MMD2014-00017 MMD2O14 - 00017
Green Office , LLC
NOTICE OF TYPE I DECISION
MINOR MODIFICATION (MMD) 2014-00017 1111
GREEN OFFICE, LLC T I G A R D
120 DAYS = 11/13/2014
SECTION I. APPLICATION SUMMARY
FILE NAME: Green Office, LLC
CASE NO.: Minor Modification (MMD) MMD2014-00017
PROPOSAL: The proposed minor modification to existing development includes a 400 square
foot addition, facade and interior improvements as well as site improvements. The
site improvements include a new fountain water feature at the entrance, stone
landscape wall and new pedestrian walkway from the building to SW 68th Avenue.
APPLICANT: Brian Cobbs
PO Box 664
Donald, OR 97020
OWNER: Green Office,LLC
Joesph Green
11560 SW 67th Avenue
Tigard, OR 97223
LOCATIONS: 11565 SW 67th Avenue
WCTM 1S136DD,Tax Lot 00801
ZONING
DESIGNATION: 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. A wide range of uses,including but not
limited to community recreation facilities,medical centers, schools,utilities and
transit-related park-and-ride lots, 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 WITH CONDITIONS the above request. The findings and conclusions on which the
decision is based are noted in Section IV.
\I\11)2014-00017 GREEN 01'1.1( 1:,HA: Parc 1 of 4
1. If applicable,a separate sign permit will be required for all tenant signage prior to installation.
2. Prior to final building inspection, the applicant shall contact the Staff Planner, Agnes Kowacz, 503-
718-2427 for final walk-through. All site improvements must be completed per approved plans.
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 11565 SW 67th Avenue; on the southeast corner of SW 67th Avenue and SW
68th Parkway. This building is known as the Mercer Office Building. The site is approximately 0.22
acres and contains one office building and site improvements that include landscaping and associated
parking lot. The entire site has 7 parking spaces.
Proposal Description:
The applicant intends to perform interior, facade and site improvements. Specifically these
improvements include:
1. Interior remodel.
2. Converting the roof at level 2 to a deck and office space with anew roof.
3. Addition of 393 square feet to accommodate a larger lobby with roof access and two additional
offices.
4. Re-clad of exterior walls for aesthetics.
5. New exterior stair access on the northeast side of the building which connects to the front of
the building and parking lot with new concrete walkway.
6. Concrete walkway and stairs from parking area to existing public sidewalk on SW 68th Parkway.
7. New water feature incorporated as monument sign on the north side of the building and stone
landscape wall.
8. Removal and replacement of 4 street trees.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
MINOR MODIFICATION OF SITE DEVELOPMENT REVIEW:
The proposed change in use requires a Minor Modification to approved plans or existing
development. Section 18.360.060.0 states that a minor modification shall be approved,
approved with conditions or denied following the Director's review and as follows:
1. The proposed development is in compliance with all applicable requirements of this
title; and
FINDING: The main issue with this minor modification is the increase in height and
parking requirements. Upon review of the proposal's plans and narrative, staff
finds that the building height will not increase more than 20 percent and that
sufficient parking exists on site.
The existing building height is 29 feet 4 inches. With the modification of the
second story, the building will be 32 feet 5 inches. This is I Ipercent, which is
well below the 20 percent allowed; therefore, the proposal meets the threshold.
The applicant is proposing an addition of 393 square feet, which makes the
;AIi\Ill2014-0001?( R1 a 1\ O1 1 1(:1?,11 C I'atc 2 ut 4
building a total of 2,200 square feet. An office use requires 2.7 parking spaces
per 1,000 square feet of floor area. The proposal requires 6 spaces and the site
has a total of 7 spaces; therefore no additional spaces are required.
All other applicable requirements of this title are satisfied. This includes but is
not limited to building height, setbacks, and landscaping requirements. This
criterion is met.
2. The modification is not a major modification.
FINDING: Staff finds that the changes listed in TDC18.360.050.B.1-11 are either satisfied
or do not apply. Therefore, the proposed development is not a major
modification. This criterion is met.
18.620 TIGARD TRIANGLE PLAN DISTRICT:
18.620.040 Building Design Standards:
A. All nonresidential buildings shall comply with the following design standards.
1. Ground floor windows. All street-facing elevations within the building setback (zero to
10 feet) along public streets shall include a minimum of 50% of the ground floor wall
area with windows, display areas or doorway openings. The ground floor wall area shall
be measured from three feet above grade to nine 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% 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.
The existing building is set farther back than 10'-0". Building is setback 20 feet from SW 68`h Ave.
All other facades are not street facing.This standard does not apply.
2. Building facades. Facades that face a public street shall extend no more than 50 feet
without providing at least one of the following features: (a) a variation in building
materials; (b) a building off-set of at least one 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.
The existing building facade is less than 50 feet. However, there are numerous breaks and variations on
the building facade. This standard does not apply.
3. 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 shall not be back lit.
The proposal includes removing the existing canopy over the entrance on the south facade in order to
accommodate an enclosed lobby. A new 40 inch deep by 7 feet long glass cantilevered entry canopy at
the primary entrance is proposed. This standard is met.
4. Building materials. Plain concrete block, plain concrete, corrugated metal, plywood,
sheet press board or vinyl siding may not be used as exterior finish materials.
Foundation material may be plain concrete or plain concrete block where the
foundation material is not revealed for more than two feet.
M1\1I)2014-00017 GREEN OFFICE,I IC Page 3 of 4
None of the above listed materials will be used as part of the facade modifications. New materials
include aluminum curtainwall/storefront, blue tinted glazing, vertical oriented metal panel and
horizontally oriented concrete/fiber cement panels with stamped pattern. This standard is met.
5. 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 consists of parapets with low slope roofs on either side of a gabled vaulted roof.
The proposed additions and modifications also maintain the low sloped roofs on the new expanded 2"d
floor and penthouse and extension of the gabled vault over the two story lobby. The existing building
as well as the modified areas does not include any false fronts or false roofs. This standard is met.
6. 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.
All new rooftop mounted mechanical equipment will be located on the low sloped roof to be screen
from view by the parapet, guardrail and/or screening materials matching the exterior finishes. This
standard 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.
THIS DECISION IS FINAL ON AUGUST 25, 2014.
AND BECOMES EFFECTIVE ON AUGUST 26, 2014.
Questions:
If you have any questions, please call Agnes Kowacz at the City of Tigard Planning Division, Tigard
City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171.
awe August 25.2014
APPROVED BY: Agnes Kowacz DATE
Associate Planner
503-718-2427
agnesk@tigard-or.gov
NIN11)2014-00017 GREEN OI�I'1(:1:,I.J,C I'agc 4 int 4
APPLICANT
MATERIALS
City of Tigard ,.
COMMUNITY' DEVELOPMENT DEPARTMENT
Minor Modification Type I plication
TIGARD �` - Y ---
PROPOSALSUMMARY (Brief description) 1 . AL
t' /DVt,cruol'5 �o Z.)1:S1,tntl TS
r•�y_•_rte^
5 �-1A✓e. , __ 0 ignarure/Written
Ant orization
❑Title Transfer Instrument or Deed
0 Site Plan(4 large plans drawn to scale
and one reduced to 8.5"s11',2")
( ) t16�� ✓`w G�
iv h'�` v 0 Applicant's Statement/Narrative
Property address/location(s): (4 copies)
fi L h ��{ X 72 Z 3 _ @ Filing Fee ' / 1
Tax map and tax lot #(s): 15 13(i PP ()Deo 1 _.
FOR STAFF USE ONLY
Site size: 0_22 hC(iL:� �
Case No.:/1/",}4)06/Lf 002/7
Owky f
Applicant : G fietA/ cFFFICIthe Related Cr No.(s):
Address: )15-46 514) 6/7 hv>,r' Fee: 70/0j_... -
City,/state: T-t({kRP /OR zip: 'f 7225 Receipt No.: / 5‘ ..5"", ,�/
ate app
phone:5 >3 1;a41;a4)-30014'30Email: 1e[ Q IraLfr rd'1 ,,�� Daccepted:
G7/2 ti N
By: `�!�
PROPERTYOWNER/DEED TED HOLDER(S)• ame as Applicant Date determined complete:
Name: 1 y•"�wR'
` 'A coL b thvt.t.. fr ei-� B\.—
Address: 1 0 '€'o)4 6C Li
I:�CURPIN;Masterslland Use Applicancns Rex 07109/2014Cin/state: POW A1/1) DP-- Zip: 770 U)
Sif,3 ci ,eft i11Fintfiearc-1,1,-}Cd'ore �cuL(e•"t 1—
• 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{3) or 18.330.020(3)
(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 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2
APPLICANTS
To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS
as described on the front of this application to the "Required Submittal Elements" box.
(Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.)
THE APPLICANT(S) SHALL CERTIFY THAT:
• It 't )- _ • • . • y •, • .• • •••• "4 Ira • - . a '1 .11►s . ► .►•I 1 • .II.. ► ••-. CC.
• 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 9.,of t�e subject property required.
Applicant's signature: ',- a ' . -v Dpi_ _ Date: y/2,/Al
Print name: �O e. C-e-e.'\- -t`_eR 45'i OIi' . Gro
Owner's signature: Date: 7122///
Print name: .)r7C_ (e4 '-,
Owner's signature: Date:
Print name:
ADDITIONAL OWNER/DEED HOLDER INFORMATION
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 • www tigard-or-gov • 503-.718-2421 • Page 2 of 2
1/13 TO 6/30/14 REAL PROPERTY TAX STATEMENT
.1 COUNTY OREGON * 155 N FIRST AVE., RM 130 * HILLSBORO, OREGON 97124
( DESCRIPTION MAP: 1S136DD-00801 ACCOUNT NO: R285872
11565 SW 67TH AVE,
-..,`
4qi:'3 ' ,,t,,
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���' 0%\C;\\..\ 2013-2014 CURRENT TAX BY DISTRICT:
GREEN OFFICE LLC G`�G`�� COLL-PORTLAND 78 .88
11560 SW 67TH AVE p�\`\ ESD NW REGIONAL 42 . 90
TIGARD, OR 97223 ', SCHOOL - TIGARD 1, 389.79
TIGARD/TUAL/AFTER LOL 280 .20
EDUCATION TAXES: $1, 791 .77
LEGAL DESCRIPTION CODE AREA: 023.81 WASHINGTON COUNTY 626 .89
WEST PORTLAND HEIGHTS, BLOCK 3, LOT PTS 1-6, ACRES REG-METRO SERVICE 26 .96
22 PORT-PORTLAND 19 .56
FIRE-TV FIRE & RESCUE 425 .26
CITY-TIGARD 700 .70
CLEAN WATER SERVICES 0 .00
VALUES: LAST YEAR THIS YEAR UR-TIGARD-DOT 18 .86
FIRE-TV FIRE & RESCUE LOL 70.05
MARKET VALUES: WASHINGTON COUNTY LOL AFTER 165 . 32
LAND 199, 810 199, 810 REG-METRO SERVICE-AFTER 26 .90
STRUCTURE: 136, 460 161, 400 AQUATIC-TIGARD TUALATIN 25.08
TOTAL RMV VALUE: 336 , 270 361, 210 GENERAL GOVERNMENT TAXES: $2, 105 . 58
BOND-WASHINGTON COUNTY 36 .01
TAXABLE VALUES :
ASSESSED VALUE 272 , 040 280, 200 BOND-METRO SERVICE DIST 26 .06
BOND-PCC 48 .92
BOND-SD #23-TIGARD 103 .87
BOND-TIGARD/TUALATIN-AFTER 292 .44
BOND-TV FIRE & RESCUE AFTER 36 .68
PROPERTY TAXES: $4 , 465 .48 $4, 690 .29 BOND-CITY OF TIGARD AFTER 120.88
BOND-METRO SERVICE AFTER 50.74
APPEAL DEADLINE December 31, 2013 BOND-PCC-AFTER 77 .34
Value Questions 503-846-8826 BOND AND MISC TAX: $792 .94
Tax Questions 503-846-8801
Business Personal Property Questions 503-846-8838
Other Questions 503-846-8741 2013-14 TAX (Before Discount) $4, 690 .29
PROPERTY TAX PAYMENT OPTIONS
(See back of Statement for payment instructions.)
Due Discount Net Amount Due
Pay DELINQUENT TAXES: NO DELINQUENT TAXES DUE
InFull 11/15/13 140 .71 $4,549. 58
213 11/15/13 62 .54 $3,064 .32 (See back for explanation of taxes marked with an asterisk(").
1/3 11/15/13 NONE $1, 563 .43 Delinquent Tax Total is included in payment options to the left.)
MAKE PAYABLE TO: Washington County TOTAL (After Discount) : $4,549.58
Online- https://ecomm.co.washington.or.us/propertytax
Pay By Phone: 1(888) 510-9274
MY MARKET VALUE WENT DOWN, BUT MY TAXES WENT UP?
Your property taxes are based on your ASSESSED value not your MARKET value. A decline in the market value does not
automatically reduce your property taxes.
For more information, review the enclosed Washington County Property Tax Statement Guide or visit our website:
http://www.co.washington.or.us/AssessmentTaxation
All Payments Processed Upon Receipt
'1 Tear Here `I Tear Here
INI
N
TIGARD
City of Tigard
July 30, 2014
Brian Cobb
PO Box 664
Donald, OR 97020
RE: Completeness — 11565 SW 67th Avenue
Case File No. MMD2014-00017
Dear Mr. Cobb:
The City has received your submittal for a modification of an existing office building
(MMD2014-00017). The site is located at 11565 SW 676 Avenue. Staff has completed a
preliminary review of the 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/expand upon the following:
• Please provide the existing square footage of the building and the square footage
with the addition.
• Please specific the square footage of new impervious area being added as well as the
total disturbed area.
• Does the project include the construction of retaining walls along the west portion
of the property? These are not mentioned in the narrative, but shown on the site
plan.
• 18.620.040—Building Design Standards. Please address these criteria.
2. Site Plan. Please revise site plan to show:
• It is unclear where the new concrete is proposed; the legend symbology is not
reflected on the site plan.
3. Elevation Drawings. Please provide elevation drawings demonstrating that the proposed
height meets the 20% threshold.
4. Water Feature Detail. Please submit a drawing of proposed water feature and
monument signage.
Please provide 3 copies of each revised document. If re-submitting individual
pages/sheets you will need to replace them in the existing packets previously
submitted. Feel free to contact me with any questions at 503-718-2427.
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
Sincerely,
a1*
Agnes Kowacz
Associate Planner
cc: MMD2014-00017 Land Use File
Green Office,LLC
RECEtVED
AUG 11 2014
CITY OF TIGARD
August 8, 2014 PLANNING/ENGINEERING
Ms Agnes Kowacz
Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
RE: SW 67th Ave Office - Minor Modification Comment Response — Case #MMD2014-00017
Dear Ms Agnes Kowacz:
I have reviewed your completeness letter, dated July 30, 2014, and offer the following response to your
questions and request for additional information. If you have any questions or need further information
feel free to contact me.
Comments;
1. Narrative. Please revise the narrative to address/expand upon the following:
a. Please provide the existing square footage of the building and the square footage with
the addition.
RESPONSE: A square footage summary for building area has been added to sheet A091.
b. Please specify the square footage of new impervious area being added as well as the
total disturbed area.
RESPONSE: A square footage summary for impervious areas has been added to sheet
A091. Areas of new proposed impervious areas have been provided as well as existing
impervious area, excluding the parking area, and the total disturbed area, excluding
existing building footprint. There is no work proposed in the existing parking area.
c. Does the project include the construction of retaining walls along the west portion of
the property? These are not mentioned in the narrative, but shown on the site plan.
RESPONSE: Item #9, as well as site plan A091, provides the design intent for the
concrete walls, walk& stairs that is proposed to connect the parking area with the
public sidewalk on SW 68`h. Item#10 has been added to the narrative, as well as notes
to site plan A091, to describe the stacked stone landscape wall that is being proposed.
This wall is for design aesthetics only to tie the overall building and site together. The
wall isn't required or intended to act as a retaining wall.
Infinite Architecture Page 11 of 2
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
d. 18.620.040—Building Design Standards. Please address these criteria.
RESPONSE: Narratives to address criteria in this code section has been added to the
attached revised narrative.
2. Site Plan. Please revise site plan to show:
a. It is unclear where the new concrete is proposed; the legend symbology is not reflected
on the site plan.
RESPONSE: Symbology has been updated to be clearer as to new versus existing. In
addition, a work limit line has been added to the plan to show the approximate
disturbed area. There is no work proposed in the existing parking area.
3. Elevation Drawings. Please provide elevation drawings demonstrating that the proposed height
meets the 20%threshold.
RESPONSE: Exterior elevations, as well as plans & perspectives, have been added to the
submission for work scope clarity. Elevation 1/A301 illustrates the existing height and the new
height with a calculation showing the proposed height being under the 20% increase threshold.
4. Water Feature Detail. Please submit a drawing of proposed water feature and monument
signage.
RESPONSE: Refer to drawings A010, A011, & A092 for perspectives and drawings illustrating the
design intent for the water feature.
Sine ly,
rian T Cobb
Principal
Enclosure; Type I Minor Mod Narrative REV 2014-08-08
Infinite Architecture Page 12 of 2
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
RECEIVED
AUG 252014
CITY OF TIGARD
PLANNING/ENGINEERING
August 25, 2014
Ms Agnes Kowacz
Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
RE: SW 67`h Ave Office - Minor Modification Comment Response 2 —Case #MMD2014-00017
Dear Ms Agnes Kowacz:
I have updated the proposed Project Narrative and updated drawings in response to your comments
regarding weather protection, 18.620.40#3 as well as for the Owner's request to replace street trees.
The portions of the Narrative that I revised were underlined and the last section 18.620.70 was added to
denote compliance for the street tree replacement. If you have any questions or need further
information feel free to contact me.
Comments;
1. Narrative. Please revise the narrative to address/expand upon the following:
a. Criteria 18.620.40 item 3 for Weather protection is not being met.
RESPONSE: A cantilevered glass canopy has been added over the double main entry
door to provide cover for the building occupant, refer to sheets A010, A011,A301, &
A301. The Narrative was updated to denote this revision in the overall scope of work
and in criteria 18.620.40 item 3.
2. Street Tree Replacement.
RESPONSE: Owner wishes to replace street trees along SW 68`h Ave in front of property. The
narrative has been updated to reflect this in overall scope of work with new description #12,
criteria 18.360.50 item B10, and new response section 18.620.70
Sincerely,
ian T Cobb
Principal
Enclosure;Type I Minor Mod Narrative REVA 2014-08-25&sheets G000,A010,A011,A091,A301, &A302
Infinite Architecture Page I 1 of 1
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
RECEIVED
' l_�' AUG 252014
CITY OF TIGARD
PLANNING/ENGINEERING
Date: REV August 25, 2014
PROJECT: OFFICE BUILDING at 11565 SW 67`h Ave,Tigard Oregon
RE: Type I Minor Modification Application Narrative; RESPONSE Update 2
Proposed building& site renovation work. This project consists of;
1) A complete renovation of the interior of the building, see drawings plans A101, A102, &A110
and exterior elevations A301, A302, & A303.
2) Converting the westerly roof at level 2 to an occupied deck
3) Converting the easterly roof at level 2 to full enclosed office space with new roof(149 sf of new
interior space). See Site plan A091 for full area summary.
4) REVISED - Removal of the existing 1-story open canopy and posts (64 sf of exterior covered
space) and replacing with a new two story enclosed lobby (122 sf of interior space) and a small
exterior glass canopy over the entry doors (21 sf). Lobby includes a stair that projects roof
access to the 2nd story roof. See Site plan A091 for full area summary.
5) The lobby features a two story space with large areas of glass for light access into the building
and for tenants design aesthetic goals.
6) Stair within lobby provides full stair access to roof which means providing a small penthouse.
The penthouse is only around the stair enclosure.
7) The Lobby stair can't be used for fire egress and as such an exterior egress stair is being added
to the Northeast corner and connected to the front of the building, i.e. discharge area, by a new
concrete walkway. This stair will be a metal stair with concrete pan tread. The stair will be open
underneath to maintain it as a pervious area.
8) Exterior walls are being re-clad in metal panel & concrete panel for aesthetics.
9) Concrete walk and stairs being added from parking area down to existing public sidewalk on SW
68`h.
10) From the new exterior stair to public sidewalk running East approximately 80 ft there will be a
stacked stone landscape wall up to 4 ft high. This landscape wall is being used as a site feature
to help define and tie the building and landscape areas together.
11) New fountain water feature is being added to North side of building as part of the tenant
monument signage. Signage/fountain will face and be visible from the intersection of SW 68`h
and SW Atlanta. The foundation wall will be approximately 4 ft high with a water pool that
sheet flows over the front of the tenant signage into a grade level receiving trough (and pumped
back up to pool). The signage text will be backlit. The intent is that when viewing the sign the
water is flowing in front of the lighted text added movement and interest to the overall
monument. The overall text will be 12—18"tall depending on length of tenant names. Refer to
sheet A010, A011, &A092 for water feature design intent drawings.
Infinite Architecture Page 11 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
12) REVISED -Street trees are being replaced to better position them along the sidewalk and
building and to prevent future sidewalk & landscape wall damage. The three existing street
trees will be removed and replaced with four 2 1/2" caliper Armstrong Maple trees installed per
the Triangle Plan District and Tigard Urban Forestry Manual requirements.
Infinite Architecture Page I 2 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
Evaluation Criteria listed in section 18.36030;
B1; Increase in dwelling unit density— Not Applicable— No Dwelling Units.
B2; Change in the ratio or number of different types of dwelling units— Not Applicable— No Dwelling
Units.
B3; Change that requires additional on-site parking in accordance with Chapter 18.765—Criteria Met -
Per table 18.765.2 parking required for office use is 2.7 spaces per 1,000 sf. The proposed building area
is 2,200 sf requiring 2.7 x 2,200 = 5.9 or(6) spaces. The existing parking lot has (7) total spaces including
(1) ADA parking stall therefore this criteria has been met.
B4:A change in the type of commercial or industrial structures as defined by the Code— Not
Applicable/Criteria Met—the use of the building remains the same, i.e. Office.
B5; An increase in the height of the building(s) by more than 20% -Criteria Met-There is a minor
increase in height in a small portion of the building to provide full stair access to the roof for
maintenance of communication equipment. The existing height (highest point)to the gable peak is 29'-
4" with the new stair access wall height being 32'-5" which is less than a 20% height increase. The
section of the 2"d floor that is being expanded for open office space onto the existing roof will match the
height of the existing parapet and therefore not contribute to a height change. Refer to sheet 1/A301
for elevation and height calculation.
B6;A change in the type and location of accessways and parking areas where off-site traffic would be
affected— Not Applicable/Criteria Met—no parking lot changes or access to the building are being
proposed that would affect off-site vehicular traffic. Proposed design is adding a concrete wall & stairs
to provide access from the existing parking lot to the public sidewalk on SW 68th but would not increase
traffic or affect traffic patterns.
B7—An increase in vehicular traffic to and from the site and the increase can be expected to exceed
100 vehicles per day—Criteria Met-The expansion is less than 400 sf and is being used to provide a
more dramatic lobby as well as to provide two additional office spaces. The addition of two additional
office spaces will not generate additional traffic.
B8—An increase in the floor area proposed for a nonresidential use by more than 10%excluding
expansions under 5,000 square feet— Not applicable—the floor area of the entire building after the
expansion (393 sf of additional area) is only 2,200 sf, well below the 5,000 sf threshold.
B9—A reduction in the area reserved for common open space and/or usable open spaces which
reduces the open space area below the minimum required by this code or reduces the open spaces
area by more than 10%- Not applicable—the building and existing site doesn't have any current open
and/or common exterior space. All the exterior space is landscaping and/or parking.
Infinite Architecture Page 13 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
B10—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—REVISED- Not Applicable/Criteria Met -The bulk of the site will not be affected. The
proposed project is adding hardscape where landscape currently exists as well as replacement of the (3)
street trees along SW 68th. This hardscape replacement occurs at two locations, to connect the new
exterior egress stair to the front entry to provide compliant egress path and secondly a concrete walk&
stairs to provide accessfrom the parking lot down to the public sidewalk on SW 68th. In addition, a small
mulched/landscaped area is being replaced with a small fountain/water feature with integral monument
sign. And finally,the three existing street trees along SW 68th Ave are being replaced with (4) 2 '/2"
caliper Armstrong Maple trees,with root barriers, to meet zoning requirements. The trees are being
replaced to prevent hardscape damage and to adjust and correct the position of the trees along the
rht-of-way. Overall,the existing landscape area is 5,577 sf. Of this area,the proposed changes noted
above affect 394 sf or 7%.
B11—A modification to the conditions imposed at the time of site development review approval
which are not subject of paragraphs 1 through 10 of this subsection— Not Applicable -the current
Owner had the site researched prior to recent purchase, i.e. 11/2013, and found no previous conditions
of approval from the original 1996 construction.
Evaluation Criteria listed in section 18.620.40;
A. Nonresidential buildings.All nonresidential buildings shall comply with the following design
standards. Variance to these standards may be granted if the criteria found in 18.370.010.C.2,criteria
for granting a variance, is satisfied.
1. Ground floor windows.All street-facing elevations within the building setback (zero to 10 feet)
along public streets shall include a minimum of 50%of the ground floor wall area with windows,
display areas or doorway openings.The ground floor wall area shall be measured from three feet
above grade to nine 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%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. —Not Applicable/Criteria
Met—The building site is accessed through a right-of-way of an adjacent property fronting SW 67th Ave.
The building is setback is 20 ft from the property line facing SW 68' Ave.
Infinite Architecture Page 14 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
2. Building facades. Facades that face a public street shall extend no more than 50 feet without
providing at least one of the following features: (a)a variation in building materials; (b) a building off-
set of at least one 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.— Not Applicable/Criteria Met—The building is primarily existing and has a small
footprint. There are no elevations over 50 ft in length and therefore this criteria is not applicable,
however, there are numerous breaks and variations in the existing building footprint as well as the
proposed entry addition.
3. 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 shall not be back
lit. —REVISED—A cantilevered glass canopy is proposed over the main entry protruding approximately
40" from the face of the building and running approximately 7 ft long over the double entry door. This
canopy will provide cover for the building occupants at the entry door as well as allow one door to open
while remaining under cover.
4. Building materials. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press
board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain
concrete or plain concrete block where the foundation material is not revealed for more than two
feet. —Criteria Met -The existing surfaces are being re-clad to update the aesthetics of the building.
New materials include aluminum curtainwall/storefront (silver), blue tinted glazing, vertical oriented
metal panel (silver), and horizontally oriented concrete/fiber cement panels with stamped pattern
(Nichiha—Empire Block; see attached cut sheet). All materials meet the criteria of this section.
5. 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.—Criteria Met—The
existing building consists of parapets with low slope roofs on either side of a gabled vaulted roof. The
proposed additions and modifications maintain this aesthetic with low sloped roofs on the new
expanded 2"d floor and penthouse and extension of the gable vault over the two story lobby.
6. 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.—Criteria Met—All new mechanical and communications equipment will be located
on the low sloped roof to be screened from view but the parapet, guardrail, and/or screen materials
matching the exterior finishes.
Infinite flrchitccture Page 15 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
Jo_
REVISED- Evaluation Criteria listed in section 18.620.70;
Applicable levels.Two levels of landscaping and screening standards are applicable to the Tigard
Triangle Plan District.The locations where the landscaping or screening is required and the depth of
the landscaping or screening are defined in other subsections of this section.These standards are
minimum requirements. Higher standards may be substituted as long as all height limitations are met.
A. 1-1 parking lot screen.—Not Applicable— No work is proposed, or required due to proposed, in the
parking area.
B. L-2 general landscaping.The L-2 standard applies to all other trees and shrubs required by this
chapter and Chapter 18.745 (except those required for 1-1 parking lot screen). For trees and shrubs
required by Chapter 18.745,the L-2 standard is an additional standard. L-2 trees that are also street
trees, median trees, and trees required to frame entry portals shall be selected in conformance with
Table 18.620.1 of this section. If conformance with Table 18.620.1 is precluded by physical constraints
caused by public utilities or required public improvements,the director may approve alternative
selections.All L-2 trees shall be a minimum of 2-1/2-inch caliper at the time of planting. Shrubs shall
be of a size and quality to achieve the required landscaping or screening effect within two years.
I 18.6211.1
1.-2 Tree Standards
General Tree Tv pet I.oration Specific Tree T)pel
Street'Free 72nd Avenue Large Stature Street Trees
Street Tree Dartmouth Street Large Stature Street Trees
Street Tree ()Nth Avenue Columnar Trees
Street Agee Atlanta Street Columnar Trees
Street Tree H;nmpion Street Columnar Trees
Street Tree h6th Avenue Laren Stature Street Trees
Street Tree Flaekage Road Even Mix of Large.Medium.
and Small Stature Street Teres
Street lFree :All other local streets Medium Stature Street Trees
Median Free 72nd.Avenue I.aree Stature Street frees
Median Tree (Oh Avenue I ,n_c Stature Street Trees
Median Tree Atlanta Street Large Stature Street Trees
Median Tree Hampton Street Large Stature Street Trees
Portal Tree All required portals Colunmar Free;
V.hen the..err.tip..are requlr.d hn Chapter Is n'u.IA 74S,or I$.7wt,the L-'tree<tandards apph
Additional spzi.ilication.tun ap..l...planting.and'pacing are in the Urban Fur.atrs Manual.
(Ord. 12-09 ;1)
Infinite flrchitecture Page 16 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
Criteria Met—The three existing street trees along SW 68`h Ave are being replaced. Per table 18.620.1 L-
2 Tree Standards, street trees along 68th Ave are to be Columnar Trees and per 18.620.70 B all L-2 Trees
shall be a minimum 2 %2" caliper. Based on this information and available columnar trees in Appendix 4
of the Tigard Urban Forestry Manual, March 2013, the submitted design proposes to install (4) 2%"
caliper Armstrong Maple trees,with root barrier materials along the public hardscape, per Tigard Urban
Forestry Manual Section 2 part G. Trees will be spaced at 22 ft on center and located at least 2 ft from
the edge of public sidewalk to meet Triangle Plan District requirements and Tigard Urban Forestry
Manual requirements.
Summary—The proposed changes to this primarily existing building are either not applicable or have
been met as described in the narrative above.
Infinite Architecture Page 17 of 7
PO Box 664, Donald, Oregon 97020
m) 503.989.2992 f) 503.776.9013
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