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MMD2015-00002 MMD2O15 -. 00002 RED ROCK CENTER ELEVATION MODIFICATION NOTICE OF TYPE I DECISION ,N MINOR MODIFICATION (MMD) 2015-00002 = RED ROCK CENTER T I G ARD 120 DAYS = 7/11/2015 SECTION I. APPLICATION SUMMARY FILE NAME: RED ROCK CENTER MINOR MODIFICATION CASE NO.: Minor Modification (MMD) MMD2015-00002 APPLICANT: Jon Anderson OWNER: Douglas Fry Anderson Dabrowski Architects,LLC 908 Deborah Rd 1430 SE 3rd Avenue, Suite 200 Newburg, OR 97312 Portland, OR 97214 OWNER: DF Development LLC 23077 SW Newland Road Wilsonville, OR 97070 REQUEST: The applicant requests modifications to the elevations for Building B from those originally approved in the Detailed Development Plan for Red Rock Center (PDR2010-00002). The proposal would expand the floor area by 487 square feet (6%) and revise all four elevations by lessening the recesses on the north, south, and west and adding a door to the south. LOCATION: 7150 SW Dartmouth; located south of SW Dartmouth Street east of SW 72nd Avenue; Washington County Tax Map 2S101AB,Tax Lot 03000. ZONES/ 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 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. (PD):The property has a planned development overlay designation. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.390 and 18.620. SECTION II. STAFF DECISION Staff finds that the proposed minor modifications to the approved Planned Development Detailed Plan meets the applicable Approval Standards as outlined in this report and is consistent with the Director's Interpretation criteria for minor modifications for commercial planned developments. Therefore, Staff APPROVES the proposed modifications,subject to the following condition of approval. 121?1)ROCK CENIIMINOR N1( (MMI)2015-m )2) I'\(;I'1 01,5 CONDITION OF APPROVAL Prior to occupancy, the applicant shall obtain approval of a revised detailed landscape plan prepared by a registered Landscape Architect to include the proposed mitigation improvements for the area between the wetlands and the west building elevation for Building B. In addition, all required landscaping and structures shall be installed prior to final occupancy. SECTION III. BACKGROUND INFORMATION Site His tory The Planning Commission approved the Red Rock Concept Plan for PDR2008-00003 under Final Order No. 2009-01 PC. Sensitive Lands Review and approval (SLR 2010-00002) was also obtained for the associated Red Rock Creek drainage and wetland enhancements on portions of the subject site. Subsequently, the Planning Commission approved the detailed development plan under Final Order No. 2011-01 PC. In 2011, MMD2011-00010 approved the change from the red standing seam metal roofing material to a black architectural asphalt shingle for those pitched portions of the roof of Building A. In addition, in the past several years various other modifications to Building B have been discussed by the applicant and staff as potential tenant needs have been anticipated. Vicinity Information The subject 0.82-acre property is zoned primarily C-G (PD). The property is surrounded on the north and west by C-G (PD) zoned land, and on the south and east by land zoned MUE. The area to the south along Elmhurst zoned MUE, is a neighborhood in transition where, of a total of seven residences, several are vacant or for sale. The area north across SW Dartmouth is developing with site development approvals for all parcels located between SW 68th and SW 72nd. The area across 72"`' to the west is being actively marketed closely on the heels of Walmart's opening in the past year. Proposal Description The applicant requests approval for minor modification to the approved planned development detail plan (PDR2010- 00002) under Final Order No. 2011-01 PC. The proposed modification would expand the floor area by 487 square feet (6%) and revise all four elevations by lessening the recesses on the north, south and west, reducing doors on the west from four to one,and adding a new door and paved path to the south elevation. SECTION IV. DECISION MAKING PROCEDURES Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. As the proposal is a modification of Planning Commission Order No. 2011-01 PC, a Type III-PC procedure would be applicable. However, since Chapter 18.350, Planned Developments, does not provide for minor changes to approved detailed commercial development plans, a Director's Interpretation has been issued to allow minor modifications to approved detailed commercial development plans through a Type I procedure. This minor modification request is being processed pursuant to the Director' Interpretation (DIR2011-00001) as a Type I procedure. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria for the proposed modification to the detailed plan, including elevation changes to Building B are contained in Community Development Code Chapters: 18.350, Planned Developments; 18.620,Tigard Triangle Standards;and Director's Interpretation DIR2011-00001. Proposed Modifications to Building B Elevations Red Rock Center Planned Development, PDR2010-00002, approved specific building Elevations (Sheet A3.1, dated 6-13-10) for three proposed buildings A, B, and C. The proposed modifications to Building B are shown in Sheet "Building Pad B," dated received March 13, 2015. The proposed modifications include recesses on three elevations that will become shallower from 14' to 4'-6" on the east, 4' to 2' on the north, and from 8' to 6" on the west. The proposed modifications do not alter the building's structural system and look virtually the same as the original as seen perpendicular to the elevation,when the depth of the recesses are not evident. RDD ROCK CENTER MINOR MODIFICA'llON(MMD2015-(11)002) PAGE 2 OF 5 The applicant also requested modifying the doorways on the west elevation, reducing four doors to one, and adding a side door on the south elevation (See Floor Plan, Sheet A1.21, dated March 13, 2015). The tenant had prepared a site plan that eliminated all doors on the \vest elevation, which was unacceptable to staff as the building would have lost connection with its site context and the switchback pathway to the wetland to the west and Dartmouth sidewalk to the north. Sheet "Building Pad B" shows several improvements to the site as mitigation for the loss of articulation in the facade, the resulting loss of patio area at the overlook, and the loss of landscaping on the south side due to a new access and doorway. These improvements include two new landscape pots (7 square feet each), new wood awning over the patio, new landscape area adjacent to the patio (70 square feet), and several additional new landscape extensions along the pathway totaling 99 square feet. To ensure that new landscape areas, as shown, are capable of being planted, a condition of approval will be imposed. Prior to occupancy, the applicant shall obtain approval of a revised detailed landscape plan prepared by a registered Landscape Architect to include the proposed mitigation improvements for the area between the wetlands and the west building elevation for Building B. In addition, all required landscaping and structures shall be installed prior to final occupancy. 18.350 — (PLANNED DEVELOPMENTS) 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following applicable criteria are met: The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: a. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; b. The change reduces the amount of open space and landscaping; c. The change involves a change in use; d. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and e. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. FINDING: The applicant proposes changing the elevations of Building B. The modifications are minor and do not include any changes that would make the detailed plan inconsistent with the concent plan. Therefore, the proposed modification can be approved consistent with the applicable standard's of the Planned Development chapter. 18.620— (TIGARD TRIANGLE DESIGN STANDARDS) 18.620.010 Purpose and Applicability A. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principles adopted for the Tigard Triangle, 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. 18.620.040 Building Design Standards All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance, is satisfied. 4. Building Materials - Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The proposed modification does not change the approved materials but slightly adjusts their allocation around the windows. These materials are generally accepted finishes and do not include any prohibited materials, consistent with this standard. RI 1)Rock(;I.N'1'I':R MINOR MOD!FI(:.vI'ION(N1\I1)2015-11(ii 2) P.AGF 3 OF 5 5. Roofs and roof lines - Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed modifications do not alter the building's structural system. Recesses on three elevations will become shallower from 14' to 4'-6" on the east, 4' to 2' on the north, and from 8' to 6" on the west. No false fronts or false roofs are proposed. The proposed modification is consistent with this standard. FINDING: As shown in the analysis above, the proposed modification is consistent with the applicable Tigard Triangle Design Standards. DIRECTOR'S INTERPRETATION DIR2011-00001 (Minor Modification(s) to Approved Detailed Development Plans for Commercial Planned Developments) I. INTRODUCTION There have been instances where the owners/developers of planned commercial developments have desired to change minor exterior details and/or materials of buildings that are part of detailed planned development approvals. This can occur when approved plans are for speculative developments that are later subject to revision for tenant customization, as is the case for this modification request. II. ANALYSIS Chapter 18.350 does not provide for minor changes to approved detailed development plans, as is provided for non-planned developments through Section 18.360.050.B for Site Development Reviews. Therefore, because the code is mute on minor modifications, any change to exterior details and/or materials reviewed and approved by the Planning Commission must be reviewed again by the commission through the Type III-PC procedure. This procedure is disproportionately burdensome for applicants when minor changes to exterior architectural details or materials are necessary to address tenant preferences, availability of specific materials, or practical aspects of construction and/or engineering requirements. DIR2010-00005 addressed the same issue for residential planned developments only. Clarity is needed to identify the extent of changes that can be made to exterior details and/or materials without triggering a modification of the prior approval through the Type III-PC procedure. This matter is important to developers and investors who purchase entitled Planned Developments, because of the need to develop projects that can be responsive and therefore competitive in the contemporary market or to address practical construction and engineering considerations. It is also in Tigard's interest to have a process proportionate to the very minor impacts associated with making needed changes to details and/or materials. Tigard's interest is to ensure these types of minor changes do not prevent the timely construction of approved commercial projects. III. INTERPRETATION Chapter 18.350 is interpreted as allowing minor changes to the exterior details and/or materials of buildings that areart of approved commercial detailed development plans, such as color schemes, adding or enlarging/pmodi ing windows and doors, roofing and siding materials, eaves, building offsets, bands, etc., without reconsideration of the prior Planned Development approval by the Planning Commission. To utilize this interpretation, the owner/developer shall undertake a Type I review with city staff to show how changes to the exterior details maintain or increase the project's compliance with development approval. This interpretation addresses building exterior details and/or materials only. It does not include wholesale changes to materials of lesser quality such as natural brick to synthetic materials or changing building heights, footprints, roof lines or slopes or other structural features. Also, the interpretation does not apply if the result would be contrary to any building or site design related condition of approval. Also, the interpretation does not abrogate a responsible party's obligation to obtain all required building and other permits to accommodate the changes. RIM ROCK CENI'I�,R MINOR MOM FIC:1TION(\h\ID2015-(kNX)2) PAGE 4 OI'5 FINDING: The owner applied for this Type I review to show how changes to the exterior details maintain the project's compliance with development approval. The modification request is to reduce the depth of recesses on the north, east and west elevations, effectively increasing the floor area by 487 square feet without altering the overall envelope of the approved footprint. It does not include wholesale changes to materials of lesser quality such as natural brick to synthetic materials or changing building heights, footprints, roof lines or slopes or other structural features. The proposed modification would not be contrary to any building or site design related condition of approval. CONCLUSION: Staff finds that the proposed minor modification to the approved Planned Development Detailed Plan meets the applicable Approval Standards as outlined in this decision and is consistent with the Director's Interpretation criteria for minor mods for commercial planned developments. Therefore, Staff approves the proposed minor modification,with conditions of approval. SECTION VI. 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 MARCH 17, 2015 AND BECOMES EFFECTIVE ON MARCH 18, 2015. 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) 639-4171. -1-4.(524.A.1 /74:L March 17.2015 APPROVED Y: Gary Pagenstecher DATE Associate Planner Attachments: Plan Set and Elevations, dated Received 3-13-2015 R11)Rcx:K(Th'1 I R MINOR MODIFIC 110N(MMD2015-(Xuu12 P\t I.5 OF 5 A (ELFH mo `. I I , Ir"7"I'' 771"'" F...,..—.1-1-,------- ---::110[/,-;;,;(-- 40i .,,, „...'.) [.... y\ i / ''''i,2,,/ ' • I' BUILDING A pit BUILDING B J -- 1 i✓ 11,115 SQ FT ►y+ 1 MEDICAL U 8,212 SQ FT OFFICE-11,115 / TWO NEW LANDSCAPE POTS MEDICAL OFFICE-8,212 - 1t Q / / 0 (+7 SF EACH) 1 _7 _..... ,+ NEW WOOD AWNING c { r Pi L c';',).ii,.. Q OVER PATIO J , mss/ I I I :::JI — wi NEW LANDSCAPE AREA(+70 SF) • .:`l ���qq `� rll` I c4 u. I>> -:: -..?..z.i/j -. z i w EXTENDED LANDSCAPE AREA 1«`p�/ �-. L- / 1 1 i FN I , n I ,, , I I ' , ,...,. . .. . . 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Pit °."4 °It t!):414 ` J I�1 F.4 cf) 1EC!:: VED 'PI City of Tigard J A N 2 8 2015 COMMUNITY DEVELOPMENT DEPARTMENT CITY , IiCARD PLANN IVIG/s N+; INEERING Minor Modification Type I Applicationa TIGARD PROPOSAL SUMMARY (Brief description) REQUIRED SUBMITTAL VI l 11 Cir, y11 ( '1ed �l ELEMENTS ` [e4'f i"' L'w`'"-+ t`J1at wads. .2 Owner's Signature/Written Authorization ❑ Title Transfer Instrument or Deed 2"Site Plan(2 large plans drawn to scale and one reduced to 8.5"x111/2") 17/_/1G, � � �n`�, .� .ErApplicant's Statement/Narrative Property address/location(s): (2 copies)Address criteria in: w1/ S LA.i PftiLTG'1-/ ''Lk. TDC 18.360.050.B.1-11 Tax map and tax lot #(s): Z"J'7(J L7 �,2 Filing (� Fee ? (. 0 3 0 oa 2�0 Site size: . . �tAtvieS I OIt ',1.\I 1 1 ',I O\I.1 Applicant`:1OAArde ,cv : id A PliAndfla No.: nn moi) ! 'cx�C)Z. _ Case 20 � ` Address: 1+ ,tr, ie �O Related Case No.(s):PO A 2c1 i7 -C."6)``��� City/state: �'H� �� Zip: 97214 •-- ,p n ( r.� Application Fee.4 70 1 Phone:�i ''2.51-73 Email: Pf sc /r/i*fec[S•amA Application accepted: PROPERTY OWNER DEED HOLDERsa ❑ meas Applicant HOLDER(S)* By: L Date: -Le ---t r Name: U 0 r 1�ez f j emir L g.L Application determined complete: 7,..3 c 7 ski "/ W/cc4 tc(i Address: 17Z I / W I i S o-n v i as O rz 1737c> By: Date: City/state: 14.€th) , vP. Zip: g 7i(Z l:\CURPLN\INasteis Land Use Applications Rev.11/24/2014 Contact name: VIOTA Phone number 9,3 " '2237 When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner.The owner(s)must sign this application in the space provided on the back of this form or submit a written authorization with this application. APPLICANT'S STATEMENT The applicant's statement must include a summary of the proposed changes. Criteria in either 18.360.050(B)or 18.330.020(B)(2)must be addressed with a detailed response to each criterion. Failure to provide the information needed to process the application would be reason to consider an application incomplete and delay review of the proposal. In addition,the Director must find that the proposed change is in compliance with all applicable requirements of Title 18 of the Tigard Development Code.To complete this review,the Applicant's proposal must include a discussion indicating how the site expansion/change will continue to comply with the maximum setback,building height,parking,and landscaping standards. Other requirements of this title such as clear vision,solid waste storage,non-conforming situations,signs,and tree removal may also be applicable depending on the type and location of the proposed modifications. ININNIIIIP City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 2 i 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 APPLICANTS) 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 - ,uirements for approving or denying the application. , SIG • T Il' S �f . : s • ' :r of the subject property required. 44±110i4i ON• Applicant's signature 'Print name - r` t 21 2--OLS ner s si:• ture / Print name D to 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 1 CITY OF TIGARD RECEIPT II q 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 199170 - 01/28/2015 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2015-00002 Minor Modification to an Approved Plan- 100-0000-43117 $90.00 LRP MMD2015-00002 Minor Modification to an Approved Plan 100-0000-43116 $611.00 Total: $701.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 10327 GPAGENSTECHE 01/28/2015 $701.00 Payor: Anderson Dabrowski Architects, LLC Total Payments: $701.00 Balance Due: $0.00 Page 1 of 1 RECEIVED -1 ) MAR 042015 f!T'OF TIGARD PLA TPICINEERING March 4, 2015 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Re: Minor Modification — Type I Application Building B Red Rock Center 12625 SW 70th Ave Tigard, Oregon Written Summary of Request for Minor Modification — Type I Application Request Red Rock Center development was approved in 2011 as a four phase planned development (PDR 2010-00002). Since that time Red Rock Center Phase I and II have been completed and Phase III (Building B) is approved to start construction. A new Tenant for Building B has requested some adjustment to the exterior to accommodate the functional needs within the building. To determine if these requested changes are considered a Major or Minor Modification we need to address the evaluation criteria identified in 18.360.050 B (1) through (11): 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; a) This is not a dwelling unit development so this section is not applicable. 2. A change in ratio or number of different types of dwelling units; a) This is not a dwelling unit development so this section is not applicable. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; a) The change in building square footage and the change from partial Medical and partial Retail will change to all Medical use. Building B Parking will increase from the original 25 parking spaces to a new total of 32 parking spaces. The total parking required with this new use and increase building size will require an overall parking requirement of 133 parking spaces. The fully developed site will provide for a total of 145 parking spaces. Parking total required for ANDERSON DABROWSKI ARCHITECTS, LLC 1430 SE 3rd Avenue, Suite 200 Portland, Oregon 97214 Tel 503.239.7377 Fax 503.239.7327 Phase II and Phase Ill is 73 parking spaces. Parking provided at the end of Phase 11 will provide a total of 77 parking spaces. No additional parking is required as related to this modification request. 4. A change in the type of commercial or industrial structures as defined by the Oregon Structural Specialty Code; a) The building will retain its original Construction Type and Occupancy Type. 5. An increase in height of the building(s) by more than 20%; a) The building height remains unchanged from the originally approved plan. 6. A change in the type and location of accessways and parking areas where off- site traffic would be affected; a) No changes to the existing site plan will be required based on this requested change to the building. Since the building will be a Medical Office Building, 1 additional handicapped parking space will be required. This will only require the removal of one parking stall at the front of the building. This will not affect our total parking required. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed a 100 vehicles per day; a) A total of 7 additional parking spaces will be provided but the site already accommodates these additional spaces into the overall development. These 7 additional spaces will not exceed the 100 trips per day maximum. 8. An increase in floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; a) There are 3 building architectural recesses that have been requested to be modified or reduced in depth to accommodate the Tenant functional program area. This has increased the building area by 487 SF total. This comes to a 6% increase in building area. 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%; a) The area increase to the building does not affect or reduce any current comment open space or usable open space. This space does not occur at the perimeter of the building. 10.A reduction of the project amenities below the minimum established by this code or by more than 10% where specified in the site plan; 1. Recreational Facilities; a. Not Applicable 2. Screening; an/or a. Screening is not affected by this modification request 3. Landscape provisions; a. The new southwest door and sidewalk will reduce the landscape by 166 sf. We have increased the landscape area on the west side of the building for a total of 183 sf. ANDERSON DABROWSKI ARCHITECTS, LLC 1430 SE 3rd Avenue, Suite 200 Portland, Oregon 97214 Tel 503.239.7377 Fax 503.239.7327 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; a) There are no conditions of approval that this Minor Modification will modify. 18.360.060 Minor Modification(s) to the Approved Plans or Existing Conditions • The following list below is the requested modifications to the originally approved site plan approval; a. Building plan area has increased by 487 square feet. Building length from south to north has increased by 4". Building length from west to east has increased by 4". b. East Elevation: i. Revise architectural recess in the middle of the building from a depth of 14' to a depth of 4'-6". Revise storefront system for one double door entrance. ii. Revise proposed signage locations (under separate permit). Change is a reduction in overall signage proposed. iii. Modified north and south storefront locations. iv. Added three additional wall mounted light fixtures. c. North Elevation: i. Revise architectural recess in the middle of the building from a depth of 4' to a depth of 2'. ii. Electrical Panels will be located in building recess with screen wall in front. iii. Added two additional wall mounted light fixtures. d. West Elevation: i. Revise architectural recess in the middle of the building from a depth of 8' to a depth of 6". ii. Revised door location in middle recess iii. Added new trellis structure. iv. First and second storefront opening at the SW corner, raise stone veneer to the bottom of the window system v. Add three additional wall mounted light fixtures vi. Add proposed signage location (under separate permit). e. South Elevation: i. All storefront window systems raise stone veneer up to window sills ii. Gas meter added to elevations. iii. Added new door, cover and light. ANDERSON DABROWSKI ARCHITECTS, LLC 1430 SE 3'd Avenue, Suite 200 Portland, Oregon 97214 Tel 503.239.7377 Fax 503.239.7327 • a Red Rock Center Building B Comparison Changes from Changes from Original Development Plan 8/13/10 to Revised Plan Submitted for Review 2/8/13 Revised Plan Submitted for Review 2/8/13 to Current Plan 2/4/14 Plans; Plans: • Increase building by 423 CSF • Added electrical meters and screen • Added two new doors • Added gas meter and screen • Adjusted windows for potential • Changed cover over two existing front demising wall locations doors to solid cover instead of trellis • Changed door swing of the two new doors and added solid covers North Elevation: North Elevation: • Increased square footage (elevations • Added electrical meters and screen weren't altered due to change) • Corrected elevation tag height from 18'-0"to 18'-10" • Designed trim work • Updated sconces East Elevation: East Elevation: • Increased square footage (elevations • Changed cover over two existing front weren't altered due to change) doors to solid cover instead of trellis • Added two new doors and signage • Changed door swing of the two new doors and added solid covers • Corrected elevation tag height from • 18'-0"to 18'-10" • Changed building details at windows • for better construction practices • Added lighting over signage • Designed trim work • • Updated sconces South Elevation: South Elevation: • Corrected elevation tag height from 18'-0"to 18'-10" • Added gas meter and screen • Changed building details at windows for better construction practices • Designed trim work West Elevation: - West Elevation: • Increased square footage (elevations • Corrected elevation tag height from weren't altered due to change) 18'-0"to 18'-10" • Changed building details at windows for better construction practices • Updated sconces • Desi•ned trim work • 7 • ORIGINAL DEVELOPMENT PLAN REVISED PLAN SUBMITTED FOR REVIEW CURRENT PLAN DATE 08/13/10 DATE 02/08/13 DATE 02/04/14 I II I fes"`" k I TENANT A --I 2,003 NET SF L r, I 1 (-1 TENANT A7-5- 3.850 NET SF R. I L TENANT B I� SHELL ONLY _ _4 T_I 2,OO4NETSF I a__, I - t , h-, /1/I . 4- $ L-I - I_ -t - • I- -T I T L LTENANT C1,961 NET SF r- TI \\\t TENANT B IJ RI 3,875 FET SF III TENANT D J l I I; 1,983 NET SF i i r I /.I /�J J L_ L _ - -_,- 1 1 f .1--- —F--------F-1---Li , 7,725 TOTAL GROSS SF ` 8,148 TOTAL GROSS SF f 8,148 TOTAL GROSS SF 4 1.PLAN-PAD B O 1.PLAN-PAD BO 1.PLAN-PAD B O L,f. MUM W.M NW.r.nP MILL w • rRed Rock Building B Tigard,OR ANDERSON DASROWSKI ARCHITECTS.LLC Project Number AD 13-108 Dmw,By:N JMVIRLS 2/412014 •=2:41,-"X.....s+ ALLMEW mem ARIWIREMEN10.DWWW1,ANO PLNi4 NTT FORM ONTESE woos MU OMUEO NY ANO ARETNE PMFgTY OF NOWNON mamma ANOEIFGR LLC MY USE REUSE oft DISCUMUIE OF IAD KAM RFPAOOUC1lON6,CEM.ORSIONR NOOK AWNNCWATTS WINOUT THE MWREN PERIRSRION Or ANDERSON INWROMCOANDIMMTR,LLC,D PNOWITED M LAM. 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'.. .,_-•.,..:-,-..., ,: '� .[ •wtj. � if•ixx r4r+.n: 4,WEST ELEVATION 4.WEST ELEVATION 4.WEST ELEVATION i Red Rock Building B Tigard ANDERSON DABROWSKI ARCHITECTS.LLC Project Number AD-13-108 Drown By:MJWIRLS 21412014 �::wa'ow:.:••�»'°° - Atl IOEN,DEMONS.AAAMM EMS•DNAWINDS.AND PLAN SSET rdITN OM WIESE DIES,ANE OWNED BY MO ANF DE.PROPERTY OF AIOERRpo DuslowSC NORECTS,UG ANY USE,MUSE Ot DASCIASIAE OF SAID PIANS,PEPNOW'DTIDNA Dem DEMOS ANOVA ffnemDFl2MS MRNOUT TIE NIQTTPN PEAaS10M CFPNOLS<SO 1 DANNOWS.ANCNIl EcrB.un,B PNOHWUS]BY IAIN. SPACE P-AN IS SCNEMATC OAT ANO WY OR SW NOT RD NET-LT-ow,OP NC.,COMMONS S 0 tEJ )aI.14 o zz NOTICE OF TYPE II DECISIONI, DIRECTOR'S INTERPRETATION DIR 2011-00001 TIGARD 120 DAYS = October 28, 2011 SECTION I. APPLICATION SUMMARY FILE NAME: MINOR MODIFICATION TO A DETAILED DEVELOPMENT PLAN CASE NO.: Director's Interpretation (DIR) DIR2011-00001 PROPOSAL: Douglas Fry applied for detailed development plan review for Red Rock Center (PDR2010-00002). The Planning Commission approved the detailed development plan by Final Order No. 2011-01 PC. Now, the applicant is requesting a minor modification to the approved detailed development plan. However, Chapter 18.350 does not provide for minor changes to approved detailed development plans. Therefore, the applicant has also requested an interpretation of TDC Chapter 18.350, Planned Developments, to allow minor modification to approved detailed development plans through a Type I procedure. The director has determined to issue an interpretation, as requested, and to provide notice of the interpretation through this Type II procedure. APPLICANT: Jon Anderson OWNER: Douglas Fry Anderson Dabrowski Architects,LLC 908 Deborah Rd 1430 SE 3rd Avenue, Suite 200 Newburg, OR 97312 Portland, OR 97214 LOCATION: The property is located south of SW Dartmouth Street east of SW 72nd Avenue; Washington County Tax Map 2S101AB,Tax Lots 00100 and 00300. `LONE: 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. Exce-)t where non-conforming, residential uses are limited to single-family residences w uch 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. (PD): The property has a planned development overlay designation. The purposes of the planned development overlay zone are: 1) to provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the city; 2) to provide such added benefits as increased natural areas or open space in the city, alternative building designs, walkable communities, preservation of significant natural resources, aesthetic appeal and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code; 3) to achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; 4) to preserve to the greatest extent possible the existing landscape features and amenities (trees,water resources, ravines, NOTICE OF'I'YPE II DECISION DIR2011-00001/MINOR MODIFICATIONS TO DE T.AII.ED DEVELOPMENT PLANS PAGE 1 OF 4 etc.) through the use of a planning proceduresite design and analysis, presentation of alternatives, conceptual review, then detailed review) that can relate e type and design of a development to a particular site; 5) to consider an amount of development on a site, within the hmits of density requirements, which will balance the interests of the owner, developer, neighbors and the city; and 6) to provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the city through the legislative process. APPLICABLE REVIEW CRITERIA: Tigard Development Code Chapters 18.340 (Director's Interpretations), 18.350 (Planned Developments), and 18.390 (Decision Making Procedures) SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director has APPROVED the above request. A copy of the Director's Interpretation is included as "ATTACHMENT 1" to this notice. The findings and conclusions on which the decision is based are noted in Section IV. SECTION III. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. SECTION IV. APPLICABLE DEVELOPMENT CODE STANDARDS 18.340 Director's Interpretations A request for an interpretation shall be made in writing to the Director. The director may develop guidelines to and in the application process. FINDING: On June 30, 2011 the city received an application for a Director's Interpretation from Jon Anderson, AIA. The contents of this request are contained in land use file DIR2011- 00001. The director determined to issue an interpretation, as requested, and to provide notice of the interpretation through this Type II procedure, rather than as a Type I as set forth in TDC 18.340 and 18.390. The Director shall have the authority to consider the request for an interpretation. The Director shall respond within 14 days after the request is made, as to whether or not the Director will issue the requested interpretation. NOTICE OF TYPI II DECISION DIR2011-00001/MINOR MODIFICATIONS TO DETAILED DEVELOPMENT PLANS PAGE 2 OF 4 FINDING: The director's designee notified the applicant that the interpretation would rendered within 14 days of the request. In addition, on July 19, 2011, a notice of Pending Land Use Application was mailed to the applicant and property owners within 500 feet. If the Director decides to issue an interpretation as requested, it shall be issued in writing and shall be mailed to the person requesting the interpretation and any other person that has specifically requested a copy of such an interpretation. FINDING: A copy of this decision and the requested interpretation (Attachment 1) was mailed to the applicant and the owner. The Director shall keep on file in the Department of Community Development a record of all Director's Interpretations. FINDING: A record of this decision and Director's Interpretation shall be retained in file DIR2011- 00001 and kept on file in the book of Director's Interpretations in the Community Development Department. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 19,2011 AND BECOMES EFFECTIVE ON SEPTEMBER 5,2011 UNLESS AN APPEAL IS FILED. A ealeal: The decision of the director (Type II Procedure) or Review Authority (Type II Administrative A?peal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party witii 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. Appeal to City Council. The applicant and any party who received such notice or who participated in the proceedings through the submission of written or verbal evidence of an interpretation may appeal the Director's Interpretation to the City Council within 14 days after the interpretation was mailed to the applicant. The appeal may be initiated by filing a notice of appeal with the Director pursuant to Section 18.390.040 G2. Appeal procedure. City Council shall hear all appeals of a Director's interpretation as a Type III action pursuant to Section 18.390.050D, except that notice of the hearing shall be provided to the applicant, any other party who has filed a notice of appeal,and any other person who has requested notice. Final decision/effective date. The decision of the City Council on an appeal of a Director Interpretation shall be final and effective when notice of the decision is mailed to the applicant, provided however, that if the applicant is the Director or the City Council, the decision is final and effctive when made. NOTICE OF TYPE II DECISION DIR2011-00001/MINOR MODIFICATIONS TO DETAILED DI NEI PLANS PAGE 3 OF 4 THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 2,2011. 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. August 19,2011 PREPARED BY: Gary Pagenstecher DATE Associate Planner August 19,2011 APPROVED BY: Ronald Bunch DATE Community Development Director is\curpin\gary\directors interpretation\red rock\dir2011-00001 decision.docx NOTICE OF TYPE II DECISION 1)1R201 1-00001/MINOR MODIFICATIONS TO DETAILED DEVELOPMENT PLANS PAGE 4 01 4 Attachment 1 11,11! DIRECTOR'S INTERPRETATION DATE: August 19, 2011 CODE CHAPTER: 18.350 Planned Developments TOPIC: Minor Modification(s) to Approved Detailed Development Plans for Commercial Planned Developments LOCATION: Citywide File No.: I)IR2011-00001 I. INTRODUCTION There have been instances where the owners/developers of planned commercial developments have desired to change minor exterior details and/or materials of buildings that are part of detailed planned development approvals. This can occur when approved plans are for speculative developments that are later subject to revision for tenant customization. However, Chapter 18.350 does not provide for minor changes to approved Detailed Development Plans, and DIR2010-00005 addressed this issue explicitly for residential planned developments only. II. ANALYSIS Chapter 18.350 does not provide for minor changes to approved detailed development plans, as is provided for non-planned developments through Section 18.360.050.B for Site Development Reviews. Therefore, because the code is mute on minor modifications, any change to exterior details and/or materials reviewed and approved by the Planning Commission must be reviewed again by the commission through the Type III-PC procedure. This procedure is disproportionately burdensome for applicants when minor changes to exterior architectural details or materials are necessary to address tenant preferences, availability of specific materials or practical aspects of construction and /or engineering requirements. DIR2010-00005 addressed the same issue for residential planned developments only. Clarity is needed to identify the extent of changes that can be made to exterior details and/or materials without triggering a modification of the prior approval through the Type III-PC procedure. This matter is important to developers and investors who purchase entitled Planned Developments, because of the need to develop projects that can be responsive and therefore competitive in the contemporary market or to address practical construction and engineering considerations. It is also in Tigard's interest to have a process proportionate to the very minor impacts associated with Minor Modification(s) to Approved Detailed Development Plans for Commercial PDs Page 1 Attachment 1 making needed changes to details and/or materials. Tigard's interest is to ensure these types of minor changes do not prevent the timely construction of approved commercial projects. III. INTERPRETATION Chapter 18.350 is interpreted as allowing minor changes to the exterior details and/or materials of buildings that are part of approved commercial detailed development plans, such as color schemes, adding or enlarging/modifying windows and doors, roofing and siding materials, eaves, building offsets, bands, etc., without reconsideration of the prior Planned Development approval by the Planning Commission. To utilize this interpretation, the owner/developer shall undertake a Type I review with city staff to show how changes to the exterior details maintain or increase the project's compliance with development approval. This interpretation addresses building exterior details and/or materials only. It does not include wholesale changes to materials of lesser quality such as natural brick to synthetic materials or changing building heights, footprints, roof lines or slopes or other structural features. Also, the interpretation does not apply if the result would be contrary to any building or site design related condition of approval. Also, the interpretation does not abrogate a responsible party's obligation to obtain all required building and other permits to accommodate the changes. Ronald B. Bunch, Community Development Director Minor Modification(s) to Approved Detailed Development Plans for Commercial PDs Page 2 1 „„1,,,,,,d , 1 , I l .114.01uv Iuv P Mr MP IOP IOP♦ 10 1I .. ._.__._......I)r , .r v Y j, toe Y � y Y I Y Y Y __..............-il N 1 / I I \1 `` il { I I I 4 (- I I ��u 1J / LI T +L 11 - r L :l ' `.. :� -` {�---� - � 1�1 �I: 1 I���I♦1 I�N��- Irl 11 ., ` .. i 1 �AA� 1 11 r \ Ma i I , _ — I , L I _ 1 WALL ' —1— S - —1– 1 r. } ET OFFICE ��-� 1?14.01 r�-1 1A �, 1-4 �. 1.,.-,1 1_-1 1 I 1 1911-11 11 EVAN nlEXPM EXAM i EXAM Cil I ® `�y} I,e I 1161 t. 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