 7 8 9 13 14 15 16 17 18 19 10 11 12 13 14 15 16 20 21 22 23 24 25 26 17 18 19 20 21 22 23 '27 28 29 30 31 24 25 26 27 28 29 30 Tuesday, August 08, 2006 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM (9:00 AM - 10:00 AM) Harlow Spaan &Jeff Sorg 503-636-4580 7405 SW Beveland SDR(SFR to Office) 10:00 AM (10:00 AM - 11:00 AM)(Jay Harris Harris-McMonagle 639-3453 12630 SW Walnut St. 8 SF detached 1 existing home) 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Kristie Peerman 1 6/29/2006-2:02 PM APPLICANT MATERIALS PRE-APP.MID By CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blvd., Tigard, OR 97223 Phone: 503.639.4171 Fax::503.598.1960 File# .,.‘ ,2,,),0-0Cc 0000 Other Case# vAg..9cv _066,S q Date -`i v4-11(' (t,(" By , >:142"-1- Receipt# 9-1: 6 (`' S7 Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR afil Adjustment/iirisiwer{I or II) p Minor Land Partition (Il) ❑ Zone Change(III) ❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) El Conditional Use(III) El Sensitive Lands Review(I,II or III) ❑ Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) N Site Development Review(II) ❑Home Occupation(H) El Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) ` o5 SM. 13RitAAUP TAX MAPS&TAX LOT NOS. 2S1 —01113 TLO1 OO TOTAL SITE SIZEZONING CLASSIFICATION I 16)SCO (0 .38 AGe�) A ' Crag APPLICANT'* *AM SpAw 4 ..� S(FA 4 . tom k .Mio2.5 IMAILING ADDRESS/CITY/STATE/ZIP 1405 sw 1 \MAW 11 10t N9 11/i PHONE NO. FAX 150. 63b- 49a0 PRWARY CONTAcT PERSON PHONE NO. ReacqPncs) CAtuuclool 5D3 -2,i5l- 1031- PROPERTYOWNER/DEED II LDER(Attach list if more than one) Mui. 1CI'Al AN) 19/1 M TNG ADDRl: / Y/SPATE/6 LM J MOM• ✓ ) `� ' _ 9-4-7z5 PHONE NO. nT(((/`H�vVVltFAX NO. 1503-436 A680 , *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) CONVSICT /501.110 S LNG U3 Mb/ INIELL4111 TO orrtc,6 USI-55, APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments, and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. /5'/D,6 Owner's ignature U Date ILt Ck 1„10 � O r' Signa Date 2.--//Vat Owner's Signature Date Owner's Signature Date • Owner's Signature Date lirpet74 \1°Cil11 1916t6T9"4° /Re resentative's Si ature Date P Sign Applicant/Agent/Representative's Signature Date CITY OF TIGARD 11/28/2007 E :. 13125 SW Hall Blvd. 2:40:24PM Tigard,OR 97223 503.639.4171 • TIGARD Receipt #: 27200600000000005874 Date: 12/18/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2006-00012 [LANDUS] SDR Under S 1,000,000 100-0000-438000 3,759.00 SDR2006-00012 [LRPF] LR Planning Surcharge 100-0000-438050 555.00 VAR2006-00089 [LRPF] LR Planning Surcharge 100-0000-438050 19.50 VAR2006-00089 [LANDUS] Special Adjust 100-0000-438000 132.00 Line Item Total: $4,465.50 Payments: 1IetIiod Paver User ID Acct./Check No. ApprovaI No. How Received Amount Paid Check ONLINEI3D, INC. ST 12067 In Person 4,465.50 Payment Total: $4,465.50 cRcceipt.rpi Page I of I An Application for Approval of Site Development Review for a Change of Use On a site located at 7405 S.W. Beveland Street Tigard, OR Prepared for: Mr. Harlow Spaan, Mr. N. Jeff Sorg and Ms. Coni Meyers 7405 S.W. Beveland Street Tigard, OR 97223 Prepared by: Don Cushing Associates 6665 S.W. Hampton St, Suite 101 Portland, OR 97223 and Robert Price, Planning Consultant 3935 N.E. 72nd Avenue Portland, OR 97213-5711 December 14, 2006 City of Tigard Forms • Land use Applications — Basic Submittal Requirements • Site Development Review Application form Sep 21 06 09: 07a p. 2 C U PLL CITY OF TIGARD �� LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. • BASIC INFORMATION: d Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization [ETitle transfer instrument or grant deed e Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in"the Pre-Application Conference notes) 0 Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see / request for 500'property owner mailing list form). GEr Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, [9Conditional Use,Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. � Neighborhood Meeting Affidavits of Posting&Mailing Notice, Minutes, Sign-in Sheets • �/ Service Provider Letter —46[ Impact Study per Seption 18.390.040.B.2.(e) S' Copy of the Pre-Application Conference notes IV Filing Fee(see fee schedule) ft4)49.So IDLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or.plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): • ❑ Vicinity Map 0 Preliminary Grading/Erosion Control Plan ❑ Existing Conditions Map 0 Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map 0 Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan 0 Architectural Drawings (elevations&floor plans) ❑ Landscape Plan 0 . Sign Drawings ❑ Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on thetype of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. lApattylmasterslapplication submittal requirements.doc UPDATED: 26-Jun-02 Map Information • Information from portlandmaps.com and Washington County Intermap PortlandMaps Detail Report • http://www.portlandmaps.com/detail.ctin?action=Maps&propertyi... �*+. ' F 0 1''Ia 11 dMa p S New Search I Mapping I Advanced I Google Earth I Help 7405 SW BEVELAND RD-TIGARD Explorer I Property I Maps I Crime I. 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C Y - 0, •+I aSb Y�� Urban Renewal �43�� ..,;-'10.L.%,*`-.`� a� V. e w 4x �0�'� �Districtn/8i 7 " �aa�,S��;414..ve p f � ` 53� j� �� -,,,411,6� --fa*, ia°r.:_,,,,,.-1,a-.- i i`��r fi ! `G7w r �'+us A .176` ?3f '`xh r ,T .0,--,,f4-NA. t° #-' 4 x r > tr '°fin,' tl' .xx`` F fi 7^ Y i �*eytWitkir, t Zoning Map n/a • 1 of 3 10/11/2006 11:00 AM -- -�Y „uN.irwasiumsXv.wasnmgton.or.usilnterMapitnterjetatls.ctnffx co... Tax Lot ID: 2S101AB01601. Market Bldg Val: 4,250,050 Account: R457213 Market Total Val: $472,800 Prop Class: 2012 Taxcode: 023.81 Sales Information: Acres: N/A Sale Date Sale Instrument Sale Price Bldg Sq Ft: 2001 No Sales Info. *Or property involves multiple accounts. Year Built: 1962 See link below Lat/Long: 45.4301550/ 122.753152 Get Detailed A&T Info Scanned Tax Maps Main Scanned Taxrnap Permits & Projects No projects were found for this parcel No permits were found for this parcel © 2000 - 2006 Washington County.All rights reserved. Links to external sites do not constitute endorsements by Washington County. By visiting this and other Washington County web pages, you expressly agree to be bound by the terms and conditions of the site. For questions regarding information privacy, liability,accessibility, and public records policies, please review the statements document. This page maintained by Washington County Technology Services. Need assistance with this page?email us • • 2 of 2 12/12/2006 3:29 PM Robert Price Planning Consultant 3935 N.E. 72nd Avenue 503-281-1037 Portland, OK 97213-5711 rprice5956@comcast.net Fax 503-281-1447 Land Use Application for Site Development Review 7405 S.W. Beveland Road in Tigard 1. The Request The applicants, Mr. Harlow Spaan and Mr. Jeffrey Sorg, two of the three owners of the property, are submitting a land use application for Site Development Review to allow the future change of use from a currently non-conforming single family residence to office use. At the present time, this residential structure is occupied by individuals who conduct the office functions proposed for the site, subject to Site Development Review. The dwelling will have several interior improvements done, based upon approval of the Site Development Review process by the City of Tigard. Some exterior site modifications may be required to make the site completely conforming to the provisions of the Tigard Community Development Code ("Development Code"). The end result will be a structure that resembles a dwelling, but is used only for office commercial purposes. II. General Information • Map context information Response: The preliminary site development plans contain the date, north arrow, and scale of the drawing, as well as dimensions, the location of the one existing dwelling, the location of the utility shed, and all trees that are 6-inch diameter (dbh); • Vicinity map Response: A copy of the most recent Assessor's map, obtained from the Washington County Assessor's office, is attached and will serve as a vicinity map. In addition, maps obtained from "portlandmaps.com" or Washington County's "InterMap" source has also been included; • Contact information Response: Owners: Mr. Harlow Spaan, Mr. N.. Jeffrey Sorg and Ms. Coni Meyers 7405 SW Beveland Road Tigard, OR 97223 Applicants: Mr. Harlow Spaan and Mr.Jeff Sorg 7405 SW Beveland Road Tigard, OR 97223 Site Location: 7405 SW Beveland Road Tigard, OR 97223 SDR2006-00012 1 FINAL REV. 10-30-07 Project Planner: Robert Price Planning and Development Services 3935 NE 72nd Avenue Portland, OR 973213-5711 503-281-1037 office 503-281-1447 fax rprice5956comcast net Project Engineer: Don Cushing, P.E. Don Cushing Associates 6665 SW Hampton St, Suite 101. Portland, OR 97223 503-620-7884 don@cushing-engr.corn III. Background Information The property is owned by Mr. Harlow Spaan, Mr. Jeff Sorg and Ms. Coni Meyers. The legal description is Township 2 South, Range 1 West, Section 1AB (2S1-01AB), Tax Lot 01600. The Comprehensive Plan designation is Mixed Use Employment, and current zoning is MUE— Mixed Use Employment. At the present time, there is one (1) dwelling structure (a single family detached dwelling) on the site that will remain. It will be formally converted to office use at the successful conclusion of the Site Development Review process. A small portable storage shed is also located on the site, just east of the existing dwelling structure. This shed houses a few pieces of yard and garden equipment, and also garbage and recycling facilities. Because the proposed office use of the site complies with the allowed uses in the MUE district, and because the proposed use will combine the use of the site with the applicable zoning and the Comprehensive Plan, no changes in comprehensive plan designation or zoning are required or necessary. This dwelling is the only permanent structure located on the site. The existing dwelling, built in 1962, is served by city water, sanitary sewer, and storm drainage and is planned to be occupied by the property owners and applicants after remodeling is completed. Some spaces within the structure may be rented or leased out, depending on the owners' own needs for office space. According to records from the Washington County Department of Assessment and Taxation, the site is comprised of a single tax lot. Tax Lot 01600 is 0.38 acre (16,500 square feet) and fronts on SW Beveland Road along the south side of the site. Beveland Road intersects with SW 72nd Avenue to provide region wide access to the site. Both OR217 and 1-5 are within less than 5 minutes drive from the site, as is US99W. This parcel is a platted lot from a previous subdivision of land. Dimensions are approximately 150 feet in length (north-south), and 110 feet in an east-west dimension along the frontage side on SW Beveland Road. As illustrated on the accompanying map from the Department of Assessment and Taxation, Tax Lot 01600 is similar to numerous other properties in the immediate area because it is part of a previous subdivision of land that may have originally been intended to be a residential development. Over the years, SDR2006-00012 2 FINAL REV. 10-30-07 • however, the area has converted to office uses and other commercial activities. . Numerous homes that may have'been built as part of the original development plan, , have made way for newer commercial and office buildings now located in the immediate neighborhood. • Topography is sloping for this site, from north to south. There is approximately 14 feet of elevation change. There is no swale, creek or drainage channel anywhere on the • subject site. This general topography is typical of the immediate neighborhood, with many sites exhibiting some slope, while others appear to be relatively flat. The - topography will not inhibit the use of the site for the proposed use, especially given that. the existing structure in place is perfectly usable. • At the present time, one existing single family frame dwelling exists on the subject site. The location of the existing dwelling is in the mid portion of the property, which was typical of placement of dwellings at the time of original development. The existing dwelling is approximately 2,000 square feet in.floor area. The two car garage,.formerly used in conjunction with the residence, has been converted to additional Office space, resulting in an additional 500 square feet,of office space. All parking will now be surface parking in front of the structure, off SW Beveland, The applicants do not plan to build any new structures on the site. It should be noted that along the frontage of the. subject site, SW Beveland Road is two-way Local Street providing adequate access to the subject site. There are approximately 1.4 trees of varying 'species on the site. . See Site Dimension • Plan, Sheet C1. This immediate neighborhood, on all sides of the subject site, is comprised of a mix of ' structures, ranging from smaller occupied single family dwellings that appear to be remnants of the original development plan, to dwellings that have been converted to office commercial uses, to new and larger commercial structures. The existing structure on the subject site is approximately 44years of age, having been built in 1962. It remains in very good condition. Over the years, the previous property owners have spent time and resources in remodeling the dwelling, along with landscape features of the site. The property owners (Spaan, Sorg and Meyers) plan to do more remodeling in order to update it even.more. However, they plan no new structures on the site. • IV.' Meeting the City of Tigard Criteria This application will allow the change of use of the subject site, to become a legal and recognized office use of a former residential site. Based on the Pre-Application V • Conference, held with city staff on August 8, 2006,'the necessary and required portions of the Development Code were identified and discussed. Because the change of use to office commercial will meet the allowed uses under the existing MUE zoning, only a Site Development Review is required. - • • Zoning District Dimensional Requirements - Chapter 18.520 Finding: For the MUE zoning district, the underlying C-G zoning dictates the site development standards. According to the table in this Section, and .the notes'from the Pre-Application Conference, there is, no minimum lot size, average lot width must be 50 SDR2006-00012 3 FINAL REV. 10-30-07 feet, there is no front setback, but a side and rear setback of 20 feet each is required. • Lot coverage does not apply, building height maximum is 45 feet, maximum site coverage is 85%, and minimum landscaped area must be 15% of the gross lot area. This site, measuring 150 feet in depth (north-south) and 110 feet in width (east-west) and approximately 16,500 square feet in lot area (or 0.38 acre), will meet all.of the dimensional standards required of this project. ' . ' • Even with an increase in the parking area on site, lot coverage will continue to be less ' than 85%. And, landscaped area of the parcel will easily exceed the required 15%, given that all but the building footprint area (approximately 1;000 square, feet) and the parking areais landscaped area. Generally speaking, because the site is large enough - to allow all development standards (i.e., lot width, lot depth, setbacks, etc.) there are no Variances or Adjustments requested or required relative to setbacks, landscaped area, • and the like'. However, an Adjustment is requested to allow the applicants to utilize the existing street trees ratherthan removing them and/or planting new street trees, and to meander the sidewalk along the site frontage to allow the existing trees to remain. The net size of the site is 16,500'square.feet.' Because the property lines on the Site Plan indicate that there may be no additional right of way required for SW Beveland Road,'there is no deduction made for'such dedication. The existing sidewalk provides pedestrian circulation route along the frontage of Beveland Road. The existing sidewalk exists along Beveland on both sides of the subject site; however, there is no existing sidewalk on the subject site. A new sidewalk will be constructed as part*of this project, • connecting the existing stubbed ends of the sidewalk in front of adjacent parcels on both sides of the site.. Becausethe site has.no other frontage on any road or right of way, public or private, there will be no other dedication requirements attached to any approval- • of the Site Development Review. • Therefore, the application is in compliance with .the provisions of this Section of the Development Code. • • Neighborhood Meeting ' • Finding: A neighborhood meeting was noticed and held in accordance with the requirements and procedures identified and contained in the "Neighborhood Meeting , Handout". All required affidavits and examples, plus the minutes of the meeting and the sign in sheet, have been included as part,of this application. Therefore, this requirement • h-as.been fulfilled: - • Chapter 18.360—Site Development Review Finding: The change of use of an existing structure is managed under a Site Development Review process by the city. The existing structure, formerly a residence, will continue to have the appearance of a residence, but will be used as an office commercial structure. The structure itself will not be modified, with some possible minor cosmetic changes. A new parking area and frontage improvements along Beveland Road will be part of the project. Site Development Review will assure that all possible site development standards will be met as part of the change of use of the existing structure.. This application has followed the guidance provided by the pre-application • conference summary notes, and fulfills all of the intent and purpose of this Chapter: - • SDR2006-00012 4 FINAL REV. 10-30-07 • 18.360.090 Approval Criteria 1. Compliance with 18.810 - Finding: The street upon which the subject site is located is a fully - developed city street that meets current city standards. No additional dedication of right-of-way is necessary. No changes are proposed, or will be•necessary to Beveland, in'order for the proposed change of use to be approved. There are no • other public streets that abut or are directly impacted by the proposed. development. • The applicant will make improvements to the sidewalk situation along the site's frontage. These 'changes to the sidewalk situation, based on discussions with ' • city staff,,are illustrated on the plans prepared by Don Cushing Associates. The site is currently connected to sanitary sewer; and no service changes are , . proposed or will`be required. There will be some changes to local storm drainage on the site. These . modifications have been made after consultation with city staff, and are illustrated on the plans prepared by Don Cushing Associates. Currentutility service is underground, as required. The proposed change of use will not require any new utilities: 2. Relationship to the natural and physical,environment Finding: The existing structure on the subject site will not be moved, relocated, enlarged or otherwise changed such"that there will be any impact to the natural and physical environment.' The proposed plan is to preserve as many , trees on the site as possible, and replace those trees that must be removed as a result of new sidewalk, parking area and retaining wall requirements. , Based on a report of a certified arborist, the trees on the site are all in fair to poor condition, with several recommended for removal. Based on the number of trees recommended for removal, those remainingshould be retained as an asset to the site. See Arborist`s Report, attached. 3. Exterior elevations Finding: Because the proposed use will change the structure from a residential dwelling to an office commercial use, the requirement for exterior . elevations does not apply. 4. Buffering, screening and-compatibility between adjoining uses . Finding: Uses to the 'east are ;commercial and require no buffering, screening or measures'to insure compatibility. To the west, the existing dwelling • is buffered by an existing vegetative screen,-while to the north', the single family ' dwelling is bufferedby the existing vegetative screen composed of a garden area that is no less than 10 feet'in width.' Because the 'activities at the proposed site are currently and will be officeuses that take place entirely within the structure, the impact on adjacent uses will be minimal. In addition, because the office uses are generally conducted on business days (i.e., Monday through Friday), during normal business hours, there may be less. impact than if the site were in _ SDR2006-00012 - • ' 5 • FINAL REV. 10-30-07 • • residential use where all types of indoor and outdoor activities mighttake place • • on a "24-7" basis. As such, the existing buffering should be satisfactory. . • Because the structure on the subject site will retain the characteristics of a dwelling, the visual impacts on surrounding properties and uses will be minimal, if any. With all on site activities taking place indoors,' the potential impact on adjacent residences will be virtually non-existent. There will be no parties, loud music, outdoor bar-b-ques, auto repair or maintenance, or other activities often associated with residential uses. Therefore, there may be less need for buffering •. and screening in order to maintain and protect compatibility with those adjacent • uses. • 5. Privacy and noise 6. Private outdoor area, • 7. Shared outdoor recreation areas. • - Findinq: Because these criteria apply to residential uses, these criteria do -not apply to the consideration for a change of use from residential to office uses of the subject site. 8. Dedication of area for open land area for greenway Finding: This.criterion does not apply because the site is not within nor • adjacent to the 100-year floodplain. • 9. Demarcation of public, semi-public, and, private spaces for crime prevention Findinq: The site has a small existing deck, but no patio, arbor or trellis. •There is a change of grade, a low retaining wall, a change of texture in pathway material, and landscaping. These features will be maintained by the property • owners. Further, these features are decorative and useful, and may not lend themselves to crime prevention measures. 10. . Crime prevention and safety - Finding: The office will have an alarm system to assist in crime prevention. Further, the windows are generally high enough to prevent entry except with the use of ladder or other lift devices. Any outdoor lighting will be motion activated and Will be set at points to assist in protecting areas that may not be clearly • 'visible from the front of the site, or from other areas of adjacent sites. • 11. Public transit Finding: The subject site is more than 500 feet from the nearest public transit route. Therefore, there have been no provisions for public transit included in the proposed change of use. 12. Landscaping Finding: The subject site is fully landscaped,.and always has been. Well • over 20% of the site is landscaped, and will continue to be so. 13. Drainage Finding: Site drainage for the proposed change of use has been designed to'take care of any and all on site drainage as required by the city's Code. These • SDR2006-00012 6 FINAL REV. 10-30-07 • • drainage improvements have. been designed by'Don Cushing Associates, and .. - • are illustrated on the plans that accompany this application. 14. Provision for the disabled Finding. . *One handicapped parking space is provided in the new site plan, . • - and access to the structure is provided at grade level without the need for ramping or an elevator. As such, provisions for the handicapped have been ' provided to meet this requirement: • 15. . Any Adjustment under 16.370.020.C.6 is not required to use the existing trees to meet the street tree requirement because many of the trees will be' removed, and the sidewalk will not meander as•originally proposed. . • Narrative— Chapter 18.390 • Finding: This narrative serves . the purpose of addressing all of the required Sections and Chapters of the Code. This is a Type II procedure.which is set forth in: Section 18.390.040. This application follows those procedures. • Impact Statement—Section 18.390.040 Finding: In accordance with 18.390.040.B.2.e of the Code, the following impact • statement is provided. . . . ♦ public facilities and services — Because the existing'.dwelling already serves some degree of office functions, it is not anticipated that here will be significant demand for additional facilities and services required as a result of the formal change of use. The structure is currentlyconnected to public water and sewer systems, and has - the benefit of existing police and fire protection. It is likely that this structure has had all • of these facilities and services since it was built in 1962. As such, the continued.use of the structure, now as an office commercial facility,- is unlikely to require significant additional water and sanitary sewer service; or police and fire protection, or any other• public facilities and services that may serve or be available to the occupants or users of . the subject site. • ' transportation systems — The local circulation system is already in place to serve this existing structure. Originally built as a dwelling and used for many years as a residence before being used for office purposes, the actual site generated traffic is relatively small. The office use of the.site generates relatively few trips, perhapsonly slightly more than 12 to 15 per day, based on'approximately six (6) individuals at the office at any given time. The existing infrastructure should be•fully capable of absorbing _ any additional traffic created,in the local neighborhood,•primarily because of the relative 'scale of the proposed change of use. Local bikeways and pedestrian sidewalks and. pathways are in place in the local neighborhood and will, if anything, be enhanced by the proposed change of use and the required site and frontage improvements. • • • drainage system —. Once again, because the property is already developed, and there will be no significant changes to the structure or the site itself that would alter existing drainage. patterns, the great majority of'the impacts on the local • drainage system has already taken place . With a new parking area and frontage improvements, it is,possible that the local onsite drainage situation may be improved. Because it is likely that little engineering relative to drainage may have been done when • the structure was built in 1962, some drainage improvements may be required to comply with today's standards• as they may apply to the change .of use. .Today's 'drainage SDR2006-00012 • 7 FINAL REV. 10-30-07 • • requirements are more stringent than in 1962, so the onsite improvements, designed and built to today's standards, may contribute to the upgrading of the.local stormwater management system..• • In response to the request to Clean Water Services.(CWS) regarding a "Sensitive Area Pre-Screening Site Assessment", CWS stated that "sensitive areas do not appear to exist on.site or within' 200' of the site." See attached response from CWS. As such, there are no other issues relative to stormwater management for the change of use on the subject site. ♦ parks system — Any impact on the local park system may well be less than if the•structure remained a dwelling. People working in an office environment are less likely to use the facilities at a local park than if the site was used for residential purposes. This is because they live elsewhere, in another location where they, as residents of that area, are much more likely to make use of local and regional parks in their own residential.neighborhood. This is not to say, however, that the occupants of the offices would not use or do not need park facilities. Local parks can be places where the occupants of the offices in this structure go for lunch, quick walks during a break, or a place to get away from the office for a while. Any local and/or regional park may be' - used by the occupants of these, offices at any time. But, in the end, it is unlikely that • • conversion of-this structure to office commercial use would place any greater burden on • the locall,and/or regional parks system. . • water system - The site is currently served by Tualatin Valley Water District: With the conversion to office Use, the 'structure may have no greater • requirement for water than if it were still a residence. It possible there may be more use of toilet facilities during the working, 'or daylight hours of the day. However, during the nighttime hours when the offices are closed, there will be little, if any use of water. In • addition, it is likely that the occupants of the offices will take many fewer showers and • baths than any residents might. And there will" be fewer loads of laundry and dishes washed than if the structure were still a residence. As such, it is highly unlikely that there willbe any significant additional use of water, beyond levels of available service, with the conversion of the structure from a residence to office uses. • • • sanitary sewer system — The impacts.on the sanitary sewer system were discussed previously in the portion of this narrative on "public facilities and services".• It has been concluded there*may be less impact to the sanitary sewer system because of the conversion from residential use to office commercial use. Because these offices are • unlikely to have demonstration areas where large amounts of water maybe used and large numbers of people will gather, and there is no swimming pool, hot tub or spa, it is difficult to conceive of a situation where there will be significant additional requirements for sanitary sewer when the structure legally becomes-an office commercial function. ' • • , noise impacts — Generally speaking, office commercial uses are quite quiet. The site contains no Marge power machinery, no objects of any type that could create significant increases in ambient noise levels within'the local neighborhood, and there are no delivery trucks coming and going on any regular basis. Once again, the office functions take place during the daytime hours, and during that time, there is little activity that would, create noise levels that neighbors might find objectionable. And during the nighttime hours, when nobody is working in these offices, there would be no onsite sources of objectionable noise. • SDR2006-00012 - • 8 FINAL REV. 10-30-07 • • The coming and going of vehicles could create some noise impacts, but nothing more • than the comings and goings of vehicles that might belong to 'the residents of this dwelling. With no demonstrations, gatherings; machinery, or the types of office functions themselves that would create high levels Of noise, it seems. highly unlikely that there would be any noise impacts that must be considered in the review and decision making process for this application. - • • In summary, when considering the impacts on the local area'and the city systems from the . proposed .change of use from residential to office commercial, there are no significantly adverse impacts that merit consideration of mitigation,requirements. • Access -Chapters 18.705 and 18.765 _ Finding Chapter 18.705'requires that a site plan be submitted identifying the point of access, etc. The existing driveway will continue to be used at the same-curb cut as has previously existed. While some improvement'will be made to the driveway apron and the pedestrian sidewalk, the balance of the access will remain in the same location. and to the required city specifications. SW.Beveland is a public street, which fulfills the • requirement for access to a public street. This is a single driveway, not a joint access with another property. All users of and visitors to the offices at this location will access via the revised driveway and parking area. Otherwise,.people are also free to park in a •nearby,curbside location. • The applicants estimate that there will be 4-5 people on site at any given time, with a 'maximum of 6. For the most part, these users will park in the new parking area at the ' front of the structure, but off Beveland Street. ' ' In accordance with.Table'18.705:3, this site is required 'to have,a single driveway (24' driveway and 2' 6" wings) at the point of access and 24 feet in width with curbs as the minimum pavement width. This will double the width of the existing driveway; which is only 12 feet. See Site Dimension Plan, Sheet Cl and the Half Street Improvement plan, Sheet C2. Design and construction details are illustrated on other sheets. This site and the proposed project will.meet all of the criteria, standards, and requirements of this Chapter. • ' . • As requested by city staff, an Access Management Report in accordance with 18.705.0.30.H has beenprovided by Don Cushing Associates. That report indicates that the existing driveway, as modified to meet city requirements; is suitable for the purposes and requirements of this section of the Code. See'attached repot. With regard to Chapter.18.765, as a change of use to a more intensive use (i.e., from residential to commercial), there are additional'parking requirements. This includes the provision of additional spaces on site in accordance with Table 18.765.2, it has been determinedthat this site will require seven (7) on site parking spaces. These seven spaces'are illustrated on the Site-Dimension Plan, Sheet Cl. One of these spaces is a designated handicapped space. No separate loading space is required. As required, there are two (2) bicycle parking spaces on the site. These are located as illustrated on the Site Dimension Plan, Sheet Cl. • • SDR2006-00012 • 9 FINAL REV. 10-30-07 • • • Walkway requirements-Section 18.705.030, Finding: In accordance with Section 18.705.030.F, the- required walkways have been located and designed to meet the specifications contained in the Code. The walkways are illustrated-on the Site Dimension Plan, Sheet Cl. Design and construction details are illustrated on other sheets. •• Chapter 18.725— Environmental Performance Standards Finding: . The proposed.change of use will notviolate any local, regional, state or federal environmental standards. The existing structure, formerly a residence', will not . produce any adverse impacts from site •generated noise, because an office function generally is, relatively quiet and low key in terms, of operations; visible emissions because-there will be no burning or other activities on the site that would produce such _ • visible emissions; vibration because the office functions are low key and do not involve • any operations that produce any notable vibrations; odors because the office`functions do not, by nature, produce any odors from any source; light and glare because there will be no inside or outside lighting that will not be shielded or directed inward, thus avoiding • adverse impacts on surrounding properties; and insects and rodents becausethe site will not be involved in the production of food or other goods that would normally attract insects and rodents. Overall, the change of-use from residential to office commercial is - a fairly benign activity that will not have any adverse impacts on adjacent or surrounding • properties, or the local neighborhood. The office functions will be relatively quiet and low • key; will not produce adverse environmental impacts, and ,will meet all of the Development code standards, criteria, and requirements. • Chapter 18.745— Buffering and Screening • Finding: According to Table 18.745.1, the proposed office use (MUE zoning) will • • be adjacent to single family detached residential dwellings to the north on SW Hermoso Way. , The lots back- up, against each other, having adjoining rear yards. The requirement according to Table 18.745-2 is Requirement C, which. allows a variable setback which could be six feet, eight feet, or 10 feet. With each setback dimension, • there is a minimum landscape requirement that varies from less for the 10 feet setback, and more for the six foot setback. • Based on the fact that there will be no changes in the rear yard area of the parcel, and • - given the size of the parcel (16,500 sf), either of the three options contained in Table - 18.745.2 could be used. However, the applicant has selected the 10 foot•setback-option • because this is what already exists. This will require the specified plantings, spacings, and the like from Table 18.745.2. . - At the present time, the "backyard" of the structure contains'a well landscaped area including a 6-foot wooden fence on the common property line with the adjacent dwelling to the, north. This landscaped area is well planted with laurel, rhododendrons and heather, and is more than 10 feet in width. Because this landscaped buffer area already • • exists and meets the city's requirement for a 10-foot buffer strip, there is no.heed to plant additional vegetation there. • It should be noted that the many rhododendrons that are planted throughout this.site are used for plantings in city parks, especially the Otto Sbrg Rose Garden in Tigard. Over - the years, over 250 "rhodies" have been nurtured on this site and transplanted.to.local city parks. SDR2006-00012 10 FINAL REV. 10-30-07 As requested by city staff, the provisions of 18.745.050.E are herein addressed. 1. ' Given the location of'the parking area; between,the street and the structure,, it would be virtually impossible to completely screen the parking area from view. And • given that parking at another location on the site is also impossible, the applicant will provide as much landscape as may be reasonably possible to meet the criteria. The original driveway for the residence has been enlarged and converted to a parking area, and the former garage is now an office area. The landscaping proposed as part of the plans prepared by Don Cushing Associates will effectively serve the intended purpose and be consistent with what other users in the local neighborhood have provided. . Because the front area adjacent-to the street has already. been landscaped under the original development as a residential dwelling, considerable mature landscaping is already established and in place. 2. No landscape planters have been included as part of the overall landscape plan • in conjunction with the parking area in front of the structure. However, landscaping is included in planted areas `adjacent to the parking area as part of the entryway to the • structure: 3: The landscaping.of the entire'site is a combination of trees, moderately, sized shrubs, lower'shrubs, and groundcover.- This pattern exists.over the front and rear yards of the site. The balance of the landscaping on the site is grass (lawn). 4. There are no islands within the parking area, but trees have existed on the site since it was developed as a residence. Several trees throughout the site serve to provide a canopy over most of the site, and especially over the parking area. - • 5. Again, there areno landscape islands,within the parking area of the site. +. Chapter 18.745— Landscaping (also Chapters 18.765 and 18:705) Finding: Street trees are provided as required by this Chapter. The proposed new - sidewalk has been designed in a meanderingalignment to save the existing conifer trees along the front. One of these conifers is currently dead and will be replaced. Also as . required, 'one tree for every seven,(7) parking spaces has been provided through•the • retention of a required'number of existing trees on the site. Otherwise, the site is already landscaped and will continue to be so after the change of use. An Adjustment , under the provisions of 18.370;020.C.6.a is being requested as part of this application, and in compliance with these standards of this Chapter. • Chapter 18.755-1Recybling Finding: For years since the structure was built, garbage and recycling collection has taken place from the site. Even the current use as office space requires garbage and collection- service which is being done by Pride Disposal. Space is already . designated on the site for garbage and recycling containers, as. illustrated on the Site • Dimension Plan, Sheet.C1. As required by 18.755:040, the Minimum Standards method will be used, although the Waste Assessment Method may be'more'practical. The proposed use of the former residence is for office use. The use that will occupy this structure is an online educational program. Most officefunction on the site,is related to'computer work, with little paper generated onsite as a result of the online educational program. While • SDR2006-00012 ' ' 11 FINAL REV. 10-30-07 - • .instructional books .are used for the program, these books are printed offsite by a separate contractor. The outside storage shed identified on the Site Dimension Plan contains the "Mixed Solid Waste and Recyclable Storage" facilities, as well as•for some yard and garden , equipment Onsite garbage facilities are for domestic garbage produced by onsite employees during the course of the work week. Some ,employees may work limited • hours on weekends, but weekend work is not a standard practice. Recycling is done to • the extent that recyclable materials are produced on the site. Most of the recycling materials are composed of office paper and occasional heavy paper wrapping material and cardboard boxes of modest size used for office products. . • Based on the requirements contained in 18.755.040.C.5, the minimum area for storage of 10 square feet plus 4 square feet for each. 1,000 square feet GFA. Because the - structure is now approximately 2,500 square feet, the total requirement is for 20 square feet of storage area. The small outside storage shed is approximately 12 feet by 12 feet in dimensions, or about 144 square feet in area. Section 18.755.050.8, Location Standards, requires that the storage facilities be located such that they are easily accessible, in compliance.with subsections 1 through 7. The site is in the east side yard area,, and is readily visible ,and accessible. The specific location has been in place for considerable time, and has met with the approval of the contract waste and recycling hauler. • -In compliance_with the Design Standards of 18.755.050.C, the storage shed is a pre- fabricated shed that has closable doors. The shed hides all waste and recycling materials, as well as the yard and garden equipment. The,owners of the property have . signed the specific facilities to identify whether they are "Garbage" or"Recycling". The storage facilities are readily accessible, and have been in the same location on the site for considerable time. This location has been accessible for the contract hauler who. has not indicated any objection to the location or the facilities themselves. • Section 18.765.040 — Parking • V Finding: Based on the information in this Section, and the information provided at - the pre-application conference, the site is required to have 2.7 spaces per 1,000 square feet of general office area. With a 2,500 square foot structure, the result would be 6.75 . spaces, or rounded up to 7 spaces. These spaces are illustrated on the Site.Dimension Plan, .Sheet C1: These 7 spaces have been designed to meet the dimensional requirements contained in the pre-application conference summary notes and this Section. • • Bicycle parking is also provided, with two (2) spaces being provided, including a bicycle rack. These bicycle parking spaces, with rack, are located as illustrated on the Site Dimension Plan, Sheet C1. In accordance with 18.765.040.B, the access ,drives have been design to meet standards 1 through 6, where applicable. This design is illustrated on a•plan prepared by Don Cushing Associates. • SDR2006-00012 • 12 • FINAL.REV. 10=30-07 • • • Clean Water Services (CWS) Buffer Standards Finding: As required, a .request for a _"Sensitive Area Pre-Screening Site Assessment" was sent to CWS. The response from CWS dated October 20, 2006 indicates that there are 'no identified sensitive areas within 200 feet of this site. The response from CWS is included with this application. Therefore, other than the response from CWS, no other action is required. • Chapter 18.780—Signs Finding: At the present time, there is no sign located on the site. In the future, there may be a sign on the main entry door. • . • Section 18.790.030.0-Tree Removal Plan Requirements • Finding: In accordance with this Section, a tree plan has been prepared. It is proposed that 10 trees will be removed from the site to make way for the new parking and driveway areas. These trees are shown on the Demolition Plan, Sheet C8. No other portion of the site-will be.disturbed or require any removal of existing trees. With - the change of use of the structure and the site, it is proposed that a few new trees willbe planted on the.site. It should be noted once again that the applicants, Harlow Spaan and Jeff Sorg, have nurtured over 250 rhododendron plants on this site, -then transplanting them to local city parks, at no cost to the city. This practice was started by . 'Mr. Sorg's grandfather, Otto Sorg, for whom .a rose garden in downtown Tigard is named. Mr. Otto Sorg began this practice of nurturing rhodies in his own garden many - years ago in. order to transplant them to local •parks as a means of improving the landscaping of various city parks.' Mr. Jeff Sorg and Mr. Harlow Spaan have continued that tradition, and continue-to raise rhodies on the subject site, then transplant them at a variety of locations throughout the city. Street trees currently exist oh the site, having been planted many years 'ago when the .site was still a residence. However, these trees do not meet today's Code requirements ' for street trees. " • • Section 18.790.060.E- Mitigation , . • Finding: Normally, the removal of 10 trees from the site would require mitigation. One of those 10 trees is currently dead, and at least two others have split trunks. .The • dead tree will be replaced. However, because the applicants (and property owners) • have contributed 250 rhodie plants to local city parks, a measure of mitigation for the trees that will be removed from the site has already been completed. • Chapter 18.795—Clear Vision Area ' • - Finding: Because Beveland Road is a non-arterial street•with a width' of 36.feet of paved surface, a clear vision area in accordance with Figure 18.795.1 has been designed'for this project. This is illustrated on the. Site Dimension.Plan, Sheet'Cl. This clear vision area is in,compliance with this Section of the Development Code. • Chapter 18.810— Street and Utility Improvement Standards Finding: The site plan for this site, as well as the proposed improvements of the • Beveland frontage, has been designed to meet all of the appropriate and applicable criteria and standards contained in this Chapter. The various plans for the project', the Site Dimension Plan, Half Street Improvements, Grading, Erosion Control, and the like, have been prepared using the typical Tigard standards. Existing connections to existing SDR2006-00012 • • 13 FINAL REV. 10-30-07 • • public systems (i.e., water, sanitary sewer, storm drainage, traffic and transportation, etc.)-already exist because the structure was built in 1962 and has been' in constant use since that time.. This change of use does not require.additional service connections or an increase inthe levels of public facilities and services. • - • Chapter 18.620-Tigard Triangle Design,Standards Finding: - The subject site was platted and recorded, and developed as a residence, • prior to the adoption of these Design Standards. Nevertheless, the proposed change of use from residential to office commercial; using the same structure without significant changes to the structure, must conform.to the adopted Design Standards. As such, several of the standards may not apply to the proposed project. The need for "Development Conformance" is set forth in 18.620.010.6 with three (3) specific requirements. This proposed change of use will generally not be applicable to 1. and 2. because the parcel and the structure on it have been in existence since at least 1962 when the existing dwelling structure was built. Normal frontage improvements will fulfill any obligation to item 1., while item 2. does not apply because the site is already connected, to the necessary and required public facilities and services. Item 3 would require the future participation in local improvement projects on a proportional basis. Section 18.620:020 — Street Connectivity will not apply because the application does not include creation of a street or any other option or requirement to change the existing local transportation network. • Section 18.620.030 — Site Design Standards, contains several applicable requirements. There are five (5) specific requirements that must be addressed. 1. Building placement on Major and Minor Arterials - This requirement does not apply'because the site fronts on and has access to a street that is classified.as other than a Major or Minor Arterial. 2: Building setback -the requirement is that a setback from any public right of way must be between 0 and 10 feet. The existing .structure was built in 1962 under. another setofcriteria for a different zoning district. The existing front yard setback is not -less than approximately 70 feet from the front property line. While this setback exceeds • the stated maximum of 10 feet, the existing building.should dictate the setback. .Should there be any, expansion of the structure, it has been suggested by staff that such expansion be to the south in order to reduce the setback. Should there be an expansion of the structure in the future, this subject,will be addressed at that time. 3. . Front yard setback design — The standard would require the L-1 landscape design standard on the improved frontage of Beveland Road. This front yard landscaping design would be for:the front yard setback area only. Because this is a developed site since .1962, the landscaping for the entire site is in place and well established. The trees have been preserved along the front of the property, and the one dead conifer will be replaced. As such, no new landscaping should be necessary. 4. Walkway connections to 'building. entrances A walkway from the sidewalk/pedestrian way'along the frontage of Beveland Road connects to the front entrance of the structure, crossing through theparking area. This walkway has been designed in accordance with required standards. 5. Parking locationand landscape design — The area for the parking of seven (7) vehicles, and the location of the existing structure, are the major determining • factors in the design of the parking- area. The applicant has donetheir best to meet these standards. ` Front yard landscaping exists :between the public street and the . • SDR2006-00012 14 FINAL REV. 10-30-07 parking area, with the exception, of the driveway. This is illustrated on the Site Dimension Plan, Sheet Cl. Based on the current standards of the Code, there is a requirement for seven (7) parking spaces for the proposed change of use. These spaces have been provided on site. In accordance with 18.765.020.C.2, the'change of use will require an increase in the number of on site parking spaces above the number originally provided for the residential use. Information provided at the pre-application meeting indicates that the basic requirement is 2.7' spaces per 1,000 square ' feet of office area. Available information indicates the existing dwelling is 2,000 square feet in floor area. _ . • However, with the conversion of the garage into office space, the effective area of the structure is approximately 2,500 square feet. As such, the required number of on site spaces is 6.75, or 7 total spaces. These spaces have been provided as illustrated on • the plans accompanying this application. City staff has asked why no parking has been provided to the rear of the structure, where there appears.to be space available. First, there is a change of grade from the front to the rear of the property. This side/rear area of the site is used for the location of garbage/recycling facilities, as well as landscaping. In the rear of the property, existing landscaping acts as a buffer for the adjacent residential use to the north. In order to access the rear of the property, additional trees must be removed from the site. To locate any parking spaces to the side or rear of the property, there would be a need to create a turn-around area, for which there is no space unless the existing side yard and/or rear yard landscaping is reduced or removed. Finally, there is no need for additional parking to the rear of the property because the required number of spaces has been provided between the structure and the street. • Section 18.620.040 Building Design Standards sets forth the requirements for façade design for any structure within the Tigard Triangle. Because the existing structure was built-as a residential dwelling, and there will be no structural changes to the building as a - result of its conversion in use from residential to office commercial, these individual requirements for"non-residential buildings" may not apply to this application.- 1. Ground floor windows — Once again, because the structure was originally built to be a dwelling unit, and no changes in the basic design and footprint are proposed in conjunction with the change of use, it is likely this requirement does not apply. To meet this requirement would be a hardship.for the owners, since the layout of the dwelling makes addition of more windows difficult at best. 2. Building facades — The requirement is that certain types of facades must be on all structures within the Tigard Triangle. Regardless of the fact that no structural. changes are proposed for the building, it may belikelythat the existing structure could meet these individual requirements for building materials, offsets, etc. Nevertheless, this . requirement will not apply. 3. Weather protection — The existing structure, because it was built as a dwelling unit, has a porch area at the main entry. Therefore, some weather protection will be provided, in accordance with this individual requirement.• . 4. Building materials—The existingstructure has wood siding with a tar roof. This is standard construction for single family dwellings. And because this structure was once a dwelling unit, the materials are consistent with home construction. There will be- no-change of materials for the exterior of the building. 5. Roofs and roof lines — The existing roof line will not change. It was originally established in 1962 when this structure was built as a single family dwelling. SDR2006-00012 15 FINAL,REV. 10-30-07 - The• change of use from residential to office commercial will not cause any need or • requirement for any change in the existing roof line.. 6. Roof mounted equipment — There is no roof mounted equipment on the existing structure: There will be no need to install any roof mounted equipment as a result of the change of use from residential to office commercial. Section 18.620.050 Signs will apply only to new signs that may be part of 'the conversion of use from residential to office commercial. No new free standing signs in the front yard area are proposed'as part of this application. A new sign may be placed on the front main entry door. • Section.18.620.060 Entry Portals does not apply because the change of use is not at issue for the Entry Portals described in this Section. Section 18.620.070 Landscaping and Screening sets the standards for the individual categories of landscaping or screening that may be required. It is proposed to leave the existing landscaping in,place, and add ho new landscaping, with the exception of a tree or two•to replace the dead conifer. • Section 18.620.080 Street and Accessway Standards sets forth the required standards for the city's streets and accessways within the Tigard Triangle. This project is a change • of use in an existing structure on an existing city street (Beveland Road). With the, exception of a frontage improvement to the sidewalk, there is no impact on the stated street standards contained in this.Section. Section 18.620.090 Design Evaluation Because this projectproposes to use the existing street trees,'an Adjustment under this .Section of the Code is requested. See addressing of criteria for an Adjustment in this narrative. • With the limited applicability of several of these requirements, the proposed change of • use will, in itself, have little to no adverse impact on adjacent or surrounding properties. • Therequired site improvements (i.e., parking area, walkways, and street frontage) will likely be an.improvement to the street, and an upgrade of the immediate site•as part of the Tigard Triangle and the City of.Tigard. • Chapter 18.370—Variances and Adjustments Although the existing street trees were planted years ago and are maturing and growing in place, the property owners and .applicants wish to retain these trees in lieu of removing them and planting new trees in accordance with today's standards. However, in order to accommodate the required new sidewalk, some of these trees must be removed. Because these trees will be removed, no application for an Adjustment is required. Such application would be_required only if the applicant wishes to keep the trees. SDR2006-00012 ' ' 16 FINAL REV. 10-30-07 Robert Price Planning Consultant 3935 N.E. 72nd Avenue 503-281-1037 Portland, OR 97213-5711 rprice5956@comcast.net Fax 503-281-1447 July 18, 2007 RECEIVED PLANNING JUL 2 0 2007 Ms. Cheryl Caines, Assistant Planner City of Tigard CITY OF TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 Subject: SDR2006-00012 Dear Ms. Gaines: I double checked with both the Project Engineer and the Project Arborist, and found that the report from the arborist that was submitted as part of the application is not the correct report. The arborist has updated and corrected the report, and a copy of the entire report is enclosed for your use with this casefile. I cross checked the arborist's inventory with the information on Sheet C9 and found that they do indeed now match. If you require additional copies, please let me know how many. Otherwise, this looks like it should settle this last remaining issue. Thank you. ncerely, Ro•ert Pri e 1 David Hunter, Consulti. Arborist 7/18/2007 Project Name: 7405 SW Beveland Road Tigard, OR 97223 RECEIVED PLANNING Don Cushing Don Cushing Associates, Civil Engineers JUL 2 0 2007 6665 SW Hampton Street, Suite 101 Portland, Oregon 97223 CITY OF TIGARD 503-620-7884 Here is the Tree Identification and Report for 7405 SW Beveland Road Tigard, OR. This document is in addition to the Tree Inventory and the Guidelines for the Protection of Trees on Construction Sites, and Construction Sequence. Summary The trees along the south part of the property will need to be removed due to sidewalk, parking lot area, and retaining wall placement. The deodar cedar to the east can be preserved, and is the only tree in the front that will need tree protection. The trees in the backyard are outside the work area,thus fall out side the tree protection area. Tree Identification Common Name Code Scientific Name White birch WB Betula populifolia English Ivy EI Hedera helix Austrian Pine AP Pinus nigra Shore Pine SP Pinus contorta Deodar Cedar DO Cedrus deodara Apple A Malus species Plum P Prunus species Inspection Dates: February 5, 2007. This report is a companion to the tree inventory data collected. The data collected is on an excel data sheet document. Trees or shrubs not noted on the excel sheet were noted as to being on site, and adding to the site characteristics. DBH: This is a measurement of tree diameter at breast height, a standard measurement taken at 4.5 feet above ground. Tags: Tags were placed on the trees for aid in location and identification. Tags should be removed once the project has been completed. White with red dot ribbon was placed with the tags. Trees in back yard were not tagged since they are outside the construction, and tree protection area. DDH/07-033 1 David Hunter, Consulti, Arborist 7/18/2007 Project Name: 7405 SW Beveland Road Tigard, OR 97223 Condition. Good: Trees rated as good are in apparent good health and appear structurally sound.No apparent problems or immediate concerns. Fair: Trees rated as fair are in a state of decline. It can be possible to remedy some of the trees' problems, but the fact is, once tree decline starts it is difficult to remove/remedy all aspects of the tree decline. Poor: Trees rated as poor are in poor health or have structural problems that it difficult, if not impractical to save the tree. Removal is recommended. Dead: These trees are dead and may pose an immediate risk due to the extent of decay in the main trunk, stem or larger branching. See hazardous. Hazardous: Trees rated as hazardous are not in good shape either structurally or health condition. Some of the hazards can be taken care of by proper pruning, if practical. Usually,REMOVAL IS RECOMMENDED as soon as possible to avoid injury to life or property. Trees that are in poor health usually have a low landscape value or even a negative value. The mitigation value for these trees should be similar value of low or none. The Tree Protection Plan is finalized with exact markings of where the site and development will be on the ground. An accurate assessment of protection measures can be done for the trees to be protected,with the consulting arborist on site for tree protection fencing placement, and during the removal of trees in the work area, and during the construction activities as needed or required. I inspected the site on February 5, 2007. Observations and conclusions are as of that date. This narrative is to add additional information to the tree survey data. The site located off SW Beveland Road. The tree mix is mature tree plantings for a home site, with the ivy taking over the southern part of the property. Recommendations. Follow the Guidelines for the Protection of Trees in Construction Sites, work on some eradication of the English ivy, and the site would be enhanced compared to what the site is now. DDH/07-033 2 David Hunter, Consult'. _ Arborist 7/18/2007 Project Name: 7405 SW Beveland Road Tigard, OR 97223 Conclusion. The project will have to cut trees that are in fair to poor condition. The pine trees do have a pine beetle infecting the trees, and one tree has already died and blown over in the last windstorm. The tree was dead prior to falling, and beetle did kill the tree. The other pines also show symptoms of the beetle. The birches are in fair to poor shape, but are within the construction area. The parking lot plans end at the same point of the cedar tree drip line, so tree protection for this tree should work quite well. Certification. I certify that all the statements in the foregoing report and tree survey are correct to the best of my knowledge, and are made in good faith. David D. Hunter,Consulting Arborist American Society of Consulting Arborists—Registered Consulting Arborist# 408 ISA Certified Arborist#PN-1068A PNW ISA Certified Tree Risk Assessor# 0150 Professional Forester DDH/07-033 3 Tree iventory-SW Beveland Tigard OR-4-27-200 .xls Tag# Species DBH Condition Remarks Remove 1 AP 20 Poor 2 stems at 10', ivy X 2 SP 14 Dead Fell over in wind storm X 3 SP 8 Fair X 4 SP 9 Poor 3 stems, 1 base, beetles X 5 AP 20 Poor English ivy X 6 WB 12 Poor 2 stems, 1 base, insects X 7 WB 12 Fair X 8WB 14 Fair X 9 WB 16 Fair X 10 DO 27 Fair 11 WB 17 Fair 2 stems, 1 base X 12 A 6 Fair fruit tree 13 P 9 Poor diseased 14 DO 28 Fair Prepared by David Hunter, RCA#408 Page 1 • David D. Hunter, Reg. ,red Consulting Arborist#408 1 Project Name: 7405 SW Beveland Road Tigard, Oregon 97223 January 17, 2007 Guidelines for Protection of Trees on Construction Sites To preserve certain mature trees within a construction site some precautions must be taken to assure that neither the trunk, limbs, nor root system of the tree are excessively damaged. The root system of a tree is the most vital,the most delicate part of the plant, and the most easily damaged. The root system extends far from the trunk, often beyond the drip line of a tree. The fine absorbing roots, those that collect water and nutrients for the tree, are located primarily within the top eight to twelve inches of the soil. The roots and soil in this surface layer must be protected from injury. Any encroachment, disturbance, or compaction of the soil around the tree will damage or destroy the fine absorbing roots. Injury caused by cutting, crushing, suffocation, poisoning, or moisture stress by inundation or dehydration can result in the death of the tree. Injuries caused during construction projects may not be finally apparent for many years after completion of the project, but can ultimately kill the tree. The following guidelines are minimum standards recommended for the preservation of trees. These guidelines should be incorporated in construction contracts, and details made available to all parties involved with the work on the site, including equipment operators. Other guidelines and protective measures may also be appropriate, in addition to those listed below. 1. Protection Barrier: A protection barrier shall be installed around the tree or trees to be preserved. The barrier shall be constructed of durable fencing material such as chain-link fencing. This project: the fencing should be chain-link fencing. The barrier shall be placed as far from the base of the tree(s) as possible, preferably at the drip-line. The fencing shall be maintained in good repair throughout the duration of the project, and shall not be removed, relocated, or encroached upon without permission of the arborist involved. There shall be signing on the fencing that states who the project site arborist is and a contact phone number, and that no encroachment occurs without the written consent of the site arborist. 2. Storage of Materials: There shall be NO storage of materials or supplies of any kind within the protection barriers. Concrete and cement materials, block, stone, sand, and soil shall NOT be placed within the drip-line of the tree. 3. Fuel Storage: Fuel storage shall NOT be permitted within 150 feet of any tree to be preserved. Refueling, servicing, and maintenance of equipment and machinery shall NOT be permitted within 150 feet of protected trees. 4. Debris and Waste Materials: Debris and waste from construction or other activities shall NOT be permitted within the protected areas. Wash-down of concrete or cement handling equipment, in particular, shall NOT be permitted within 150 feet of protected trees. DDH/07-032 Tree Protection Guidelines and Construction Sequence • David D. Hunter,Reg. ,red Consulting Arborist#408 2 Project Name: 7405 SW Beveland Road Tigard, Oregon 97223 January 17, 2007 5. Grade Changes: Grade changes can be particularly damaging to trees. Even as little as two inches of fill can cause the death of a tree. Lowering the grade can destroy major portions of a root system. Any grade changes proposed should be approved by an ISA Certified Arborist or a Registered Consulting Arborist of the American Society of Consulting Arborists before construction begins, and precautions taken to mitigate potential injuries to trees attempting to preserve. 6. Damages: Any damages or injuries to the trees should be reported to the project arborist as soon as possible. Severed roots shall be pruned cleanly to healthy tissue, using proper pruning tools. Broken branches or limbs shall be pruned according to International Society of Arboriculture (ISA) Pruning Guidelines and ANSI A-300 Pruning Standards. 7. Preventative Measures: Before construction begins, fertilization of the affected trees is recommended to improve the tree vigor and health. Soil analysis testing should be completed to assure fertilization with appropriate fertilization products. Pruning of the tree canopies and branches should be done at the direction of the project arborist to remove any dead or broken branches, and to provide the necessary clearance for construction equipment. ASSUMPTIONS AND LIMITING CONDITIONS 1. Any legal description provided to the consultant is assumed to be correct. Any titles and ownership's to any property are assumed to be good and marketable.No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as though free and clear, under responsible ownership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes, or other governmental regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 4. The consultant shall not be required to give testimony or to attend court by reason of this report, unless subsequent contractual arrangements are made, including payment of an additional fee for such services described in the fee schedule and contract of engagement. 5. Loss or alteration of any of this report, invalidates the entire report. 6. Possession of this report or a copy thereof does not imply right of publication or use for any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 7. Neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or other media,without the prior expressed written or verbal consent of the consultant/appraiser—particularly as to value conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any installed designation, conferred upon the consultant/appraiser as stated in his qualifications. DDH/07-032 Tree Protection Guidelines and Construction Sequence • David D. Hunter,Reg. :ed Consulting Arborist#408 3 Project Name: 7405 SW Beveland Road Tigard, Oregon 97223 January 17, 2007 Construction Sequence 1. Before: Before work is started, the tree protection fencing must be installed,with guidance of the project arborist. Any pruning to avoid conflict with the fencing can be done by the project arborist during installation. Fencing should be signed with project arborist and/or city arborist contact information. Signing should face out toward work area. 2. During: The tree protection plan is to save the adjacent trees in the project area, and to have as little impact as possible. Any pruning or removals should follow the Guidelines for the Protection of Trees on Construction Sites must be followed. Large roots over 2" diameter should be dug under or around instead of shear cutting with equipment. If larger roots must be cut the Guidelines must be followed. The project arborist will be notified of the cutting of larger roots over 2" of diameter. Project arborist can be on site,with reasonable notice,to be able to aid in the pruning of tree limbs or roots. Project arborist will write report(s) to document tree protection work done. 3. After: Project arborist to verify that tree protection standards were met as pertaining to the Guidelines for the Protection of Trees, and write report as needed to document results. David D. Hunter, Consulting Arborist PO Box 324 Forest Grove, OR 97116 Office: 503-357-4344 Cell: 503-319-0380 Fax: 503-992-0169 Email: ddhunterarborist@aol.com DDH/07-032 Tree Protection Guidelines and Construction Sequence Neighborhood Meeting Information • Copy of Letter sent to surrounding property owners • Affidavit of Mailing — Neighborhood Meeting Notice • Sign-in Sheet for Neighborhood Meeting • State of Purpose • Minutes of Neighborhood Meeting — August 31, 2006 ♦ t Notice of Neighborhood Meeting August 3, 2006 RE: Convert a singly family home into an office Dear Interested Party: • Harlow Spaan, N. Jeffrey Sorg and Coni Meyers are owners of 7405 SW Beveland, Tigard, Oregon 97223. We are interested in converting the existing single family home into an office permitted under its MUF zone. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: August 31, 2006 7:00 PM At Landmark Ford 12300 SW 68th, Second Floor Tigard, Oregon 97223 Please notice that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at 503-636-4580 if you have any questions. Sincerely, N. Jeffrey Sorg Owner AFFIDA IT OF MAILING/POS'1 iNG 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, - ti4 ,being duly sworn,depose and say that on the o' ;' '-'34161' day of /� v� G , 20 P ,I caused to �hake mailed,to ch of the persons on the attached lista notice of a meeting to discuss a.proposed development at (or near) ?'YDJ S j/�/ f�=�4'`421-- i l 6, • ,a copy of which notice so mailed is attachedhereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addresse4 to said peso d re de,�osited the da d} a d above in the United States Post Office located at � �.1/G (� jr with postage prepaid thereon. • • . Signature (In the presenc. of Notary Public) POSTING: ' . • I, • ,do affirm that I am( present)the party initiating' rest 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.registe -d) ,and did on the day of ,20 personally post notice indicating that the site may be, roposed fir r a land use application,and the time, date and place of a neighborhood meeting to discuss the`pro...aL The sign was posted at (state location posted notice property) • Signature n the presence of a NotaryPublic) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF CI--"Q-5°" ) County of L-3°-",3A n1 ) ss. Subscribed and sworn/armed before me on the a 3 �d sworn/affirmed day of A`-L1 ks i-- ,2o0 'arz, •.-.,FICIAL SEAL - • K ?;'s'd'!E.1 PEERMAN e NOTARY Pl,'SLIC-OREGONP-2-Q-A.D„ L'0(4`iMIS(-1;1,1 N0.370962 r NY COfJIM!SS!OhEtu r.S.JULY 28,2007 NOTARY PUBL�iC OF OREGON • My Commission Expires: i\cu,pin\masteo\neighborhood meetings\affidavit of mailing-posting neighborhOod meedngdoc la 2- r 1 Page 5 Public Meeting 7405 SW Beveland Sign-in Sheet Name Address Phone , -( ( r rA/ / iLE--(s STATEMENT OF PURPOSE THE FOLLOWING. NOTICE SHALL BE READ TO ATTENDEES AT THE BEGINNING OF A NEIGHBORHOOD MEETING. This meeting is regarding (project name) / located at ( project location) . %''r7' ',:7/ ,K!.-1,2_7,._4.55;;::. -/! L and is being held as required by the City of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of-record within 500 feet should have received. neighborhood meeting information and a list of frequently asked questions alongwith the notice of this meeting. This meeting is not attended by city staff in order to encourage dialogue between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the city planning staff. Property owners within 500 feet will be notified by the City after a compiete application is submitted. They will be provided an opportunity to comment on the final proposals. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details, you will need to contact the (developer). ' Page 6 Minutes of Neighborhood Meeting For: 7405 SW Beveland, Tigard, OR 97223 On: August 31, 2006, 7:00 PM At: Landmark Ford, 12300 SW 68th, Second floor meeting hall, Tigard, OR 97223 After proper notice, a public meeting for was held at the above location at the referenced date and time. The property owners, Harlow Spaan, Coni Meyers and Jeff Sorg were present. Two neighbors attended the meeting, Linda Roth of 7420 SW Hermoso Way and Robert from Minuteman Press of 7555 SW Hermoso Way. A sign-in sheet is attached hereto. At about 7:10 PM Coni Meyers read the required Statement of Purpose. At about 7:13 PM Harlow Spaan and Jeff Sorg presented the attendees a set Of architect drawings and discussed the project. The attendees had no questions or comments about the project; however, Linda mentioned that our sprinkler was watering over the fence line and causing a puddle in her yard. Robert came because he was hoping he could complain to the City about his neighbor's yard maintenance. Theee ng a adj urn d around 8:00 PM. Respectfully subm" ted, N. Jeffrey Sorg 7405 SW Beveland Tigard, OR 97223 503.670.9278 Clean Water Services • Clean Water Services — Sensitive Area Pre- Screeninq Site Assessment JUt • RU• LUDO L .4WM ;,LtMN WHItK JtKVIU tin' bbi44fy P(ii•519k P . 1 oci 1.3 2006 WS Fife Number CleanWater� Se • '.., —�--�` 0 6 `Q G 34 Out ymnmilmeril i, i••ar. Sensitive Area Pre-Screening Site Assessment Jurisdiction ell M11449 Date 10,104, Tax Map&Tax Lot Owner .. 1 - 1A6 i.bIboo Applicant r}�;.+ �y �._. w/ v�i:.i.. L.. .r .�� 'Alitfl�.r. Site Address g ELAND Company 930106 • ' ► Address Proposed Activity , ;,. :., ii S City State Zip eirlAr tp� • ,011- 4,11-1 _0 r ti, . NPhone 11' - 103 1.3 .. Fax 503-26 I- 1_44-7. By submitting this form the Owner,or Owner's authorized agent or representative,acknowldges 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. Official use on below file floe Official use on • • this line — Official use only below•:..Bne Y N NA Y N NA }-1 Sensitive Area Composite Map �j Stormvnater Infrastructure maps ❑ L IP# 25.1 a l%` ❑ Q8# (../ L {• s' 't_. Locally adopted studies or maps per 11 nE Specify ❑ Specify 1. Specify uig,t PL„t-•c) Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.04-9: ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200'of the site. This 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 04-9,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state,and federal law. ❑ The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. eviewer C• , menta: ' � I Reviewed By: (� /..„. TW Date: _-Q'��-o/ Official use only ,i Returned to Applicant i Mail J''ax Counter_ 2550 SW Hillsboro Highway Hillsboro, Date /d �o er' ....BV v) 9 Y- Oregon 97123 . Phone: (503)681-5100.Fax: (503)681-4439.mwY.rlcnnIs; i;!;,c.,�icr;ure I-.- • OCT 20,2006 02:32P 503 846 3525 page 1 Copy of Warranty Deed Washin ounty,Oregon STA 08/19/208/1 9/2. ,4:31:43 PM 2005-1000 2 I Counl 0-0#,',:' ..;. , Cnt■1 8tn■22 I REED :':` ' �Fr.FaIZ RECORDING RETURN TO: $10 00 00 50. $71.00 9475.00 7 Total!.$502:00; I c. .Harlow T. Spaa>N..Jeffrey Sorg,Coni K. recon i -�2t_Meyers V ' lC) book/. 00820428200501000220020020 • 24 A as. and/o I,Jerry Hanson,Director of A meat and Taxation' .:0„:"A: . and Ex-Officio County Clerk for Washington County, �+ e Oswego,Oregon 97035. SPACE RESERVED, Oregon,do hereby certify that the within Instrument of •`v.' • FOR W writing wuincelvedand 'corded lnthebookof ; i;;;;;;‘.-•(:;;;!,..i tRti'- records of said county 1I Until a change is requested all tax statements shall be RECORDER'S USE ~Ar `•. .; Jerry R.Hanson\Dlrectorsasismint and Taxation, ''<''..i.'''..:. sent to the following address: x-Omelo County clerk 4AMF(�AS� SIE Name Title ' / Escrow' No.: 5-411327 • By Deputy.:.: NNJ Order No.: 411327 . - WARRANTY DEED -STATUTORY FORM (INDIVIDUAL or CORPORATION) William J.Erdle • Grantor,conveys and warrants to • z Harlow T. Spun.and N.Jeffrey Sorg,not as tenants in common,but with the right of survivorship and Coni Meyers, as tenants in common L E 3 Grantee, the following described real property free of encumbrances except as specifically set forth herein: w U a Lot 18,HERMOSO PARK, in the City of Tigard,County of Washington and State of Oregon. x z This instrument will not allow use of the property described in this instrument in violation of applicable land use laws and J regulations. Before signing or accepting this instrument,the person acquiring fee title to the property should check with the P appropriate city or county planning department to verify approved uses and to determine any limits on lawsuits against ~ farming or forest practices as defined in ORS 30.930. 0 0 v ENCUMBRANCES: See encumbrances attached as Exhibit"A" i U ' The true consideration for this,'c "onveyan� ce-is-$475,000.00. A Portion of which is-.paid by-an accommodato Pursuant to an IRC 1031 xcha e. Dated August (r ,2005;if a corporate grantor,it has causedits name to be signed order of its board of directors. kV '/ ...' IIP in-. i°lid. William J. Erdle L STATE OF .GON County of Thi ins ent .may:= e e....•. before me an the t? day of August,2005 by William J.Erdle. -- .4111nOr&im . S Notary Public for •regon 1 My Commission Expires: 02/14/07 f'=,+ OFFICIAL SEAL = :r ± KATHY 1_ E1C1l.ER (SEAL) ii,. NOTARY PUBLIC-ORJON ®r1d� COMMISSION NO.364844 MY COMMISSION EXPIRES FEBRUARY 14,2007 — ..,."-±*.t— ....1., •u, if'Tnnl rnl INN � ,Z-- /11111111111 1 1 III 111 ...,4 ,/40022 EXHIBIT"A" -. // 1. Taxes for the fiscal year 2005-2006,a lien but not yet payable. ,- i cjiy;.4p4,04,fay9 of tbe City of Tigard. . :: - -- 2. Fee' S apiAgy,Spwer th1P-#A.14MICIA; $5#3.4.34 Kesoliitier,: 9943' : 3. itegulatiOns,i44'0ing levies,hens,assessments,rights of way,aid easements of i Tualatin Valley Water District. 4. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. .., . . 5 . • - _ N -,•-• • - r .. r Fere VE cushing 0 T 0 4 Zoo? Don Cushing Associates CITY OF rIGA RD Civil Engineers pL A�� ! r`�- cER NG TRAFFIC DATA RESPONSE FIELD ENGINEER: Roger Boettcher PROJECT: SW Beveland JOB NO: 06-014 DATE: September 14,2007 Due to the nature of the business conducted in this facility,and based on data collected from employee interviews,we offer the following observations and conclusions regarding traffic impact on the intersections in question. Per the City's request,traffic data is provided for the following intersections: 72°d/Highway 217, 72°d/Dartmouth and 68th/Dartmouth. This data identifies volumes and P.M.peak hours for each,and was provided by Quality Counts,LLC. (See attached documents.) Per interviews with Harlow Spaan,time card review and employee interviews,the following information on staff hours of operation and modes of travel were obtained. It was determined that this business employs seven(7)staff members that arrive and depart the premises on flexible schedules for both full and part-time employees. Their normal hours of operation and a list of employees is as follows: Harlow and Jeff arrive in same vehicle,or arrive on foot or by Vespa©,7:15 to 3:45. Coni,outside sales,rarely in office. Occasional mid-day trip. Sara arrives at 9 A.M,leaves at 5 P.M.by bus or bicycle only. Kara arrives at 9:30 A.M.and leaves at 4 P.M.,4 days only. Brian arrives at 9:30 A.M.and leaves at 6:30 P.M. Jeff arrives at 8 A.M.and leaves at 4 P.M.daily. In conclusion,it is our opinion,based on P.M.peak-hour assessments,that a maximum of one(1)additional daily trip will result from the activities associated with this business at the noted intersections. Furthermore, because of the number of employees who commute using alternative modes of transportation and the flexible nature of the schedules each employee keeps,the peak-hour trips are expected to decrease during the summer months,and are not expected to increase due to upsizing of the company,which is already at the maximum expected staffmg. We therefore conclude that a maximum of one(1)trip will be added for purposes of assessment of this application. 0pl 9- 19 7 En Signature Date 6650 SW Redwood Lane,Suite 235 Portland,OR 97224 503-620-7884(v) 503-620-2771 (f) Type of peak hour being reported:Intersection F ME r determining peak hour:Total Entering Volume INTERSECTION: SW 68th Ave--SW D, ,uth St QC JOB#: 10240011 WEATHER: DATE: 3/14/2007 409 694 1,2 0.4 1 + * Peak-Hour: 4:30 PM--5:30 PM + 1451 89311771 11.4 3.4 0.01 J i 4 J i t. 286 •. 193 - 1-225 ♦ 341 [ SW Dartmouth St ] 1.0 ♦ 0.5' f'—‘ t 0.0 4• 0.6 0.73 1 153 • 0.82 « 76 0.70 0.0 • a r • 1.3 366 ♦ 20 7r 40 558 tet, 0.3 40 0.0 7 ''. r 2.5 4. 0.4 * r111 * r 6+ 0.74*276 28p 0.04 0.7 *.9 f-- 147 569 . 2.7 0.7 [ SW 68th Ave ] 1 "., , r ry [ SW 68th Ave ] j .tt 1. _J L 1 L s s'� ,p 1 V ,4' .► i V 4 t 0 • 0 y z r NORTH F 1.1 1 I .._ J L . J i 1 `Qo 40,90 • .. - 7 1 1 rp -1 F -I F *SEE LEGEND SHEET 5-MIN COUNT SW 68th Ave SW 68th Ave SW Dartmouth St SW Dartmouth St PERIOD (Northbound) (Southbound) (Eastbound) (Westbound) TOTAL TOTALS BEGINNING AT Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 4 23 21 0 14 11 10 0 11 18 1 0 3 6 11 0 133 4:05 PM 2 30 28 0 16 7 5 0 4 11 4 0 6 7 8 0 128 4:10 PM 3 26 15 0 16 8 8 0 8 10 1 0 7 9 10 0 121 4:15 PM 1 28 16 0 9 7 11 0 9 7 2 0 7 9 16 0 122 4:20 PM 1 20 10 0 12 5 5 0 11 11 3 0 4 12 11 0 105 4:25 PM 2 22 18 0 7 10 8 0 7 10 2 0 0 9 20 0 115 4:30 PM 6 27 21 0 16 6 8 0 14 11 3 0 2 6 13 0 133 4:35 PM 3 30 14 0 11 6 8 0 18 11 1 0 4 8 6 0 120 4:40 PM 2 30 19 0 19 4 14 0 19 10 2 0 5 7 11 0 142 4:45 PM 7 20 15 0 13 4 11 0 15 4 0 0 2 8 8 0 107 4:50 PM 3 15 20 0 17 8 9 0 9 6 1 0 5 5 12 0 110 4:55 PM 4 14 9 0 20 7 11 0 14 13 3 0 9 15 7 0 126 1462 5:00 PM 11 23 28 0 11 8 17 0 21 25 1 0 2 6 15 0 168 1497 5:05 PM 12 30 31 0 17 7 10 0 23 16 2 0 2 1 33 0 184 1553 5:10 PM 4 30 27 0 14 10 11 0 18 19 0 0 1 2 28 0 164 1596 5:15 PM 9 23 16 0 17 8 12 0 14 12 4 0 3 6 37 0 161 1635 5:20 PM 3 18 16 0 11 7 14 0 13 11 2 0 2 6 43 0 146 1676 5:25 PM 1 16 12 0 11 12 20 0 15 15 1 0 3 6 12 0 124 1685 5:30 PM 4 21 13 0 8 6 12 0 10 4 1 0 3 10 14 0 106 1658 5:35 PM 4 19 14 0 9 12 12 0 7 8 2 0 1 5 10 0 103 1641 5:40 PM 2 21 11 0 13 6 15 0 19 14 0 0 5 5 19 0 130 1629 5:45 PM 2 19 5 0 11 12 13 0 10 3 4 0 8 5 9 0 101 1623 5:50 PM 6 12 4 0 12 5 13 0 12 12 2 0 2 5 16 0 101 1614 5:55 PM 4 11 10 0 10 10 5 0 14 10 0 0 1 4 9 0 88 1576 PEAK 15-MIN Northbound Southbound Eastbound Westbound FLOW RATES Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U TOTAL All Vehicles 108 332 344 0 168 100 152 0 248 240 12 0 20 36 304 0 2064 Heavy Trucks 0 4 4 0 4 4 4 0 0 0 0 0 20 Pedestrians 0 0 0 0 0 Bicycles Railroad Stopped Buses Counter Comments: Report generated on 8/23/2007 SOURCE:Quality Counts,LLC(http:f/www.quatitycounts.net) Type of peak hour being reported:System Peak Method for determining peak hour:Total Entering Volume INTERSECTION: SW 72nd Ave--Hwy 217 NB Ramps QC JOB#: 10240017 WEATHER: DATE:3/14/2007 878 877 1.0 1.4 a * I Peak-Hour:4:55 PM--5:55 PM I a X 0.841 0 668 210 0.0 1.3 0.0 .r 4 4. 4, ♦ 4. 0 4. 0 363 4. 668 [ Hwy 217 NB Ramps ] 0.0 0.0 1.4 F 2.7 r i 0.00 1 0 + 0.88 * 0 1 0.96 1 0.0 y K ♦ 0.0 0 y 0 - P305 601 0.0 •0.0 - P 4.3 4 1.3 a f r , f P 0 514 391 2 0.0 1.4 2.0 .. 9 3 0.85* 4 905 =_ <.„.;� 2.3 1.7 [ SW 72nd Ave ] [ SW 72nd Ave ] ..._i 1 L Q.... , i s ih, 16... _ . __L , L 1 t 4 tilt,t ci • COD * 7 N r 1 4 *I * .... 0 NORTH F Ili t H _1 4 L L 4 Q. 0 • ~ GP 90 t �f 7 ... r 'SEE LEGEND SHEET 5-MIN COUNT SW 72nd Ave SW 72nd Ave Hwy 217 NB Ramps Hwy 217 NB Ramps HOURLY PERIOD (Northbound) (Southbound) (Eastbound) (Westbound) TOTAL TOTALS BEGINNING AT Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 0 37 34 0 19 47 0 0 0 0 0 0 14 0 11 0 162 4:05 PM 0 33 37 0 26 49 0 0 0 0 0 0 14 0 13 0 172 4:10 PM 0 39 18 0 25 39 0 0 0 0 0 0 15 0 16 0 152 4:15 PM 0 30 22 0 16 56 0 0 0 0 0 0 26 0 23 0 173 4:20 PM 0 38 28 0 19 58 0 0 0 0 0 0 21 0 10 0 174 4:25 PM 0 36 20 0 14 51 0 0 0 0 0 0 24 0 7 0 152 4:30 PM 0 41 31 0 11 49 0 0 0 0 0 0 17 0 12 0 161 4:35 PM 0 25 39 0 21 44 0 0 0 0 0 0 16 0 20 0 165 4:40 PM 0 40 28 0 23 42 0 0 0 0 0 0 27 0 9 0 169 4:45 PM 0 41 26 0 12 47 0 0 0 0 0 0 26 0 26 0 178 4:50 PM 0 37 18 0 19 58 0 0 0 0 0 0 25 0 24 0 181 4:55 PM 0 38 37 0 25 46 0 0 0 0 0 0 20 0 32 0 198 2037 5:00 PM 0 40 43 0 23 70 0 0 0 0 0 0 24 0 29 0 229 2104 5:05 PM 0 46 51 0 19 62 0 0 0 0 0 0 26 0 36 0 240 2172 5:10 PM 0 45 40 0 24 62 0 0 0 0 0 0 27 0 32 0 230 2250 5:15 PM 0 41 36 0 21 61 0 0 0 0 0 0 25 0 24 0 208 2285 5:20 PM 0 43 36 0 16 60 0 0 0 0 0 0 26 0 28 0 209 2320 5:25 PM 0 30 28 0 15 49 0 0 0 0 0 0 31 0 40 0 193 2361 5:30 PM 0 55 24 0 18 50 0 0 0 0 0 0 28 0 30 0 205 2405 5:35 PM 0 57 29 0 10 45 0 0 0 0 0 0 29 0 22 0 192 2432 5:40 PM 0 41 24 0 19 47 0 0 0 0 0 0 23 0 34 0 188 2451 5:45 PM 0 33 25 0 7 62 0 0 0 0 0 0 21 0 35 0 183 2456 5:50 PM 0 45 18 0 13 54 0 0 0 0 0 0 25 0 21 0 176 2451 5:55 PM 0 50 21 0 9 46 0 0 0 0 0 0 18 0 25 0 169 I 2422 PEAK 15-MIN _ Northbound Southbound Eastbound Westbound FLOW RATES Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U TOTAL All Vehicles 0 524 536 0 264 776 0 0 0 0 0 0 308 0 388 0 2796 Heavy Trucks 0 8 8 0 0 0 0 0 0 4 0 0 20 Pedestrians 0 0 0 0 0 Bicycles Railroad Stopped Buses Counter Comments: Report generated on 8/23/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) Type of peak hour being reported:System Peak Method for determining peak hour:Total Entering Volume INTERSECTION: SW 72nd Ave--Hwy 217 SB Ramps OC JOB#: 10240020 WEATHER: DATE: 3/14/2007 786 920 1.8 1.8 I + * I Peak-Hour:4:55 PM--5:55 PM + 0.96 7 541 238 0.0 1.1 3.4 • t. J 4 4 15 ♦ 24 4 L 104 ♦ 264 [ Hwy 217 SB Ramps ] 0.0 * 0.0 L 2.9 ♦ 3.4 10.651 4 • 0.89 I « 6 1 1.001 0.0• gap « 0.0 31 • 3 . c154 ♦ 389 0.0 *0.0.t c 3.9 • 3.3 41 f r ; 'X' h • r 2 792 147 0.0 1.8 3.4 I0.82I ' 7 698 941 g-M'- + *0 [ SW 72nd Ave ] r ( SW 72nd Ave ] _I 1 L - ( .011N FA'', ____J ... # 4 L L 3 ? 0 y « i 4 ti * r 0 14 I NORTH7 F •Z _I 4-+ L r _1 , l_ t GG R9'`y`�� t. - . . . c., .70 —1 ... r —I 1 T I- F 'SEE LEGEND SHEET 5-MIN COUNT SW 72nd Ave SW 72nd Ave Hwy 217 SB Ramps Hwy 217 SB Ramps HOURLY PERIOD (Northbound) (Southbound) (Eastbound) (Westbound) TOTAL TOTALS BEGINNING AT Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 0 65 22 0 6 30 3 0 1 0 0 0 16 0 6 0 149 4:05 PM 0 67 17 0 20 30 3 0 1 0 0 0 15 3 5 0 161 4:10 PM 0 51 11 0 29 31 1 0 1 0 0 0 9 1 8 0 142 4:15 PM 0 47 14 0 22 41 1 0 0 0 0 0 18 0 6 0 149 4:20 PM 0 53 6 0 20 35 1 0 0 0 0 0 18 0 8 0 141 4:25 PM 0 46 7 0 18 44 1 0 3 0 0 0 9 0 6 0 134 4:30 PM 1 60 19 0 29 45 0 0 4 0 0 0 11 0 9 0 178 4:35 PM 0 60 22 0 23 29 0 0 4 0 0 0 8 0 8 0 154 4:40 PM 0 60 15 0 14 38 0 0 2 0 0 0 20 0 4 0 153 4:45 PM 0 54 8 0 23 37 0 0 0 0 0 0 10 1 8 0 141 4:50 PM 0 49 8 0 18 27 3 0 1 0 0 0 13 0 6 0 125 4:55 PM 0 66 18 0 19 38 0 0 3 0 0 0 5 0 9 0 158 1785 5:00 PM 0 77 20 0 27 43 0 0 1 0 1 0 15 2 9 0 195 1831 5:05 PM 0 77 21 0 22 45 1 0 5 1 0 0 10 0 7 0 189 1859 5:10 PM 1 75 16 0 18 48 0 0 2 1 1 0 12 0 9 0 183 1900 5:15 PM 0 68 8 0 26 39 2 0 2 0 0 0 18 2 5 0 170 1921 5:20 PM 1 68 9 0 26 39 1 0 3 0 0 0 17 0 12 0 176 1956 5:25 PM 0 51 12 0 24 50 0 0 4 0 0 0 22 0 5 0 168 1990 5:30 PM 0 69 6 0 19 51 2 0 0 1 0 0 6 0 10 0 164 1976 5:35 PM 0 76 8 0 17 46 0 0 4 0 0 0 17 0 9 0 177 1999 5:40 PM 0 72 11 0 13 40 1 0 0 1 0 0 9 0 11 0 158 2004 5:45 PM 0 48 10 0 15 52 0 0 0 0 0 0 14 1 8 0 148 2011 5:50 PM 0 45 8 0 12 50 0 0 0 0 1 0 9 1 10 0 136 2022 5:55 PM 0 68 7 0_ 11 35 0 0 I 2 1 0 0 11 0 8 0 143 l 2007 Northbound Southbound Eastbound Westbound PEAK 15-MIN TOTAL FLOW RATES Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U All Vehicles 4 916 228 0 268 544 4 0 32 8 8 0 148 8 100 0 2268 Heavy Trucks 0 12 8 4 4 0 0 0 0 4 0 4 36 Pedestrians 0 0 4 0 4 Bicycles Railroad Stopped Buses Counter Comments: Report generated on 8/23/2007 SOURCE:Quality Counts.LLC(http://www.qualitycounts.net) Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume INTERSECTION: SW 72nd Ave--SW Dartmouth St QC JOB#: 10233101 WEATHER: DATE:2/15/2007 322474 0.6 1.5 a * I Peak-Hour:4:30 PM--5:30 PM I + 0.921 44 182 96 2.3 0.5 0.0 J 4 1. d 4 V 606 « 61 -t t 70 t 413 [ SW Dartmouth St ] 1.0 0 1.6 i t 1.4 4. 1.0 0.891 138 r L 0.91 «241 10.86 I 1.4 y « 0.4 319 y 120 7 c 102 0 261 0.9 +0.0 7 c 2.0 0 0.8 '1 * P %43 ,,, ,1; t5c.oI 404 691 0.7 1.3 [ SW 72nd Ave ] [ SW 72nd Ave I] ___1 1 L Q.MFas __I , . „. 1 ttt Qy « 7 7 0 NORTH 7 I.t 1 t. 1 .._,___I 4-. L 4 _1 4 L t44,,,,..t _. in, -11M r--- —I 1 i•r— 7 . F 'SEE LEGEND SHEET 5-MIN COUNT SW 72nd Ave SW 72nd Ave SW Dartmouth St SW Dartmouth St PERIOD (Northbound) (Southbound) (Eastbound) (Westbound) , TOTAL HOURLY BEGINNING AT Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U TOTALS 4:00 PM 18 20 1 0 11 15 2 0 2 5 6 0 8 16 3 0 107 4:05 PM 14 23 5 0 3 14 2 0 5 13 10 0 15 15 10 0 129 4:10 PM 26 26 3 0 11 8 6 0 3 12 13 0 5 18 4 0 135 4:15 PM 24 30 4 0 14 15 3 0 5 7 7 0 7 17 7 0 140 4:20 PM 29 23 1 0 6 17 3 0 5 8 14 0 11 15 1 0 133 4:25 PM 27 24 7 0 9 13 2 0 8 8 13 0 9 16 3 0 139 4:30 PM 28 25 6 0 9 19 6 0 2 13 7 0 8 10 3 0 136 4:35 PM 30 20 3 0 11 18 2 0 3 10 11 0 5 15 9 0 137 4:40 PM 28 34 2 0 7 11 2 0 9 11 7 0 5 17 11 0 144 4:45 PM 25 28 1 0 11 19 7 0 6 10 7 0 12 18 5 0 149 4:50 PM 28 25 1 0 16 12 2 0 3 16 14 0 16 22 2 0 157 4:55 PM 27 30 0 0 7 18 0 0 2 10 9 0 10 14 7 0 134 1640 5:00 PM 17 26 2 0 6 11 6 0 2 9 11 0 11 17 5 0 123 1656 5:05 PM 27 32 4 0 7 15 6 0 7 17 15 0 4 27 11 0 172 1699 5:10 PM 25 27 3 0 8 16 4 0 3 8 12 0 10 27 3 0 146 1710 5:15 PM 32 30 3 0 5 13 2 0 9 13 7 0 11 32 3 0 160 1730 5:20 PM 25 33 0 0 4 11 3 0 8 12 6 0 4 27 6 0 139 1736 5:25 PM 29 33 2 0 5 19 4 0 7 9 14 0 6 15 5 0 148 1745 5:30 PM 14 25 2 0 8 11 1 0 5 9 6 0 13 18 6 0 118 1727 5:35 PM 20 26 3 0 10 17 4 0 0 18 10 0 13 22 3 0 146 1736 5:40 PM 31 34 3 0 9 17 1 0 4 15 11 0 9 15 4 0 153 1745 5:45 PM 30 19 5 0 6 13 2 0 4 11 6 0 7 11 4 0 118 1714 5:50 PM 26 23 2 0 9 14 3 0 3 20 9 0 4 14 2 0 129 1686 5:55 PM 23 33 6 0 5 15 2 0 5 6 6 0 6 17 7 0 131 1683 PEAK 15-MIN Northbound Southbound Eastbound Westbound FLOW RATES Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U TOTAL All Vehicles 336 356 40 0 80 176 48 0 76 152 136 0 100 344 68 0 1912 Heavy Trucks 4 8 0 0 0 0 0 0 0 8 4 0 24 Pedestrians 0 0 0 0 0 Bicycles Railroad Stopped Buses Counter Comments: Report generated on 8/23/2007 SOURCE:Quality Counts,LLC(http://www.qualitycounts.net) cus ling Don Cushing Associates Civil Engineers March 1, 2007 City of Tigard CD—Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171. FAX: (503)624-0752 http://www.tigard-or.gov Attn: Mike White RE: 7405 SW BEVELAND RD IMPROVEMENTS—Sight Distance Certification {Casefile Number} The access for this proposal is located 10 feet north of the site's southerly property line, onto SW Beveland Rd. There is no posted speed limit sign along SW Beveland Rd. The speed limit along SW Beveland Rd is assumed 25 M.P.H., requiring 250 feet of sight distance in both directions, in accord with Tigard Development Code Section 18.705.030.H.1. As required by Code Sections 18.705.030.H.1,the sight distance from the access to SW Beveland Rd was measured to be 350 feet to the east and 400 feet to the west of the access in the other direction. These measurements were based on an eye height of 3.5 feet and an object height of 4.25 feet above the road and 10 feet from the near edge of pavement to the front of a stopped vehicle as required by the Code Section. In conclusion, I hereby certify that the intersection sight distance at the proposed access for 7405 SW BEVELAND RD IMPROVEMENTS conforms to the requirements for sight distance as set forth in the Tigard Development Code. Xpt, �� 4,0% D offs L'"- 0 Ns, o N4,��0 w Don Cushing, P.E. �� y4862 7x" ip, • OREGON 0�CUSi-t"� D47t /2/3//D'7 6650 SW Redwood Lane,Suite 235 Portland,OR 97224 503-620-7884(v) 503-620-2771(f) I 1 . - I Q 01ct § 4Lb.'11 m c iii ,,,,--„,,- ,r....___riei .-650),)i.,,;„...-_,:-.-.;*, ....ri,-;4,7-tli, `*1.,.if 4447 7405 SW BEVELAND ROAD 1 / PLEASE NOTE THAT NO SIGNIFICANT CHANGES HAVE OCCURED AT THIS DRIVEWAY LOCATION TO WARRANT CHANGES IN ACCESS MANAGEMENT f NOR TO CHANGE VISUAL ACCESS ! CONTROL AND MANAGEMENT / / = MEE SIGHT DISTANCE Don Joe:7405 SW BEVELAND RD Civil Engineers 1 6650 SW Redwood Lane,suite 235,Portland OR 47224 JOB#:06-014 DRAWN BY:JEG (503)620-7884•Fax:(503)620-2771 DATE:3/02/07 SCALE: 1°= 100' 1 OF 1 ADDITIONAL DOCUMENTS �LL con ,,„.., 4,_,,,,,,,,,EMBe� BEA VER � 2 '� TREE SERVICE VOICE OF TREE CARE 1/7/2015 To:The City of Tigard, Oregon Summary of Tree Protection at the location of: 7405 SW Beveland St Tigard 97224 Tree Protection and Monitoring done by: Certified Arborist Joe Oliver PN#586AT of Beaver Tree Service Inc. for the dates of 9/16 and 9/22 Tree In Question: Cedrus, deodara (Common Name: Deadar Cedar) at east side of lot in front of the building. Summary: I oversaw the excavation of the area to the west of the tree in question. All Excavation was done outside of the tree protection fence that we at Beaver Tree Service erected per requirements of the city of Tigard. I oversaw all digging near the drip line of the tree. Here are my observations: 1. Fencing was installed per city regulation. The Distance from the root crown of the tree was followed as per the approved plans given us. 2. Excavation occurred to the west side of the tree: All roots that were found were cleanly cut. Only small roots were found in the excavation area, with the largest being 1.5 inches in diameter. 3. No Mechanical damage occurred during the excavation process of the trunk or root flare. No branches or portions of the canopy were damaged either. 4. No Soil disturbance or compaction of soil occurred within the tree protection barrier. Conclusion: Minimal root pruning occurred during excavation and the tree should remain in good health and maintain vigor with proper tree care and maintenance. Final Conclusion: Coming back to the location after all work has been completed, it appears the soil has not been further disturbed around the Cedar Tree during the final stages of construction concluding that our original conclusion about the future of the tree remains (See conclusion above) Joe Oliver Certified Arborist Beaver Tree Service Inc. Beaver Tree Service Inc. Portland Metro Office: Corporate Office: CCB#173614 7085 SW 175th Ave 270 Wilson Rd. Tax ID#20-5639553 Beaverton,OR 97007 Central Point,OR 97502 info@beavertree.net joel@beavertree.net suiie@be ver:_ree.ne-._ (503)224-1338 (541)779-7072 Mcefs coy ons 8, ae a/, on 1 i n eE d 7405 SW Beveland Road Portland, Oregon 97223 (503) 670-9278 (v) (503) 974-2121 (f) harlow@a onlineEd (e) LETTER OF TRANSMITTAL Date: September 25, 2014 To: Cheryl Caines Albert Shields TRANSMITTED BY xx MAIL COURIER FAX FEDEX Tracking Number: ITEMS TRANSMITTED: Arborist Report for Tree located at 7405 SW Beveland Check for $1,212.87 for file number: SUB2006-000I2 THESE ARE TRANSMITTED AS CHECKED BELOW: FOR APPROVAL FOR YOUR USE XX AS REQUESTED FOR COMMENT AND REVIEW XX Take Appropriate Action XX For your records REMARKS: Signed: Harlow Spaan CITY OF TIGARL RECEIPT I1 13125 SW Hall Blvd.,Tigard OR 97223 • 503.639.4171 T1GARD Receipt Number: 197767 - 09/25/2014 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2006-00012 Cust Depst-68th/Dartmouth 100-0000-22000 $501.25 SDR2006-00012 Cust Depst-72nd/Dartmouth 100-0000-22000 $711.62 Total: $1,212.87 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 153110 DHOWSE 09/25/2014 $1,212.87 Payor: OnlineEd, Inc. Total Payments: $1,212.87 Balance Due: $3,875.00 Page 1 of 1 . . _______ • v, BEAVER V -.. 4 ' TREE SERVICETicn. VOICE OF TREE CAREn To:The City of Tigard, Oregon Summary of Tree Protection at the location of: 7405 SW Beveland St Tigard 97224 Tree Protection and Monitoring done by: Certified Arborist Joe Oliver PN#586AT of Beaver Tree Service Inc. for the dates of 9/16 and 9/22 Tree In Question: Cedrus, deodara (Common Name: Deadar Cedar) at east side of lot in front of the building. Summary: I oversaw the excavation of the area to the west of the tree in question. All Excavation was done outside of the tree protection fence that we at Beaver Tree Service erected per requirements of the city of Tigard. I oversaw all digging near the drip line of the tree. Here are my observations: 1. Fencing was installed per city regulation. The Distance from the root crown of the tree was followed as per the approved plans given us. 2. Excavation occurred to the west side of the tree: All roots that were found were cleanly cut. Only small roots were found in the excavation area, with the largest being 1.5 inches in diameter. 3. No Mechanical damage occurred during the excavation process of the trunk or root flare. No branches or portions of the canopy were damaged either. 4. No Soil disturbance or compaction of soil occurred within the tree protection barrier. Conclusion: Minimal root pruning occurred during excavation and the tree should remain in good health and maintain vigor with proper tree care and maintenance. Joe Oliver Certified Arborist Beaver Tree Service Inc. Beaver Tree Service Inc. Portland Metro Office: Corporate Office: CCB#173614 7085 SW 175th Ave 270 Wilson Rd. Tax ID#20-5639553 Beaverton,OR 97007 Central Point,OR 97502 info@beavertree.net joel@beavertree.net suzie@beavertree.net (503)224-1338 (541)779-7072 q TIGARD City of Tigard Thursday, September 25, 2014 Harlow T. Spaan OnlineEd 7405 SW Beveland St. Tigard, OR 97223 RE Payment on SDR2006-00012. Dear Harlow: This confirms our receipt today of your check in the amount of$1,212.87 for the Customer Deposits due on SDR2006-00012. A hardcopy receipt is enclosed. Thanks for taking care of this. 4(4/4 Albert Shields Permit Coordinator Cc: Cheryl Caines V 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov f S7 200b — O40O1Z Albert Shields From: Cheryl Caines e0C,-- /-61 Sent: Friday, April 30, 201 0 8:44 AM To: 'Harlow Spaan' Cc: Todd-yagErllbert Shields Subject: F{ MLLC J Attachments: Ft M_ s.vcf Harlow, I'm forwarding an e-mail from Todd Prager, City Arborist. He has inspected the mitigation trees in Summer Lake Park. There were 33 inches planted at the park and more trees were planted on the subject property. The condition required 31 inches. Condition #5 requiring a cash assurance to be held two years after tree planting has been satisfied. The trees were planted and have been inspected. The Letter of Credit held at West Coast Bank can be released. Let me know if you have any questions. ErCheryl Caines Aso:i.a e='!ar„e,. _Z5 S . -2 ti...c. 7,-..."c f''^ 0.7,-`, :5'3 71S-2-37 . . From: Todd Prager Sent: Thursday, April 29, 2010 4:31 PM To: Cheryl Caines Subject: SMLLC I documented 33" of mitigation at Summer Lake Park and included the documentation in the file. I'm fine with releasing the letter of credit. Thanks, Todd 1 Cie � r4sca, . r'C3CS`q Togo &4limjt'€' ARBORIST REPORT Subject: Tree Protection Inspection Address of the Report: Summer Lake Park Tigard, Oregon Date of the Report: April 21, 2010 Report Submitted To: Nick Nissen City of Tigard Parks Dept. Beaverton, OR 97006 ngn@tigard-or.gov Albert Shields City of Tigard Permit Coordinator albert(atigard-or.gov Todd Prager City of Tigard todd@tigard-or.gov Current Inspection There was not activity on site at the time of this inspection. The building exterior appears to be complete at this time. The buried electrical service remains to be installed. • Tree protection fencing is being maintained as required. • Fenced tree protection area is free from material storage, waste material and equipment. • All tree protection measures as stated in the plan for this site appear to be in place and being maintained. • The protected tree appears to be in good health at this time. Past Inspection There was not activity on site at the time of this inspection. A lift truck that presumably be used to install building framing has been moved on site. Minor backfilling around the building footing has also been done. • Tree protection fencing is being maintained as required. • Fenced tree protection area is free from material storage, waste material and equipment. • All tree protection measures as stated in the plan for this site appear to be in place and being maintained. • The protected tree appears to be in good health at this time. Sincerely, • Kay Kinyon Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, #PN70409 Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation MEMBER: Tree Care Industry Association•International Society of Arboriculture•Oregon Landscape Contractors Assoc. State Licensed Tree Service #62635•Landscape Contractor #5659•Chemical Application @000231•Insured P.O. Box 1566•Lake Oswego, OR 97035.503-635-3165•Vancouver 360-737-2646•Fax 503-635-1549 Visit our website at www.tclu.com•E-mail: info@tclu.com • • -P , cote -OOO ! ��, 0074- Walt's Tree Service & Landscaping,Inc. April 1, 2009 ARBORIST REPORT For: Harlow Spaan. Location: 7405 S.W. Beveland Rd, Tigard OR 97223 Subject: Large Deodora cedar at right side of property. Report: The excavation for a sidewalk and boulevard planting is to far away from the root zone of the subject to make any protective measures necessary. The construction will be nowhere near this tree. Sincerely, David M. Allie ISA Cert. # PN-1981A e�,: 4/29/10 ;x= z, Inspection by 1 f t;� . ti, `r Todd Prager ,. o --i? t ., . , . f7.:t1111;;.41,....: 4( t ' ' pr, .. • r pi i• • M 6, 3" Western red cedar 0: %.. ! "I kb s � �� ,�r ww ,x,. 41 1, 2.5" red maple .>.'� , a,, � 4 ' � + v 'ii. 6 • l3 w 1 ewe y :� � 33" of Mitigation Total at .., - 4ti ' �� _t__ - _.,� _ Summer Lake Park " =:. 4, 2.5" and 1, 2" red maple N - ill * ''''''',:.;.' .. a. „ � , t . r v , s . ...., a f -;;.- • ,4 ( 4.- . .,- , t; , , lk v. 4 , f(f 3 -'-'- "-F•slik 0,...E..1 -.".-;: t'''. ft. — '4 m r . ¢ie f , 4/11/2008 Er CITY OF TIGARD 11:36:09AM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SDR2006-00012 Project Name: S.M.,LLC OFFICE CONVERSION CURRENT I STATUS UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 1 REVISED LANDSCAPE PLAN M 4/3/2008 CAC 4/3/2008 CAC 1. The applicant shall submit a revised landscape plan for review and approval that shows the following. All trees must be 2.5 caliper inches to meet Tigard Triangle standards and materials must be of a size and quality to achieve the screening effects within 2 years of planting. A.Street trees from the Tigard Street Tree List that meet the standards of 18.745.040.C. Trees must be at least 2.5 caliper inches to meet Tigard Triangle requirements. B. Landscaping that provides screening and a shade canopy for the parking area. Plantings shall include a mix of low lying and vertical trees and shrubs. C. Trees along the rear property line spaced to meet the requirements of 18.745.050(B)(4)(a). D. Location of and screening for all service facilities. 2 FRANCHISE WASTE HAULER APPROVAL M 4/3/2008 CAC 4/3/2008 CAC 2. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 3 WHEEL STOPS ON SITE PLAN M 4/3/2008 CAC 4/3/2008 CAC 3. Prior to issuance of site permits the applicant shall submit a plan for review and approval that shows wheel stops for all seven parking spaces or approved materials in the car overhang area. 4 SUBMIT TREE MITIGATION PLAN M 4/3/2008 CAC 4/3/2008 CAC 4. Applicant shall submit a tree mitigation plan for review and approval by the City Arborist. 5 CASH ASSURANCE FOR TREES M 4/11/2008 CAC 4/11/2008 CAC 5. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the construction phase,and are properly protected by the same measures afforded to other protected trees on site,the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060(D)will be credited against the approved assurance,for two years following planting. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. 6 SUBMIT TREE PROTECTION PLAN N CAC 1/31/2008 MSB 6. Prior to issuance of site permits the applicant shall submit a tree protection plan to the City Arborist for review and approval that show specifications per the project arborist's recommendations. The plans shall indicate the type of fencing (chain link),and the signage requirements directly on the plans. The tree protection sheet shall include a signature of approval from the project arborist. 7 NO WORK WITHIN TPZ W/O APPROVAL N CAC 1/31/2008 MSB 7. If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 8 INSTALL ALL TREE PROTECTION N CAC 1/31/2008 MSB 8. Tree Protection-Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved. 9 BI-WKLY ARBORIST REPORTS N CAC 1/31/2008 MSB 9. 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 building construction phases. The reports shall evaluate the condition Ping-CaseConditions.rpt Page 1 of 3 %\ WEST COAST BANK Hold Agreement for Assignment of COD Account Branch: Lake Oswego Branch Customer/Assignor: Harlow Spaan Address: 7405 SW Beveland Tigard OR TIN: Telephone 503-636-4580 This hold agreement is for the purpose of fulfilling one of the requirements of City of Tigard SDR2006-00012 (Assignee), and covers the period beginning on the //61 day of April and ending on May 1, 2010 The above named Assignor does hereby assign, transfer and set over unto City of Tigard (Assignee) all right, title, and interest in and to the Certificate(s) of Deposit noted below: Document Number Description Amount 450040176 Auto Renewing CD Experation 5/1/2010 3,875.00 With full power and authority to demand, collect, and receive said Certificate of Deposit(s) and to give receipt and acceptance thereof, for the uses and purposed prescribed by appropriate state statute. (If applicable) It is understood that the West Coast Bank Lake Oswego Branch will hold the above listed Certificate of Deposit until a written release of this assignment is received from Harlow Spaan (Assignee). Signed and dated at dAit- ki-ce - (State), this 1/4 day of dp10-o d' (Date and Year). i Signature of Depositor (Assignor) l All Certificates of Deposits shall be automatically renewable at aturity at rates and terms in effect at the time of renewal. Any interest shall be paid (or accrued) to the Depositor(Assignor) as directed. Acceptance by the Bank The undersigned hereby acknowledges the foregoing hold agreement and agree that said Certificate of Deposit will be held for the uses and purposes above stated until the assignee provides a written signed release. Authorized Signature: Date: GS West Coast Bank, Branch: dix.ke. A4,..,,r). Address: L_.5-6w `"]� /0 /D`D , Cfr--e- , -g 5' 7a,3 5- 2-0162-Hold Agreement for Assignment of COD Acc t Rev 11/04 ime Certificate of Deposit _ • inancialInstitution: West Coast Bank, Lake Oswego Branch 5000 Meadows Rd Suite 100, Lake Oswego, OR 97035 0450040176 Account Name: N JEFFREY SORG or HARLOW SPAAN sSN/TIN:46.111111111111. OWNERSHIP TYPE: Joint (Right of Survivorship) Account Number Issue Date Deposit Amount Term Maturity Date 0450040176 April 11, 2008 $3,875.00 25 Months May 11, 2010 Rate Information: This Account is an interest bearing account. The interest rate paid on the entire balance in the account will be 1.98% with an annual percentage yield of 2.00%. The interest rate and annual percentage yield will not change for the term of the account. The interest rate will be in effect until May 11, 2010. Interest begins to accrue on the business day you deposit noncash items (for example, checks). Interest will be compounded daily and will be credited to the account monthly. Interest on your account will be credited by adding the interest to the principal. The annual percentage yield assumes interest will remain on deposit until maturity. A withdrawal will reduce earnings. Balance Information: We use the daily balance method to calculate the interest on the account. This method applies a daily periodic rate to the principal in the account each day. We will use an interest accrual basis of 365 for each day in the year. Limitations: You must deposit $500.00 to open this account. You may not make additional deposits into this account. You may not make withdrawals from your account until the maturity date. Time Account Information: Your account will mature on May 11, 2010. If you withdraw any of the principal before the maturity date, we may impose a penalty of all accrued interest or interest on half the term, whichever is greater, on the amount withdrawn. If the account is closed before interest is credited, you will not receive the accrued interest. This account will automatically renew. You will have 10 days after the maturity date to withdraw funds without penalty. If you do not withdraw the funds, each renewal term will be for an identical period of time as the original term. NON TRANSFERABLE - NON NEGOTIABLE Member Signature and Title of Authorized Financial Institution ' er FDIC TIME DEPOSIT AGREEMENT - 24-35 MONTH CERT FICATE OF DEPOSIT We appreciate your decision to open a time deposit account with us. This Agreement sets forth certain conditions, rates, and rules that are specific to your Account. Each signer acknowledges that the Account Holder named has placed on deposit with the Financial Institution.the Deposit Amount indicated, and has agreed to keep the funds on deposit until the Maturity Date. As used in this Agreement, the words "you", "your" or "yours" mean the Account Holder(s), the word "Account" means this Time Deposit Account and the word "Agreement" means this Time Deposit Agreement, and the words "we", "us" and "our" mean the Financial Institution. This Account is effective as of the Issue Date and is valid as of the date we receive credit for noncash items (such as checks drawn on other financial institutions) deposited to open the Account. Deposits of foreign currency will be converted to U.S. funds as of the date of deposit and will be reflected as such on our records. INTEREST RATE. The interest rate is the annual rate of interest paid on the Account which does not reflect compounding ("Interest Rate"), and is based upon the interest accrual basis described above. AUTOMATIC RENEWAL POLICY. If the Account will automatically renew as described above, the principal amount and all paid earned interest that has not been withdrawn will automatically renew on each Maturity Date for the term described above in the Time Account Information section. Interest on renewed accounts will be calculated at.the interest rate then in effect for time deposits of that Deposit Amount and term. If you wish to withdraw funds from your Account, you must notify us during the grace period after the Maturity Date. EARLY WITHDRAWAL PENALTY. You have agreed to keep the funds on deposit until the Maturity Date of your Account. Any withdrawal of all or part of the funds from your Account prior to maturity may result in an early withdrawal penalty. We will consider requests for early withdrawal and, if granted, the penalty as specified above will apply. Minimum Required Penalty. If you withdraw money within six (6) days after the date of deposit, the Minimum Required penalty is seven (7) days' simple interest on the withdrawn funds. If partial early withdrawal(s) are permitted, we are required to impose the Minimum Required Penalty on the amount(s) withdrawn within six (6) days after each partial withdrawal. The early withdrawal penalty may be more than the Minimum Required Penalty. You pay the early withdrawal penalty by forfeiting part of the accrued interest on the Account. If your Account has not earned enough interest, or if the interest has been paid, we take the difference from the principal amount of your Account. Exceptions. We may let you withdraw money from your Account before the Maturity Date without an early withdrawal penalty: (1) when one or more of you dies or is determined legally incompetent by a court or other administrative body of competent jurisdiction; or (2) when the Account is an Individual Retirement Account (IRA) established in accordance with 26 USC 408 and the money is paid within seven (71 days after the Account is opened; or (3) when the Account is a Keogh Plan (Keogh), if you forfeit at least the interest earned on the withdrawn funds; or (4) if the Account is an IRA or a Keogh Plan established pursuant to 26 USC 408 or 26 USC 401, when you reach age 59 1/2 or become disabled; or (5) within an applicable grace period (if any). RIGHT OF SETOFF. Subject to applicable law, we may exercise our right of setoff or security interest against any and all of your Accounts (except IRA, HSA, Keogh plan and Trust Accounts) without notice, for any liability or debt of any of you, whether joint or individual, whether direct or contingent, whether now or hereafter existing, and whether arising from overdrafts, endorsements, guarantees, loans, attachments, garnishments, levies, attorneys' fees, or other obligations. If the Account is a joint or multiple-party account, each joint or multiple-party account holder authorizes us to exercise our right of setoff against any and all Accounts of each Account Holder. OTHER ACCOUNT RULES. The following rules also apply to the Account. Surrender of Instrument. We may require you to endorse and surrender this Agreement to us when you withdraw funds, transfer or close your Account. If you lose this Agreement, you agree to sign any affidavit of lost instrument, or other Agreement we may require, and agree to hold us harmless from liability, prior to our honoring your withdrawal or request. Death of Account Holder. Each Account Holder agrees to notify us immediately upon the death of any other Account Holder. You agree that we may hold the funds in your Account until we have received all required documentation and instructions. Indemnity. If you ask us to follow instructions that we believe might expose us to any claim, liability or damages, we may refuse to follow your instructions or may require a bond or other protection, including your agreement to indemnify us. Pledge. You agree not to pledge your Account without our prior consent. You may not withdraw funds from your Account until all obligations secured by your Account are satisfied. DEPOSIT PRO,Ver.8.67.00.003 Cop,.Harland Financial 8olulione,Inc.1996,2008. All Rights Reserved. OR•OR-I:\OPWINICFI\T19\L760 TR 316787 PLAN KEY NOTES REVISIONS t - O INSTALL LONG BUMPER CURBOR APPROVED EQU TAULTI_. 7405 SW BEVELAND RD IMPROVEMENTS -- . _ \� O ADA RAMP,SEE DETAIL SHEET C9 TIGARD, WASHINGTON COUNTY, OREGON y,Ii I - eir O FIANDI(.,4PPARKING.SEE DETAIL SHEET C9 PROJECT LOCATION - i2[] • 7., - .,� svei_,_„e 41 .� ��e�s O4'WHITE PARKING STRIPE TYPICAL -__ I 1 13 or 14662 �t ' O 5'WIDE SIDEWALK AI k APPLGCANT REPRESENTATIVE GENERAL NOTES �Ahr i ((rr�,,' J OREGON O 6'WIDE SIDEWALK DON CUSHING ASSOCIATES 1.ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE LATEST �^/ - _� _ I I , CU CIVIL ENGINEERS REQUIREMENTS AS ESTABLISHED BY THE CITY OF TIGARD AND CLEAN WATER .9YV crabinw&, • O24'WIDE CONCRETE DRIVEWAY,SEE DETAIL SHEET C7Tar 6650 SW REDWOOD LANE SERVICES ., s i I RENEWAL DATE 12/31/09 SUITE 235 VICINITY MAP PORTLAND,OR 97224 2.A COPY OF THESE APPROVED PLANS AND DETAILS SHALL BE ON SITE DURING O CATCH BASIN N.T S. (503)620-7774(PH) CONSTRUCTION. (503)620-2771(FAX) EROSION CONTROL NOTES O CURB 3.AM'REVISIONS MADE TO THESE PLANS MUST BE REVIEWED AND APPROVED BY THE ENGINEER AND THE OWNER PRIOR TO ANY IMPLEMENTATION IN THE 1.WHEN RAINFALL AND RUNOFF OCCURS DAILY INSPECTIONS OF THE EROSION AND SEDIMENT CONTROLS 10 SAWCUT EXISTING PAVEMENT APPLICANT/OWNER FIELD. AND DISCHARGE OUTFALLS MUST BE PROVIDED BY SOME ONE KNOWLEDGEABLE AND EXPERIENCED IN THE 52M,LLC PRINCIPLES,PRACTICES.INSTALLATION,AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS WHO 4RD .THE CONTRACTOR SHALL HAVE ALL UTILITIES VERIFIED ON THE GROUND7405 SW BEVELANWORKS FOR THE PERMITTEE. 11 BIKE RACK SEE DETAIL C9 GRAPHIC SCALE 'TIGARD,OR 972230 PRIOR TO ANY CONSTRUCTION. CALL ONE CALL LOCATE AT LEAST 48 HOURS IN •9 (503)670-9278(PH.) ADVANCE. THE OWNER AND HIS ENGINEER SHALL BE CONTACTED IMMEDIATELY 2.CONSTRUCTION ACTMTIES MUST AVOID OR MINIMIZE EXCAVATION AND CREATION OF BARE GROUND IFA CONFLICT EXISTS. FROM OCTOBER 1 THROUGH MAY 31 EACH YEAR. 72 VISUAL CLEARANCE AREAS (503)974-2121(FAX) O Z (503)577-5656(MOBILE) (IN FEET) 5 THE CONTRACTOR SWILL AT ALL TIMES ABIDE BYAPPLICABLE SAFETY RULES 3.DURING WET WEATHER PERIOD,TEMPORARY STABILIZATION OF THE SITE MUST OCCUR AT THE END OF 13 TYPICAL MOTION LIGHT,AT CORNERS OF BUILDING,TO BE SCALE 1'=20' OF O.S.H.A.AND IN PARTICULAR THOSE PERTAINING TO ADEQUATE SHORING EACH WORK DAY. DETERMINED BY OTHERS. AND TRENCH PROTECTION. rye 4.SEDIMENT CONTROLS MUST BE INSTALLED AND MAINTAINED ON ALL DOWN GRADIENT SIDES OF THE 1 a PARKING LIGHT TO BE DETERMINED 6.OBTAIN ALL NECESSARY PERMITS FROM THE CITY OF TIGARD,TUALATIN CONSTRUCTION SITE AT ALL TIMES DURING CONSTRUCTION.THEY MUST REMAIN IN PLACE UNTIL O BY OTHERS. _ VALLEY WATER DISTRICT AND CLEAN WATER SERVICES FOR STREET OPENING PERMANENT VEGETATION OR OTHER PERMANENT COVERING OF EXPOSED SOIL IS ESTABLISHED. 15 MMIN 5'ATCH RANTER STRIP, • El, _ i1 b AND UTILITY CONNECTIONS. 41 k5.ALL ACTIVE INLETS MUST HAVE SEDIMENT CONTROLS INSTALLED AND MAINTAINED AT ALL TIMES DURING O `y1 /1 �`} 7.ANY WORK PERFORMED IN THE PUBLIC RIGHT OF WAY SHALL CONFORM TO CONSTRUCTION.UNLESS OTHERWISE APPROVED,A SURFACE MOUNTED AND ATTACHABLE.U-SHAPED 3 1 �^ © ("3----a lo _ THE MOST RECENT CITY OF TIGARD PUBLIC WORKS SPECIFICATIONS. FILTER BAG IS REQUIRED FOR ALL CURB INLET CATCH BASINS. m (r� TQ Q Q Q• 8.SURVEYOR TO LOCATE AND MARK R-O-W LINE IN THE FIELD 6.SIGNIFICANT AMOUNTS OF SEDIMENT WHICH LEAVES THE SITE MUST BE CLEANED UP WITHIN 24 HOURS h 1 Q PROJECT LOCATION AND PLACED BACK ON THE SITE AND STABILIZED OR PROPERLY DISPOSED.THE CAUSE OF THE SEDIMENT 7 9.TRAFFIC CONTROL SHALL BE IN ACCORDANCE WITH THE CURRENT EDITION OF RELEASE MUST BE FOUND AND PREVENTED FROM CAUSING A RECURRENCE OF THE DISCHARGE WITHIN v ,4) •.0/1 7 TAX LOT/1600 1 7405 S W BEVELAN9D RD THE RE UAL ON UNIFORM TRAFFIC CONTROL DEVICES'(MUTCD)AND ODO E THE SAME 24 HOURS.ANY IN-STREAM CLEAN UP OF SEDIMENT SHALL BE PREFORMED ACCORDING TO THE 0 7 2S 1 01AB I L'-� ( TIGARD,OREGON 97223 MOST RECENT TRAFFIC CONTROL GUIDELINES. DURING THE WORK DAY,ONE 1 0/ I LANE OF TRAFFIC SHALL BE MAINTAINED AT ALL TIMES. TWO LANES OF TRAFFIC OREGON DEPARTMENT OF STATE LANDS REQUIRED TIME FRAME. f;..."7""_....`,.: 13 / ()RE 1 0 0 0 1 PROPERTY DESCRIPTION: SHALL BE RESTORED AT THE END OF EACH DAY 7.SEDIMENT MUST NOT BE INTENTIONALLY WASHED INTO STORM SEWERS,DRAINAGE WAYS,OR WATER ^ ADDITION I �J TAX LOT#1600 10.ALL DAMAGE CAUSED BY THE CONTRACTOR SHALL BE RESTORED TO AN AS BODIES. 7 1/ BY OTHERS T Q TAX MAP#2S 1 01A8 GOOD OR BETTER'CONDITION AT NO ADDITIONAL COST TO THE OWNER UNLESS >-- Ct. / L( a�I I APPROVED BY REVIEW OF OWNER AND HIS ENGINEER. 8.SEDIMENT MUST BE REMOVED FROM BEHIND ALL SEDIMENT CONTROL MEASURES WHEN IT 1-1.45 I REACHED A HEIGHT OF 1/3R0 THE BARRIER HEIGHT,AND PRIOR TO THE CONTROL MEASURES REMOVAL. ( 13 j C1 1 ZONE f 1. REMOVE AND DISPOSE OF ALL ORGANIC AND UNUSED EXCAVATION 1 / EXISTING _l/ L `:1 MUE:MIXED-USE EMPLOYMENT MATERIALS TO AN APPROVED OFF-SITE DISPOSAL LOCATION. 9.CLEANING OF ALL STRUCTURES WITH SUMPS MUST OCCUR WHEN THE SEDIMENT RETENTION CAPACITY 1 /3 © BUILDING _ Q HAS BEEN REDUCED BY 50%AND AT COMPLETION OF PROJECT. ▪ • BENCHMARK INFORMATION 12.UTILITY LOCATIONS ARE APPROXIMATE ONLY,EXACTLOCATIONS ARE TO BE • 74• / DETERMINED IN THE FIELD BY THE CONTRACTOR.THE CONTRACTOR SHALL BE 10.ANY USE OF TOXIC OR OTHER HAZARDOUS MATERIALS MUST INCLUDE PROPER STORAGE.APPLICATION, h ` RESPONSIBLE FOR LOCATING ALL UT1LITIES SHOWN ON THE PLANS. THE AND DISPOSAL. 0 I VERTICALATUDATUM IS NATIONAL GEODETIC SURVEY VERTICAL CONTRACTOR SHALL COORDINATE WORK WITH ALL UTILITY COMPANIES AS _ _ DATUM OF 1929 BASED CITY OF TIGARD BENCH MARK INDEX ,_-1 i TIS+ I NUMBER 252 BEING A BRASS DISC IN THE TOP OF CURB AT REQUIRED TO COMPLETE THE PRWECT 11.THE PERMITTEE MUST PROPERLY MANAGE HAZARDOUS WASTES,USED OILS,CONTAMINATED SOILS.13 'EX*.. CONCRETE WASTE,SANITARY WASTE,LIQUID WASTE,OR OTHER TOXIC SUBSTANCES DISCOVERED OR a O S %� ! �u�/ 72N AVENUE QUADRANT HAMTT THE INTERSECTION, THE OF S W { J N -0-----...„-_____, `.l 72ND AVENUE AND SW HAMPTON STREET. THE PUBLISHED GRADING AND PAVING NOTES: GENERATED DURING CONSTRUCTION. } I � e S ELEVATION FOR BENCH MARK 252 IS 222.84 FEET Z�� 1.IMMEDIATELY FOLLOWING FINE GRADING OPERATIONS PROOF ROLL 12.THE APPLICATION RATE OF FERTILIZERS USED TO REESTABLISH VEGETATION MUST FOLLOW ® 25.5' i O 1 0 SUBGRADE ALL DRIVING AREAS TO ACHIEVE AT LEAST 98%OF MAXIMUM DENSITY MANUFACTURERS RECOMMENDATIONS NUTRIENT RELEASES FROM FERTILIZERS TO SURFACE WATERS Ln L 1 MUST BE MINIMIZED. TIME RELEASE FERTILIZERS SHOULD BE USED AND CANE SHOULD BE MADE IN �J I SHEET INDEX FOR AN 8'DEPTH PER AASHTO T-99 EMBANKMENTS OR FILL AREAS ARE TO BE 4, .5' 9. r - 1 CONSTRUCTED IN 6'MAXIMUM LIFTS,WITH EACH LIFT BEING COMPACTED TO APPLICATION OF FERTILIZERS WITHIN ANY WATER WAY RIPARIAN ZONE. I 5,7" rn C-1 SITE DIMENSION PLAN 98%MAXIMUM OF DENSITY PRIOR TO PROCEEDING WITH THE NEXT UFT AREAS 40 5, C-1.1 CRY OF TIGARD GENERAL CONDITIONS RECEMNG STRUCTURAL FILL ARE TO BE 7-ESTED BY A QU ALIFIED TESTING LAB. 13.OWNER OR DESIGNATED PERSON SHALL BE RESPONSIBLE FOR PROPER INSTALLATION AND I 1_ C-2 PLAN AND PROFILE.SW BEVELAND ROAD MAINTENANCE OF ALL EROSION AND SEDIMENT CONTROL MEASURES,IN ACCORDANCE WITH CURRENT 0 ^ 30' C-3 PLAN AND PROFILE ADDITIONAL 302 FROM EACH SIDE CLEAN WATER SERVICES STANDARDS AND STATE,AND FEDERAL REGULATIONS. 0 2.AGGREGATE B4.SE ROCK SHALL BE P'-0 CRUSHED ROCK.AGGREGATE BASE C-4 ON-SITE ONPLAN PLAN 9 4' C-5 EROSION CONTROLIS TO BE COMPACTED IN 6'MAXIMUM LIFTS TO 98%OF MAXIMUM DRY DENSITY '� a A PER AASHTO r•99 14.PRIOR TO ANY LAND DISTURBING ACTIVITIES,THE BOUNDARIES OF THE CLEARING LIMITS,VEGETATED Cn 14 15 C-7 DETAILSP BUFFERS,AND ANY SENSITIVE AREAS SHOWN ON THIS PLAN SHALL BE CLEARLY DELINEATED IN THE FIELD. 7 � ---� C-B DETAILS 3.THE LIFTS OF ASPHALT CONCRETE ARE TO BE CLASS C A.C.PER ODOT UNLESS OTHERWISE APPROVED,NO DISTURBANCE IS PERMITTED BEYOND THE CLEARING LIMITS.THE `� ® •, Jr- C-9 DETAILS SPECIFICATIONS. CONTRACTOR IS TO PRO VIDE THE OWNER WITH A CERTIFICATE OWNEWPERMRTEE MUST MAINTAIN THE DELINEATION FOR THE DURATION OF THE PROJECT �' V-10 TEMOLITION AND TREE REMOVAL PLAN OF COMPLIANCE FROM THE ASPHALT PAVEMENT PLANT PAVE ONLY DURING NOTE:VEGETATED CORRIDORS TO BE DELINEATED WITH ORANGE CONSTRUCTION FENCE OR APPROVED �// ® © V•1 TOPOGRAPHIC SURVEY DRY WEATHER AND WHEN THE TEMPERATURE IS 40 DEGREES OR WARMER EQUAL r+ �EX`S7:S ��%/_ �i 5.INSPECTION OF SUBGRADE,B ASE ROCK,AND A.C.WILL BE MADE BY A 15.PRIOR TO ANY LAND DISTURBING ACTIVITIES.THE BMPS THAT MUST BE INSTALLED ARE GRAVEL 0 ® QUALIFIED INDEPENDENT TESTING LAB. THE FINDINGS SHALL BE REPORTED TO CONSTRUCTION ENTRANCE,PERIMETER SEDIMENT CONTROL.AND INLET PROTECTION.THESE BMPS MUST I'1 �' - '/PA ® THE OWNER. BE MAINTAINED FOR THE DURATION OF THE PROJECT WL MATCH 6 ALL MATERIALS,INSTALLATION,TEST,AND INSPECTIONS ARE TO BE IN STRICT 16.IF VEGETATIVE SEED MIXES ARE SPECIFIED,SEEDING MUST TAKE PLACE NO LATER THAN SEPTEMBER -- -- _ ACCORDANCE WITH THE CITY OF TIGARD STANDARDS. 1ST;THE TYPE AND PERCENTAGES OF SEED IN THE MIX AREAS IDENTIFIED ON THE PLANS OR AS Co NG SIDEEXISWALK SPECIFIED BY THE DESIGN ENGINEER. SIDEWALK . - ��" �� _ _ 7. EXCAVATE A MINIMUM OF B'ORGANIC MATERIALS UNDER BUILDING AREAS - 1_} _ O _ry777�i�.- S � - AND ROAD LOCATIONS 17 WATER-TIGHT TRUCKS MUST BE USED TO TRANSPORT SATURATED SOILS FROM THE CONSTRUCTION �-- �� SITE.AN APPROVED EQUIVALENT IS TO DRAIN THE SOIL ON SITE ATA DESIGNATED LOCATION USING _` 110' STORM SEWER NOTES (PUBLIC AND PRIVATE) APPROPRIATE BMPS;SOIL MUST BE DRAINED SUFFICIENTLY FOR MINIMAL SPILLAGE MATCH I.PVC STORM SEWER PIPE SHALL BE ASTM 3034 SDR 35.DIP STORM SEWER SVV BEVE[,gN ��' EXISTING IMPERVIOUS AREAS PIPE SHALL BE CLASS 52 AND HDPE PIPE TO BE SDP 26,ASTM 3035. THE USE 18.ALL PUMPING OF SEDIMENT LADEN WATER MUST BE DISCHARGED OVER AN UNDISTURBED,PREFERABLY SIDEWALK OF ANY OTHER TYPE SHALL BE REVIEWED AND APPROVED BY THE ENGINEER VEGETATED AREA,AND THROUGH A SEDIMENT CONTROL BMP(I.E.FILTER BAG). y�(} --� D ROAD STA 3,55.32 24'-30 LT \ AND THE CITY OF TIGARD PRIOR TO INSTALLATION. cus mg 1 a' I 'V._ TOTAL PERVIOUS AREA: 19.THE ESC PLAN MUST BE KEPT ONSITE ALL MEASURES SHOWN ON THE PUN MUST BE INSTALLED V EXIST. \ 2.AFTER ALL OTHER UTILITIES ARE INSTALLED AND PRIOR TO ASPHALT WORK, PROPERLY TO ENSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER A SURFACE WATER SYSTEM. Don Cushing Associates - _ PI CURB 6 9,813 AT(0.23 6c) ALL STORM PIPE SHALL PASS A LOW PRESSURE AIR TEST. PRODUCTS USED TO ROADWAY,OR OTHER PROPERTIES. SEAL THE INSIDE OF THE PIPE ARE NOT TO BE USED TO OBTAIN THE AIR TEST Civil Engineers _ --- �- 20.THE ESC MEASURES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE 6650 SW Redwood Lane P�crSf --- ------ \ TOTAL EXISTING IMPERVIOUS AREA: •� �'. ''''''' .7S. -~''� 3.TRENCHING.BEDDING,AND BACKFILL FOR PIPE SHALL CONFORM TO THE CITY CONDITIONS.DURING THE CONSTRUCTION PERIOD,THESE MEASURES SHALL BE UPGRADED AS NEEDED TO ��^s 235 V T A ••.mac^O yf}. F O T R '--\\. �• ;'%r _ ` 4,614 81(0.10 ac) OF MAROS STANDARDS AND DETAIL ON SHEET Cl,USE CLASS'B'BACKFILL MAINTAIN COMPLIANCE WITH ALL REGULATIONS. DPortland,1 �E� • a ` Y iw tt \ v FOR PIPES IN LANDSCAPE AREAS WITH LESS THAN 2'OF COVER. P..(501)520-2777 �� TOTAL NEW IMPERVIOUS AREA: 21. CITY OF TIGARD' ` 4.DURING CONSTRUCTION.ALL EXISTING AND NEWLY INSTALLED DRAINAGE INSPECTORS UPON REQUEST. 1 .....m. .. ........... ..TO BE MAINTAINED ONSITE AND AVAILABLE TO DISTRICT +...w.e�.mpg \ 2,073 sf(0.05 nc) STRUCTURES SHALL BE PROTECTED FROM SEDIMENTS. \ 22.IN AREAS SUBJECT TO WIND EROSION,APPROPRIATE BMPS MUST BE USED WHICH MAY INCLUDE THE DATE: 8-10-06 TOTAL IMPERVIOUS AREA: 5. GRANULAR BACKFILL IS TO BE COMPACTED TO 95%MAXIMUM DRY DENSITY APPUCATION OF FINE WATER SPRAYING,PLASTIC SHEETING.MULCHING,OR OTHER APPROVED MEASURES. PER AASHTO T-99 AND NATIVE MATERIAL SHALL BE COMPACTED TO 92%OF SCALE AS NOTED 6,687 sf(0.15 nc) IN-PLACE DRY DENSITY OF SURROUNDING SOIL 23.ALL EXPOSED SOILS MUST BE COVERED DURING WET WEATHER PERIOD. 7 ONSITE(PRIVATE)STORM SUBJECT TO UNIFORM PLUMBING CODE AND TOTAL SITE AREA. \ JOB #ar01 ro.a 6.ALL BACKFILL IN TRENCHES LOCATED IN AC AREAS IS TO BE CLASS 13' O eam-rt • l Js,50057(0.38aCJ (COMPACTED 5'4-OGIi4NUlARBACJ(FILL) STANDARD EROSION CONTROL NOTES SHEET 4FOR SITES LESS THAN 1 ACRE C1r�WiEei es `' DATE 29-0NOTE NET INCREASE IMPERVIOUS AREA IS 2073 SF AND IS BUILDING DEPARTMENT REVIEW AND NEEDS TO BE PERMITTED THROUGHREVISED 12-06 0•.••..W.mt I.•I.r DRAWING Na 945 1C -- _ _ LESS THAN 5,000 SF THEREFORE DETENTION IS NOT REQUIRED. BUILDING DEPARTMENT 06014C,-_„•, ,ns ,,,2w, PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 fons .• • • REVISIONS t CITY INSPECTOR AL DICKMAN, SENIOR ENGINEERING TECHNICIAN (503) 639-4171, x2463 (OFFICE) • (971) 255-7724 (CELL) • 4/514 csee) ice O OREGON 4 fol.07,4' ce 44v CUS'Ck RENEWAL DATE 12/31/09 GENERAL CONDITIONS GENERAL CONDITIONSGENERAL CONDITIONS 1. The permit hdder must comply wilt al applicable provisions of federal and state law,the Tigard 28. The permit holder shell provide a copy of a properly executed Release and Waiver document to the Q Munidpal Code,and the terms of any agreement with the City of Tigard regarding work to be done 18. The spreading of mud or debris or storage of materials or equipment of any kind upon any public City ler each ownership disturbed by construction activity,as evidence of disturbance resolution and pursuant to this pemlit roadway is strictly prohibited and violation shall be cause for Immediate cancellation of the permlL owner satisfaction. The City may at any time order immediate clean-up and stoppage of work to accomplish clean-up. Z 0 Z 2. The City's standard specification for traffic control is"Manual on Uniform Traffic Control Devices For 29. Erdstng monuments,property comers,and survey markers shall be protected. Replacement shall Z Streets and Highways'.U.S.Dept of Transportation,FHWA,2003 Ed. 17. Effective erosion control is required. Erosion control devices must be installed and maintained be at the permit poker's expense. Q Q meeting the DEO.requirements. The City may at any time order corrective action and stoppage of Z `J LlJ 3. Traffic control shall be provided for by the contractor in accordance with the City's standard work to accomplish effective erosion control. 30 The Engineer shall notify the Washington County Surveyor when the heal and final lift of asphae Q 14 specifications and,also,In accordance with a City(Job spec)approved traffic control plan. A copy have been placed. -J O specific) of the approved traffic control plan shall be available at the work area. 16. Property disturbed by construction activity shall be seeded with a standard grass mix; shrubs, LU W flowers, berkdust, wising signs, pavement markings, maimoxes, at. shall be reestablished, 31. The permb holder shall provide to the City inspector,In writing,the names and 24 hour emergency co Q 4. Public roadway shad not be dosed to traffic, at any time,without having frst obtained written reinstalled or replaced,with Ike kind end material. telephone number of two(2)persons who nave autnority to resolve problems,take corrective action W cr approval from the City Engineer. The permit holder is responsible for provision of timely notification and,in general,wet be respartsible In case of any emergency.The permit holder shell notify the City m Q/R d traffic flow disruptions to wee wide Emergency Services(Tigard Pollee Dept.,Tualatin Fire& 19. Effective drainage control is required. Drainage shall be controlled within the work site end shall be Inspec rr,in writing,of arry/aa assignment changes. Ci) 0 Rescue)and to Tri-Met and Tigard School District and other service provides. so routed that adjacent private property,pudic property and the receiving system Is rot adversely to p impacted. The City may at any time order corrective action and stoppage of work to accomplish 32 The permit holder shall cause he contractor to provide to the City Inspector,in veiling,the name and 0 5. Advance weming of Imminent traffic disruption shall be provided to the general motoring public by a fiedive drainage control. 24 hour emergency telephone number of a designated 'Competent Person" responsible for placement of an advance notification sign at each end of the construction area at least 72 hours construction safety as per OR-OSI-IA,Chap.437,DN.3 Construction,Sub-division P-Excavations. IN before initiation of construction work. 20. Oregon law requires following the rules adopted by the Oregon Utility Notification Center. Said rules The contractor shall notify the City Inspector of any/al assignment changes. are set forth In OAR 952-001.0010 Brough OAR 952-001-0080.Copies of said rules may be 6. Access to existing properties shad be maintained at all ernes,Including normal delivery service and obtained front the Center by calling 503.248-1987. If you have any question about the rubs,contact 33. It Is the sole responsibility of the permit holder to provide for proper righted-entry and/or easements mad service and if not,shall be cause for work stoppage until effective access is established. the Center.NOTE Damage to utilities shell be corrected at the permit holders expense. prior to starting work Proof of eight-of-entry or properly executed easements,shall be provided to the City. The City shall in no way be construed to be liable for the permit holder's failure to obtain or 7. Traffic control devices,flag persons,eta,shall be in place pyla to Initiation of construction work and 21 Contractor must verify all existing utilities for both veri at elevation and horizontal location prior to provide for prod of rightaf-entry or easements. shall be effectively maintained. start of work(pothole before digging B necessary). Should conflicts arise and redesign or relocation of facilites be necee ery,it shall be done at the permit holder's expense. Changes mus:be 34. Before placement of the final lift d asphalt,the permit hdder shall dean and have the City complete • • 8. Pursuant to Tigard Municipal Code Section 7.40.180,work Is permitted between the hour's of 7:00 approved by the City In advance of work performance. Contractor shall coordinate the work with a pre-acceptance nce vtdeo Inspection all new sewer lines. Tee pertnpermitholder shwa provide me City e am.to 7:00 p.m.daily unless otherwise authorized by the City Manager. affected utility agencies. with 30 days of nonce for the video Inspection. My deficiencies shal be repaired before placement of final lift. 9. Hours of construction work on collector and arterial roads will be limited to 9:00 a.m.-3:00 p.m.unless 22. A temporary hard-surface patch(Cold mix A.C.or Hot Mix base paving)sham be placed on trenches _ authorized by the City Engineer. No work wit be permitted on collector and arterial roads between within roadways at the end of each days work. No trench,on site or off-site,shall be left at any time 35. (PRIVATE SYSTEMS) The Developer shall maintain the water quality facility and correct any 3:30 p.m.and 9:00 a.m.unless authorized by the City Engineer. in an un-eafe condition. The permit holder Is responsible for and a liable for hazards or damage defecdve work,and shall perform all scheduled maintenance to assure proper functioning of the resulting from the prosecution of the work facility. 10. Minimum travel lane width shall be twelve(12)feet;pedestrian travel shall also be provided for. 23. Work provided for under the permit shall include repair of existing fadlities(roads,ditches,etc.)as 36. (PUBLIC SYSTEMS) The Developer shall create and provide to the City a schedule for periodic 11. The City and the County reserve the right to add to or modify traffic control requirements as may be may be necessary,In the City Inspectors opinion,to overcome deiedoratlon or damage which (quarterly)maintenance of the water quality facility. The Developer shal ma.ntain said facility for a CO necessary to effectively control traffic and to assure public safety. occurred in conjunction with the work authorized by the park. Corrective work shall be done at the period of three(3)years from the date of City Conditional Acceptance of the public improvements. O permit holder's expense. On October 11 d each year during the three(3)years period,the Developer shall report,in writing, O 12. Before Initiating any construction activity, the permit holder shall contact the City's private maintenance activities to the Director of Public Works. City crews should monitor proper removal CC development review engineer, (503/839.4171) to establish a place, time, and date for a 24. One as-buitt nrylar drawing showing all new public improvements,including any revision made to Che and disposal of sit and debris. Prior to City final acceptance of the fadlity,the Developer shad QF- preconstmetion meeting. previouslyapproved construction plans and,also,any Improvement which may Impact an existing provide a written evaluation of the operation and maintenance needs of the facility and correct any 0 public system a facility,small be provided to the City try a registered civil engineer along with an deficiendes identified in the evaluation. CD 13. The permit holder or his contractor shall notify the City's Inspector, AL DICKMAN at engineers certification of Installation compliance(form attached). • l z 503/8394 171 twenty-four(24)hours prix to commencing work,twenty-four(24)hours prior to any Revised 1-5-06 f'� O staged Inspection(see attached listing)and after completing work covered by the permit 25. A sewer system air-lest and(V.H.S.)T.V.test report and one set of blueline'As-Beilts"(of either or Lie CD both the storm and sanitary sewer systems)shall be required by the City for review and approval• O 14. A copy of the permit and all attachments,anc a copy of the approved construction plan and al prior to connection of any bui6rps to the sewer system. `I amendments shall be available at the work area. Al work shall conform to the permit terms, • condtiors and provisions and to the City approved permit plans,and approved plan amendments 28. The permit holders Engineer/Inspectorshall submit deity Inspection reports,on a weekly base,to w and to the City's standards and specifications and to these General Conditions. Changes to any of the City's inspector.(see Developer-Engineer Agreement Note*5.) the aforesaid must be approved by the City. In advance of work performance. r,V w 27. The City's Inspector may.at Ms discretion,require provision of tests and or reports from the permit 15. Maintenance of the work area and approach roads Is the responsibility of the permit holder. The holder, permit holder's engineer or contractor to valIdate claims of material or construction CD work area and approach roads shall be maintained in a dean condition,free from obstructions and adequacy/compliance.Such testaheport shaft be provided at the permit holder's expense. hazards.A copy of the permit holder's Certificate of Insurance shall oe available at the work area. PAGE tore PAGE 2013 PAGE 30(3 cos ing Don Cushing Associates Civil Engineers 6650 SW Redwood Lase 5we 235 Poona.OR 97224 (503)620-7184 Fu:(503)630.2771 wwwouh:lveaer.cne DATE: 8-10-06 SCALE: AS NOTED JOB: #06-014 Om n .rea.m SHEET , C1. 1 am c,vvly an/general coM4ons.O.p-!Nita PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 -N ! ! iI ,:. j1 C _ — 211 _ REVISIONS ' REFER TO SHEET C3 : I, - ''U2 \ '05' _ ''104 \ — _ , MATCH EXISTING SIDEWALK �_ _ 6 PLANTER.REMOVE < w-w. `-"•7-• e BARRICADE IF PRESENT ' _ , 3 0 MATCH EXISTING 41/08cDYF�_ SIDEWALK AND PLANTER X1111 VS- ��\I �. -� ,�,- MIN.SIDEWALK WIDTH 6' V isa�R 4V 1 � 91.`� _ MW.PLANTER WIDTH 5' /'g��/`^l7 • i1►�� _ i, ® MAIL kr- ----4 ® 13 E /44%,------------ • !41U1IAg _ ��r`..6, ■ ,- .` SCALE:7'=1d RENEWAL DA TE•�a/31/D9 IIII wmiw �� `/I'`• `� ---1- EXISTING EXISTING/ -SO SR -•, �� F SD • • IYIIIIEXIST CB VAULT 30 © •� e 0 TO REMAIN TO REIN cc 0 O - c'4 EXISTING MH 8 / /A /` I TO REMAIN ( 0 NOTES -SS / ss SS SS ( SS SS $S SS SS - SY SS -., S 1 II 15+r r I \ - O SAWCUT LINE 2 MIN FROM EDGE OF PAVEMENT.SEE DETAIL SHEET C8 le - -1--- -I ; .a \ * //i , SW BEV ND ROD \ \ I\ 1 O REMOVE EXISTING CURB AND GUTTER Qik \ w \ n \ Z ` 0 DRIVEWAY CUT.SEE DETAIL SHEET C7 R Q \ N N J w—\---w N 1 w w it\w w \ w w a\ w \ \ MI O NEW 24'CONCRETE DRIVEWAY,SEE DETAIL SHEET C7 nip `\ `o \` \ AIX O NEW ASPHALT CONCRETE PAVEMENT,SEE DETAIL SHEET C7 /�.�1 t l� co) ++j O NEW CURB AND GUTTER,SEE DETAIL SHEET C7 {{{ 000 aH �o, 0 '' ,t g y w i O EXISTING STREET LIGHT TO BE PROTECTED AND TO — — — —n a8 — — — QQQ��N In _ _ O REMOVE AND RELOCATE GAS VALVE. COORDINATE WITH `� _ UTILITY COMPANY.ADJUST RIM TO FINISH GRADE. ^Uy O *S 1 0 REMOVE AND RELOCATE MAILBOX __ 2 r- toes PLANE: 10 REMOVE 5/8'WATER METER AND REPLACE WITH 17,2•WATER rQ-W to SCALE:1'=10' y m h U METER IN NEW LOCATION;SEE SHEET C6 AND DETAIL . ' • 11 EXISTING CABLE TV BOX TO BE REMAIN 212 ¢ w 212 �.I 12 EXISTING COMMUNICATION BOX TO BE REMAIN q O co a 13 ELECTRIC BOX TO RE REMAIN as $a k I• z 210 :'..6�, ^i Q m? h h = 210 14 REMOVE AND REGRADE CONCRETE SIDEWALK 1-1.I'' R a- Iu 2¢ OIG `$O $i OF O rQ-2 1 15 SMALL OR NARROW-STATURE STREET TREES UNDER 25 O + R= 1-O z ii +C +¢ 10 W FEET TALL AND LESS THAN 16 FEET WIDE BRANCHING AT J L7IIr- -.(0 ti r. Q uZu11 Q O �i 208 MATURITY SHALL BE SPACED NO GREATER THAN 20 FEET O 208 y i ti.1 m L W g gn W w W EXISTING LT TC APART TREE TYPES TO BE DETERMINED BY OTHERS. Ey- �'- 16 5 MINIMUM PLANTER STRIP,MATCH EXISTING /V/� s1 L •-L '_ /�I'I Z Z06 PROPOSED LT TC = _ -D 206 Q W EXISTING GROUND Y @ CL 1 I I EXISTING UTTERFLOWLINE PROFILE. Q L1J @ LEFT GUTTER m J R 204 5-O.OSs51Uft - -- PROPOSEDn co 'I�` flJ1t FLOWLI E PROFILE IY 60'RIGHT-OF-WAY - fa- 0 0 @ LEFT GUTTE_ ' I EXISTING GROUND S' i — i MATCH TO 3E 202 @ CL _ — i _— — 202 EXISTING EXISTING LT TC ' i SEWER _ 1 GROUND EXISTING FLOWUNE PROFILE — f 118.CO STQRIe15E I ' _ PRIVATE SLOPE TO SIDEWALK PLANTER PAVEMENT PAVEMENT @LEFT GUTTER '� _ _ _ — E)L 00416 ! SIDEWALK MATCH MATCH STRIP VARIES _ S _ — _ EXISTING MATCH EXISTING 200 2✓X1 �— -- `I --- i _ _ ' _ —0.5' VARIES LINE VARIES Z= cus ing _ -- ---- ' lldll�Jlm7//>�� _ _ _ STANDARD--/ ASPHALT CONCRETE O _ — I — ' CURB d GUTTER© PAVEMENT SEE DETAIL r Don Cushing Associates 198 — i — — 198 SEE DETAIL Civil Engineers i i ---- i 6650 SW Ra5woo6l SUM 235 IR _ / PoN•nd,OR 4826 f -.rwilTlv`•- / l FarOM)620)620.2"1 196---- `r _ — — 0067] 196 - - - 8' i BEVELAND ROAD CROSS SECTION .vnaa6w�a� 2 _ — - NTS 'I t t J J DATE 8-10-06 SCALE: AS NOTED I l N R o R JOB: 006-014 194 ----. -• rn ��y?cpy --- vi 'I� � d'm'�R ,94 s+n a ammo awn= — ' — 5m PROFILE gi0I t 22g OEErm _• i ' ^2 1 SCALE:HORIZ. 1•-1E N 'I WWW 0 ' _ f f SlikkW BEVELAND ROAD VERT.. r-2 �' y W 192 .92 C2 14+00 15+00 15+50 OM/•Cz aoswoawandrdOng V240.9 PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 \ I I-- - — —4 loo°H 1\4' REVISIONS . \°a4 \ I T'\-1:\l- :II I I • -�"'+ � 44, � 1,4/awe-ze- SlaNEtV 'it, I`o p v -A GRAPHIC SCALE ' OREGON q I�- '��x ."- ON FEE) .'N CUS \ - - - - - - \ \ - - - - - - • ,�'�+ �`�� ` - - __ J RENEWAL DALE 12/31/09 r..1 .B .C: - --a. • -jam S —9D 9D 9D . . / •..,r- . r- I 5 i 10+33.32 11+00 12+00 _ SS SS 13+00 SS SS—1-40-71—SI SS _ •W .� ~S 0 SW BEVELAND ROAD w w 1 w =lift I ' 4^ 2 N I \ •>> o Z \ two • - \ \ 18+0O it 19+00 - -1 19 m CC Ca Cr CO 0 V I\ PLAN • W 220 ¢ 220 Sar PROFILE ¢ 1. 0 Sar PROFILE --...- I �06� I-1-1 2 215 • t I .~i y d 2 1i / IL W N1^ V 0^ zE IV-k c ^li 01- -Er ! CC LL CC 0 210ZRU '2� $I CC 'O � h yw DUSTINk i G 210 �0 11. iliL a~5m < _viW ____....--f--_,------/ Z 0 hOlh hW m U PROPOSED LT TC Q M —. EXISTING FLOWI NE PROFILE 7 J 205 W ryIR /,•,. @LEFT GUTTER 205 Z Q BaDi 0 PVI STA=if+90.85 ^ A.D.--1.04 + '..c5,3 o K-48.15 S—003° PROPOSED 0 +- yl �' II / FLOWUNE PROFILE 200 200 5C1017 VC F _,a, _ �� @LEFT GUIItN Q + yCC S yi- 2 II EXISTING GROUND a __,--Ar:-; EXISTING UTTERFLOWNE PROFILE PVI STA-10+72.30 @ OL 4 06 @LEFT GUTTER 11 195 AD.=1.35 2 - / 195 K=36.915 2 ��,�YY/��—ccc I 50.00'VC — - cus mg 190 Z. 511% - 190 Civil EngineeCushing Associates 9 / ceso SW R.a..00a Lane+N. CI O smm 235 o PoNand,OR 91220 O (503)620-7334 vi n.185 ,C W A/613 6/' 185 Fax. (5a1�i�� to ,* ,-.41- .....„6,--- �3 DATE: 8-10-06 S % SCALE: AS NOTED 180 --19.------ ' .0....").- q„� - PROFILE 180 JOB: MO r06-014 ©s9e9a-aa aaw,aeuas 5 SCALE:HORIZ 1'..30' SHEET • SW BEVEL/AND ROAD VERT. r-5' C3 11+00 72-00 13+00 14+00 15+00 16+00 17+00 18+00 79+00 049D14C3_p,3GD9nom saCt.W, 124/8 PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 - 9� / `�IR % %1 e, _ REVISIONS git ,---- ..____ , • r-fr\ N \r-,._-z --„,--,, _________ ._, • / r � 11 211.31 Bw ` . .o4D CY' r�,tt33'' - // ..............j � / How ` ` / '',� I H ., 211.33 EHN l J �� " FGoN � / / i .... GRAPHIC SCALE ti m� L D9 f \ /, I l / 1! ,.lam`) .. EN FEET) 1 V CUSN\ r ` / / 1 S ] SCALE 1'=10' .. RENEWAL DATE 12/31/09 id I r ( ►/1 SKETCH 'A" ISEES . " STING \• 211.10 _ N.T.S. 14. i 0 cik--.., : /_1_ O \ 211.41 17 a GRADING NOTES 2 rt ' r FFE \ _ Q Z \�� `�1 \ \ 0 NEW ASPHALT CONCRETE,SEE DETAIL SHEET C7 Iv am 1 I BIKE RACK /'`�/�� ' . BW O - D , --- --- 1 \ 2 NEW 5'IMDE SIDEWALK,SEE DETAIL SHEET C7 gli ' ©i`f ` _ _ \ ?17 r 1 (`�,` ' �1/-Jj� O0 22111°.71313W \ m Ci /1 ,.r �/ •'.\. 31 �� "273?`216 I I fl , / 3O STANDARD CURB,SEE DETAIL SHEET C7IV ,. WAlkm CC f ^ _ r L / y� p ,:0 A• L ` J I I /- 4c1 TRANSITION CURB IN 3 FEET (�r R � © 1 - 1b ,0.80 AC ti ,Y/ lilry - \ `r"r- ft 210.70 AC ) IN © O r JG f`^tip ) / ` 216 v �` I 21 _ /' 210.48 AC ,81 AC 210 210 ' /Qatlh� '� 'i v.iS 1 "Ln I r 1 fO '�` SEE SKETCH'B• > \ f -y _-- _ /�,..•,,,,,, i � C:11 LEGEND �� . 20712 OW . \, 1 \ d _kl '. ` ' I ELEVATION MATCH• ' \ - ,` %/ J I DRAIN ARROW 0 SKETCH"B" \ \ 1A1I 2177 S� `: \ \*---24:- C01V4' i.//-):!/}; 1 I� ON-SITE PAVEMENT h , I N.73. `� \ 1%iii. • / \ / V ON-SITE CONCRETE ` • I ^may �t ? _ / 3;., TREE PROTECTION FENCE ...„„, ........,_ ` /// �1�y --- — 212 \ �J 1 '_ I(f `... \el \ © — _ / 209 Q2 AC • / r1 T' \ — _ J 209;13 AC O O I �3 ,I SEE . ^---- 1 ?1p \ _ 211 1 2A9.Y8 AG - I Q • 111:011 (ryR- ` 2'.0 2.1 2 1 / W 1 �1�` "n�^n,„..",�` ©ulr Ovow _ v •• 209.12a 1111`OEC/ , \ ~ :---. ` 209 \ / 209 23 8W v J �� WM..MM- M'' N',17.•4111wA • - Itil 7-• \62 ii:11111111.111."101 �t\`� \ zos se BW Z ` los.76 BW N. 0 /gyp 3 s.r i s. `N Q `+�`_ • vi: Lh1ATCHlow WI �� MATCH - _ ----TT-11S so--.-._______ ��.r / i�i ��pr�ir� —� O� _ SKETCH „C„ -1� S •.SS / N.T.S. y� \ I SS /, • h (V _. CUs it g 15+., �; N A X j____ \ Don Cushing Associates / G CMI Engineers 1 o C' - SS SS' 6650 SW Redwood Lane V� s, its W A PROTECTION BARRIER 91µL BE INSTALLED AROUND THE TREE CR TREES TO Portland,OR alas `` BE LAND •0 1T �� `s BE PRISER4EO.THE GAINER SHALL EE CONSTRUCTED CF OIAII tltlt 2771 \ w�liID\ \ as (503)620.7118a W rn SS .! =: _�. _ FENCING.THE BARKER 4iµ1 BE PLACED AS FAR FROM THE BASE CF THE Fy..�o�.e.�ya 1 \ 1.Z.".....).".:101••• .—.'r. 22. TREE(S)AS POSSIBLE,PREFERABLY AT THE DRIP-UNE THE FENCING SHALL v \ ` ♦..� ■..� �•� - ��.0 BE MARIANED N GOOD REPAN T ROUGHOJT THE DURATION OF THE _ -� 1 W----------17-w--_.________ , h \ I 7g. �� _'_::: _�_.•�i�i PROJECT, PEliM1S40N OF THE ARBORIST NYED THERE OBE9GNNG DATE: 8-10-06 I n 1 CCNITACI PHOIE M11EEA AT RAND TES MhT NO THE PaROECOROAGUDIT OCCURS T SITE WRIST IWTHOIT SCALES MO A AS NOTED _ �- THE wNTIEN CONSENT CF THE STE ARBORIST.PLACE FEE OR S X(5-6� J08: #06-014 • REFER TO SHEET C2 \ °•••"�0O"'� FORT 1101 CHAR INK FENCES AROUND TREE PERIMETERS Al oRp LK PROR Om rt KM - _ IMPROVEMENTFOR HALF-STREET \ 1 INCH DIAMETER CAI4ANIIfDN NON POSTS,MENITES ON STE WTO THE�GROUND MOUNTED AN SHEET — --------- 4.01, 1 DEPTH Ci Al LEAST 2—FEET AT NO MORE nim 10-FOOT SPAflIG C4 ~ ` — — �� PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 06014 G a*sM P•tl.'�D�9,I140B _ i - I r --- I i ou - I EROSION CONTROL DATA REVISIONS v✓ � O AC AND SURROUNDING ROAD AREA TO BE CLEANED AT THE END OF EACH LEGEND I CONSTRUCTION DAY 70 AN'AS GOOD OR BEI IER CONDITION. / �` I I1 ) �,.(� ; CONTRACTOR RESPONSIBLE FOR REPAIRING ALL DAMAGE TO THE EXISTING O TEMPORARY FILTER BAG AND BIOFILTER BAG PROTECTION AC AND CONCRETE AREAS' - I I I `v.JS ] ,I\'� I PROJECTS COMPLETE. 70 AN'AS GOOD OR BETTER'CONDITION AFTER I • ` 11 �-J }�,J� 1 2O TEMPORARY SILT FENCE,SEE DETAIL THIS SHEET, TEMPORARY SILT FENCE II I 1 O FILTER BAG AND BIO-BAG PROTECTION(TYP),SEE DETAIL THIS SHEET -wT��4 Il ,/) / EXISTING \ A0 CONSTRUCT TEMPORARY 3•X 3•X2'DEEP SUMP AREA TO BE LINED WITH FILTER FABRIC TO BE �!.R Vie•.a e-:., 001.N... �tS' BUILDING / \ `__-- USED AS WASH AREA FOR CONCRETE TRUCKS.WHEN CONSTRUCTION IS COMPLETE,AND ��•.�_� CONSTRUCTION ENTRANCE Fkr t��i {k N 1li‘ • ___ PRIOR TO LANDSCAPING PLANTER STRIP,EXCAVATE ALL DEBRIS AND FABRIC AND DISPOSE OF 1 i�� X47/ 1see2 `� IF�Pv91 OFFSITE,FILL AND COMPACT SUMP HOLE WITH CLEAN DIRT AND COMPACT AREA PER i u/.�.-/-� 1 I LANDSCAPE REQUIREMENTS.CONTRACTOR TO ENSURE TWIT SUMP IS NOT OVERFILLED, OREGON I` ADJUST AS NECESSARY TO PROTIDE ADEQUATE SUMP VOLUME. j TEMPORARYCONSTRUC710N PARKING AREA %.. 0T,NIA r / \\ , O CONSTRUCT CONSTRUCTION ENTRANCE,SEE DETAIL THIS SHEET. C115t\� v , _ , 6O CONSTRUCT'TEMPORARY CONSTRUCTION PARKING AREA. RENEWAL DATE 12/31/09 GRAPHIC SCALE' 1 _ /� \. r 1 F li1 \ f \ 217— r,/ 1u1'eC USED SNORT Tp1Y ON FEET) 1 1 \ \ I I ' t 0./ eRiAsw Or O[w1 SCALE 1 10' / I I I \ 1 1 L 1 , .. mss �� < t 1111111 , , 1 /�� lag* \ ` 216 /' /4f ♦7':7; ::.i::... ',',i, --`_ cc . a i \p ` '. ,� — , ` �'a / CUM m RM CO r-raw Now a. �y •�AREA VN Z / \ RRWR RvsvRrnlnrt .tr" BD- 0 4 1 N N \\\ \ //1 \ QOTOGILL AS WOUND II° CATCH BASIN 2 J \ '�` 0 \ \ \ 1 \ — \ �' \ \ \ ,- N DEPIN _ I IN `. -,a RK RIR]RCE EM.r AM aPREu RP.snEnPL FLOW--- O 0 \ 1 \ 0 \ \ IOUSEL rye W 11 ',,, \ 1 \ \ \ aw RAIZ ' �' i FLOW •L,1 1r^^ \ \ \ \ MMCo, "1 la�� PANDEN ( - • RU Cru Ilk"II `— Cr) (�i 41110111/1. 74. . .iiiii-ii -,:-...2-.-.,:, L,.... .:..., .,:.. LI DITCH INLET PLAN NFWN ,��'� ,�1 I \ \ \ ` \\ 1.NOTn(E 6RW awl.If YwTYMm wA mnlw THT wu PREVENT TNG OR HOME of ew ee of neo. ® ' ' 1 I \ •� \ \ rl OUT 08rtMr IIENIURES USED TO TRW SEDIMENT. 1.n r WANE MI p[s�r RcvwR Alm/ore arAx AS'DOITONAL MEASURES MUST BE 2 I I +� �, ii,I ` N ---.. _ — _ - 212 T. wRR NECESSARY.WEIRS SARI SE CLEANED MOOR TO vrtaw�WOO Puss Rnrt sr COME ERED EPFHO NC ON SOL �.�,;I \ \ \ ` _ _ 1 1 1651 NIlSNo 6 S RTC ON APPA Ea awl NT DONE ON AN AREA STAMM WON.SUM=RIM CRUSHED SPORE TYPES. 4 ' A. SHOE IMO Y CON1AF0N0 50260 07 LADEN NEER IS LEASING IIE SITE V%119:CONSTRUCTION //f'�PLACE BIO-BAG J{-�\ I — 1 TO THE NEAREST \�•�,��, % \ \ N \ ENNINICL MEM i MEASURES SHALL ff 9lncYmm m MDT RUNOFF nwawN AN AMINO 2. BIO-RLmt BAGS SHOULDFUCAWI BE I{{ \ L STAKED WHERE APPUCABIE USING CATCH BASIN A ►' fj'$\ ` N — `�2l0 211 1 (2)1-M2•NDODEN STASES CR ' N 0 APPROPM EQUAL PER BAG. 1 25 RDMe IN xo as e' ESI OF ii'MINUS CLEAN POOL N �••j• 1 :,•Y' \ \ \ 1 ' ` ` �- ?I�� _ � lido SY m•WEE s9 FLEWS1401111.411011 � OOVEASINO NIRgRIY IMT MARC TO M DFa1W S. WIEN USING SO-BIO-BAGS TO ONO FIRMER PCSI CRITERIA WS 2 dr�/ .i�� I' I,1 \ \ ` \ 1 PREVENT SUB-SOIL PLM9E1f' pLM1E11 M OF CLEAN RM1R PROTECT A CATCH CHAPTER a K CLEAN WATER BASIN YOU MUST _ SOWER EROSION PREVENODI HAVE a BAGS AND THEY SHALL BE M O gplpT CONTROL WINCES DOM PREVENTION _ -ON • �,� -M+IR'IMMcriINRErr� ;l _ ` — \ AND SImMIER CONTROL OVERLAPPED BY V. PIAMe1RC AND DEMON YANVAL _ '��,•-�tiJ• IVF ......N.NSN �� ■ — Alli ' � '','tits. - -~ ` _09 1 PLNr919q Mo OEsw YAauw. r DE,711W411-‘11).� .kl i \ _� ! \ \ \ CONSTRUCTION ENTRANCE �" INLET PROTECTION�_ ' i e..,- s�, r�. iorto� GGA �;- ' 1 c Exv► Sa. TYPE , «aeaEwu�E sav;Des �111140:0, , Cia , �- DOGS Mowing IN REVISED 12-De DIMMING NO.913 wen 12-w sa °—� , a...��,�,ioA _ v _ I 0 ANGLE FILTER FABTdC l� LLI SS /- / O S' _/-- �� —1 — — , FENCE M ASSURE SCIL IS TRAPPED E1 I-- II � . SS ✓�I S�SF_ ]��] O _5- t I• + • 0 1•Is1AW FlM aAC REMOVAL \ SSte/ / s _ + 0 _ SS SS o �S, C / SS / �� rio 0 - I CATCH BASH ORATE • \ \ C l p A. _ �S♦ice\ v v Z 1 l cO CrI,1, l _______T ___________ss SSS I // ` i INTEALOCXED •• • 1Y 1 U I'V B S SS 1n1UilhII1u1I11Y11111/111111 2.r POSTS 0 W j_______ Ec.,gNo O �$ �� / CATCH IM9 ..:-{e,..47 4,4.4:$4..;,• AND ATTACH VIEW A f SS ;I s•I PI tI / co � �} \ _ SS I�OIA.j�OI�._4•:#4l�.j�/ DPMMSON RESTwwrr O .aiftMVI OI I O W h 1 1 \ _ �SS �`��14+4+= a MNM.MMm STITCHED LODPsCC w 1 - ♦ Cwt z'.z'Parrs TIDIES: 0 w�W� ` m \ 1 cb ti ,•A�IOI�'`, I. surf BMW a rim PQM r + 6 I !I`� VERTICALLY MDR FINISHED MADE \ w $ ��OI // '° b >, r.r FIR.NNE M elm :: I�� \W-____04,/ \ 1 STORY PPE �� / . Ido:Pam. �_ \ C .•• �/4I• Mn 1 PG673 TO RE WALLED Cw wrL ax SLOPE LU N %\ / t \M��'.�..•t•Sa 4.COPALT eoTN Noes of MID FARM • •`Ha„MeT�tiA�D Gus ing z91z'N,L'"'ER anclo PROFILE DETA" D.c'"�`M "TS Don Cu96iog As.ociat s I.DI-YPnOPLEIE CIvil EngNan Rom SACH(Mel) FILTER FABRIC MATERIAL 6630 SW Red.00d l.ua © _ - Z 0 �•IMIDE ROLLS Sm42J3 'ry '' P•Nurd•OR eTT]N IL , I WOVEN POLYPROPLENE SACK sDT)szo-TeE+ �_ I + -- rt F :IsoJ)ezazTn #; wRew�P�ore _ _ �- P' _ _ - l dam. - II II DATE: 8-10-06 POR MINER ReON TION I U e'MAMYUY SPACING u rat FLIRTER 9FawAnarl t. RECESSED CURB INLET CATCH RAFL 0"MEN OWES*DIE M amt OVTCCV EA>!E _" _ �� MUST BE BLACKED wHEN USING FLTER a9nER A OF OIEAM OODt FRONT VIEW EW CHAPTER ES`DOWN`RPREN`E PON SCALETER AS NOTED _ SSMENT GOMM t FABRIC INLET SACKS. SIZE OF FILTER SlrMos ER®DR NEVENH N AND SENDAI CONTROL ' _ 1—=5�s r. FMB MANUFACTURER IC�SOCKS ro BE DETENMINm MO 0 NM., RNN.G ME OE7M YMUM. JOeB�Arn w-oi4 Am MI - - SW BEV sz, INLET PROTECTION SHEET - _ _ ELAND ROAD ss/' 1sr' 5 CT'on''�z Sav;ces SEDIMENT FENCE ann�+ S vk - - DRA'MNf NO.920 RErOEDIN ss I2-0e DRAWING NO eT! R~!m IR-0111 C5 �W�...\ 06013 Cs e.man cm0W.AvO 124/0E1 PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 / SCI�1� /, \\„.10 T REVISIONS I / ) STORM DATA T O NEW CATCH BASIN / lib T r _` i 1 CONTECH CBSFI-L g ,�`'1 ..M T / RIM=202.001201E OUT e } S �/ / I SEE DETAIL —199.67 WATER QUALITY CALCULATION CI `Z.,,-J l�J C:/ _ f`"L I FOR CATCH BASIN CONTECH CBSF7-L / 1 O }fir-/) / I NEW STORM FLAT TOP MANHOLE I \ I ��LL--�� N O2 IMPERVIOUS AREA—5,622 9f RIM20119 Q ¢� 0 �'/ � • / I NEW 70'IE IN(N)—19@.51 0.36 in x 5.622 of 1' 0 I I �!''� WOV(WATER QUALITYVOLUME): =168.66 c/ N r ` ` / 1,) ) I I 18'IE OUT(W/?7=197.84(VERIFY) 12 in/ft dE',p / f �J SEE DETAIL 116�82�—) I / ` WOF(WATER DUALITY FLOW)i- 10,4008 14,40081 =0.011713 els OREGON _ a GRAPHIC SCALE O NEW 10 STORM SEWER PIPE,19 LF(DUCTILE oft fp I 1 / ' IRON),S— 0.0610 FT/FT. 0,. U i I I Mow=(0.011713 c/8)(449 gprrVcfs/15 gprr✓cartridge)—1 cartridge 41V CUSN\� / „ .4. 0 (IN FEET) O TRENCH DRAIN SEE DETAIL ON THIS SHEET. I ,.f�^� ' SCALE:1'—ld RENEWAL Cn1E 12/31/C9 / I\ S . 0 / SO EXISTING SANITARY SEWER SERVICE TO REMAIN, EXISTING lUJ FIELD VERIFY LOCATION. BUILDING / O _ I O NEW 11/7 WATER METER. COORDINATE WITH e2 / 1UALATIN VALLEY WATER DISTRICT SEE DETAIL CB IMinfenalca Guideline khlmee n 6 procedures for typical MU Malls may M removed from the liter / COO NEW 1.WATER LINE,COORDINATE WITH UTILITY bkew can w applies to ma G1chBasm cartridges using the vector truck before the -` COMPANY. SformFNur 1083F)CESSF.TM deur artdg7n ortntlpes are removed horn the catch basin / \ r IXmaHed in the foaming nmh es. removed .n'o▪ ed.om car r pty gn an w assay f`L`L.] 1 ....... .....• ` O TYPICALTER MOTION LIGHT AT CORNERS OF BUILDING and replaced during maintenance activities and.E from the catch shoul structure by L 1 TO BE DETERMINED BY OTHERS. and repl g to the foaowi in euance Mnd.Empty cartridges should w reassembled and maimed to CONTECH z� / ®.' { O PARKING LIGHT TO BE DETERMINED BY OTHERS. 1. Establish■nth workup area as per Storm/Ear Soluwe,n appropriate. Q _ 1! 111 typical catch Use service ac8v8yZ § . I=JOS7ING Materials squired Include a Mktg cep, / % • • 0 BUILDING I O 2. Remove suet pate and diamond piste actor truck,and fresh deur cartridges. 1L I 7� 1-1/Y OR 7 DOUBLE CHECK VALVE ASSEMBLY cove(waig01 1001 W eats) ConbN CONTECH$W mweur Sola one r / / ro apeciMadons and anaewdy of tM _f SEE DETAIL r� J. Tum cartrbgs(s)sumer<bckwlse to Inns up.The sector tuck must a O disconnect from pipe manifold. equipped with a hose capable of nech ng N ansa of restricted clearance.The owner 4. Remove{'smear up from cartridge may refresh spent artedgea,Refuelled Q CATCH BASIN and repute with lifting ape cartridges are also snake'from aq CC r j® CONTECH CBSF7-L 5. Remove artdtlge(a)from atoh wainolaria:int on an CONTECH o▪ p w.is.Contact me maintenance by land or with recur truck boom. rtn'std COME CH Summvater / / 1 0. <4 5. Remove accumulated sediment w anon awn. )2{0 neo for mon lq ' TRENCH GRAIN actor buck(else clearance 17 x 2{�. Maintenance is ashrnseeE at 26 minutes of CO p y ' 7. Remove accumulated sediment from site time.For units wilh more than one.�� arhMge bey. cartridge add appnoknmety 5 miebs for / ��I (mrt cManrae 9.2E x 111 each ndmoel x001498 Add fowl time / 0 iii, e required. 1s RleeYuserefwtl wriawnctom i • \moi raenaakrp weer and sediment. os N p CO/VF 9. iciockwisa m gnmanifold tlge(a threading • r 24• 10.Replan cover and Gnu. a O iY \�� / 11.Return origin&arbNgee to IlinI Solutions for cea o and mode disposal. 114 y e OI FLAT TOP MANHOLE SKETCH 1�'1 rm N.T.S. r \ SEE SKETCH'A' 0 / RIM—203.40 / 141:-_- IE-202.90 I • 0 7 \ a .................. _ ..I / `DFC 215 I 215 Ill �,�� -201,60 cm, E millasil • W J . Illin� • iv`�•. e. -� �`,` 210 g�? 210 ' \ © 0. �' �vt 3'TRANSITION go U Q CL NG Ga LeROUND CURB 7 i TOP OF CURB ii- tA� _ SS�� \ / so� NMI 205 DRIVEWAY 205 SS i _ '�—SS ; ---._ ` NEW GUTTER iiiiiiiii SS Ir11 PAVEMENT ,iiiiiiiiiiiii 15+00 SS SS �,a.��i�.�i�..aiii,,,, _w __/_____:WBE 'SSS--SSS O g LAND � -------ss mll".....111.1.• w,_____ 1-41\10 h ~D SS 19 LF 10'DUCTILE IRON 195 Uo`uJg ��a[es N �i S$ S-0.0610 F7/FT o w 72N' Ib'A _ �S 195Civil Engineers ) + 76+.x1 6610 S W RMwooE Lee W�W_ ^ /` _ ( Portland.Sone OR AMA w a = )62041184 F5�-'M3)60-2:1i " y 790 190 u.binia*awm REFER TO SHEET C2 FOR HALF-STREET N a cl i m IMPROVEMENT y 2 L ~ -,2-' �' DATE: 8-10-06 $S h4 g'LL N _ _ ci W ,,a m o a SCALE• AS NOTED _ tBs 8Cr..'u n n 8xo8� 165 JOB: NOB-014 N R 2 4-:1 PROFILE 8,6 w U or.,a_ego oaBw ANNUM • _ _ • ' 'WWW SCALE: HORIZ.1'=E ' 'z n �_ H � �Sp VERT P-5' /Q�.WO�b SHEET _ mn22 .-.- u12U2 _ 1 0+00 0+50 C6 ten,.Cd=e rtes wwawg,24/06 \ , PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 REVISIONS EXISTING DRIVEWAY- - MATCH MOTH&GRADE NOTIX •O•IMI MOWS WALE RUBBER GASKET 1MEM= 03091.1 >,r Aearoaw CP J_ A. DRAINAGE IBLOCXOUTEDULE 0 s wWOW= 14.11 CORRIN, FLAT TOP • • TO SE IIMMIaTE OF Raw 0-011 VARIES SEE NOTE 5 SEE NOTE 4 1• B• (ABS AV APP1XJINE 1wOKa015 IF 1TAlaww (OPTIONAL) • PINE W/CwUPUNc CLASS 8 CLASS A WIXO x.01011.1:Nn 01n _.... ' � 1'BATTER Y D s MIEN Dass RATa Pen11o. I'.�'. SEE NOTE 4 SUEWALK ROAD 1"6 1'R( - • B SEE NOTE 3 ` B ,E `e'12•.r' •Arnx R At �noe �a110101 R xTltrsWolsi� �� la 02q I 5'MN NO.w a1®N•wr KA Mt 4 /N r I ' '.' '"�i 11=_11 X11-,:. [.w�l e' A I I :uAL"r_.' L ��\c@�.P1•. a=ss 1111-_11't//.�\ o 6 >D'MAX 10'MIN ti' I • k -\1= 11- OREGON &/ M� BASE CQURSE J. \,P.„n•-Q- `•`'•••:I11t�11,g i1V1,46t-, /Ty�If,C 07. G 9•' 24.• ��.0,:, 1 • r a.mi.Ow LUSO`+ • �_ BUB. •wi 011 W Or • Y WIKLI MX 10 DpWAT01L �� rJ.OLS WMM•AN'�R RENEWAL DATE 12/31/09 010 1101 GASKET FIAT TOP RENFonO4]IENT 1. FOR USE ALONGMEDIANS,GUTTERS MAY BE REDUCED WITH PRIOR 7-P• a comma ZNATIVI GMwr� 01 -USE EXISTING EXPANSON JOINT EXIII MON WO!APPROVAL FROM THE CITY ENGINEER. u Ran w�K,�L STANDARD MANHOLE FIAT TOP OR SAWICIT AND PLACE COW 1•EUPOSl1RE .3 w•1A¢ \' •EKWRQOIT _ .- JOINT. 2. CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 P.S.I.AFTER 26 DAYS. ; _• 0 OAR 010010 KumoE Lr CP0010 -`�' 1 ll- 3. EXPANSION JOINTS: vco, •� Ai DIAGONALS 001N SIDES of KPEHHC OVATION B-B / �••6....','•�" • •r o.C.WON WAYS A. TO ATBE EACHN PONT OF TANGENCY OF THE CURB. \ ' / Al A 2)AT EACH COLD JOINT. •-''{`7 •• 3)AT EACH SIDE OF INLET STRUCTURES. '474.4°7 • I� 3)AT EACH END OF DRIVEWAYS. num 4' •t''•',• � STREET • 9 S)AT LOCATIONS NECESSARY TO LIMIT SPADING TO 45 FEET. D/�•�ROIX ......•'•�L!f�• 1.0.w r 4r now _ 1 11 •.} ` •• 6• B. MATERIAL TO BE PRE-VOIDED,ASPHALT IMPREGNATED,NDN EXTRUDING, w, MCN A THICKNESS OF 1/2 INCH. ' 1 2"4 AGGREGATE �. _� (]/4'-0') COMPACTED 4. CONTRACTION JOINTS: y/.'-y ;} '^j�e-O,I��I• ••E` O (^-, I SECTION A-A A SPADING TO BE NOT MORE THAN 15 FEET. •mC.w /i,• ' .SPC. err., Z Q i\-/ � NOTE$ B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1 1/2 RKNES /�. ll: 1..• . • i•.:i•'}•.. �rJ6 Hf Pal PLM ••.••. • ••.•... ...�.. .. . 1. THIS DETAIL MAY BE USED WHEN PRIOR APPROVAL HAS BEEN OBTAINED i BASE ROCK 2'-0 OR 3/4'-0,BSB COMPACTION. BASE LOCI(SHALL BE TO •�•• • �•••••• • •.��•.••• 111 FROM OTT ENGINEER. SUBGRAOE OF STREET STRUCTURE OR 4'IN DEPTH,WHICHEVER IS GREATER Taal swam.. W r^ 144�a��„, 44�� . .• °g1'Qt�o ,r2 PPE nn Kw 4'RN M INK I ANo NMI r •MOLINA MX.STN11LnW ,eg• '.':4} �g�' e344, i 2. CONCRETE COMPRESSIVE STRENGTH SHALL DE A MWUMUM OF 3000 PS AFTER 28 DAYS. 6. DRAINAGE BLOCKQUT-S DIAMETER PIPE 1/2 INE co.Kw r res FIN PAINM 11 .10 NMI .eo•VWnIX 9102/0)AAm Mal,R>�„o„ IS a W'-4• P MEMO MITAM. COMACWO Mw 3. CURB JOINT SHALL BE TROWELED WITH A MIN 1/2'RADIUS ALONG BACX OF CURB. A. D I.D.PIPE MTI COUPLING. 3 B. DRAINAGE ACCESS TIHROLIGH EXISTING CURBS SHALL BE CORE DRILLED OR CURB vJ 4. EXPANSION h CONTRACTION JOINTS SHALL BE 1.2'PREMOLDED ASPHALT IMPREGNATED SAW CUT VERTICALLY Ir EACH SIDE OF DRAIN AND REPOURED TO FULL DEPTH OF CURB. NOTE RiouresmarrsPBR0 MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE C. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MINIMUM OF 2.0' AAln0T111AIAIKAGTIAPWIA1P1C rows 5. 6'X 6'ID GA MESH REOUNED FOR COMMERCIAL DRIVEWAYS ONLY. ANO A MAXIMUM OF 3.0'FROM PROPERTY LINES SHALLOW FLAT TOP ....MI �_ TRENCH BACKFILL N MANHOLE C]eanV1 SR,vices �\ MIX01 P.@aw "°°� A.Iw,w P.waw "O DETAILS (JeanWS SLzviceS DRAWING NO.040 •��02-03 OwS�r•�' �,y.� _�wm T Sw1INa MODIFIED on Tn rtl=: �N� Ern MEM CURB & GUTTEROM 0 DRAWING N0.590 IEUYn1.00 1x-D• •"'•ww�IMi"' w\ R'= imam MI DRIVEWAY 6• n �..y ur an 126 OR Or .•.P•r.w 143 mY_,LININ /OEM MN 0 STANDARD MANHOLE ®MODIFIED DRIVEWAYA ® URB&GUTTERNTS ®TRENCH BACKFILL • NTS 4'POLYMER CONCRETE 3/4•R 6' EDGE VARIES TRENCH DRAIN FINISH GRADE AT GRATE A CURB,qNT T -- + CONCRETE ENCASEMENT r END CAP S•MN. SEE NOTE s ROW ST 4•CONCRETE -:L.••:.;•,'a'`'1 NSTALL 2.-3/4"-1 LRus4E0 Ii 6• _ _ DRAINAGE BLOCKQUT 1!- :` : ROOK OVER Y-2"-O.COMPACT FLOW FLOW GRATE T"" TO 16X AASHTO T-SIO 4•PVC 1 _ �- t' 3 L0. IS OR PV 40 \/�J/:O/OOrr,\/,\\/Q/4�1/r I 0.60%SLOPE MI •• •� i. _ DVN(ABS OR PVC) \\ri\\/i\\ri\\ri\\ri\�r\\rimer\\ri\\ri COMPACTED Ts u0 (MIN PIPE •. • =1i=n=i-11= 11=0=11=1I PIPE w/CQUPUNG 4'MIN • IL=871=11 11=11- CO �� •° -� PRIVATE SIDEWALK SECTION ( ) H 5'H SEE NOTE 4 4•(MIN.)I INLET - j J p,p o, 16' -1-- Di ,�}1 1 J Y OF 3/C-O•BASFROOK •p• o e . T QL 4,TRENCH DRAIN ELEVATION L►A COMPACTED � A o 0 O 0 . SIDEWALK SECTION DEPTH VARIES "''Qaa"'" ,,�4y1I • 0 0 00 . M75 _ `.c TRENCH DRAIN SIDEWALK ADJACENT TO CURB LU DING 0 030 A • 0• •4f;-i3: •.„ CHANNEL �� CCOMMERCIAL ONCRETE 5'MM. Row l- ----9' 1 3-iC7' I SECTION A-A 6•`- f- 3/4'A.0 PAVEME T-CLASS C NOTES: 2% • ROCXI�7Y_,3/4•,C • - 3/N AC PAVEMENT-CLASS C I.INSTALL REMOVABLE SLOTTED GRATE AT THE BEGINNING OF EACH PIPE RUN ROAD ` . - "•,..-T T : A'6 8.Ie GREATER THAN 131 INSTALL ONE GRATE EVERY 30•THEREAFTER. `. -n S ii-D- MIL-11- TO HKX AASHTO T-19 - I_I=11=11=11=11 I11- \`�\�gi�i�i�i�� 2.TRENCH OPENING SHALL BE FREE OF ANY LOCKING DEVICE. •" - - O\\\\QO\\00 J/r\\rr�rr\\rr0/r�r\\rrQr/O/rJr� .• PACTED ADE 3.INSTALL O SOONER IN N 2 WEEKS BEFOREPLACEMENT12' OF HMAC. r/p 3/4•_1•BASER= NOTES: 4 PROVIDE TRENCH GRAIN WITH 3/4'OPENING EVERY 12'TO A DEPTH OF 2'BEFORE AC DRIVEWAY SECTION FINAL WEARING COURSE SURFACE TO ALLOW WATER TO PASS FROM THE OPEN COMPACTED SUBr�ADE 1. TRAVERSE EXPANSION JOINTS TO BE PROVIDED AT EACH POINT OF TANGENCY GRADED MATERIAL INTO THE TRENCH DRAIN(SEE SPECIAL PROVISIONS) OF THE CURB R AT OTHER LOCATIONS AS REQUIRED TO UNIT THE SPACING (AS REQUIRED PER TIGARD DESIGN STANDARDS, SIDEWALK AWAY FROM CURB REQUIRED PAGE 10,AND CONDITIONS OF APPROVAL) OREGON DEPARTMENT OF TRANSPORTATION TO A MAXIMUM OF 20 FT. NOTES: e TRENCH DRAIN DETAIL 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOWED NON-EXTRUDED MATERIAL ®AC DRIVEWAY SECTION NTS 1. CONCRETE SHALL 6E 3000 P.S.I.AFTER 26 DAYS,0 SACK MIX SLUMP RANGE WITH A MINUMUM THICKNESS OF 1/2'. NTS OF 1-1/2"TO 3. 3. TRAVERSE CONTRACTION JOINTS TO BE SPACED NOT MORE THAN 10 FEET APART 2. PANELS TO BE 5 FEET LONG. WITH A DEPTH OF AT LEAST ONE FOURTH OF THE CROSS SECTIONAL AREA. CUS ing 4. CONCRETE BREAKING STRENGTH TO BE 3000 PSI AFTER 28 DAYS. S EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES, UTUTY VAULTS,MHEELCHAR RAMPS,•AT SPAONG NOT TO EXCEED 45 FEET. 5. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MIN.OF 2 FEET SIDEWALK SECTION Don Cushing Associates AND MAX.OF 3 FEET FROM PROPERTY UNES SEE DETAIL THIS SHEET •AC PAVEMENT-CLASS C 4 FOR SDEWNJK ADJACENT TO THE CURB AND POURED AT INE SAME TIME AS THE Civil Engineers DISTAL T-3/4'-•LEVELING •AC PAVFl1ENT-CLASS B CURB,THE JONT BETWEEN THEY SHALL BE A TROWELED)OBIT WITH A MIN.1/2•RADIUS. AC DRIVEWAY SECTION RIO(0045 15-5-•BASE .':T; •0•B .. 43-• 6650 SW Redwood Lane SEE DETAIL THIS SHEET 0•. RODL CGPACT TO 94 - 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS NOES OES IF MOUNTABLE Poul 215 AASHTO T-91 �ij�i��`��iJ`i��i�i��r CURB IS USED CR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. Sulu 233 9'224 ,,..,. ,rr\/j rj r,//\r///,/j///rr OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. 001102U%Bne nIAOMONgi \\\\\\\\\\\\\\\\\\` OMPACTEO SUBORADE 6. DRAM BLOOCOUTS N CURBS SHALL BE EXTEE0E0 TO FLACK OF SIDEWALK 00316202771 NTH J'DIAMETER aww.Ohm*. com •0 0 0 TYPICAL ROAD SECTION SCHEDULE 40 DW(ABS OR PVC)PPE AT 2%SLOPE. CONTRACTION JOINT TO BE PLACED • - - A (As REQUIRED PER TIGARD DESIGN STANDARDS OVER PIPE. PAGE 10.AND CONDITIONS OF APPROVAL) DATE- 8-10-06 n www No frAI4 STANDARD CURB •..�.� NO WAIL / ate••a•A� MAIM P.www SEE DETAIL THIS SHEET AMAIN P.pout . Ay.46, o...m•..,. On.� STANDARD CURB ems XQ p•- SCALE- AS NOTED @•rte .�..P..Rw+ CONCRETE OIN Nn "'''- 1O Xi'BB XV 2001 1 255 an= '�Q� AAT 11X1 SIDEWALK 120 JOB: r06-014CiTv m .worm.ONE mAma ow m or.«A.Awm SHEET ®STANDARD CURB e CROSS SECTION le AC SW BEVELAND RD SECTION ®TRENCH BACKFILL DETAILS NTS NTS NTS NTS / 7 060,.Cd Demch vg•p IQ400 PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 �J C 1 / 1 REVISIONS d .r Al .a .. d Ir-0• /� , \ _ Rlprt OF WAY CUSTOMER SIDE o EASDAM er. — METER SIDE S_ •a:S+�• ,J uIi1!!!. _ _ = ry( . O. STAlr"MDNO CONT DOOR RON .w l.wR DID. e I -•—.T-r--.. FAWN �CI V ..,Y M \` `�/ %/ �6/('tS° " E�, MAW%NO.510 MONO MAMIaErat _�_ ORACI2MO MK 1 I /( Il1 I1 0 Mk sI.Ort EMIR.Ac �c�',fl Y 'q pip( l=f,_.�_f_...... _ 1---,� O O I V 0" PLAN 14ie�- {Of$ �®� rf11 r-5i' ♦ ♦ / ♦ t 'p OREGON D, FIaR1 CRAM i `q�,.:.r,—.�\r• -1 I ��li!��.!�!i: *504:::::: fC. DT.1� ''Ar. % 31 131.URO :.:72:4061:O ',.:".%.{::o✓ D at': Dt. 4 a ga�° CARSON METER BOX c ., PROPERTY UNE ••o•. Ro°Cbo°O� oma • (OR EQUAL) RENEWAL DATE 12/31/09 o 1111011151 OF V MOO .5/ . RK d ' COST. poo�G°`Do�. °:`,em.oa �.��j/\` ��j\�.�. O°O °Q.. _'111'''- `/•� PLAN rPOo'OQSO°tlV°. 2• FEBCO MODEL 905–Y 24"MIN CLEARANCE 1111 .11 ,•MN near ill- �be°�+°°°°a.•; DOUBLE CHECK VALVE �- ASSEMBLY(OR EQUAL) , 00 I.ZONE .•(� .•;p - �p . ,n n• 6'MN CLEARANCE O • z W :.-;s,:;t a4 .,... 111 I.E DR A E D°EaUR1Rw Ale 02.0012 CF MOMMOM2.SEEID.MOWS SOWS NO.ISO 500 FDI MOOD ITS TRE MO,Rmw aiD°LL 5/40 IMMO sorra OF Ins�I „`•-° - CHRUSHED ROCK BASE ELEVATION 6 MIN Q 1OR 3.Nnc� lll..��T DISTRICT SISTA LED CUSTOMER SIDE m I. COROalE ENCASE ENTIRE RIE EDWIN MV b DUO 2 OONOIETE PK CC C MAIM PPE N RE SAYE SZE AS MAMAS UP TO MO NaaORIO r RPE ELEVATION Tc MNOINE MUTER TNN r 94ALL NAVE A r 2.0013PE- NS L: INSTALLATION SHOWN IS ONLY A SUGGESTION.THE T—CUT DISTANCEREEZE FROOTEC BOTTOM OF CLEICEARANCE TO OR SHTE GRADE, STANDARD CLEANOUT FREEZE PROTECTION,AND CLEARANCE FOR TESTING. REPAIR n «his ASPHALT DETAILS ARE THE MAJOR CONSIDERATIONS FOR INSTNIATON. PLUGS TO BE INSTALLED C.�D�l/f SRVICtl IN LEST COCKS OF B0.0W 1i2011N0 IHSTALUTONS tN0 OISSIMILM METAL/A, ?RAYING 050.500 RES=12-05 °r - ---05 Ram DIMING NO.6W REVISE))12-05 ON... ..I a•e• IF FRFE7E PROTECTION IS POTTY/AFI THE 24'MIN(J FARANC£MAY BETxG 1-1/2" & 2" METER s( DETAIL No. �� „. 11". 2" & 21/2" / DETAIL No. CTnalatinValleyWater Dlstrlct-' INSTALLATION ,,, 702 / CTlalatinValleyTaterDistrict DOUBLE CHECK INSTALLATION,`BF 1O2_ • 0STANDARD CLEAN-OUTTC)1-1 2 1-1/2'&2•METER INSTALLATIION I T-CUT ASPHALT DETAILS 44 1-1/2•,2'&2-1/2'DOUBLE CHECK INSTALLATION TS S 7 1:34 GENERAL NOTES 2 •10TeC I I AORdruu=m COMO,',0.wNRTR'm1RV.=rR,4AW.OR MO 54.47.67;SCARROWIw.4€077) tNT)OLWE;!1X ,.0 IOOW 7.05110. °IPler SIM 2)R'D1910 052 ?01-C W,m PAD W-02 C. ISIS DOWD 451 A�o1 1155.STRUC74we 93 De MW)r.LTUSID Or iM NO1 S'm DAC DIDV-10 c 41 VO0n,1R L01.0 231¢5 OF PROF FROM RAF TO OUR2T.PCT"VOID ION E IDMR,II A OR121.5417 OF . .'. oNTur 5,.. MRIICA°A MO OUT.LT RIND TO E SITCOM m DI4RR AFM raT,13m°raonN.cOR • +�..7 11�'• 5)C1551,152.1412 Mm 4IFCM NFPa'IDw,O LONG!,LOS FON DAV Ir A TucAaRO NO OURrr FRNC.WARW.WILT STUD D.NCI))N 21A.IC,R 3510 I.OP4rr 0701 D 15 NOIR N 0 4E,R COIGT13R TO COU¢ON TI." . .1.. •' - ( .975:21.0....0 REMAR U'i O.coAarre CA m00MIRK-ml MOR M'yL .1, 2•J>r..AE Y I Sr O 3055.O LOON MTS)),wall CaRAR D 11m.N®.wars mOAR pafN mNTY(m M RWalOL 40,0 n E FROM=m mN1ROGraL r \` 7)MR no..,a-w RIMUM 1eONMR 444°0510 MRTOO NI..MO 0.40.01,141¢cAlwno FON MOW Cr) •1 A , I I-CARTRIDGECATCHBASIN /yam/ [ � , • �, STORMPILTR DATA 9x140AII1e�" __`-� _ ..L.,_ TRO parr true GRIST SRA klE1ERILC�10 11917130542 OR NaO w 51 IMW-1,.f J17A?J-'-.L9:-1'0 1-ll III Lul:y S•iu ms=mi ^ SO 01.11/7 POD -. A ` DUNEMEW I.M4-7/3E::—■iir[i 41215594 "�°AONG°4D1-CARTRIDGE CATCIIASIN-SECTION VIEW 0B ©5(-iL�ummino Aim DALT SRA)) l/ Pa NOR 4 I•Aa.FLT,.�C?T.••J!rAIM REE 40713451 n.F 1-CARTRIDGE CATCHBASIN-PLAN VIEW0 6da-.1.A VINEM EL.-4,11W--21,71 .e AOim moat rnr Or al F_:•_I•Z:•u.. _ PUT RNArz pp., A021551 1? R�a� � L — OLV CRAM P.M COVER OUile•5'LO �` OCC WV I L FO 111VAnW DOW •_Da aOR]•.SI Ow o i��,� _„_. cos tng IiM RdRRMpz13 Da NDR A —I •31010012110. J11111111111 DDn cY9hing A55odRreS Mnc ON VAR*N1 •••••.I Civil Engineers 6610 SW Redwood Row 1 AMM11250 sato 235 I_ Dec I Riuc� 1-CARTRIDGE CATCHBASIN-SECTION VIEW Portland,OR 07224 1 FAS.(503F]SN 0050[ r;' 45' hi Pm4T.com 1-CARTRIDGE CAT'CHBASIN•9ECITON VIEW O "" _� ^• 1.5121E 056 IxSe[°M „RavN„a,,,,�ar PN:15�3)n znI _ KO SV _ 1 N..I...r, OOtaOE R4 til lims`4114•...a0..'+...UM.a , 1CARTRIDGE CATCHBASIN-TOP VIEW Ci) sOrDs",w'- m DATE 8-10-06 Oasm07C01Rla..r Err0 IMO 1504 Oma CONTR.Nan.r6Nw. moo 0200E CONTS)Sflwr 242.°05. 9 nkrNDS MON �' STEEL CATCHBASIN 3TORMFlLTER A.9141T, STEEL CATCHBASIN STORMFILTSR �' STEEL CATCHBASIN STORMFlLTER ��' SCALE: AS NOTED , PLAN AND SECTION VIEWS 1 VVV SECTION VIEWS 2 SIO1�.1YYA7� TOP VIEW,NOTES AND DATA 3 JOB: #06-014 E71uEpN� STANDARD DETAIL•1 CARTRIDGE um' �Elli STANDARD DETAIL•1 CARTRIDGE UNITSTANDARD DETAIL-1 CARTRIDGE UNIT =MOO ASIM o �.,�.� .. • .. ,. . . 1... R1v..r.s .wb Ie..ow Iwoom IMwwe o . mor ow..........•. .•rtepan . 11... DI .I ,. 1,..........,1,.........1,..........,....,,,..M. , ,N T......T............ wRrw 1. IM . ..1pa..,.�a_ e Iwo Ior.NIDI powwow a maw wwow Ia.o.4 © - SHEET l/�,R 55 WATER QUALITY CATCH BASIN ”'`� 06014 CB_de!°tle.NNp 10499 NTS PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 REVISIONS NMble.EaaM. aetfa PORN MIHAIL D•MAAA ti IS flew wbom1 tam •d. MwWr.DsM OROS oilse to�MYgawl ook dm" r.pa•Awr taw a,rwr aw•rY•eta Om=ow•I Ow.Ow.vo �� oon. •!1•itrlY.ti.Mr.wele.m IS owlet .0 WWII a�•ws de.a•D Mrl.w.wet rwe•Mwer•ew•ons slot...Oohed Yon le le wrWww Q PRa A �eOJ N••our tzwttaa '• NOTES: �7 �.tn .Y. D •arrr�rrwrw.ww•n rt•ow sew lo. ,p.Yrey �i h t.Locate stop lure a R(min.)to 30 h * -141411 -......_. �� one •,Yi�orrswn.�w+.ewrr.~wru'Rs i s n. w,sn r•r.Y..w r ��r 4 14662 �Y 17 ft • • (max)in advance or the nearest marked "'i ` /� "` i • . 1 /4'F. .y Stbrwte)••w.rr ea wwrrw ow r wr•r.r ROOM Gonne Ns.. ►. crosswalk or,it no merited crosswalk. ti� awe Q • • OREGON w -• • in back of the extended fog line. Verify y Deb., •...atmwr•rrw•w••mew•e mem wool,.owl.w'••nem www o• e 41 in ,► • sight distance and truck turning movements. A`J'y�:w , 07. \�G DQ ~�r� ..e.www•..vlae.•Yr•Lbwrrwr...... .....rw'•0. fC H • (28 in min.) OR20-6D 2 Locate crosswalks as per wheelchair ,awMO. PAWY.LELSIDEWAIK RAMP DETAIL l Was Ilea we Weed .Gra el. ekIC d q e•OW .� CUSN • b •• ramp locations or 5 ft back of extended PFTiPt31DICULAR S0)EWALK RAMP DETAIL fk0111r. C e IS In Wee rpewwn N.w rtw ar I I `i • •• fog Inc,edge of pavement,or curb face. (Use rwr or 030110••1 RM•c Don). s La 3C.L__._. VIIJ p•w••.. �FNF WAL OATF.12/31/09 • I • •• • •N•r.ga.maw mew b•dWiwO •r4 •.r•••.•a•wwe•oewa••e'q•aosolo atw w•u.r.rn • .D 3. Removal of existing striping is to be ; s �•+--aoe Yy�or•..*.r.Y�wre.•.eru.�a�•n••ar.. S •Twrprwww..•••.ew.•w•••aw.••.Ye• n— determined in the field and Is consideredsenr BECnON B B �7••••,wr.•w�•a.•••wrn. . WHEEL STOP - • '• .n •: incidental work Pavement markings and Ar arm seance bG WITH WNOLITHIo CLOW a SIDEWALK r•mrw..•w • •rn • •• striping shell be removed per the Project i4. CLo ere (TYP.) • •N Special Provisions. ftY•t AWP rr.s NNreww!:riot. Aawrw...••w 141.1 Won* row •► !n. ro--1-�/-.m I Drwrrrowwn. 36 in mr • 4.Ail pavement marking materials shall g SECTION AA eEcn01l A/O (I r A;:4.:f., Ay ( , , R7 • be installed as per section 02800 of the S wml eamou HC CURB•9 iOPee.K I1/ icy 9 ft 24 in • •• Oregon Standard Specifications 4 in • min.) Painted • ppA 5.AlpaintaWpaverrertmark)markings amSSW r� •D. �� 44�': z. Q •C• n9 OM WOW 10•brMip Ota nowt '", +_1� � •'• ® ®/ De from the ODOT Qualified Products listing, arWOK w•.m tr tarp •wa•e.,tt•aLL- 2 ft �Stripes •� Yr�,aw.wu..r 15 er Ar►/ �t ®(a ,awrr. MOops O•b Wlwpt•w••••.1•••••/...tr �� ® 0 O T • 6.For details not shown see remaining TM500 D e, re„e...,.w,121e/0112 mar• �! `. �' • series of theStandard Drawl . A• ,•la,r .• Oregon �► f PERPENDICULAR SIDEWALK RAMP Wm& Z R • Af WITH SINGLE FLARE DETAL Q V -• 7 All non-standard crosswalk designs must be �� d Ar.t•rwr p emelweA•�•ure PERPENDICULAR SIDEWNJC RAMP Z W approved by the State Traffic Engineercle._ >y �� *No owl WWII amw M.Y.wrq o.. TNRIXIDH BUFFER sTRP • I CC Lane line dimensions are shown on the �` - Or I4 OM ILO .. J 1' Q 8 ft .•• sMpag plans. N.•crr.to..0�....,_yr' 1 `, as I q Q W Lane marking on pavement. Some ADwb•t s a m• ` !W yrs• •►• 2(4 s+i1� too m o stripes require lane markings to be s�,.— WO eECHON Aw !MON^'•. W CC COM/NA-110N 3 DEWALK WIMP OETAL offset from the lane line.Lane marking SECTON AA iQrGN M1 R. R•'D••w• wnH.lOnoIIrHR,•CURS a soEWALA CO r^ 0 ♦• •• dimension otben at of striping m.o.= � i. 011e,IADtOUTIDG GUM•OO[WAlle Romp wrwe v, • unless noted otherwise. s2.4 m K Z T • - L_ems MOM,_ W ` w to r -- DISABLED PARKING DETAIL a.r, n.rsw.r_rr OREGON STANDAR)DRAW't� . DLI 0 L lig a a•..�.dee wwww,t f\ LT 'il '�O� ��FwV••4r4r SIDEWALK RAMP DETAILS 0y —..0m r.yreer cite mtr SECTION CC SeCmoN GC W'TQ wrrrrrweti. um H MONOUTMC CURB A SE-WALK rNatb.r®m.E RIr1EZ1Yfi WNW( AsOlo��•~� 1 ^4 1A1DEW- OQAI ^r w��w5'S•` RD766 • elDISABLED PARKING DETAIL ®ADA RAMPS DETAILS w.—• Fir _ . ." - L//r .GWw•p0 b Y'K IIlyS//. o••p y •nrrl ASIY� a••n OZ.=ro•se•WOO oV 6.an 1.=.1.. mold to para lir iii 1-1_1 pe !: Seas pare Ir•a•rw/ Wµeero.aban. , e •Re �Yt M ees Ron t `A s.m..0 Noe IFIN -� X;41 M. NS•r•. ----"-- f 'A•• =e^crwlr/trlr:noi> ..-'C OW Moe �t� an ♦t I rn•r mom��we eos.Natend erso-In*now-.ar WrP.r-0•rnae.rw.e•.ai Y•T•rS ,h�v•N,•.r•�r,r. oMr• barote.Sly ht23 yrni•altar,Lew :rII—, r two CtXs Ing s� Iii ... ..,-,,,,A,,,,..-.:,;: 4 r•'N.e.i K _". Yw,nie. eme•4f S fs,,r�ours '�W'-•' -�-reovenar•ea.. .o a'-a•.........from ...ny Don Cushing:\sstxiaus MI ers `\\ o-wa a race ••IS•••° eater n, Civil 0SW KWine L<n< • `Co oWea•a�aoe roe w as seem. Gale 235 rt•e/c•N"=l)d L mv.•J000 or aY earn Portland,63 OR 97334 364 1^ Hitching Post Bike Rock FS.D*�ism1620-2nl SErfoce MoLnted www.ousbing-mgr.com Le gtts:end Section Cross Section Saar l-•no- DATE: 8-10-06 SCALE: AS NOTED • JOB: *06-014 Ooottn w w.11.416 SHEET BIKE RACK DETAIL _ C9 06014csdeers.&„,nous PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 REVISIONS _ 7:\ '4 DEMOLITION AND REMOVAL NOTES TREE IDENTIFICATION v \I \ 1�J + ` COMMON NAME CODE SCIENTIFIC NAME '` Y Y - \ I - O REMOVE TREE • b.c �- — �%� (�,+-�� WHITE BIRCH W8 Betula popilifelia • N �4 I/ 1 �A 14 %0 0 Omen., /` _ 2O REMOVE EXISTING PAVEMENT ENGLISH IW Et Hectare helix ��,rd `y', ----. 00 "\Vl--" / {/'-�V,-.-�, AUSTRIAN PINE AP Pinus nigra ,(%- V ' 7' 7 �{I I °` x 1 O DEMOLITION EXISTING CURB AND GUTTER SHORE PINE SP Pinus contorts LQ (7UF�t �pA\o,\,, ,L•ivu`/I Ltt�ir✓✓� _ !� '-"! off DEODAR CEDAR DO Mears deodara 4 G t N.44�.ia Nj APPLE A Malus species .� Him 0 / '--__ ___ i/ PLUM P Prunus species GRAPHIC SCALE 1 /i� ___ i OREGON (IN FEET) (1 0 ID LEGEND SCALE T'=10' I �"� �/ r :, TREE INVENTORY [rr pa+►:(... C` f ijvo9 1 / \ \ ��/'� 1 TAG N SPECIES DEN CONDITION REMARKS REMOVE / \ \ \ IOAT TREE TO BE REMOVED 1 DECOEC �� '''''',.,,...);.;,;.,,,,,,,-///'''' / \ I 1 AP 20 POOR 2 STEMS AT f0',TN X IP lir \ 2 SP 14 DEAD FELL OVER IN WIND STORM X i/ \ I v,, / 3 SP 8 FAIR X 1 i I 4 SP 9 POOR 3 STEMS,1 BASE,BEETLES X I 5 AP 20 POOR ENGLISH IVY X 1 \```_'__ ',,,,yy/tI / 0:-'41;., '" _r.i // ///� DREMOVE ISPOSE OF ALL MATERIALS AND INNAPPROVED J V I 6 WB 12 POOR 2 STEMS,1 BASE,INSECTS X 1 / I 1 7 WB 12 FAIR X I*. \\ \ / I Ch 1 / OFF SITE FACILITIES. 8 WB 14 FAIR X Q / I "`IWW� 9 WB 16 FAIR X \ ........ / I 10 DO 27 FAIR Z \ \ I TREE PROTECTION FENCE 11 WB 17 FAIR 2 STEMS,1 BASE X 0 1 I 12 A 6 FAIR FRUIT TREE I \ \ / I 13 P 9 POOR DISEASED 2kJ 1 l \ \ / I C) ED 1 14 DO 28 FAIR W EXISTINGU I BUILDING / \� --_____I Cli PROJECT ARBORIST GUIDELINES FOR PROTECTION OF TREES ON CONSTRUCTION SITE C CC ! i/ip ,, / 1 DAVID D.HUNTER STORAGE OF MATERIALS,RSCA REGI$TEREO CONSULTING ARBORIST N408 THERE SHALL BEND STORAGE OF MATERIALS OR SUPPLIES OF ANY KIND WITHIN THE 1 ISO CERTIFIED ARBORIST RPN-1058 A PROTECTION BARRIERS.CONCRETE AND CEMENT MATERIALS,BLOCK.STONE,SAND,AND ACI PNW ISA CERTIFIED TAEE RISK ASSESSOR A'0150 SOIL SHALL NOT BE PLACED WITHIN THE DRIP-LINE OF THE TREE. rPROFESSIONAL FORESTER'' PO BOX 324 FUEL STORAGE: FOREST GROVE,OR 97116 FUEL STORAGE SHALL NOT BE PERMITTED WITHIN 150 FEET OF ANY TREE TO BE PRESERVED. tP , \ OFFICE:503-357-4344 REFUEUNG,SERVICING,AND MAINTENANCE OF EQUIPMENTAND MACHINERY SHALL NOT BE � CELL:503-319-0380 PERMITTED WITHIN 150 FEET OF PROTECTED TREESFAX:503-992-0169 � EMAIL:DOHUNTERARBORI$iQAOLCOM DEBRIS AND WASTE MATERLOLSI DEBRIS AND WASTE FROM CONSTRUCTION OR OTHER ACTMTIES SHALL NOT BE PERMITTED � IJ 1 W?THIN THE PROTECTED AREAS.WASH-DOWN OF CONCRETE OR CEMENT HANDLING~� DCI EQUIPMENT,IN PARTICULAR,SHALL NOT BE PERMITTED WITHIN 150 FEET OF PROTECTED �� ' TREES. 13 'fir �� 1 D.'tv4 I,i DEC ryr 1 Q GRADE CHANGES' • �� C� GRADE CHANGES CAN BE PARTICULARLY DAMAGING TO TREES.EVEN AS LITTLE AS TWO �� 6• , �'��-"� /� INCHES OF FILL CAN CAUSE THE DEATH CFA TREE.LOWERING THE GRADE CAN DESTROY I' I ."��,� MAJOR PORTIONS OF A ROOT SYSTEM.ANY GRADE CHANGES PROPOSED SHOULD BE E 0 / ""�O� APPROVED BY AN ISA CERTIFIED ARBORIST OR A REGISTERED CONSULTING ARBORIST OF THE • 1 � ,/ AMERICAN SOCIETY OF CONSULTING ARBORISTS BEFORE CONSTRUCTION BEGINS.AND 1 / PRECAUTIONS TAKEN TO MITIGATE POTENTIAL INJURIES TO TREES ATTEMPTING TO PRESERVE. ' DEC 0,/t DEC /ii/iii ' /ri't� / / 1 DAMAGES' O Z ANY DAMAGES OR INJURIES TO THE TREES SHOULD BE REPORTED TO THE PROJECT ,,o. AV ARBORIST AS SOON AS POSSIBLE.SEVERED ROOTS SHALL BE PRUNED CLEANLY TO HEALTHY Z I fir �n TISSUE,USING PROPER PRUNING TOOLS.BROKEN BRANCHES OR LIMBS SHALL BE PRUNED •' / /I Y 1 C '/'� ACCORDING TO INTERNATIONAL SOCIETY OF ARBORICULTURE(ISA)PRUNING GUIDELINESQ CI- 1 .,I1W'ji 1 ANO ANSI A-300 PRUNING STANDARDS. } J w 4E.C, r--y /,' ; CONE I PREVENTATIVE MEASURES: `O 7 DEC O.M 4:706c 24, I BEFORE CONSTRUCTION BEGINS,FERTILIZATION OF THE AFFECTED TREES IS RECOMMENDED 0 O `� ' / TO IMPROVE THE TREE VIGOR AND HEALTH.SOIL ANALYSIS TESTING SHOULD BE COMPLETED 1 •EC �� TO ASSURE FERTILIZATION WITH APPROPRIATE FERTILIZATION PRODUCTS.PRUNING OF THE 1 I ®� DEC TS• a TREE CANOPIES AND BRANCHES SHOULD BE DONE AT THE DIRECTION OF THE PROJECT �J W ' _�,.�.� / ARBORIST TO REMOVE ANY DEAD OR BROKEN BRANCHES.AND TO PROVIDE THE NECESSARY 0 I iiii//� / 1 CLEARANCE FOR CONSTRUCTION EQUIPMENT LU II 7 _..11111,.. 1 0I- 1 ij 0 1 Iv, /N I 0 1 I 0 CONE "Tm�``/or "'u.^,,,,, + O i COyF A 4 ty I I .: at DEc ��r� ria f� cQNF p 1 �://ii/ j ��cGA,� ❑ _ 1 CUs m s //I _ A PROTECTION BARRIER SHALL BE INSTALLED MOUND THE TREE CR TREES TO g .aetli , it, i�i/ ��` A BE PRESERIED.THE BARRETt SHALL BE CONSTRUCTED OF CHAIN-l1M Don Cushing Associates � , /��',� n ;S v' ��/�i/// `` _ _ _ r�...�, IM a•-••=�..� FFTLDNG.DIE BARRIER 91N1 RE PLACED AS FAR FEN THE BASE OF THE Civil Engineers /r" ��. •rheas._ ` /�0.rr�.v... :.• :,............z.,.....,, 1REE(S)AS P059B1f,)REP ABLY AT BE DRIP-INF.111E fENGNC 9iALL ..•1......-=:__ _;� �4 - - — — . BE MAINTAINED N GOOD RFPAR THROUGHOUT THE MARCO CF THE 6630 SW Redwood Lox SS ' .I'~ �� '/ • I�• ' ♦ ��r PRO CT.AND SHALL NOT BE REYOWO,RELOCATED,OR ENCROACHED UPONSW=235 'MOUII/I �� - ••.,��_,��..•er �..�.,iv3�7116wi>bxaxni SS � •/ / dr- . ,, ��'��I ` _ •'_ a__ —__..r/�4 ON THETFENCJNC AIH STATES THE PNO.ECT THERE PERIASSON CF THE AMORIST Me. h ARMS'IS AND A www.��nl.s�sr.w. / '/ • I �. CONTACT PHOIE NUMBER,MID THAT NO ENCROACHMENT OCCURS MOT ,,,,/,�///// •' /�j THE THIGH CONSENT THE SITE ND TRE T.PLACE RYE OR SIX(5.-6.) 4 i ` '�!( / FOOT HIGH CNAN lH(FENCES AROUND TREE PERIMETERS AT DRIP UNE PAN1R / . '/ � TO NAY CONSTRUCTION ACTUATES ON SITE.FENCES ARE TO BE MOUNTED ON GATE: 8-10-06 ��i ��j REFER TO SHEET C2 �/ / 2 NDS G*ETER SAL908250 NON POSTS,DRAWN INTO THE GROUND 10 A �j� / SCALE: AS NOTED FOR HALF-STREET /,'�i/ �� / TREEPROTECTION FENCE DETAIL CEPTH CF AT LEAST 2-FEET AT NO MOTE DWI 10-FOOT SPACING. I /� JOB: #06-014 IMPROVEMENT 4____________SW/l/ „/ /, ,��i//,/ �i''' w 77 BE ` NTS w�~w�—w LAND .,DAD /////� ' ss ©E6lw••R�....,.�,,. T w ti ' ` —SS C 7 0 • o w w--_________ h :2'... ,......./,....:6',.,00 �i w`w 0PUBLIC FACILITY IMPROVEMENT PERMIT SUBMITTAL 04-08-08 bluedot group land surveying&mapping Bees hampton st,suite 101 Portland.a 97223 . v.303.924.0109 1 t.603.824.9068 REGISTERED9 4 10 11 12 13 PIONAL.NOFSUSRVEYOR\111 I OREGON JGRAPHIC SCALE `ROBERTZCY .NNOXJ 0 10 20 40 RENEWAL 12-31-09 (IN FEET) SCALE:1'.2U Z ' O . 0 W 5/IP IR, CC 000D CONDITION 0 DOWN 0TyL 584'2800T 109.96' SIE IR,IN CONC FENCE CC L IED AT• LNOR/LENT vi. (/) Z nEp AT BABE OF FENDE, LEGEND: I- O • FOUND MONUMENT — CJ 19 0 STORM DRAIN MANHOLE 2O 20 1 8 17 ® -CATCH BASIN (n ~ • WATER METER Q Z tll GAS VALVE W V) j>;-4 UTILITY POLE WITH UGHT Z < NousE Off+ ELECTRICAL RISERTwo Np00sd' ■ MAIL BOX mud, M A� .0 o CABLE TV RISER R PPIIP. F mem.. ? a TELEPHONE RISER ' uiINNI so STORM DRAIN UNE 1 4 a W WATER LOCATES OEC ; II 1r III �� o GAS LOCATES g � § —w�- COMMUNICATIONS LOCATES T 4'HIGH WOOD FENCE 'r. W RETAINING WALL • *M ® DECIDUOUS TREE m a &n ._ ,-,[DEC _ J m =cmst 1 CONIFlR TREE Cr) i-H C III�� 2 IR IRON ROD ' HiCi) mm WMPC WITH A YELLOW PLASTIC CAP p,,, O O 0 COIF._ rx 001 - N CONE ,OB.�: _. 1 ,,. \COM , ate. W DECVR �_ 0 x l'II So ce Q • U /({0,,, .. ..- .. .-. RIM 201.47 f �e(s)209.9 or Pvc) EWALX D, S.W.BEVELAND Re• 11 E(W 201.9(1r cosic) \ LATH MAWE0'PROP cow NO RECORD M \ o N W W/,PC . RIM 1m CO S32.1.NNET a2t. RE(9I MB Q M �M2D3.3`,z ry W REVISIONS IEEE(Wf s.. I ea soca RIM 20&99\ NOTES: E MI 2055(I2.WC) 5.T IRW NW roENNEv 0246,• 1)CONTOUR INTERVAL IS 1.0 FOOT WITH 5.0 FOOT INDEX CONTOURS. 2)VERTICAL DATUM IS NATIONAL GEODETIC SURVEY VERTICAL DATUM OF 1929(NGVD 29)BASED ON THE CITY OF TIGARD BENCH MARK INDEX \ NUMBER 252,BEING A BRASS DISC IN THE TOP OF CURB AT THE SOUTHEAST QUADRANT OF THE INTERSECTION OF SW 72ND AVENUE AND SW HAMPTON STREET.THE PUBLISHED ELEVATION FOR BENCH MARK 252 IS 222.84 FEET. FEB 3)FIELD WORK WAS PERFORMED BETWEEN JUNE 27&28,20(18. DATE14. 2008 ,1De Na 2008027 4)UNDERGROUND UTILITIES ARE SHOWN AS MARKED BY ONE-CALL UTILITY LOCATE SERVICE.UNDERGROUND UTILITIES MAY EXIST WITHIN THE SURVEY AREA THAT ARE NOT SHOWN ON THIS SURVEY. • . —CALL EMU DIG__. V 1 5)STORM AND SANITARY SEWER PIPE SIZES AND SANITARY SEWER LATERALS ARE SHOWN PER CLEAN WATER SERVICES FACILITY MAPS. 1 OF 1 cus ing Don Cushing Associates Letter of Transmittal Civil Engineers To: Cheryl Caines Date: 4/22/2008 Community Development City of Tigard DCA Job Name: 06-014 Beveland 13125 SW Hall Blvd. Tigard,OR 97223 Project#: SM LLC Office Conversion From: Monica Striker 7405 SW Beveland Road Copy to: File TRANSMITTED VIA: DELIVERY STATUS: RUSH GENERAL ROUTING MAIL COURIER X DCA DELIVER FAX PICK UP Quantities DESCRIPTION 1 Sheet C-10 w/Arborist signature&stamp for your records THESE ARE TRANSMITTED AS CHECKED BELOW: FOR SIGNATURE APPROVED AS SUBMITTED X FOR YOUR USE RESUBMIT COPIES OF APPROVAL X AS REQUESTED RETURN CORRECTED PRINTS FOR REVIEW AND COMMENT REMARKS: SIGNED: , A `_ .—✓ii . 6650 SW Redwood Lane,Suite 235 Portland,OR 97224 503-620-7884(v) 503-620-2771 (t) # DESCRIPTION b ,�QQ b -000P S ARR[NT I STATUS UPDATED ' DATE BY DATE BY 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. If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 10 LIGHTING PLAN APPROVAL M 4/10/2008 CAC 4/10/2008 CAC 10. Prior to site permit the applicant shall submit a lighting plan for review and approval. 11 PFI REQUIRED N 11. Prior to issuance of a site permit,a Public FacilityImprovement(PFI) KSM jet1/31to 08 MSB P permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.tigard-or.gov). 12 DESIGNATE LEGAL PERMITTEE ON PFI N KSM 8 MSB 12. 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. 13 ACCESS/PKING PLAN-PFI PHASE M 2/11/2008 AED 2/11/2008 AED 13. 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. 14 PAY ADDRESSING FEE M 3/28/2008 KSM 3/28/2008 BRS 14. Prior to issuance of the permits,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 15 FRONTAGE IMPR PLANS-BEVELAND ST M 4/10/2008 AED 10/2008 AED 15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Beveland Street as a part of the project: A. 6-8-foot concrete sidewalk with planter strip,matching existing; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer,to be approved by City Engineer;and D.driveway apron to current construction standards. 16 PROFILE OF BEVELAND STREET M 2/11/2008 AED 2/11/2008 AED 16. A profile of Beveland Street shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 17 SHOW PUB WTR LINE/WTR MTR ON PLAN M 4/10/2008 AED 4/10/2008 AED 17. The applicant's plans shall be revised to show the public water line and water meter that will serve this development. If a new or updated service is required 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. 18 WTR QUAL FACILITY PLANS N KSM 2/1/2008 MSB 18. Final design plans and calculations for the required private water quality facility shall be submitted to the Engineering Department(Kim McMillan)as a part of the Public Facility Improvement(PFI)permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 19 DISREGARD(SAME AS#18) N KSM 2/1/2008 MSB 19. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department(Kim McMillan)as a part of the Public Facility Improvement(PFI)permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 'l ng-CaseConditi ons.rpt Page 2 of 3 7405 SW Beveland Exterior Lighting The attached drawing shows the following: 1. (4) exterior motion detector lights on structure corners 2. (5) path lights—line voltage—height approximately 12" 4/4/2008 CITY OF TIGARD 1:44:16 11:44:16AM A ' 13125 SW Hall Blvd. r I G,A It I i Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SDR2006-00012 Project Name: S.M., LLC OFFICE CONVERSION CURRENT STATUS UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 1 REVISED LANDSCAPE PLAN M 4/3/2008 CAC 4/3/2008 CAC 1. The applicant shall submit a revised landscape plan for review and approval that shows the following. All trees must be 2.5 caliper inches to meet Tigard Triangle standards and materials must be of a size and quality to achieve the screening effects within 2 years of planting. A. Street trees from the Tigard Street Tree List that meet the standards of 18.745.040.C. Trees must be at least 2.5 caliper inches to meet Tigard Triangle requirements. B. Landscaping that provides screening and a shade canopy for the parking area. Plantings shall include a mix of low lying and vertical trees and shrubs. CD C. Trees along the rear property line spaced to meet the requirements of 18.745.050(B)(4)(a). D. Location of and screening for all service facilities. 2 FRANCHISE WASTE HAULER APPROVAL M 4/3/2008 CAC 4/3/2008 CAC 2. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. 3 WHEEL STOPS ON SITE PLAN M 4/3/2008 CAC 4/3/2008 CAC 3. Prior to issuance of site permits the applicant shall submit a plan for review and approval that shows wheel stops for all seven parking spaces or approved materials in the car overhang area. 4 SUBMIT TREE MITIGATION PLAN M 4/3/2008 CAC 4/3/2008 CAC 4. Applicant shall submit a tree mitigation plan for review and approval by the City Arborist. on S;4e, y 5u.rnMU takt.Pant. 5 CASH ASSURANCE FOR TREES N CAC 1/31/2008 MSB 5. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the construction phase,and are properly protected by the same measures afforded to other protected trees on site,the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060(D)will be credited against the approved assurance,for two years following planting. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. 6 SUBMIT TREE PROTECTION PLAN N CAC 1/31/2008 MSB 6. Prior to issuance of site permits the applicant shall submit a tree protection plan to the City Arborist for review and approval that show specifications per the project arborist's recommendations. The plans shall indicate the type of fencing (chain link),and the signage requirements directly on the plans. The tree protection sheet shall include a signature of approval from the project arborist. 7 NO WORK WITHIN TPZ W/O APPROVAL N CAC 1/31/2008 MSB 7. If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 8 INSTALL ALL TREE PROTECTION N CAC 1/31/2008 MSB 8. Tree Protection-Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. 9 BI-WKLY ARBORIST REPORTS N CAC 1/31/2008 MSB 9. 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 building construction phases. The reports shall evaluate the condition OEta 5r"1nc S h•t '5 r►ti l k b o ri r\q p.-. pe---,..1 p r0 vi c�C,_ re Soe.n o 4-it •e_lot Ci IA-.-9e ;sf. / �5 �n adds ,► •e {C ncR . PI ng-CaseConditions.rpt Page 1 of 3 Pt� n i i n 41,4-e neon Gr J) Cts i 5-ins. 1` i y�i rt 5 of 6S ryC i/l -�'Lc 5 r etc y a d- i 3 5 Cruel,n d(C.. k 4 lA +"- lc i s n4 la" iC4./iELS • MEMORANDUM TIGARD TO: S M, LLC Office file SDR2006-00012 FROM: Cheryl Caines Cart" RE: Condition #2 DATE: 4/4/08 This memo is to document a conversation with Harlow Spaan and Jeff Sorg, the applicants for SDR2006-00012. In a meeting on April 3, 2008 we discussed outstanding issues and conditions for the above referenced land use decision. One such issue was condition #2 that required the applicant to submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. Harlow stated that they currently have garbage pick-up by rolling two cans to the curb. These cans are stored in a small outbuilding in the side yard of the site. No changes are proposed to this waste storage/removal system. Therefore, the standard is not applicable and considered met. S2M LLC Office Construction Plans SDR2006-00012 Tree Mitigation Plan: The following is the legend for the trees to be planted at Summer Lake Park. This plan was prepared by Steve Martin of the City of Tigard Park Department.L( X) Cedar (Q) Deciduous—moist soil trees, select from: ash, tulip, popular (x) Deciduous - select from: northern red oak, big leaf maple fick5, l d ,G 0f rt,c lecii c� � f/44,(1 k_L. 72 5 —o 4e--- 4i/iv/ma a ,C- ,2 C/L /f < WC/y'tJ PpprbuLc - 4v-1-a a d'a.! 9 rt0 k, MA ani► 3.1 rebu.i 3 I r...14:9.2.4-;.14.-. -I AC-1 C S CAC., 21/3/D8 Sbk x - 60 City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga) JR 97223 • ;, TIGARD February 6, 2008 ONLINEED, Inc. 7405 SW Beveland Rd. Tigard, OR 97223 Re: Permit No. VAR2006-00089 Dear Sir/Ms.: The City of Tigard has canceled the above referenced permit(s) and enclose a refund for the following: Site Address: 7405 SW Beveland Rd. Project Name: S M Office Conversion Job No.: N/A Refund: ® Check#55560 in the amount of$121.20. ❑ Credit card "return" receipt in the amount of$ . ❑ Trust account "deposit" receipt in the amount of$ . Notes: Variance not required as trees could not be saved in order to use as existing street trees. If you have any questions please contact me at 503.718.2430. Sincerely, Dianna Howse Building Division Services Coordinator Enc. I:\Building\Refunds\Administration\LtrRefund-CancelPermit.doc 01/16/07 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 • City of Tigard TIGARD Tidemark Refund Request This form is used for refund requests of land use, engineering and building application fees. Receipts, documentation and the Request for Permit Action or Refund form (if applicable) must be attached to this form. Refund requests are due to Tidemark System Administrator by Friday at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Tidemark System Administrator for distribution. Please allow 1-2 weeks for processing. PAYABLE TO: ONLINEED, Inc. DATE: 1/15/08 7405 SW Beveland Rd. Tigard, OR 97223 REQUESTED BY: Dianna Howse CAC TRANSACTION INFORMATION: Receipt#: 2006-5874 Case #: VAR2006-00089 Date: 12/18/06 Address/Parcel: 7405 SW Beveland Rd. Pay Method: Check Project Name: S M Office Conversion EXPLANATION: Variance was not required. Trees could not be saved in order to use as existing street trees per Cheryl Caines. REFUND INFORMATION: Fee Description From Receipt Revenue Account No. Refund Example: [BUILD] Permit Fee Example: 245-0000-432000 $Amount [LANDUS] Special Adjustment 100-0000-438000 $105.60 [LRPF] LR Planning Surcharge 100-0000-438050 15.60 TOTAL REFUND: $121.20 APPROVALS: If under$500 Professional Staff ---� If under$7,500 Division Manager '� ✓ � , r If under$22,500 Department Manager If under $50,000 City Manager If over $50,000 Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONjX.z, . V' Case Refund Processed: Date: /./i5-./(..r By: 777y \Building\Refunds\RcfundReyucst.doc 05/23/07 CITY OF TIGARD 12118120x6 : �� 13125 SW Hall Blvd. 2:54:31PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200600000000005874 Date: 12/18/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2006-00012 [LANDUS] SDR Under$1,000,000 100-0000-438000 3,759.00 SDR2006-00012 [LRPF]LR Planning Surcharge 100-0000-438050 555.00 .----> VAR2006-00089 [LRPF]LR Planning Surcharge 100-0000-438050 19.50 --_... VAR2006-00089 [LANDUS] Special Adjust 100-0000-438000 132.00 Line Item Total: $4,465.50 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check ONLINEED,INC. ST 12067 In Person 4,465.50 Payment Total: $4,465.50 cReceipt.ipt Page 1 of I Community Development Request for Permit Action TIGARD TO: CITY OF TIGARD Building Division Services Coordinator 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff (check one) REFUND OR Name: ONLINEED, Inc. INVOICE TO: (Business or Individual) Mailing Address: 7405 SW Beveland Rd. City/State/Zip: Tigard, OR 97223 Phone No.: 503-636-4580 Harlow Spaan PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ® CANCEL PERMIT APPLICATION. • REFUND PERMIT FEES (attach receipt,if available). ❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below). n REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit#: VAR20 00089 Site Address or Parcel#: 7405 SW Beveland Rd. Project Name: S M Office Conversion Subdivision Name: Lot#: EXPLANATION: Variance was not needed. Trees could not be saved in order to use as existing street trees. /Q�filA/Z GPO'Ji CP- ,ti+-f'/G, Signature: (C ?._, Date: 1/2/08 Cheryl Caines Print Name: Refund Policy 1. The Director or Building Official may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 800'0 of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80°'0 of the land use application fee for issued permits. d) not more than 800 o of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80%of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same methcxi in which payment was received. Please allow 1-2 weeks for processing refunds. FOR OFFICE USE ONLY At&: Rte to Sys Admin: Date By Rte to MgrAdmin: Date _ ", By 12W Refund Processed: Date //,SAF' By Invoice Processed: Date By /.S 4 a Permit Canceled: Date 05/OA By Parcel Tag Added: Date By /0 5,G O Receipt# &•-5 'y Date /a /pc, Method � Amount$ A�/. a 0 I:\Building\Forms\RegPermitAction.doc ev�( (4, c/26/07 City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, .jR 97223 • •• T I GARD November 6, 2007 Robert Price Planning and Development Services 3935 NE 72°`'Ave. Portland, OR 97213 RE: Completeness S M,LLC Office Conversion Case File No. SDR2006-00012 Dear Mr. Price: The City of Tigard received your original application submittal for a Site Development Review on December 18, 2006. The development site is located at 7405 SW Beveland. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of November 5, 2007 for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Caines Associate Planner c: SDR2006-00012 Land Use File Harlow Spaan,Jeff Sorg, and Coni Meyers; applicants Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 RECEIVE® cus ing OCT 0 4 2007 CITYOF r4GARD PLANNIN Don Cushing Associates r FNr Civil Engineers �l- �INEERING 6650 SW Redwood Lane,Ste.235 Letter of Transmittal Portland,Oregon 97224 503-620-7884(v)503-620-2771(0 Date: October 3,2007 Job.No. 06014 Project: 7405 SW Beveland Street Completeness S.M.,LLC Site Development Review Case File No.SDR2006-00012&VAR2006-00089 To: Cheryl Caines Assistant Planner City of Tigard TRANSMITTED BY 13125 SW Hall Blvd. Tigard,OR 97223 MAIL XX COURIER FAX Pick Up Quantities DESCRIPTION 6 Copies of complete application packet 2 Copies of revised arborist report dated 7/1/07 8 11 X 17 copies of the plan sets 2 Sets of pre-stamped,pre-addressed envelopes 1 Compact Disc with all materials submitted 1 8 1/2 X 11 copy of C-1,Site Dimension Plan 11 Copies of the Traffic Data Response THESE ARE TRANSMITTED AS CHECKED BELOW: FOR SIGNATURE APPROVED AS SUBMITTED FOR YOUR USE RESUBMIT COPIES OF APPROVAL AS REQUESTED RETURN CORRECTED PRINTS X FOR REVIEW AND COMMENT REMARKS: COPY TO: Bob Price,Harlow Spaan SIGNED: Bonnie Marsh for Don Cushing 07/25/2007 08:42 FAX 5035981960 CITY OF TIGARD I7j001 ********************* *** TX REPORT *** ********************* TRANSMISSION OK TX/RX NO 0135 CONNECTION TEL 5032811447 SUBADDRESS CONNECTION ID ST. TIME 07/25 08:41 USAGE T 00'59 PGS. SENT 4 RESULT OK City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 (503)639-4171 r FAx TRANSMITTAL T 1 G AICD Date July 25,2007 Number of pages including cover 4 sheet To: Bob Price From: Cheryl Caines Co: _ Co: City of Tigard Fax#: 503-281-1447 Fax#: Ph#: (503) 639-4171,Ext.2437 SUBJECT: SDR20Q6-00012 Attached is the Kim's incomplete list from 6/12/07. Please let me know if you will be revising any of these items prior to Completeness Submittal. I will send out the letter requesting additional copies today. I have also attached the form you will need to request two sets of mailing labels from Patty in our office. Let me know if you have questions. July 25, 2007 Robert Price Planning and Development Services 3935 NE 72nd Ave. Portland, OR 97213 RE: Completeness S. M.,LLC Site Development Review, Case File No. SDR2006-00012 and VAR2006-00089 Dear Mr. Price: The City has received your application for Site Development Review (SDR2006-00012) to convert an existing single-family home into an office building. The development site is located at 7405 SW Beveland Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: • Submit 6 copies of complete application packets. This includes plans and all application materials that have been submitted to the City. If items have been revised, please only include the revised version. • Submit 2 additional copies of the revised arborist report dated 7/1/07. • Submit 8 additional copies of plan sets. These can be reduced size copies. • 2 sets of pre-stamped,pre-addressed envelopes. Property owner list must be produced by Patty Lunsford in the Planning Department, 503-639-4171, ext. 2438. • 1 compact disc with all materials in a searchable format (PDF for example). Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Caines Assistant Planner c: SDR2006-00012 Land Use File Harlow Spaan,Jeff Sorg, and Coni Meyers; applicants is\curpin\cheryl\sdr\S.M.LLC Office\sdr2000-00012 incomplete.doc ua"rY? (sr n-o v is w ) 1 y. 2A) OU r}s-ip d) ) cl-y)1DO cr.- ti SSI 01A6 Icpoo PUBLIC FACILITY PLAN Project: ,-,.O5 Beveland COMPLETENESS CHECKLIST Date: 1/3/07 GRADING ® Existing and proposed contours shown. _ ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES _❑ Right-of-way clearly shown. Label ROW ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. Traffic Impact and/or Access Report 18.705.033.H.1 Provide Preliminary sight distance certification for driveway access Street grades compliant? 61-1 Street/ROW widths dimensioned and appropriate? Provide dimensions on Half-street improvementlans N Tvpic,AC.. P ❑ Private Streets? Less than 6 lots and width 4' err Q-, secnoA) appropriate? /" ❑ Other: 1) P.M. peak trip contributions, £taining 1) Provide traffic data for 72nd/Dartmouth, wall in ROW 68`h/Dartmouth and 72nd/Highway 217, 2) No 07413 DWI1 MUST 156 retaining walls are allowed in the public pR OV iii �y TAA FFIc. E,464 ROW. Staff agreed that the sidewalk could IS S NOT 8AM eD O j pr Ase. meander to save trees. If that cannot be 4. done then the trees will have to be removed. ir is expecreD TRA FFic. ON vtI t c44 To $ASE A N A s ec cri FDS TIeA iFi�c. S/6Nr1 C.S. SANITARY SEWER ISSUES Existing/proposed lines shown. Show where building connects to sewer J Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Does water line end west of property? g. Existing/proposed fire hydrants shown? Show nearest hydrant. Proposed meter location and size shown? Show meter and size Proposed fire protection system shown? Provide preliminary approval from TVFR STORM DRAINAGE AND WATER QUALITY ISSUES Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide calculations for water quality. 6-* provided? v•P/ovide calculations for detention (required if net, new impervious area exceeds 5000 sf- show area calculation) _ ❑ Water quality/detention facility shown on plans? Show facility on plan ❑ Area for facility match`tcrequirements from calcs? Age 1 REVISED: 01/03/07 phi l eN<T � <0 •- A LCS Age 5 �� O tJ • w ATS OU.-U 1 I S ST I t t,. iQ„E CS?(,l l IteA • I ❑ Facility shown outside any wb, ,nd buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE E INCOMPLETE By: C <541 Date: 1/3/07 (10 1124°7 0 W IS AC ss MA IJA E REvr g.epoo X ? viktEg, (S 5l6NT jal'ST C. T( Flcoats ? - No A 1010 6 tovL L6W E o I N 4u), RE.JLSe Pc.AOS PR.OVIDE: is I PLANS P E,V lE1 ) fo- Does (\kr Appe- T C S i4r oG S ° PSSkf ) 6 e seD -t-.�15 LIST ett DS _ up Repot : use CAWS v4)6S NOT OR6or) cm/ STS �� REVISED: 01/03/07 Robert Price Planning Consultant 3935 N.E. 72nd Avenue 503-281-1037 Portland, OR 97213-5711 .rprice5956@comcast.net rax 503-281-1447 May 28, 2007 HEGEIVED Ms. Cheryl Caines, Assistant Planner JUN 0 1 2007 City of Tigard 13125 SW Hall Blvd. CITY OF T IGARD Tigard, OR 97223 PLANNING/ENGINEERING Subject: Case File No. SDR2006-00012 and VAR2006-00089 Cheryl: In response to your latest letter dated April 20, 2007 in which you raise several issues relative to completeness of the original application, we provide the following responses. Tree Plan and Arborist Report—The trees on the plan (C9) have been changed to correspond directly to the numbers used in the arborist's report. A copy of the arborist's report is included with this letter. 2. Visual Clearance Areas - The vision clearance triangles have been added to the appropriate plan (C1), demonstrating that there is adequate vision clearance at the edges of the driveway. The stamp of the project engineer is included for the Visual Clearance triangles as part of the stamp for Sheet Cl. 3. Public Facility Items —The following items were referenced "Public Facility Plan Completeness Checklist": a. In accordance with the city's requirement, a preliminary sight distance certification for driveway access has been provided by the project engineer and is included with this letter; b. We have shown a typical street section on Sheet C2, as required; c. With regard to traffic volumes and counts, the proposed new use will not generate significantly more total traffic than the prior single family residential use. Based on the ITE Manual, a single family detached dwelling generates approximatelyl0 trips per day. The proposed office use of the existing structure, with 5-6 employees, will generate only 10-12 actual trips per day. The nature of this business occupying the site is that all employees are involved in internet educational services. There are no visitors to the site. Employees have flexible working hours to the extent that the PM peak for this specific business may be anytime between 3:00 PM and 6:00 PM by which time all employees have generally left the site. If any principals or employees remain at the site beyond even 5:00 PM, it would be just one (1) individual. As such, the nearby intersections at 72nd/Dartmouth, 68th/Dartmouth, and 72nd/Hwy 217 during • Ms. Cheryl Caines May 28, 2007 Page 2 the PM peak will not be adversely impacted by any negligible increase in total site generated traffic volumes. Based on this potentially incremental and minimal change of total site generated traffic, the existing traffic data for those intersections will not change; d. The retaining walls were originally designed to save and protect the trees on the site which are at the front of the property, and to provide a bit of variety in an otherwise straight-line world. Having to keep the retaining wall out of the public right of way will mean that the proposed retaining wall is not possible, and the trees cannot be saved. As such, those trees originally proposed for retention will now be removed. The sidewalk will no longer be a meandering one but will be the same, uninteresting straight-line sidewalk seen all over the region. New street trees will be planted as per the city's requirements. Question: does this now mean that we will NOT have to apply for an Adjustment, as we have anticipated when proposing to use the meandering sidewalk?; e. The point of connection of the existing structure to the sanitary sewer line is illustrated on Sheet C5; f. The existing water line to which the site is connected, as it has been for many years. There will be no changes in water service. The existing meter is shown on Sheet C9 and is 5/8-inch in size. The existing public water system continues to the west to serve other properties. The nearest is illustrated on the air photo and is located just off the southeasterly corner of the site, as shown on the aerial photo submitted with this letter. The site itself is within 150 feet of the nearest hydrant, and all parts of the subject size are within 150 feet of the street where emergency equipment will stop. There are no structural changes to the structure itself, meaning there is no change in provision of fire protection and safety. g. Water quality calculations are provided on Sheet Cl. Because the site will have less than 5,000 square feet of net, new impervious area, no new water detention is required; 10. This final item is a "heads up" rather than a response to any points in your letter. The detail drawings on Sheet C7 are taken from the City of Oregon City. These are standardized drawings applicable to all jurisdictions in the Portland area. I am informed that because the City of Tigard does not have such typical standard drawings, the ones from Oregon City were used for illustrative purposes and match the City if Tigard's requirements. With the providing of this information and the related graphic exhibits, calculations and information, this application should now be complete. Please review this latest submittal against your checklist and inform us of completeness. Thank you. ;ncerely, 1I E . ice• 2 • City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • I1 • • April 20, 2007 Robert Price T I�7ARD Planning and Development Services _. 3935 NE 72"d Ave. Portland, OR 97213 RE: Completeness S. M.,LLC Site Development Review, Case File No. SDR2006-00012 and VAR2006-00089 Dear Mr. Price: The City has received your application for Site Development Review (SDR2006-00012) to convert an existing single-family home into an office building. The development site is located at 7405 SW Beveland Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Tree Plan and Arborist Report. Please provide three copies of an arborist report addressing the four components outlined in 18.790.030. Number the trees on the tree removal plan to match the arborist's assessment. (An arborist report is referenced in your letter dated March 28th, but no reports were submitted. The trees on the removal plan, C8, are not numbered.) 2. Visual Clearance Areas. Revise the site plan to show the vision clearance areas as computed in 18.795.040. (The March 28th letter states that the site plan, Cl, has been revised to show the Visual Clearance triangles, but these changes were not made to the plan.) 3. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, eit-U,L Cheryl Caines Assistant Planner c: SDR2006-00012 Land Use File Harlow Spaan,Jeff Sorg, and Coni Meyers; applicants is\curpin\chcnvl\sdr\S.M.1.1,C Office\sdr2(X)6-I11N)12 incomplcte.doc Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 2Si 01 Al3 1 (000 PUBLIC FACILITY PLAN Project: . .J5 Beveland COMPLETENESS CHECKLIST Date: 1/3/07 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES El Right-of-way clearly shown. Label ROW ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report 18.705.033.H.1 Provide Preliminary sight distance certification for driveway access ® Street grades compliant? El Street/ROW widths dimensioned and appropriate? Provide dimensions on Half-street improvement plans 4auj ❑ Private Streets? Less than 6 lots and widthCC..TTOI1/4) appropriate? ) ❑ Other: 1) P.M. peak trip contributions, 2) Retaining 1) Provide traffic data for 72"d/Dartmouth, wall in ROW 68m/Dartmouth and 72"d/Highway 217, 2) No retaining walls are allowed in the public ROW. Staff agreed that the sidewalk could meander to save trees. If that cannot be done then the trees will have to be removed. SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show where building connects to sewer ❑ Stubs to a jacent parcels required/shown? WATER ISSUES El Existing/proposed lines w/ sizes noted? Does water line end west of property? El Existing/proposed fire hydrants shown? Show nearest hydrant. ❑ Proposed meter location and size shown? Show meter and size ❑ Proposed fire protection system shown? Provide preliminary approval from TVFR STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide calculations for water quality. provided? Provide calculations for detention (required if net, new impervious area exceeds 5000 sf- show area calculation) ❑ Water quality/detention facility shown on plans? Show facility on plan ❑ Area for facility match requirements from calcs? REVISED: 01/03/07 ❑ Facility shown outside any w6. ..id buffer? ❑ , Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: • u r r l Date: 1/3/07 W . (S WCL655 MA/J Abe M, Ki�T ? W( (5 • NST C.. T( Ft CATs ) (use WAc a 5-rA JDA10) E — No IerA 1)i W PP u- c. O i N 46\4V, Reu 1,66 PC.A/J.S PROV D Fu.c,c.. S tte. Pu\ws Rog- REV lav Does Nor APp6-A-R. 714-Ai c.).64/ 0G5 p50 E SED 1462. -c 15 cEc'- LtSr REVISED: 01/03/07 Robert Price Planning Consultant 3935 NE 72"`' Avenue 503-281-1037 Portland, OK 97213-5711 rprice5956@comcast.net Fax 503-281-1447` March 28, 2007 RECEIVED ED MAR :1 2; Ms. Cheryl Caines, Assistant Planner City of Tigard CITY Or i IGARD 13125 SW Hall Blvd. PLANNING/ENGINEERING Tigard, OR 97223 Subject: SDR2006-00012 and VAR 2006-00089 Dear Ms. Caines: In response to your letter dated January 16, 2007, we have now completed the process of providing this additional information and materials. Allow me to identify, item by item of your letter, just where this information may be found within this current submittal. 1. Narrative We have revised out total narrative portion of the application packet to include all of these items listed in your letter under this heading. Please replace ALL of the previously submitted pages of the narrative with these NEW pages. The updated version contains a small 'footer" with the case file numbers and the date of the revision of the narrative document. In this case, the date is 02-15-07. That isn't today, but it was when we started to commit the revisions to paper. The Revised Narrative addresses the following: 18.360.090; 18.620.030; 18.745.050.E; 18.755.040 & .050.B., C. and D; 18.730.020.0.6. All of the addressing of these items is contained in the Revised Narrative. Items 18.705.030.H (Access Management) and 18.765.040.6 (Off-Street Parking (Access Drives)) are addressed in separate documents prepared by Don Cushing Associates. They are appended to the Narrative. Although not contained in the narrative, the request for calculations as covered by 18.520 are completed on documents prepared by DCA. 1 2. Buffering The Site Plan includes the depiction of the existing rear yard landscape plan. It illustrates that the existing rear yard garden is at least 10 feet in width from the 6-foot vision blocking wood fence, and it includes what many residential gardens might include. There are trees, larger shrubs, smaller shrubbery, and flowering plants, all done tastefully to create a pleasing place where almost nobody goes any longer. 3. Tree Pian and Arborist Report Our arborist has produced a brief report on the trees located on site. This report provides a guide for how the existing trees on the site may be treated. Copies of this report accompany this current submittal. 4. Visual Clearance Areas Don Cushing Associates has revised the Site Plan to illustrate the visual clearance areas as computed in 18.795.040. 5. Public Facility Items The plans have been revised by DCA to include the information requested in "Public Facility Plan Completeness Checklist". We believe that with these items now provided, the application will be complete and can be processed to a decision. If there are any questions, or you require additional information, please feel free to contact me. Thank you. pnierely,0 VPo ert rice 2 City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, OR 97223 II 1. . .11111. januar}- 16, 2007 T I GARD Robert Price Planning and Development Services 3935 NE 72"' Ave. Portland, OR 97213 RE: Completeness S. M., LLC Site Development Review, Case File No. SDR2006-00012 and VAR2006-00089 Dear Mr. Price: The City has received your application for Site Development Review (SDR2006-00012) to convert an existing single-family home into an office building. The development site is located at 7405 SW Beveland Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please revise the narrative to address the following code sections: • 18.360.090—Site Development Review Approval Criteria • 18.620.030 —Tigard Triangle Site Design Standards. The applicant needs to address further the reasons why the parking location standard is not being met or revise the site plan to meet the standard. It appears there may be room for parking in the rear of the building. • 18.705.030.H —Access Management • 18.745.050.E — Screening: special provisions • 18.755.040&050. B,C & D - Mixed Solid Waste& Recyclable Storage • 18.765.040.B — Off-Street Parking (Access Drives) • I8.370.020.C.6. — Variances (address the criteria under a instead of b to utilize existing trees as street trees). This is only if an adjustment is still being requested since a retaining wall cannot be placed within the right-of-way. See notes under Street Issues on the attached Public Facility Plan Completeness Checklist. In addition please include the following information within the narrative: • Show calculations for lot coverage and landscaping under Zoning District Dimensional Requirements (18.520). • State that a variance is being requested to use the existing street trees under Landscaping (18.745). Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 2. Buffering. Please revise the site plan to show how the buffer requirement along the northern property line is being met. 3. Tree Plan and Arborist Report. Please provide three copies of an arborist report addressing the four components outlined in 18.790.030. Number the trees on the tree removal plan to match the arborist's assessment. 4. Visual Clearance Areas. Revise the site plan to show the vision clearance areas as computed in 18.795.040. 5. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 6. This is not a completeness item, but the applicant should note that mitigation will be required based on the standards of 18.790.030.B.2. Rhodedendron plants cannot be used for mitigation. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, eivu.6Ca . Cheryl Caines Assistant Planner c: SDR2006-00012 Land Use File Harlow Spaan,Jeff Sorg, and Coni Meyers;applicants is\currin\thenyl\sdr\5.:V.1.1,(:Oftict\sdr21 N l6-1 X x112 incomrlctc.doc •. t PUBLIC FACILITY PLAN Project: . J5 Beveland COMPLETENESS CHECKLIST Date: 1/3/07 GRADING • Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. Label ROW ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report 18.705.033.H.1 Provide Preliminary sight distance certification for driveway access • Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Provide dimensions on Half-street improvement plans ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) P.M. peak trip contributions, 2) Retaining 1) Provide traffic data for 72"d/Dartmouth, wall in ROW 68th/Dartmouth and 72"d/Highway 217, 2) No retaining walls are allowed in the public ROW. Staff agreed that the sidewalk could meander to save trees. If that cannot be done then the trees will have to be removed. SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show where building connects to sewer ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Does water line end west of property? ❑ Existing/proposed fire hydrants shown? Show nearest hydrant. ❑ Proposed meter location and size shown? Show meter and size ❑ Proposed fire protection system shown? Provide preliminary approval from TVFR STORM DRAINAGE AND WATER QUALITY ISSUES • Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide calculations for water quality. provided? Provide calculations for detention (required if net, new impervious area exceeds 5000 sf- show area calculation) ❑ Water quality/detention facility shown on plans? Show facility on plan ❑ Area for facility match requirements from calcs? REVISED: 01/03/07 1 - ❑ Facility shown outside any w .nd buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed� ❑ COMPLETE ® INCOMPLETE By: Ur r l Date: 1/3/07 REVISED: 01/03/07 LAND USE APPLICk. ION Date:ect: �O - cODL V d� o >�1 COMPLETENESS REVIEW I I COMPLETE INCOMPLETE STANDARD INFORMATION: Po.:_,,- 1-, ,c 1.--, e _,o•,, 2Deed/Title/Proof Of Ownership El Neighborhood Mtg.Affidavits,Minutes, List Of Attendees[r Impact Study(18.390) 2/ USA Service Provider Letter ❑ Construction Cost Estimate ❑ #Sets Of Application Materials/Plans ❑ Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) n IT NC., PROJECT STATISTICS: _-_ 0 Building Footprint Size:: (' ❑ %Of Landscaping On Site. ) ❑ %Of Building Impervious Surface On Site , -Lot Square Footage ) PLANS DIMENSIONED: ll ❑ Building Footprint 2 Parking Space Dimensions(Include Accessible&Bike Parking) I ( 4 Truck Lodiag-Space_Wi re Applicable ❑ Building Height 2 Access Approach And Aisle (0 Visual Clearance Triangle Shown , ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan ❑ Site Plan ❑ Lighting Plan TREE PLAN I MITIGATION PLAN: ❑ ❑ ❑ ❑ ADDITIONAL REPORTS: (list any special reports) El El ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: _ - _ _ _____ _ _ ❑ 18.330(Conditional use) ❑ 18.620 and Triangle Design Stanch , ❑ 18.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Directors Interpretation) 18.630(Washington Square Regional Center] nsiUve Ian ❑'_18.350(Planned Development) 44M118.705 AaessiEg rrcu [' 18.780(signs)) (`- 18.360(Site Development Review. ❑ 18.710(Accessory Residential Units) 1=118.785(Temporary Use Permits) IJ 18.370(Variances/Adjustments) ❑ 18.715(Density Computations) 18.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendment) ❑ 18.720(Design Compatibility Standards) 7795(Visual Olearance Areas) ❑ 18.385(Miscellaneous Permits) [r 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) Q 18.390(Decision Making Procedures/impact Study) ❑ 18.730(Exceptions To Development Standards) LI 18.798(Wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) Q 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) 18.742(Home Occupation Permits)___ 1=118.430(Subdivisions) 18.745(Landscaping&Screening Standards] E1 (ResideatiaLZoninoDistricts) - = 1 ,,-. rel r:,.l •bilHome R;.ulatcins) 12- 18.520(Commercial Zoning Ds C 18.755(Mixed Solid Waste/Recycling Storage) ❑- 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: l:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-oi LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 3/4/2008 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2006-00012 FILE TITLE: S M, LLC OFFICE CONVERSION APPLICANT/ Harlow T. Spaan, APPLICANT'S Robert Price OWNER: Jeffery N. Sorg&Coni Meyers REP.: Planning Consultant 7405 SW Beveland Road 3935 NE 72'1Avenue Tigard, OR 97223 Portland, OR 97213 REQUEST: The applicant is requesting approval to convert a 2,500 square-foot, single-family residence into an office. The site is .38 acres and located within the Tigard Triangle. LOCATION: 7405 SW Beveland Road;Washington County Tax Map 2S101AB,Tax Lot 1600. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 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: NOVEMBER 14,2007 COMMENTS ARE DUE: NOVEMBER 28,2007 ❑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 Z STAFF DECISION (TENTATIVE) DATE OF DECISION: DECEMBER 21, 2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY I\LAP ® DRAINAGE PLAN ® IMPACT STUDY ® SITE PLAN ® STORM WA l'ER ANALYSIS ® SIGHT DISTANCE ANALYSIS ® NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Cheryl Caines,Associate Planner (503)718-2437