VAR2014-00023 VAR2014 - 00023
RED ROCK
CENTER
VARIANCE
NOTICE OF TYPE II DECISION
RED ROCK CENTER SETBACK VARIANCE
VARIANCE (VAR) 2014-00023 ,
120 DAYS = 5/18/2015
SECTION I. APPLICATION SUMMARY
FILE NAME: RED ROCK CENTER VARIANCE
CASE NO: VARIANCE (VAR) VAR2014-00023
APPLICANT: Ion.Anderson
Anderson Dabrowski_Architects
1430 SE Third.Avenue, Suite 200
Portland, OR 97214
OWNER: Douglas Fn,
Managing member
Red Rock Business.Associates LLC
908 Deborah Rd.
Newberg, OR 97032
REQUEST: The applicant requests a variance to the setback standards as an option provided
bj- Condition of Approval #20 of the Planning Commission's Final Order No.
2011-01 PC for the Red Rock Center Planned Development (PDR2010-00002).
The effect of the variance would be to allow the building to be setback from
SW 70th 126 feet, as proposed, instead of the required 10-foot maximum.
LOCATION: 12625 SW 70`x' revenue; Washington County Tax flap 2S101AB, Tax Lot 03100.
Red Rock Center,Building C (Phase IN�.
ZONE/
COMP PLAN
DESIGNATIONS: C-G (PD): General Commercial District. The C-G zoning district is designed to
accommodate a full range of retail, office and civic uses with a Cite-wide and even
regional trade area. .A wide range of uses, including but not hunted to adult
entertainment, automotive equipment repair and storage, mini-warehouses,
utilities, heliports, medical centers, major event entertainment, and gasoline
stations,are permitted conditionally.
(PD): The property has a planned development overlay-designation.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters, 18.370, 18.390, and 18.620.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request, subject to a condition of approval. The findings and conclusions on
which the decision is based are noted in Section V of this decision.
V\R2n14-0()1123—RI'DROCK(:1NTIT\ \RI.\NCE PV;1?1011 5
CONDITION OF APPROVAL
THE FOLLOWING CONDITION SHALL BE SATISFIED PRIOR TO ANY SITE WORK
FOR BUILDING C OR ISSUANCE OF THE PUBLIC FACILITIES PERMIT
The applicant shall address the requested materials to the CURRENT PLANNING
DIVISION, ATTN: GARY PAGENSTECHER, Tigard City Hall, 13125 SW Hall Blvd, Tigard,
OR 97223, (503) 718-2434.
1. Prior to issuance of the public facilities improvement per>nit for SW 70`" avenue for Building C
(Phase IN�, the applicant shall include the "Option E 70t1i avenue Elevation" improvements in
construction drawings for review and approval by the city's Development Review Engineer.
SECTION III. BACKGROUND INFORMATION
Site History
The subject site for Building C and associated parking is vacant. It is one of three lots approved by the
Planning Commission in the Detail Plan for Red Rock Center Planned Development (PDR2010-00002)
under Final Order No. 2011-01 PC. A minor land partition (NILP2010-00002) creating three lots was
approved concurrently with the final order. A Sensitive Lands permit (SLR 2010-00002) was obtained
earlier for the associated Red Rock Creek drainage and wetland enhancements on portions of the subject
site.
Vicinity Information
The Red Rock Center PD created three parcels out of a 4.09-acre site zoned primarily C-G (PD) with a
0.90 acre parcel in the southeast corner zoned NIUE, all located between S` 170`" and 72"`I avenues and
between SW Dartmouth and SW Elmhurst Streets. The property- is surrounded on the north and west
by C-G (PD) zoned land, and on the south and east by land zoned NIUE. The area to the south along
Elmhurst zoned NIUE, is a neighborhood in transition from single-family residential to commercial
uses. The area north across SW Dartmouth is developing with site development approvals for all
parcels located between SW 68`" and SW 72"'. However, some of these approvals have since become
void as casualties of the economic downturn of 2008.
Proposal Description
The applicant requests a variance to the setback standards as an option provided by Condition of
approval #20 of the Planning Commission's Final Order No. 2011-01 PC for the Red Rock Center
Planned Development (PDR2010-00002). The effect of the variance would be to allow the building to
be setback from SW 70th 126 feet, as proposed, instead of the required 10-foot maximum.
SECTION IV. PUBLIC COMMENTS
On January 20, 2015, staff mailed a notice of pending land use application to property owners within
500 feet of the subject site and to the Interested Parties list maintained by the city-. Staff received two
written comments in support of the variance:
Jim Corliss, 12000 SW 66'" avenue, PO Bos 23970, Tigard, OR 97281-3970, opined that "a 10-foot
maximum setback is not visually appealing or effective for an urban setting like the Triangle."
Members of the Red Rock Condominium association, 12023 SW 70" avenue, Tigard, OR 97223,
stated that "the original site plan and design for Pad C building and future parking works best for our
existing properties."
RESPONSE: These comments do not provide substantive evidence that relate to the standard being
varied. However, as reviewed below, the decision supports the variance and the outcome desired by
those commenting.
V\R2014-00023-RED ROCK(:1:NTI T V\R1\'SCI? P.\GF 2(W 5
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
The Tigard Triangle Design Standards, 18.620.030 Site Design Standards, require that all
development must meet certain site design standards. If a parcel is one acre or larger a phased
development plan must be approved demonstrating how these standards for the overall parcel
can be met. Variance to these standards may be granted if the criteria found in Section
18.370.010 C2, governing criteria for granting a variance, are satisfied.
Pursuant to 18.620.030.A.2 Building Setback - The minimum building setback from public
street rights-of-way or dedicated wetlands/buffers and other environmental features shall be 0
feet; the maximum building setback shall be 10 feet.
The subject parcel is greater than 1 acre in size and the applicant submitted a phased development Ian.
The applicant's Site Plan for PDR2010-00002 (Sheet A2.0) showed that the 10-foot maximum building
setback standard is exceeded for proposed Building C (Phase IN�. The building setback for Building C
along SW 70"' Avenue is 126 feet. Therefore, (prior to issuance of building permits for Phase 3) the
applicant has been conditioned to appl)- for a variance to the building setback standard for Building C,
consistent with the criteria found in Section 18.370.010.0.2 for granting a variance.
Chapter 18.370 VARIANCES AND ADJUSTMENTS:
Chapter 18.370.C. Approval process and standards.
1. Variances shall be processed by means of a Type II procedure, as governed by Section
18.390.040, using standards of approval contained in Subsection 2 below.
This application is being processed as a Type 11 procedure, according to Section 18.390.040, including
pre-application conference, notice, and administrative decision requirements. This standard is met.
2. The Director shall approve, approve with conditions, or deny an application for a variance
based on finding that the following criteria are satisfied:
a. The proposed variance will not be materially detrimental to the purposes of this title, to any
other applicable policies and standards, and to other properties in the same zoning district or
vicinity;
The Planning Commission approved the Red Rock Center proposal, acknowledging that the setback
standard was not met for Building C, and required the applicant to process a variance pursuant to
18.620.030 as a condition of approval of Final Order No. 2011-01 PC. The purpose of the maximum
setback standard is to ". . . utilize streetscape to create a high quality- image for the area." Given the
development limitations of the subject site as discussed below, the applicant's preferred location for
Building C is setback 126 feet from SW 70t" Avenue instead of 10 feet. To mitigate for this increased
setback and resulting parking lot adjacent to the street, the applicant has proposed "Option F 70th
.Avenue Elevation." Option E includes enhanced landscaping, raised planters, seating and trellises
within the 70" Avenue right-of-,,vay,. These features improve the streetscape in-lieu of the building
elevation. This criterion is satisfied.
b. There are special circumstances that exist which are peculiar to the lot size or shape,
topography or other circumstances over which the applicant has no control, and which are not
applicable to other properties in the same zoning district;
The subject propert\- includes development restrictions on TI,300 as a consequence of the neighboring
development using the commercial floor area. Therefore, TL300 can be used for parking as an
accessory-use to a commercial use but no additional floor area. In addition, site design and functionality,
related to slope, access, and site lines to Building C from SW Dartmouth, determine the preferred
location for Building C. This criterion is satisfied.
c. The use proposed will be the same as permitted under this title and City standards will be
maintained to the greatest extent that is reasonably possible while permitting reasonable
economic use of the land;
V\K201Nnul23—Ri:1)WWKCI4N ITV\10A CIS V\GI?3(ll,i
The proposed uses for the Red Rock Center include medical and general office and retail. These uses
continue to be proposed for Building C. These uses are permitted uses in the General Commercial (C-
G) zone. Cit} standards will be maintained as reviewed and approved under Final Order No. 2011-01
PC while allowing substantial economic use of the land. This criterion is satisfied.
d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic
land forms or parks will not be adversely affected any more than would occur if the
development were developed as specified in the title; and
Existing physical and natural systems are not affected by the location of proposed Building C. This
criterion is satisfied.
e. The hardship is not self-imposed and the variance requested is the minimum variance which
would alleviate the hardship.
Due to unique site conditions including development restrictions on TL 300, slope, and the context of
the approved and constructed Buildings A and B and the parking lot design and configuration to
support those buildings, the hardship is not self-imposed and the variance request is the minimum
variance to alleviate the hardship. This criterion is satisfied.
FINDING: Based on the analysis above, Staff finds that the variance criteria are satisfied.
SECTION VI. OTHER STAFF COMMENTS
Planning staff did not receive comments from other city staff.
SECTION VII. AGENCY COMMENTS
Agencies were not notified as the proposal had been previously noticed and commented on during the
original approval. Denying or approving the setback variance would not substantively change the
development with respect to agency considerations.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
Z The applicant and owners
1 Owner of record within the required distance
1 affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MARCH 30,2015 AND BECOMES
EFFECTIVE ON APRIL 16, 2015 UNLESS AN APPEAL IS FILED.
A�ppeal:
The Director's Decision is final on the date that it is mailed. loll persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Communin, Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard Cit\, Hall, 13125 SW Hall Boulevard,
Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
VAR201 1-00023-R11)RO(;h 0XF]I R\'\Rl.\'SCI: 1'.\GI?4 OF 5
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be
submitted by any party during the appeal hearing, subject to any additional rules of procedure that may
be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING OF AN APPEAL IS 4:00 P.M. ON APRIL 15, 2015.
Questions:
If\-ou have any questions, please call the Cite of Tigard Planning Division, 'Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, r on at (503) _9-4171.
'\larch 30, 2015
PRER RED BY:I Gar\ agenstecher DATE
Associate Planner
March 30, 2015
APPROVED BY: Tom McGuire DATE
Assistant Community Development Director
is\cuililn\finrc\V\R\Nai2111-4-(IUII'3Jccisum.d,)c
\'\1Z'U1-�-ool l2.3—KI,)R()CK CI XIVR\AM\'SCI: P\Gl i 5(W 5
SW DARTMOUTH STREET OPTION E-PEDESTRIAN IMPROVEMENT
✓ BUILDING C:+/-20,000 SF
lit SITE PARKING:145 SPACES
GENERAL OFFICE 20,000 SQ FT @ 3.4/1,000 x 100%.... 68
-;: BUILDING B- BUILDING A MEDICAL OFFICE 11,115 SQ.FT.@ 3.9/1,000 x 90%...... 39
• ... ... ,,e.'_.- RETAIL 8,21250 FT
• -' 1t11ssGFT MEDICAL OFFICE 8,212 SQ.FT.@ 3.9/1,000 x 80%.........26
........ ... a
EDIM
g mCE-11, TOTAL SPACES REQUIRED....................................... 133
""' OFFICE-11,115
.. ...... ,` '' `i, _M TOTAL SPACES AVAILABLE..............................................144
WETLANDPROSMONS:
.�
RESERVE Q w (+)NOT BUILDING ON MUE ZONE
I (+)BUILDING C HAS A GOOD CONNECTION TO
Lu DARTMOUTH
a ¢ (+)HIGH QUALITY CONTIGUOUS INTERIOR SPACE/
•O --t, b LEASABLE SPACE
(+)EFFICIENT FLOOR PLAN WITH ONE MAIN ENTRY
i p (+)FLEXIBLE FLOOR PLAN FOR TENANTS
h ,
_ rn
.. ...... + EASY WAY FINDING FOR DEVELOPMENT
w :y a` (+)TRASH ENCLOSURE IS CLOSE TO BUILDING C
(+)PROVIDED ENHANCED PEDESTRIAN CONNECTION
ALONG 70TH AVE WITH RAISED PLANTERS,TRELLIS
1919 �p AND BENCHES
7
(-)DOES NOT MEET SET BACK REQUIREMENTS
DOES NOT MEET 50%BUILDING FRONTAGE
i
WILDING -
3FLOORS ,-
28080 50 e
GE EM OFFICE 20.000 r
I
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1j' Q CITY OF TIGARD
Approved...................................t I
;;uc1:;1;;�naNt Approved.................... IX )
V or Only W.%j Works d sc •bed in:
:'ERMIT NO. V*4R 2-0/9'CP'00Z
See Lettu to. Follow.......................1 1
Attach...............
Job Address:
Dat
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.b
1\)ANDERSON D............IT.... LIC.
ELMHURST ST.DEDICATION
A& Aib-----.0W,
BUILDING C,EAST ELEVATION BEYOND DRIVE AISLE (BUILDING A.EAST ELEVATION)
OPTION E 70TH AVE ELEVATION
OPTION GIVING SENSE OF ENCLOSURE BY USING RIASED PLANTER BEDS,BUILT IN BENCH
SEATING,WOOD TRELLIS AND DENSE LANDSCAPE WHILE GIVING AN OPEN FEELING AND GREAT
VIEWS OF THE VALLEY.
I I�
II IIS, II
70th AVE 70th AVE" 70th AVE
f
A.TYPICAL SIDEWALK SECTION B. SIDEWALK SECTION AT BENCH SEATING, C.SIDEWALK SECTION AT RAISED PLANTER BED
RAISED PLANTER BED AND TRELLIS
nNdE R50w OA6Rt]'.�'SMI ARCMiTECTB,LLC
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VICINITY MAP
11860 71401 7110 6860
69 11875
119051 UJ Y VAR2014-00023
11900 = Red Rock Center Variance
11930 = 11955 m
11930 11945
-:
11945 a'
11945 11945 W 10
11945 11945 11945 < 11950
Q
11990 11945 11945 7.
11945 11945 11945
11945 0
DARTM0UTH SF
Subject Site
12025 1201112005
12023 1
7150
6840
12123 w
Q
2
d �
Z
IN
12170t
7155 Information on this map is for general location
only and should be verified with the
Development Services Division.
7105 7085 12190
Approx.Scale 1:2,000-1 In=16/ft
-- 40111 --L ---- Map printed at 04:13 PM on 18-Jan-1 S
EL M Fi V RST ST ELM-•U•`S T ST DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD
MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE
CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF
t �' THE DATA PROVIDED HEREIN.THE CITY OF TI GARD SHALL ASSUME NO
LIABILITY FOR ANY ERRORS,OMISSIONS OR INACCURACIES IN THE
122INFORMATION PROVIDED REGARDLESS OF HOW CAUSED.
r0r
� City of Tigard
F Bet �� ; — -- — TicAR MAP5 13125 SW Hall Tigard,dOR 972623d
250 503 639-4171
�� - www.tigard-or.gov
Tigard's
tmar
J
Ford • Lincoln
February 2, 2015
Gary Pagenstecher
City of Tigard
13125 SW Hall Blvd
Tigard OR 97223
Reference: VAR20174-0023 RED ROCK CENTER VARIANCE
I support this variance! Better yet, I wish the City would review this development standard for revision
or deletion.
A 10-foot maximum setback may be OK for a crowded City but in my opinion is not visually appealing
nor effective for an urban setting like the triangle.
Respectfully,
xr"�/
J
�iim Corliss
j President
"Satisfaction is our main concern"
12000 S.W. 66th Ave. • P.O. Box 23970 • 1ngard, Oregon 97281-3970 • (503)639-1131 • FAX(503) 598-8368
k :
P 503 924 6505
F 503 924 6507
* MyPonoPro.c:om
Ja
To: Gary Pagenstecher,Tigard Community Development
Re: VAR2014-00023 Red Rock Center Variance
Mr. Pagenstecher,
As occupants and owners of the existing/completed building at Dartmouth and 70th Ave,the Red Rock
Creek Condominium Association, (RRCCA), 12023 SW 70th,Tigard, presents this comment on behalf of
the variance proposal submitted by Jon Anderson, Anderson Dabrowski Architects and Doug Fry, owner
Red Rock Business Associates.
The RRCCA supports the variance proposal, case ID:VAR 2014-00023. The original site plan and design
for Pad C building and future parking works best for our existing properties.
We do not support moving the Pad C building to within 10' of 70th Ave. This design change would
"hide" the proposed parking area inside the Red Rock Development. Drivers would not be able to
readily see available parking, creating confusion for visitors/users. Also, hiding the parking lot would
push users to resort to 70th Ave on-street parking. As a result,these changes would negatively impact
the character of our properties and businesses. In addition, there would be substantial and
unnecessary legal costs to redesign and possibly move existing infrastructure that is already in place.
Thank you for the opportunity to comment on this proposal.We ask you to support the variance
request.
Sincerely,
Red Rock Creek Condominium Association
Meridian Acupuncture and Wellness, Jane McKee
12005 SW 70th Ave, Tigard, Or 97223
CH Physical Therapy, Colin Hoobler
12011 SW 70th Ave, Tigard, OR 97223
Great Smiles Tigard, Dr. Parisa Sepehri
12017 SW 70th, Tigard, OR 97223
Progressive Periodontics, Dr Sunil Thank
12025 SW 70th Ave, Tigard, OR 97223
Dr. Sunil Thanik 12025 SW 70th Ave Tigard, OR 9722""
t•
REQUEST
FOR
COMMENTS
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: January 20,2015
TO: PER ATTACHED
FROM: City of Tigard Planning Division
STAFF CONTACT: Gary Pagenstecher,Associate Planner
Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail:Garyp@tigard-or.gov
VARIANCE (VAR) 2014-00023
- RED ROCK CENTER VARIANCE -
REQUEST: The applicant requests a variance to the setback standards as an option provided by Condition of Approval
#20 of the Planning Commission's Final Order No. 2011-01 PC for the Red Rock Center Planned Development
(PDR2010-00002). The effect of the variance would be to allow the building to be setback from SW 70th 126 feet, as
proposed,instead of the required 10-foot maximum. LOCATION: 12625 SW 70th Avenue; Washington County Tax
Map 2S101AB, Tax Lot 03100. ZONE C-G (PD): General Commercial District. The C-G zoning district is designed to
accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-
conforming,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 18.370, 18.390, and
18.620.
Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY:TUESDAY FEBRUARY 3,2015. You may use the space provided below or attach a separate letter to
return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your
comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
_ Please contact of our office.
_ Please refer to the enclosed letter or email.
Written comments provided below:
Name&Number of Person Commenting:
CITY OF TIGARD REQUEST FOR COMMENTS
NOTIFICATION LIST FOR LAND LTSE COI\MMUNI IA' DE\TELOP\LENT APPLICATIONS
FILE NOS: FILE N_\\IE:
e`)o,;?3 ,2E� ��-1� V�q
✓ Place a checkmark in the block to the left of the name of each person or organization that needs to be notified.
CITY OFFICES
C.D.Administration/Kenn-Asher,CD Director
C.D._\dministration/Tom\IcGuire,Asst CD Director
Cit-N-Administration/Carol hrager,Cin-Recorder
Development Services/Planning-Engineering Techs.
Development Services/Development Eng. Greg Bern(Copy on all Notices of Decision)
Building Division/:Mark VanDomelen,Building Official
Police Department/jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision)
Public Works/john Goodrich,Interim Asst P\\'Director
Public Works/harleen_\ichele,Engineer Tech 1
Hearings Officer(2 sets)
Planning Commission(12 sets)
Ci"-_\ttorne�
File/Reference (2 sets)
LOCAL AND STATE JURISDICTIONS
Cin,of Beaverton,Planning-\Manager,POB 4755,Beaverton OR 97076'
Cite of Beaverton,Steven Sparks,Dev Svcs\Igr,POB 4755,Beaverton OR 970761
Citi-of Durham Cite Manager, 17160 S\\'Upper Boones Fern-Rd,Durham OR 97224'
City of Ding City City;Manager, 15300 SW 116th Ave,Ding CitA-OR 97224'
City of Lake Oswego,Planning Director,I'OB 369,Lake Oswego OR 97034'
Citi-of Portland,Planning Bureau Director, 1900 SN\'4th.\ve,Suite 4100,Portland OR 97201
Cit,,of Tualatin PlanningManager,18880 SW Martinazzi Ave,Tualatin OR 97062'
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Ioamia\Mensher,Data Resource Center
(ZCA-Adopted)'
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 9 7232-2736,Paulette Copperstone,(ZC_\-RFC Only)
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,O. Gerald Uba,PhD,
(CP_\/DC_1/ZON)
ODOT,Rail Division,Dave Lanning,Sr. Crossing Safeth-Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179
(Notifv if ODOT R/R-Hwy-Crossing is only access to land)
ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-\C'ay Section, 123 NE Flanders,Portland OR
97209-4037 (Vacations)'
ODOT Region 1 Development Review Program,123 Nit-Flanders St,Portland OR 97209
OR Dept of Energy,Bonneville Power_Administration,Routing'ITRC - Attn: Renae Ferrera,POB 3621,Portland OR
97208-3621 owerlines in area)
OR Dept of_Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310 (monopole towers)
OR Dept of Environmental Quality(DEQ),Regional Administrator,2020 ST'Fourth Ave,Suite 100,Portland OR 972W-
4987
OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District, 18330 N\C'Sauvie
Island Road,Portland OR 97231
OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232
OR Dept of Land Conservation&Dee.,\Mara Ulloal 635 Capitol Street NE,Suite 150,Salem OR 97301-2540 (Comp Plan
.amendments&Measure 37) - Per 11/18/13 email from John Floyd -you have the option to send email copies See
DLCD website for online submittal procedures
OR Division of State Lands,-Melinda Wood(\'LUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-
1279
73011279 Per 08/07/13 email from Cheryl Caines-does should be emailed/do not send hard copies
IICURPLNIMASTERSIREQ FOR COMMENTS NOTIFICATION LIST(UPDATED 10114114) Page I of 2
CITY OF TIGARD REQUEST FOR COMMENTS
NOTIFICATION LIST FOR I,AND USE COI\I\IUNITZ'DEVELOPMENT APPLICATIONS
OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify-if
property has HD overlay)
OR Public Utilities Commission,PO Box 1088,Salem OR 97308-1088
US Army-Corps of Engineers,Kathryn Harris,Routing CEN\\T-OP-G,POB 29.16,Portland OR 97208-2946 (Maps and
CWS letter only)
\Washington County-Consolidated Communications Agency(\\'CCC-\) "911",Dare Austin,POB 6375,Beaverton OR
97007-0375 (mono ole towers)
Washington County,Dept of Land Use&Trans,Naomi\'ogel-Beattie, 1400 S\\'\\'alliut St AIS 51 Hillsboro OR 97123-
5625 (general apps)
Washington County,Dept of Land Use&Trans,Brent Curtis, 155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124
(CP\)
\Vashington County,Dept of Land Use&Trans,Assessment&Taxation, 155 N First Ave,Suite 350,\IS 9,Hillsboro OR
97124(ZC_\)
Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography, 155 N First Ave,Suite 350,MS 14,Hillsboro
OR 97124(ZCA)Y
UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES
Beaverton School District#48,Jennifer Garland,Demographics, 16550 S\\'\Ierlo Rd,Beaverton OR 97006-5152
Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC, 1208 NE 64th St,4th Floor,Seattle
\\'_\98115
Century-Link,Attn: John Pfeifer, 1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation
notices)
Century-Link,Karen Stewart,Local Government Affairs Director,310 S\\-Park Ave,Portland OR 97205 (proposed and
approved Annexation notices)
Clean Water Services,Development Services Department,David Schweitzer/S\\'\1 Program,2550 S\\'Hillsboro H-,vx,
Hillsboro OR 97123'
Comcast Cable Corp.,Gerald Backhaus, 14200 S\\'Brigadoon Court,Beaverton OR 97005 (See map for area contact)NO
\L\P% ...Joe Patton
Metro Area Communications Commission (\L\CC),Fred Christ, 15201 N\\'Greenbrier Parkwav,C-1,Beaverton OR
97006-4886 (annexations only)
N\W Natural Gas Company,Scott Palmer,Engineering Coord.,220 S\\-Second Ave,Portland OR 97209-3991
N\\'Natural Gas Compam-,.\ccount Services,ATTN: Annexation Coordinator 220 SWSecond Ave,Portland OR 97209-
3991 (Annexations only)
Portland General Electric,Lorraine Katz,2213 S\\' 153rd Drive,Beaverton OR 97006
Portland General Electric,Tod L. Shattuck,2213 SW153rd Drive,Beaverton OR 9-006
Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R
predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294
Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232 (currently the P_\Dir is Brock
Nelson,503-249-3079)
Tigard/Tualatin School District#23J,Peri Brady,Administrative Offices,6960 S\\'Sandburg St,Tigard OR 97223-8039
Tigard Water District,POB 230281,Portland OR 97281-0281
Tualatin Hills Parks and Rec District,Planning Mgr, 15707 S\\'\\'alker Rd,Beaverton OR 97006`
Tualatin Valle`-Fire&Rescue,John Wolff,Depun-Fire Marshall, 11945 S\\'-70th Ave,Tigard OR 97223-9196'
Tualatin Valley Water District,Administrative Office, 1850 S\\' 170th Ave,Beaverton OR 97006'
Tri-\let Transit Development,Ben Baldwin,Project Planner, 1800 S\\'1 st Ave #300,Portland,OR 97201 (If project is
within 1/4 mile of a transit route)
Verizon,John Cousineau,OSP Network,4155 S\\'Cedar Hills Blvd,Beaverton OR 97005
*Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for
any/all city projects (Project Planner is Responsible for Indicating Parties to Notify)
'Fhis document is password protected. Please see Joe or Doreen if V ou need updates to it or the the corresponding mailing labels at
1/(:U1Zp1,N/1Zequest for(:omments Notification labels.Thank aou.
I/CURPLN/MASTERS/REO FOR COMMENTS NOTIFICATION LIST(UPDATED 10/14/14) Page 2 of 2
S (IHODau
NOIIVDI I ON
/ qNI IVIX
AFFIDAVIT OF MAILING
I, Gary Pagenstecher,being first dull sworn/affirm,on oath depose and sad-that I am an Associate Planner for the City of
Tigard,Washington County, Oregon and that I served the folloving:
Check.\ppropriatc Bnx(s)Bclm
® NOTICE OF Tie II Decision FOR: Red Rock Center VAR-9014-00023
❑ AMENDED NOTICE—
® City of Tigard Community Development Director's Designee
❑ Tigard Hearings Officer
❑ Tigard Planning Commission
❑ Tigard City Council
1 copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part
hereof, Nlarch 30 ?015, and de dui the United States Mail on March 30.2015 ,postage prepaid.
Gary Pagenstecher
STATE OF OREGON )
County of Washington ) ss.
City of Tigard ) 'n
Subscribed and sworn/affirmed before me on the _day of ��f l 2015.
OFFICIAL STAMP
E3ETSY GALICIA
UCOWMISly -
NOTARY PUBLIC-OREGONCOMMISSION NO.925741
SION EXPIRES MARCH 09,201S
" NOTARY PLEB C OF OREGON
Nly Commission Expires: 3}6 q L�
I:\(:UUTN\Gan\\'anancc\\'\K2ll1-4-0002i(Kcal Keck Ccntrrl\.\f idavit of Nhi imyRcd Rech(;enter_\,\R-1014-00023—Gan '_I1151133l l.docx
EXHIBITA
Notice of a Type II Decision
e Variances
Case ID: Variance (VAR) 2014-00023 Red Rock Center
The Decision
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the requested land use action, subject to a condition of approval. The findings and
conclusions on which the decision is based are noted in the Final Decision; the proposal is described
below.
Tigard Community Development Contact Information
Date of Notice: Monday,March 30,2015 120 days = Monday,May 18,2015
Staff Contact Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov
Appeal Information
All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may
appeal the decision.Appeal forms are available on the city's website or by person at the Permits Center.
If you would like to appeal this land use decision,we need to receive your completed appeal form by 4
p.m. on Wednesday,April 15,2015. Please include the Case ID Number:VAR2014-00023. Please
hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal
fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions
regarding this decision please address them to the appropriate staff person noted on this form: Gary
Pagenstecher and note the Case ID Number.VAR2013-00003
This decision is final on Monday,March 30,2015,unless an appeal is filed.The decision will go into
effect on Thursdav, April 16, 2015, unless an appeal is filed. A copy of the Final Decision is available
upon request from the staff contact person noted above.
Information About the Decision
Applicant: Jon Anderson Owner. Doug Fry,Red Rock
Anderson Dabrowski Architects Business Associates
1430 SE Third Avenue,Suite 200 18187 Siena Drive
Portland,OR 97214 Lake Oswego,OR 97034
Description of the Proposal:
The applicant requests a variance to the setback standards as an option provided by Condition of
Approval#20 of the Planning Commission's Final Order No. 2011-01 PC for the Red Rock Center
Planned Development(PDR2010-00002).The effect of the variance would be to allow the building to be
setback from SVS'70th 126 feet,as proposed,instead of the required 10-foot maximum.
Legal 12625 SW 70th Avenue;Washington County Tax Map 2S101AB,Tax Lot 03100.
Description:
Zoning: C-G: General Commercial District(PD)
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1
I/CURPLN/Forms/0J Staff Report/Notice of Type 11 Decision Templ_08 2812
S
Appeal Procedure Details
The decision of the Director (Type II Procedure) or Review Authority (Type H Administrative Appeal or
Type III Procedure)is final for purposes of appeal on the date that it is mailed. Any party with standing as
provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2.of
the Tigard Community Development Code which provides that a written appeal together with the required
fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was
mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall,
13125 SW Hall Boulevard,Tigard,Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be
submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be
adopted from time to time by the appellate body.
The deadline for filing an appeal is 4 p.m,on Wednesday,April 15,2015
Vicinity Map
Option E Pedestrian Improvement
ii .. I=T to VICINITY MAP
^
6960 6860
.11875 �-
i1�J05� x VAR2014-00023
11900 _ Red Rock Center Variance
1191 11945 1193§ 11955
10 11945
11945 11945
11945
11945 11945 11950
119 11945 19 S p Q
11945zu
1 5'
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City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2
I/CURPLN/Forms/0J Staff Report/Notice of Type 11 Decision Templ_08 2812
SW DARTMOUTH STREET OPTION E-PEDESTRIAN IMPROVEMENT
i BUILDING C:+/-20,000 SF
SITE PARKING:145 SPACES
5 GENERAL OFFICE 20,000 SQ FT @ 3A11,000 x 100%.... 68
BUILDING B- MEDICAL OFFICE 11,115 SQ.FT.@ 3.9/1,000 x 90%...... 39
WTALU129OFT BUILDINGA MEDICAL OFFICE 8,212 SQ.FT.@ 3.9/1,000 x 80%.........26
•.� 11.116 8,0 FT
a � MEDICAL TOTAL SPACES REQUIRED...............................................133
OFFICE•11.11J
TOTAL SPACES AVAILABLE..............................................144
WETLAND � _ PROSICONS.
RESERVE 4 W (+)NOT BUILDING ON MUE ZONE
b _ b (+)BUILDING C HAS A GOOD CONNECTION TO
F sK •O I z DARTMOUTH
a (+)HIGH QUALITY CONTIGUOUS INTERIOR SPACE/
a +{ d ®o LEASABLE SPACE
wX oA (+)EFFICIENT FLOOR PLAN WITH ONE MAIN ENTRY
: gV
(+)FLEXIBLE FLOOR PLAN FOR TENANTS
x•«---.a.;wsr•..r: � (+)EASY WAY FINDING FOR DEVELOPMENT
TRASH ENCLOSURE IS CLOSE TO BUILDING C
(+)PROVIDED ENHANCED PEDESTRIAN CONNECTION
ALONG 70TH AVE WITH RAISED PLANTERS,TRELLIS
AND BENCHES
�WOMEN
DOES NOT MEET SET BACK REQUIREMENTS
DOES NOT MEET 50%BUILDING FRONTAGE
UILDING
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BUILDING C,EAST ELEVATION BEYOND DRIVE AISLE .. - (BUILDING A,EAST ELEVATION)
OPTION E 70TH AVE ELEVATION
OPTION GMNG SENSE OF ENCLOSURE BY USING RIASED PLANTER BEDS,BUILT IN BENCH
SEATING,WOOD TRELLIS AND DENSE LANDSCAPE WHILE GIVING AN OPEN FEELING AND GREAT
VIEWS OF THE VALLEY.
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A.TYPICAL SIDEWALK SECTION B.SIDEWALK SECTION AT BENCH SEATING, C.SIDEWALK SECTION AT RAISED PLANTER BED
RAISED PLANTER BED AND TRELLIS
NNOER90N DA(YROWSHI AR�r�ITECTB LLC:
1
EXHIBIT B
2S101AB90111 2S101AB01100
3 MONKEY PROPERTIES LLC BARBARA G BAUER
11995 SW IRIS 12335 SW 72ND AVE
BEAVERTON OR 97007 TIGARD OR 97223
multiple:2S101BA00300 to 2S101BA00402 1S136DC04600
CLACKAMAS COUNTY BANK COMMERCIAL NET LEASE REALTY,INC
38975 PROCTOR BLVD 450 S ORANGE AVE,STE 900
SANDY OR 97055 ORLANDO FL 32801
multiple:2S101AA01800 to 2S101AA05200 multiple: 1S136DD07500 to 1S136DD07600
CORLISS-1 LLC DARTMOUTH TOWNHOMES LLC
PO BOX 23970 2508 NE 24TH AVE
TIGARD OR 97281 PORTLAND OR 97212
2S101AB03000 2S101AB00601
DF DEVELOPMENT LLC FALL FUN PROPERTIES LLC
23077 SW NEWLAND RD BY JOHN KUHLMAN
WILSONVILLE OR 97070 117 RIVER GLEN TER
KALAMA WA 98625
1 S136DC03900 2S l01AB00500
FARZA,JAVAD&MAFAR GARRETT,MEGAN E
7110 SW CLINTON ST 7100 SW ELMHURST ST
TIGARD OR 97223 TIGARD OR 97223
2S101AB00600 multiple:2S101AB00800 to 2S101AB01000
GUILLEUX,FEMY HAMPTON PARK APARTMENTS LLC
11424 SE ORIENT DR BY COOPER'S CHASE LLC
BORING OR 97009 17952 SW PARRISH IN
SHERWOOD OR 97140
2S101AB00700 2S101AB00303
HERAS,MIGUEL RAMON REV LTU TRUS HUNT,CLAYTON R&
HERAS,ELAINE CLARE REV LTU TRUST GORANSON,NELS R
12280 SW 72ND AVE 751 TURKEY CRICK LN
TIGARD OR 97223 ROSEBURG OR 97471
1 S136DC04000 2S101AB90141
MBG LLC MCKEE,JANE T&ROGER Vl%
2338 SW MADISON ST 6000 SUNCREEK DR
PORTLAND OR 97205 LAKE OSWEGO OR 97035
2S101AB00400 2S101AB00302
MILLER,PRISCILLA A NORDLING,GEORGE DALE&JOANNE T
7070 SW ELMHURST ST 6695 SW HYLAND WAY
TIGARD OR 97223 BEAVERTON OR 97008
2S 101 AA02301 2S101AB90121
OPDAL,ELLA J P S PROPERTIES LLC
12170 SW 69TH AVE 12017 SW 70TH AVE
TIGARD OR 97223 TIGARD OR 97223
2S101AB00301 multiple:2S101AB00300 to 2S101AB03200
POOYA LLC RED ROCK BUSINESS ASSOCIATES LLC
1510 6TH ST 23077 SW NEWLAND RD
WEST LINN OR 97068 WILSONVILLE OR 97070
multiple:2S101AA02900 to 2S101AA09100 1S136DD06300
SDC TIGARD CORPORATE CENTER INC SFP DARTMOUTH LLC
ATTN:ANDREW HARPER 15325 SW BEAVERTON CREEK CT
101 CALIFORNIA ST,26TH FLOOR BEAVERTON OR 97006
SAN FRANCISCO CA 94111
1 S136DD07300 2S101AB00101
SORENSEN,JOHN ALAN&EVANGELINE TCCT CAMPBELL LLC
V PHILO-SORENSEN REV LIV TRUST BY ADAMS&STEWART CPA
250 STAMPHER RD 8565 SW BARBUR BLVD
LAKE OSWEGO OR 97034 PORTLAND OR 97219
2S101AB90131 multiple: 1S136DC04200 to 1S136DC04402
TIGARD CH HOLDING LLC TLB LLC
914 NW 13TH AVE PO BOX 25716
PORTLAND OR 97209 PORTLAND OR 97298
2S101AA02300 multiple:2S101AB00200 to 2S101BA00100
TRAN,GINA TRI-COUNTY CENTER TRUST
12190 SW 69TH AVE MARTIN,GORDON R TR
TIGARD OR 97223 BY ADAMS&STEWART
8565 SW BARBUR BLVD
PORTLAND OR 97219
multiple: IS136DC03600 to 1S136DC04400 1S136DC04500
TUALATIN VALLEY FIRE&RESCUE WINCO FOOD LLC
ATTN:GUZMAN,DEBRA ATM:TAX DEPARTMENT
11945 SW 70TH AVE PO BOX 5756
TIGARD OR 97223 BOISE ID 83705
The following labels list interested persons who requested to DON&DOROTHY ERDT
he copied on notices re:development taking Place in"Tigard. 13760 SW 121ST AVENUE
TIGARD,OR 97223
BARRY ALBERTSON VANESSA FOSTER
15445 SW 150TH AVE 13085 SITU HOWARD DR
TIGARD,OR 97224 TIGARD,OR 97223
SUSAN BEILKE MONA KNAPP
11755 SW 114TH PLACE 9600 SW FREWING STREET
TIGARD,OR 97223 TIGARD,OR 97223
ELLEN BEILSTEIN BEVERLY FROUDE
14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD
TIGARD,OR 97224 TIGARD,OR 97224
HEIDI BRENNEMAN NAOMI GALLUCCI
11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
GRETCHEN BUEHNER VICTOR DEFILIPPIS
13249 SW 136TH PLACE 13892 SW BRAYDON CT
TIGARD,OR 97224 TIGARD,OR 97224
REX CAFFALL KEVIN HOGAN
13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE
TIGARD,OR 97223 TIGARD,OR 97224
CAROL KRAGER,CITY RECORDS HAROLD AND RUTH HOWLAND
CITY OF TIGARD 13145 SW BENISH
13125 SW HALL BLVD TIGARD,OR 97223
TIGARD,OR 97223
DAYLE D.&EVELYN O.BEACH PATRICIA KEERINS
11530 SW 72ND AVENUE 12195 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
PLANNING COMMISSION (ALT) JOHN GOODHOUSE DAVID KIMMEL
9345 SW MOUNTAIN VIEW LANE 1335 SW 66TH SUITE 201
TIGARD,OR 97224 PORTLAND,OR 97225
I:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Cit)-wide.docx Last Update:09 08 14 Page 1 of 2
ALEXANDER CRAGHEAD JULIE RUSSELL,CPO 4B CHAIR
12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE
TIGARD,OR 97223-6210 TIGARD,OR 97224
GENE MILDREN BRAD SPRING
MILDREN DESIGN GROUP 7555 SW SPRUCE STREET
7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223
TIGARD,OR 97223
NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER
7415 SW SPRUCE STREET 14781 SW JULIET TERRACE
TIGARD,OR 97223 TIGARD,OR 97224
PATTY NEW`I H ROSS SUNDBERG
12180 SW MERESTONE COURT 16382 SW 104TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
TODD HARDING&BLAKE HERING JR. NEAL BROWN.GRI
NORRIS BEGGS&SIMPSON MEADOWS INC REALTORS
121 SW MORRISON,SUITE 200 12655 SW NORTH DAKOTA STREET
PORTLAND,OR 97204 TIGARD,OR 97223
GLENNA THOMPSON DAVID WALSH
13676 SW HALL BLVD UNIT 2 10236 SW STUART COURT
TIGARD,OR 97223 TIGARD,OR 97223
SUE RORA AN BRIAN WEGENER
11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE
TIGARD,OR 97223 TIGARD,OR 97224
LISA HAMILTON CPO 4B VICE CHAIR CAROL RENAUD-WACO CPO NEWSLETTER COORD.
13565 SW BEEF BEND ROAD OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY
TIGARD,OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48
HILLSBORO,OR 97124
JULIE RUSSELL CHAIR CPO 4B CHAIR JIM LONG,CHAIR,CPO 4M
16200 SW PACIFIC HWY SUITE H BOX 242 10730 SW 72ND AVE
TIGARD,OR 97224 PORTLAND,OR 97223
I:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Cit}'wide.docx Last Update:09 08 14 Page 2 of 2
City of Tigard ■ City of Tigard
Community Development Community Development
JA
13125 SW Hall Blvd. 13125 SW Hall Blvd.
TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223
Jon Anderson Doug Fry
Anderson Dabrowski Architects Red Rock Business Associates
1430 SE Third Avenue, Suite 200 18187 Siena Drive
Portland, OR 97214 Lake Oswego, OR 97034
City of Tigard ® City of Tigard
Community Development
Community Development
13125 SW Hall Blvd. 13125 SW Hall Blvd.
• ' Tigard, OR 97223 Tigard, OR 97223
Jim Corliss Dr. Sunil Thanik
Landmark Ford 12025 SW 70th Ave.
PO Box 23970 Tigard, OR 97223
Tigard, OR 97281
Notice of a Type II Proposal
' Subdivision
Case ID: VAR2014-00023 RED ROCK CENTER VARIANCE
Tigard Community Development Contact Information
Date of Notice: Tuesday,January 20, 2015 120 days = Monday, May 18, 2015
To: Interested Persons
Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov
If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on
Tuesday, February 03, 2015 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard,
Oregon 97223. Include the Case ID Number: VAR2014-00023 RED ROCK CENTER VARIANCE.
Please address your comments to the appropriate staff person: Gary Pagenstecher.
Information About the Proposal
Description of the Proposal:
The applicant requests a variance to the setback standards as an option provided by Condition of
Approval#20 of the Planning Commission's Final Order No. 2011-01 PC for the Red Rock Center
Planned Development (PDR2010-00002).The effect of the variance would be to allow the building to
be setback from SW 70th 126 feet, as proposed, instead of the required 10-foot maximum.
Applicant: Jon Anderson
Anderson Dabrowski Architects
1430 SE Third Avenue, Suite 200
Portland, OR 97214
Owner: Doug Fry,Red Rock Business
Associates
18187 Siena Drive
Lake Oswego,OR 97034
Proposal Address: 12625 SW 70th Avenue;
Legal Washington County Tax Map 2S101AB,Tax Lot 03100.
Description:
Zoning: C-G: General Commercial District (PD)
Approval Criteria: Community Development Code Chapters 18.370, 18.390, and 18.620.
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223
What You Should Know About This Type II Proposal
The proposed development requires a land use review. The goal of this notice is to invite interested parties
to participate early in the decision-making process by submitting comments in writing during the open
comment period.
Type II Decisions are made by the Community Development Director after consideration of relevant
evidence and public comments received during the open comment period. The decision will be mailed to the
applicant and to owners of property located within 500 feet of the proposal site and anyone who
submitted written comments or is otherwise entitled to a decision notice. The decision maker may:
• Approve the proposal. • Approve the proposal with conditions. • Deny the proposal.
All evidence considered in the decision will be contained in the public record and available for public review.
If you would like to review this material, please schedule an appointment with Lora Garland, Records
Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare
them for you at a reasonable cost.
Appeal Information
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at
the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details
regarding the appeal process and requirements are contained within Tigard Development Code Chapter
18.390. There is a fee charged for appeals.
Attachments Included in this Notice
Concept Plan
Vicinity Map
Notice to Mortgagee, Lienholder,Vendor, or Seller
The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the
purchaser.
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223
Figure 1:Approved Concept Plan
WFILAND
SE VE
/�•^� •� - .'�+res
ply
alr�vFaH ..
"FOR COUNCIL NEWSLETTER" (Sent on 1/20/2015)
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 5/18/2015
FILE NOS.: VARIANCE (VAR) 2014-00023
FILE TITLE: RED ROCK CENTER VARIANCE
APPLICANT: Jon Anderson
Anderson Dabrowski Architects
1430 SE Third Avenue, Suite 200
Portland, OR 97214
OWNER: Doug Fry,Red Rock Business Associates
18187 Siena Drive
Lake Oswego,OR 97034
REQUEST: The applicant requests a variance to the setback standards as an option provided by Condition of
Approval #20 of the Planning Commission's Final Order No. 2011-01 PC for the Red Rock
Center Planned Development (PDR2010-00002). The effect of the variance would be to allow the
building to be setback from SW 70th 126 feet, as proposed, instead of the required 10-foot
maximum.
LOCATION: 12625 SW 70`''Avenue;Washington County Tax Map 2S101AB,Tax Lot 03100.
ZONE/
COMP PLAN
DESIGNATION: C-G (PD): General Commercial District. The C-G zoning district is designed to accommodate a
full range of retail, office and civic uses with a City-wide and even regional trade area. Except
where non-conforming,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 18.370, 18.390, 18.620.
DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: Tanuary 20.2015 COMMENTS ARE DUE: February 3 2015
❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM
❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM
❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM
® STAFF DECISION (TENTATIVE) DATE OF DECISION: February 23,2015
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
® VICINITY MAP ❑ DRAINAGE PIAN ® IMPACT STUDY
® SITE PLAN ❑ STORM WATER ANALYSIS ❑ TRAFFIC STUDY
® NARRATIVE ❑ 'FREE PLAN ❑ OTHER:MISCELLANEOUS
STAFF CONTACT: Gary Pagenstecher Associate Planner (503)7134
APPLICANT
MATERIALS
■ City of Tigard
Land Use Permit Application PRE-APP.HELD BY:
File# �,20L Other Case#
Date By Receipt# Fee F-----] Date Complete
TYPE OF PERMIT YOU ARE APPLYING FOR
Adjustment/Variance(II) ❑Historic Overlay (II or III) ❑Site Development Review(II)
❑Comprehensive Plan_amendment(I\� ❑Home Occupation(11) ❑Subdivision(II or III)
❑Conditional Use (III) ❑NGnor Land Partition(II) ❑ Zone Change(III)
❑Development Code_amendment(1\� ❑Planned Development(III) ❑ Zone Change annexation(I\�
❑Downtown Design Review(II,III) ❑Sensitive Lands Review(II or III)
NOTE: FOR REQUIRED SUBMITTAL ELEMENTS,PLEASE REFER TO YOUR PRE-APPLICATION CONFERENCE NOTES
LOC\"I[ON\yl ILRI:PROPOSLD AC Flyl'FY\ ILL OCCUR \ddre..if available)
12625 SW 70th Avenue
F\X MAPS n TAX LO F NOS.
Washington County Tax Map 2S101AB,Tax Lots 03100 and 00300.
YO I AI.srrF.SIZE. ZONING ct.\SS11-ICA'FION
4.09 Acres CG(PD)/MUE
\PPLIC\N'Fr
Jon Anderson,Anderson Dabrowski Architects,LLC
,MAILING \DDRF:SS,'CFFl.,"S'FATE, Il'
1430 SE 3rd Avenue,Suite 200 Portland,OR 97214
PIION L NO. F•\X NO.
503-239-7377 503-239-7327
PRIM\Rl"CON'F\CF PFRSON PHO\ NO.
Jon Anderson 503-239-7377
F:MA111
janderson@adarchitects.com
13RUPF;R'1'l'O\\'NF:R/DF6D IIOLDHR(\trach list if more than one)
Doug Fry,Red Rock Business Associates,LLC
\L\[LING.\DDRIitiS,'CPR','S'F.\'FP./LIP
18187 Siena Drive,Lake Oswego,OR 97034
PFIONF.NO. I-AN NO.
503-348-2237
"Ny,'hen the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written
authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form
or submit a written authorization with this application.
PROPOSAL SUMMARY(Please be specific)
Variance to maximum setback standards of Tigard Triangle Plan District;proposed setback is consistent
with concept plana roved in PDR2010-00002.
Cite of Tigard 1 13125 S`X'Hall Blvd.,Tigard,OR 97223 1 503-718-2421 1 www.tigard-or.gov I Page 1 of 2
'I HE APPLICANTSHALL CERTIFY THAT:
♦ IfIhc )II Is,"ranlcd, the al)I)lirant shall cscrciSC the rttihts,,rinicd in ;Icowdancc witll IIIc Wr[lts "Incl
,tIhjccl k) :Ill IIIc C'c)IldiltOIIS "Incl 1111111A I( ot the ;Ippr(wa].
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true; and (IIc• ;tl)l)lir,Inls sty ;Ick n(>%vIcd;tc that .Iul' IIcruIIt Is',LWd, IMScd cm this aI)IlliraIt(m,11M I) Ix• rcvOk •d i(it t,
ti>uud that atl\ ,UCII Sialcmctlls ;IIT l,d,c•.
♦ The appliranl has read IIIc entire cUntcils (0111L. IppIIC;moIl, includult" IIIc hc>lictc,"Incl c rite ria,;Incl undc•r,tands
IIIc rC(IIIircnlc•nts ii u-alihrcn ill,, ur dL-Il to ; IIIc al-)I)ltcaliun's).
SIGNATURES OF EACH OWNER OF T"I? SUBJECTPROPERTY ARE, REQUIRIA).
Ow , ,ignatu a Date
Owner's Si;;nature Date
owner's Signature Date
Owner's Signature Date
e ' Signat re Date
l�
icant get Representative's Sid nature Date
Applicata/Agent/Representative's Signature Date
cm ul Tigard �1 1313.E S\K' [Lill lih"d.,'I i,ard,t)IZ `1 _'"_'.i � all.; —I h �ly'1' m-m\.tigat-cl )r.,-,,o\- „Page 2gof 22�p,
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File Name: kerlib.c
Line Number: 8915
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First American Customer Service Department
`121 SW Morrison Street Suite 300-Portland,OR 97204
Irl tie Comimnyof Oregon Phone:503.219.TRIO(8746)Fax:503.790.7872
_ C� Email:cs.portland@frstam.com
-C'. Today's Date:9/8/2014
OWNERSHIP INFORMATION
Owner :Red Rock Business Assoc LLC Bldg# Of
CoOwner Ref Parcel Number:2S101AB 00300
Site Address :*no Site Address*Tigard Parcel Number :R0456973
Mail Address :23077 SW Newland Rd Wilsonville Or 97070 T:02S R:01W S:01 Q:NE QQ:NW
County :Washington(OR)
PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION
Map Page Grid Mkt Land :$297,030
Census Tract :307.00 Block:1 Mkt Structure
Neighborhood :ZTGL Mkt Total :$297,030
School District :Tigard %Improved
Subdivision/Plat M50AssdTotal :$51,700
Building Use Levy Code :02381
Land Use :2000 Vacant,Commercial 13-14 Taxes :$865.42
Legal :ACRES.53 Millage Rate :16.7390
Zoning :MUE
PROPERTY CHARACTERISTICS
Bedrooms Year Built Patio SgFt
Bathrooms EffYearBlt Deck SgFt
Heat Method BsmFin SF ExtFinish
Foundation BsmUnfinSF Const Type
Lot Acres :.53 BldgSgFt Roof Shape
Lot SgFt :23,087 1stFIrSF Roof Mat]
Garage Type UpperFISF Porch SgFt
Garage SF Attic SgFt Paving Matl
TRANSFER INFORMATION
Owner Name(s) Sale Date Doc# Sale Price Deed Type Loan Amount Loan Type
:Red Rock Business Assoc LLC :06/15/2011 42536 :Bargain&Sal:$2,531,900 :Construct
:Fry Douglas :03/0312006 25726 32,250,000
:Providence St Vincent Medical :09/09/2005 110247 :Bargain&
This title information has been furnished,without charge,in conformance with the guidelines approved by the State of Oregon Insurance
Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use
only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report.
4
2011-042536
Wl,NVN;fi11,1:27:2 AIN
0-m Cron,senna IRM
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� �Ii� , IIIIY IrNINII�
RECORDING REQUESTED BY: 1.Monera MoOe,rneR1,OlineOn,N AN1Nnlalit py
FkW+IY National Title Company of Oregon
Cauna.dnlan.ae nr.�y«tIXf.Nwar
kMta111MN Mwntlrq aro nalwa In tlN
geerW MMIC Qe j
GRANTOR'S NAME: OookerW.MFd ���
Douglas Fry Twean,a oma.Caonq cnM
GRANTEE'S NAME:
Red Rock Business Associates LLC
SEND TAX STATEMENTS TO:
Red Rock Business Associates LLC
23077 SW Newland Road
Wilsonville,OR 97070
r AFTER RECORDING RETURN TO:
Q Red Rock Business Associates LLC
23077 SW Newland Road
Wilsonville,OR 97070
I Escrow No: 20110027775-FTPOR07
SPACE ABOVE THS LINE FOR RECORDER'S USE
BARGAIN AND SALE DEED—STATUTORY FORM
t (INDIVIDUAL or CORPORATION)
tOJ Douglas Fry,Grantor,conveys to
J Red Rock Business Associates LLC,an Oregon limited liability company,Grantee,the folkwAng described
(� real property,situated in the County of Washington,State olOregon,
SEE LEGAL DESCRIPTION ATTACHED HERETO
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE
SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 196.300,185.301 AND
199.305 TO 193.330 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, AND
SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009. THIS INSTRUMENT DOES NOT
ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF
APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS
INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH
THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF
LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN
ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO
DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS
DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY
OWNERS,IF ANY,UNDER ORS 1"-300,195-301 AND 195.305 TO 195.336 AND SECTIONS 5 TO
11,CHAPTER 424,OREGON LAWS 2007,AND SECTIONS 2 TO 9 AND 17,CHAPTER 055,OREGON
LAWS 2009.
The true ctlnskIM00171 for this Conveyance IS$0.00. (See ORS 93.030),
Dated: June 7,2011
g as)S.
State of OREGON
County of(1w*amas
This hnstrume t vjps acknowledged before me on d U/u X 2d/by Douglas*Fryer
tla32,x
Notary P - to of Oregon
My com is ion expires: majeg
20110027775-FTPOR07
61 Deed(Bargain and Sale-Statu9xy form)
0 CW.
ion I
W=fls JAMNRY9,2011
Title Data, Inc. FA POR13715 WN 2011042536.001
EXHIBIT "ONE"
LEGAL DESCRIPTION
PARCEL 1:
A portion of that certain tract as described in Book 262,page 471,Washington County Deed Records and
State of Oregon,as follows:
Beginning at the Southeast corner of the George Richardson Donation Land Claim No.38 in Section 1,
Township 2 South,Range 1 West,of the Willamette Meridian;thence North 3'10'West 236 feet to a
point;thence North 88'34'East 359.5 feet to the true point of beginning of the tract herein to be conveyed;
thence North 0'20'East 215 feet to a pant;thence South 88'34'West 107.4 feet to a point;thence North
0'20'East 210.65 feet to a point;thence North 88'34'East 307.4 feet to a point;thence South 0'20'West
425.65 feet to a point;thence South 88°34'West 200 feet to the pant of true beginning of this description.
EXCEPTING THEREFROM the following.
Beginning at a point which bears North 88'34'East 75 feet from the Southeast corner of Parcel 11 of that
tract deeded to C.J.and D.A.Fleming recorded in Book 266,page 23,Deed Records,Washington
County,Oregon;said point being North 3'10'West 451 feet and North 88'34'East 330.23 feet from the
Southeast corner of the Geo.Richardson Donation Land Claim No.38,thence running from the true point
of beginning North 0'20'East 210.65 feet to a pant:thence North 88'34'East 75 feet to a point:thence
South 0'20'West 210.65 feet to a point;thence South 88'34'West 75 feet to the place of beginning.
i
FURTHER EXCEPTING THEREFROM the following
Beginning at the Southeast corner of Parcel II of that tract of land deeded to C.J.and D.A.Fleming
recorded in Book 266,page 23,Deed Records,Washington County,Oregon,said point being North 3'10'
West 451 feet and North 88'34'East 255.23 feet from the Southeast comer of the Geo.Richardson
Donation Land Claim No.38;thence running from the true pant of beginning North 0'20'East 210.65 feet
to a point;thence North 88'34'East 75 feet to a point;thence South 0'20'West 210.65 feet to a point;
thence South 88'34'West 75 feet to the true place of beginning.
FURTHER EXCEPTING THEREFROM the following:
A portion of that tract of land conveyed to Emil Nordling,et ux,by Deed recorded October 29,1954 in
Book 362,page 67.Deed Records of Washington County,Oregon:
Beginning at the Southeast corner of the George Richardson Donation Land Claim No.38 in Section 1,
Township 2 South,Range 1 West,of the Willamette Meridian,in the County of Washington and State of
Oregon;thence North 3'10'West 236 feet to a point;thence North 88'34'East 459.5 feet to the true point
of beginning of the tract to be herein described;thence North 0°20'East 185 feet;thence North 88'34'
East 100 feet to the East line of the aforementioned Nordling Tract;thence South 0'20'West along said
East line 185 feet to the Southeast corner thereof,thence South 88'34'West 100 feet to the true point of
beginning
FURTHER EXCEPTING THEREFROM the following:
Beginning at the Southeast corner of the George Richardson Donation Land Claim No.38,in Section 1,
Township 2 South,Range 1 West of the Willamette Meridian,in the County of Washington and State of
Oregon;thence North 3'10'West 236 feet to a point;thence North 88'34'Eas1359.6 feet to the true point
of beginning of the tract herein described;thence North 0'20'East 185 feet;thence North 88'34'East 100
feet;thence South 0'20'West 185 feet;thence South 88'34'West 100 feet to the true point of beginning
TOGETHER WITH an easement for road and street purposes described as follows:
Beginning at a point North 3'10'West 421 feet from the Southeast comer of the George Richardson
Donation Land Claim No 38,in Section 1,Township 2 South,Range 1 West of the Willamette Meridian:
thence North 88'34'East 370.8 feet to a pant;thence North 0'20'East 30 feet to a point;thence South
88'34'West 362.63 feet to a point;thence South 3'10'East 30 feet to the pant of beginning.
PARCEL 2
Commencing at the Northwest comer of Lot 1,in Section 1,Township 2 South,Range 1 West,or the
Willamette Meridian,in the City of Tigard,County of Washington and State of Oregon,and running thence
Southerly along the West line of said Lot,388 feet to a point,thence North 88'94'East 575 feet,more or
less,to the East line of said Lot 1:thence Northerly following the East line of said Lot 1,368 feet to the
Northeast corner thereof;thence Westerly along the North line thereof 608 feet to the place of beginning.
EXCEPT THEREFROM the following:
Beginning at the Northwest corner of Lot 1,Section 1.Township 2 South,Range 1 West,of the Willamette
20110027775-FTPOA07
Deed(Bargain and Sale—Statutory Form)
Title Data, Inc. FA POR13715 WN 2011042536.002
i
Meridian,in the County of Washington and State of Oregon;running thence Southerly along the West line
of said lot,368 feet to the true point of beginning of the tract to be herein described;thence North 88'94'
East 238 feet to a point;thence Northerly parallel to the West line of said lot a distance of 125 feet;thence
South 88'94'West 238 feet to a point on the West line of said Lot 1;thence Southerly 125 feet,more or
less,to the point of treyinning.
AND FURTHER EXCEPTING THEREFROM that portion dedicated to the public by Deed recorded
October 8,1999,Recorder's Fee No.99-114855.
20110077776-FTPOR07
Deed(Baron and Sale Statutory Forrn)
Title Data, Inc. FA POR13715 WN 2011042536.003
P
Anderson Dabrowski Architects, LLC
Application for Variance to Maxirrrxr
Setback Requirement
December 15, 2014
APPLICANT: Anderson Dabrowski Architects,LLC
1430 SE 3rd Avenue, Suite 200
Portland, OR 97214
Contact: Jon Anderson
503-239-7377(phone)
503-239-7327 (fax)
REPRESENTED BY:
Winterbrook Planning
310 SW Fourth Avenue, Suite 1100,
Portland,OR 97204
Contact: Jesse Winterowd
(503) 827-4422(phone)
(503) 827-4350(fax)
Email:jesse@winterbrookplanning.com
APPLICATION: Type 11 Variance
PROPOSAL: Variance to Maximum Setback Standards of Tigard
Triangle Plan District
LOCATION:The property is located at 12625 SW 70th Avenue, south of SW Dartmouth
Road and east of SW 72nd Avenue; Washington County Tax Map 2 S 10 1 AB, Tax Lots
03 100 and 00300.
ZONING: CG(PD)/ MUE
DATE: December 15,2014
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page i
Table of Contents
Contents
Introduction .................................................................................................................1
TheProposed Variance...............................................................................................4
ImpactStudy...............................................................................................................7
Figures
Figure 1: Approved Concept Plan(imbedded in narrative and attached)
Figure 2: Intersection of SW 70`x'Avenue and SW Dartmouth Street
Figure 3: Grading Plan(imbedded in narrative and attached)
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page ii
Introduction
In 2011 the Tigard Planning Commission approved a three-phased planned development
application and concept plan for Washington County Tax Map 2S101AB,Tax Lots 00100
and 00300 (PDR 2010-00002). Figure 1 shows the approved concept plan. Access to all
phases of the approved development is limited to SW Dartmouth Street, SW 70th
Avenue, SW 72nd Avenue, and SW Elmhurst Street.
NL
_.. x
o r
MUE
t 5
Figure 1: Approved Concept Plan
The site is encumbered with a development restriction on the MUE portion, due to a
density transfer to a neighboring property to the east. This is indicated in the Planned
Development approval (PDR2010-00002, Final Order, p. 32):
"Construction of commercial floor area on this site is prohibited because the site was used
to support the floor area in the adjacent Specht development to the east."
The MUE portion of the site is shown on Figure 1, and labeled "MUE".The MUE area can
only be used for surface parking.
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
�— Prepared by Winterbrook Planning
.r December 15,2014 Page 1
The Tigard Triangle Plan District (TTPD) has a maximum setback of 10 feet from public
street rights-of-way:
18.620.030 Site Design Standards
B. Building setback. The minimum building setback from public street rights-of-way or
dedicated wetlands/buffers and other environmental features shall be zero feet;the
maximum building setback shall be 10 feet.
The approved concept plan shows three commercial building sites-two fronting SW
Dartmouth Street and located within 10 feet of the public rights-of-way of SW
Dartmouth Street and SW 70th Avenue as required by the Tigard Triangle Plan District
(TTPD)Section 18.620.300(B). Due to slope conditions,the easternmost building at the
corner of SW 70th Avenue and SW Dartmouth Street was constructed below the SW 70th
Avenue elevation.These developments were completed in Phases 1-3. The third
commercial development—"Building C" (location marked with a star on Figure 1)—is
located in the middle of the site, and development of Building C is part of Phase 4 of site
development.
Phase 4 of the approved concept plan includes one building plus parking and circulation
areas, landscaping and the recycling structure shared by all buildings in the planned
development. The parking and circulation plan in Phase 4 is linked to the parking and
circulation plan for Phases 1-3.
Figure 2 is a Google street view of the intersection of SW 70th Avenue and SW
Dartmouth Street. Figure 2 shows the northern portion of SW 70th that was constructed
to serve the subject property. To address the grade differential between the property
to the east, a tall retaining wall was required to support a parking lot and (further to the
south) a multi-story parking structure. The grade differential also resulted in the corner
building being constructed 5-7 feet below the finished grade of SW 70th Avenue. Thus,
the eastern view from the ground floor windows of the corner building is of below-
grade landscaping and, across SW 70th Avenue, of a 16 retaining wall topped by a 16'
solid evergreen screen.
Anderson Dabrowski Architects,LLC
• Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page 2
f
� t
4�.
Figure 2: Intersection of SW 70th Avenue and SW Dartmouth Street
SW 70th Avenue follows the slope upward to the south. However, the finished grade of
the approved Phase 4 development to the west of SW 70th is flat, which means that the
grade differential between the SW 70th Avenue and the Phase 4 building area increases
to 13-18 feet at the driveway that connects Phases 2 and 4 of the planned development,
and up to 23 feet at the southern end of the property. This is shown on Figure 3, the
Grading Plan for the approved planned development.
!G
1''} � h ht f� _ �L'�.—j'�� �. !! � R C{sBTaUC1ONY1M18EYENf NAi1 �� •(
PRE-CONSTRUCTM CLEARING.
AND DEAIOLMON NOTES: _
r _
PREUMINARY ,.,.... ...
Figure 3: Approved Grading Plan
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page 3
Due to the pre-existing development restriction on MUE, and topographical conditions
on site,the Phase 4 building as shown on the approved concept plan is located
approximately 126 feet from the SW 70th Avenue right-of-way, and 35 feet from the
driveway connecting SW Elmhurst Avenue to the main east-west driveway connecting
SW 70th and SW 72nd Avenues. Because the southernmost office building exceeds the
maximum setback from SW 70th Avenue, the Planning Commission attached a condition
to the planned development approval to obtain a variance to the 10-foot maximum
setback standard:
"20. Prior to issuance of building permits for Phase 4, the applicant shall apply
for a variance to the building setback standard for Building C or otherwise locate
the building to meet the standard. "
The Proposed Variance
The proposed variance is to the 10-foot maximum building setback standard in the
Tigard Triangle Plan District (18.620.030(B)). This application is intended to fulfill that
condition of approval. The following narrative demonstrates that the variance approval
criteria found in TTPD 18.370.010 are met.
C Approval process and standards.
1. Variances shall be processed by means of a Type 11 procedure, as governed by
Section 18.390.040, using standards of approval contained in paragraph 2 of this
subsection C.
The applicant has provided the information required by Section 18.390.040, including
two sets of addressed envelopes to property owners within 500 feet of the subject site.
2. The director shall approve,approve with conditions,or deny an application for a
variance based on finding that the following criteria are satisfied.
a. The proposed variance will not be materially detrimental to the purposes of this
title, to any other applicable policies and standards,and to other properties in the
same zoning district or vicinity;
As shown on Figure 3 (Grading Plan)the subject site is on a slope, increasing in elevation
from the northwest to the southeast.This resulted in a need for extensive grading and a
retaining wall along the west side of SW 70th Avenue, in order to develop the site.The
first floor of existing Building A, on the corner of SW Dartmouth Street and SW 70th
Avenue, is already below sidewalk level along SW 70th Avenue. Placing Building C within
10 feet of SW 70th Avenue would result in the entire first floor of Building C located
Anderson Dabrowski Architects,LLC
. Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page 4
below the sidewalk on SW 70th Avenue. Figure 2, a Google street view of the
intersection of SW 70th Avenue and SW Dartmouth Street, shows this effect.
In addition,the development restriction on the MUE portion of the site limits placement
of the building—it can only be located perpendicular to SW 70th Avenue, rather-than
parallel.
The objectives of small maximum setbacks adjacent to public streets are to provide a
high-quality mixed use employment area, convenient pedestrian and bicycle access, and
a high quality image:
19620.010 Purpose and Applicability
A. Desian principles. Design standards for public street improvements and for new
development and renovation projects have been prepared for the Tigard Triangle Plan
District. These design standards address several important guiding principles adopted
for the Tigard Triangle Plan District,including creating a high-quality mixed use
employment area,providing a convenient pedestrian and bikeway system within the
Triangle,and utilizing streetscape to create a high quality image for the area.
However, a steep drop-off between the sidewalk and the building, and a view of second-
floor windows, and perpendicular building configuration, as would result from placing
the building next to SW 70th Avenue on this lot, achieves none of these objectives. The
pedestrian experience is not improved by locating the second floor of a building at
street level. The quality of the interior building would decrease if street views from the
first and second floors were of tall retaining walls. In fact, due to the large retaining wall
on the east side of SW 70th Avenue, placing a building adjacent to the west side of SW
70th Avenue would create an aesthetically displeasing alley or canyon effect—
unwelcoming to vehicle, pedestrian, or bicycle traffic—and foster a low-quality image.
The proposed setback allows the street to open up on the west side, avoiding the
canyon effect, and providing more expansive views downslope to the west and north.
The approved Planned Development provides for an aesthetically-pleasing tree-lined
walkway along the west side of SW 70th Avenue, as indicated on Page 18:
Along this frontage the sidewalk is framed with trees along both sides,together with
supplemental shrubbery to soften the streetscape and screen and buffer the parking lot.
Developed property to the east of the site contains, as noted above, a large retaining
wall along the edge of the SW 70th Avenue right-of-way. Development on the property
to east contains surface and structured parking adjacent to SW 70th Avenue. The
proposed Building C location, including landscaping and screened parking areas along
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page 5
the west side of SW 70th Avenue, recognizes the limitations imposed by existing
development, and the MUE development restriction, and does not detract from the
character of adjacent developed properties.
b. There are special circumstances that exist which are peculiar to the lot size or shape,
topography or other circumstances over which the applicant has no control,and which
are not applicable to other properties in the same zoning district;
As described in more detail in the Introduction and under Standard "a" above, the site is
on a hill, sloping up to the south and east, and has a development restriction on the
MUE portion. The approved site plan is based on the entire property being graded to
provide flat surfaces for buildings and parking. Buildings A and B on the site, fronting
SW Dartmouth Street on the north side of the site, are able to meet this standard—
although views from Building A windows to the east are of a landscaped slope
(foreground) and a tall retaining wall across SW 70th Avenue.
However, the site's location on a hill creates a need for grading and a retaining wall
along SW 70th Avenue on the east side of the site, and makes it impractical to place
placing Building C within 10 feet of the SW 70th Avenue right-of-way. See Figure 3
(Grading Plan). The development restriction on the MUE portion of the site makes it
impossible to place the building parallel to SW 70th Avenue. Placement of Building C
within the 10' setback would interrupt the approved internal circulation connection
between SW Elmhurst Street, SW 70th Avenue, and SW Dartmouth Street, and would
not improve the pedestrian or bicycle experience for those traveling along SW 70th
Avenue. The effect of placing Building C within 10 feet of SW 70th Avenue would be to
significantly diminish views for those working in and visiting the building, and impede
site circulation, while not achieving a pedestrian-friendly streetscape.
c. The use proposed will be the same as permitted under this title and city standards
will be maintained to the greatest extent that is reasonably possible while permitting
reasonable economic use of the land;
As shown on Figure 1 (Concept Site Plan),the proposed and approved Concept Plan
includes an efficient parking, access, and internal circulation arrangement between SW
Elmhurst Street, SW 70th Avenue, and SW Dartmouth Street(and Buildings A, B, and Q.
Building C is, as proposed, is visible from Dartmouth Street, with logical and efficient
internal site access. Moving Building C any closer to SW 70th Avenue would place the
building within a proposed parking and access drive area, disrupting internal access and
circulation from SW Elmhurst Street, decreasing accessibility and visibility of Building C
from SW Dartmouth Street, and would not better achieve any City objective.
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
_ Prepared by Winterbrook Planning
December 15,2014 Page 6
d. Existing physical and natural systems,such as but not limited to traffic,drainage,
dramatic land forms or parks will not be adversely affected any more than would
occur if the development were developed as specified in the title;and
As shown on Figure 2,the steep slope west of the subject property has been
exacerbated by the construction of a large parking lot east of SW 70th Avenue (and the
retaining wall that supports it). Construction of SW 70th Avenue combined with the
approved finished grade of the planned development, has resulted in a dramatic slope
differential between the improved street and the development pad below. Placing
Building C adjacent to SW 70th Avenue would not decrease impervious surface or
grading requirements, as the site would shift building and parking areas.The proposed
variance does not alter site uses or development density. No natural features are
additionally adversely affected by the proposed variance.As indicated under Standard
"c" above, site access and circulation from SW Elmhurst Street are improved due to the
proposed variance, and would be diminished without the proposed variance.
e. The hardship is not self-imposed and the variance requested is the minimum
variance which would alleviate the hardship.
The hardship resulted from existing topography, the nature of approved development
east of SW 70th Avenue, site development restrictions on the MUE portion, and the
approved grading and circulation plan for the planned development as a whole. As
indicated under Standard "a" above, the MUE development restriction and site
topography requiring extensive grading and a retaining wall along SW 70th Avenue are
the main limiting factors to placing a building within 10 feet of SW 70th Avenue and
meeting the setback standard. As indicated under Standard "c" above, moving the
building closer to SW 70th Avenue would place it within a planned parking and access
route, and disrupt internal circulation and access from SW Elmhurst Street. The
proposed location of Building C is the minimum setback from SW 70th Avenue that can
achieve an efficient and functional building, parking, and access layout for the site.
Impact Study
An"impact study" is an application requirement for Type II applications,per TZC
18.390.040(B)(2)(e). However, as this application is consistent with an approved planned
development(PDR 2010-00002), and an impact study was performed for that application
and approval,no further"impact study" analysis is required(confirmed by Tigard
Associate Planner Gary Pagenstecher, December 12,2015).
Anderson Dabrowski Architects,LLC
Application for Variance to Maximum Street Setback
Prepared by Winterbrook Planning
December 15,2014 Page 7
Figure 1: Approved Concept Plan
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SW DARTMOUTH STREET OPTION D-PEDESTRIAN IMPROVEMENT
__ - BUILDING C:+/-20,000 SF
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SITE PARKING:145 SPACES
GENERAL OFFICE 20,000 SQ FT @ 3.4/1,000 x 100%.... 68
BuaoING e- MEDICAL OFFICE 11,115 SQ.FT.@ 3.9/1,000 x 90%...... 39
RETAIL s.z1zsG FT 1 BUILDINGA
11,11550FT MEDICAL OFFICE 8,212 SQ.FT.@ 3.9/1,000 x 80°0_.......26
f
Q 1 -U OFMEDICAL11s TOTAL SPACES REQUIRED..............................................133
FICE 11q 'IF TOTAL SPACES AVAILABLE..............................................144
L___ - PROS/CONS:
WETLAND L
'I f w (+)NOT BUILDING ON MUE ZONE
RESERVE I ! ' - ? Y/.� j �}' Z (+)BUILDING C HAS A GOOD CONNECTION TO
VV E
w DARTMOUTH
Q (+)HIGH QUALITY CONTIGUOUS INTERIOR SPACE/
$ _ LEASABLE SPACE
EFFICIENT FLOOR PLAN WITH ONE MAIN ENTRY
= ! (+)FLEXIBLE FLOOR PLAN FOR TENANTS
i
+ EASY WAY FINDING FOR DEVELOPMENT
TRASH ENCLOSURE IS CLOSE TO BUILDING C
PROVIDED ENHANCED PEDESTRIAN CONNECTION
+ ALONG 70TH AVE.
K !Q:q7n ( ' (-)DOES NOT MEET SET BACK REQUIREMENTS
t'��� I DOES NOT MEET 50%BUILDING FRONTAGE
UILDING ;z
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SW DARTMOUTH STREET OPTION C-SPLIT PARKING
-A BUILDING C: /-20,000 SF
III SITE PARKING:145 SPACES
GENERAL OFFICE 20,000 SO FT @ 3.4/1,000 x 100% 68
BUILDING B- BUILDING A MEDICAL OFFICE 11,115 SO.FT.@ 3.9/1,000 x 90% 39
p RETAIL 1212 1111 11.115 SO FT MEDICAL OFFICE 8,212 SQ.FT.@ 3.9/1,000 x 80%.........26
MEDICAL F OFFICE11 Ill TOTAL SPACES REQUIRED ..............................133
TOTAL SPACES AVAILABLE..............................................144
WETLAND
PROS/CONS:
RESERVE HZ)
LU MEETS SET BACK REQUIREMENTS
z
NOT BUILDING ON MUE ZONE
1 I
< DOES NOT MEET 50%BUILDING FRONTAGE
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QUALITY OF INTERIOR SPACE/LEASABLE SPACE IS
DIMINISHED:
Q - A.MAJORITY OF THE FIRST FLOOR IS BELOW GRADE
WITH NO OPPORTUNITY OF WINDOWS
B.70TH AVENUE STREET ENTRY IS BETWEEN FLOOR
LEVELS.IT REDUCES STREET ACTIVATION.
C.BECAUSE THE 70TH AVENUE STREET ENTRY IS
BETWEEN FLOORS THE ELEVATION WON'T MEET
GLAZING STANDARDS.
D.TRIPLE ENTRY REDUCES USABLE SQUARE
FOOTAGE
MAIN ENTRY(NORTH)IS NOT CONNECTED TO
MAJORITY OF PARKING
MAIN ENTRY(NORTH)IS LOCATED A THE THROAT OF
ILDING C-
2 FLOORS A STEEP DRIVE
20000SQFT SOUTH ENTRY WILL HAVE TO RAMP DOWN FROM
GEN RAL OFFICE 0000 PARKING LOT TO ENTRY DOOR
SPLIT PARKING AREAS CREATING HARD WAY FINDING
FOR ENTIRE DEVELOPMENT.
TRASH ENCLOSURE IS FAR FROM BUILDING C
IF`
ELMHURST ST.DEDICATION
L
SW DARTMOUTH STREET OPTION B-MUE-ENCROACHING BUILDING
- - - - BUILDING C:+/-20,000SF
SITE PARKING:123 SPACES
GENERAL OFFICE 20,000 SQ FT @ 3.4/1,000 x 100%.... 68
BUILDING e- MEDICAL OFFICE 11,115 SQ.FT.@ 3.9/1,000 x 90%...... 39
BUI
BUIL INN Er - 1 i ' BUILDING A MEDICAL OFFICE 8,212 SQ.FT.@ 3.9/1,000 x 80%........26
1 11.115 SOFT
MEDICAL TOTAL SPACES REQUIRED.............................................. 133
OFFICE 11 ns TOTAL SPACES AVAILABLE.............................................. 123
PROS/CONS:
WETLAND RESERVE /r o (+)MEETS SET BACK REQUIREMENTS
I�i�� Z +)MEETS 50%BUILDING FRONTAGE
Lu
BUILDING NOT ALLOWED IN MUE ZONE
DOES NOT MEET ZONING PARKING REGULATIONS
QUALITY OF INTERIOR SPACE/LEASABLE SPACE IS
- - DIMINISHED:
•-- ----------- U) A.EAST FIRST FLOOR IS BELOW STREET GRADE
-1 ❑ - I B.70TH AVENUE STREET ENTRY IS BETWEEN FLOOR
LEVELS.IT REDUCES STREET ACTIVATION.
-------- C.BECAUSE THE 70TH AVENUE STREET ENTRY IS
__ ! BETWEEN FLOORS THE ELEVATION WON'T MEET
GLAZING STANDARDS.
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(-)SOUTH PARKING AREA IS DISJOINTED
(-)ADA PARKING FOR BUILDING C IS ACROSS DRIVE
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! (-)TRASH ENCLOSURE IS FAR FROM BUILDING C
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BUILDING C-
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SW DARTMOUTH STREET - OPTION A-DRIVE UNDER BUILDING
1 BUILDING C:+/-20,000 SF
SITE PARKING:145 SPACES
/J
GENERAL OFFICE 20,000 SQ FT @ 3.4/1,000 x 100%.... 68
BUILDING B- _ MEDICAL OFFICE 11,115 SQ.FT.@ 3.9/1,000 x 90%...... 39
_ - BUILDING
RETAIL arz sO FT 11,115so FT MEDICAL OFFICE 8,212 SQ.FT.@3.9/1,000x80%......26
MEDICAL \ TOTAL SPACES REQUIRED...............................................133
OFFICE-11 115
TOTAL SPACES AVAILABLE..............................................144
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WETLAND PROS/CONS:
/! ❑ %j w , (+)MEETS SET BACK REQUIREMENTS
RESERVE I i & Z (+)NOT BUILDING ON MUE ZONE
d M6 w
DOES NOT MEET 50%BUILDING FRONTAGE
DRIVING UNDER BUILDING CREATING BOTH SAFETY
O I AND DAMAGE CONCERNS
QUALITY OF INTERIOR SPACE/LEASABLE SPACE
GREATLY DIMINISHED:
' A.FIRST FLOOR SPLIT INTO TWO TENANTS(3,335 SF
-1 ❑� vv --__-__J AND 4,200 SF)
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.PARTIAL THIRD FLOOR 2,555 SF
C.EAST FIRST FLOOR IS BELOW STREET GRADE
_ L j q;j2'qi'�9i ' ` i D.70TH AVENUE STREET ENTRY IS BETWEEN FLOOR
u%1 rL t J LEVELS.IT REDUCES STREET ACTIVATION.
E.BECAUSE THE 70TH AVENUE STREET ENTRY IS
I = BETWEEN FLOORS THE ELEVATION WON'T MEET
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---
LBUILDINGC- E.POTENTIAL FOR TWO ELEVATORS REQUIRED
BECAUSE OF THREE ENTRY POINTS ON TWO
t DIFFERENT FLOORS.
SPLIT PARKING AREAS CREATING HARD WAY FINDING
FOR ENTIRE DEVELOPMENT.
TRASH ENCLOSURE IS FAR FROM BUILDING C
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ELMHURST ST.DEDICATION
tj��7h AVE
BUILDING C, OPTION C, SECTION LOOKING SOUTH
70TH AVE ENTRY IS BETWEEN FLOORS.THE ENTRY WOULD NEED TO BE RAISED TO THE SECOND
FLOOR CREATING TENANT DISCONNECTION FROM THE OTHER TWO MAIN ENTRIES.
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70th AVE
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BUILDING C, OPTION C, NORTH ELEVATION
THIS OPTION HAS PORTIONS OF THE FIRST FLOOR BELOW GRADE AND HAS MAIN ENTRY(NORTH)
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PROPOSED SECTION OPTIONS A& C SECTION AT BUILDING
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OPTION GIVES PEDESTRIAN SENSE OF ENCLOSURE BY USING PERGOLAS AND DENSE
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PROPOSED 70TH AVE ELEVATION BUILDING C,EAST ELEVATION BEYOND DRIVE AISLE (BUILDING A,EAST ELEVATION)
OPTION GIVES PEDESTRIAN OPEN FEELING AND GREAT VIEWS TO VALLEY
FOR THE ENTIRE LENGTH OF WALK SOUTH OF THE DRIVE AISLE
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OPTION C 70TH AVE ELEVATION BUILDING C,OPTION C,EAST ELEVATION DRIVE AISLE (BUILDING A,EAST ELEVATION)
OPTION PUSHES BUILDING TO STREET EDGE GIVING SENSE OF ENCLOSURE FOR
APPROXIMATELY 65'WHILE GIVING AN OPEN FEELING AND GREAT VIEWS OF THE VALLEY FOR
THE REMAINDER OF THE WALK SOUTH OF THE DRIVE AISLE.
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OPTION D 70TH AVE ELEVATION BUILDING C,EAST ELEVATION BEYOND DRIVE AISLE (BUILDING A,EAST ELEVATION)
OPTION GIVING SENSE OF ENCLOSURE BY USING PERGOLAS AND DENSE LANDSCAPE FOR
APPROXIMATELY 65WHILE GIVING AN OPEN FEELING AND GREAT VIEWS OF THE VALLEY FOR
THE REMAINDER OF THE WALK SOUTH OF THE DRIVE AISLE.
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SITE PARKING. 145 SPACES
r .' < GENERAL OFFICE 20,000 SQ FT @ 3.4/1,000 x 100%.... 68
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• - - -` " ' =� • ' RETAIL 8,212 SQ FF BUILDING A
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. . . . . . ,�. TOTAL SPACES REQUIRED............................................... 133
.. . . . . . . . OFFICE-11.115
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TOTAL SPACES AVAILABLE.............................................. 144
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ELMHURST ST. DEDICATION
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OPTION E 70TH AVE ELEVATION
OPTION GIVING SENSE OF ENCLOSURE BY USING RIASED PLANTER BEDS,BUILT IN BENCH
SEATING,WOOD TRELLIS AND DENSE LANDSCAPE WHILE GIVING AN OPEN FEELING AND GREAT
VIEWS OF THE VALLEY.
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ADDITIONAL
DOCUMENTS
City of Tigard
January 18, 2014
Jon Anderson Sent via email
Red Rock Center
1430 SE Third Avenue, Suite 200
Portland, OR 97214
RE: Completeness Review for Red Rock Center Variance, Case File No: VAR2014-
00023 (PDR2010-00002)
Dear Mr. Anderson:
The City received your application December 18, 2014 for a variance to the setback
standards as an option provided by Condition of Approval #20 of the Planning
Commission's Final Order No. 2011-01 PC for the Red Rock Center Planned Development
(PDR2010-00002). Pursuant to TDC 18370.010.C, an administrative variance is reviewed as
a Type II procedure. The following information is required before your application can be
deemed complete:
Application. Assuming this application supersedes the earlier application by Brian Keicher
(VAR2014-00017), please submit a written request (email would be fine) to withdraw the
earlier application and request a refund.
Otherwise, this application can be deemed complete. If you have any questions regarding
this letter or your application, please don't hesitate to contact me at 503-718-2434.
Sincerely,
Gary Pagenstecher,ACIP
Associate Planner
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 0 www.tigard-or.gov
Project:_gej X
LAND USE APPLICATION Date: 1 - 11
COMPLETENESS REVIEW Z'COMPLETE NINCOMPLETE
STANDARD INFORMATION:
—
Jt�. Neighborhood Mtg.Affidavits,Minutes,List of Attended Deed/Title/P roof of Ownership IV Impact Study(18.390)L
❑ USA Service Provider Letter Construction Cost Estimate .9"'Envelopes with Postage(Verify Count)
Q #Sets Of Application Materials/Plans-"Paper Copies" Pre-Application Conference Notes
0 #Sets Of Application Materials/Plans—ifCCIlsfy
PROJECT STATISTICS:
01H, Building Footprint Size ❑ %of Landscaping On Site ❑ %of Building Impervious Surface On Site
Lot Square Footage
PLANS DIMENSIONED:
Building Footprint ❑ Parking Space Dimensions(include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable
Building Height M Access Approach and Aisle D Visual Clearance Triangle Shown
ADDITIONAL PLANS:
❑ Vicinity Map ❑ Architectural Plan F-1 Tree Inventory
❑ Existing Conditions Plan ❑ Landscape Plan
Site Plan Coe��J PJA? n Lighting Plan
TREE PLAN/MITIGATION PLAN:
D ❑
R — F-1
ADDITIONAL REPORTS: (list any special reports) 12,-10
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center
❑ 18,340(Director's interpretation) ❑ 18.705(Access/Egress/Circulation)
❑ 18.350(Planned Development) ❑ 18,710(Accessory Residential Units)
❑ 18,360(Site Development Review) ❑ 18.715(Density computations)
18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards)
❑ 18.380(Zoning Map/Text Amendments) ❑ 18,725(Environmental Performance Standar(
F1 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standan
❑ 18.410(Lot Line Adjustments) El 18.740(Historic Overlay)
❑ 18,420(Land Partitions) F-1 18,742(Home Occupation Permits)
❑ 18 430(Subdivisions) F1 18-745(Landscaping&Screening Standards)
❑ 18.510(Residential Zoning Districts) El 18.750(manufactured/Mobil Home Regulation.,
❑ 18.520(Commercial Zoning Districts) ❑ 18.755(mixed Solid Waste/Recycling Storage)
❑ 18.530(Industrial Zoning Districts) F1 18.760(Nonconforming Situations)
18,620(Tigard Triangle Design Standards) ❑ 18,765(off-Street Parking/Loading Requirements)
ADDITIONAL ITEMS:
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