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MMD2017-00019 NOTICE OF TYPE I DECISION MINOR MODIFICATION MMD2017-00019 15.1 SPECIALTY RETAIL T I GARD 120 DAYS = 9/22/2017 SECTION I. APPLICATION SUMMARY FILE NAME: SPECIALTY RETAIL CASE NOS.: Minor Modification(MMD) MMD2017-00019 PROPOSAL: SDR2016-00004 approved redevelopment of a 1.37-acre parcel for a 15,085 square foot specialty retail store with associated parking and landscaping and street improvements to extend SW School Street through the site to Pacific Hwy. The requested modifications include a reduced building size to 13,222, reduced loading zone width from ten to nine feet, reduced drive aisle width from 30 to 24 feet, and a 0.2-foot increase in the northwest buffer width. APPLICANT: Leadership Circle LLC OWNER: Tigard/Tualatin School c/o Monet Ragsdale District#23J P.O. Box 239 6960 SW Sandburg Street Montrose, CO 81402 Tigard, OR 97223 LOCATION: 13125 SW Pacific Hwy;Washington County Tax Map 2S102CB,Tax Lot 00200. COMP PLAN DESIGNATION/ ZONE: CG General Commercial. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where nonconforming, residential uses are limited to single-family residences which are located on the same site as a permitted use.A wide range of uses,including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.520, 18.745,and 18.765. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the request for Minor Modification of SDR2016-00004. The findings and conclusions on which the decision is based are noted in Section IV of the Decision. No'nu.:OF TYPE I DECISION MNID2(117-1X1(119/SPECIAI;IY RETAII, \(,I 1 OP 4 THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site is a vacant parcel long in the Tigard/Tualatin School District ownership and most recently used for bus storage. CPA2015-00005/ZON2015-00007 changed the zone from R-12 to C-G to prepare it for sale as surplused property by the District for commercial use. SDR2016-00004/ADJ2016-00006 approved redevelopment of a 1.37-acre parcel for a 15,085 square foot specialty retail store with associated parking and landscaping and street improvements to extend SW School Street through the site to Pacific Hwy. The project also included extending a sidewalk from the subject site approximately 300 feet along SW School Street to the west connecting to SW Grant Avenue. Site and Vicinity Information and Proposal Description: The subject property has been rezoned C-G, which is the zone of the abutting properties fronting Pacific Hwy. These properties are developed with commercial uses. The property also abuts the Charles F. Tigard Elementary School athletic field along the length of its northwest boundary. Currently, the SW School Street right of way terminates at the property boundary,but through-access to Pacific Hwy has been allowed. The requested modifications include a reduced building size to 13,222,reduced loading zone width from ten to nine feet, reduced drive aisle width from 30 to 24 feet, and a 0.2-foot increase in the northwest buffer width. SECTION IV. APPLICABLE REVIEW CRITERIA Site Development Review(18.360): 18.360.060 Minor Modification(s) to Approved Plans or Existing Development C. Approval criteria. A minor modification shall be approved, approved with conditions or denied following the director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title; and The applicant is proposing minor modifications to SDR2016-00004/ADJ2016-00006, which approved the redevelopment of a 1.37-acre parcel for a 15,085 square foot specialty retail store with associated parking and landscaping and street improvements to extend SW School Street through the site to Pacific Hwy. The requirements of this Title that apply specifically to this proposal are addressed individually below. 2.The modification is not a major modification. The applicant's narrative addressed the evaluation criteria in 18.360.050.B to determine whether the proposed modifications are minor or major. Staff agrees that the proposed modifications are not major. Commercial Zoning Districts Chapter (18.520): Section 18.520.020 Lists the description of the Commercial Zoning Districts. The vacant site is located in the C-G zone.The proposed retail sales use is a permitted use in the zone. Section 18.520.040.A requires all development to comply with the applicable development standards contained in the underlying zoning district, except where the applicant has obtained NOI1C1;OI,TYPE IIDI.CISION MMID21117-IKKI19/SPECIAI;IYRF.TAl1. PAGE 201+4 variance in accordance with Chapter 18.370. The applicable development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 COMMERCIAL DEVELOPMENT STANDARDS STANDARD CG Proposed Minimum Lot Size None NA -Detached unit - NA -Boarding,lodging,rooming house - NA Minimum Lot Width 50 ft. 285 ft. Minimum Setbacks -Front yard 0 ft. [11] 5.5-12.5 ft. -Side facing street on corner&through lots - 22 ft. -Side yard 0/20 ft. [8] 145 ft -Side or rear yard abutting more restrictive zoning district - -Rear yard 0/20 ft. [8] 67 ft. - Distance between front of garage & property line abutting a public or - NA private street. Maximum Height 45 ft 24 ft. Maximum Site Coverage 85% 80 0/0 Minimum Landscape Requirement 15% 20 [8]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [Ii]There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. FINDING: As shown on the Site Plan (Sheet C2.0), and in the table above, the proposed modifications meet the applicable commercial development standards. Access,Egress and Circulation(18.705): Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial,institutional, and industrial complexes. Unless impractical,walkways shall be constructed between new and existing developments and neighboring developments; FINDING: As shown in the applicant's Site Plan (Sheet C2.0), the on-site pedestrian walkways are revised,but still include a connection between the building entrance and Pacific Hwy.This standard is met. Landscaping and Screening (18.745): 18.745.050 Buffering and Screening A. General provisions. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. FINDING The R-12 zone with a school use exists to the northwest of the site and a commercial use is adjacent to the northeast. According to Table 18.745 all residential types require a D Level buffer from parking lots with greater than 50 spaces. Since the school is a conditional use in the adjacent R-12 zone, a D level buffer is required along the northwest boundary. Option 2 includes a 15-foot buffer with landscaping and a 6-foot fence. The Site Plan (Sheet C2.0) shows an increase from 18 feet to 18.2-feet for the landscaped area with trees shrubs ground cover and a 6-foot fence. This standard is met. Off-Street Parking and Loading (18.765): NOTICE OF TYPIS I DECISION MMD2017-(Xk)19/SPECIALTY RETAIL PAGE 3 OF 4 General Design Standards Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. FINDING: The Site Plan (Sheet C2.0) shows an aisle dimension that is reduced from 30 feet to 24 feet in width along the rear for the building and remains at 30 feet in width along the side. This standard is met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. FINDING: The proposed commercial building is reduced from 15,085 to 13,222 square feet. Therefore, one loading space is still required. The Site Plan shows one space on the north side of the building reduced from 10 to 9 feet in width. This standard is met. CONCLUSION: The proposal is a Minor Modification of an approved site development plan (SDR2016-00004/AD 2016-00008) and is in compliance with the applicable requirements of this Title. Conditions of approval for SDR2016-00004 still-apply to the modified proposal. Attachments: Site Plan 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 MAY 31, 2017 AND BECOMES EFFECTIVE ON JUNE 1, 2017 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 718-2434 or garypatigard-or.gov ez.4"5figelz_., May 31,2017 APPROVED BY: Gary agenstecher,AICP CUD DATE Associate Planner NOTICE OF TYPE I DECISION MMD2017-00019/SPECIALTY RETAIL PAGE 4 OF 4 RECEIVED • MAY 222017 - _-. eouwonm LINE ,� N CITY OF TIGARD -EXISTING CORFU,. LNARLES E.7IGAAD CNARLESP T/GAN�� /� PROPOSED aawNa Q'., ESIDENTARYSCNOOL ELEMENTARYSCNOL�I_ANNING/ENGINEERING r •PROPOSED CONCRETE cure V . ZZa /RESIDENTIAL ZONING-R12)wromsmsmlaxG y ,� 1 (RESIDENTIAL ZON/NGR11) r sem.oDwcRETE SURFACEH, KEW. sasingaTwx l El _PRO B PROPOSED MAIN A x't h ,ED RweD a SDRE..ORDEDDRIEWAYCONCRETE O PROPOSED AEETaU ® -PROPOSED HEAVY FAC ill ''411111111311111111-111111111111E11111 •PROPOSED ADA PARKING STALL • (� a e+..v". E:33 ..� -. o OE Of ® IN � l ..a �kt� ��R .�m ��� ` 0'11� �°� NtF.`� PROPOREDP RMNOsr.!.«M PERRa o k I. - MI` PROPOSED.Dao.RB SIM R • - AE ,1 t a, 1 III .PROPOSED...FORMEN Q E m I MOP..aBEE,CCDd.LEPMBLE 01,13t -m-y IPM.P. • BOLLARD r.g'4 14- : l'' 1 PRCOOSEDNIE YAW 1Ioal •PPR�SEDT,EG REAEEINTERCEPTOR ' O f ► s 0 .PROPOSED FIRE LINE DODGE CNEDI(ASSEMBLY o I C, �I ' I {, •PROPOSED EIRE DEPARTMENT CONNECTIONXV PAVED E jK PROPOSED SPECIALTY RETAIL yes- —a.orE�,as r� ' $m I ,, 1 -PROPOSED MONUMENT sox ''{ morOSIn SISIRaPrAv 13,222 SF ® � o ION ! a. w� g ———_-PROPOSED SAACUT LINE ��C AV S ARaroeSDIBLE.urn FEE:210.80 11[1r121 " r�tPl;rq�O ...TND PEDESTRIAN SIGNALI w aewroEEnEARmv „ ua ; a wM eMIANet[ `A��� (GENERALCOMMCOMMERCIAL USE e -PROPOSED SANITARY SEWER CLEAN OUT '71 E �' T� j PROPOSED srELONriNc / ' TO I.MAIED PAgVZp Q na�D , 'E ZONINGI— I I -PROPOSE',BICYCLE PNIMID / ° TORE MOWED 'r D®E'A,tfR �' • 0 IM IA l _ —'0 MING DERED PROPOSED 1.1,...0 ACCESS _ __ wP[aEsml.CROdMD O.tN N �«. —R.R.RIONTO.IT .;:T, ` rya ,r"-� _�fiTtiagigg -' O SW PACIFIC HIGHWAY -�2 MM.OAS TOMMY a- o �1 li+'.e,Y AY.:r ld t Vii; �' COMMERCIAL USE F / COMMERCIAL USE a ~ (, __�,/- (GENERAL COMMERCIAL ZONING) I I /GENERAL COMMERCIAL ZONING) N TT ' 1 FINAL APPROVAL ��,1� R CITY OF fGA PL.•; .r�tiNJG DIVISION _ C2.0 ti I BY G'dP ^�,T� .5-3/-/7_ I:P RECEIVED City of Tigard MAY 2 2 2017 IN COMMUNITY DEVELOPMENT DEPARTMENT CITY OF TIGARD ANNI /ENG NEERIN(' Minor Modification Type I App li cation R ` o . er a.�v ,,_ ,.,+w•... +rvw.r.ue:w.mmrr.' Mr a+ .:aarwnuxus..a,. :nr••r.a. :3w PROPOSAL SUMMARY (Brief description) REQUIRED SUBMITTAL Minor modifications to the building layout and site plan as approved ELEMENTS in SDR2016-00004. See attached narrative 8 Owner's Signature/Written Authorization II Title Transfer Instrument or Deed II Site Plan(2 large plans drawn to scale and one reduced to 8.5"x11'/2") Property address/location(s): 13125 SW Pacific Highway II Applicant's Statement/Narrative (2 copies)Address criteria in: 'IDC 18.360.050.B.1-11 Tax map and tax lot #(s): 2S102CB00200 El Filing Fee Site size: 1.37 acres l'OR�}STAFF I. SE ONLY Applicant*: Leadership Circle LLC, Attn: Monet Ragsdale Case No.: /14/14 Q0/3 -000/9 Address: PO Box 239 CO Zi 81402 Related Case No.(s): Montrose, p: 4800 970 249-3398 monet Ieadershi circlellc.comApplication Fee: Phone: ( ) Email: @ P Application accepted: By: S Date:____ PROPERTY OWNER/DEED HOLDER(S)* ❑Same as Applicant Name: Tigard-Tualatin School District 23J Application determined complete: Address: 6960 SW Sandburg Street By: Date: City/state: Tigard, Oregon Zip: 97223 I:\CURPLN\Masters\land Use Applications Rev.11/24/2014 Contact name: Ernest L. Brown, Superintendent Phone number: (503)431-4000 *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 18.360.00(B) or 18.330.020(B)(2) must be addressed with a detailed response to each criterion. Failure to provide the information needed to process the application would be reason to consider an application incomplete and delay review of the proposal. In addition,the Director must find that the proposed change is in compliance with all applicable requirements of Title 18 of the Tigard Development Code.To complete this review, the Applicant's proposal must include a discussion indicating how the site expansion/change will continue to comply with the maximum setback,building height,parking,and landscaping standards. Other requirements of this title such as clear vision,solid waste storage,non-conforming situations,signs, and tree removal may also be applicable depending on the type and location of the proposed modifications. City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • 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 SUBMITTALELEMENTS as described on the front of this application in the"Required Submittal Elements"box. THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the 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. SIGNAT of ,401 o /er of the subject property required. Monet Ragsdale Applicant's gna 4111 Print name Date Ernest L.Brown(See attached letter for signature.) Owner's signature Print name Date Owner's signature Print name Date 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 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 EPTigard-Tualatin School District 23J Larry Hibbard Administration Center E g 3960 SW Santburg Street Tigard.Oregon 9:223 503•-131--000•Fax 503.431,204 www.ttscLi<12.0r.us April 8, 2015 City of Tigard Community Development Department 13125 SW Hall Blvd Tigard, OR 97223 RE: 13125 SW Pacific Hwy Rezone and Site Development Review Applications To whom it may concern: t The Tigard Tualatin School District owns the above referenced parcel.This letter serves as our permission for Leadership Circle LLC and its employees to seek planning approvals (including rezone and site development review) and apply for building permits at 13125 SW Pacific Hwy. Sincerely, ch...d-iig...„ Ernest L. Brown Superintendent RECEIVED 411 DEIWL MAY 222017 TRANSMITTAL CITY OF TIGARD PLANNING/ENGINEERING Project 2322.14368.01 Office Locations No.: Date: 05/19/2017 ALASKA City of Tigard Anchorage To: 13125 SW Hall Blvd. Juneau Fairbanks Tigard,Oregon 97223 Ketchikan Regarding: SDR2016-00004 Minor Modification Request Kodiak Palmer We are sending you ® Attached [' Under Separate Cover ARIZONA Via the following items: Tempe Tucson 0 Shop ❑ Prints drawings ®Plans ❑ Specifications COLORADO ® Copy of ❑Change Order ❑ Samples ®Other Letter Golden Copies Date Description Montrose 1 05/17/2017 Application form with owner authorization letter MONTANA 1 05/16/2017 Fee/Check#1087 Billings 1 05/19/2017 Deed Bozeman 3 05/19/2017 Site Plan(2 full-size, 1 reduced size) Butte Great Falls 2 5/19/2017 Narrative Helena Miles City These are transmitted as indicated below: NORTH DAKOTA ® For approval ❑ Approved as submitted 0 Resubmittal Copies for approval Dickinson ❑ For your use ❑ Approved as noted 0 Bids due Copies to distribute ❑ Return ❑ Returned for corrections Corrected prints OREGON ❑ For review&comment ❑ Prints returned after loan to us Bend Portland ❑ Other: Message: Please contact Read Stapleton,AICP with questions regarding this application. WASHINGTON (971)280-8641 /rstapleton@dowl.com Redmond Seattle Copy to: Printed Name: Shivon Van Allen Printed Name: Signature 1 WYOMING Gillette Lander Laramie Sheridan 971-280-8641 • 800-865-9847(fax) • 720 SW Washington Street, Suite 750 • Portland,Oregon 97205 • www.dowl.com >f RECEIVED MAY 2 2 2017 CITY OF TIGARD -' PLANNING/ENGINEERING j0pk- Zito I(( i • 19,E& 43S • ! —• . • ! tom. • ,:., - w. Com- vr.ay�wr'wawi r.•Yr _ •'�___� .yai.api{i:fr-Ii i.aart, • M+dlaw.l...J.T•aia..w.a*•l MMi'• z-..,....-...• +. • ••_ ' • c•.yy.T d th.alpd Co. .•- -_....d tYr•Cree..'L.aMlr ham.J.•ta . 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O VI ' ponied Fa tah...-1re free Lona iii iacumbrincea; ___ • _ • ,......_.._..__-.._.._...._«__... .Jr...:vcutota and admlctl+tr.ton..h+JI.wamat a fonvar ma ..7 aatl th+t pi+ttW pr.oLaa.end Ivor,J5 lOd P+•cc1 ih.raof,...n.t!)t'1• Jul ctalma.nd _ •dnf.nd thtia } .danandt K all p.nm.whor�w.vr.--- ---._.. . , • t - '—'-_ .r...,��ctd da7ot_ ,.,.• la_4A _.. al ._.._ • .`bM "'"" =t r;?= +:yam`. f .•' •Span - .e •• E;t:FiIs'' ,dn'lla.' •ti.t •'••'03.01). i adc4-WS;1948 284-0648 ( ,• • - ' :.mr%9i..l:rr4�.;:..+.t./..r,..., .. _w�-... c-• i -c•ia.itY. - i •—� • •,i yt.•y 4•-.pF I.. ' to :f ; -' _;.:' II 1 STATE OF ORDOaf ••• ~� • .. - •• ' f BE rr Ro.u3ossID."TIut'6 lHN-- dpy of :. Irma..—......—n.D.1 I.._., ._ ___ ,.1 betoIncrthe undrrslpd.,a Noe.ry•hb11e In and far ratdOaartV and Slate,Paewtdt:'y'r07e1,7 barba ,off w. � 1 the rutin nvmai�. '..� .2r�W_..�Ci_A.ig-Str.A1� . . ` ,1 .. _ :'.. ; . . - • .- rlw.-J,L&---.._..known -.i .1 ta.ma to b.Na(Untied tniksi iii a dsGl6ed�n and who nacuted the within trutrvmcat and ..1- •_ • - ... _1 •ahmwladIal to a% It__ —1.'.i'O -warted die aims trod:rid vo untnrnr. • . , . ;i - • -. .• "Iii?FS2IMONY WkiFRIOT I Arty-1 re uto sit. hand and 1 y i oipdal •lJJ.•r.s.-a-d yrs el rlrlwv./wrllun I - i . r..-- ,. •' r• ; \•: . -.-0‘. . L.".—n 7 • rij\nSh2) t• expire' kSU _ • s _. 1. ` • r • � • ✓n ,z.Y.'. .'•••• •�.. _:.._ .• .. - r y ... ._ _t____........0 � —_,., • $41j 11 , ; _- • � h 7� • �Y 8 c� y .lr .;r� 1 (' e1 7.:P.- •3=CC i Sq�r i1.],• ..--.,t , /7 , • � �1 I •. 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I:leaning ata po..t is t.14•o.A..r-of u ahem Alan ua• tam attieh point of .2";----7. l+act+tcing thg ii eamwr•botw.an Saotidaa,2 and 3.T.2 9.R.'1 V.ll.K. ..,• ' • boar:earth 39' 93'...t 584.3 foo,.ind inning thane*Iron nr:id boginnin: point North 39: 534Last-26..4 foot to.n iron'p.p.;-thaaoi south.57'4C'' ::;.1 Exit 3911.6 toot•to,.n laps:pipe In tai.'cantor or"ip.1ILS't7 Arms.,thanco Booth 39'33,Neat In:tha'oeat.r•at-said apued7 AY.nW"241 4':fa.t to it. • —.- intar.satiatarltht the omt.a.ofrfatlan'Avowal 'thane.liorth 5J I.Ct ••••-•.•--1- - Stoat in'th.center-Of aail'Onliaal AiemiP1p 394.6.Soot:to t6mW .place of h.giin - - + eua♦ptina'.n7 Yortipn thane?sits$.ithin the bound.riu of roads orhighway ---._.. . . + - -. .. •t • a..• • • • may. ! _ +` • __._ _ O�-7-—- To Naw ind to Rdd,tbo chore dwcdbad and granted prioda.o unto the said. =-.-.:-.--:- -- - - Ih..__ m.nmi Diaa+tr'r gam.'=..'LA Llil�l•- ��--- '-".-- ••---- .. i _�- ..Ail-.II�..aSfAOa#'a lis cod ens louver. , And�.._iISKiLSeA'•6?F2lS2Si.rrd train-narcm'>bl§Fit hc. -moi r—_ . _ the grantor-- t ' ••, .- above nd eie 'db.�.:covenut t with•t$ WL. and above'named gr.aJ Ie000iuo 4 amlpo, • I •- -'• :p COI', •'' - that- ..-th cg al lolly.sata.d bo 1«ample of p..above ranted pr u.that the abov. . . 41..1 ,f . gnawed premlw. &-r us Lu.from.11 in ...s, • • : • • .1;,i;,:... ' ., cal and pa 1 end thal--. that' wlu and__f!t.srhNn,..oxalos.nd aisdn4tralarr..hal warrant and for.rar 19 d.rand U.a abon granted'pMelau..aed,rv.ry Dari t;%]th.not.against 11Ia.Ia." ms and demartrla bf.1!t�rsona whar.ram._-._—...---:. . . ' • -- Witte .�..w. .J-hand a.sod a.L.A: _durd . :Ari. J9 _. ' • ..._ _ t .,rya h•�. 4�a�r�o :�r�t,t� i����tai ►`rr '��; s '�, 1^`ii .r>rlt: Sal pGT.14y1r v-' •_ .. r •.r.i-:'���'i•. �'r'.rrh• t, :�.,.c 1.,..,;.4'../..1:„""i' ( q PO.err-•j•.a' .,^• •..,,.•...�,tir•,r-I- L 'a'Y'f''"'' 't,''a• '�''y'' ft'`• = 1 UDLI�+,O �. L ••way - .�� t :j e ; fv•Ar 34`t..� rte.M•45. ,.f, w JY .� , ;, ep - 1' 1 1 1tC -S"at- 77.^ 7 r a - adc4-WS:1948 284-0650 f ( ..c-/ ,!: ‘:•-•:".1.Y.:.1.-4-. .ri� ..--:-.- _.•:,....!,,,,5.....,.;•:,..,...- wiCli�J:a�� --.2................--.--— — �� . r y .., :.County er_..IIYlinakL—......f....:::.)a• .. • , •s • ice_ /�• ..:i.., . before TI4 tb.oMenl•jred,i Notary Pllle t,. rt•i.ridCamty-104 Stat4 p:�lty'PI-46.°d:d ' • -twtlnnae : L k Mi-Mint --41 bubendand�1t - Y _ • �b:pa tate tbS ldmtkit lodl+lduW• dexcrlLed Li end wbo,eXeeused the within luettumwt and . =edmowedpd W ae tbat�%A.�_� ...executed the era knly.d voluntarily. • .:Ip'IILS1 MONY WtlEU O7.'I}uw her. ,(o sat my hand and • i .�. ilia1RC'kr- -t. '.ot1kL1 Y"xad Y w �� .i„C'(AyPi.ti• i • _ °tarsi UktorOOrr.. . -- 1 rit A49t'4 fog .•`" • • .m ae laz`.•""+..d_l_fs 4'` - • - ` ¢cF ref'''' _ - .0 • — •. � e • if :•• j:'`. 4 1 • • _ T •-SIIi ,. , __r , 1 t ,M - .. _ -f •• L .:•. - - • adc4-WS:1948 284-0650 RECEIVED MAY 2 2 2017 SPECIALTY RETAIL CITY OF TIGARD Tigard, OREGON PLANNING/ENGINEERING g An Application For A Type 1 Minor Modification Submitted May 19, 2017 Applicant: Leadership Circle, LLC PO Box 239 Montrose, Colorado 81402 (970) 249-3398 Applicant's Representative: DOWL 720 SW Washington Street, Suite 750 Portland, Oregon 97205 (971) 280-8641 466 DOWL #2322.14368.01 1 f TABLE OF CONTENTS I. INTRODUCTION 4 General Information 4 II. PROJECT SUMMARY 5 Existing Conditions 5 Surrounding Uses 5 Project Description 5 III. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 5 18.360 Site Development Review 5 18.360.050 Major Modification(s) to Approved Plans or Existing Development 5 18.360.060 Minor Modification(s) to Approved Plans or Existing Development 6 Chapter 18.520 Commercial Zoning Districts 6 18.520.040 Development Standards 6 Chapter 18.745 Landscaping and Screening 7 Table 18.745.1: Buffer Matrix 7 Table 18.745.2 Buffer Combinations for Landscaping and Screening 7 Chapter 18.765 Off-Street Parking and Loading Requirements 7 18.765.040 General Design Standards 7 18.765.070 Minimum and Maximum Off-Street Parking Requirements 7 18.765.080 Off-Street Loading Requirements 7 IV. CONCLUSION 8 EXHIBITS A. Land Use Application with Owner's Authorization B. Title Report C. Plan Set 3 I. INTRODUCTION General Information Applicant/Contact Person: Leadership Circle,LLC PO Box 239 Montrose,Colorado 81402 (970) 249-3398 Contact: Monet Ragsdale monet@leadershipcirclellc.com (970) 249-3398 Prepared By: DOWL 720 SW Washington Street Suite 750 Portland,Oregon 97205 Contact:Read Stapleton,AICP rstapleton@dowl.com (971)280-8641 Property Owner: Tigard-Tualatin School District 6960 SW Sandburg Street Tigard,Oregon 97223 Contact: Ernest L.Brown (503)431-4000 Project Location: 13125 SW Pacific Highway Parcel Information: 2S102CB00200 Current Zoning District: Commercial General(CG) Project Site Area: 1.37 acres 4 II. PROJECT SUMMARY Existing Conditions The subject site is currently a vacant lot.The site abuts the south side of the Charles F.Tigard Elementary School.The southeast property line of the site abuts SW Pacific Highway,a Principal Arterial.The highway is maintained and under jurisdictional ownership of the Oregon Department of Transportation.The site is bordered to the east and west by commercial development. Surrounding Uses Zoning Use Northeast General Commercial Retail Commercial Center Southeast Principal Arterial SW Pacific Highway Southwest General Commercial Retail Commercial Center Northwest Residential R-7 Elementary School and Theatre House Project Description SDR2016-00004 approved development of a 15,085 square foot specialty retail store with associated parking and landscaping.A Minor Modification to the approved site plan is requested.Modifications to the site plan are described below: • Reduced building size from 15,085 to 13,222 square feet, • Loading zone width reduced from approximately ten(10) feet to nine(9) feet, • Drive aisle width reduced from 30 feet to 24 feet,and • Northwest landscape buffer increased from 18 feet to 18.2 feet. No changes to the number of vehicle parking spaces or the proposed use(commercial retail)are proposed. Code sections applicable to the above-mentioned modifications are addressed below.The requested modifications comply with City of Tigard Community Development Code standards. III. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.360 Site Development Review 18.360.050 Major Modification(s)to Approved Plans or Existing Development B. Evaluation criteria.The director shall determine that a major modification(s)will result if one or more of the following changes are proposed.There will be: 1. An increase in dwelling unit density,or lot coverage for residential development; Response:Residential development is not proposed. Therefore, this criterion does not apply. 2. A change in the ratio or number of different types of dwelling units; Response:Residential development is not proposed. Therefore, this criterion does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; Response: The size of the building has been reduced.Additional on-site parking is not required. Therefore,this criterion does not apply. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Response:A change in type of commercial structure is not proposed. The building remains type VB construction. Therefore, this criterion does not apply. 5. An increase in the height of the building(s)by more than 20%; Response:An increase in height is not proposed. Therefore,this criterion does not apply. 5 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; Response:Off-site traffic will not be affected by shifting the driveway approximately seven(7)feet to the northwest. Therefore, this criterion does not apply. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Response:An increase in vehicular traffic is not anticipated. Therefore,this criterion does not apply. 8. An increase in the floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; Response: The size of the building has been reduced. Therefore,this criterion does not apply. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Response: The site does not include open space. Therefore,this criterion does not apply. 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; b. Screening;and/or c. Landscaping provisions. Response:A reduction in landscaping and screening below the minimum or more than 10%in the approved site plan is not anticipated. Therefore,this criterion does not apply. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of paragraphs 1 through 10 of this subsection. Response:A modification to a condition of approval is not proposed. Therefore,this criterion does not apply. 18.360.060 Minor Modification(s) to Approved Plans or Existing Development A. Minor modification defined.Any modification which is not within the description of a major modification as provided in Section 18.360.050 shall be considered a minor modification. C. Approval criteria.A minor modification shall be approved,approved with conditions or denied following the director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title;and 2. The modification is not a major modification. Response: The proposed modification includes a smaller building footprint,shifting the west driveway approximately seven(7)feet to the northwest,and reducing the drive aisle width to 24 feet As described above, the evaluation criteria for a major modification do not apply. Therefore,the proposed modifications are considered minor and subject to the Type 1 process. Chapter 18.520 Commercial Zoning Districts 18.520.040 Development Standards B.Development standards.Development standards in commercial zoning districts are contained in Table 18.510.2. Standard (C-G) General Commercial Proposed Minimum Setbacks - Front Yard 0 feet +/-22 feet Corner&Through Lots 0 feet +/-5.5-12.5 feet Rear Yard 20 feet +/-67 feet 6 Maximum Building Height 45 feet 24 feet(No change proposed.) Maximum Site Coverage 85% 80%(47,717 square feet) Minimum Landscape Requirements 15% 20%(11,960 square feet) Chapter 18.745 Landscaping and Screening Table 18.745.1: Buffer Matrix Commercial Zones(CC,CG, Existing/Abutting Use CP) Response Attached Single Units and Consistent with Option 2 below, the Multifamily,5+Units D proposed landscape buffer meets D buffering standards. Table 18.745.2 Buffer Combinations for Landscapin: and Screenin: Width Trees (per Shrubs or Option (feet) linear feet of Groundcover Screening Response buffer) An 18.2-foot landscape buffer, including a three(3)foot parking overhang,is proposed along the 15 feet min./ 6-foot northwest property line. There is an D 2 15 40 feet max. Shrubs fence existing fence along this property line,and no changes to the shrubs and landscaping included in SDR2016-00004 are proposed. Chapter 18.765 Off-Street Parking and Loading Requirements 18.765.040 General Design Standards N. Space and aisle dimensions. 2. Aisles accommodating two direction traffic,or allowing access from both ends,shall be 24 feet in width; Response:As shown on the Site Plan,Sheet C2.1, the width of the drive aisle has been reduced from 30 feet to 24 feet. The 24 foot wide drive aisle meets the minimum width requirement. 18.765.070 Minimum and Maximum Off-Street Parking Requirements C. Measurements.The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in subsection H of this section: 4. Space.Unless otherwise specified,where square feet are specified,the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. Response:No changes are proposed to the number of parking spaces. The number of vehicle spaces proposed in SDR2016-00004 is within the minimum and maximum space count allowed forsale-orientedbuildings.As defined in Table 18.765.2,the 13,222 square foot proposed sales-oriented building is required to have a minimum of 40 parking spaces(3.0/1,000 SF)and a maximum of 68 spaces(5.1/1,000 SF). The proposed project provides a total of 60 parking stalls,as shown on the Site Plan,Sheet C2.0. 18.765.080 Off-Street Loading Requirements B. Off-street loading dimensions. 7 2. Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site.At a minimum,the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site. Response:As shown on the Site Plan,Sheet C2.1,the loading zone is located parallel to the delivery doors and to the proposed building. The width of the loading zone has been reduced from 10.2 feet to 9 feet. The loading area provided will be adequate to allow a delivery truck to pull in and out of the loading space and into the 24 foot wide drive aisle in order to exit the site. IV. CONCLUSION As evidenced throughout this narrative and associated documents,the applicant's Minor Modification request is consistent with the applicable local policies and regulations governing the allowance of the requested action.Therefore,the applicant respectfully requests City of Tigard's approval of this Type 1 application. 8 DOWL May 3, 2017 Mr. Gary Pagenstecher City of Tigard Community Planning 13125 SW Hall Blvd. Tigard, OR 97223 Subject: Specialty Retail(SDR2016-00004) Dear Gary: DOWL has updated the site plan for the Natural Grocer Specialty Retail project to address some preliminary building changes requested by the client. Modifications to the site plan include a reduction in building size(from 15,085 square feet to 13,222 square feet), a narrower drive aisle(from 30 feet to 24 feet wide), a reduced loading zone (from 10.2 feet to 9 feet), and a wider landscape buffer(from 18 feet to 18.2 feet)along the northwest property line.The updated site plan reflecting these changes is attached to this letter. Based on the proposed site modifications DOWL believes that the modifications would qualify for a Type 1 Minor Modification, but is seeking your confirmation on this.To help assist in your determination, fi DOWL has provided preliminary findings to Tigard Community Development Sections 18.360.050 and .060 below. 18.360.050 Major Modification(s)to Approved Plans or Existing Development B.Evaluation criteria.The director shall determine that a major modification(s)will result if one or more of the following changes are proposed.There will be: 1.An increase in dwelling unit density,or lot coverage for residential development; Response: Residential development is not proposed. Therefore, this criterion does not apply. { 2.A change in the ratio or number of different types of dwelling units; Response: Residential development is not proposed. Therefore, this criterion does not apply. 3.A change that requires additional on-site parking in accordance with Chapter 18.765; Response: The size of the building has been reduced from 15,085 square feet to 13,222 square feet. Additional on-site parking is neither required nor proposed. Therefore, this criterion does not apply. 4.A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Response:A change in type of commercial structure is not proposed. The building remains type V B construction. Therefore, this criterion does not apply. F3 971-280-8641 ■ 800-865-9847(fax) • 720 SW Washington Street, Suite 750 • Portland,Oregon 97205 • www.dowl.com Gary Pagenstecher City of Tigard Community Planning May 3,2017 Page 2 of 3 5.An increase in the height of the building(s) by more than 20%; Response:An increase in height is not proposed. Therefore, this criterion does not apply. 6.A change in the type and location of accessways and parking areas where off-site traffic would be affected; Response: Changes to the type and location of accessways and parking are not proposed. Therefore, this criterion does not apply. 7.An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Response:An increase in vehicular traffic is not anticipated. Therefore, this criterion does not apply. 8.An increase in the floor area proposed for a nonresidential use by more than 10%excluding expansions under 5,000 square feet; Response: The size of the building has been reduced from 15,085 square feet to 13,222 square feet. Therefore, this criterion does not apply. 9.A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Response: The site does not include open space. Therefore, this criterion does not apply. 10.A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; b.Screening;and/or c.Landscaping provisions. Response:A reduction in landscaping and screening is not proposed. Therefore, this criterion does not apply. 11.A modification to the conditions imposed at the time of site development review approval which are not the subject of paragraphs 1 through 10 of this subsection. Response:A modification to a condition is not proposed. Therefore, this criterion does not apply. 18.360.060 Minor Modification(s)to Approved Plans or Existing Development A. Minor modification defined.Any modification which is not within the description of a major modification as provided in Section 18.360.050 shall be considered a minor modification. C.Approval criteria.A minor modification shall be approved, approved with conditions or denied following the director's review based on the finding that: 1.The proposed development is in compliance with all applicable requirements of this title; and 2.The modification is not a major modification. Response: Modifications to the site plan include a reduction in building size, a narrower drive aisle, a reduced loading zone, and a wider landscape buffer along the northwest property line.As described above, the evaluation criteria for a major modification do not apply to the proposed modifications. For 3 Gary Pagenstecher City of Tigard ,Community Planning May 3,2017 Page 3 of 3 the above reasons, we believe that the proposed modifications would be considered minor and subject to the Type 1 process. However, prior to submitting an application for a Minor Modification,we are seeking your confirmation that the City agrees that the proposed site plan changes would qualify for a Type 1 minor modification. After you have a chance to review and consider the attached changes, if you could please send me an email at rstapleton@dowl.com to confirm the required review procedure, we would very much appreciate it. if you have questions regarding the submittal materials, please do not hesitate to contact me at (971) 280-8641. Sincerely, •ead Stap eton,AICP Planning Group Manager Attachment: Site Plan .. �a ..��rd.....4 1 720 SW Washington Streel.:750 .r1 Poltlald,Oregon 97205 „0,,,,,,,,!!AOFfy,, 1 1 071-280-8841rcfM1 1 T 5h1'Jal'[ y I y LEGEND:-- . �� �' � -BOUNDARY LINE r CON 4 ). - EXISTING CURB UNE TIGARD ELEiI ITARYSCHOOL CHARM i1R.1717A 10L rfA4.° SSE ' I 4RESIDENTIAL „ . .. ,s -PROPOSED BUILDING 1a>�Rim C2:::::7 (RESIDENTIAL f, -PROPOSED CONCRETE CURB -PROPOSED STRIRNG —•— - ----- — 7 �— . .. -- --�—•• --T�—"'.."....--r""'�-a•�• `-- -E=TING CONCRETE SURFACE .I i r]POVERMNlG 1Q�Af'>(E761CK I r]P OVERHANG © -PROPOSED PLAIN CONCRETE WALK .� f 1 !ll 1°60 I 1l 11S - T Mir I — ——— -PROPOSED REINFORCED DRIVEWAY CONCRETE - �S SURFACE �, , �� ® I\ , . .� -PROPOSED DIRECTIONAL PAVEMENT MARKINGS 11d eD t5 S O IL architecture Ilc A ev ii L 7 v -PROPOSED SIGN 25107 geneses trail road 110 PROPOSEDR%NT-0OF }}15d+y RIP RIP— q5.0 golden,00 80401 TO BE DEpTwTED K D.S. Rld O -PROPOSED PARKING STALL COUNT PER ROW RID Nd ~ HO' 303.872.0487 _� RSO 1, m -PROPOSED TRANSFORMER 1, 1_ • AO RND FT.—DT RSO R1e.0 �3d�+ K'gaerCnitetture.cOm 5.0 ~ i 70 r L- \ :• • 6d%/--i TD ,,..,[ 11: -PROPOSED BOLURFIRE � R?0 \ � -PROPOSED FIRE LINE DOUBLE CHECK ASSEMBLY 1 T.0 1.—• AL k I I }I a y' \ 11' -PROPOSED FIRE DEPARTMENT CONNECTION 1! y I () I PROPOSED MONUMENT SIGN ■�� 10 _ W .: IX -PROPOSED SAWCUT UNE ' • PROPDSFDRIGNT•OF-WAP • , --1 air-.{ ray O —— -E%ISTINGPEDESTRIANSIGNAL Q� h . - TO BE DEOIGT® • .. �0.? �t 1 I Q 0..0 t� 11 O •PROPOSED SANITARY SEWER CLEAN OUT PROPOSED SPECIALTY RETAIL ° les T 4 1 11.0 16 te.S ]0016d' -PROPOSED SITE LIGHTING I 13,222 EZ�0 9FD _rA 90 R30 1 1 -PROPOSED BICYCLE PARKING 22.2s '� / 60 �ik av ll Ce J7 I e !0 RSO N—RD N 5JD'SIpEIl -} 6P148.54 '-1 N DRIP V ED RIGr•raT-wnr tY // I .... COA/AIER'CdL USE 1_ _11 'OSE DEDICATED I i e.° RIP�Yrr��O (GENERAL COMMERCIAL = SID O 71......,-. s--'r \ III�D , 2CNMK3/— (.) Z t 6°'4 1 s 6 1iD.DLL CV 0 E%15TNG R%M6-WAY 4. TORE VACATED _ 8 161' I°d U .. -- • 111 1 1ST FE%6TNG raIaET RR STOP L.a// fir'+ - - • Ill ! • AI W o CO I IIPPRO%EMTE:r IIS'FRDIIPRJI'ERTY/' + 4, 1A�- �Tss.D�{Tlr _-•— •• - �M 'IN' TD�+- PROPOSED REVISIONS FOR NEW BUILDING LAYOUT: p +{ _� _ - - —————— LOADING ZONE REDUCED FROM 101'TO 9' a^i ('7 - _ PROP.POT --- -- DRIVE AXLE REDUCED FROM 3U TO 24' v♦� _ PARKING HELD AT 18 5'05 5'PLUS 3'OVERHANG) LANDSCAPE BUFFER INCREASED FROM IB'TO 18 2 06.01.2016 ----- _ O j _ — — I.. - - —PERSET QI TLTH_ , : 5-------------- / OI J �63 � COMMERCIAL USE I ti COMMERCIAL USE m _—��' (GENERAL COMMERCIAL ZONING/ i (GENERAL COMMERCIAL ZONING) o t 1 ` DIMENSION I I PLAN 1I 1 't 1 I MJZ a 2 N SCALE fWO' m I 4 M 1I 0 C2.1 ) �I. �PR,RK.W>.,. ,Ir ms.�..:.....a�..ae a�.,1 I ...w.I,anAn.Ra rn =..M aw.-- LEGEND- „,, P.-� LEGEND: � � __-_ BOUNDINY LINE E%ISTI..CURB LINE -PROP09ED BUILDING W ` ••- - PROPOSED CONCRETE CURS PROPOSED STRIPING Cr) � . -EIUSTHG CONCRETE SURFACE -PROPOSED C` •SII i CHARLES F.T7GARD ELEMENI'ARYSCHOOC CHARLES P OGARD —,- PaRnA+o � � '^... ELEMENTARY SCHOOL _s.m. y1 POIEvnAL SIDEWALK CONNECT..TO GRANT s-PEE. (RESIDENTIAL ZONING-FM) (RESIDENTUL ZONING-R1.7) _ SVRR0 9Ep REINFORCED DRIVEWAY CONCRETE SA1SIDEWALK -X W BJLD NG SETBACK -PROPOSED NIGHT ASPRALT SURFACE XYPE]6A)70CATE 1 { ____-_-- -- -- --.ern--_—___�--��'--�_--- ----- -Ilw .-IR/IBFENLLNR VA, RwWC I ,�� 5 SCRI N WALL -Y ONE •PROPOSED HFJ,W ASPHALT SURFACE vega I i E . I 1: PROPOSED LANDSCAPE NDSCAPE SURFACE 1 ii, �9A 0 1, I O ..I .� PROPOSED DIRECTIONAL PAVEMENT MARKINGS v PROPOSED SIGN architecture Mc /T I PR'JP05ED RR]M-0F-WAY I I N� ....in/�`WV �Q— �0�`:::....-...... I i/ - PROPOSED ADA PARKING STAL -.I 1 +a �� C.RALP OA 1 7o.P .. 7aA - -� CART CCPRAL z Iit 59P i i 17I30 Rib /O PARKING PARKG STALL COUNT PER ROW 35.07 .NIJ I I I\\�\ 1 m -PROPOSED TRANSFORMER ti IWW T I I - PROPOSED Bp.LARD �ilj J ••' :I IIOOOII • PROPOSED 790 GAL GREASE INTERCEPTOR ( IJ L DELIVERY DDORS ”�. RIO au .I SROIENINIO . (] •PROPOSED FIRE LINE DOUBLE CHECK ASSEMBLY 8 I ® EI O 0. ' O W I IT PARCEL I _ W� 1 ,, , PROPOSED RKAI.CF-WAV . "4—a. it '+10.... 'e�R1P .I ->r -PROPOSED FIRE DEPARTMENT CONNECTION di roIE DEDICATED -PROPOSED MONUMENT SIGN OW I I - ; '� �IA O .I I c) I U` I ] Ce 1 1 I II -PROPOSED 9AWClIT LINE 2l R PAVED STREET 1 fI/,'_O I/A�'F6 154 -{ 2.D—I-154 .'I % P O O •-POSTING PEDESTRIAN SIGNAL q � PROPOSED SPECIALTY RETAIL i� 15,085 SF �s ,o.i-� sa-- '! g u�1v11�1a 1 FFE-210.90 � .......�.. ■ 1 JJ}ki ' pp J (J♦ -PROPOSED SANITARY SEWER CLEAN O. `RSC �I > 5.00 SIDEWALK ji} N.7 --LI •PROPOSED SITE LIGHTING 17 } 1 LP I I I PROPOSED REAROFANAT 11 �4 COMMERCIAL USE 1 -PROPOSED&CYCLE PARKING . r LO NE DE]K'.AIED ii . k �p.Q T N)9 i]D� fOEYERAL COMMERCIAL =CO CO ` I ( PRo�s�EOBICY-aE�. OS 155 aF�AYa rl ZONING) N I I �r E%6TNG RIGfIf-0FWAY + 1 • + �:I 5 Q7 SPs NOIRLF-WAS^ y ` TO BE VACATED OQ RgHf I DEDICATOR 1197 �- - i DEDSATIRI JOL90--I L'."‘-'''.'' )J PRt101ED ACtZ44 ! OAP I+- ,.,...,,,,. 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TE S p1PIICPq®RAM CONG7EIF1[WI L...----410.. 1' 1AE7011IDAYtO MC..SEMI • __ 111 1STANOARO PARKING STALLS AR4 XIII.S AND 9.1DA A CESS B E P PARK/NO SW PACIFIC HIGHWAY 2.)ADA ACCESSIBLE PINWNG STALLS ARE RX18.5' 'PPROPOSEDRNS®CONCFF1E LFiMA11 - -_._. 1� 1 _._.. (Its ]J BICYCLE PARKING REWIRED:(0.3/1000S9 A.5 SPACES BICYCLE PARKING PROVIDED 5 SPACES 1•.4 - ,IA1 A.)CART CORRAL STALLS 1BX1B.5'Y/SPACE DE1103CLIFIVO MVO f -r--� SITE DATA: '�-- PARCEL 1-SPECIALTY RETAIL STORE 1.77 ACRES 1 RgNT-0F-WAY DEDK.'1LT10M 001 ACRES j I h COMMERCIAL USE COMMERCIAL USE I TOTAL SITE 1.78 ACRES (GENERAL COMMERCIAL ION/NGJ t (GENERAL COMMERCIAL ZONING) LANDSCAPE AREA t 0.12 ACRES PARCEL 1 1 I I BUILDING DATA.. , PROPOSED SPECIALTY GROCERY 15.000 t SF $ SITE iri Title PLAN I _ dP 10/20/2015 1 SCALE-1'-2D' 20 tO 0 20 I C2.0i