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MMD2015-00033
MMD2O15 - 00033 ESP Property Factors , Inc . NOTICE OF TYPE I DECISION MINOR MODIFICATION (MMD) 2015-00033 III :Jo ESP PROPERTY FACTORS, INC. TIGAR i 120 DAYS = February 19, 2016 SECTION I. APPLICATION SUMMARY FILE NAME: ESP Property Factors. Inc. CASE NO.: Minor Modification (MMD) MMD2015-00033 PROPOSAL: The applicant is proposing a Minor Modification to on-site parking and landscaping at 14050 SW Pacific Highway. The property is undergoing modifications as a result of the Oregon 99W: Gaarde/McDonald Intersection Improvement Project. APPLICANT: ESP Property Factors,Inc. Attn: Robinn Rudd 22018 S. Central Point Road Canby,OR 97013 OWNER: Ellingson Revocable Intervivos Trust c/o ESP Property Factors,Inc. Attn: Robinn Rudd 22018 S. Central Point Road Canby,OR 97013 LOCATION: 14050 SW Pacific Highway;WCTM 2S110AA,Tax Lot 900 ZONING DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail,office and civic uses with a city-wide and even regional trade area. Except where nonconforming,residential uses are limited to single-family residences which are located on the same site as a permitted use.A wide range of uses,including but not limited to adult entertainment,automotive equipment repair and storage,mini-warehouses, utilities,heliports,medical centers,major event entertainment,and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360.060.0 SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request, subject to a condition of approval. The findings and condusions on which the decision is based are noted in Section IV. MM1)2015-00033 ESP Property factors,Inc. 1 CONDITION OF APPROVAL THE FOLLOWING CONDITION SHALL BE SATISFIED: 1. Prior to issuance of site and building permits,the applicant shall apply for a tree removal permit. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information: The project is located at 14050 SW Pacific Highway; south of SW McDonald Street, and east of SW Pacific Highway. The subject property is 0.47 acres in size, and contains a 12,520-square-foot commercial building, 16 parking spaces, and associated landscaping. In addition, the property shares parking with the neighboring 0.33-acre parcel (WCTM 2S110AA, Tax Lot 800), which contains a non- accessory parking lot with 36 spaces. Accordingly, the total on-site parking for the development is 52 spaces. The property is zoned General Commercial (C-G), as are adjacent properties to the north, south, and west;adjacent properties to the east are zoned Medium-Density Residential (R-12). Proposal Description: The applicant is proposing a Minor Modification to on-site parking and landscaping at 14050 SW Pacific Highway. The property is undergoing site modifications due to the Oregon 99W: Gaarde/McDonald Intersection Improvement Project, a collaborative project between the Oregon Department of Transportation (ODOT), City of Tigard, and Washington County. The intersection improvements will remove a portion of the property's frontage along SW Pacific Highway. Specifically, the proposed modifications will: 1. Remove five (5) existing on-site parking spaces, and replace them with two (2) on-site ADA accessible parking spaces. 2. Remove one (1) on-site pedestrian walkway,and replace it with one (1) on-site ADA accessible walkway. 3. Remove one (1) parking lot tree,and replace it with one (1) 11/2-inch Red Maple. 4. Remove and replace one (1) freestanding sign. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS MINOR MODIFICATION OF SITE DEVELOPMENT REVIEW: Section 18.360.060.0 states that a Minor Modification shall be approved, approved with conditions or denied following the Director's review and as follows: 1. The proposed development is in compliance with all applicable requirements of this title; and The applicant is proposing a Minor Modification to on-site parking and landscaping at 14050 SW Pacific Highway. Specifically,the applicant proposes to: 1. Remove five (5) existing on-site parking spaces, and replace them with two (2) on-site ADA accessible parking spaces. The subject development is a mixed-use, multi-tenant site, and is therefore subject to the required minimum vehicle parking formula outlined in TDC 18.765.030.D. The table below calculates the minimum off-street vehicle requirements based on this formula: MMD2015-00033 ESP Property Factors,Inc. 2 Use Category Square Parking Spaces Percentage Total Parking Footage Required Required Spaces Required Office 10,942 30 100% 30 Medical/Dental Office 1,130 4 85 3 Personal Services 448 1 70% 1 TOTAL 34 Staff finds that 34 parking spaces are required for the entire development. Accordingly, staff concludes that even with the proposed reduction of three (3) parking spaces, there is adequate on-site parking,with 49 spaces provided. 2. Remove one (1) on-site pedestrian walkway, and replace it with one (1) on-site ADA accessible walkway. Staff reviewed the applicant's submitted site plan to determine this proposal meets the on-site pedestrian walkway standards for location, design, and pedestrian safety, as outlined in TDC 18.705.030.F. 3. Remove one (1) parking lot tree,and replace it with one (1) 11/2-inch Red Maple. Staff reviewed the applicant's narrative and site plan to determine the proposed tree is identified in the approved Parking Lot Tree List (Appendix 3), and meets the Parking Lot Tree Requirements (Section 13,Part 1) in the Urban Forestry Manual. In addition,staff has included a condition of approval that requires the applicant to apply for a tree removal permit, prior to issuance of site and building permits. 4. Remove and replace one (1) freestanding sign. Because the sign is required to be removed due to the expansion of right-of-way for public road improvements, no sign permit is required to simply move the existing sign to a new location on the property. Upon review of the applicant's plans and narrative, staff finds that all other applicable requirements are met.This criterion is met. 2. The modification is not a major modification. FINDING: Staff finds that the changes listed in TDC 18.360.050.B.1-11 are either satisfied or do not apply. Therefore,the proposed development is not a major modification.This criterion is met. CONCLUSION: The proposal is a Minor Modification of existing site development and is in compliance with the applicable requirements of this Title. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. MMD2015-00033 ESP Property Factors,Inc. 3 THIS DECISION IS FINAL ON OCTOBER 27, 2015 AND BECOMES EFFECTIVE ON OCTOBER 28, 2015 Questions: If you have any questions,please contact Lina Smith at(503) 718-2438 or LinaCS(&,,tigard-or.gov. ��--�- -.mai�'" October 27.2015 APPROVED BY: Lina Smith Assistant Planner MMD2015-00033 ESP Property Factors,Inc. 4 APPLICANT MATERIALS RECEIVED City of Tigard OCT 19 p 2015 _ COMMUNITY DEVELOPMENT DEPARTMENT P CITY OF TIGARD TIGARD Minor Modification Type I AppheatimYGINEERING PROPOSAL SUMMARY (Brief description) REQUIRED SUBMITTAL Removal of existing ADA parking and 3 standard parking ELEMENTS stalls on Hwy 99 frontage, and construction of two new t? Owners Signature/Written ADA parking stalls, ADA accessible route to front door, and /Authorization reinstallation of business sign. Lip 'Title Transfer Instrument or Deed (Site Plan(2 large plans drawn to scale d one reduced to 8.5"x111/2"; Applicant's Statement/Narrative e Property address/location(s): 14050 Pacific Highway (2 copies)Address criteria in: TDC 18.360.050.R.1-1 I Tax map and tax lot #(s): 2S1 10AA TL900 Ei Filing Fcc 1 Site size: 0.47AC FOR STAFF USE ONLY Applicant': Robinn Rudd, ESP Property Factors, Inc. NMD OlS-O Case No.: _3� Address: 22018 S. Central Point Road NjA Canby, Oregon 97013 Related Case No.(s): City/state: zip: Application Fee: l $ L O Phone: 504-245-1177 Email:espcommercial@gmail.cora Application accepted: PROPERTY OWNER/DEED HOLDER(S)• ❑ Same as Applicant B�: CA(--"" Date: 10 -t 1 1S 1, Name:ELLINGSON REVOCABLE INTERVIVOS TRUST Application determined complete: AddressP/o ESP PROPERTY FACTORS 22018 S. Central Point Rd. By: Date: IL�c �/� City/state:Canby Oregon Gip: 97013 I:\CURPLN\Masters\Land Use Applications Rev.11/24/2014 Contact name: Robinn Rudd Property Manager Phone number: 503-245-1177 .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 owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. APPLICANT'S STATEMENT The applicant's statement must include a summary of the proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response to each criterion. Failure to provide the information needed to process the application would be reason to consider an application incomplete and delay review of the proposal. In addition,the Director must find that the proposed change is in compliance with all applicable requirements of Title 18 of the Tigard Development Code.To complete this review,the Applicant's proposal must include a discussion indicating how the site expansion/change will continue to comply with the maximum setback,building height,parking,and landscaping standards. Other requirements of this title such as clear vision,solid waste storage,non-conforming situations,signs,and tree removal may also be applicable depending on the type and location of the proposed modifications. City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 2 APPLICANTS To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTALELEMENTS as described on the front of this application in the"Required Submittal Elements"box. THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or ituposesiupon the subject property. • If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property required. Robinn Rudd k O t t 5(2-015 Ap - ant's signature Print name Date • Joseph Martin Ellingson,Trustee 10/15/2015 Own is signature Print name Date X Q 4 Jean Eyman Ellingson, Trustee 10/15/2015 Ow er's signature Print name Date ADDITIONAL OWNER/DEED HOLDER INFORMATION N/A N/A Name: Name: Address: Address: City/state: Zip: City/state: Zip: Signature: Signature: MINOR MODIFICATION APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwtv.tigard-or.gov • 503-718-2421 • Page 2 of 2 0 Chicago Title Company 10135 SE Sunnyside Road, Suite 200 Clackamas, Oregon 97015 Phone: 503.786.3940 Fax: 503.653.7833 E-mail: trios@ctt.com METROSCAN PROPERTY PROFILE Washington (OR) OWNERSHIP INFORMATION Owner : Ellingson Rev Parcel Number : R0489019 CoOwner : Ellingson Joseph M T Ref Parcel# : 2S110AA 00900 Site Address : 14050 SW Pacific Hwy Tigard 97224 T: 02S R: 01W S: 10 Q: NE QQ: NE Mail Address : 420 W Lassen Ave Chico Ca 95973 Bldg# 1 Of 1 Telephone : SALES INFORMATION Transfer Date : 08/19/2005 Document# : 99903 Sale Price : $1,350,000 Deed Type : Warranty Owned : 100 Vesting Type : Trust\trustee Prior Transfer Date : 09/05/2001 Prior Document# : 90725 Prior Sales Price : $1,025,000 PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION Map Page Grid : Mkt Land : $414,310 Census Tract : 308.01 Block: 3 Mkt Structure : $637,560 Neighborhood : ZPHY Mkt Total : $1,051,870 School District :Tigard %Improved : 61 Subdivision/Plat: M50 Total : $1,051,870 Class Code : Multiple And Large Offices Levy Code : 02374 Land Use : 2210 Com,Commercial Improved 14-15 Taxes : $16,015.66 Legal : ACRES .51 Millage Rate : 16.6195 • PROPERTY CHARACTERISTICS Bedrooms : Lot Acres : .51 Year Built : Bathrooms : Lot SqFt : 22,216 EffYearBlt : HeatMethod: BsmFin SF : Floor Cover: Pool : BsmUnfinSF: Foundation : Appliances : Bldg SqFt : 18,460 Roof Shape: Dishwasher: 1 stFIrSF : 10,696 Roof Matl : Hood Fan : UpperFISF : 5,348 InteriorMat : Deck : Porch SqFt : Paving Matl : GarageType: Attic SqFt : Ext Finish Garage SF : Deck SqFt : Const Type : This title information has been furnished,without charge,in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. Information is deemed reliable but not guaranteed 0f 2005-099903 09,19n005 03:52:15 DIA ' \ LandAmerica n�w `°" �'a'""° 5.00 Kea 911.00$1,200.00-Total,$1,312.00 Lawyers Title • • Hill IIIIII MVI 111I • 00820394200500999030030033 •• t-.,.y wr.°,[Ander et Mamma r.1 dna T..tlwn o e„+IN-0Rlew Count/Claris forWaaw�ptan After Recording, Return to: • bgan,q naMyuNty Utltna rMhn 4fWrn enlH s • Joseph M. Ellingson ng wri l+wro b'a�;,1"'10F el. t r.ee e«.oy. 420 West Lassen Avenue '♦ my R Hanwn,Olntl Nant en0�wW an, ,yew K' Chico CA 95973 •• Rlal Ona county clan Until a change is requested, tax statements shall be sent to the following address: Joseph M. Ellingson 420 West Lassen Avenue •• Chico CA 95973 •• STATUTORY WARRANTY DEED • (Corporation/Partnership) .. .. .. .. .. .. (Above Space Reserved for Recorder's Use) Pierce Family Ltd. Partnership, an Oregon limited Partnership conveys and warrants to "'••• Joseph Martin Ellingson and Jean Eyman Ellingson, Trustees of the Ellingson Revocable Intervivos Trust initially created June 13, 2001 0 the following described real property in the State of Oregon and County of Washington VI free of encumbrance., except as specifically set forth herein. r cThe following described portions of that tract of land in Section 10, Township 2 South. g, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and U State of Oregon, conveyed to Arthur J. Poulin, at ox, by Deed recorded in Book 446, Page m• 736, Records of Washington County, Oregon. t Beginning at a point on the Northwesterly line of said Poulin Tract, a point on the v Easterly line of B.W. Pacific Highway which is South 33°57' West 170 feet from the if:Northwest corner of said Poulin Tract; thence South 33'57' West along the Highway line 100 (Continued) 3 Tax Account Number(s) : R0489019 This property is free of encumbrances, EXCEPT. 1. 2005-06 taxes, a lien in an amount to be determined, but not yet payable. 2. Municipal liens, if any, imposed by the City of Tigard. We find none, per the public records, as of July 6, 2005. (Continued) The true consideration for this conveyance is $1,350,000.00 Which is paid by an accommodator pursuant to an IRC 1031 exchange. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THB PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this 11 day of August, 2005. Pierce Family Ltd. Partnership ,• 21y,'' WASHINGTON COUNTY Dy: AIE Inc., Ge el P. rf( REAL PROPERTY TRANSFER TAX >�/'� !n ' $ /35 8 0 °O -/9-°S BY, //� _ _ ,•.' FEE PAID DATE •obert A. Pierce President STATE OF OREGON, COUNTY OF Washington)ss. Tom, The foregoing instrument was acknowledged before me this 'I day of August, 2005, by Robert A. Pierce, as President of AIE, Inc., on behalf of the corporation, as General Partner of Pierce Family Ltd. Partnership. �, OF FICIAL SEAL Notary Public f egos /) �+r>; UEFF D GRAF My Commission Expires: U 1 NOTARY PUBLICOREGON COMMISSION N0.395252 MY COMMISSION EXPIRES AUG.9.NOSOrder No.: 37g0388551w fI1 Order: Non-Order searcn Uoc: UKWASH:LUUS UUU999U.3 Nage 1 or_3 created By: beciryrao Printed: 10/19/2015 10:21:26 AM PST (Continued) feet to an iron rod; thence South 64°18' East 225 feet; thence North 33'57' East 100 feet, 'thence North 64°18' West 225 feet to the point of beginning. AND Beginning at the Northeast corner of Section 10, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence South 00'39' West 30.00 feet to a point on the South right-of-way line of S.N. McDonald Street; thence Westerly along said Street 174.91 feet to a 5/8 inch iron rod at the moat Northerly Northwest corner of that parcel of land conveyed to Edwards Industries, by Deed recorded in Book 622, Page 83 of the Records of Washington County, Oregon; thence South 00°39' West 174.95 feet along the West line of said Edwards parcel to a 5/8 inch iron rod; thence North 89.51'33" West 129.75 feet along the Northerly line of said Edwards parcel to • 5/8 inch iron rod which point is the true point of beginning of the herein described tract; thence South 51°46'50• West 90.14 feet to a 5/8 inch iron rod; thence North 64°18'30• West 25.02 feet to a 5/8 inch iron rod being the most Westerly Northwest corner of said Edwards parcel, thence South 33'56'40" West 10.00 feet to a 5/8 inch iron rod at the Northeast corner of that parcel of land described in Modification of Contract of Sale to M.A.B. Inc., recorded in Book 877, Page 676, Records of Washington County, Oregon; thence North 64.18'30° West 224.95 feet along the North line of said parcel to a brass screw in lead in concrete driveway at the Northwest corner of said M.A.B. Inc. parcel, also being the Southerly right-of-way of S.W. Pacific (State) Highway; thence North 33°57' East 10.00 feet along the Southerly line of said Pacific Highway to a concrete nail in concrete driveway at the Southwesterly corner of that parcel in Deed to Onion Oil Company of California in Book 446, Page 73, Records of Washington County, Oregon; thence South 64°18'300 East 112.98 feet along the Southerly line of said Onion Oil parcel to a 3/4 inch iron pipe at the Southeast corner of said Union Oil parcel; thence North 31.47' East 82.65 feet along the Easterly line of said Onion Oil parcel to a 5/8 inch iron rod; thence South 63'53'30• East 167.89 feet to the point of beginning. TOGETHER WITH an easement for road and driveway purposes as reserved in Deed to Union Oil Company of California recorded July 17, 1961 in Book 446, Page 738, Records of Washington County, Oregon, and described as follows, Beginning at the point of intersection of the South line of the tract conveyed in said Onion Oil Deed with the East line of S.W. Pacific Highway; thence East along the South line of the said Onion Oil Tract 30 feet to a point; thence Northwesterly to a point on the East line of S.M. Pacific Highway 20 feet North of the point of beginning of this easement description; thence South to the point of beginning. ALSO TOGETHER WITH an easement for ingress and egress as granted in Deed to Robert M. Davies recorded December 18, 1973 in Book 956, Page 944, Records of Washington County, Oregon, across the paved parking areas of the following described property to and from S.N. McDonald Street, Beginning at the Northeast corner of Section 10, Township 2 South, Range 1 Welt of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence South 00°39' West 30.00 feet to • point on the South right-of-way line of B.N. McDonald Street; thence Westerly along said Street 174.91 feet to a 5/8 inch iron rod at the most Northerly Northwest corner of that parcel of land conveyed to Edwards Industries, by Deed recorded in Hook 622, Page 83 of the Records of Washington County, Oregon; thence South 00.39' West 174.95 feet along the West line of said Edwards parcel to a 5/8 inch iron rod; thence North 89°51'33° West 129.75 feet along the Northerly line of said Edwards parcel to a 5/8 inch iron rod which point is the true point of beginning of the herein described tract; thence North 89'51'33° West 1.00 foot to a 5/8 inch iron rod; thence North 63.53'30" West 167.89 feet to a 5/8 inch iron rod on the Easterly line of that parcel of land conveyed to Onion Oil Company of California by Deed in Book 446, Page 738, Records of Washington County, Oregon; thence North 31°47' East 119.10 feet along the Easterly line of said Union Oil parcel to a point on the Southerly right-of-way line of S.W. McDonald Street, a 5/8 inch iron rod bears Southerly 0.25 feet; thence South 89°53' East 90.00 feet along the Southerly right-of-way line of said B.W. McDonald Street to a 5/8 inch iron rod, thence South 89'53'00• East 1.00 foot along the Southerly right-of-way line of S.W. McDonald Street to a point; thence South 00'39'10• West 175.01 feet to the true point of beginning. ALSO TOGETHER WITH an easement 30 feet in width, reserved in Deed to Russell R. Ripley and Madeline L. Ripley, husband and wife, by Deed recorded July 23, 1976 in Book 1100, Page 204, Deed Records of Washington County, Oregon. 2005-99903 Order: Non-Order Search Doc: UKWASH:2UU5 0OU99903 Page 1 of 3 treated liy: beckyrao 'rinted: 10/19/2015 10:21:26 AM PST STATUTORY WARRANTY DEED (Continued) ENCUMBRANCES (Continued) Order No.: 37g0388551 3. Limited access provisions contained in deed to the State of Oregon, by and through its State Highway Commission, which provides that no right or easement of right of access to, from or across the state highway other than expressly therein provided for shall attach to the abutting property, Recorded June 27, 1952 Book 334 Page . 171 Modification of Width and Use of Access, including the terms and provisions thereof, Recorded August 29, 1960 Book : 434 Page : 630 Indenture of Access, including the terms and provisions thereof, Recorded August 16, 1961 Book 448 Page : 65 4. An easement created or disclosed by instrument, including the terms and provisions thereof, Recorded : July 17, 1961 Book 446 Page : 738 In favor of : Adjacent property to the North (tax lot 700) For : Road and driveway 5. An easement created or disclosed by instrument, including the terms and provisions thereof, Recorded : November 15, 1966 Book 622 Page : 83 In favor of : Adjacent property to the East (tax lot 300) For : Road 6. Conditions and restrictions, including the terms and provisions thereof, imposed by instrument, Recorded March 6, 1967 Book : 632 Page : 247 Said conditions and restrictions were amended by instrument, Recorded August 15, 1973 Book 940 Page 372 7. Easements created or disclosed by instrument, including the terms and provisions thereof, Recorded : December. 18, 1973 Book 956 Page 944 In favor of : Property adjacent to the Northeast (tax lots 500 & 600) For : Roadway and Parking purposes 8. Existing leases and tenancies, if any, and any interests that may appear upon examination of such leases. IIIIIII IIUI{IIIIII III II I1I 5095-55903 Order: Non-UrUer Search Doc: URWASH:2UUb UUU99903 Nage 3 or.i Created by: beckyrao Printed: 10/19/2015 10:21:26 AM PST Findings RECEIVED for Type I Minor Modification OCT 19 2015 for CITY OF T1GARD PLANNING/ENGINEERING 14050 Pacific Highway Applicant: Robinn Rudd Principal Broker ESP Property Factors, Inc. 22018 South Central Point Road Canby, OR 97013 503-245-1177 Owner: Ellingson Revocable Intervivos Trust c/o ESP Property Factors 22018 South Central Point Road Canby, OR 97013 503-245-1177 Applicant's Representative: Tony Weller CESNW, Inc. 13190 SW 68`h Parkway, Suite 150 Tigard, OR 97223 503-968-6655 503-968-2595-FAX tweller@cesnw.com Location: 14050 Pacific Highway Tax Map/Lot: 2S110AA0900 Area: 0.47 Acres Comprehensive Plan General Commercial Designation Zoning: C-G General Commercial Requested Land Use Reviews: Type I minor modification to reconstruct 2 ADA parking stalls and remove 3 standard parking stalls impacted by improvements to Pacific Highway/Highway 99W. L Proposal: The application requests the reconstruction of two ADA parking stalls and ADA accessible route and removal of three standard parking stalls. The construction of improvements to Pacific Highway/Highway 99W eliminated the maneuvering area and aisle behind the existing stalls that front the building. The reconstructed ADA parking and accessible route will be constructed to current accessible standards. Site and Vicinity: The project site is approximately 0.47 acres with frontage along SW Pacific Highway. There is an existing office building and parking lot located on the site. Adjacent properties to the north, south, and east are zoned general commercial and are fully developed. Across Pacific Highway to the west fully developed General Commercial properties. Project Description: The construction of improvements to Pacific Highway/Highway 99W expanded the right-of-way for Pacific Highway/Highway 99W and impacted the existing parking lot area between the existing commercial building and Pacific Highway/Highway 99W. A total of two ADA parking stalls and 3 standard parking stalls were impacted such that the maneuvering aisle behind the stalls is now too narrow to accommodate parking in front of the office building. The proposed project will remove the five parking stalls, reconstruct the two ADA parking stalls, and provide a new ADA accessible route to the front door of the building. The building sign that was removed for the new improvements to Pacific Highway/Highway 99 will be reinstalled in front of the building and the surrounding area that makes up the three standard parking stalls will be landscaped. Tigard Community Development Code 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request. An applicant may request approval of a modification to an approved plan or existing development by: 1. Providing the director with three copies of the proposed modified site development plan; and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in subsection B of this section. B. Evaluation criteria. The director shall determine that a major modification(s) will result if one or more of the following changes are proposed.There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; RESPONSE:Not applicable, site is not a residential development. 2. A change in the ratio or number of different types of dwelling units; RESPONSE: Not applicable, site is a commercial property. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; RESPONSE: Not applicable. No additional on-site parking is requested. 4.A change in the type of commercial or industrial structures as defined by the Uniform Building Code; RESPONSE:Not applicable. No changes to the type of structures is requested. 5. An increase in the height of the building(s) by more than 20%; RESPONSE:Not applicable. No change to the building height is requested. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; RESPONSE:Not applicable. Changes to the parking configuration will not affect off-site traffic. 7.An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; RESPONSE: Not applicable. No increase in vehicular traffic is expected. 8. An increase in the floor area proposed for a nonresidential use by more than 10%excluding expansions under 5,000 square feet; RESPONSE: Not applicable. No increase in floor area is proposed. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; RESPONSE:Not applicable. No decrease in open space is proposed. 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; b. Screening; and/or c. Landscaping provisions. RESPONSE:Not applicable. No reduction of project amenities is proposed. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of paragraphs 1 through 10 of this subsection. RESPONSE: Not applicable. No modifications of the conditions imposed at the time of site development review is proposed. TENANT DIRECTORY 'RECEIVED 14050 SW Pacific Hwy Tigard, Or. OCT 2 6 2015 CITY OF TIGARD PLANNING/ENGINEERING 100 Andrews Agency, LLC 1 202 sf m1923 14050 SW Pacific HWY,, Suite 100 Current Tigard. OR 97224 101 Dr. Dicey, Chiropractic Physician 1,130 s f m1797 PO Box 231058 Current Tigard. OR 97281-1058 102 Genius Accountant 500 sf m11047a 14050 SW Pacific Highway, Suite 102 Current Portland, OR 97224 104 Genius Accountant 550 sf m11047 14050 SW PAcific Highway, Suite 104 Current Tigard, OR 97224 109 Moreland Research Support Services 375 sf m11060 14894 SW 116thPlace Current Tigard, OR 97224 110 Moreland Research Support Services 200 sf m11060a 14894 SW 116th Place Current Tigard OR 97224 111 Dancing Angels Massage LLC 443 sf m1800 1z050 SW Pacific Hwy. #111 Current Tigard. OR 97224 201 Breast Friends ,433 sf m1878 14050 SW Pacific Hwy #201 Current 203. 204, 210& 12 Tigard. OR 97223 202 Intelligent Power Inc 450 sf m1916a 14050 SW Pacific Highway, Suite 202 Current Portland. OP 97224 206 Cascade Forms Systems, Inc. 325 s f m1820 PO Box 23905 Current Tigard OR 97281 208 MP Lumber, Inc., Felicio Miguel 300 sf m11010 15685 SW 116th Ave PMB 204 Current Kino City OR 97224 212 Northwest Financial Solutions 1 ,000 sf m1887 14050 SW Pacific Hwy Current Suite 212 Tigard OR 97224 PRELIMINARY PLANS FOR RECEIVED 14050 PACIFIC HIGHWAY OCT 192015 CIT(OF TIGP\qD TIGARD, OREGON p�,NNING!ENGINEWV MUM WS MI MO ERING SITE--Q OWNER / , ELLINGSON REVOCABLE INTERVIVOS TRUST a VICINITY MAP C/O ESP PROPERTY FACTORS, INC ` H I S ROBINN RUDD , • 22018 SOUTH CENTRAL POINT RD , 14050 PACIFIC HWY CANBY, OR 97013 503-245-1177 SHEET LEGEND SYMBOLS LEGEND NUMBER DESCRIPTION '•••• TITLE SHEET w: ,� —1112111—.— 1 EXISTING CONDITIONS&DEMO PLAN PLANNER,SURVEYOR&CIVIL ENGINEER WI or, 2 SITE PLAN 'L.11. w.wT --- — - — 3 GRADING&EROSION CONTROL PLAN CESINW, INC. .1Q14 .r.N 4 DETAILS 13190 SW 68TH PARKWAY.STE 150 MN!inipai NM P1%t=ar NM WAR , 1......woo. 8 p TIGARD,OR 97223 ..:. . „� �` 8• s.�. Y CT 503-968-6655 mon "_ 4.41.OAP ••.... 0 0 a A A,t. ''Y .t• —) . q f r -40!. ' !:tt 0;,--v---„, 4* •/ 11 v ...... 774,4. \ "at* `. l%/,.,,, ..� 111` f(4,,,\ // 1 1 q 111, r e 111',1111 (J\� tw- 1 '1 ✓rf�l - . i Q m a 0 • 0 - ,,,•7 . ///,‘ \ 1,: \ 7• 3 ir3 • (.. ..,,„ . .,.. ... 40, • • • • • •110/ d 1�-- .1d e� 14050 PACIFIC HIGHWAY 0;7 CES N W TIGARD,OR A 1. 16 EXISTING CONDITIONS .. ]f190BR'NO 1rIn6F,Br UA ESV PROPERTY FACTORS,INC &DEMO PLAN Tigard.Orogen 9722.1 21015 SOUTH CENTRAL POINT ROAD _ 11[11911.666S wosN,.a s CANBY,OR 97013 101.6. . 503.245-1177 4P: 2410•1Y AP ,—LIGHT POLE .;, I•^n-�.,E ys Q \ new: - vw 'Th,--, _ _,,,„,..,,_6..;.,6,,--- ----, C7 cawsmucr •-•,;. U o YO PIA.INTG.•c VA 1,10' 112. a 03 U E ���� Vi. _ T� saw ... CD oNg� . •AA ri 7 I:,ft—-,.._`' IT, ,Iiii'i / *irk/ L .. ;II / Ill / , ail, .,,,........ 404104,/ . .; SIGN. , Wm.] • apir,...4. ,,,„,,,, , ,......, , . I / i �� / ,', ,7///',; ,��,�:���,�r��,:,, `mak,2P4, , /\ r'-'---„.., \ `e / / ., ` / CITY OF TIGARD I. p-proved by Planning A Initials: i I. TYPICAL PARKING LOT SECTION 4 1 NIS A ..le 4�.0 tiPc,4,- .ry"9Y 34 ► 4fr as GT cr- / . / . ''S ,, . t ':.14..... 4. ...-. l101ik ' Milliir. ''' ,,_ , . ., . , , pvis 9 :7-irip,o.,,;._ .: /1\s, . . 'Li =) o r % ► m • 3 • rg ' / Anon.. 7. +ter MT. Amen CES NW 14050 PACIFIC HIGHWAY g-,„� T30ARO.OR f r t A (AI GRADING&EROSION ORS.MC CONTROL PLAN - n�o.,a,a. '9�rui ]]01PROPER, sanI CE TRILL POM ROAD \"_i RfOL998 w.�a CANBY.OR 91013 .. 1§ 503-195.1111 wren — • If \ (* DNI Uu\I N(SSP.<I A 114\(4I\UIL*111'4 Ci �rr"rr' ,landard,for,ccr.able ranine Marc. II P: 141.0•:Y .1..:011 1 RIS a go not. if MM. PAVEMENT MARKING STENCIL ���� R ro...,rn v..n • T 5,» .3.... •"py�4�••"•v4Y"" o.:e a..r %�A�J�iii��f� _ Ra.......+a a.. �:�i���i�'tA 7 .. s;o,m wTEs U '\fit , .ro..�.00 �MIN _rot MAL ._ LL =o go nnu.....n mm.,a..,.... ..m,.'NE EA/.1.114E Mia.e.®1o..� RUFIIF ...... p ir�a Is r•re OM'PR tflin ...,..1/0,4011.45 Fa.rrR .� p � a ,v �AI1.. arl I I a.ea As= - w r u� a.g•05.6n,i.vm..x.Mag.rorv.�e..0 ene50, nr•101. v1 commie-non v.ro.n/[1,1-• 1diM l0.YlIOIRM SACK ‘110(:.:(42,//` •% :. A (mese wr.wan(me,MOP Ill MRS SIDEWALK DETAIL E !ESL at VIEW aC III MIRS WI'SAMS SIX OP,Ltf II A Ng,1.,,0 s ml..Ro n, SEDIMENT FENCE I 1 INLET PROTECTION TYPES woo.oae A. ,-n ..r arm Z 5 it � Cm)(INr1.115 T1(0,1•040411115(T IM111.551114 TWO RAIL HANDRAIL \Iandarde for\ccr..iblr Parking Placa \� May ----- io -*7.6.7_„ NArK SIGN DESIGN ' n nnn rren : J —.. - - L.- —— SIGN NO. R7-8 �� — .,ea.. r _ _ —, -1= ...ars..— aF1,1 ..aI1,o.n r�RESERVED �sPARKING �, ` .war co-+v SOE VIEW SIDE VIEW I HIDNT VIEW ¢ !S IDN GRADE) iO STRUCTURE( .. p ��•//�_ Fp THREE RAIL HANDRAIL ...a. .r n..., sw 1 r � 1-1.1. s o Z II iInr::0(c"ince;iTtTriArire rest, 1 ' �. '0 a ...s..a.,. _ �..,ear, -ammo( � - O s na own(or >».,..g year,(0 `^' CC maysM w.. C7 aawwe aa.m.reaves .ao.n»,n oma. liji—,‘— `f{f 1 eeY.5•cm...,aa. ». ._ CLeIa u _— F- .,.,.r.....as....,.. s$] SOE EW SIDE VIEW 2 FRONT YEW '��°°'�`°�`� 4$ 16-INCH CURB DETAIL (ON GRADE( �;TR1:STRUCTURE( a., �ran.4 erg """""'""' OREGON srANwRo oRAWwos 5 •1E Moe*n.—..,....1.a .raa.Wm....a...r.P e 1R.c1v.0.1.:Jun.1,2015-Nov.,nb.,30,2015 RD1?0 NV „ 1111 At ”,,4,. ,. .. ,... :k -. - rt ,. • 1 ti �� 10650 .5 , ..cAif 1 '"--4/ 'Atj ' I , r .. ,,s Y • s - .a 41 / 1405b �, ..� M 7�, r 40 0 14050 :� - *. "`` 14050 ' allth, .fi+ ' .• 1405 : ? 14050 -/ 4•nM ,,:r- !r 34050' •• .. ;:M� ��''' rk'+ to 14050 ,"f ., , s �' 1480 -,F.:: . �'. e 05014050 w .,,,,..,.... ¶04) 140504 . ,. • • ' 1150. 14050 1 (A/ ,1 j if • N. 46.7* , : _ .,-. / Cdr _ • e, -.!.,(4:-.-' -1. t 14220 , Feet + a ' . i '-� ADDITIONAL DOCUMENTS City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 1e , TIGARD 03/30/2016 Robin Rudd 22018 S Central Point Rd. Canby, OR 97013 Re: Tree Removal Permit Record Number: TRE2016-00018 Dear Robin Rudd: On 03/28/2016 you submitted an application for tree removal at 14050 SW PACIFIC HWY. Your application specified that: is/are proposed for removal. Based on the information supplied on your application, this is a simple tree removal permit request. City staff has reviewed your application and based on the relevant approval criteria in the Urban Forestry Manual, your application has been: Development Tree Replacement Required Approved with conditions: The applicant shall plant a replacement tree for each tree removed, or pay a fee in lieu of planting, in accordance with the Development Tree Replacement Standards in Section 7, part 2 of the Urban Forestry Manual. Existing trees may be considered as replacement trees if they meet all applicable species, size, condition and location requirements in Section 7, part 2 and were not already required to be planted or preserved by the Tigard Municipal Code. This decision is final and valid for a period of up to one year after issuance unless otherwise specified. Nothing prevents you from submitting another tree permit application if the conditions and circumstances surrounding this removal have changed. If you have any questions, please contact us at arborist@tigard-or.gov or 503-718-2421. Please be sure to reference record number - TRE2016-00018. Best regards, Community Planning Division City of Tigard RECEIVED MAR 28 2016 City of Tigard CITY OF \it \Fp, DIA 1.1.(A),01.\•I I)\l,t \II VI 11111 ; PLANNINCIENGINE,a-liNG TIGARD Tree Removal_Permit Application • PROPERTY INFORMATION REMOVAL CRITERIA li.c.-311„11, 14050 Pacific Highway APPLICANT INFORMATION c. rn Ft ,‘ t:rri..n.: \.1,-11,-, ESP Property Factors, Inc. I ik,e ,n,, I. ),69/ 11•A. r WO A.1! \dtlrLcs: 22018 South Central Point Road it 'slate: Canby, Oregon kr: 97013 • • Nit s,et P) ,1&:c: 503-245-1177 m espcommercial©gmail.co • Ik‘oci.: Ellingson Revocable Intervivos Trust • „ • Do. In , , • • I l' 1!1 .r1„.••1;-• arid Trt'i.: CONTRACTORJARBORIST INFORMATION • •iy,L. \ • 1),.4..-,..:rikrrin..n L 44. .trl-k 11.4 nil,4n.Pihl Excavating_ rist, IS N. .( I1 : 121460 I, pir,1114 (1.14•: 1“,.. 1.11t:rr. rn,.41c. , t t:. 41660 NW Sunset Highway__ (.,.1.11,11T1(+11, ;110s, TfCi. 1-4.4.1uttc,i, (.14\ Banks, Oregon /ill: 97106 ,o.t1,..4.1 in thL aprirt,%.11. 1),1„tic:S03-324-6210 ___ mni;_dale.zoucha@pihl-inc.corn 114..r.4,11: Dale Zoucha FOR STAFF USE ONL' REQUIRED SUBMITTAI., ELEMENTS TREE REMOVAL INFORMATION —(i. Applik.mt I.-. tu fit Szgn.liarL rittLn ii it Ttvc..11,1:10,: 14"Sweetgum \um. 1 [35cSsic.'111Pl4t1 'Cat1011& .)l cad Trvc 4c.1.1i4,n; In existing parking island off NW corner of bldg. tn. 1.),..curmnianon Reason(s) for Removal Wilt I fling I cc c ,,t)h• SIMPLE REVIEW PROCESS REVIEW PROCESS E ( 4,rinpicx .1 ' X R.,.nt, r .11'1)1 “1.J Lid AT- 110'1111 ▪ :CNATIlitit:‘ I ri., Is In - IRE .2ove - 00018, 1,1/CAP, TI 4:14T1I'L.T‘ 11:r: - ,r( Ratzod( 1 ‘ILL t! 4,1.1 fa I"I ID: 1 'co., it r‘ lit Orti 1).11,,: 3-a 8—tcc tr \r‘p!icat,,.a L.ILtyrrnincd c.,n,r1LTL: tret -IL .1 h, 141: 3 -30--Ir° Continued on reverse-Jr complex reit-a:iee page 2 Cif) of Tigard • 1;125 S HAI B. i • Tk.:Ani, 41‘..,2, 22'. • \\.\.‘v.11;....i&i 1 • :•1:1 1* 2-42 I • Page 1 of 2 COMPLEX REVIEW PROCESS (check applicable with brief pig-pima! urnmary) - • ' - Not-king view s -- I -- •• iii • APPLICANTS 1,,0.!1.1tIt 0:11riL \‘Ill PA to submit ALl.of ilic REQURED Si. BMITIM, F-1,ENIENTS it tl,, it .,ts aiTitcati,r in ni(i,,,! -A. corItc.tm arc d:ti,.rc tit t-4.( thc ,,,,,p1;caru must h. thk purchaser,u1• rc.c,,rd*it a IL +11 V. 1 7.1%.11 Lirlti trt.rn iL (o,‘,.-ic.r •,1 in nt 1 n r. 1 ,1211 .(1111111-.1t11,11 .1 v n tto) JIM(Jri-iatiun with ;his aprlie II.;R. TI-IE APPLICANT(S) SHALL CERTIFY THAT: • IL • `1, \!,)1.itc MI\ r iupud uprd 01,• pol • I thu içpi; iii.;) !'- int ru t,:.!;!" I thu d it ,tclara hTLC .111l1 SLII)!CCI I' III I ..,-tdirtc,11's;Intl -t , CAL arpt,,.. • \ ak rit ,H,u• Anti ir.instrittriAl hcri-with, ru ii 114. !ht., applicants thit permit {,n this 14. Ii. Ii r. Is I; Ind FIAT an% suc h ,t.itc.ment!, are take. • The ,upplicant h.i read tht;entire c.,,t,te:It• ii!-- apri. u.. it. mit. mdtinclers!,,nd!. the rcquircment", I.it appro‘ing or dcriN Ir.: I SIGNATURES of each oNNner of the subject property required. Applicant's signature ( )wrIcrs 13rint fl.ufl ii 1).ire (lwricr's mgnat uru Print .\tithori/i.d !signitturc.. Print turn,: TREE REMOVAL PERMIT APPLICATION of Tigard . ": ;12; SA\ I lull • 1 ( tit •n • WV. • t,;- 1 2-12 1 • Page 2 of 2 Cheryl Caines From: John Jensen <jjensen@cesnw.com> Sent: Tuesday, March 29, 2016 4:27 PM To: Cheryl Caines Subject: 14050 Pacific Highway Tree cutting permit Attachments: 14050 SW Pacific Hwy authorized agent.pdf Hi Cheryl, Here's the info from the property owners stating that Robinn Rudd is their agent for the above mentioned property. Let me know if you have any questions or need further information. Thanks, John D.Jensen, PE CESNW, Inc. 13190 SW 68th Parkway, Suite 150 Tigard, OR 97223 (p) 503.968.6655 (f) 503.968.2595 www.cesnw.com From: Robinn Rudd [mailto:espcommercial@gmail.com] Sent:Tuesday, March 29, 2016 4:20 PM To:John Jensen<jiensen@cesnw.com> Subject:Agent Authorization Hi John, Reached the owners they wrote this authorization and faxed it to me. Robinn Rudd -- _ Principal Broker, ESP Property Factors, Inc p:503.245.1177 (f) 503.241 , 82601m:: e:ESPCommercial gmail.com a:22., Road Canby, OR 97013 E: Please consider your environmental responsibility. Before printing this e-mail message, ask yourself whether you really need a hard copy. 1 '''t-- ••,V'Jil•rlirK/9 i/K C C7) (--A Q S-c() I 1 l (. . • tr.4 -: >, (3 (-)\ 9i 'bTl E' j\-4'7y7 �QS � Ul \ 1 U-y) Q • frc-e. L6 ?� 0 t J eii71H --24,-vd, , Qi-5-- 67 Ejoit, 1 -4=--v _.,,,,,vt,Lrno. . cv„,,,, (-7-,, Try,?/_ _....--,..j.,. 10/TO '"d 3dOIS Sal 3Hi 688t- SL-TS b:hi 9IOZ 6 /cti ltid1H171md dSI nq n;p rcc r,':9T qt /F. i alAirti?I 0244 Et, fi).ft* * / ro• ,,,'•-• 2 yti DYER ; ' I RENEWAL DATE'6/30/17 4 . ... < •4,....,,,1 e LIGHT POLE BASE 4.;.! .. ..<.•.iwAgik. . . a c, y� 1 / + (.., �„� p U Z .. .. . \ 014 DTR Y u„. ,, ,O \\ a VI 1�A P0.0TECT� \ \• U P p C �[ CATCH:ASIN ,.....TING TRE r \� 00'DTR Q Q w m 'BER • ED 1••=10' d r=inn 0 es 4: < 1 - a \:\� 0111•GTR .� 10 5 0 10 O O 0, G a PROTE G O )-71•I �� • sq 7, LIGHT \! 1///, 1/4./ aozM t • � // in rv¢o Q Tl. o:o DM ••••• % . 1 w ry u o NC PRS ECT EXTG • c W'TER VALVE / • .B"ERi J .. ,..' . P *0),.. — El REMOVE 0785F OF / tp - ���� '"N i EXTG P• EMENT {r"^' • C 6 ✓ :: a v; R E EXTG - �X • "G c 16 ••BARS(5) .. / � - �� "\ > uAi U e / 4 ... AWN /� A�(0k `..^.F o —REMOVED 107 \ r --OF EXTG CURB • �� (4 J RE• EXTG CURB / ' /sa • FLAGPOLE - BOGLD fR.. ELOCATED. • a .:-/ = REMOVE CONCRETE - //�_�^\\ - r v d .r.:•:::::". BASE. _/ / • �d • R MOVED 1475E OF / .. - / c EXTG CONCRETE WALKWAY • 111,1, ,E%ISTING CONCRETE ENTRY _ 1 'RAMP,AND MANDRAIL TO • i 01)'ont '//J ,. REMAIN /l/'o '�\ // - 14050 SW PACIFIC HIGHWAY ` ./ :OTECT EMG CLEANOUT i "��� . . ' •� • - ATER VALVE 4t/ �_.l r 1,IIl,„,• - d �.,r./ \� .\ // A . •1F�F/ // .�\ ` `�` It — [ONCRETE WALKWAY 777 _ j pilir G TREE 70 BE //�/, SAIR.�,IT7LLN11"1\\\��� is�.�I.r s.. • k„ g ri i. / I 6,h ,/ij,,,E' A . .. /////I `• '/ 0 O / D4 i CITY OF TIGARO ; °� X NNN'''''''''''",,,, .provedy Planhing a w . Date: 3 - 3° �1 SMEET Initials:• 1 / aE 4 e PLANT LIST: SYM. y ABBREV. LATIN NAME/Common Nome SIZE SPACING 110 7EES �� ARR AGER RUBRUM 'REO SUNSET' 2' eel. As shown s Red Sunset Maple W W SHRUBS 1 g 0 0 18-Erg , . 0 7 BMV BUXUS SEMPERVIRENS'VARIEGATA' 2 gal. 3' o.c. i 0 Variegated English Boxwood • :r E., r si;1 3 NOG NANOINA DOMES11CA'GULF STREAM"2 got. 3' O.C. ' Gulf Stream Nondina -i G_.,. 1 PACIFIC HIGHWAY ii / PARKING r--- y / ,4:�'r.` GROUNDCOVER I, ����� WALKWAY i . 8-EFK ���.4 20 EFK EUONYMUS FORTUNE 'KEISENSIS' 1 gal. 3'O.C. tp...............,,,, / A...�1 �����4 Nfintercreeper Euonymus n SIGNS 8 N E Ir4�/ n,„-,, LAWN P �..t.A./ TO REMAINLAN TING + +� 46 MR MAHONIA REPENS 2 gal. 30- oc. m� �r` + Creeping Manama �♦��`♦.j� 12-EFKE' i-* 0 40 C.0 ant • ` :`��:� WALKWAY 2.134 S.F. FINE LAWN AREA W .,� See Specifications on Sheet L2.0 ee� �� 7-BMV under Outline Specifications Planting and Seeding E-., or . giiiiiiiiiii;:l GRASSES d .o in 0 23 COE CAREX HACHIJOENSIS'EVERGOLO' 1 gal. 18" 0.C. W m" Corex Energold Sedge M. o4 Vitir 23 COE d ++ 3-NDG EXISTING PLANTING Z un • ,.'OT!+ �Q 1-ARR • •-MR Z lid u Y XISTING PLANTING O •N O O EXISTING TREE / 0 TO REMAIN 1 rna TO REMAIN i N.— a C� U Q U a < v w aa a r, a ' l O1 U O z O LANDSCAPE PLAN /IIID- q' a Q SCALE 1" = 1Q'-0" , I;l , GENERAL NOTES_ I Controctor is to vivify all plont quantities. DATE 2. Adjust plantings in the field as necessary. 12-02-2015 3 Project is to be irrigoled by an automatic, underground system, scru which will provide full coverage for all plant materiel. System is to be NOTED desigr/build by Landscape Contracts. Guaronlee system for a a.. (MEMO minimum one year. Show drip systems os alternate bid only. 4 NI plonk are to be fully Wined, rel branched and true to form. Cw _ AO 5 Contractor is to notify Landscape Architect and/or Owner's SKIT NO Representolive of any site changes or conditions that may be detrimental to plont heolth Or Cause future problems. L1.0 I