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MMD2019-00026
APPROVED MMD2O19 - 00026 85 ° C Bakery NOTICE OF TYPE I DECISION MINOR MODIFICATION MMD2019-00026 111 85°C BAKERY T I GARD 120 DAYS = FEBRUARY 19th, 2020 SECTION I. APPLICATION SUMMARY FILE NAME: 85°C BAKERY CASE NO.: MINOR MODIFICATION (MMD) MMD2019-00026 PROPOSAL: The applicant is proposing to remove 338 square feet of landscaping at 9753 SW Washington Square Road to install a patio. The site is currently below the required 15% minimum landscaping standard; therefore, the applicant has proposed to replace 338.6 square feet of impervious area with landscaping to not go further out of conformance with this standard. One (1) development tree is proposed to be removed and four (4) replacement trees are proposed to be planted in the newly created landscaping areas. APPLICANT: Keith Smith 603 SW Stewart Street,Suite 610 Seattle,WA 98101 OWNER: PPR Washington Square LLC PO Box 847 Carlsbad,CA 92018 LOCATION: 9753 SW Washington Square Road;WCTM 1S12600 Tax Lot 00300 ZONING DESIGNATION: MUC: Mixed-Use Commercial zone. The MUC zone includes land around the Washington Square Mall and land immediately west of Highway 217.Primary uses allowed include office buildings,retail, and service uses. Also allowed are mixed- use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under,behind,or to the sides of buildings. APPLICABLE REVIEW CRITERIA: Community Development Code (CDC) Chapters 18.320,18.420, 18.765 SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. MMD2019-00026 85°C BAKERY 1 of 5 CONDITIONS OF APPROVAL PRIOR TO BUILDING PERMIT SUBMITTAL THE FOLLOWING CONDITION MUST BE SATISFIED: Unless noted otherwise, the staff contact is Samuel Copelan,Assistant Planner; (503) 718-2450 or SamuelC(&,tigard-or.gov. 1. Prior to building permit submittal,the applicant must submit for,and receive,a tree removal permit for the removal of one development tree. SECTION III. BACKGROUND INFORMATION Site Information: The subject site is located at 9753 SW Washington Square Road, which is located inside Washington Square Mall.The subject site is located on a 46.24-acre tax lot(WCTM 1S126,Tax Lot 300)in the Mixed- Use Commercial (MUC) Zone and Washington Square Regional Center Plan District. In November 2017, the City of Tigard Planning Division approved a lot line adjustment (Case No. LLA2017-00010) between WCTM 1S135BA,Tax Lot 100 (which is occupied by the Thirsty Lion Pub& Grill) and WCTM 1S135BA, Tax Lot 101. Additionally, in April 2018, the City of Tigard Planning Division approved an approximately 64,000-square-foot automobile dealership with accessory uses on Tax Lot 101 (Case No. SDR2017-00005). As a result of these approvals, Tax Lot 101 is no longer considered part of Washington Square Mall and is, therefore, not included in the parking count for the overall shopping center. In February 2019,the City of Tigard Planning Division approved a proposal to combine three (3) existing tenant spaces (Suites D01, D03, and D04) at Washington Square Mall into a single tenant space (Suite D02) that is approximately 4,000 square feet in size. The tenant space is for 85°C Bakery Cafe,which is an eating and drinking establishment use. In August 2019, the City of Tigard Planning Division received an application to remove 338 square feet of landscaping for an outdoor patio(MMD2019-00020).The applicant was unable to find a suitable space for the replacement landscaping,and the application was withdrawn. Proposal: The applicant is proposing to remove 338 square feet of landscaping at 9753 SW Washington Square Road to install a patio.The site is currently below the required 15%minimum landscaping standard;therefore,the applicant is proposing to replace 338.6 square feet of impervious area with landscaping. The replacement landscaping will be in two separate locations but on the same tax lot as 85°C Bakery (WCTM 1S126,Tax Lot 300). The first location currently contains two trashcans and one covered outdoor area and has an area of 127 square feet. The second location currently contains three paved motorcycle parking spaces, access for underground utilities, and has an area of 211.6 square feet. One development tree is proposed to be removed,and four replacement trees are proposed to be planted in the new landscaping areas.The applicant is proposing to place the existing site utilities into "VB Series" utility boxes that will be not be visible from the parking lot or any adjacent streets.The removal of three motorcycle parking spaces will not be reviewed because the CDC does not have a minimum standard for motorcycle parking. MMD2019-00026 85°C BAKERY 2 of 5 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Findings for only the applicable code sections are found below: 18.765 Modifications 18.765.020 Applicability B. This chapter also applies to all proposals to modify an existing development that was not subject to city approval when developed but would be subject to city approval, through one of the land use applications listed in Paragraph 18.765.020.A.1 through 4, if proposed for development under current city regulations. FINDING: Washington Square Mall was not subject to city approval when developed but would be subject to city approval through a Site Development Review (SDR) process if proposed for development today. Therefore, the proposed modification to the existing development is subject to the standards of this chapter. This criterion is met. 18.765.060 Minor Modifications D. Approval criteria. The approval authority will approve or approve with conditions a minor modification application when all of the following criteria are met: 1. The proposed modification qualifies as a minor modification as defined in Subsection 18.765.060.A; FINDING: The proposed modification qualifies as a minor modification as described in Subsection 18.765.060.A below. A. Definition.A minor modification has the following characteristics: 1. It has minimal impacts on surrounding properties, sensitive lands, or public facilities; and FINDING: The subject site is located on a 46.24-acre tax lot (WCTM 1S126, Tax Lot 300) and is part of the Washington Square Mall. The portion of the site where landscaping modifications are proposed does not contain any sensitive lands and is located approximately 356 feet from the nearest property not associated with the Washington Square Mall. No public facilities will be affected by the proposed landscaping modifications. Therefore, staff finds that the removal and replacement of landscaping has a minimal impact on surrounding properties, sensitive lands,and public facilities.This criterion is met. 2. It does not cause the development to go out of conformance with any applicable standard or further out of conformance if already nonconforming, except where an adjustment has been approved. FINDING: The applicant is proposing to remove 338 square feet of landscaping at 9753 SW Washington Square Road to install a patio.The site is currently below the required 15%minimum landscaping standard; therefore,the applicant is proposing to replace 338.6 square feet of impervious area with landscaping. One (1) development tree is proposed to be removed and four(4) replacement trees are proposed to be planted in the newly created landscaping areas.After the proposed changes,there will be a slight increase to both the landscaping and tree canopy coverage, which brings the site closer to conformance with both standards. These standards are discussed in more detail below.This criterion is met. 18.320.040 Commercial Zone Development Standards 18.320.040 Development Standards MMD2019-00026 85°C BAKERY 3 of 5 B. Landscaping and screening. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. The minimum landscape area standard is provided in Table 18.320.1. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. FINDING: The minimum landscape area standard and calculations for current and proposed landscaping are found below: Table 18.320.1 Commercial Zone Development Standards for Nonresidential Development Standard MUC and Current Pro.osed Site does not MUE-1 [1] Landscape Landscape Landscape Landscape go further out area percentage area percentage of conformance? Minimum 15% 577,159 sf. 14.13% 577,159.6 14.13% Yes Landscape sf. Area The proposed landscaping percentage for the site remains the same at 14.13%. Therefore, the site is currently nonconforming,but does not go further out of conformance,with this standard.This standard is met. 18.420 Landscaping and Screening 18.420.040 Landscaping Standards B. Landscaping or other areas used to meet the minimum landscape area standard must be provided on the development site and may be met by any combination of the following: 1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2 landscaping standard; Table 18.420.1 Landscaping Standards Standard Requirements • A minimum of 50%of the total required landscape area must include small, medium,or large shrubs; • A maximum of 50% of the total required landscape area may include any combination of mulch, groundcover, lawn, or hardscape, except that L-2 hardscape areas may not cover more than 25% of the total required landscape area;and • If tree canopy standards do not apply as provided in Subsection 18.420.020.C, then 1 tree must be provided for every 600 square feet of total required landscape area. FINDING: The applicant's landscaping plan shows that the replacement landscaping area will meet the L-2 landscaping standard provided in Table 18.420.1 above.This standard is met. MMD2019-00026 85°C BAKERY 4 of 5 18.420.060 Tree Canopy Standards A. Site tree canopy standards,which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O. Parking lot tree canopy standards are provided below. FINDING: The applicant proposes to remove one (1) pin oak tree,which has an average canopy area of 42 square feet, and plant four (4) pin oak trees, which will have a total canopy coverage of 168 square feet at maturity. One pin oak tree will be planted in the area replacing the covered outdoor area,one pin oak tree will be planted in the area replacing the motorcycle parking,and two pin oak trees will be planted in the area adjacent to the proposed patio.Therefore,there will be a net gain of 126 square feet of canopy coverage. No parking lot trees are removed. This standard is met. This decision includes a condition of approval that requires the applicant to apply for,and receive,a tree removal permit for the one pin oak tree prior to building permit submittal because it is classified as a development tree. CONCLUSION: The proposal meets all applicable standards. SECTION V. PROCEDURE AND APPEAL INFORMATION Final Decision: A minor modification is a Type I procedure.As such,this decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant, whichever occurs first. This decision is not appealable locally and is the final decision of the City. THIS DECISION IS FINAL ON NOVEMBER 6TH, 2019, AND BECOMES EFFECTIVE ON NOVEMBER 7TH, 2019. Questions: If you have any questions,please contact Samuel Copelan at (503) 718-2450 or SamuelCatigard-or.gov. Ivry/it", copimt... November 6th,2019 APPROVED BY: Samuel Copelan Assistant Planner MMD2019-00026 85°C BAKERY 5 of 5 RE EV ED NOV 05 2019 Designed For the Irrigation Professional Anatomy of a Better Box ""` '`=i'lGINEERING Rain Bird has built a better valve box. Strength and Stability - MULTIPLE SIZES AND SHAPES LEED-COMPLIANT make•Multiple sizes and shapes are designed with corrugated k doh(iboxes thet easy to c job thehoose .., D96 recycled material b and black lids. sides and wide flange bases for maximum durability, �.. y "�; s . compression strength and stability. e '' ,l t i. ' D SIDES Smart Lid Design „, • pr a''` SHOVEL ACCESS SLOT - • CORRUGATength for removal of lid. kngreaterstrerx�th •Designed with no holes to keep out pests beveled before AND after edges to minimize damage potential from turf "'"'' •. . _ knock-ours arc removrd. C equipment,and for easy hand and shovel access. Flexible Installations ....� '. PIPE HOLE KNOCK-OUTS built Info the sides. •Interlocking stacking capabilities,extension models and pipe hole knockouts support deeper and flexible installations. ' PATENTED KNOCK-OUT RETAINERS Environmentally Friendly hold removed knack-outs in place and •Earth-friendly LEEDtompl ant material made of 10096 BOLT HOLE KNOCK-OUT >.r x' keep out bockfildirt, recycled materials(black boxes and black lids only). sciroruussed ' " BEVELED UD EDGES GE S 9 pmmtdamage from equipment PATENTED INT � GEATRE CTs o � wNfitted 4047r q'Y bottom-to-bottom adeepinstalbtions }},,} tet'+. 40 40 400, ill DIMENSIONS AND ACCOMMODATIONS 1 ' oi a up F ,. . , slAMOaIA wlaaato awaxaro '.. „ , . ; PIIOte sats r(flxa0>� la'a0U91Dsats IlkcTaSMOAK/ 6 AIalIo ct59arx/Y1 RCTAMdJIMfatf NCtN A*r44es ` ats[Ials nesaa Mafia INTIOND1 MIMI Sae M- MOS M9MA n',. . a=w', Ula& STT19C6.1rs alwall ars ITT.R10.6.1191 114S16141111 la II T:is.Tl.lir V l 11 i•a tats l.1LTt9.fl.11411S 01111160601111160616 Mba.rlla.Mw aII 9l.a. 9s.rrsw IrzM lon.}slm. lmd ll !a .MTV 1MXI.x 17511751,1Santetil.e716 SV LAVE xn.9•W a.Maa.rs9saVlw aG..109re.OlnO aSrl soIralalai 1111i.w.11.Ir..M/ow Rain Bird'Valve Box Patented Features llib.a9 C a p❑.m.1U.m arrla.el r /RI a.SSA w roommowne 'Imp a.W I* fAM1.1)ss 5 1.6 KlwIT,P.M inYsaa Daaal M1m1.1,radnb6aa. saasdanR 4...k'as ry.nraritOoIS wrb kadaesay.nadaSe A aromaAOI aaannadme upoe 1a�IIt AM amsadate Woo ..:� u0matu•6omY a ulifiS1a1 ma 2yaaemlaanoer SS Paloma* ls're9rmldrneeppe. SSa9wa.t9a9s1. IS a9anlduarierppe. i $ `r:' aamapry astrpl9 me-OpaWNkq.m. orris a ada Opal/Mnpm DelaasvMlsal Whamo aa.aoaal nessYMAM)I 9draN.�eObmtdrWm Mnadrlp,asnuarlwHn 61watanta.. dw•Vr Moet ihorrat.dy ,41_14 OpwdY6AIw l a III I.it - I.Yaa 'u r. w p ', Mal , i,„e s. "r""-_ ,- Mane to.fuN r mr1FAY40mr Ls -It WIOUNLIOttOMS i 1019601lEIDS 7 vimvtioa Knock-olrtsate easily removed. Reattach the knakouts tokeep Mtbackbit dirt. Interlock two valve mot for deeper installations. ot art.x7SV.a] M S6 ,rt.M.CV.ram �� nta e 6w ..faaa9wra.it 1swmelaa.ad 1 t.pds""r"Mte' Mar Maio Vicom TM* Q1s.QSa.V1w 1196-06t1r61a09a tersenaadmanaelat6w. 9wpadksnraa watedl a1 Approved Planniniv Date: 1l-4-If initials: SC. .__ Rr ,,, Q I- NOV 0 5 2019 CITY OFTGARD 'LANNING/ENGINEERING VALVE BOX PRODUCT LIST RECTANGLE VALVE ROUND MODEL RAIN- littBIRD. MODEL DESCRIPTION MODEL MODEIDESCRDESCRIPTIONTN VB-STD Standard-Black Bodywhh Green Lid VB-10RND 10"Round-Black Body with Green Lid VB-STD-H Standard-Black Bodywith Green Lid+Look VB-1ORND-H 10"Round-Black Body wrth Green Lid+Lock L':',,i. • .' VB-STD-P Standard-Black Body with Purple Lid VB-10RND-B 10"Round-Black Body Only VB-STD-B Standard-Black Body Only VB-1000D-L 10"Round-Lid Only-Green VB-STD-L Standard-Lid Only-Green VB-10RND-PL 10"Round-Lid Only-Purple VB Series Valve Boxes VB-STD-PL Standard-Lid Only-Purple VB-1ORND-BKL 10"Round-Lid Only-Black VB-STD-BKL Standard-Lid Only-Black VB-7RND 7"Round-Black Body wohGreen Lid Professional grade. Excellent value. VB-STD-6EXT-B Standard 6"Extension-Black Body Only VB-7RND-P 7"Round-Black Body with Purple Lid VB-STD-6EXT Standard 6"Extension-Black Bodywith Green Lid VB-7RND-BK 7"Round-Bladk Body with Black Lid -. .,... VB-1MB Jumbo-Black Body with Green Lid VB-6RND 6"Round-Green Body wtth Green Lid ', ><•'.; VB-IMB-H Jumbo-Black Body with Green Lid Look r ,,x VB-JMB-P Jumbo-Black Body with Purple Lid `•� latJ' �, LOCKING BOLTS FOR VALVE BOXES 'M e VB-JMB-B Jumbo-Black Body Only . a r �... ; MODEL DESORPTION r VB-1M6-L Jumbo-Lid Only-Green VB-LOCK-H Locking-Hex Bolt,Washer and Clip VB-JMB-PL Jumbo-Lid Only-Purple VB-LOCK-P Locking-Penta Bolt,Washer and Clip " �' VB-JMB-BKL Jumbo-Lid Only-Black s T VB-JMB-6EXT-B Jumbo6"Extension-Black Body Only \ ' ' A VB-1MB-6EXT Jumbo 6"Extension-Black Body with Green Lid • VB-SPR-H Super Jumbo-Black Bodywoh Green Lid+2 Locks t� k 1 - VB-SPR-L Super Jumbo-Lid Only-Green ► • ' "" • Y. ., a' -..I;\' 'v• `' VB-SPR-PL Super Jumbo-Lid Only-Purple ,yr : .",,�-C. 1 • `. VB-MAX-H Maxi lumbo-Black Body with Green Lid+2 Locks ��y+. by•f s• VB-MAX-L Maxi/umbo-Lid Only-Green �r.�- VB-MAX-PL Maxi lumbo-Lid Only-Purple .a'' • CITY OF TIM,lY V AIM T ;+~v + �!: a : '. YJ �';-i-i `A. '.e g-: - h fir, Y a-~ Ap •proved byPlanning ..:. ^a7� , Date: I t-6-19 : 1 initials: Sc- *`. RAINBIRD. • • . Rain Bird Corporation Rain Bird Corporation Rain Bird International,Inc. • ,.� r * — " 1x. «.Sr 6991 East Southpoint Road 970 West Sierra Madre Avenue P.O.Box 37 �: 1 Tucson,AZ 85706 Azusa,CA 91702 Glendora,CA 91741 Ta,� ' -, ' Phone.(520)741-6100 Phone:(626)812-3400 Phone:(626)963-9311 k. -,14.- .a F a''+« R.•*'- Fax(520)741-6522 Fax:(626)812-3411 Fax:(626)852-7343 j, '"" , A,+r+ �•' 'fir' it.,.., . _.4 r, A,Technical Service and Support Spe 181 alion Hotline www.riinbird.o er L i(800)RAINBIRD(U.S.and Canada only) (800)458-3005(U.S.and Canada only) IE .... Ot7 ;ft\ - r1 I jam. ry 'Re9isterM TratlemaAof Raln fti,tl Corporation •-.t - 3 fes•• - ' -• sem.+�, _� .n,.Y 4° L^ n 2011 Raln RAN Corpora�on 0/11 .3534E RECEIVED 10" ROUND UTILITY BOX LANDSCAPE IRRIGATION BOX NOV 0 5 2019 VB-10RND VB-MAX _6 CITY OF TIGARD PLANNING/ENGINEERING EXISTING UTILITY METERS EXISTNG 6" CURB . 8'_ 1 4„ �� EXISTNG 6 CURB s i • EXISTING UTILITY BOLLARD - REMOVE � EXISTING METAL _. ACC SS COVERS - '' e- - NEW buRB G414 x Al 1 I I r '' LEGEND maid- d ASPHALT PAVEMENT lik 0 1 >\< 4.- CO PAVEMENT PER 411111 r \ ARCH.PLANS � ± 0 W�4 CONCRETE SIDEWALK 11111111"10041%....-..-411-0-'- , i %��/'I.1 PAVEMENT .� / �' \�._ o CONCRETE CURB + �� n m CONCRETE CURB AND GUTTER �l . EX CONTOUR — 62- PROPOSED CONTOUR \v\ v J, °_>62 ♦ / , /721 :zNELAIION 1 FFE O N p TC TOP OF CURB / ` TP TOP OF PAVEMENT 1 S c 1W FINISHED GRADE AT TOP OF WALL \ E BW FINISHED GRADE AT BOTTOM OF WALL �\ 1 1 '-6" v--- NEW 6" CURB —_EXISTNG 6" CURB = CO / NOTE:UTILITY COVERS WILL NOT BE SEEN AND ARE PLACED UNDER PLANTING BED,ONLY THE COVER WILL BE EXPOSED AND BLENDS IN WITH LANDSCAPE ('� LANDSCAPE PLAN - MOTORCYCLE PARKING ( 7 LANDSCAPE PLAN - BUS STOP 1" = 1/4"= 1'-0" 1" = 1/2r= 1'-0" CITY OF TIGARD Approved by Planning Date: 11`611 - Initials: SL smith DRAWING ISSUES: PROJECT: PROJECT NO: S� �A�' I 2009015.00 4, t 603stewartstreet,suite 610 9/ 3 S VVashington Square Road SCALE: 8 O� �1EPPHL.SMITh s1 seattle,washington 98101 CLIENT: 1/8"=1�-0" 5 �g�2 206.713.4076 m SHEET NO: SEAT E,WA's SHEET TITLE: -L O 9�OF®jO. ksmith@smithco.org e 11.04.19 LANDSCAPE PLAN L RECEIVE j .., PLANT MATERIALS LIST: NOV 0 5 2019 18.420 LANDSCAPING AND SCREENING CITY OF TIGARD TREE PLANTING TABLE 18.420.040 LANDSCAPING STANDARDS PLANNING/ENGINEERING B. LANDSCAPING OR OTHER AREAS USED TO MEET THE MINIMUM LANDSCAPE AREA 0TY LABEL SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS STANDARD MUST BE PROVIDED ON THE DEVELOPMENT SITE AND MAY BE MET BY ANY COMBINATION OF THE FOLLOWING: 1. LANDSCAPING, INCLUDING PARKING LOT LANDSCAPING, THAT MEETS THE L-1 iik STREET TREES (RING ROADS - MATCH EXISTING) OR L-2 LANDSCAPING STANDARD; 2. LANDSCAPING THAT MEETS THE S-2, S-3, OR S-4 SCREENING STANDARD AS OUPA I ' QUERCUS PALUSTRIS (PIN OAK) 2.5 " CAL. B&B PROVIDED IN TABLE 18.420.2 WHERE REQUIRED BY THE APPLICABLE \ / DEVELOPMENT STANDARDS CHAPTER; 3. ANY REQUIRED ABOVE-GROUND VEGETATED STORMWATER FACILITY; OR LOT LANDSCAPE ISLAND TRFFS 4. OTHER AREAS AS SPECIFIED BY THE APPLICABLE DEVELOPMENT STANDARDS / CHAPTER. FRPE !gillSPARKING FRAXINUS PENNSYLVANICA 'PA TMORE' (PA TMORE GREEN ASH) 2.5 " CAL. B&B TABLE 18.420.1 L-2 LANDSCAPE STANDARDS PARKING LOT LANDSCAPE DIAMOND TREES A MINIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MUST INCLUDE SMALL, MEDIUM, PRSA �� PRUNUS SARGENTII 'COLUMNARIS' (COLUMNAR FLOWERING CHERRY) 2.5 " CAL. B&B OR LARGE SHRUBS; • A MAXIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MAY INCLUDE ANY COMBINATION OF MULCH, GROUNDCOVER, LAWN, OR HARDSCAPE, EXCEPT THAT HARDSCAPE 0 BUILDING FACADE LANDSCAPE TREES AREAS MAY NOT COVER MORE THAN 25% OF THE TOTAL REQUIRED LANDSCAPE AREA; AND ACC! ACER CIRCNIA TUM (VINE MAPLE) 8'-10' B&B • IF TREE CANOPY STANDARDS DO NOT APPLY AS PROVIDED IN SUBSECTION 18.420.020.C, THEN N 1 TREE MUST BE PROVIDED FOR EVERY 600 SQUARE FEET OF TOTAL REQUIRED LANDSCAPE s AREA. a ACPA ( Y J ACER PALMA TUM 'SANGO KAKU' (CORAL BARK MAPLE) 5'-7' B&B as as �� m Cl) SHRUB PLANTING TABLE m OTY LABEL SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS v 8 c BETH ® BERBERIS THUNBERGII 'ATROPURPUREA' (PURPLE LEAF BARBERRY) 5 GALLON CON. — am RHEX e EXBURY AZALEAS 5 GALLON CON. m 2 PEJA ,. PIERIS JAPONICA 'MT FIRE' (MT. FIRE ANDROMEDA) 5 GALLON CON. m NADO 0 NANDINA DOMESTICA ' FIREPOWER' (HEAVENLY BAMBOO) 2 GALLON CON. RHA 0 RHODODENDRON 'TIFFANY' (TIFFANY PINK RHODODENDRON) 5 GALLON 18-21" B&B NDA ® VIBURNUM DAVIDII (DAVID VIBURNUM) 5 GALLON CON. GROUND COVER PLANTING TABLE OTY SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS 177ACOTOWEASTER DAMMERI 'CORAL BEAUTY' (BEARBERRY COTONEASTER) 1 GALLON .30" 0/C �/ ENHANCEMENT OF EXISTING LANDSCAPE AREAS (t0 BE DETERMINED BY• I LANDSCAPE ARCHITECT) I • DRAWING ISSUES: PROJECT: PROJECT NO: I. 2009015.00 gg eco 603 stewart street,suite 610 97 3 SW Washington Square Road SCALE: 850. KEITH SEMI' ;;;; ::to 98101 CLIENT SHEETNO: 5 ,�E.,Nm L-2•I SHEET TITLE: L 9•OF0'''33 ki .th®srmtho..erg a 11.04.19 LANDSCAPE LEGEND RECEIVED NOV 052019 CITY OF TIGARD 33'-10• PLANtytNG/ENGINEERING ASPHALT PAVEMENT �O \ r-cs NOTE:(1)PIN OAK TREE WAS REMOVED AND(2)PIN OAK CHMPPER �� . A ,� TREES WILL BE PROVIDED FOR LANDSCAPE STANDARDS L-2 AANT PAVE.PLANS W♦) 'v REQUIREMENTS E...‘) CONCRETE SIDEWALK PAVEMENT CONCRETE CURB CONCRETE CURB AND GUTTER / ` EX.CONTOUR oI ` IV r� i X 62� PROPOSED CONTOUR *-- ��06��� M.# / ����� ��� 62er �I SPOT ELEVATIONer ID FFE FINISHED FLOOR ELEVATION • 7cr)ttic� '. Or w E i41,44/,-0 ' 4 " -, nrA , �nt ��:, , �� TC TOP OF CURB1 .4 **414TP TOP OF PAVEMENTIP I TW FINISHED GRADE AT TOP OF WALL I BW FINISHED GRADE AT BOTTOM OF WALL L a 18.420 LANDSCAPING AND SCREENING / 18.420.040 LANDSCAPING STANDARDS — B. LANDSCAPING OR OTHER AREAS USED TO MEET THE MINIMUM LANDSCAPE REA / y STANDARD MUST BE PROVIDED ON THE DEVELOPMENT SITE AND MAY BE MET BY I ANY COMBINATION OF THE FOLLOWING: 1. LANDSCAPING, INCLUDING PARKING LOT LANDSCAPING, THAT MEETS TH L-1 y OR L-2 LANDSCAPING STANDARD; N 2. LANDSCAPING THAT MEETS THE S-2, S-3, OR S-4 SCREENING STANDARD .. PROVIDED IN TABLE 18.420.2 WHERE REQUIRED BY THE APPLICABLE 0 DEVELOPMENT STANDARDS CHAPTER; �I c 3. ANY REQUIRED ABOVE—GROUND VEGETATED STORMWATER FACILITY; 0 0 - 4. OTHER AREAS AS SPECIFIED BY THE APPLICABLE DEVELOPMENT STAN ARDS � .10 } J . ,, CHAPTER. U TABLE 18.420.1 Qr — — — — — — — — `' , , -ei `ti , I Y 1 L-2 LANDSCAPE STANDARDS rt A. ,) A� rI t, u A MINIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MUST INCLUDE SMALL, M DIUM, I I I OR LARGE SHRUBS; I I I I ,r , 1, (1 • A MAXIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MAY INCLUDE ANY tl — — — — — COMBINATION OF MULCH, GROUNDCOVER, LAWN, OR HARDSCAPE, EXCEPT THAT HARDSCAP= AREAS MAY NOT COVER MORE THAN 25% OF THE TOTAL REQUIRED LANDSCAPE AREA; AND �_�_Ir• < • IF TREE CANOPY STANDARDS DO NOT APPLY AS PROVIDED IN SUBSECTION 18.420.020.C, THEN I �� 1 TREE MUST BE PROVIDED FOR EVERY 600 SQUARE FEET OF TOTAL REQUIRED LANDSCAPE 1 P o AREA. 1� �4 — -- )(7--$ I i I a - - - -i t, TYO T'IGAR �� LANDSCAPE PLAN 4pproved by Planning Date: 11-6-ii 'nitials: J • DRAWING ISSUES: PROJECT: PROJECT NO: tal a• 85C Bakery2009015.00 t4 ��'� 603 stewed street,suite 610 SCALE: 8500 �� 0603 se,washington 9810, 9753 SW ashington Square Road 1I8"=1'-0" .tasrc&�L st�eci� CLIENT: 5992 y 206.466.5239 p SHEET NO: 206.713.4076 m sEA1 a�e,w�A.p SHEET TITLE: L-1 .0 1:0�0 " ksmith@smithco.org e 11.04.19 LANDSCAPE PLAN RECEIVED NOV0520E1 PLANTING NOTES PLANT MATERIALS LIST: CITY OF TIGARD 1. The landscape contractor shall be responsible for familirizingthemselves with PLANNING/ENGINEERING p p TREE PLANTING TABLE other site improvements prior to the start of construction of any landscape work. ----- 2. The landscape contractor shall use caution while excavating to avoid disturbing OTY LABEL SYMBOL BOTANICAL NAME(COMMON NAME) j SIZE (MINIMUM) REMARKS any utilities. If utilities are encountered the contractor shall promply advise the general contractor,utility company and anyone interested in the disruption. The STREET TREES (RING ROADS — MATCH EXISTING)landscape contractor,before ang digging has begun,shall call for a location of all utilities by a local location service. OUPA I 1111111 QUERCUS PALUSTRIS (PIN OAK) 2.5 " CAL. B&B 3, The landscape contractor,or owner as mutually agreed upon,shall maintain and water all plant materials and grasses,until the project has been completed,a final -.::._:. . • ...I • . .1► 1: .._ inspection completed and the project accepted by the owner. FRPE FRAXINUS PENNSYLVANICA 'PATMORE'(PATMORE GREEN ASH) 2.5 " CAL. B&B 4. The landscape contractor shall be responsible for computing specific quanitities of ground covers,plant materials,soil quantities and amounts of labor time required to complete the project. For ground covers,if used,use the on center ":. . • • "• •..,•... I: spacing setforth within the plant materials legend. for soils and mulches use the depths indicated in these plan notes. PRSA (—) PRUNUS SARGENII 'COLUMNARIS' (COLUMNAR FLOWERING CHERRY) 2.5 - CAL. B&B 5. Ground covers,if used,shall be planted in an equilateral triangular pattern at the on center spacing indicated in the plant materials legend. If one gallon or larger BUILDING FACADE LANDSCAPE TREES shrubs are used in a mass planting they are to be considered as ground covers and Cl) ACCT ACER CIRCNIATUM (VINE MAPLE) 8'-10' B&B 0 the same spacing and planting requirements will apply. Where ground covers abut 0 E a curb,walk,sign pole,etc.the minimum planting distance shall be 12"from the `° item encountered. ACPA Q ACER PALMATUM 'SANGO KAKU' (CORAL BARK MAPLE) 6'-7' B&B — cm 6. The landscape contractor is responsible for providing and planting the quantity of cts plants that are represented by symbols on on the plan set drawing. _ 7. All sub-grades shall be set by the general contractor to be one tenth finish grade SHRUB PLANTING TABLE rn less the depth of the specified imported top soil. ._ co OTY LABEL SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS -oo 8. A minimum of 4"of three way topsoil shall be placed in all new planted areas ° soil shall be roto-tilled into the sub-grade a minimum of 6". c 9. A minimum of 2"depth of medium bark mulch shall be placed within all shrub BETH ® BERBERIS THUNBERGII 'ATROPURPUREA' (PURPLE LEAF BARBERRY) 5 GALLON CON. —m bed areas. RHEX ® EXBURY AZALEAS 5 GALLON CON. .. 10. All plant materials shall be fertilized with Agro transplant fertilizer 4-2-2 t e 11. All plant materials shall conform to the current A.A.N.standards for nursery stock. PEJA PIERIS JAPONICA 'MT FIRE' (MT. FIRE ANDROMEDA) 5 GALLON CON. co (latest edition).any plants that do not meet the standard shall be removed from the site at once and replaced with a proper specimen. NADO OO NANDINA DOMESTICA 'FIREPOWER' (HEAVENLY BAMBOO) 2 GALLON CON. 12. Plant and stake all materials per the plan set details. RHI ® RHODODENDRON 'TIFFANY' (TIFFANY PINK RHODODENDRON) 5 GALLON 18-21"B&B 13. Irrigation shall be installed to ensure proper plant growth. The system shall be HOA ® VIBURNUM DAVI011 (DAVID VIBURNUM) 5 GALLON CON. designed to provide complete head to head coverage without overspray onto paved areas. 14. The landscape contractor shall guarantee and warranty all materials and related GROUND COVER PLANTING TABLE workmanship of installation for a period of one year and/or one complate growing OTY SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS ACOTONEASTER DAMMERI 'CORAL BEAUTY (BEARBERRY COTONE ASTER) 1 GALLON 30" 0/C j, ENHANCEMENT OF EXISTING LANDSCAPE AREAS (t0 BE DETERMINED BY LANDSCAPE ARCHITECT) 7- mitDRAWING ISSUES: PROJECT: PROJECT NO.t co. 85C Bakery 2009015.00 4 Diii603 stewart street,suite 610 9753 SW Washin ton S uare Road SCALE: 85.,f, �0 ,, Seattle,washington 98101g q 1(8"=1'0" (9 xE1TELL.SMITH fA CLIENT: 5992 y 206.466.5239 p SHEET N0: 206.713.4076 m �sFraTxa�,wae. SHEET TITLE: L-1 .1 OP O`' f. ksmith@smithco.org e 11.04.19 LANDSCAPE LEGEND l APPLICANT MATERIALS RECEIVED OCT 2 2 2019 OF TIGARDCity of Tigard PLANNI NG/ENGINEERINGTY Case#: 1140 ' 1�I-L• �-� 1,11 COMMUNITY DEVELOPMENT DEPARTMENT TIGARD Master Land Use Application LAND USE APPLICATION TYPE O Accessory Dwelling Unit ❑ Modification: O Type I O Type II O Adjustment ❑ Planned Development: O Annexation Li Consolidated Plan ❑ Comprehensive Plan Map Amendment O Concept Plan O Conditional Use O Detailed Plan ❑ Downtown Design Review: C) Sensitive Lands Review: O Track 1 O Track 2 0 Track 3 O Type I O Type II O Type III O Home Occupation-Type II ❑ Site Development Review: O Type I O Type II C) Land Partition ❑ Subdivision ❑ Lot Line Adjustment/Lot Consolidation ❑ Temporary Use Permit ❑ Marijuana Facility Permit O Urban Forestry Plan: ❑ Miscellaneous: O Modification O Discretionary Review O Type II O Type III ❑ Zoning Map Amendment PROJECT INFORMATION Project name: 85C Baku Brief description of project: _.338 sf of patio for a previously permitted Bakery, patio is a concrete._ pad with a canopy over the existing double doors,scope includes replacemnt of approx. 542 sf of additional landscaping at existing bus shelter and motorcycle parking SITE INFORMATION Location (address if available): _9751 SW Washington Square Road Portland, OR 97223 Tax map and tax lot number(s):._Taxlot ID #1S1260000300 Property Account# R236587/R236596 Site size: Zone: APPLICANT INFORMATION Name: Keith Smith Mailing address:-603 Stewart Street, Suite 610 City/State:_Seattle WA Zip:_98101x_; Phone:_206-713-4076 Email: ksmith@smithco.org Applicant's representative: Keith Smith Phone:___206-713-4076 Email:_ksmith@smithco.org City ofTigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of2 PROPERTY OWNER INFORMATION 0 Same as applicant (Attach list for additional owners) Name: Washington Square Maria Halstead, CSM/CMD ► Senior Manager, Property Management Mailing address: 9585 SW Washington Square Road City/Scare: Portland, OR Zip: 97233 Phone: 503.639.8865 Email: Maria.Halstead(@macerich.com I certify that I am the property owner or I am eligible to initiate this application, as provided in the Tigard Community Development Code. To the best of my knowledge, all the information provided within this appplication package is complete and accurate. Keith Smith 10.18.19 Applicant's signature* Print name . Date 2-k-/ Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. STAFF USE ONLY Case No.: Application fee: Received by: , L Date: Related Case(s):j I I qr I Z Determined complete by: JC- Date: l I6 f City ofTigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2of2 RECEIVE NOV 0 5 2019 smith ego . Architecture I Design I Planning I Retail CITY G= '-IGARD PLANMNG'ENGINEERING November 04, 2019 Sam Copelan Assistant Planner City of Tigard; Community Development 13125 SW Hall Boulevard RE: Minor Modification Request 85C Bakery 9753 SW Washington Square Road, Space D02 Dear Mr. Copeland: Pursuant to Chapter 18.320 of the Commercial Zone Development Standards, we are submitting supporting documents and application for a Minor Modification at the Washing Square Mall. We are proposing a reduction of the existing landscape area, north of our new space. These changes will not affect parking. Our tenant improvement plans, to combine three (3) existing tenant spaces into a single tenant was previously approved under MMD20I9-00003. Per table 18.320.1, Minimum Landscape Requirement is calculated as follows: Minimum Lot size: 4,084,1 17 SF Existing Site Landscaping Area: 14.08% Proposed Patio: 338 SF (Proposed patio) Landscape and screening per 18.420.040, table 18.420.I L-2 standards We propose landscaping locations at an older bus shelter and the motorcycle parking lots that are located on the same tax lot as 85C Bakery, see attached site plan.The total replacement square feet will be 338.6 SF. In addition to the landscape, we are finalizing the canopy installation permit that was previously submitted and approved by zoning. These drawings include a permit for the canopy above the exterior door at the new patio. We believe that the above responses, together with the enclosed revised plans and technical documents, address all the requirements for the Minor Modification Request. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Sincerely, keith I smith 603 stewart street suite 610 Seattle, Washington 98101 206.713.4076 Submittal 10 -22- 19 RECEIVED smith th Ce . OCT 2 2 2019 Architecture I Design I Planning I Retail CITY OF TIGARD October 18, 2019 PLANNING/ENGINEERING Sam Copelan Assistant Planner City of Tigard; Community Development 13125 SW Hall Boulevard RE: Minor Modification Request 85C Bakery 9753 SW Washington Square Road, Space D02 Dear Mr. Copeland: Pursuant to Chapter 18.320 of the Commercial Zone Development Standards, we are submitting supporting documents and application for a Minor Modification at the Washing Square Mall. We are proposing a reduction of the existing landscape area, north of our new space. These changes will not affect parking. Our tenant improvement plans, to combine three (3) existing tenant spaces into a single tenant was previously approved under MMD2019-00003. Per table 18.320.1, Minimum Landscape Requirement is calculated as follows: Minimum Lot size: 4,084,1 17 SF Existing Site Landscaping Area: 14.08% Proposed Patio: 338 SF (Proposed patio) We propose landscaping locations at an older bus shelter and two (2) motorcycle parking lots that are located on the same tax lot as 85C Bakery, see attached site plan. The total replacement square feet will be 542 SF. In addition to the landscape, we are finalizing the canopy installation permit that was previously submitted and approved by zoning. These drawings include a permit for the canopy above the exterior door at the new patio. We believe that the above responses, together with the enclosed revised plans and technical documents, address all the requirements for the Minor Modification Request. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Sincerely, keith 1 smith Submittal # 1 on 11 - 5 - 19 RECEIVED 10" ROUND UTILITY BOX NOV 0 5 2019 1 LANDSCAPE IRRIGATION BOX CITY OF TIGARD VB-1ORND Ii '\VB-MAX PLANNING/ENGINEERING 11 -6 • / EXISTNG 6" CURB '_ 1 " EXISTING UTILITY METER �1 1,' EXIS NG 6 CURB r 8 14 D� '�D / � EXIS ING UTILITY '12EXISTING METAL ` ' BOLLARD - REMOVE / ACC SS COVERS N "IlrAll NEW URB LEGENL L (-->N44........... , 1 41 ASPHALT PAVEMENT '• r` Q � �v COlook , Alb T.-:-T--, -4-- 1 OO PAVEMENT PER Q ARCH.PIANS `1.. ' 4 CONCRETE SIDEWALK `��/ '( ' '\ �I �/�' ' PAVEMENT . I x,-U C) CONCRETE CURB ilik n / / m CONCRETE CURB AND GUTTER ' rn EX.CONTOUR I Or.81 1 ���---���))) ,@ 62- PROPOSED CONTOUR I// 2 62 �� — SPOT ELEVATION / �` 4II 11..., c \� FFE FINISHED FLOOR ELEVATION / , Q N 2116 S� 1 -o TC TOP OF CURB O _ ` TP TOP OF PAVEMENT ,127 S F J TW FINISHED GRADE AT TOP OF WALL ____,\/____ \ — — N BW FINISHED GRADE AT BOTTOM OF WALL .�. 1 1 '—6" NEW 6" CURB / f fY U —_EXISTING 6" CURB � 1 1 —6 , , 'I CO 1 RI a �- LANDSCAPE PLAN - MOTORCYCLE PARKING LANDSCAPE PLAN - BUS STOP 1" = 1/4"= 1'-0" r-- 1 �� � DRAWING ISSUES: PROJECT:gSC �k• �ry PROJECT NO: _./ �� ��°`', 9753BSW Washington Square Road 2009015.00 g +f 603 stewart street,suite 610 SCALE: 850© 9 KEITH L.SMITH st seattle,washington 98101 1/8"=1'-0" 6992C) CLIENT: ,-3 SEAT'Gi.O;,we.i, 206.713A076 m SHEET NO: SHEET TITLE: 'lt OF OiL-2'0 ksmith@smithco.org e 11.04.19 LANDSCAPE PLAN RECEIVED PLANT MATERIALS LIST: NOV 052019 18.420 LANDSCAPING AND SCREENING _ CITY OF TIGARD I TREE PLANTING TABLE 18.420.040 LANDSCAPING STANDARDS LANNINr/FNGINEERING B. LANDSCAPING OR OTHER AREAS USED TO MEET THE MINIMUM LANDSCAPE AREA QTY LABEL SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS STANDARD MUST BE PROVIDED ON THE DEVELOPMENT SITE AND MAY BE MET BY ANY COMBINATION OF THE FOLLOWING: 1. LANDSCAPING, INCLUDING PARKING LOT LANDSCAPING, THAT MEETS THE L-1 STREET TREES (RING ROADS — MATCH EXISTING? OR L-2 LANDSCAPING STANDARD; 2. LANDSCAPING THAT MEETS THE S-2, S-3, OR S-4 SCREENING STANDARD AS QUPA (t QUERCUS PALUSTRIS (PIN OAK) 2.5 " CAL. B&B PROVIDED IN TABLE 18420.2 WHERE REQUIRED BY THE APPLICABLE W DEVELOPMENT STANDARDS CHAPTER; — 3. ANY REQUIRED ABOVE—GROUND VEGETATED STORMWATER FACILITY; OR PARKING LOT LANDSCAPE ISLAND TREES 4. OTHER AREAS AS SPECIFIED BY THE APPLICABLE DEVELOPMENT STANDARDS / CHAPTER. FRPE I• FRAXINUS PENNSYLVANICA 'PATMORE' (PATMORE GREEN ASH) 2.5 " CAL. B&B TABLE 18.420.1 LANDSCAPING STANDARDS PARKING LOT LANDSCAPE DIAMOND TREES A MINIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MUST INCLUDE SMALL, MEDIUM, PRSA , PRUNUS SARGENTII 'COLUMNARIS' (COLUMNAR FLOWERING CHERRY) 2.5 " CAL. B&B OR LARGE SHRUBS; �` • A MAXIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MAY INCLUDE ANY COMBINATION OF MULCH, GROUNDCOVER, LAWN, OR HARDSCAPE, EXCEPT THAT HARDSCAPE BUILDING FACADE LANDSCAPE TRFFT AREAS MAY NOT COVER MORE THAN 25% OF THE TOTAL REQUIRED LANDSCAPE AREA; AND ACCT 0 ACER CIRCNIATUM (VINE MAPLE) 8'-1O' B&B • IF TREE CANOPY STANDARDS DO NOT APPLY AS PROVIDED IN SUBSECTION 18.420.020.C, THEN N 1 TREE MUST BE PROVIDED FOR EVERY 600 SQUARE FEET OF TOTAL REQUIRED LANDSCAPE L AREA. 0_ ACPA 0 ACER PALMATUM 'SANGO KAKU' (CORAL BARK MAPLE) 6'-7' B&B cm 2 m m SHRUB PLANTING TABLE rn QTY LABEL SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS 5 I ili BETH BERBER'S THUNBERGII 'ATROPURPUREA' (PURPLE LEAF BARBERRY) 5 GALLON CON. m RHEX e EXBURY AZALEAS 5 GALLON CON. o m 1E U PEJA PIERIS JAPONICA 'MT FIRE' (ML FIRE ANDROMEDA) 5 GALLON CON. m NADO 0 NANDINA DOMESTICA ' FIREPOWER' (HEAVENLY BAMBOO) 2 GALLON CON. RHTI 0 RHODODENDRON 'TIFFANY' (TIFFANY PINK RHODODENDRON) 5 GALLON 18-21" B&B VIDA ® VIBURNUM DAVI011 (DAVID VIBURNUM) 5 GALLON CON. GROUND COVER PLANTING TABLE QTY SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS sir COTONEASTER DAMMERI 'CORAL BEAUTY' (BEARBERRY COTONEASTER) 1 GALLON 30" 0/C O/j/ ENHANCEMENT OF EXISTING LANDSCAPE AREAS (to BE DETERMINED BY LANDSCAPE ARCHITECT) • DRAWING ISSUES: PROJECT: PROJECT NO: �D CO• 85C Bak rryy 2009015.00 c,v ��+,p 603 stewart street,suite 610 9753 Sw Washington Square Road SCALE: 8 OQ KEITH L.SMITH LA seattle,washington 98101 CLIENT: 1/$„=1'011 5 5992 2 206.466.5239 P 206.713.4076 m SHEET NO: li ,ig .�eF,vauz WW SHEET TITLE: L-2.1 1 L°FOke>mth@emthce.er` e 11.04.19 LANDSCAPE LEGEND RECEIVED NOV 0 4 2019 CITY OF TIGARD PLANNING/ENGINEERING 33'-10"/ / , ASPHALT PAVEMENT / O (O\\ AACEMPNT PER / 1 1J CIC\D- /ARCH.PLANS ��/ / \ CONCRETE SIDEWALK / PAVEMENT CONCRETE CURB I CONCRETE CURB AND GUTTER EX.CONTOUR et 101D.-t* X girt'*4V* / -- 44\ �� 62 PROPOSED CONTOUR �� 62 1111116"1111 � p �SPOT ELEVATION � ' FE FINISHED FLOOR ELEVATIONIn F 411°P •� iiiir-ill. ���� '��4 �� TC TOP OF CURB � f' '`A. el*TP TOP OF PAVEMENT I , TW FINISHED GRADE AT TOP OF WALL BW FINISHED GRADE AT BOTTOM OF WALL L n E3 CID 18.420 LANDSCAPING AND SCREENING / 18.420.040 LANDSCAPING STANDARDS Ji .B. LANDSCAPING OR OTHER AREAS USED TO MEET THE MINIMUM LANDSCAPE AREASTADARD MUST BE PROVIDED ON THE DEVELOPMENT SITE AND MAY BE MET BYANY COMBINATION OF THE FOLLOWING: c 7 1. LANDSCAPING, INCLUDING PARKING LOT LANDSCAPING, THAT MEETS TI-1 ca) OR L-2 LANDSCAPING STANDARD; 2. LANDSCAPING THAT MEETS THE S-2, S-3, OR S-4 SCREENING STANDARD • 3. PROVIDED IN TABLE 18.420.2 WHERE REQUIRED BY THE APPLICABLE D DEVELOPMENT STANDARDS CHAPTER; I a' 3. ANY REQUIRED ABOVE-GROUND VEGETATED STORM WATER FACILITY; 0 o -c 4. OTHER AREAS AS SPECIFIED BY THE APPLICABLE DEVELOPMENT STAN ARDS t ..1\ A, ,1 I m CHAPTER. IIIIU TABLE 18.420.1 — — — — — — — — �� `Y (' `Y `, U ( / LANDSCAPING STANDARDS I I �� J, rt f ' IA MINIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MUST INCLUDE SMALL, M DIUM, I II _.( co OR LARGE SHRUBS; I • A MAXIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MAY INCLUDE ANY t I I11 1 — — — — — — COMBINATION OF MULCH, GROUNDCOVER, LAWN, OR HARDSCAPE, EXCEPT THAT HARDSCAP AREAS MAY NOT COVER MORE THAN 25% OF THE TOTAL REQUIRED LANDSCAPE AREA; AD _ _ . • IF TREE CANOPY STANDARDS DO NOT APPLY AS PROVIDED IN SUBSECTION 18.420.020.C, THEN 1 TREE MUST BE PROVIDED FOR EVERY 600 SQUARE FEET OF TOTAL REQUIRED LANDSCAPE �� o r AREA. , -4- - ------ 0 --I I I i I LANDSCAPE PLAN 1" = 1/4"= 1'-0" • DRAWING ISSUES: PROJECT: PROJECT NO: exRth co. 85C Bakery 2009015.00 g ' °, 603stewashingtonwart street,suite 9810109753 SW Washin ton S uare Road SCALE85.0 9 q 1i8"=1�-0° U 5992 1 CLIENT: 6982 y 206.466.5239 p SHEET N0: 206.713.4076 m SMA'A'➢LE,WA k SHEET TITLE: L-1 .0 x,O O ksmith@smithco.org e 11.04.19 LANDSCAPE PLAN RECEIVED NOV 052019 PLANTING NOTES PLANT MATERIALS LIST: CITY OF TIGARD PLANNING/ENGINEERING t- 1. The landscape contractor shall be responsible for familirizing themselves with TREE PLANTING TABLE i other site improvements prior to the start of construction of any landscape work. _ .—. 2. The landscape contractor shall use caution while excavating to avoid disturbing CITY LABEL SYMBOL `BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS any utilities. If utilities are encountered the contractor shall promply advise the general contractor,utility company and anyone interested in the disruption. The ,STREET TREES (RING ROADS - MATCH EXISTING) landscape contractor,before ang digging has begun,shall call for a location of allto utilities by a local location service. quPA I QUERCUS PALUSTRIS (PIN OAK) 2.5 " CAL. B&B 3. The landscape contractor,or owner as mutually agreed upon,shall maintain and water all plant materials and grasses,until the project has been completed,a final •_.. I .\r I i; inspection completed and the project accepted by the owner. FRPE FRAXINUS PENNSYLVANICA 'PATMORE' (PATMORE GREEN ASH) 2.5 - CAL. B&B 4. The landscape contractor shall be responsible for computing specific quanitities of ground covers,plant materials,soil quantities and amounts of labor time required to complete the project. For ground covers,if used,use the on center PARKING LOT LANDSCAPE DIAMOND TREES spacing setforth within the plant materials legend. for soils and mulches use the depths indicated in these plan notes. PRSA (D PRUNUS SARGENTI! 'COLUMNARIS' (COLUMNAR FLOWERING CHERRY) 2.5 '' CAL. B&B 5. Ground covers,if used,shall be planted in an equilateral triangular pattern at the on center spacing indicated in the plant materials legend. If one gallon or larger BUILDING aulaidaidCAQE_LAULLICAEE_MEES shrubs are used in a mass planting they are to be considered as ground covers and N ACCI ACER CIRCNIATUM (VINE MAPLE) 8'-10' B&B g the same spacing and planting requirements will apply. Where ground covers abut 0 E a. a curb,walk,sign pole,etc.the minimum planting distance shall be 12"from the m item encountered. ACPA 0 ACER PALMATUN 'SANGO KAKI!'(CORAL BARK MAPLE) 5'-7' B&B rn 6. The landscape contractor is responsible for providing and planting the quantity of m plants that are represented by symbols on on the plan set drawing. 7. All sub-grades shall be set by the general contractor to be one tenth finish grade SHRUB PLANTING TABLE N less the depth of the specified imported top soil. QTY LABEL SYMBOL BOTANICAL NAME (COMMON NAME) SIZE (MINIMUM) REMARKS 8. A minimum of 4"of three way topsoil shall be placed in all new planted areas 3 soil shall be roto-tilled into the sub-grade a minimum of 6". E" 9. A minimum of 2"depth of medium bark mulch shall be placed within all shrub BETH ® BERBERIS THUNBERGII 'ATROPURPUREA' (PURPLE LEAF BARBERRY) 5 GALLON CON. bed areas. 10. All plant materials shall be fertilized with Agra transplant fertilizer 4-2-2 RHEX EXBURY AZALEAS 5 GALLON CON. L 11. All plant materials shall conform to the current A.A.N.standards for nursery stock. PEJA PIERS JAPONICA 'MT FIRE' (MT. FIRE ANDROMEDA) 5 GALLON CON. co (latest edition).any plants that do not meet the standard shall be removed from the site at once and replaced with a proper specimen. NADO O NANDINA DOMESTICA 'FIREPOWER' (HEAVENLY BAMBOO) 2 GALLON CON. 12. Plant and stake all materials per the plan set details. RHn 0 RHODODENDRON 'TIFFANY'(TIFFANY PINK RHODODENDRON) 5 GALLON 18-21-B&B 13. Irrigation shall be installed to ensure proper plant growth. The system shall be designed to provide complete head to head coverage without overspray onto paved VADA ® VIBURNUM DANDII (DAVID VIBURNUM) 5 GALLON CON. areas. 14. The landscape contractor shall guarantee and warranty all materials and related GROUND COVER PLANTING TABLE workmanship of installation for a period of one year and/or one complate growing OTY SYMBOL BOTANICAL NAME(COMMON NAME) SIZE(MINIMUM) REMARKS COTONEASTER DAMMERI 'CORAL BEAUTY (BEARB£RRY COTONEASTER) 1 GALLON .30'. 0/C ENHANCEMENT OF EXISTING LANDSCAPE AREAS (10 BE DETERMINED BY LANDSCAPE ARCHITECT) 7- \ DRAWING ISSUES: PROJECT: PROJECT NO: 1 CO.Salith 85C Bakery 2009015.00 4" ° �,� 603 Stewart street,suite 6109753 SW Washin ton S uare RoadSCALE: 85.0 ti� a seattle,washington 98101 g 4 1/8"=1'-0"KEITH55 StAlil s CLIENT: 5992 y 206.466.5239 p SHEET NO: 206.713.4076 m (EL3EATTLE,wA* SHEET TITLE L-1 .1 �1�0'F0 ksmith@smithco.org e 11.04.19 LANDSCAPE LEGEND CORRESPONDENCE ADDITIONAL INFORMATION IN111 TIGARD City of Tigard October 29`h, 2019 Keith Smith 603 SW Stewart Street, Suite 610 Seattle,WA 98101 Project: 85°C BAKERY Site: 9753 SW Washington Square Road;WCTM 1S12600 Tax Lot 00300 Land Use File: MMD2019-00026 Dear Mr. Smith: The City received the above referenced application on October 22', 2019. Staff has evaluated your application for completeness against Tigard's submittal requirements and determined that additional information is required. I. Completeness Items In order for your application to be deemed complete,please submit the following items: 1. Site Plan • During a site visit,Planning determined that the submitted measurements were off. Planning determined that there was approximately 338.6 square feet of impervious surface to be created. Please resubmit drawings that are drawn to scale. Plans on 11x17 or 8.5x11 will suffice if they are drawn to scale. An email submittal is sufficient if Planning is able to print the drawings to scale. 2. Utilities Plan • During a site visit,Planning determined that the landscaping area will partially bury certain utilities. Please indicate how the property owner can access those utilities in the future for any sort of maintenance/repairs. 3. Narrative • Please respond to the code sections that are included in this letter II. Completeness Options This letter contains the completeness review from all relevant City Departments. Please be advised that no further action will be taken on your application until one of the following events occurs: (1) you submit all completeness items, (2) you submit some completeness items and request that the City deem your application complete, or (3) you submit no completeness items and request that the City 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov Determination of Completeness Page 2 Land Use File M1\1D2019-00026 deem your application complete. Once your application is deemed complete, staff will review your application for approvability. III. When Your Application Become Void Per ORS 227.178, your application will be void if one of the three actions listed above is not taken within 180 days of the date you submitted your application.The date on which your application would become void is April 19th, 2020. Please be aware that application fees are non-refundable. If an application becomes void,the City may retain some or all of the related application deposits. If you have any questions or concerns, please feel free to contact me at (503) 718-2450 or SamuelC@,tigard-or.gov. Sincerely, CS1PLPN— Samuel Copelan Assistant Planner Determination of Completeness Page 3 Land Use File M1\1D2019-00026 Code Section for Applicant In addition to the narrative requirements from your Letter of Incompleteness,please respond to all of the applicable code criteria,which you will find below: 18.320.040 Commercial Zone Development Standards 18.320.040 Development Standards B. Landscaping and screening. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. The minimum landscape area standard is provided in Table 18.320.1. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. 18.420 Landscaping and Screening 18.420.040 Landscaping Standards B. Landscaping or other areas used to meet the minimum landscape area standard must be provided on the development site and may be met by any combination of the following: 1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2 landscaping standard; 2. Landscaping that meets the S-2, S-3, or S-4 screening standard as provided in Table 18.420.2 where required by the applicable development standards chapter; 3. Any required above-ground vegetated stormwater facility; or 4. Other areas as specified by the applicable development standards chapter. Table 18.420.1 Landscaping Standards Standard Requirements Any combination of trees,plants,or lawn with or without other natural or artificial L-1 landscaping elements such as ponds,fountains,lighting,benches,bridges,rocks,paths, sculptures,trellises,or screens. • A minimum of 50%of the total required landscape area must include small,medium, or large shrubs; • A maximum of 50%of the total required landscape area may include any combination L-2 of mulch,groundcover,lawn,or hardscape,except that hardscape areas may not cover more than 25%of the total required landscape area;and • If tree canopy standards do not apply as provided in Subsection 18.420.020.0,then 1 tree must be provided for every 600 square feet of total required landscape area. RECEIVED Kt(1114� () —LZ 61 VIA V OCT 2 2 2019 CITY OF TIGARD PLANNING/ENGINEERING ORIGIN ID:BFIA (206) 467-1611 SHIP DATE: 210CT19 ACTWGT: 3.30 LB KELLEY IMAGINE CAD: 6993779/SSFE2021 1725 WESTLAKE AVE N STE 21 DIMS: 24x3x3 IN SEATTLE, WA 98109 BILL THIRD PARTY .. ; UNITED STATES US " ATTN: SAM COPELAND CITY OF TIGARD 13125 SW HALL BLVD TIGARD OR 97223 56031 718-2759 REF: nu: PO: DEPT: III IIII I II II I I II I III I II I III II 11111 II II 11 III IIII I I II I IIIII 1111111 III P I III I 1y` � 111111 ill14' ill FedEx Express E . 3785346 TUE - 22 OCT 10:30' gi 7804 0541 4143 PRIORITY OVERNIGH ), 86 B N DA 97223 OR—US PDX z,. Samuel Copelan From: ksmith@smithco.org Sent: Tuesday, November 5, 2019 11:42 AM To: Samuel Copelan Subject: RE: MMD 85C bakery Attachments: 85c_bakery_landscape_MMD_110519.pdf Caution!This message was sent from outside your organization. Allow sender I Block sender Sam, see below for my responses keith 1.smith principal adith C! . 603 stewart street suite 610 seattle,wa 98101 206.466.5239 o 206.7(3.4076 rn ksmith{ri"lsmithco.org e www.smithco.org w Inks mcssagr originates from nth co,Ill. Ir contains information that may be confide/MX'and is intruded only for the individual or entity named above Unless you are the addressee(or authorized to receive for the addressee),you may not disclose copy,use,or distribute this information All personal messages express views solely of the sender,which are not to be attributed to smith co. ilc, and may not be copied or distributed without this dtsclarnet if you received this message in error.please notify us immediately al KruiriOnzuritipp,2%or can(206)838.5485 From:Samuel Copelan <samuelc@tigard-or.gov> Sent:Tuesday, November 5, 2019 10:33 AM To: ksmith@smithco.org Subject: RE: MMD 85C bakery Good morning Keith, Thanks for the phone call. The size of the landscaping area looks good,just a few clarifying questions on your most recent submittal: • Please state that the landscaping area will meet the L-1 standard 1 o L-1 standards reads as follows: "Any combination of trees,plants, or lawn with or without other natural or artificial landscaping elements such as ponds, fountains,lighting,benches,bridges,rocks, paths, sculptures, trellises, or screens" o Based on your plans,it looks like you are trying to meet the L-1 standard; I need something in writing from you stating how you will meet this standard (what trees/plants/lawn are you adding to meet this requirement?) RESPONSE: We are providing L_2 landscape standards, see notes on Sheet L-1.0 and L-2.1 • Tree removal o Imaging shows that one pin oak was removed for the patio, and your most recent proposal shows the addition of four pin oaks. Can you please confirm that this is the change taking place for the tree canopy requirements? RESPONSE: I've added a note pertaining to that removal and addition of(2) pin oak trees on sheet L-1.0 • Utility information o Please send me the specs on the utility boxes and describe how much of the box will be located above the landscaping. RESPONSE: see specification attached to revised submittal Thanks, Sam Copelan Assistant Planner City of Tigard;Community Development 13125 SW Hall Boulevard Tuesday-Thursday Phone: (503) 718-2450 Email: Samuelcatigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule." From: ksmith@smithco.org<ksmith@smithco.org> Sent: Monday, November 4, 2019 6:25 PM To:Samuel Copelan<samuelc@tigard-or.gov> Subject: RE: MMD 85C bakery Sam review and let me know if this will satisfy your requirements. Do you want me to add cover sheets and overall location map? 2 keith I.smith principal s .th C• • 603 stewart street suite 610 seattle,washington 98101 206,713.4076 m ksmith@smi thco_org e www.smithco.org w This message militates from smith co,lit. k contains information that may be confidential and is intended only for the individual or entity named above.Unless you are the addressee(or authorized to receive for the addressee).you may not disclose.copy,use,or distribute this information. AN personal messages express views solely cif the sender,which are not to be attributed to smith co.,N[,and may not be copied or distributed without this disclaimer. If you received this message in error,please notify us immediately at mita smithoo ort or call(206)713.4076. From:Samuel Copelan <samuelc@tigard-or.gov> Sent:Tuesday, October 29, 2019 5:06 PM To: ksmith@smithco.org Subject: RE: MMD 85C bakery Good afternoon Keith, Attached is my letter of incompleteness that I will also send to you in the mail. Please review and let me know if you have any questions. I will be here all day Wednesday and the first half of the day on Thursday. Thanks, Sam Copelan Assistant Planner City of Tigard; Community Development 13125 SW Hall Boulevard Tuesday-Thursday Phone: (503) 718-2450 Email: Samuelc@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule." 3 From:Samuel Copelan Sent: Monday, October 28, 2019 3:36 PM To: 'ksmith@smithco.org'<ksmith n smithco.org> Subject: RE: MMD 85C bakery Hi Keith, I am spending most of my afternoon on your proposal. I will let you know if I am missing anything this afternoon or tomorrow morning. Thanks, Sam Copelan Assistant Planner City of Tigard; Community Development 13125 SW Hall Boulevard Tuesday-Thursday Phone: (503) 718-2450 Email: Samuelcatigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule." From: ksmith@smithco.org<ksmith@smithco.org> Sent: Monday, October 28, 2019 10:36 AM To:Samuel Copelan<samuelc@tigard-or.gov> Subject: MMD 85C bakery Sam, any timeframe on your review? 4 keith 1.smith principal with C• . 603 stewart street suite 610 seattle,wa 98101 206.466.5239 o 206.713.4076 ni ksrnith( srnithco.org c www.srnithco.org w �t is mcssagr originates from srm h co,tic. k contains information that may be confidentwl and is inte4144d only for the individual or entity named above Unless you are the addressee(or authorized to receive for the addressee),you may not disclose copy,use,or distribute this information All personal messages express views solely of the sender.which are not to be attributed to smith co tic, and may not be copied or distributed without this disclaimer If you reserved this message in error,please notify us immediately al isrent mi hco Oro or can(206)836.6466. 5 Site Visit 10 - 28 - 19 VCA j-- L CyY 12"1/4-1 1 i -Th AMA: tril e 1 11 ._- ifs 4211. 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