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I 1111 . . : : : : E : : . . . . : : : : : ' : : : : : : I : : : : ' : : : : : : : : : . . . . . . . . . . . . . . . . I . . . . . . . . . 1111 . ft. cs TTCbfiEt<t :III: . . . . . . . . + 1111 . . . . . . . - I . . . . I . . . . . . I . . . . . . . . . _ � . 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . : . . . . : : : . 1 . . . : : : � : : . : : : : : I : : : : : : : : 1 . . . . . . : ` : : : : : : : : . I . . . . . . . , . . . . I . , . . . . I , . . . : : , . . I . . . . . . . . , 1 . . , . . • . : : : : : , . : : : : : : : : : : : : . : : : : : : : : . : : : : : : : : i : : . : . . : : : c ea SY= !..4©1111. , . . . . . . II . . . . . I . :111: . . . . . . . . I . . . . I . 1 : : : . . : : . : 1 : : : : : : : I : : : . . . . . . I . . . . . . . . . I . . . . . . . . . . . . . . • . . . . . . I . . . . . . . . . { 1111 . . . . �+�� . I * . 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ETRMIT CITYOF TIFARD EXPENDITURE REI"URSEMENT REQUEST This form is a multi-use form. Where appropriate receipts must Se attached. Documentation is important for all purposes. Staple documentation to form. VENDOR NO: - DATE• Pe,YABI,E TO: - Requested by: Dov -s v,Ck 0 v- 204 l e w MISCELLANEOUS (parking, books, subscriptions, dues, memberships, etc.): C�� Date Description Account No. Amount %/ ~c"CQ/.I 111, R so R '� --zz000. P C, ' � McP TEVA-A\T gQ. 2 Y or- GENERAL FGENERAL MEAL EXPENSE: .Date Description Ainount 1 Account Number to be charged: Total MILEAGE: ' Date Deacri tion: (Include end/start readings and total miles) Amount Account Number: _ Total miles x$.21 _ a!!v!!!!!!!!!!!!e!!!!!!!!!!!s----------- ea¢aa r....... !�alv!!lGGeceaenc e:-aaaae¢ee APPROPRIATION BALANCE: _ _AS OF: Signature APPROVALS (if $25.00 or under may be_ reimbursed through petty cash) : (uP to i'500.00)Section Manager Purch. Agent. ($500.01-$5,000.00)Depr_. Head/Purch. Agent .� 17-0. o�l —eeol-- -ew le W11TALA 1 1 1 S.W. r=ifth Ave., Suite 2960 Oregon 97204 MANAGEMENT, INC. Pr,rtlend,503•503/224-2313!5 November 1, 1988 John Hagman City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear John: This letter is written to request a final inspection and subsequent processing of the $1 ,000 bond deposit being held by the City of Tigard for the storm sewer tap on lots 200, 500 and 600 at 72nd Avenue north of Upper Boones Ferry Road. This refundable performance bond was issued on September 2, 1988, receipt number 00100555. Thank you for your cooperation. Sincerely yours, WI LA MAMA E , INC. ' Tom Wiitala Post It'routing request Pert 794 ROUTING - REQUEST Please ❑ READ To ❑ HANDLE ' ❑ APPROVE and — — — N ❑ FORWARD ❑ RETURN It 9�c;me ❑ KEEP OR DISCARD ��5 ❑ REVIEW WITH ME Dale 14 Free Property Manager frac PACIhUST CITY OF TIGARD NOTICE OF DECJSIC4 SITE DEVELOPMENT REVIEW SDR 88-19 PACIFIC REALTY ASSOCIATES (Oregon Business Park III) APPLICATION: A request by Pacific Realty Associates for Site Development Review approval to allow development of two warehouse/distribution buildings totaling 69,650 square feet in conjunction with the existing Carman Center. Associated site improvements would include access and parking list improvements that would unite the new development with the existing Carman Center development As one development complex. Zoning: I--P (Industrial Park) . Location: west side of 72nd Avenue at Upper Boornes Ferry Road (WCTM 281 120C, Tax Lots 201, 500, 600, 700, and 701) . DECISION: Notice is hereby given that the designee of the Planning Director fur the City of Figard has APPROVED the above described Site Development Review application subject to certain conditions. The findings and conclusions on which the decision is based are as noted below. A. FINDING OF FACT I . Background Tax lots 700 and 701, which include the Carman Center, were formerly occupied uy a grocery store and were zoned C-N (Neighborhood Commercial) prior, t„ the final revisions to the City' s Comprehensive Plan in 1983. During the hearings on the Plan revisions, the property owner requested a C-P (Professional Commercial) zone designation, but after discussion of the possible options available the I.-P (Industrial Park) designation was agreed upon by all concerned. The I-P zone permits a variety of industrial and commercial uses including convenience sales and personal services, day care facilities, eating and drinking establishments, personal service facilities, and general "tail sales, as long as those uses do not occupy more than 20 percent of the gross floor area of the deve?opment. In 1984, a 27,270 square foot building, 86 car parking lot, and other site improvements were constructed on tax lots 700 and 701 . A delicatessen/restaurant and a convenience store have been principal tenants of the development. Much of the rest of the building has remained vacant. In the fall of 1986, the former owners of the Carman Center requested a Comprehensive Plan Amendment from Light Industrial to General Commercial and a zone change from I-P to C---G (Commercial General) for the site (CPA 9-86, ZC 17--86) . The applicants at that time stated that they were encountering difficulties .in attempting to lease space in the development to uses other than the limited commercial uses allowed by I-P zone. These uses are all permitted uses in the C--G r_one. The City Council concur•r-9d with the Planninq Commission and staff' recommendations and denied the requost, maintaining the I-P zone designation. NOT TCE OF DECISI)N -- SDR 88-19 -- PACIFIC REALTY ASSOCIATES --- PAGF 1 Tax lots 500, 600, and 201 were tho subject of a zone change rrum I-L (Light Industrial) to I-P app-oved by the Planning Cummission it January 1988 (ZC 87--23) . Tar lot 201 has also been involved in two other recent Planning Divisic,n land use a,-,tions. Creation of tax lot 201 was approved in Octobc-r 1987 aftp-r• Director' s approval of a proposed partition (MLP 87--08) . Adjustment of the northern lot line of tax lot 201 to transfer approximately 0.52 acre to tax lot 200, located to the north, was recently approved by the Director in conjunction with Site Development Review approval for development of a distribution center (SDR 88--08, V 88-08) . On April 1.5, 1988, the Director approved a Site Development Review proposal (SDR 88-09) similar to the present application. The previous application proposed smaller buildings (59,400 square feet total) and a slightly different plan for landscaping and access roads. 'the previous proposal also provided fur a larger proportion of office space in the proposed now buildings. 2. Vicinity Information Properties to the north, south, and east of the subject: property are zoned T-L and are developed with various light manufacturing, distribution, and office uses . A substantial amount of the area to the south and east has been developed by the present applicants as Oregon Business Park I . An auto body shop and a distribution center are located immediately north of the subject site on 72nd Avenue. Another distribution center is presently under construction by the present applicants on tax lot 200, north of thr western half- of the I subject site. That distribution center's primary accesses will be on Kable lane. However, the distribution center will also share a parking lot with the proposed development presently under review arid, therefore, could potentially generate traffic through this site. We:)l F the subject pr•oprerties are a 30--foot wide vacant street right--of-w,..,'. the 50 fout wide Southern Pacific Railroad right-of--way and tracks, and primarily vacant land located along SW 74th Avenue. This area is zoned I-P. The subject properties cannot be accessed by road from this direction. 3 . Site Information and Proposal. Description Tax lots 700 and 701 are presently occupied by the Carman Center, a 2.7,270 square foot single story building. Current occupants include a convenience store, a home and business security service, a travel agency, a graphics business, and a printing shop. Site developments include an 86 car- parking lot with two accesses onto SW 72nd Avenue and landscaping covering approximately 24 ,8 percent- of the site. Tax lots 201, 500, and 600 are cur•r•ent:ly vacant, cleared, and contain recently deposited fill material . A few trees remain on tax lots 500 and 600 near SO 72nd Avenue. NOTICE OF DECISION - SDR 88-19 - PACIFIC REALTY ASSOCIATES - PAGE 2 ■ The applicant , doses to combine the existing rman Ginger kaild:ng and the two proposed buildings into one development complex through a unified development plan that combines parking lots and internal accessways, provides a unified landscaping scheme, and replaces the northernmost: entrance to the Carman Center development with ane main entrance at the signalized intersection of SW 72nd Avenue and Upper 400nes Ferry Road. A principal effect of the unified development plan will be to allow the combined developments to be consider-od as a single development complex. This would allow up to 20 percent of the total gross floor area of the entire complex to be occupied by the limited commercial uses allowed in develripments within the I-P zone (Code Section 18.68.030(2)(0)) . Upon completion of the buildings proposed, up to 71 percent of the area (19,394 tquare feet) of the existing Carman Conger building could therefore be occupied by such uses if the other buildings are occupied by other permitted uses . The site plan proposes two multi--tenant warehouse/distributi.or buildings for the northern portion of the site. The building closest to SW 72nd Avenue will also include office space and is designated building #215. The proposed square footage is 44,070 square feet. This building will be surrounded by internal access roads, parking, and landscaping near the building. Loading doors will be provided on the building's north and west sides. Thai building to the west, or back of the site, will have less exposure to SW 72nd Avenue and has been designed completely as a warehouse/distribution building. This building is designated building #2.16. A truck loading area will be provided on the building' s east side with additional drive-in doors on the other sides of the building. The building is proposed to be 25, .,80 square feet in size. Parking areas and internal accessways will separate this building front building 0215 on the east and also from the separate distribution building to the north. A row of cedar, trees will extend along the access drive south of building #215 eastward along the property line to the rear of the existing Carman Center- building. This will help to screen the parking lot from the view of adjacent properties and vice versa. An existing row of cedar trees along the property border north of proposed building #215 will serve to screen views between the siLe and the adjacent auto body repair, shop. A total of 263 parking spaces will be provided for the combined development complex, including 177 spaces in the area of the proposed new buildings. Four designated handicapped park irig spaces are proposed. Access mads will surround all portions of the proposed buildings. An access road west of building 216 would be located on the 30 foot wide vacant right-of-way. The applicant will need to obtain a licensing agreement with the City of Tigard for the long term use of this area. NOTICE OF DECISION - SDR 88-19 - PACIFIC REALTY ASSOCIATES -- PAGE 3 4. Agency and NPO Comments -f he Engi-n,2rir. Division reviewed the proposal and offered t: i following comments : 1 . The submitted site plan shows two proposed buildings of 44,070 square feet arid 25,580 square feet with two accesses onto 72nd Avenue at. Boones ferry Road . A third existing building to the south, to be included in this development complex, has two existing accesses. One access, approximately 350 fee`: south of the Boones Ferry Ruad/72nd Avenue signal, is designated to remain. The second access, closer to the intersection, is designated to be removed. 2. 72nd Avenue is designated as a major- collector street and is under the jurisdiction of the City of Ti-;ar•d 72nd Avenue is currently improved, having two through lanes and a center turn lane. The northbound approach also has a right-turn lane. No sidewalks and one streetlight exist on the west side, 3 . Access to the proposed buildings is proposed at the intersection of Boones Ferry Road and 72nd Avenue and also at a separate entrance approximately 100 feet north off of 72nd Avenue, Joint accesses are also shown with the existing Carman Center building to the south and with the applicant' s distribution center to the north. 4. Modification to the existing traffic signal at Boones Ferry Road and 72nd Avenue will be required to add the fourth leg of the intersection for- vehicle:; entering and exiting the site. The traffic signal is under- the jurisdiction of the City of Tigard. 5. The existing signal and streetlight pole on the west side of 72nd Avenue is proposed to remain in place. The proposed access will be located on either side of the existing signal pole. b. A traffic report was provided by Mackenzie Engineering dated July 20, 1988 . The intersection capacity was evaluated to be much greater than the combined existing traffic leve]. arid the anticipated traffic levels for these proposed buildings and the distribution center under construction north of this development. 7. The submitted site plan does not show thi, necessary sanitary sower, #,)r* drainage improvements; however, a site plan submitted previously showed the improvements connecting into existirig facilities along the north property line. The Oregon State Highway Divi=ion commented that revisions to the traffic signal at the intersection of Upper Boones Ferry Redd ar►d Durham Road may be necessary to correspond with the proposed signal revisions at the Mite's main entrance. The applicant should contact the Highway Division regarding the proposed signal revis.iony . The Building Division, Tigard Water District, Washington County Fire District #1 , GIE., and PGE reviewed the proposal and reported no objections ur• comments. No other comments were received. NOTICE OF DECISION - SDR 88-19 - PACIFIC REALTY ASSOCIATES - PAGE 4 B. ANALYSIS AND CONCLUSION The proposed development is larg;Liy consistent with applicable Community Development Code requirements for a mixed use development in the 1-•P zone. However, modifications to the site plan are necessary and traffic improvements must be approved by the Engineering Division prior to issuance of building permits for construction of the proposed new buildings. These revisions will be allowed to be made as conditions of approval of the submitted site plan. Specific. Code requirements are reviewed below. Use The proposed use of the new buildings, a combination of offices and warehousing, are permitted uses in the I-P zone. Convenience sales and personal services, day care facilities, eating and drinking establishments, personal service facilities, and general retail sales are also permitted uses in a development in the I- P zone as long as the total square footage of these ses does not exceed 20 psrcent of the total square footage of the development complex . At present, several of these types of uses are located wit',in the existing Carman Center building, Upon construction of the proposed buildings, a total of 19,384 square feet of the entire aevelopment would be allowed to be occLipied by these types of uses. At no time will the percentage of thzse types of uses be allowed to exceed 20 percent of the total square footage of the buildings existing on the combined site. Parking The number of parking spaces required for the development complex will vary with the types of uses occupying the buildings and the square footage each type of use occupies (CDC 18, 106.030) . Parking requirements for uses typical of this type of development include: one space per 50 square feet of dining area plus one space for every two employeQs (eating and drinking establishments); one space for each 350 square feet of gross floor area (administrative and professional services, business equipment sales and services, business support services, financial and real estate services); one space for, each 400 square feet (convenience sales and personal services, general retail sales); one space for 500 square feet: or one space per employee, whichever is larger- (research services); one spal_e for each 1,000 square feet plus one space for every 700 square feet of patron serving area (who IesaIing, storage, and distribution) . The Planning Division will calculate whether the parking needs of a particular proposed use can be nip by the remaining parking supplied after considering existing uses' parking allocations , This will be calculated prior to approving the issuance of tenant modification building permits and/or business tax certificates fur new uses on the site. The site plan provides for 763 parking spaces, including the 86 already provided . The number arid distribution of parking spaces through the site appears appropriate for the types of buildings proposed and the ust. s which can bo anticipated to occupy them. NOTICE OF DECISION - SDR 88-19 - PACIFIC REALTY ASSOCIATES - PAGF 9 Community Development Code Chapter 16. 106.020(n) requires that one appropriately sized and located handicapped parking space be provided for every 50 standard parking spaces. The site plan proposes 4 handicapped parking spaces including the one existing handicapped space in the Carman Center lot for the 263 total parking space lot. The spaces are all appropriately located near building entrances . The site plan must be revised to provide for an additional 2 handicapped parking spaces in appropriate locations , Community Deiielopment Code Chapter 18. 106.020(p) requires that one secured bicycle rack space be provided for every 15 required automobile parking spaces. The bicycle rack at the southeast end of the existing building provides 10 bicycle parking spaces. fhe site plan does riot provide for any additional spaces. "the situ plan will need to be revised to provide f )r• at least an additional bicycle parking spaces in order to satisfy tris Code requirement. As rioted above, the Code standards for handicapped parking spaces and bicycle spaces are based upon required vehicular parking spaces, Si rice the use of the buildings is not known, the precise number of required parking spaces as well as handicapped and bicycle spaces cannot be determined. If at the time of building occupancy the number of required parking spaces is less than the 263 spaces shown, the number of handicapped and bicycle spaces may also be reduced. Access and Circulation The proposed development complex would be served by three access driveways unto SW 12nd Avenue, including a primary entrance at tFje signalized intersection with Upper Boones Ferry Road, "the northernmost driveway to the existing Carman Center parking lot would bo. removed. In addition, the development: complex also can be accessed from SW Kable lane through the driveways of the proposed distribution center on tax lot 200 located north of the subject site (SDR 88-08) . All driveway entrances and internal driveways meet or exceed the CDC standard width requirement of 24 feet for two-way commercial service driveways , The site plan provides for an access drive an(, landscaping to occupy the 30 foot wide vacant right-of--way to the west of building #2.16, the applicant will need to secure a licensing agreement with the City of Tigard for use of this right-of-way area prior to site development. Vision Clearance the Community Development Code requires that a triangular vision clearance area be maintained 35 feet either direction from the intersection of a 24 foot accpssway and an arterial street (CDC t8. 102.050) and 30 u t either direction from an intersection with a non-arterial street (CDC 18. 102 .030) . Trees may be located within this area provided that branches below 8 foot are removed, the sit( plan proposes that Red Sunset Maple trees be planted within the vision leararnce area at the main entrance to the site (where the street is class ifi.(�d as an arterial), arid also in the NOTICE OF DECISION - SDR 88--19 - PACIFIC REALTY ASSOCIATES - PAGE 6 vision clearance area to the south of the northern access drive (at which point 72nd Avenue is classified as a non-arterial street) . No other plantings or signs are proposed. The planting of these trees within the vision clearance area is acceptable provided that branches below 8 fee are removed prior to planting and this condition is maintained. t Landscaping The total area proposed to be landscaped on the combined site would be 20. 3 percent. The Community Development- Code at Section 18.65.050(6) requires that 25 percent of a development site in the I- P zone be landscaped unless 1) street trees .installed as part- of the development are installed with a minimum caliper of 3 inches at 4 feat in height rather- than the standard 2 inch diameter; 2) the landscaping between a parking lot and streat property line shall have a minimum width of 10 feet; and 3) all applicable buffering, screening, and setback requirements are satisfied , The proposed site plan provides for- appropriate buffering and setbacks and also provides for 35 feet of landscaped area between the parking lot and street. The site plan dues not, however,, provide details regarding the sire of the street trees to be planted. The applicant will be r•equired to plan which specifies minimum street provide an addendum to the site that so compliance with Section 18.65 050(6)ee sizes isassur•ed in sor•dert 3 lnfor4 the 20.3 percent- site area landscaping to suffice. Signs The site plan does not propose any additional signs for the development complex. Additional signage will be allowed in accordance with the provisions of 18. 114 of the Coimnunity rievelopment Code. One freestanding sir)n will be permitted for the entire development complex. Sign permits are required. C. DECISION The Planning Director's designee approves Site Development Review SUR 88-1.9 t•ubject to the conditions listed below. PRIOR TO THE ISSUANCE OF BUII.DING PERMITS, THE F Ot_L.OWING CONDI PIOHAI_l. STNS S BE SATISFIED OR DETAILED PLANS FOR SITE IMPROVEMENTS APPROVED DY CITY SHALL Contact fur condition 1 : Randy Clarno, Development Services Manager; Staff Contact- for conditions 2 and 3 : Jerry Offer, Planning Division; Staff Contact for conditions 7- 8: Brad Roast, Building Division; Staff Contact for conditions 4-6 and 9-12: Gary Alfson, Engineering Division. ) 1 . A licensing agreemenr for t;►e usa of the vacant right-of-way to the west of the site shall bc- submitted to the City of Tigard for approval. 2. A revised sit,v plan shall be submitted pr•ovidinq for, a minimum of 6 appropriately .Sized and located handicapped park irig spaces arid 17 bicycle rack parking spaces. This requirement may be reduced in accordance with Code standards if the building tenants require less than 263 spaces. NOTICE OF DECISION - SDR 88-19 - PACIFIC REALTY ASSOCIATES -- PAGE 7 3 . An addendum to the landscaping plan shall be submitted which specifies that all proposed street trees shall have a minimum caliper of three inches at four feet above ground. A. St^eetlights and sidewalk shall be constructed along the entire site frontage on the west side of 72nd Avenue and Uppor Downes Ferry Road, connecting to the existing sidewalks to the south and north. 5. The existing traffic signal and pavement parking shall be modified to accommodate the new site entrance and to provide an acceptable level Of service furpr•ojerted future traffic volumes, to the satisfactiv,j Of the City Engineer. Adequate stacking distance for the signal shall be provided on site. 6, Detailed plans for signal modifications and pavement: markings must be approved by the City Engineer prior to construction. The City Engineer may require existing signal poles to be relocated if necessary to provide proper alignment of traffic lanes. 7. '[he applicant shall provide for roof and parking lot rain drainage to the public stur•m water drainage system. Sturm drainage run--off shall be d.ischargk%d into the existing drainageways without significantly impacting properties downstream. 8. The applicant shall provide for connection of the proposed building to the public sanitary sewerage system. A connectior, permit is required to connect to the existing public sanitary sewer system. 9. Storm drainage details shall Le provided as part of the Building Permit plans. Calculations and a topographic map of the storm drainage basin shall be provided as a supplement to the plans. Calculations shall be based on full development serviceability. The location and capacity Of the Oxisting and proposed lines shall be addressed . 10. Construction of the proposed public improvements shall not commence until after the Engineering Division has approved public improvemtapt plans . the Division will require 100 percent performance assurance or letter of commitment, payment of a permit fee, Arid a sign installation/streetlight fee. Also, the execution of a street opening permit or construction compliance agreement shall Occur prior to or concurrently with the issuance Of approved building permit plans, 11 . Addit,onal right-of-way shall be dedicated to the public along 72nd Avenue frontage to increase the right-of--way to 30 feet from centerline. The description shall be tied to the existing right-of- way centerline. fhe dedication document shall be on City forms and approved by the City' s Engineering Division, 17. Joint use and maintenance agrevinents sho-11 be executed and recorded on City standard fur-ins for all common driveways . Agreements shall be referenced on and become part of all applicable parcel deeds the record i ncl agreement shall be approved by the Engineering Division prior to NOTICE OF DECISION - SDR 88--19 PACIFIC REALTY ASSOCIATES - PAGE 8 PRIOR TO ISSUANCE OF OCCUPANCY PERMITS, THE FOLLOWING CONDITIONS SHALL_ BE MET TO THE SATISFACTION OF. THE PLANNING DIVISION. (STAFF CONTACT: Jerry Offer) . 13 . The northerly driveway of the existing Carman Center shall be closed and the driveway apron replaced with standard curb and sidewalk. 14. All landscaping materials shall. be installed as per the approved rovised site plan. 15. "ienant modification building permits and/or bus.innss tax certificates for convenience sales, personal services, day care facilities, eating and drinking establishments, personal servir..e facilities, and general retail rales uses proposing to locate in the development complex will be issued only upon a finding that such uses will not occupy greater than 20 percent of the combined gross floor area of all completed . —j, in the development complex . 16. Adequate parking spaces shall be provided for all -ses in the development complex as required by Community Development Cade Section 18. 106.030. 17. A sign permit shall be obtained prior to the erection of any sign. Sign location, size, and number of signs will be in accordance with the provisions of Section 18. 114 of the Community Development Code. THIS APPROVAL IS VALID IF EXERCISED WITHIN ONE YEAR OF THE FINA'- DECISION DATE NOTE_F► BELOW. D. PROCEDURE 1 . Notice: Notice was published in the newspaper, posted at City Hall and mailed to: _ XX _ The applicant & owners XX Owners of record within the roquirad distance XX The affected Neighborhood Planning Organization _ XX _ Affected governmental agencies 2. Final Decision: THE DECISION SHALL HE:: FINAL ON _ UNLESS AN APPEAL IS FILED. 3 . f1Mq a.l : Any party to the derision may appeal this decision in accordance with Section 18. 32.290(A) and Section 18. 32.370 of the Community Development Code which provides that a written appeal must be filed with the CITY RECORDER within 10 days after notice is given and sent. Appeal fpe scheduly and forms are available at Tigard City Hall, 1312.5 SW Hall Hlvd. , Tigard, Oregon. The deadline for filing of an appeal is 3:30 P.M. NOTICE OF DECISION -- SDR 88-19 - PACIFIC REALTY ASSOCIATES - PAGE 9 A , Questions: If' YOU have any questions, Please Call the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Blvd, , P0 Box 23397, 'Tigard, Oregon 97223, 639-4171 . 13 R 1.P,A R H ?r e er, Assistant Planner DATE. Keith G. 1. idon, Senior Planner OAT .. APPROVED (ke/7080D) C IT- USA TREATMENT 1.J,0 .1 1 — ex, PLANT 160 � III NOTICE OF DECISION SDR 80-19 PACIFIC REALTY ASSOCIATES PAGE 10 MACKENZIE ENC',NEE G INCORPORATED � T MACKENZIE/SA`TO &ASSOCIATES, P.C. BANCROFT rREET PORTLAND,OREGON 97201 . Hi";A(4560 (503)224-9570 Date: September 13, 1988 Project Number_288012 TO _C i t_r c f T i g a r d -- --��—- ------- Attention _John_ Hayman Project Name: Oregon Business Park Please I,,id attached: — shop drawings _plans — samples specifications _copy of letter change order �. details calculations Numberofcopies: Description-, A 11 copy from as-built plan by Myr Consul tants For yriur use For your review _._ For approval X_ As requested REMARKS. Note _lo.cation of stor thin).5ft. stol•m/sanitar�- _easement. — Copy to: Sign6d X_ Mailed Delivered To be picked up If 6e008url7 are nob as not*o kindly nobly,us of oncis O TL. ) Ur �4t,Or,i /L,FT 'c,.;4 f c SN. �, ,STI i I Cc�r�vECr ro I 1 I v 60, OF �.� J /ILS �Nr) JTO�c�M UkAll,"JA S C WA Z TA ------------ -- rr � • ....'."... ...rte �~J .r., " ' •*.. - R4 Uv r"r HER UIE"r4IL \ ,rn c /L)y d IN r2,-6 coAcf?E rE 1 V/Alts Rt c, v nN UPiao S/rE 5'/pE c_'+,rc 4 <� APPLICATION - STREET IMPRr -MENT/EXCAVATION COPY TO: ORDINANCE NO. 74-14 (WHITE)-FILE (YELLOW)-INSP. (INSTRUCTIONS ON SEPARATE SHELT) ❑ (PINK)-OTHER AGENCY Ji(BLUE)-APPLICANT APPROVED APPLICATION NO.: 330 _ NOT APPROVED U CITY OF TIGARD, OREGON FEE AMT.: f 417,E PENDING FEE. PMT, 0 CITY HALL FIECEI T Cl1._co/00 SS S lJ�/ � PENDING SECURITY PUBLIC WORKS DEPARTMENT BY :.- DATE �� L Z. PENDING AGENCY ''OK" ❑ Application and Progress Record — _ — MAINTENANCE BOND x_OY7G Y PENDING INFORMATION ❑ FOR STREET IMPROVEMENT/EXCAVATION AS REQUIRED a, ANNUAL PENDING VARIANCE ❑ EXPIRATION DATE. PERMIT NO 2�'rI=c £.- DATE ISSUED BY (1) APPLICATION IS HEREBY MADE TO EXCAVATE FOR AND INSTAL[_ _`Tal IM S1cl.Vt AS DESCRIBED HEREIN, IN FULL ACCORDANCE WITH CITY REQUIREMENTS. APPLICANT _ --_ �RC �(L r Sr—_I 11 S�J q�Zc4 NAME ADDRESS _ CITY HONE CONTRACTOR _ W.L. 6 _- PV{LTLA*j ZZI -UOZp NAME ADORES4� CITY T�) H�O14E PLANS BY M�iL�NZAE 6I.JbQ.. o_61O SCJ -q�t,�CevP'( X02 r.�-�j�`� QZ4- o NAME - ACDRESS CITE -PHONE ESTIMATED IMPROVEMENT TOTAL VALUATION ( COST): $ I�CD0E -� DOLLARS FOR OFFICE USE' MIN (2) EXCAVATION DATA: STREET _OESCRIPTION PROGRESS_ & INSPECTION STATUS NAME SURFACE CUT CUTCUT MATERIAL INSTALLED TYPE LENGTH WIrITH DEPTH ITEM _A QUANTITY ITEM DATE' REMARKS/TYPE 13Y ►fit T 11/1` C7 3 1 �� 1 S TO�2r-1�1 i PE/urp S T R E E T _ `- ------ --._� -- E 1 T'G r,�3r._Fti G PS tK D I NSPEC- -- -- R TION -- Q U ESI IMATED STREET OPENING DATE....._- g_-_�_6 / sa E S ESTIMATED STREET CLOSING DATE: -9 / / 68 T - E -_-- --�_.. D (3) SECURITY NO _ - DOO STREET - — SECURITY AMT: f F__- CIL SED SURETY CO US. knNI[Il, S 41,y- (A FINAL CERTInr_u i rlec-� CASH Cl _ eoNo INSPEC. (4) PLOT PLAN INDICATE SITE PERTINENT PHYSICAL SPECIAL PROVISIONS CONDITIONS FEATURES, EXCAVATION LOCATION AND EXTENT. Se4L pI �- __ -- - r 1 ( _ `l l v/s ec ter I I ��e� : fl:sir,a►r LSus/ eis z .'Rd4c SfC�rnr- we�esr w'1� cfr/P 1 . — _ — .. Ad ua8 _/ _ /At1. / H. I of TIC:° /5N(-,)r -3r(A' .j Z y 5) NOTE THE CITY OF TIGARD DOES NOT, HEREBY, GRANT PERMISSION 'TO APPLICANTS TO CONDUCT WORK WHERE RIGHT-OF-WAY JURISDICTIO3 THAT CF WASHINGTON COUNTY OR THE STATE OF OREGON THE APPLICANT AGRi _ DEPOSIT TH R IRED SECURITIES, TO COMPLY WITH ALL PERTINENT LAWS AND CONSTRUCTION SPEC[ IONS PERTINE CONDUCT OF THE WORK, AND TO SAVE HARMLESS THE CITY AND EMPLOYEES AGA[ A INJURY�UR D A WHICHRESULT FROM APPLIC NTS ACTIONS V APPLICANTS SIGNATURE v DATE 0 CO is 1 O O If) OD 1 O O U' I �I I 0C'1 CL 1 O O O O I ►. I F I O 00 D 1► "" O 11 41 1 111 A Z im H F- F' zCL z I H WY I W F- W Fu I CL H U > O I Z W Q J F- I F- Cr 1- CC (L A Z I z W A z W I W CL Q W E I E F. > I W I7 CL } I Q 0 .1 F- il I Cr z z LL I LL LLI LL c 1 r 0 F- O W I a f- UI I U F- O 1 �+ W .�. tl I J W W CL I ~ U 1 J F� O W a I Ll U) I- CL O O A 1 O r 1 U � I CL 1 O Z A F- 1 0 x C z I - F U) O I -+ H O 1 F F_ I Q I LL O CJ Z H r 1 H (T 2 a LC Of W Z F- O I Q Ix A W 1 F O F- it E I LL. q > I U) UY U Ur Q 1 O W (I ., (L I CL CL CL f" I W LL 1 A W O 1J I Cr A (I1 W I W Q Ln W I T A •• W O 1 u Z W Ci CL I F O E A CL I UA LL q A D 1 :3 W Z d CL I U C>` Developer — Engineer Agricaien,. City Enginoor ' 13125 SW Hall Blvd . PO Box 23397 Tigard, OR 97223 RE: Oregon Business Park III Storm Sewer (Carman Business Center) (Name of Project) As-Thown on Sheet C-1 Job 287734.001 dated July 28, 1988 MacKenzie Engeineering, Inc. Dear City Engineer: We hereby certify that MacKenzie Engineering, Inc. (Name of Engineer) has been retained by _ Pacific Realty Associates, L.P. (Name of Developer) to perform the following work pertinent to the above project. 1. Perform the surveying or verify the existing Surveying information as necessary for the design. 2. If necessary, provide for the expertise of other engineers such as soils or structural engineers and, also, oversee materials and systems testing, 3 . Prepare construction drawings in accordance with the City standards and obtain the City, and if applicable, DEQ, County, or State approval of such drawings. or coordinate 4. Supply^construction staking. 5 Provide adequate inspection to assure compliance with City Specifications, and keep accirate field notes in order to prepare "as—built" drawings . 6. Upon completion of construction provide one set of as -built drawings on mylar to the City . 7. Upon completion of construction provide written certification that all improvements are complete in accord with the approved plans and specifications . 8 . Obtain City approval prior to any substantial deviation from the approved plans . 9. Resolve engineering and construction related problems as may arise Wo ayroo to notify the City immNdiately if the above agroomenL is Lor•minal-od or if the Engineer- for any reason i5 unable to perform the above duLies . Paci is Re lty sus. i�{vs, P. MacK e Engineering, C. by P ru, Re t nc.y ene 1 Partner ' _ By: Develo ger chard P. Buon:., Engi Vire President August —0- 1 1988 �— Aust L 1988 Date Date sb/3512P � MACKENZIE ENGINEE G INCORPORATED �� r� ©� � ��Q� I MACKENZIE/SAITC &ASSOCIATES, P.C. LJ 0690 SW BANCROFT STREET PORTLAND,OREGON 97201 (503)2249560 (503)224 9570 Date: August 26, 1988 Project Number 287734.OG1 To: City of Tigard Attention: John H. / Mi ke Mi 11 s Project Name: Carman Business Center Please find attached: —shop drawings _ plans samples __._.. specifications copy of letter chance order details calculations Number of copies: Description: (4) sets - Developer/Engineer agreement, Assurance document, and Street & Sewer com�ance a reem- nt For your use xxx For your review xxx For approval As requested REMARKS: Copy to: ---- ---- Signed: Dave Larson reit w._. Mailed xxx Delivered bY- UGI_ To be picked up 11•nc1081"Ps Mrd not as i.oHd,kindly nouly us•1 on". MACKENZIE ENGINEER a INCORPORATED PIETTC (0[F UIMk(J� 900TTh [L MACKENZIE/SAITO&ASSOCIATES, P.C. 0690 SW F ANCROFT STREET PORTLAND,OREGON 97201 (503)224.9560 (503)224 9570 Date: August 9..2, 1988 Project Number 287734.001 _ To: City of Tigard Attention: John H. — Project Name: Carman Center Storm Drainage — Please find attached: shop drawings plans samples _— specifications copy of letter change order ._ details calculations Number o!copies: Description: ( 1) Construction Cost Estimate _ For your use N x For your review AA— For approval __ As requested REMARKS: Please review and comment on the attached estimate. If acceptable_, I will have Pactrust execLite the. Developer/Engineer .agreement. and procure assurance. Thanks, Dave Larson. Copy to: Signed: Dave Larson/rck __ Mailed xx Delivered To be picked up 11 oneloau/a are not as noted.M/nely pony of or onem Mackenzie Engineering Incorporated Project:L ,�?,A,►J Civ�)OC _ C_-r-tZ Job ZQ,-�-�, D� ��= �� Cost Estimate By: ►<a\� Date STREETS Unit Price Quantity Total Clearing and Grubbing X Grading, Including Stripping X Asphalt Concrete X ----- ' _ — Rock Base _ Concrete Curb: VerticalX' . _ Curb & Gutter X Sidewalks — _ - Soft Areas (2"-O" Rock Base) -_X X .. -- X - - — X _ — X — _—__ X --X ------ Tota 1 STORM DRAINAGE la" PJC. Pipe-, tock Exc_Av� PiPE,, Iti1Cy. --Z�— X �� -•F. F3�� 055-Oukoca F 6A«.t-Flu— —Z,- va X30S L• F. = i0 PQC_ Pine=_ I� `I PE.C�FC)(L kTr-- O OR-)s,,Q PPG -- LfX 7 '' _Z ¢z Standard Manholes Inlet Manholcs —1Z©c) X Evac-� r �Hno Inlets ( ) X Cleanouts - X = - Riprap —_X Outfall Structure --- X --- Ditch Construction X Pavement Restoration X - _ c� i X - ka X 11_= 1 0 0 0 _ X -- -- _X _— � 015 A TotalOR \a 7 lr MACKENZIE ENG;NEF JG INCORPORATED [L[E-TU , OF 'Tn&l R!MUNO4'-°Q[L fl u MACKENZIE/SAITO&ASoOCIATES, P.C. i ll 0690 SW BANCROFT STREET PORTLAND,OREGON 97201 (503)224-%W (5(X3)224-9570 Date: July 15, 1988 Project Number 288012 lo: City of Tigard Attention: Greg Berry Project Name: Tigard Distribution Center >> {r 2 Please find attached: _shop drawings u S _plans samples _.. specifications copy of letter change order details _X calculations Number of copies: Description: 6 _ Storm drai nage sahs. 1 intour man is icating d inage hasin _ For your use For your reviaw For approval As requested REMARKS.- Copy EMARKS:Copy to: Signed: -B, yP I arson/jc _ Mailed Delivered _---_ To be piO,)d up it encfoilures are not 08 noted.kindly notify uo of once EXIST I�� csP y �`� fil ,r 4 3 I I I CAPAC-11y Of PIPES av-,T I b'►! 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L PPg� La --S1SrJLLd-_�_lSpa BY DATE 'gyp 1 C-J� MACKENZIE ENGINEERING INCORPORATED �71 JOB NO 3y 0690 S W BANCROFT STREET PORTLAND,OREGON 97201(503)224 95E0 BHT — 2- Of ?- _ O BOX 89039 PORTLAND,OREOON 97101 FAX(503)220 1255 MACNEN2IE ENGINEERING INCORPORATED) 1Ml,ALL R0.7HT8 RESERVED di 160 \, a 4' 0 _ ' m ♦ r ,//�� u N U qVy N ni I ui x in 1 N— Q6. vTVT v � Il ,y I lUT mx m OVV 41 V 4^, lD K CW ✓ x VI y W I �II 0 3 " �� Lo 1 (p u, m Me L ,I / I ru ix t W • •ICi too L .- I �' 6 :..—+ W i --"tea I . i� /ri Cl f Y OF Tl(:ARD NOTICE AMENDED n DEC]SION SITE DEVELOPMENT REVIEW SDR 88-09, VARIANCE V88--09 PACIFIC REALTY ASSOCIATES A_P_PLICCATION: A request by Pacific Realty Associates for Site Development Review approval to allow development of two industrial buildings in conjunction with the existing Carman Center. Site developments would include access and parking lot improvements that would unite the new site developments with the existing development as one deielopment complex . A variance is also requested to allow 21 .6 percent of thc, combined cite area to be landscaped when the Community Development Code requires developments in the I--P cone to landscape 25 percent of their, gross site area. Zoning: I-P (Industrial Park) . Location: west side of 72nd Avenue at Upper Boones Ferry Road (WCTM 2S1 12DC, Tax Lots 2.01, 500, 600, 700, and 701) . DECISION: Notice is hereby given that the Planning Director for the City of Tigard has approved the above described Site Development Review application subject to certain conditions. The Director has denied the requested variance, but approved a variance that would allow less than 25 percent of the actual site to be landscaped if additional adjacent land is landscaped so that a total of 25 percent of the combines', site and adjacent land are landscaped. Should the the applicants fail to obtain permission to landscape the adjacent property, the site plan must be revised to incorporate 25 percent landscaping on the actual site. Th, findings and conclusions on which the Director based his decision are noted be'ow. A. FINDING OF FACT 1 . Background After- reviewing the conditions of approval of the original decision, the applicant- requested an amended decision to clarify two conditions of approval . The amended conditions are included in this decision. Tax lots 700 and 101 which include the Carman Center were formerly occupied by a grocery store and were zoned C--N (Noighborhood l-ommer•cial) prior to the final revisions to the City' s Comprehensive Plan in 1983 . During the hearings on the Plan revisions, tho prop'-'rty owner roquasted a C -P (Professional Commercial) zone designation, but after, discussion of tt,.\ possible opt ions available, the I--P (Industrial Park) designat.-n was agreed upon by all concernt,d. The I•-P zone permits a variety of is �ustrial and commercial uses including convenience sales and personal servi,es, day care facilities, eating and drinking establishments, personal service facilities, and goneral retail sales, as long as those uses do riot occupy more than 20 percent of the gross floor- area of the development. In 1984, a 27,2.70 square foot building, 86 car parking lot, and other site improvements were constructed on tax lots 700 and 701 . A delicatessen/restaurant and a convenience store have been principal NOTICE OF DECISION - SDR 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 1 tenants of the development. Much of the rest of the building has remained vacant. In the fall of 1986, the former ownt!re ;A thy+ C,-rrman Center requested a Comprehensive Plan Amendment from Light Industri%l to General Commercial and a zone change fr'om I--P to C-G (Commercial General) for the site (CPA 9--86, 7-C 17•-86). The applic-ants at that time stated that they were encountering difficulties in attempting to lease space in the development to uses other than the uses limited uy the 20 percent of gross floor area requirement. These uses are all permitted uses in the C -G zone. The City Council concurred with th? Planning Commission and staff recommendations and denied the request, maintaining the I--P zone designatiun. Tax lots 50), 600, and 201 were the subject of a zone change from I-L (Light Industrial) to I -P approved by the Planning Commission in January 198F; (ZC 87-23) . Tax lot 201 has been involved in two other recent Planning Division land use actions. Creation of tax lot 201 was rpproved in October 1987 after Director's approval of the proposed partition (MLP 87--08) . Adjustment of the northern lot line of tax lot 201 to transfer- approximately 0.52 acre to tax lot 200, located to the north, was recently approved by the Direc.tcr in conjunction with Site Development Review approve4l for development of a distribution center (SDR 88--08, V 88--08) . 2. Vicinity Information Properties to the north, south, and east of the subject property are zoned I-L and are developed with various light manufacturing, distribution, and office uses. A substantial amount of the area to the south and east has b;ien developed by the present applicants as the Oregon Business Park . An auto body shop and a distribution center are located immediately north of the site on 72nd Avenue. Another distribution center is proposed for construction by the present applicants for tax lot 200 north of the western half of the subject site and wast of these businesses. The proposed distribution center' s primary accesses will be on Kable Lane. However, the center will also share a parking lot with the proposed dev, lopment presently under review and, therefore, could potentially generate traffic through its site. West of the subject properties are a 30 foot wide vacant street right-of--way, the 50 foot wide Southern Pacific Railroad right-of way and tracks, and primarily vacant land located alone SW 74th (venue. This area is zoned L.P. The subject properties cannon be accP ;sed by road from the west . 3 . S11-e Information and Proposal Description Tax lots 700 and 701 are pr-sently occupied by the Carman Center , a 27,270 square foot single story building . Current occupants include a convenience store, delicatessen/restaurant, travel agency, graphi(:t: business, and prinling shop. Site developmurits include an 06 car parking lot with two accesses onto SW 72nd Avenue and lands+coping covering approximately 24.8 percent of the site. Tax lots 201 , 1)00, NOTICE OF DECISION - SDR 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 2 and 600 are currently vacant and largely clear d with only a flaw Jr-etas remaining near 72nd Avenue. The applicant.!< propose to combine the existing Carman Conter building arid two proposed buildings into one development complex through a unified development plan that combines park irig lots and internal accessways, provides a unified landscaping scheme, and replaces the northern must entrance to the Carman Center- developm_nt with one main ' entrance at the signalized intersection of SW 72nd Avenue and Upper Boones Ferry Road. A principal offect of the unified development plan will be to allow the combined developments to bp considered as a single development complex. This, therefore, would allow up to 20 percent of the total gross fluor area of the complex co be occupied by the limited commercial uses allowed in developments within the I P zone. Upon completion of the buildings proposed, up to 62 percent of the area of the existing Carman Center building could, therefore, by occupied by such uses if the other buildings are occupied by other permitted uses. The site plan pruposes two multi--tenant office/industrial buildings for, the northern portion of the site. The building closest to SW 72nd Avenue will have a high proportion of office spac-2 and is currently designated building #1 . The proposed square footage is appruximately 30,600 square feet. This building will be surrounded by internal access roads, parking, and landscaping near the building. The building to the west or back of the site will have less exposure to SW 72nd Avenue and has been designed as a distribution orientod building and is de3ignated building #2. A truck loading area will be provided on the building's east side. The building is proposed to be 28,800 square feet in size, Parking areas and internal accessways will separate this building from building #1 to the east and the proposed separate distribution building to the north. Landscaped areas will bur-der building #2 including a fifteen to thirty Pout wide area along the building's west side. A row of cedar trees will extend along the south side of this building eastward along the property line to the rear of the existing Carman Center building. this will help to screen the parking lot from the viow of adjacent proper-ties and vice versa. An existing row of cedar trees along the property border, north of the proposed building #1 will serve to screen views between the site and the adjacent auto body repair shop. The total area proposed to be landscaped on the combined site would bta 21 .6 percent. 2.4.8 percent of the existing Carman Center 91te is ialroady landscaped. 20 percent of the area on tax lots 2.00, 500, and 600 would be landscaped. The Community Development Code at Section 18 65.050(6) r•equir•es that 2.5 percent- of a dLvulupmtant site be landscaped, The applicants have requo�,ted a variance to this roquiremer►t. The applicants slate that they beliove the decreased li;tndst-aped area is more than compensal ed for by t he amouril of landscaping in the must visible at•t-tas of tho sil.e and by l:he siie and qui+lily of the landscaping mi4trrial9 proposed In addition, the applicants have sugge9ted that t.hey wik a lit:trn91rig agr•ot►n►ont with the Ci;,y for use of thp 30 foot wide. right-or--way area west of the site for use as additional landscaped area. Such an agroolliont NOTICE OF DECISION _. SDR 88-09 — PACIFIC REALTY ASSOCIATES - PAGE 9 would allow the applicants to utilize the right-of -way area until it is determined by the City to be necessary for roadway purposes. Landscaping the right-of--way area in combina. ion •;iLh the landscaping proposed and existing on the de_elopment complex site would provido a total landscaped area of 24 percent, stiil less than the 25 per-cert roquired. 4. Agency and NPO Comments The Engineering Division reviewed the proposal and offered the following comments: 1. The submitted site plan shows two proposed bui.'a:ngs of 30,600 square feet and 28,800 square feet- with two accesses onto 7:nd Avenue at Boones Ferry Road. A third existing bui,ding to the south, to be included in this development complex, has two existing accesses. One access, approximately 350 feat south of the Boones Ferry Roz,►d/72nd Avenue ::igna_, is designated to remain. The second access, closer to the intersection, is designated to be removed. 2. 72nd Avenue is designated as a major collector- street and is under the jurisdiction of the City of Tigard. 72nd Avenue is currently improved, having two through lanes and a center turn lane, The northbound approach also has a right-turn lane. No sidewalks and one streetlight exist on the west side. 3 . Access to the proposed buildings is proposed at the intersection of Boones Ferry Road and 72nd Avenue and approximately 100 feet north off of 72nd Avenue. Joint access is also shown to the existing building to the south arid to the proposed distribution center to the north. 4. Modification to the existing tra` . ic. signal at Boones Ferry Road and 72nd Avenue will be required to add the fourth leg of the intersection fer vehicles entering and exiting the site. The traffic signal is under the jurisdiction of the City of Tigard. 5. The proposed site plan would not allow iorthbound traffic on 72nd Avenue to turn left into the site at Lhe signal . Instead, .orthbound traffic would be expected to enter at a driveway apr►roximately 100 feet nurth of the signal, at the north edge of the site. Under this design, northbound traffic would be unable to enter- the site whenever southbound traffic was stackod more than 100 feet. from the signal . A nor•thbcn.ind vehicle would need to wail untA l southbound Lraffic clearod before entering the site. Whily waiting, the northbound vehicle would likely block 1.he northbound through lana. The pruposed northbound access to the site is, therefore, unacceptable, It would resull in de'ays to northk)outid th.•ough traffic. Safely problems would bo created as drivers attempt to turn left through a lane of stoppod southbound left-turn traffic . NOTICE OF DECISION - SDR 88-04 - PACIFIC REALTY ASSOCIATES - PAGE , h Soutrbound left--turn traffic frequently stacks inure than 100 feet back from the signal . Future growth in the area will cause additional traffic, increasing the stacking length needed for southbound traffic. Instead, the existing signal and pavement markings should bo revised to allow left turns into the site at the 5i(3naIi ,od intersection. 6. The existing signal arid streetlight polo on tho west side of 72nd Avenue is proposed to remain in place. The proposo.d access will be located on either side of the existing signal pole. 7. A traffic report was provided by Mackenzie Engineering dated December , 1985 for- a proposed 12,000 sq. ft. warehouse and a 18,000 sq. ft. office building. The intersection capacity was evaluated to be much greater than the combined existing and proposed traffic levels for these buildings. The currant application, however, is for two multi-tenant office/industrial buildings with almust twice the total square footage. The affect of this development on the overall level of service of thy, intersection has riot boon fully addressed by the traffic report. 8. Access is also shown to the proposed 'Building 217' distribution center to the north. The distribution center is expected to increase traffic to and from the Carman Center entrance. 9. The submitted site plan does riot show the necessary sanitary sowor or, drainage improvements; however, a site plan submillyd previously showed the improvements c.onnectirig into oxisting f�z-ilities along the north property line. Washington County Fire District N1 reviewed the proposal and conimonted that; 1) auton►atic sprinkler protection will be required for the proposed buildings; 2) fire hydrants must be provided within 500 foot of all portions of a building; and 3) roadways are required within 150 feet of all portions of a building. General Telephone reviewed the proposal and commented that the developer of the buildings should contact General Telephone regarding the telephone point of access and telephone wiring requirements within the building. The Building Division, Tigard Wt+ter District, Southern Pacific Railroad, and NPO 5 rovi.owod the proposal and reported no obiectinns or comments. No other cominer►ls were received. ll. ANALYSIS AND CONCLt1S lON the proposed develupmoril is basically consistent with applicable Cornimmily Developinor►t Code requirenuonts for a mixod use dovelopmur►t in (his 1 1' tuna. Howevor, several modifications to the site plan are necessary and a revii;vd traffic study n►ust be reviewed and traffic improvements approus'd M,�TCE OF DECISION - SDR 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 5 by the Engineering Division prior to issuance of buil:iing permits for construction of the proposed new buildings. Specific Code requirements are reviewed below. Use 'rhe proposed use of the buildings, a combin�aion of limited commercial uses and offices and warehousing, are all permitted uses in the I -P zone. Convenience sales and personal services, day care facilities, eating arid drinking establishments, personal ser►;ice facilities arid general retail sales are permitted uses in a development in the 1--P zone as long LAS the total square footage of these uses roes riot exceed 2.0 percent of the total squart, footage of the development complex. At present, several of these types of uses are located within the existing Carman Center- building. Upon construction of the other buildings, a total of 17,040 square feet of the entire development would be allowed to be occupied by these types of uses, At no time will the percentage of these types of uses be allowed to exceed 20 percent of the total square footage of the buildings existing on the combined site at that time. Parking The number of parking spaces required for- the development complex will vary with the types of uses occupying the buildings arid the square footage each type of use occupies (CDC 18. 106.030) . Parking requirements for- uses typical of this type of development include: one space per 50 square feet of dining area plus one space for every two employees (eating and drinking establishments); one space for each 350 square feet of gross t'lour area (administrative and professional services, business equipment sales and services, b►tsiness support services, financial and real estate services); one space for each 400 square feet (convenience sales arid povsonal services, general retail sales); one space for 500 square feet or one space per, employee, whichever, is larger (research services); one space For- each 1,000 square feet plus one space for every 700 square feet of patron serving area (wholesaling, storage and distribution) . the site provides for 277 parking spaces, including the 86 already provided. The Planning Division will calculate whether the parking needs of a particular- proposed use can be met by the remaining parking supplied after considering existing uses' parking allocations. This will be calculated prior to approving the issuance of tenant modification building permits arid/or business tax certificates for- new uses on the site. The site plan proposes 90 parking spaces in the lot in front of the existing buildinca arid 187 additional spaces adjacent to the propusVd b►aildirig s . The distribution of parking spaces appoar•s .lupr•opr•iaLaa for Ihta types of buildings proposed and the uses which can bo arilicip,fled to occupy them. Community Development. Code Chapter 18 . 106.020(n) roquireh.rl ons, Appropriately sired and located hand icappod pdr•k i nq Space bo Prov idrd for• evory 110 standard parking spaces. the site plAn tarupo!t►as a park irig spaces including the unci exist it,; handicapp►td spaco fur tho 277 total parking space lot . The spaces arca all appropr iatcaly lcac-at►ai NOTICE OF DECISION — SDR 98-09 — PACIFIC REALTY ASSOCINTE8 -- PAGE 6 near buiIdirig entrances . The si► e plan must be revised to provide for an additional 3 handicapped parking spaces in appropriate locations. Community Duvelopment Cade Chapter 18, 106.020(p) requires that one secured bicycle rack space be provided fot each 15 parking spaces. The bicycle rack at the southeast end of the existing building provides 10 bicycle parking spaces, The site plan dues not provide fur any additional spaces . The site plan will need to be revised to provide for at least an additional 9 bicycle parking spaces in order• to satisfy the Code requirement. Access and Circulation The proposed development complex would be served by three access driveways unto SW 72nd Avenue, including a primary entrance at the signalized intersection with Upper Boones Ferry Road. The existing northernmost driveway to the existing parking lot would be removed. In addition, the development complex also can be accessed from SW Kable Lane through the driveways of the proposed distribution center on pax lot 200 located north of the subject site (SUR 88-08) . All driveway entrances and internal driveways meet- or exceed the CDC standard width requirement: of 24 feet for two--way commercial service driveways . Additional requirements related to signal modifications, lane configurations, and access locations shall be reviewed by the Engineering Division upon submittal of a revised traffic study . Washington County Fire District #Vs comment regarding the Fire Code requirement that all points of a building must be within 150 feet of a roadway affects the proposed placement of building N2 along the site's western edge. Portions of the western side of the proposed b►►ilding M2 would be �s much as 195 feet from the nearest roadway. The site plan must be revised to provide additional roadway or otherwise assur-�a that no portion of this building be less than 150 feet from a roadway. Visiur. Clearance The Community Development Code requires that a triangular vision clearance area be maintained 35 feet either direction from the intersection of a 24 foot accessway and an arterial street (CDC 18, 102.050) and 30 feet Hither, direction from an intersection with a non-arterial street (CDC 18. 107 .030) . Trees may be located within this area provided that branches below 8 feet are removed. The site plan proposes that Red Sunset Maple trees be planted within the vision clearance area at the main entrance to the site (where the street is classified as an art.erial), and also in the vision clearance area to the south of the nurthorn ac,:ess drive (at which point 72nd Avenue is classified as a non arterial street) . No other PIA-►til►gs or signs tore proposed. The • 'anting of these trees within tho vision clearance arca is acc'.eptable pi , idod that branches below 8 feel ae'a removed prior to planting arid this condition is maintained. S igns The site plan dries not p►oposp ar►y additional signs for the devolopmrnt run►p10x . Additional 3ignago will be allowed in accordance with thr NOTICE OF DECISION - SDR 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 7 provisions of 18. .114 of the Community Developm.ant Code. Ono freestanding sign will be permitted for the entire development complex . Sign permii are required. Requested Variance to Landscaped Area Requirement The proposed landscaping plan would provide for 21,6 percent of the actual site to be landscaped. This includes 24,8 percent of tax lots 700 and 701, the existing Carman Center, and 20 percent of tax lots 201, 500, and 601, the area to be developed, In addition, the applicants have held prelimin,Ary discussions with the City of Tigard regarding a licensing agreement for use of the vacant eight--of- way area west of the site for increased landscaping. If this approximately 8,400 square foot area is included with the site, 24 percent of the development complex area would be landscaped. 'This would riot comply with the I -P zone' s requirement that 25 percent of a development site must be landscaped (CDC: Section 18.58.050(6)) . The applicants have requested a variance to this requirement. Section 18. 134 .050 of the CDC provides that a variance may be granted upon satisfaction of the following criteria: I . The proposed variance will not be materially detrimental to tho purposes of this Code, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards; and to other properties in the same zoning district or, vicinity; 2. There are special circumstances that exist which are peculiar, to the lot sire or shape, topography or other circumstances over which the applicant has no control, amd which are not applicable to other properties in the same zoning district. 3. The use proposed will be the same as permitted under this Code and City standards will be maintained to the greatest extent that is reasonably passible, while permitting some economic use of the land; 4. Existing physical and natural systems, such as, but riot limited to traffic, drainage, dramatic ]and forms or parks will riot be adversely affected any more than would occur if the development were located as specified in the Code; and 5. The hardship is not self-imposed and the varianco r•equesteld is the minimum variance which would alleviate the hardship. The pr•imar•y pur•posp of tho landscaped arca cuvorago requirement is to present an attractive development to surrounding properties and adjacont roadways . This purpose would not bo detrimentally affected if the requested var•ianco is grantod because the landscaping plj+n calls for ample landscaping along t.ho Kite's fr•ont.aye on SW 72nd Avoriuo as tho appl it alit s have asserted, In addition, landscaping of the area proposed for tho licensiny agreement , when added to the trues proposed for planting west of woposed building #2, would provide an attractive wgatern border to the site. An additional purpose of the landscaped area requirement , howovor , Is also to provide! an attractive slt.o when viewed from within Iho deveIopmerit While the Plrenning Division does not dispute the silo pl,en' s probable success in mak i.rig the site attractive from an Iritorrnal perspective, the Division bel loves Thal tho land scapi rig on the inlrrI(It of NOTICE OF DECISION - SDk 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 8 the site could be even more attractive if increaseu to meet the 25 percent. of site area requirement. The applicants have riot provided reasons why the paved area and/or, building footprints could not be reduced so as to allow the landscaped area requirement to be met. Additionally, the Planning Division does not find that special circumstances peculiar- to this site exist which make the requested variance necessary. The Division finds that granting the requested variance would riot affect uses permitted to be located on the site, nor would the variance adversely affect- physical or natural systems. The Planning Division finds that the fifth criterion for a variance also is not satisfied because the situation requiring the variance is self- imposed since it result:; from a curricious decision by the applicants to propose a site plan that does not comply with a requirement that they were aware of in advance of the rezoning of tax lots 500, 600 and 201 to I--P in January 13R8. Therefore, the Planning Division does riot feel that the criteria for granting a variance to the 25 percent landscaped area requirement are fully satisfied and a variance is therefore not warranted. A revised site plan which includes at least 25 percent of the site and the area subject to the license agreement- as landscaped area must, therefore, be submitted far• Director approval prior' to the issuance of building permits, This would technically constitute a variance since less than 25 percent of the actual site would be landscaped. This would, however, guarantee that the intent of the landscaping requirement would be upheld since 25 percent of the apparent site would be landscaped, Should the applicants fail in their- efforts to secure the licensing arrangement for the right-of-way, the site plan will need to be revised to assure that 25 percent of the actual site is landscaped. e C. DECISION The Planning Diractor approve% 01te Developwent Review SUR 88.09 subject to certain conditions which f,illow. T:,e Director denies the r•oquesLed Variance V 88-09 to allow less than 25 percent of the total site to be landscaped. Instead, the Director approves a varianco to the landscaping requir-ement that will allow less than 25 percent of Che actual site (tax lots 201, 700, and 701) to be landscaped if an arrangement can bo made to landscape adjacent property such that at least 25 percent of the total area (actual site and adjacent property) is lar:iscaped. Conditions attached to the above described approvals follow. PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLL.OWIIC, GOND 11 IONS S14111 BE SATISFIED OR DETAILED PLANS FOR SITE IMPROVCMENI;t APPROVE[) BY CHY STAFF'. (Staff contact for- conditions 1 and 2 . Jerry Offer, Pl,t;m ing Division. Staff contact for condition 3 13 : Gary Alfson, Enyirivvvinrl Dig•;sion. ) 1 . A licensing agr ecanerit for use of the vacant right--of- way to 01t, L14'st of the site shall be submitted to the t,ity of Tigard for Approval . A revised site landscaping plan incorporating the area subjrit to thv licensing agreement shall be submiLLod and approved by Thr Plannirnl Division. The total area to be landscaped mu•,t be at least 25 pertunt of Lhe area of Lax luLs 2.01, 500, 600, 100, arid 701 and the arra NOTICE OF DECISION -- SUR 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 9 subject to the licensing agreement. Cf Lhis agr•oement is nut approved, the applicants shall provide} a minimum landscaped area required by the I.-P zone (25X) on the actual site as indicated on a revised landscaping plan 2. A revised site plan shall be submitted prov.ding for a minim►.nn of 6 appropriately sized and located handicapped parking spaces arid 19 bicycle rack parking spaces. The revised site plan shall also provide for roadway to be located within 150 feet of all portions of the proposed new buildings. 3 . Streetlights and sidewalk shall be constructed along the entire site frontage on the west side of 72nd Avenue and Upper- ©oonv , Ferry Road, connecting to the existing sidewalks to the south arid north. 4. A revised traffic study shall be submitted based on the current development proposal arid future traffic levels on the adjoining streets. 5. The existing traffic signal and pavementmarkings shall be modified to accommodate the ;;ew site entrance arid to provide an cceptable level of service for projected future traffic volumes, to the satisfaction of the City Engineer. Adequato stacking distance for, the signal shall be provided on site. 6. Detailed plans for signal Modifications and pavement markings must be approved by the City Engineer prior to construction. The City Engineer, may require existing signal poles to be relocated if necessary to provide proper alignment of traffic lanes, 7. The northerly driveway of the existing Carman Center, shall be closed and the driveway apron replaced with standard curb and sidewalk . 8 . The applicant shall provide for roof and parking lot rain drainage to the public storm water drainage system. Storm drainage r•un-uff shall be discharged into the existing dr•ainageways without significantly impacting properties downstr•rjam. 9. The applicant shall provide for connection of the pruposed building to the public sanitary sewerage system. A connection permit is r•equir•ed to connect to the existing public sanitary sewer- system. 10. Storm drainage cietai is shall be provicic?d as part of the Building Permit plans. Calculations arid a topographic map of thr storm drainage basin shall 'ao provided as a supplument to the plans . Calculations shall be Losed on full development serviceability. ihr location arid capacity of the existi►►g and pr•oposod lines shall be addressed. 11 . Cons tru •Iion of the pr,�posed pi1�Iic imot,ovements shall not ('011111100, 41 until after• the Engineorinq Secttun KAH approved public impr'ovemonl plans . The Section wi 11 r•equir•e 100% pvr'for,imince assurance or lot for of commitment:, payment- of a permit fee, and a sign installation/street. Iight fee. also thr execution of a short opvnin;l NOTICE OF DECISION — SDR 88- 09 — PACIFIC REALTY ASSOCIPJES — PAGE 10 permit, or- construction compliance agreement shall occur prior to or concurrently with the issuance of approved Building Permit plans . 12. Additional right..-of-wry shall be dedicated to the public along 72nd Avenue frontage to increase the right-of -way to 30 feet from centerline. The description shall be tied to the existing right-of--way centerline. The dedication document shall be on City forms and approved by the City' s Engineering Section. 13 . Joint use and maintenance agreements shall be executed and recorded un City standard forms for all common driveways. Agreements shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineerincl section prior to recording. PR1.OR TO THE ISSUANCE. Of OCCUPANCY PERMITS, THL FOLLOWING CONDITIONS SHALE BE MET TO THE SATISFACTION OF THE PLANNING DIVISION. 15. All landscaping materials rhall be installed at= per Lhr approvkd revised site plan. 16. Tenant modification building permits and (or) business tax certificates "or convenience sales, personal services, day care facilities, eating and drinking establishments, personal service facilities, and general retail sales uses proposing to locate in the development complex will be issued only upon a finding that all of the parcels involved in this application are combined into one parccl. Also such uses will not occupy greater than 20 pkrcent of the combined gross fluor area of buildings in the development complex . The 20 percent area will be based upon the floor area of the existing Carmen Center (27,270 sq. ft. ) and 57,750 square feet for the two proposed buildings If a separate parcel is requested for Carmen Center (27,270 sq ft. ) through a partition, conformance with Section 18.68.030(2)(0) of the Code will be required as a condition of approval . Also, if the flour• area for the proposed buildings is reduced, the flour• area for uses allowed under Section 18.68.030(2)(0) shall not exceed 20 pervent of the actual gross flour a•ea of the entire project. 17. Adequate parking sp.+ces shall be provided for- all uses in the development complex as required by Community Development Code ;section 18 . 106.030. 18. A sign permit shall be obtained prior to Lhe erection of ,411y !;i,rn Sign location, size, and number of signs will be in accurd,4ncr with the provisions of Section 18 . 114 of the Community Develupmernt ("Idt, MLS APPROVAL ES VAI ED 1F EXERCISI'D W1111EN ONE YEAR OF 1111 I INni III CI,;IoN DATE N0110 BE I OW NOTICE OF DECISION - SDR 88-09 - PACIFIC REALTY ASSOCIATES - PAGE 11 D. PROCE=DURE I . Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant. & owner's XX Owners of recurd within the roqu i read distance -_ XX The affectc-d Neighborhood Planning Organization XX� Affected gover•l►mental agencies 2 Final Decigion: THE: D[C]SION SHAIA B1 FINAL. ON UNLESS AN APPEAL IS FILED. - 3 . Appeal : Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32..370 of the Community Development Code which provides that a written appeal must be filod with the CITY RECORDER within 10 days after notice is given and sent The deadline for filing of an -ppeal is 3: 30 P.M. i 4. 9.2e.Itions: If you have any questions, please call the City of Tigard planning Department, Tigard City Hall, 13125 SW Hall Blvd. , PO Box 23397, Tigard, Oregon 97223, 639--4171 . PREPA4,6' W( J,2r,+y jfr, Assistant Planner DATE Randall R. Wooley, Acting Director of, Community mmunity Development DATE APPROVED - (ht/4244D) FriTT 1 NOTICE OF DECISION - SDR 88-09 - PACIFIC REALTY ASSOCIATES PAGE 12 '�#..'••T�O�i QW, - Tj.awa. a f Aral n'� ;� �, :•a t s r 7 � ��,,, t �, ,v •t:.t III � }s '.,.A2 44 1 � Fi.�vyf c7l •'l M •{ '� 1 w� '� 4 n'L,��f, Q�, 1 t '•r -fes - W � i qJ M w t� ♦ Yf'Y'(�e �$y ( Y� f I 4-4 i W awe00 tem ry v , oil, V) 0) Fu Li Q � wv) r, n r U C•+ ? r I 0 K -' .: {{� a - u. m 09 ~ d W Qi t f\ O h f Q � roa - Is km •. MMf IA � � O1. 1 I I 1 �l � r C4 I- 000 ! fA r� k x7tewwww e �, � �y y ,ri~ .f H C7 I ti •7W J W c r /J nl •.'. "� sr sv+»- i�tw 8 Of VISION . 34 AND�','It�TC � A �� i ,�, THRU 44 1/4 / OF QCT 'ou T tint c ,v, r 'KssMrvc;z , 5+ iE'` 1•' ® -Ci T ,p F T, k, MSI- � r � Y 77►5i' ps,� M, SPA^! r / CURy NO, t US ARC 1 4? ` _ - --....+ ._� �,r �T7. !b� � f�► ��i. 3 Z0.t10 00 10.�•g5 ~`� s • V 1f4 �y Q 58 S Woo 141.8! 6 20:+.1 141.d5,t is ? 00 '1� _- c� or fAna JT,I� ,Jo. 7� j •' j '':it _y11 Ir , ,Mit f,... 4o 1 ,� LOT g 1 1 L0l �' • ?e� .1. ou 14, . •klub ,,, __--.--_ -..,�_�,� ._ >' y 1 � + � .�e ��y�,l + '•� �t ,'tie". !•�; ��y C , ��+� ��' ` Aw ,F �lCultaaoaaalz C�oas.a. Or®gon. Date_— , W H IkE—' Ail E R E X61 U T Date Phone-- WHIME YOU WERE O__UT TELISPHONED PLEASE CALL M .-c :77L) (WSJ u, z' ay--JL — NED'l R CALL WILL CALL AGA114 Of _�. A ��EEA RUSH Phone_.._ TELEPHONEIS PLEASE CALL Message_.�_L�-✓__: 11 _- -- r - M21JAI pe- 57 By; Tom Wlltsls 803/224-2386 WIITALA MANAOEMENTs INC. 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