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MLP2016-00006
WITHDRAWN MLP2O16 - 00006 THE CIRCUIT PARTITION a 11,1 TIGARD City of Tigard September 21, 2017 The Circuit Inc. 6050 C SW Macadam Ave Portland, OR 97239 Re: Permit No. MLP2016-00006 Dear Applicant: The City of Tigard has canceled the above referenced permit(s) and encloses a refund for the following: Site Address: 16255 SW Upper Boones Ferry Rd Project Name: The Circuit Partition Job No.: N/A Refund Method: ® Check#226188 in the amount of$803.40. ❑ Credit card"return" receipt in the amount of$ Note: Please allow 2-5 days for this refund transaction to be credited to your account by the company that issued your card. ❑ Trust account"deposit"receipt in the amount of$ Comment(s): Per applicant's request as they decided to pursue previous approval under land use case MLP2015-00006. Refund 20% of application fee. If you have any questions please contact me at 503.718.2430. Sincerely, Dianna Howse Building Division Services Supervisor Enc. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov IIini III ■ City of Tigard TIGARD Accela Refund Request This form is used for refund requests of land use, development engineering and building permit application fees. Receipts, documentation and the Request for PermitAction form (if applicable) must be attached to this request form. Refund requests are due to Accela System Administrator by each Wednesday at 5:00 PM. Please allow up to 3 weeks for processing of refunds. Accounts Payable will route refund checks to Accela System Administrator for distribution to applicant. PAYABLE TO: The Circuit Inc. DATE: 9/18/2017 6050 C SW Macadam Ave. Portland, OR 97239 REQUESTED BY: Dianna Howse AL TRANSACTION INFORMATION: Receipt#: 407735 Case#: MLP2016-00006 Date: 11/30/2016 Address/Parcel: 16255 SW Upper Boones Ferry Pay Method: CreditCard Project Name: The Circuit Partition EXPLANATION: Per applicant's request as they decided to pursue previous approval under land use case MLP2015-00006. Refund 20%of application fee per Tom McGuire. `REFUND INFORMATION: 4,. :Fee Description From Receipt Revenue Account No. Refund ` '` Example: Building Permit Fee Example: 230000.0-43104 $Amount Land Use Application Fee 100-0000-43116 $803.40 TOTAL REFUND: $803.40 APPROVALS: SIG ATURES/DATE: If under$5,000 Professional Staff If under$12,500 Division Manager If under$25,500 Department Manager If under$50,000 City Manager If over$50,000 Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Refund Processed: Date: 3`23// By: 42t(V'---- i: \Building\Refunds\RefundRequest.doc x 09/01/2010 CITY OF TIGARD RECEIPT 11111 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Project Name: The Circuit Parition Site Address: 16255 SW UPPER BOONES FERRY RD 72-C—F&I i/7 Receipt Number: 416302 - 03/23/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MLP2016-00006 $-803.40 Total: $-803.40 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 226188 DHOWSE 03/23/2018 $-803.40 Payor: The Circuit Inc. Total Payments: $-803.40 Balance Due: $803.40 Page 1 of 1 CITY OF TIGARD RECEIPT n 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Project Name: The Circuit Parition Site Address: 16255 SW UPPER BOONES FERRY RD - AVM-- Receipt Number: 407735 - 11/30/2016 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MLP2016-00006 Land Partition(2 Lots) 100-0000-43116 $4,017.00 Total: $4,017.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1017 LSMITH 11/30/2016 $4,017.00 Payor: The Circuit, Inc. Total Payments: $4,017.00 Balance Due: $0.00 Page 1 of 1 City of Tigard • COMMUNITY DEVELOPMENT DEPARTME ?! I. ~ Request for Permit Action TIGARD 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner Applicant ❑ Contractor ❑ City Staff Check(/)one REFUND OR Name: • INVOICE TO: (Business or Individual) 11/1.0 ( (ti Mailing Address: (p05-70C W flail4/1 Alre' City/State/Zip: portwd 41,1 23� Phone No.: 3-�@(40-(p2D PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): CANCEL/VOID PERMIT APPLICATION. ,❑ REFUND PERMIT FEES (attach copy of original receipt and provide explanation below). ❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit). Permit#: OLP2-01lo—CCOAP Site Address or Parcel#: f C‘25:5`. 5 Al/Z clerk/6-s fty fLb Project Name: T( ' Clrcw t+ Subdivision Name: Lot #: EXPLANATION: Apel i ca A4 deed puma preA ifrKs appn tQ ¢F ma-2,06- 0001c. - 7 0q t) rs le03.4-v ZSignature: /f Date: '1 1 Print Name: h6.0 tetirktAkaW Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. G, _ f0 3. ef0 3 /3 C FOR OFFICE USE ONLY Route to Sys Admin: Date By Route to Records: Date 3/c23 / - By Refund Processed: Date 7/r� r7 By 114 Invoice Processed: Date By Permit Canceled: Date tet rt Parcel TagAdded: Date 1P� y/�� By I:\Building\Forms\RegPermitAction_092314.doc /1/ -7//f7/' Agnes Lindor From: Andy <andy@thecircuitgym.com> Sent: Thursday, July 13, 2017 11:47 AM To: Agnes Lindor Subject: Re: Got your call Yes you can, Agnes. I understand what you are proposing and completely agree.Thank you. > On Jul 13, 2017, at 8:05 PM,Agnes Lindor<agnesl@tigard-or.gov>wrote: > > Hi Andy- >Thank you for getting back to me. Yes, I don't see any issue with getting a lot line adjustment to eliminate the flag on parcel two after the partition is recorded. > >You just want to get your conditions satisfied as soon as possible on the partition so that you can record the partition. I am happy to meet with you and talk about what needs to be done so we can get these conditions satisfied. > >So, can I take this as your formal request to withdraw MLP2016-00006? > >Thank you, > >Agnes Lindor I Associate Planner >City of Tigard I Community Development > 13125 SW Hall Boulevard >Tigard, Oregon 97223 > Phone: 503.718.2429 > Email: AgnesL@tigard-or.gov > > > > Original Message > From:Andy [mailto:andy@thecircuitgym.com] >Sent:Thursday,July 13, 2017 10:23 AM >To: Agnes Lindor<agnesl@tigard-or.gov> >Subject: Re: Got your call > >Agnes, > >Thank you very much for your consideration and helpfulness in this. After my review I would absolutely like to stick with our first decision, as long as you can confirm I will be able to do a lot line adjustment for the drive aisle so that a future developer of the new parcel will have a bit more flexibility to crest the ideal environment. > >You can withdraw our second application. > > I will be back from this trip at the end of the month and will need some time to find a new architect to work with and bring them up to speed. > >Thank you. > 1 >>On Jul 11, 2017, at 6:18 PM,Agnes Lindor<agnesl@tigard-or.gov>wrote: » Hi Andy- >>Thanks for calling. Please review the previous decision (attached). We would have 6 months from August. If you decide to move with pursing the first decision (MLP2015-00006) please provide me an email requesting to withdraw MLP 2016-00006. >> If you could please let me know by Thursday on whether you'd like to >>go with option one or pursue the current application and work with >>ODOT and approve the 30 day extension. I look forward to hearing from >>you.Thanks, Agnes » Original Message >> From: Andy [mailto:andy@thecircuitgym.com] >>Sent: Monday,July 10, 2017 10:16 PM »To: Agnes Lindor<agnesl@tigard-or.gov> >>Subject: Re: Got your call >>Agnes, can I try to call you at 9am? >>Andy Coleman >>The Circuit >>>On Jul 11, 2017, at 12:50 AM, Agnes Lindor<agnesl@tigard-or.gov>wrote: >» >>>Yes, please do. I would like to talk with you about it and the next >>>steps. I am in the office tomorrow morning. Please let me know what >>>time I should await your call.Thanks, Agnes »> >>> Original Message >>> From: Andy [mailto:andy@thecircuitgym.com] >>>Sent: Monday,July 10, 2017 3:08 PM >>>To: Agnes Lindor<agnesl@tigard-or.gov> >>>Subject: Got your call »> »> Hi Agnes, »> >>>Thank you very much for the phone call today. If it's okay, I will call you back tomorrow morning. I am on a family vacation in France right now and it is midnight. I am interested in talking with you about the ODOT issue. My architect has not responded to my email or phone calls since this issue came up and I'm a bit anxious.... »> >>>Andy Coleman >>>The Circuit »> »> »> >>> 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." >><MLP2015-00006 Amended decision.pdf> 2 REQUEST FOR COMMENTS CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NAME: rat4 1\1 (A)7)0) - 0/50,0(--t, *pm block to the left of the name of each person or organization that needs to be notified. CITY OFFICES CD Administration/Kenny Asher,CD Director CD Administration/Tom McGuire,Asst CD Director EMAIL CD/Buff Brown Sr.Transportation Planner(electronic copy) CD/Anna Dragovich City Administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) 1 Development Services/Development Eng.Khoi Le(Copy on all Notices of Decision) 1 Building Division/Mark VanDomelen,Building Official 1 Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) Public Works/John Goodrich Engineering/Oscar Contreras(Addressing-ONLY electronic copy-Full size plan set) Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney File/Reference(2 sets) LOCAL AND STATE JURISDICTIONS City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* 1 City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,PO Box 369,Lake Oswego OR 97034* City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201 City of Tualatin Planning Manager,18880 SW Martinazzi Ave,Tualatin OR 97062* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center(ZCA- Adopted)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Brian Harper,PhD,(CPA/DCA/ZON)* ODOT,Rail Division,Dave Lanning,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179(Notify if ODOT R/R-Hwy Crossing is only access to land). EMAIL 1 ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NW Flanders,Portland OR 97209- 4037(Vacations)* Email: Regionl_DEVREV_Applications®odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing 1"1RC-Attn: Renae Ferrera,POB 3621,Portland OR 97208- 3621 (powerlines in area) OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,700 NE Multnomah St#600,Portland,OR 97232 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 OR Dept of Land Conservation&Dev.,Mara Ulloa,635 Capitol Street NE,Suite 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37)-You have the option to send electronic copies.See DLCD website for online submittal procedures OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-1279 ,Documents should be emailed/do not send hard copies) OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if property has HD overlay) US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (Maps and CWS letter only) I:1Community DevelopmentlLand Use Applications103_Admin Materials\Request for comments MLP 2016-00006 Request for Comments Notification List Rev.20160915 Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS WCCCA 9-1-1,Ian Crawford,17911 NW Evergreen Pkwy,Beaverton,OR 97006(preliminary plats-subdivisions for street naming/numbering) (Documents should be emailed to icrawford@wccca.com/do not send hard copies) Washington County Consolidated Communications Agency(WCCCA)"911",Kelly Dutra,17911 NW Evergreen Pkwy, Beaverton,OR 97006(monopole towers) 1 Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St MS 51 Hillsboro OR 97123-5625 (general apps)* Washington County,Cartography,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA Final Notice ONLY)* Principal Planner,Community Planning,Washington County,Dept of Land Use&Trans,Planning and Development Services, 155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,ATTN:Current Planning,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 1 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved Annexation notices) 1 Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy,Hillsboro OR 97123* 1 Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact) 1 NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209-3991 (Annexations only) Oregon Health Authority(OHA),Oregon Medical Marijuana Program,PO Box 14450,Portland,OR 97293-0450 Oregon Liquor Control Commission(OLCC),Recreational Marijuana Program,Attn:Amanda Borup,PO Box 22297,Milwaukie, OR 97269-2297 Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006 1 Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock Nelson, 503-249-3079) Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 1 Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* 1 Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* EMAIL Tualatin Valley Water District,Administrative Office:Email to ryan.smith@tvwd.org and sarah.alton@tvwd.org 1 Tri-Met Transit Development,Ben Baldwin,Project Planner,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) EMAIL Frontier Communications,John Cousineau:Documents should be emailed to John.Cousineau@ftr.com EMAIL Frontier Communications,Julia Smith:Documents should be emailed to julia.smith@ftr.com *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects(Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you. I:\Community Development\Land Use Applications\03_Admin Materials Request for comments\MLP 2016-00006 Request for Comments Notification List Rev.20160915 Page 2 of N TIGARD REQUEST FOR COMMENTS DATE: May 10.2017 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz,Associate Planner Phone: (503) 718-2429 Fax: (503) 718-2748 Email:Agnesla,tigard-or.gov MLP2016-00006 - THE CIRCUIT PARTITION - REQUEST: The applicant is requesting a minor land partition to divide one (1) 3.3-acre site at the corner of SW Upper Boones Ferry Road and Durham Road into two (2) parcels. The proposed lots are 73,619 square feet and 74,131 square feet in size. There is an existing commercial building (bouldering gym) that will remain on proposed Parcel 1. This is a revision to the previously approved 2 lot partition for the same site (MLP2015-00006). LOCATION: 16255 SW Upper Boones Ferry Road.WCTM 2S113BA Tax Lot 00700. ZONE: I-P: Industrial Park District. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.520, 18.705, 18.790, and 18.810. Attached are the Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MAY 25, 2017. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: X We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. J W 0W. �`M PC .10�(d-of.304 563.11 g.2 570 I Agnes Lindor From: MARTIN Carrie A <Carrie.A.MARTIN@odot.state.or.us> Sent: Wednesday,June 21, 2017 10:51 AM To: Khoi Le Cc: Agnes Lindor;Jon Rolufs; DANIELSON Marah B; BROOKING Joshua C; battys@trimet.org Subject: RE: MLP2016-00006 Circuit Partition Hello, SW Durham Rd rail crossing ODOT Crossing No 3E-034.40 USDOT 058293U Upon review of the development application and time lapse ariel of google earth development has happened to the north as stated in my previous email. Now development is seeking permission to connect with parcel 1 and new connection parcel 2 (new parcel) along with a new connection to SW Fanno Cr Pl.These would all connect into the right in/right out onto Durham Rd directly adjacent to the railroad crossing.This connection will not be allowed adjacent to the rail crossing. ODOT Rail and Public Transit Division understands encouraging joint access but in this case joint access is not allowed due to the proximity to the rail crossing on Durham Rd. ODOT Rail and Public Transit Division has the authority to reject and/or require removal of access directly adjacent to the rail crossing within the safe stopping distance of the crossing.The right in/right out radius does not look tight enough to actually prevent left turning from property onto Durham Rd and also left turns from Durham Rd too. Previous comments still apply. Remove access between properties from plans or remove driveway onto Durham Rd. Please alter plans and resubmit. A crossing order application is most likely going to be required. I have cc'd both railroads PNWR and TriMet in this email. If there are any questions please let me know. Thank you, Carrie Martin ODOT Rail and Public Transit Division Crossing Compliance Specialist 503-986-6801 From: Khoi Le [mailto:khoi@tigard-or.gov] Sent: Wednesday, June 21, 2017 8:14 AM To: DANIELSON Marah B; BROOKING Joshua C; MARTIN Carrie A Cc: Agnes Lindor Subject: RE: MLP2016-00006 Circuit Partition Hi Carrie, The driveway connection to Durham Road existed as a full access(with left turns)for a long time, and the site was a home improvement store with lumberyard, and most traffic entered and exited from Durham Rd via both right and left turns. When Elmo Studd's was converted into The Circuit bouldering gym,they provided an alternate access to the north,which gave traffic another option to get in and out of the site, and the Durham Rd driveway was converted to right-in/right-out only,which removed much of the traffic and left turns from the Durham Rd driveway. The proposal 1 would continue this left-turn prohibition at the Durham Rd driveway,and the driveway to the north would remain for site traffic as an alternate to the Durham Rd driveway. Since the driveway is now a right in and right out, can you please provide clarification or confirmation for the following items: • A right turn only sign is required from parcel 1 onto Durham Rd. No longer applicable? • Or remove driveway access on Durham Rd and have parcel 1 and 2 access SW Fanno Creek PI. No longer applicable? • Place barricade at end of SW Fanno Creek PI adjacent to railroad tracks on private property, not railroad right of way. Did the applicant propose a barricade at the end of SW Fanno Creek PI or this is an item that ODOT wants to be in place? Note: The end of Fanno Creek Place may be located on the adjacent parcel. • Is the restriction of Parcel 2 taking access from Durham an outright requirement from ODOT or is it to be determined after the review of the crossing application? Note: joint access is encouraged under the City of Tigard codes. Please let me know if you have any questions or comments. Thank you for your time and help. Khoi From: DANIELSON Marah B [mailto:Marah.B.DANIELSON@odot.state.or.us] Sent:Thursday, May 25, 2017 4:42 PM To:#CD PoD<CDPoD@tigard-or.gov> Subject: FW: MLP2016-00006 Circuit Partition Below are ODOT comments for The Circuit Partition.Agnes is the contact person and she is out of the office. I just want to make sure these comments get into the record for this case. Thank you. Marah Danielson,Senior Planner ODOT R1 Development Review Planning Lead (503) 731-8258 marah.b.danielson@odot.state.or.us From: DANIELSON Marah B Sent: Thursday, May 25, 2017 4:34 PM To: 'Agnes Kowacz' Cc: MARTIN Carrie A Subject: FW: MLP2016-00006 Circuit Partition Hi Agnes, Please enter the comments below from the ODOT Rail and Public Transit Division for ML2016-00006 The Circuit Partition. Please direct any question to Carrie Martin,ODOT Crossing Compliance Specialist. Her contact information is provided below. Thanks for the opportunity to comment. Marah Danielson,Senior Planner ODOT R1 Development Review Planning Lead (503) 731-8258 marah.b.danielson@odot.state.or.us From: MARTIN Carrie A Sent: Tuesday, May 16, 2017 12:13 PM 2 To: BROOKING Joshua C Cc: dhannahs@gwrr.com; battys@trimet.orq; 'Jon Rolufs' Subject: RE: MLP2016-00006 Circuit Partition Hello, Due to a proposed second parcel for this location ODOT Rail and Public Transit Division comments are below. From viewing google street view SW Fanno Creek PI is a private road and from looking on google earth pro aerials show a driveway was added to SW Fanno Creek PI for this parcel in 2014. A permanent curb in between the parcels is needed so vehicles on SW Fanno Creek PI and parcel 2 do not access parcel 1 to cause added traffic to the driveway access adjacent to the railroad crossing on Durham Rd.The driveway access is for the one parcel not for 2 developed parcels and a private street which is connected to a large development. Plan sheet 5 of 6 shows connection between the private street and both parcels to access the driveway on Durham Rd.This will increase traffic at this driveway location and be more like a street. A street is not approved in the current rail crossing order adjacent to the railroad crossing. Remove from plans and resubmit. A right turn only sign is required from parcel 1 onto Durham Rd. Or remove driveway access on Durham Rd and have parcel 1 and 2 access SW Fanno Creek Pl. Keep and maintain fencing along railroad right of way on parcel 1 and parcel 2. Place barricade at end of SW Fanno Creek PI adjacent to railroad tracks on private property, not railroad right of way. A crossing order application may be needed for both access scenarios adjacent to the rail crossing on Durham Rd. See link to crossing order application. http://www.odot.state.or.us/forms/odot/rai1734/735-9202fil.pdf Thank you, Carrie Martin ODOT Rail and Public Transit Division Crossing Compliance Specialist 503-986-6801 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 MEMORANDUM CITY OF TIGARD, OREGON DATE: June 1,2017 TO: Agnes Kowacz,Associate Planner FROM: Khoi Le,Principal Engineer PROJECT: MLP2016-00006 THE CIRCUIT PARTITION 18705.030. General Provision 18.705.30.H Access Management 1.An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs,sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO (depending on jurisdiction of facility) The site is adjacent to both SW Durham Rd and SW Upper Boones Ferry Rd. Both roads are classified are Arterial Streets . The site currently has two access points. The main access is on Durham Rd. The secondary access is on the shared private driveway known as Fanno Creek Place between the subject site and the parcel adjacent to the north. The Applicant stated that access and egress on Durham was approved under previous zoning and building permit between 2013 and 2014. The Circuit closed an existing access/egress point onto Upper Boones Ferry and agreed to modify the access onto Durham to a right in/right out only. The Applicant is not proposing a new driveway and is utilizing the existing driveway. The Applicant did not include a preliminary sight distance certification as part of the submittal. Even though the existing access was once approved by the City in 2013,the Applicant must submit a new sight distance evaluation to confirm that no vegetation has over grown or other vision obstructions have been placed within the required sight distance area. Prior to final plat approval,the Applicant shall submit a final sight distance certification. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet,measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area,as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage,the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. The existing driveway approach on Durham is about 200'from the crosswalk at Upper Boones Ferry and approximately 100'from the rail line. The access is also within the influence area of the intersection. However,the access has been restricted to right turns in and out at this location since ENGINEERING COMMENTS PAGE 1 2013 per a condition of approval associated with the land use case MMD2013-00040. The Applicant is not proposing a new access as part of this partition application. 3.The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The subject property has about 300 feet of frontage on Durham. The access is approximately 100' from the rail line and about 200'from the crosswalk at Upper Boones Ferry,which does not meet the 600-foot spacing standard. A connection across the rail line is not possible. This is the best available access location along the subject property frontage on Durham. No access is on Upper Boones Ferry. 4. The minimum spacing of local streets along a local street shall be 125 feet. The Applicant has not proposed a new local street. SW 74th Ave,a Local Street,is nearest intersection and is more than 200'away from the existing driveway. 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided,however,that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. This site lies adjacent to Upper Boones Ferry and Durham. Both roads are currently improved with curb and four travel lanes. Although sidewalk is in place along the subject property frontage on Durham,no sidewalk is on Upper Boones Ferry's frontage. As indicated in the Tigard Transportation System Plan,both Durham and Upper Boones Ferry are planned to have five travel lanes,and an additional southbound right turn lane is planned on SW Upper Boones Ferry Road approaching the SW Durham Road intersection. A typical land partition with no opportunity for future land use application made to the City to develop that property or to change the existing,dedication of right way,and half-street improvement would have been required. However,the Applicant is not proposing to expand the existing building located on the existing parcel or to build on the newly created parcel at this time under this land use application therefore dedication of right-of-way and half street improvement are not required at this time. Dedication and half-street improvement will be required with any future land use action or any future development or application for building permits that results in increased trip generation at the site. E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan,or as needed to continue an existing improved street or within the Downtown District,street right-of-way and roadway widths shall not be less than the minimum width described below.Where a range is indicated,the width shall be determined by the decision- ENGINEERING COMMENTS PAGE 2 making authority based upon anticipated average daily traffic(ADT)on the new street segment. (The City Council may adopt by resolution,design standards for street construction and other public improvements.The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in Table 18.810.1 This site lies adjacent to Upper Boones Ferry and Durham,both of which are classified as Arterials in the Tigard Transportation System Plan. Both are classified as future five-lane roadways,and an additional southbound right turn lane is planned on SW Upper Boones Ferry Road approaching the SW Durham Road intersection. The necessary half-width for these planned roadway sections is a 52- foot half width along SW Durham Road and a 64-foot half-width along SW Upper Boones Ferry Road. A typical land partition with no opportunity for future land use application made to the City to develop that property or to change the existing,dedication of right way would have been required. However,the Applicant is not proposing to expand the existing building located on the existing parcel or to build on the newly created parcel at this time under this land use application therefore dedication of right-of-way is not required at this time. Dedication will be required with any future land use action or any future development or application for building permits that results in increased trip generation at the site. F. Future street plan and extension of streets. 1.A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division.At the applicant's request,the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved.A street proposal may be modified when subsequent subdivision proposals are submitted. The Applicant is not proposing any future streets. b. Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle routes and pedestrian facilities on or within 530 feet of the site. Upper Boones Ferry is currently not a bus route but Durham is a bus route. There is a bus stop on Durham just in front of the subject site. 2.Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed,and a.These extended streets or street stubs to adjoining properties are not considered to be cul- de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b.A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer,the cost of which shall be included in the street construction cost. c.Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. There is no future division of adjoining land identified. ENGINEERING COMMENTS PAGE 3 H.Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography,railroads,freeways,pre- existing developments,lease provisions,easements,covenants or other restrictions existing prior to May 1,1995 which preclude street connections.A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2.All local,neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints,existing development patterns or strict adherence to other standards in this code.A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints,the mere presence of a constraint is not sufficient to show that a street connection is not possible.The applicant must show why the constraint precludes some reasonable street connection. 3.Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops,commercial services,and other neighborhood facilities,such as schools,shopping areas and parks. 4.All developments should provide an internal network of connecting streets that provide short,direct travel routes and minimize travel distances within the development. No street connection is proposed or requested. I. Intersection angles. Street shall be laid out so as to intersect at an angle as near to a right angle as practical,except where topography requires a lesser angle,but in no case shall the angle be less than 75°unless there is special intersection design,and: No new intersection is proposed. 1.Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; No new street is proposed. No street frontage improvement is requested. 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right of way line of the acute angles; No new intersection is proposed. 3. Right-of-way lines intersection with arterial streets shall have a corner radius of not less than 20 feet. The existing right of way at the intersection of Durham and Upper Boones Ferry is more than 20 feet. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are less than standard width,additional rights-of-way shall be provided at the time of subdivision or development. The proposed development does not have existing rights-of-way. ENGINEERING COMMENTS PAGE 4 K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet,while generally not acceptable,may be approved where essential to reasonable development when in conformity with the other requirements of these regulations,and when it will be practical to require the improvement of the other half when adjoining property developed. Both Durham and Upper Boones Ferry are improved with curb and four travel lanes each. Dedication and street improvement will be required with any future land use action or any future development that results in increased trip generation at the site. L. Cul-de-sac No cul-de-sac is proposed. . M. Street name. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County,except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. No new street name is proposed. N. Grades and curves. 1. Grades shall not exceed 10%on arterials,12%on collector streets,or 12%on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet);and 2. Centerline radii of curves shall be as determined by the city engineer. Durham along the site has been improved with street grade at about 1.00%. Upper Boones Ferry is flat with street grate at less than 1.00%. 0. Curbs,curb cuts,ramps,and driveway approaches. Concrete curbs,curb cuts,wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080,and: 1. Concrete curbs and driveway approaches are required;except: 2. Where no sidewalk is planned,an asphalt approach may be constructed with city engineer approval;and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Curbs,curb cuts,ramps,and driveway approaches are shown on the submitted site plans. P. Street adjacent to railroad right-of-way. The proposed site is adjacent to a rail line right-of-way. Q.Access to arterials and collectors.Where a development abuts or is traversed by an existing or proposed arterial or collector street,the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic,or if separation is not feasible,the design shall minimize the traffic conflicts. The design shall include any of the following: ENGINEERING COMMENTS PAGE 5 1.A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector;or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. The site is adjacent to Durham and Upper Boones Ferry,Arterial Streets. The site is accessing Durham via the existing driveway approach. No new approach is proposed. No new building is proposed and there is landscape buffer between the building and the sidewalk on Durham but none is one Upper Boones Ferry. R. Alleys,public or private. The site does not propose any alleys,public or private. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city,it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. No new street is proposed or requested. T.Private streets. 1.Design standards for private streets shall be established by the city engineer;and 2.The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments,mobile home parks,and multi-family residential developments. No private street is proposed. U. Railroad Crossing. The proposed site is adjacent to a railroad crossing. V. Street Signs. The city shall install all street signs,relative to traffic control and street names,as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. No new street sign is proposed or requested. W. Mail Boxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to road curbs; 2. Proposed locations of joint mailboxes shall be designed on a copy of the preliminary plat or development plan,and shall be approved by the city engineer/U.S.post office prior to final plan approval;and ENGINEERING COMMENTS PAGE 6 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S.post office prior to final approval. No new mailbox is proposed. X. Traffic Signal. The location of traffic signals shall be noted on approval street plans. Where a proposed street intersection will result in an immediate need for a traffic signal,a signal meeting approval specifications shall be installed. The cost shall be included as a condition of development. No traffic signal is required. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the city's direction. There is an existing streetlight located in front of the site on an existing wood pole on Durham however none is on Upper Boones Ferry. Streetlights shall be required with any future land use action or any future development that results in increased trip generation at the site. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. No new street sign is proposed or requested. AA. Street cross-section. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphalt concrete; 3. The final lift shall be place on all new construction roadways prior to final city acceptance of the roadway;however,no before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development.; 4. The final lift shall be Class C asphalt concrete as defined by A.P.W.A. standards specifications;and 5. No lift shall be less than 1-1/2 inches in thickness. Both Durham and Upper Boones Ferry are improved with curb and four travel lanes each. BB. Traffic calming. When,in the opinion of the city engineer,the proposed development will create negative traffic condition on existing neighborhood streets,such as excessive speeding,the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative,the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer will determine the amount of funds required,and will collect said funds from the developer prior to the issuance of a certificate of occupancy,or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of five years from the date of issuance of certificate of occupancy,or in the case of a subdivision, ENGINEERING COMMENTS PAGE 7 the date of final plat approval. Any funds not used by the city within the five-year time period will be refunded to the developer. No traffic calming measures are proposed or deemed necessary. CC. Traffic Study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generation from development onto the city street at the point of access and the existing ADT fall within th following ranges: Existing ADT ADT to be added by development 0-3000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition,a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facilities;and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility;and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Traffic Impact Study is not required until future land use actions or a development is proposed. 18.810.050 Easements A. Easements. Easements for sewers,drainage,water mains,electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions,and where a development is traversed by a watercourse or drainage way,there shall be provided a stormwater easement or drainage right-of-way conforming substantial with the lines of the watercourse. The site is not traversed by watercourse or dranaige way. B. Utility Easements. A property owner proposing a development shall make arrangement with the city,the applicable district,and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The ENGINEERING COMMENTS PAGE 8 city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company,applicable district,or city engineer. The Applicant's site plan shows a utility easement along Upper Boones Ferry. There is no easement along Durham. Public Utility Easement(PUE)will be required with any future land use action or any future development or application for building permits that results in increased trip generation at the site. 18.810.70 Sidewalk. A.All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting the city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no sidewalk exists on the other side of the street. Sidewalk is in place along the Durham but none on Upper Boones Ferry. A typical land partition with no opportunity for future land use application made to the City to develop that property or to change the existing,sidewalk improvement would have been required. However,the Applicant is not proposing to expand the existing building located on the existing parcel or to build on the newly created parcel at this time under this land use application therefore sidewalk is not required at this time. Sidewalk improvement will be required with any future land use action or any future development or application for building permits that results in increased trip generation at the site. B. Requirement of developers. 1. As part of any development proposal,or change in use resulting in an additional 1,000 vehicle trips or more per day,an applicant shall be required to identify direct,safe (1.25 x the straight line distance)pedestrian route within 1/2 mile of their site to all transit facilities and neighborhood activity centers(schools,parks,libraries,etc.). In addition,the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction,the sidewalk shall be extended from the site to meet the existing sidewalk,subject to rough proportionality(even if the sidewalk does not serve a neighborhood activity center). There is no sidewalk gap within 300 feet of the proposed site. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets,except where the following conditions exist: There is inadequate right-of-way;the curbside sidewalks already exist on predominant portions of the street;it would conflict with utilities;there are significant natural features (large trees,water features,significant habitat areas,etc.) that would be destroyed if the sidewalk were located as required;or where there are existing structures in close proximity to the street(15 feet or less)or where the standards in Table 18.810.1 specify otherwise. Additional consideration of exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. The Applicant's site plan shows curb tight sidewalk along the subject site frontage on Durhma. No sidewalk or planter is in place along the site on Upper Boones Ferry,but will be required with future land use action or any future development. ENGINEERING COMMENTS PAGE 9 D. Maintenance. Maintenance of sidewalks,curbs,and planter strips is the continuing obligation of the adjacent property owner. The Applicant should understand it is their obligation to continue maintaining the adjacent sidewalks, curbs and planter strips. E. Application for permit and inspection. If the construction of a sidewalk is not included in the performance bond of an approved subdivision or the performance bond has lapsed, then every person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall be before entering upon the work or improvement,apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provision of this section is satisfied. 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provision of this section to the owner,builder or contractor when,in his or her opinion,the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time. b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk. c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street;or, d. Topography or elevation of the sidewalk base area makes construction of sidewalk impractical or economically infeasible. No frontage improvement is proposed at this time. Street improvement will be required with any future land use action or any future development that results in increased trip generation at the site. 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. No sidewalk improvement is proposed at this time. Sidewalk improvement will be required with any future land use action or any future development that results in increased trip generation at the site. F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist,the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or form a public building,commercial area,place of assembly or other general pedestrian traffic,and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings,multiple dwellings. 4. A criteria which allowed noncompliance under this section no longer exists and a sidewalk could be constructed in conformance with city standards (Ord. 12-13§1;Ord.06- 20;Ord. 02-33,Ord.99-22) ENGINEERING COMMENTS PAGE 10 No sidewalk improvement is proposed at this time. Sidewalk improvement will be required with any future land use action or any future development that results in increased trip generation at the site. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval.The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permit Denied. Development permits may be restricted by the commission or hearing officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety,surcharging of existing mains,or violations of state or federal standards pertaining to operation of the sewage treatment system. No change to the existing building is proposed. No additional flow is proposed. The existing sanitary sewer system is adequate. A.810.100 Storm Drainage A. General provisions.The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made,and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; No change to the existing building is proposed. No additional flow is proposed. The existing storm drainage system is separate and independent of the sanitary sewerage system. 2. Where possible,inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and No new storm drainage system proposed. 3. Surface water drainage patterns shall be shown on every development proposal plan. Site plan with contours was submitted. No change to the existing building is proposed. No development on the newly created parcel is proposed at this time. B. Easement. Where a development is traversed by a watercourse,drainageway,channel or stream,there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. The site is not traversed by Fanno Creek. C.Accommodation of upstream drainage.A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development,and the city engineer shall approve the necessary size of the facility,based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). There is no upstream basin that flows across the subject site. ENGINEERING COMMENTS PAGE 11 D. Effect on downstream drainage.Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). No change to the existing building is proposed. No development on the newly created parcel is proposed at this time. Water quality design must meet CWS Design Standards and shall be reviewed and approved by the Engineering Division with any future land use action or any future development that results in increased trip generation at the site. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard,bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan(TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. The proposed development is fronting Durham and Upper Boones Ferry,Arterial Streets.Bike lanes are in place on Durham but not on Upper Boones Ferry. Street improvement including bike lanes will be required with any future land use action or any future development that results in increased trip generation at the site. 18.810.120 Utilities A. Underground utilities.All utility lines including,but not limited to those required for electric,communication,lighting and cable television services and related facilities shall be placed underground,except for surface mounted transformers,surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above, and: 1.The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2.The city reserves the right to approve location of all surface mounted facilities; 3.All underground utilities,including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. There are existing overhead utilities along the project frontage on both Durham and Upper Boones Ferry. Existing overhead utilities will be placed underground with any future land use action or any future development that results in increased trip generation at the site. ENGINEERING COMMENTS PAGE 12 B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information,easements for all underground facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Public Utility Easement(PUE)will be required with any future land use action or any future development that results in increased trip generation at the site. C.Exception to undergrounding requirement. 1.The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development.The determination shall be on a case-by-case basis.The most common,but not the only,such situation is a short frontage development for which undergrounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. 2.An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4.The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines.All new utility lines shall be placed underground. There are existing overhead utilities along the project frontage on both Durham and Upper Boones Ferry. Existing overhead utilities will be placed underground with any future land use action or any future development that results in increased trip generation at the site. D. Fee in-lieu of undergrounding. 1.The city engineer shall establish utility service areas in the city.All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities,unless exempted by this code. 2.The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area.The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area.The fee due from any developer shall be calculated based on a front-foot basis. 3.A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities.The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4.The funds collected in each service area shall be used for undergrounding utilities within the city at large.The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city.The list shall indicate the estimated timing and cost of each project.The list shall be submitted to the city council for their review and approval annually. ENGINEERING COMMENTS PAGE 13 There are existing overhead utilities along the project frontage on both Durham and Upper Boones Ferry. Existing overhead utilities will be placed underground with any future land use action or any future development that results in increased trip generation at the site. ENGINEERING COMMENTS PAGE 14 THE FOLLOWING CONDITIONS SHALL BE SATIFIED PRIOR TO APPROVAL OF THE FINAL PLAT I. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS)geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 2. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. 3. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. 4. Plats will include signature lines for the City Engineer and Community Development Director. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. 5. Prior to final plat approval,the Applicant shall pay an addressing fee in the amount of$50. (1 lot X$50/address). 6. After the City and County have reviewed the final plat, submit one of the final plat for City Engineer and Community Development Director signatures. 7. Submit a check in the amount of the current final plat review fee(Contact Planner on Duty, at 503718-2421) ENGINEERING COMMENTS PAGE 15 Agnes Kowacz From: DANIELSON Marah B <Marah.B.DANIELSON@odot.state.or.us> Sent: Thursday, May 25, 2017 4:34 PM To: Agnes Kowacz Cc: MARTIN Carrie A Subject: FW: MLP2016-00006 Circuit Partition Hi Agnes, Please enter the comments below from the ODOT Rail and Public Transit Division for ML2016-00006 The Circuit Partition. Please direct any question to Carrie Martin,ODOT Crossing Compliance Specialist. Her contact information is provided below. Thanks for the opportunity to comment. Marah Danielson, Senior Planner ODOT R1 Development Review Planning Lead (503) 731-8258 marah.b.danielson@odot.state.or.us From: MARTIN Carrie A Sent: Tuesday, May 16, 2017 12:13 PM To: BROOKING Joshua C Cc: dhannahs@gwrr.com; battys@trimet.org; 'Jon Rolufs' Subject: RE: MLP2016-00006 Circuit Partition Hello, Due to a proposed second parcel for this location ODOT Rail and Public Transit Division comments are below. From viewing google street view SW Fanno Creek PI is a private road and from looking on google earth pro aerials show a driveway was added to SW Fanno Creek PI for this parcel in 2014.A permanent curb in between the parcels is needed so vehicles on SW Fanno Creek PI and parcel 2 do not access parcel 1 to cause added traffic to the driveway access adjacent to the railroad crossing on Durham Rd.The driveway access is for the one parcel not for 2 developed parcels and a private street which is connected to a large development. Plan sheet 5 of 6 shows connection between the private street and both parcels to access the driveway on Durham Rd.This will increase traffic at this driveway location and be more like a street.A street is not approved in the current rail crossing order adjacent to the railroad crossing. Remove from plans and resubmit. A right turn only sign is required from parcel 1 onto Durham Rd. Or remove driveway access on Durham Rd and have parcel 1 and 2 access SW Fanno Creek PI. Keep and maintain fencing along railroad right of way on parcel 1 and parcel 2. Place barricade at end of SW Fanno Creek PI adjacent to railroad tracks on private property, not railroad right of way. A crossing order application may be needed for both access scenarios adjacent to the rail crossing on Durham Rd. See link to crossing order application. http://www.odot.state.or.us/forms/odot/rai1734/735-9202fil.pdf Thank you, Carrie Martin ODOT Rail and Public Transit Division Crossing Compliance Specialist 503-986-6801 2 CleanWater Services MEMORANDUM Date: May 25, 2017 To: Agnes Kowacz, Associate Planner, City of Tigard From: Jackie Sue Humphrey-4 lean Water Services (CWS) Subject: Circuit 2-Parcel Partition, MLP2016-00006, 2S113AB00700 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for CWS Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 17-5, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. If site area and any offsite improvements required for this development exceed five-acres of disturbance, project will require a 1200-C Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 17-5, Section 4.05. Access shall be provided for maintenance of facility per R&O 17-5, Section 4.02.4. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute CWS approval of storm or sanitary sewer compliance to the NPDES permit held by CWS. CWS,prior to issuance of any connection permits, must approve final construction plans and drainage calculations. 74 V a TIGARD REQUEST FOR COMMENTS DATE: May 10.2017 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz.Associate Planner Phone: (503) 718-2429 Fax: (503) 718-2748 Email:Agneskaitigard-or.gov MLP2016-00006 - THE CIRCUIT PARTITION - REQUEST: The applicant is requesting a minor land partition to divide one (1) 3.3-acre site at the corner of SW Upper Boones Ferry Road and Durham Road into two (2)parcels. The proposed lots are 73,619 square feet and 74,131 square feet in size. There is an existing commercial building(bouldering gym) that will remain on proposed Parcel 1. This is a revision to the previously approved 2 lot partition for the same site (MLP2015-00006).LOCATION: 16255 SW Upper Boones Ferry Road.WCTM 2S113BA Tax Lot 00700. ZONE: I-P: Industrial Park District. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.520, 18.705, 18.790,and 18.810. Attached are the Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MAY 25,2017. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: TUAlATIN VALIFY FE&Run IF John Wolff IAAI-CFI APPROVED Deputy Fire Marshal II GUNuI i IONALLY APPROVED P (503)259-1504-direct Aapanvu nc a AMS IS NOT AN APPROVAL Or (503)642-4814-fax OMISSIONS OR OVERSIGHTS. Tualatin Valley (503)649-8577-main S • t;)LETTER el John.WolffO tvfr.com Fire & Rescue / . • 5.z� ) w 11945 S.W.70th Avenue Wain i R DATE Tigard,OR 97223-9196 www.tvfr.com Name&Number of Person Commenting Agnes Kowacz From: Ryan Smith <ryan.smith@tvwd.org> Sent: Wednesday, May 10, 2017 11:11 AM To: Agnes Kowacz Cc: Sarah Alton Subject: RE: MLP2016-00006 Circuit Partition Agnes, This project is outside of our service area, I believe it will be served by Tigard Water. Thanks, Ryan Smith Engineering Associate 1850 SW 170th Ave,Beaverton,OR 97003 mobile 971-277-8813//office 503-848-3000 rvan.smith@tvwd.org www.tvwd.org Tualatin Valley Water District Delivering the Best Water•Service•Value From:Agnes Kowacz [mailto:AgnesK@tigard-or.gov] Sent:Wednesday, May 10,2017 10:16 AM To: 'Regionl_DEVREV_Applications@odot.state.or.us'<Regionl_DEVREV_Applications@odot.state.or.us>; Ryan Smith <ryan.smith@tvwd.org>; Sarah Alton<sarah.alton@tvwd.org>; 'Cousineau,John'<John.Cousineau@ftr.com>; 'julia.smith@ftr.com'<julia.smith@ftr.com> Cc: Buff Brown<BuffB@tigard-or.gov> Subject: MLP2016-00006 Circuit Partition Good morning- Please see attached request for comments for a 2 lot partition (MLP2016-00006). Please provide comments by May 25, 2017.Thanks, Agnes Kowacz Associate Planner City of Tigard I Community Development 13125 SW Hall Boulevard Tigard, Oregon 97223 Phone: 503.718.2429 Email:AgnesK@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail 1 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." 2 MAILING / NOTIFICATION RECORDS IN Notice of a Type II Proposal Land Partitions TIGARD Case ID: MLP2016-00006 THE CIRCUIT PARTITION Tigard Community Development Contact Information Date of Notice: Wednesday, May 10, 2017 120 days = Wednesday,August 23, 2017 To: Interested Persons Staff Contact: Agnes Kowacz 503-718-2427 agnesk@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Thursday, May 25, 2017 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: MLP2016-00006 The Circuit Partition. Please address your comments to the appropriate staff person:Agnes Kowacz. Information About the Proposal Description of the Proposal: The applicant is requesting a minor land partition to divide one (1)3.3-acre site at the corner of SW Upper Boones Ferry Road and Durham Road into two (2)parcels. The proposed lots are 73,619 square feet and 74,131 square feet in size. There is an existing commercial building(bouldering gym) that will remain on proposed Parcel 1. This is a revision to the previously approved 2 lot partition for the same site (MLP2015- 00006). Applicant: Stephen Gerber Architect Owners: Coleman Bouldering,LLC 9340 SW Youngberg Hill Rd. Attn: Andy Coleman McMinnville,OR 97128 16255 SW Upper Boones Ferry Rd. Tigard,OR 97224 Proposal Address: 16255 SW Upper Boones Ferry Rd. Legal Description: Washington County Tax Map 2S113BA,Tax Lots 00700 Zoning: I-P: Industrial Park District Approval Criteria: Community Development Code Chapters: 18.390, 18.420, 18.520, 18.705, 18.790,and 18.810. What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period.The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice.The decision maker may: Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period.The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice.The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Agnes Kowacz, Associate Planner, 503-718- 2429. If you wish to receive copies of the materials,city records will prepare them for you at a reasonable cost. Appeal Information Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. / f / ,, A. / // 7 4,r' . / / ,//' d' 7/‘ ,/, „ egivi ii A\ / / / ;.:7 1 r .;71171 S7.R.-•'13)1µ4l6 •, `\ / / \ . .70 'it/ PM :_ u9a-x9:w6 9un %Mr. / // (.3619 5,4f1..141913 KRIS) \ c rrv91c w ni e/�i� / , Y// ,:c.,,:....we9 c e f 'e// / * / // f/// // �� . ' . ` ".� , . � /,/ /!"�/ \`S /„/40,, ,,,,,,./,,,,--;.fest ce. `':i` ;.\ �`y '%. /� ,,j i.festc Oiv.y.II SWi 1'N(W(://I)I ANI)5:"AI'.r 4N e ' • ,• \`` xs \\ cr'r Q(-ria APPLICANT MATERIALS RECEIVED City of Tigard NOV 29 2016 ;� COMMUNITY DEVELOPMENT DEPARTMENT CITY OF TIGARD Master Land Use Application PLANNING/ENGINEERING TIGARD LAND USE APPLICATION TYPE ❑ Adjustment/Variance(II) El Minor Land Partition(II) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑ Conditional Use(III) ❑ Sensitive Land Review(II or III) ❑ Development Code Amendment(IV) ❑ Site Development Review(II) ❑ Downtown Design Review(II,III) 0 Subdivision(II or III) ❑ Historic Overlay(II or III) 0 Zone Change(III) ❑ Home Occupation(II) 0 Zone Change Annexation(IV) NOTE:For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) The Circuit Inc.would like to create a second parcel/tax lot on their 3.3 acre site that was purchased and developed in 2013-2014. PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): 16255 SW Upper Boones Ferry Road Tax maps and tax lot #s: 25113AB00700 Total site size: 3.3 acres Zoning classification: IP-Industrial Park APPLICANT INFORMATION Case Na: 4U'.201(0 -00 d o Name: Stephen Gerber Architect Related Case No.(s): Mailing address: 9340 SW Youngberg Hill Road Application Fee: City/state: McMinnville,OR Zip: 97128 Phone number: 503-459-7737 Apphcan�on,/xc�epced. By: VA``� Date: 1/-30-14.0 Primary contact name: Stephen Gerber Phone number Application determined complete. Email: sgerber[agerberarch.com By: Date i:wINUAWiw.u.n+unAppibu.a .w.WWbt. City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 2 t, f r PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: The Circuit Inc./Andy Coleman Mailing address: 6060 C SW Mac_adamAve City/state: Portland,OR Zip: 97239 Phone: (503)866-6020 Email: andy@thecircuitgym.com 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 owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANT(S) SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). rclc-�.� (�Ie,M�.. I I-256-20i C Applica '. signature Print name Date Applicant/Agent/Representative's signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATURES of rash owner of the subject property required r tre).-> Cvl 11-155-Zt)1 n signature Print name Date Owner's signature Print name Date Owner's signature Print name Date • Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 if • Washington County,Oregon 2013-107925 o-0w Stn=1 S PFEIFER 12/301201312:18:24 PM RECORDING REQUESTED BY, AND 320.00$11.00$5.00$15.00$3.350.00 $3,401.00 WHEN RECORDED, RETURN TO: co apou rneirchbora ,of gtonCounty,,n ,Ta,dohereb"y°Ex. Schwabe,Williamson &Wyatt, P.C. certify that the*Atkin anauMnt a wiring nes received and Attn: Richard S. Bailey recorded In the boos of records a Wild courtly. 1211 SW Fifth Avenue, Suite 1900 Richard Hobemicht.Director of Portland, OR 97204 Assessment and Taxation,Ex-Officio • UNTIL A CHANGE OF ADDRESS IS 0 REQUESTED, SEND ALL TAX STATEMENTS TO: ., Coleman Bouldering, LLC 1 c%The Circuit, Inc. 1� Attn: Andy Coleman 1 16255 SW Upper Boones Ferry Road Tigard,OR 97224 1 -4 STATUTORY SPECIAL WARRANTY DEED • 7 TIGARD INVESTORS,LLC,an Oregon limited liability company, Grantor, conveys "4h and specially warrants to COLEMAN BOULDERING,LLC, an Oregon limited liability company, Grantee, the real property located in Washington County, State of Oregon, described on the attached Exhibit A free of encumbrances created or suffered by Grantor, 13 except as specifically set forth on the attached Exhibit B. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS R1 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010.THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN 8ORS 92.010 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009,AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS - 2010. The true consideration paid for this conveyance is $3,350,000.00. t (SIGNATURES FOLLOW ON NEXT PAGE) 1 RECEIVED NOV 29 2016._ _:. CITY OF TIGARD PLANNING/ENGINEERING RECORDING REQUESTED BY, AND WHEN RECORDED, RETURN TO: Schwabe, Williamson &Wyatt, P.C. Attn: Richard S. Bailey 1211 SW Fifth Avenue, Suite 1900 Portland, OR 97204 QUNTIL A CHANGE OF ADDRESS IS REQUESTED, SEND ALL TAX STATEMENTS TO: Coleman Bouldering, LLC 1 c/o The Circuit, Inc. 'I% Attn: Andy Coleman \ 16255 SW Upper Boones Ferry Road Tigard, OR 97224 1 'J STATUTORY SPECIAL WARRANTY DEED 7 '�' TIGARD INVESTORS, LLC,an Oregon limited liability company, Grantor, conveys ' and specially warrants to COLEMAN BOULDERING, LLC, an Oregon limited liability Ncompany, Grantee, the real property located in Washington County, State of Oregon, described on the attached Exhibit A free of encumbrances created or suffered by Grantor, Ciexcept as specifically set forth on the attached Exhibit B. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO t`` 7, CHAPTER 8, OREGON LAWS 2010. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE RLAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN 0 ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO 9 DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING = PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND (,) SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. The true consideration paid for this conveyance is $3,350,000.00. (SIGNATURES FOLLOW ON NEXT PAGE) 1 Dated: December , 2013. TIGARD INVESTORS, LLC, an Oregon limited liability company By: Printed Name:ATI.WAIWIr • ... Title: fryjprtei^'" O4te brJ STATE OF WAS.14INERTYft ) )ss. County of ) On t is 23't.day of December 2013, before me personally appeared 1 a,hGh.-C. K� (�•. , to me known to be Aa&' ,,. of TIGARD INVESTORS, LLC, an Oregon limited liability company, the Shifted liability company that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument for and on behalf of said limited liability company. 111P �:•►', OFFICIAL SEAL Notary '��'f• -Washington yr) JENNIFER ELIZABETH LYKE My Corn • ssio Expires: `'�`°�) NOTARY PUBUC•OREGON ,;! COMMISSION NO.469751 MY COMMISSION EXPIRES AUGUST 27,2016 2 • • • • STEPHEN GERBER ARCHITECT • • • • • CITY OF TIGARD • Development and Planning • • • • • THE CIRCUIT INC. • • Tigard Bouldering Gym • • • • MINOR LAND PARTITION APPLICATION #2 • Completeness Revision #2 • (SEE PREVIOUS APPLICATION: MLP2015-00006) • • • • • • • • Submitted: • NOVEMBER 21, 2016 •• FEBRUARY 21, 2017 5�. APRIL 25, 2017 REq . VE • • LJ' • PLANNINGI EIN3 NEED I C1 • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: BGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • Tuesday, April 25, 2017 • Agnes Kowacz • CITY OF TIGARD PO Box 4755 • Beaverton, Oregon 97076-4755 • (t) 503.526.2524 (f) 503.526.2550 • • PROJECT NAME: Circuit Inc., Tigard Bouldering Gym: CoTigard Minor Land Partition #2 • PROJECT NO: GA.2016.0001 To Whom It May Concern, • Attached you will find the Minor Land Partition submittal #2, take III for the Circuit • Bouldering Gym. It has been revised per the CoTigard Completeness letter dated 3-23-17 • and amended 3-29-2017. • You will still find This MLP #2 submittal is similar to the MLP#1 with some changes to the • parcel 2 property line layout. The 2013-2014 improvements made to the on-site circulation, access/egress to the site, and public facilities on three sides of the parcel 1 • will still apply to future development, but the alternate proposed parcel 2 configuration • will provide more flexibility to maximize parcel 2 development options. • Response to Completeness Items • • I. Completeness Items: 1. Narrative. • • 18.745.050- Landscaping and Screening, The Landscape • Architect modified and added to the Landscaping drawings in OK—' order to properly address the required landscaping and screen • the parking lot. • • 18.765.040-Off street Parking and Loading Requirements. The �k ,, parking spaces along SW Upper Boones Ferry Road are being • ��. relocated...moved to accommodate the zoning code required • j IPM dim landscaping strip along the unimproved UBFR frontage. The exact parking count, type, and layout are to remain the same while S gsx l`i,.S providing a compliant drive aisle, which will align with the future • 1•"<-1(I. S��C 1� proposed Parcel 2 site circulation and the alternate Fanno Creek • Place connection this proposal allows for. tic-Tt$1 *v.° 2. Plans. • • Inconsistencies in the proposed lot sizes have been coordinated • o - — with the survey drawing #1 and modified within the Architectural drawings A0.1 thru A0.5. • • Sheet A0.3 - Parking space dimensions have been provide for the • standard(S), the compact(C), handicapped parking spaces have been provided on sheet A0.3. • • Sheet L2- The Landscape Architect revised the site canopy • calculation while maintaining the parking lot canopy. • • 9340 SW YOUNGBERG HILL RO. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: BGERBER@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • 3. Public Facility Completeness Checklist. • The R-O-W dedication was the primary item noted in the original • Incomplete Letter dated March 23, 2017. An addendum • completeness letter was issued on March 29, 2017 that noted the ROW dedication will not be required at this time. • II. Re-Submittal Requirements • 1. A scanned copy of the Completeness Letter dated 3-23-2017 has been included in the narrative booklet. • 2. This cover letter is intended to be the letter addressing all the • completeness items noted above. . 3. Two copies of the 8.5x11 narrative/document packet and the 24x36 site drawing set. • 4. Noted. A digital copy will be provided on a thumb drive once notified by • staff. 5. Noted. Another "Request for 500' Property Owner Notification" and • receipt of payment will be provided once notified by staff. • III. Completeness Options are duly noted and will be addressed once this MLPii • completeness revision has been reviewed by the City of Tigard. • IV. Duly Noted on when this application will become void. It is our hope and intention to provide you the fees and information needed to get the proposed • Parcel 2. • • We look forward to your feedback once you get a chance to review the materials and • the project. • • Thank You, • • • Stephen J. Gerber • ARCHITECT • • • 411 • • • 411• • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • •. • • • • • City of Tigard • • March 23,2016 • • Stephen Gerber Architect • 9340 SW Youngberg Hill Rd. • McMinnville,OR 97128 • • Project: The Circuit Partition • Site: 16255 SW Upper Boones Ferry Rd. • Land Use Files: MLP2016-00006 • • Dear Mr. Gerber: • The city received your resubmittal on February 21,2017 for a two lot minor land partition.Staff • evaluated your application for completeness against Tigard's submittal requirements and determined • that additional information is required.This letter is to inform you that the above referenced • application has been deemed incomplete pursuant to Tigard Community Development Code (sections noted below) and Oregon Revised Statutes 227.178.The time period in which the City • must take final action is suspended pending resolution of the items listed in Section I below. • I. Completeness Items • The following items need to be submitted in order for your applications to be deemed complete: • • 1. Narrative. Detailed statement demonstrating compliance with all applicable approval criteria • and development standards. • • 18.745.050—1.4nminVing and Scraxing. The screening of parking and loading spaces is • required per 18.745.050.E1. Please demonstrate how the parking lot is being screened through a combination of low lying and vertical shrubbery and trees. In addition,please • provide a planting plan showing parking lot screening. • • 18.765.040—Off rhret Porrking and Loading Requirement. The parking spaces along SW • Upper Boones Ferry Road are being modified to provide additional landscaping. Based • on the previous approval (MMD2013-00040 and VAR2013-00024),66 spaces are • required for this project. Please document the minimum number of parking spaces and how that minimum is still being satisfied. Please keep in mind only 50%of spaces may • be compact. • • • 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 MLP2016-00006 The Circuit Partition S 2. Plans. • Due to the inconsistencies of the proposed lot sizes,please provide a plat map prepared by a • surveyor. Sheets A0.3 and A0.4 show different square footages on the plans as well as in the • landscape calculation on sheet A0.4. Please review ALL sheets and narrative to make sure that the lot size numbers are consistent with the surveyed plat map. •• Sheet A0.3 -Please provide dimensions for one parking space (typical). Please also show a curb or wheel stops,which must be provided to protect the landscape area. If a curb is • chosen,the car overhang into the landscape area cannot be counted in toward the minimum • landscape requirement for the I-P zone. • Sheet L2—Please revise the site canopy calculation to include the entirety of all trees • planted. The site canopy square footage is calculated for all trees planted on the site,not just • the portion that hangs over the site (only parking lot canopy is calculated this way). The parking lot canopy does not need ncion. 3. Public Facility Plan Completeness Checklist Review the standards identified in the enclosed Public Facility Plan Completeness Checklist(dated March 22,2017), and revise • your application accordingly. Any questions regarding these items should be directed • to Jonny Gish, Engineering Technician at (503) 718-2591 or jonnv@tigard-or.gov. • II. Re-submittal Requirements • Unless other agreements have been made with staff, you must submit all of the following items • concurrently. • 1. A copy of this letter. 1111 • 2. A letter addressing how each completeness item (and any approvability items) have been • addressed,including a description of the revisions and their specific locations,e.g.page and/or plan set numbers.A thorough and detailed letter will facilitate staff's review of your application in a timely manner. • 3. Two (2) copies of your revised land use application submittal. • • Once notified by staff to do so.please provide the following items: • 4. One electronic copy of the application submittal on a thumb drive containing all elements of • your proposal.All plans must be formatted to a 300dpi • 5. Completed"Request for 500'Property Owner Notification"and receipt of payment. • • III. 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 • • • S • • • Determination of Completeness Page 3 fli Land Use File MLP2016-00006 The Circuit Partition • request that the City deem your application complete. Once your application is deemed complete, • staff will review your application for approvability. • • IV. When Your Application Becomes 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 May 29, 2017. Please be aware that application fces are non-refundable. If an • application becomes void,the City may retain some or all of the related application deposits. • If you feel that I have made an error in my assessment of completeness, please notify me • immediately so that we may resolve the issue. If you have any questions or concerns,please contact • me at 503-718-2429 or agnesk@a tigard-or.gov. • Sincerely, • • Agnes Kowacz • Associate Planner • Attachment: Public Facility Plan Checklist • • Copy: MLP2016-00006 • Andy Coleman,The Circuit,Inc. • • • • • • • 411• • • • • • • • S S S • • • • • PUBLIC FACILITY PLAN Project THE CIRCUIT • a COMPI.FTENESS CHECKLIST Land Use No. MLP20I6-00006 • • • • GRADING PLAN • REQ'D? SUBMITTED PLAN REVIEW ITEM NOTES • YES NO • ❑ El El Existing and proposed contours No proposed grading • shown. 0 0 ❑ Does proposed grading impact N/A • adjacentparcels? • ❑ ❑ ❑ Adjacent parcel grades shown. N/A • ❑ ❑ ❑ Other. • • • • STREET PLAN • REQ'D? SUBMI ITED PLAN REVIEW ITEM NOTES • YES NO 0 ® Right-of-way dearly shown. Dedicate 52'from Centerline on SW • Durham RD and 64'on SW Upper • Boones Ferry RD • ® ® 0 Centerline of street(s) clearly shown. • ® ® 0 Street name(s) shown • ❑ 0 0 Existing/proposed curb or edge No Proposed street improvements • of pavement shown. • 0 0 0 Street profiles shown. N/A • 0 0 0 Future street plan: Must show N/A • street profiles, topo on adjacent parcel(s),etc. • 0 El 0 Traffic impact report. N/A • 0 ❑ 0 Street grades compliant? N/A • 0 ❑ ❑ Street widths dimensioned and N/A • appropriate. • 0 0 ❑ Private streets?Less than 6 lots N/A • anter appropriate? ❑ ❑ ❑ Other: • • • • • II • • • • • _ SANITARY SEWER PLAN • REQ'D SUBMITTED PLAN REVIEW ITEM 1 NOTES � • YES l NO II • 0 0 0 Existing/proposed lines shown. No proposed SS Lines • E ( ® 0 Stubs to adjacent parcels I Stub shown to be installed by • y ! required/shown? • proposed new owner • 0 I 0 0 Other: • • • WATER PLAN • REQ'D SUBMI ITED PLAN REVIEW 1mM NOTES • YES NO E E 0 , Existing/proposed lines No proposed water lines • i shown. • ® E 0 Stubs to adjacent parcels Service shown to be installed by • required/shown? proposed new owner O ❑ 0 Fxicting/p'posed lines w/ No sizes shown • sizes noted. • i E 9 E 0 Existing/proposed fire No proposed Hydrants 1 • $, hydrants shown? • O 0 0 i Proposed meter location and ! No proposed water meters , size shown? I • I 0 0 0 I Proposed fire protection No proposed fire protection • system shown? • 1-1 C7 1 ❑ ( Other. I • • • • STORM DRAINAGE AND WATER QUALITY PLAN • REQ'D SUBMITTED PLAN REVIEW NOTES • YES INO ❑ 0 I ❑ Existing/proposed lines No proposed public STM Lines • shown? • C j D 0 Preliminary sizing talcs. For N/A • water quality/detention provided? • 0 0 0 Water quality/detention facility Existing drywell is Registered and • shown on plans? I Rule Authorized • • • 0 • • • • • ❑ D ❑ Facility shown outside and _ • wetland buffer? • ❑ 0 ❑ Storm stubs to adjacent parcels • j required/shown? 0 ❑ Disturbance of>1000 sq ft of • Other: impervious surface enacts CWS • 4.05.5 Table 4-1 • • • The submittal is hereby deemed: Applicant must show half-width for these planned roadway • sections is a 52-foot half width along SW Durham RD and an 64-foot half-width along SW Upper • Boones Ferry RD • ® Incomplete; Re-submit with corrections • • By:Donny Gish Date: 3/22/2017 • • • • • • • • • • • • • • • • • • • • • • • • • • • - • Land Use Application • • 1 1G ARD i COMPLETENESS REVIEW REQUEST • • • TO: Agnes Kowacz • FROM TO: Khoi Le,Principal Engineer • • DATE SENT: Wednesday, March 22, 2017 • • PROJECT NAME: THE CIRCUIT PARTITION • CASE NUMBER: MLP2016-00006 • • PROJECT ADDRESS: Durham and Upper Boones Ferry Rd • • PROJECT DESCRIPTION: Minor Land Partition • • • ® Incomplete; Re-submit with corrections • Comments below or❑ See Attached • • 1. Applicant must show half-width for these planned roadway sections is a 52-foot half width • along SW Durham RD and an 64-foot half-width along SW Upper Boones Ferry RD • • • • • • • • • • • • • • • • • • • • • • Land Use Application • 14 119 • r I K n COMPLETENESS REVIEW REQUEST • • • TO: Agnes Kowacz • FROM TO: Khoi Le,Principal Engineer • DATE SENT: Wednesday, March 29, 2017 • • PROJECT NAME: THE CIRCUIT PARTITION • • CASE NUMBER: MLP2016-00006 • PROJECT ADDRESS: Durham and Upper Boones Ferry Rd • • PROJECT DESCRIPTION: Minor Land Partition • • • O Complete • • Comments below or❑ See Attached • • Per the City Attorney finding dated March 28',2017: No additional Right of Way(ROW) will be • dedicated at this time. ROW dedication will be required from the new lot at the time it develops. • ROW dedication will be required from the existing lot located at the corner of the Durham and • Upper Boones Ferry when it does something with an impact. • • • • • • • • • • • • • Fr • • STEPHEN GERBER ARCHITECT • • • • CLEAN WATER SERVICES NOTE: • • AN ONLINE PRE-SCREEN APPLICATION AND DRAWING PACKET • WAS RE-SUBMITTED TO CLEAN WATER SERVICES AGAIN, ONE ON • 11-11-16, ANOTHER 1-14-2017, AND NOW A THIRD ON 2-1-2017. • CHUCK (503.681.3605) WITH CWS CALLED BACK TO INFORM ME • ANOTHER LETTER IS NOT NEEDED SINCE THE MLP-1 & MLP-2 ARE SIMILAR ON THE FIRST. • HE AGAIN RE-REVIEWED THE APPLICATION AFTER BEING TOLD • ABOUT THE IMPROVEMENTS BEING PROPOSED ON PARCEL 1, AND • AGAIN REISSUED THE PREVIOUSLY SIGNED/DATED LETTER WITH THE • LATEST SITE PLANS INCLUDED, VIA E-MAIL, TO VERIFY HE LOOKED • AT IT AND STILL STANDS BY THE 2015 LETTER. • • • • • • • • • • • • • • • • • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHO NE: 503.459.7737 E-MAIL: SGERBER U�GERBERARCH.COM • • • • Stephen Gerber • • Subject: FW: 15-002049 16255 SW UPPER BOONES PLACE Attachments: 15-002049 16255 SW UPPER BOONES PLACE SPL.pdf • • • • From:SPL Review Sent: Friday,January 20, 2017 10:59 AM • To: 'sgerber@gerberarch.com'<sgerber@gerberarch.com> • Subject: 15-002049 16255 SW UPPER BOONES PLACE • Hello, • • Clean Water Services has completed the Sensitive Area Pre-Screen review for the proposed development at the subject • property.Attached is the completed Pre-Screen form which becomes your Service Provider Letter. Please submit the attachment to the City of Tigard. If you have any follow up questions please do not hesitate to contact me. • • Thank you • Chuck Buckallew I Engineering Technician • Clean Water Services I Development Services • 2550 SW Hillsboro Hwy I Hillsboro OR 97123 • o 503.681.3605 I f 503.681.4439 engage news 1 facebook I twitter 41 • • • • • • • • • • • • • • • • • • • • 1 • • • • • C,leanWatc Services • ()ur,ommdlinnit, ,i:,,r, CWS File Number Sensitive Area Pre-Screening 15-002049 • Site Assessment • Jurisdiction: . INCIUi (441 l TIGARD • Property Information: � (example 1S234AB 101400) Owner Information: l I • Taxlot ID(s): 2-5 I i 3)\Q OV I DO Name: AN17( COMMA 7 • 2S113AB00700 Company: -1-w: C'a t1f, tkic. 16255 SW UPPER BOONES PLACE nAddress: r30Jo i 4kl MAtAL i i A'. • Site Address:/61.55 514 li �1 F�2rau 61 r o LAN /OK 97Z,39 • - itiP42.p, OR 1 7223 Phone/Fax:503 A66 ,0 o 40 / • Nearest Cross Street: 11 P 1 iz E-mail: • Development Activity: Check all that apply Applicant Information: Addition to Single Family Residence (rooms, deck, garage) 0 Name: "JTEft-I C N C Er-- i-- • Lot Line Adjustment 0 Minor Land Partition 181- Company: �E 10--- imzeAr 1,LAW-, • Residential Condominium ❑ Commercial Condominium ❑ Address: /34O SW "i'QD4t4 Bl I% WU, R-OAp • Residential Subdivision 0 Commercial Subdivision ❑ t„1alji11k/YALC`O21Z q-71141 Single Lot Commercial ❑ Multi Lot Commercial ❑ Phone/Fax: 5.03 459 77/1 / • Other E-mail: er r' (O lex-bex-ate<-A'l Lan • • Will the project involve any off-site work: YES❑ NO Dit Unknown ❑ Location and description of off-site work: • Additional comments or information that may be needed to understand your project: Oay PI.1lilef t f1 -pi Jne44y • k.Ivr. --r4 cF tt ,e- A`TE -r L-a-i- • ' This application does NOT replace the need for Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of • the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority • to enter the project site at- easonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with th:Qij •miation contained in this document,and to the best of my knowledge and belief,this information is true,.complete,and accurate. • Print/Type Name:Ar *''HE J.co ME K Print/Type Title: MZ rrE1 • Signature: dillir cy--- .../ Date: 6/ f zoi5 • FOR DISTRICT USE ONLY • ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on • adjacent properties, a Natural Resources Assessment Report may also be required. • ❑ Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or • within 200'of the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider • letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, State,and federal law. • ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly • impact the existing or potentially sensitive area(s)found near the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently • discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section • 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. • ❑ This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE • ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. • Reviewed By: Date: 6/26/15 • 2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Phone: (503)681-5100•Fax: (503)681-4439•www.cleanwatcrscrvices.org • Revised May 0.2007 • CIRCVIT • N .// .:.\. '', NEW IMPERVTWS 30 EB / '/ ' .•.... .`y> � '� • DRIVI"WAY- • r / y1379sQFT (N)DRIVE-WAY APRON ACCESS TO FANNO CREEK LANE&ON-SITE DRIVE , • • / i` ISLE TO IMPROVE TRAFFIC TAT I - / ,/I]/ ` -� UBFR/DURHAM RD INTERSECTION :11.11011 J. • LEGEND / /' / 2 <o ( iIi \ �/ DURING THE GYM DEVELOPMENT. (,E R B E R'�. / R2 �O• ARCHITECT m SANITARY SEWER MANHOLE / �'�•-. ,/ , +•*•++.aww:�� • ® STORM DRAINAGE MANHO E /.' /' /' —0• /� ,', .\ s°a s• 7 7 3 •• STORM DRAINAGE CATCH BASIN p61. •-\ °•`•`°„a ® STREET STORM DRAINAGE CATCH BASIN ,' 1a6? ''\ • a FIRE HYDRANT WATER METER •/ / / - ; .`0.-_ EXISTING ' WATER VALVE / _ • * SPRINKLER/HOSE BIB //‘, /, • J �� ,// ;'ANEW ADA RAMP, .. �. . OFFICE/MIXED—USE MASI A j 246 '3 • — TRAFFIC SIGNAL POLE /'PJ, / f / DRIVE,&PEDESTRIAN `' • DEVELOPMENT WAY UNDER PREVIOUS \ \ • • ow TRAFFIC SIGNAL Box f / PFI PERMIT \A // (DEVELOPED/BUILT -2000'S) Mu•04 , Z` / • a ELECTRIC SIGN OX/METER /�\-��� ' / ti STRIPED 5'PEDESTRIAN \\2' // ',"OF Q • POWER POE GjV /,' ACCROSS SITE ACCESS -.:..,,�- \ / • LIGHT POLE / / I \ r RAILROAD SIGNAL POLL C / • \. RAILROAD CROSSING ARM /./.• � / I ''/EXISTING UNE OF EXISTING \ • ❑e RAILROAD SIGNAL BOX (E)FIRE HYDRANT 'F/ / /, IMPERVIOUS SURFACE, "6't \ - WY WIRE LOCATED WAN 392' Q` /' • /_; PAVED/ REMOVED DURING 7�6r \ s OH GAS VALVE OF FULLY SPRINKLED /'`� %� HARDSCAPE DEVELOPMENT O=111Ep�a \\•\/\-1.///• O° GAS METER . TH CORNER OF �\'\� / 4: (74,219 SQ.FT.)CLIMBING GYM �� \ 9� ` • m BOULDERING GYM / .. /' C) .\^, \ } TELEPHONE PEDESTAL APPROVED UNDER ' QP e` \ 0 \ / Z Z m TELEPHONE MANHq.E PREVIOUS DEVELOP- / /' /�� ;L.. / \ C;F Q O SIGN MENT PROCESS 'S / / \. w • MAIL /' /, /. KZP / - / EXISTING STORMWATER, \.F4- • / ATCH BASIN,& \. /0 CD V 00 • DEce gWWS TREE W/CALIPER IN INCHES % MANHOLES TO REMAIN EXISTING \.\� . ® CONIFER TREE / / / ;j • , GRAVEL (E)FENCE REMOVED •\. 8 Z J i �,_ WATTLES EROSION CONTROL 4/A0.4 DIRECTLY ACROSS 4., \ d _ • SEDIMENT FENCE EROSION CONTROL 5/A0.4 / (E)8'CHAIN UNK FENCE ,,// LOT FROM(E)DEPT ¶ \ 2 RAILROAD TRACKS AND METAL POSTS /' .X�a \. Ce Q p / �r (p59,047 SQ.FT.) TO ALLOW PEDESTRIAN �e6! ` d ° TO NORTHWEST CORNER . ACCESS TO SITE d. \ '/ • UNDERGROUND GAS UNE / OF PROPERTY .,/,:i SITE PRIMARILY FLAT '' � _ -- UNDERGROUND STORM DRAINAGE UNE / .i (E)SITE COVERAGE: MTH SUSHI CONSISTENT TURNING RADIUS FOR / Z 4.3 UNDERGROUND SANITARY SEWER UNE V / 25,000 SOFT/143,715 SOFT= /• Q SLOPE TO SOUTHWEST/ _- / i • a'• EMERGENCY VEHICLES -- \;' •10 i/ // \\, \ 28'INSIDE/4 SIDE 48'OUMDE ACTED F'-i C9 }� • ~ C UNDERGROUND WATER UNE � / .' 17% WEST,TYPICAL %''-:-: \ i. iimi ay''"?ss,� / EXISTING __ _ :.,; • J • ---- OVERHEAD POWER UNE `4y /' // BOULDERING / \ GRAVEL PORTION W LOT.SMOOTH .-.v-'- / ---- UNDERGROUND POWER UNE •W� ``� PROPERTY , / 4/ GYM / ,� •\ \ TRANSITION FROM(E)PAVING ,-/ • - UNDERGROUND TELEPHONE UNE ``� LISTED FOR LEASE - •. /. _ // \ Q It CENTERLINE '�._. _,,,, i:• N , / / O d PROPERTY UNE .. /'. '°"':"` I I j /QS) �/ O. • ------ FENCE UNE P Q (E)RUN-DOWN STEEL BUILDING 1 1 , � co Z O GATE IN FENCE \ -' ..„ f�� %\ ' REFURBISHED&RE-PURPOSED COVERED \ \ / I i ,,,,,...,•.--k ® NEW PERVIOUS AREA,LANDSCAPED TO MATCH EXISTING �•�.� f �/ ° DURING SITE&BOULDERING \ / /. � ' : • 1".."-•••••••••.1 NEW PERVIOUS AREA,GRASS AREA SIMILAR TO EXISTING \- v., �tS / GYM DEVELOPMENT THRU CoTIGARD ENTRY \\ \\\ / / 9cr s / (N6,000 San.) 4, \ - / '� F //' w • \ -,. �` S / .-:-:-.... APPUCATION /REVIEWS. 'III \ .: ,c, re d NOTE: `�•�.. ♦ :� ->..... IIP \ // i j 1.UNDERGROUND U11UT1ES ARE APPROXIMATE,SHOWN \ '°�. � \ 0 - � � � 0 / � � ON THE BASIS OF SURFACE STRUCTURES,AS—BUILT MAPPING, �,�. ,..,. +1 q •} / / m S ' ` / 1,,,:............::::::..... ®ID PAVED/ ././ / ./Q • ON THE LOCATES BY OTHER,AND SITE SURVEY PREPARED \ I • S i C.%_".." --- -::::-, II EXISTING //.•,0 C 2 . BY KCD LLC DATED OCTOBER 8,2010. \ .� `t*S` �� . 4' G � ', L 2.FOR EROSION CONTROL NOTES SEE 8/A0.4 ` / (2) i 1•--? ._: (HARDSCAPE) /4 — Ce �� �� \ "-v. 74,219 SQ.FT. '' �.� / / ' (E)FIRE HYDRANT • `\ / -„ ,/ S / , LOCATED WAN 368'OF�,/ FI/ / �► �� .-.-:: .. / S / / SOUTH CORNER \ . 1,I // ', • q-:--• -1e �8) / S .//' / OF FULLY SPRINKLED • �(►,,V ��:\� �,I,, ..y. / S � ,-„. / / BWLDERING GYM CIRCUIT Inc. PROPERTY IDENTIFICATION: $,\, 1 iEl li,/- C C (22 � � / S % , / APPROVED UNDER • PROPERTY ADDRESS: 16255 SW UPPER BOONES FERRY RD, . ` \ C C )\ ��, ` (N)LYNCH CAJO-1 �18) S , '' '' /// i ,. ' DEVELOP- MENTPROCESS LOU TIGARD, OR ''�_\y\ \� C C �g''� BASIN TODD STORM- S i , • / �� ATA DjbUNAGE PIPE S / ' �' LOT SIZE: 3.3 ACRES /143,715 SQ.FT. • ��� \ •� ,,. � IJP S / / • i \ INSTA D DURING / MAP & TAX LOT ID/L 25113A800700 (E)DRIVE-WAY APRON ACCESS % \ 'G� S / \ G �OEVELOPMENT ! �' '....F:. REAL PROPERTY ACCOUNT#: R513689 MODIFIED&IMPROVED UPON � \ "\\ C �� �. /// S ;' ,.../ . CLIENT ABANDONED • LAND USE DISTRICT: IP - INDUSTRIAL PARK (RIGHT-IN&RIGHT-OUT ONLY) C �� S i / i DRIVE-WAY APRON SANITATION DISTRICT: - TO MEET CoT LONG TERM P . / '\ �•� \ "\` ' G \\�,. \•xi/�� S /./ • / / ' ACCESS DURING THE WATER DISTRICT: - TO IMPROVE THE UBFR& \ - C C �, �, S S / i GYM DEVELOPMENT. . FIRE DISTRICT: TVF&R DURHAM INTERSECTION DURING ...", SL, \ G \ ''' • /., . THE GYM DEVELOPMENT. \ '"YO(/R \ `-.. i\ S c S s/i • ,j• FIRE MANAGMENT ZONE: - \, • ' PARK DISTRICT: - \�.\ S • ry ..,\ J \ ,�s• / /�' (N)1-1/2•UNDER 0a4� NOVEMBER 1, 2016 CIRCUIT BOULDERING GYM- DEVELOPED,APPROVED, EXISTING \ \` , y M'QD \ A \S .or /.. �./-' GROUND WATER UNE EXISTING • 8 CONSTRUCTED UNDER 2013-14 CoT APPS: \ /. , , TO(E)CoT WATER COMMERCIAL M.L.P. APPii 11-1-16 Issued Gar COMMERCIAL � � / METER INSTALLED . \ /..41P411P4134!5:211.... ✓ /' DURING THE GYM DEVELOPMENT MINOR MODIFICATION 2013 � /' /PARKING ADJUSTMENT: 2013 DEVELOPMENTPUBLIC FACILITY IMPROVMENT: 2014 (AIRGAS BRANCH NOR PAC) ' �a1 / DEVELOPMENT. (VANSTAR CORPORATION) • SITE DEVELOPMENT: 2014 BUILDING PERMIT: 2014 ,, N1 / WASTE UN FROM(N) .. ��,,( .�»a GA-2015-0005 VARIOUS TRADE PERMITS: 2014 �\ � I• � TOILET ROOM TO(E) • \,\ 1+• , / I ` ASTE MAIN STUB OUT NOTE: EXISTING CONDITIONS SITE • " jam_- I ',I IN R-O-W LOCATED& PLAN SURVEY ON SHEET #2 BY 2 of 6 / NSTALLED DURING THE KCD LLC, ALTA/ACSM LAND TITLE . I. GYM DEVELOPMENT. / IP SURVEY FANNO CREEK PHASE 2 • 1 CIRCUIT SWii – EXISTING SITE PLAN, PERVIOUS & IMPERVOUS SURFACES il �' ,%' ./�// f iy /\O. 1 , A0.1 SCALE: 1-=30'-0" • � • CO OF MLR Glp / f 7 O J�`` EXIS G LANDSCAPING • / // - (3,3 S0.FT.) IRCUIT LEGEND "//. -��i !." Cemae.e.s 41110 :•-•.•-'a EXISTING LANK/GRASS LANDSCAPING, / /' :'-tt."-•26 1• (� BUILDING MOUNTED SITE DGHRNG / • /• / i !> % ' ollitt/ s o s a s t !l s T • .pA q� /" JJ NAPt. /G' • LANDSCAPING CALCULATION / / / EXISTING , (E)PARCEL 1: TOTAL AREA- 143,715 SOFT /' / . OFFICE/MIXED-USE SIFPM@,a.6ERBER ' / LonMsa2a0 �- • (E) LANDSCAPING- 14,151 SQFT /-PJF /" / / ' , \.ro / DEVELOPMENT ummiLEN,G0„ R OF SITE LANDSCAPED- 10R - \s / �'(N)PERVIOUS AREA \A , (DEVELOPED/BUILT -2000'S) • 1t;\ / / -- -, (3,347 WTI) \, // OF • CREATED DURING ': \ , NOTES /- CD /" CONSTRUCTION/STRIPING -^,i. \. / OF GYM LOT UNDER . A `\ ''' PREVIOUS PERMITS \ 1. EXISTING LANDSCAPING APPROVED UNDER 2013-2014 DEVELOPMENT/CONSIRUCIION V • /Jc ) •/ / EXISTING :.6` /• b, /" / ,, PAVED/ v9` \ S // HARDSCAPE Mk \ LG 2 • /• �A\ • �Dc� / / C (74,219 SQ.FT.) '"•► \\�9 O CD o / /" 4 ' 1a. .,, / • • • / /" `CL �'`�� EXISTING 6S._ \.`rod 8 V o agi / / / ' 'l / jj GRAVEL CURB d C7 • / : ' LOT a6, \\ INLET'' , d ~ LL / / (°59,047 SQ.FT.) EXISTING LANDSCAPING � >. \ ,'/ Q / / , % (7,653 SQ.Fi.) \. / Z U X • . \ E (STING ///// BOULDERING ///- ,- \\ /�/ • �LPROPERTY / Jr GYM ,'� a M \ (LI9fED FOR LEASE) / • /, / \ T j/ / / 0 LL / ,: (ra19,000 SQ-FT.) / 001 Q z COVERED //'y / Q m • \ ..\\`.\ / ENTRY 1\\ \\\ // j / ./� /./ /'' J w • / :-::::.- (°6,000 SQ.FT.) ® \ // / '/ ' a / , ®III /. / c' ,. / M Z .` - �� ®III' EXISTING // /�Q�• < / E I \ � , 'EXISTING LANING PAVED/ .� /• ' �/ �Q /. Ce .146?„, Q' (2966 SO•FTS HARDSCAPE , / tom' <4," // ** 04,219 SQ.FT.) ///S� /' V 7' '' 4*•,,1‘, • CIRCUIT Inc. - PROPERTY IDENTIFICATION: �*''� ` /1,1 :' ,� • '/ • PROPERTY ADDRESS: 16255 SW UPPER BOONES FERRY RD,-TIGARD, OR \V \ -� fi \ `\ SI)POLE LERF&A(/ / '' '/ / '/' • `` / / Oats Lo a For LOT SIZE: 3.3 ACRES /143,715 SQ.FT. / ��,, \\�� \ �/ //' �_ / ' • MAP k TAX LOT ID/: 25113AB00700 CURB �' \ / REAL PROPERY ACCOUNT#: R513689 INLET \ \ /� / // LAND USE DISTRICT: P - INDUSTRIAL PARK / v , / , ' • SANITATION DISTRICT: �.� 5 \ �' \ /. / // WATER DISTRICT: \ , / • FIRE DISTRICT: TVF&R ��•. �0U/1)/./4 //� •\ ,/ � / FIRE MANAGMENT ZONE: �. /y CURB \, '. .9/. "'''' \ / , °ems NOVEMBER 1, 2016 PARK DISTRICT: - �, �, "r/ •\ -•�� CURB -�y� /' / / / ,/ EXISTING �WeaFm • EXISJG �•� , �'O ` INL z, M.LP.APPii 11-1-16 • CIRCUIT BOULDERING GYM DEVELOPED,APPROVED, \ Ed' /' ,/,' COMMERCIAL COMMERCIAL` z,„ / ' Et CONSTRUCTED UNDER 2013 14 CoT APPS: \ �r //,' DEVELOPMENT MINOR MODIFICATION 2013 DEVELOPMENT \ '. �ra..�; ' • PARKING ADJUSTMENT: 2013 (AIRGAS BRANCH NOR PAC) � ��I .,;'\4 / .i, (VANSTAR CORPORATION) PUBUC FACILITY IMPROVMENT: 2014 , +b ism GA-2015-0005 • SITE DEVELOPMENT: 2014 _ \"N •' ` - BUILDING PERMIT: 2014 E)FlRE '�,, N_ .• %- `- _ VARIOUS TRADE PERMITS: 2014 HYDRANT / e 3 of 6 N I �I ./ / • 1 CIRCUIT - EXISTING LANDSCAPINGED / AO.2 1 A0.2 SCALE: 1'= 30'-0' ' ' / k • C[ITY 0F TpOpPD MLR APP 17 LEGEND / / tVIT <C�f _ O • /// r / s. (ED NG r: .I COSTING LAWN/GRASS LANDSCAPING, • 425 SQ.\ ewlxne!gm//• .. �' � 0 / I I IMPERVIOUS SURFACE REMOVED DURING GYM DEVELOPMENT• / _ • R ,F.••:' NEW LANK/GRASS LANDSCAPING /' / 0 \\4 *� . • \ • /' / \ .# 1TleM lM J. • \ GERBER o- BUILDING MOUNTED SITE LIGHTING / / / �K�\\ ARCHITECT ' / /// / i luc.umwre Oregon'971x! • 8 EXISTING LIGHT POLE / / l% ! % s 0 a s+ >>s x / i !� , s•,n•,o,cn NEW CONIFEROUS BUSH / / -• / #y �N✓ / ! !•� ,Q p_ i% EXISTING CONIFEROUS TREE / / / / NO• �.. 10 . / if.GERBER fir\ / tom.••5 EXISTING DEDDUOJS TREE / /' - / �. Darty/a2e0 H II / P�[i /' / / \\ .� • •/ ! YdMIM1E.OREGWI EXISTING ON-SITE PLANTS TO REMAIN • / , og 4111. EXISTING TREES ADJACENT TO THE PROPERTY c ' / i \ / QUANTITY CODE SIZE COMMON NAME BOTANICAL NAME / / / NI \ • TREES 3 APL 12'-18' APPLE TREES /11 FlR 4�-10' N4111E FIR ARIES CONCOLOR (E)LANDSCAPING , / / (N)LANDSCAPING �'�? \\ S• 1,414 SQ.FT. % \?i," \.NEW PLANTS / / (2,575 SQ.FT.) �i) \ / �' PROPOSED '\/4/0 >m ZIIII z SEE LANDSCAPE ARCHITECT'S DRANINGS / j' /' \ > PARCEL II �,,� \ 0 2 w �! / (79,582 SQ.FT. — 1.83 ACRE) \\� LANDSCAPING CALCULATION / j /."/ t.,,,,,"! / �� a O Ci • (E)PARCEL 1: TOTAL AREA- 143,715 SQFT / •\Ol � � �(E)LANDSCAPING 8,969 SQFT /• ' / /--' :: _J-/ \\ 8'� a F • X OF SITE LANDSCAPED- 6.2% ! Li- (N)PARCEL 1: TOTAL AREA- 69,339 SOFT / / / • (o? \ a. d 0 • (E)LANDSCAPING- 7,333 SOFT '''' N.4\4\ \ (N)LANDSCAPING- 10,508 SOFT •/ / / 0 O V II %LANDSCAPED- 25.7% /• (N)LANDSCAPING \ Q — D • (N)PARCEL 2: NOT APPUCABLE AT THIS TIME,NO DEVELOPMENT PROPOSED /' //'/ / (2,307 SQ-FT) (E)FIRE �.\ / _ REVISED NOTE: PARCEL 2 L PRIMARILY HYDRANT /...-A, .'! '• (-' GRAVEL.,WHICH WILL BE ~ K ..� �' //.j / REMOVED FOR(N) (E)LANDSCAPING F .:.;r.' /./ / Q, PARCEL I LANDSCAPING AND TREES 2,511 SOFT. W • NOTES ` �` //,• (N)LANDSCAPING 0 a LL 1. NEW TURF AREAS NILL BE PREPARED BY RIPPING TO A DEPTH OF 8 INCHES AND THOROUGHLY `�.., / •• // (546 SOFT.) GYM - //// w • BLENDING EXISTING TEL ICH THE 5 YARDS OF ORGANIC COMPOST PER 1000 WT.BASES OF / (69,339 SQ.FT. = 1.59ACRES) / Z EXISTING TREES TO REMAIN AND NILL NOT BE TILLED OR DISTURBED EXCEPT TO BLEND FINISH / (E)R-O-W /w /O Ill Z O GRADES. \ ,.�..` ` / •• LANDSCAPIN / • / m • ill /,!'7 2,632 SQ.FT. /. W 2. NEW SHRUB BEDS WILL BE COVERED VAN A 4'DEEP LAYER OF WOOD MULCH. \ �•.G� ""•,„. /. (�(���� /_/ a • 3. ALL NEW PLANTS SHALL BE WARRANTED FOR ONE YEAR FROM THE DATE OF INSTALLATION. • \`'�.. �`� / (E)LANDSCAPING �I ® / (Gj` //'' 7 ��:."` ', (2,966 SQ.FT.) b�► ''' ./ �// //� = C) w v.. ,• 1 lN)LANDSCAPING _ ; ® I / Z n • ...�- S, (321 SQ.FT.) .1.-.2"f:. �I ® 2/.•�0 //j Cm) ,_ (N)LANDSCAPING /,, / Ce -4!#•,,v \..�. a (601 SQ.FT.) .:.•' P:::• //��•� \ J� ..`"'�..�..� / (N)LANDSCAPING .�,. •.••�':•:•:•. .t+- / • / :is ',-.'.'.'.'.'.•. • (135)SQ.FT) �......' • / /• .. ,(t • ``� .,. �`fl (N)LANDSCAPING -.:X::::::::::::-./ '' / / / • ,��,. \\\\ \ ,,,,40 (N) (.93 SQ.FT.) •f:-' // ./• / 4 .......... I ' , , -,/ Rerlionc �.C• :.:. // /' Dots IaeE Far y. / ,� `� ' LANDSCAPING -'- `•} �' / / �, N - 260 SQ.FT.) /(�'r ••.-.-.-. .. //, .- , /9/,9� `,::14..., . , - ••' / / NDSCAPING °a' NOVEMBER 1,2016 • \. /' 2 368 SOFT. . �D Y. ,'.•-. Az/// / , level For.\ e ./j M.LP.APPn 11-1-16 \`.� / (E)LANDSCAPING .,y� ,/ • 585 SQ.FT. • ` ` , \ \` ` (N)LANDSCAPING .co la GA-2015-0005 ` 9n sO.Fr. E)FIRE fir ``Is. • HYDRANT \\�\. \\ .�%\/ (N)LANDSCAPING (3155 5011.-FRmus) ` - � / j �" 1,011 SQ.FT.) 5 of 6 0 ,,j i `,i n!suFT. usl N i � i ip 1 CIRCUIT SWii - PROPOSED LANDSCAPE PLAN �. % /�/� / / A0.4 1 A0.4 SCALE: i'-30'-0 '' / i • U � I • CRY OF 1OCLLD M.L.P.apP I FGEND / O (E !-O-W • / / if s` D •NG AN !.• ewwerk, r",,,,,,1r",,,,,,1 EXISTING LAWN/GRASS LANDSCAPING,• / '// I I IMPERVIOUS SURFACE REMOVED WRING GYM DEVELOPMENT 1 F:..'-�NEW LANN/GRASS LANDSCAPING � / �� . / / \ / /" / F /ii1 <%, ' �2� \ ARCHITECTBUILDING MOUNTED 97E DGHIING• ,(C EXISTING DGHT POLE / / ' .• f+!�S NEW CONIFEROUS BUSH • 4.191- iEXISTING CONIFEROUS TREE / / / 0 �. • _V�' • �i'\ • / / . rifli .GERBER ] i�.�•5 EXISTING DECIWWS TREE / / - / /MO H • rC.j / P�� /'' / i \ V IP • MawNu • aEcox EXISTING ON-SITE PLANTS TO REMAIN /1�`� /' / /- // \ • \ '774r.," • EXISTING TREES ADJACENT TO THE PROPERTY �•* • ` / FIs \1.4...." �' /WANTITYcOOE 97F COMMON NAME BOTANICAL NAMF / /' / I • / 0TREES 3 APL 12'-18' APPLE 1REES / \11 FlR 4'-10' WHITE FlR ABIES CONCOLOR \ (E)LANDSCAPING . / (N)LANDSCAPING . � \ S/1,414 SOFT. )\1-1/' •\ 2 NEW PLANTS• / / (2,575 SQ.FT.) Nit, \ /\ / / ,‹' PROPOSED q'L/l, > Z• Z SEE LANDSCAPE ARCHITECT'S DRAWINGS / /' / fa.._ .,/,' > PARCEL II 0 ♦^ • \ V o LANDSCAPING CALCULATION / /' (79,582 SQFT. = 1.83 ACRE) \.\�'''f' V c • \ (E)PARCEL is TOTAL AREA- 143,715 SQFT A` • Y (E)LANDSCAPING- 8,969 SOFT / /' / .•:::::::• : / A \\\ 8 a F %OF SITE LANDSCAPED- 6.2% / sli re a LL • (N)PARCEL 1: TOTAL AREA- 69,339 SOFT / �y9�� \ Q 0 (E)LANDSCAPING- 7,333 SOFT / / �4:q \ WZ (N)LANDSCAPING- 10,508 SOFT • / \ • %LANDSCAPED- 25.7% / /,' (N)LANDSCAPING \ ;' Q O . (N)PARCEL 2: NOT APPLICABLE AT THIS TIME,NO DEVELOPMENT PROPOSED (2.307 SO.FT.) (E)FIRE _ /� NOTE PARCEL 2 IS PRIMARILY HYDRANT ' I- O / ' REVISED • GRAVEL,*BCH WILL BE .`�` '" \�' J H ' /! ••• „if REMOVED FOR(N) (E)LANDSCAPING ..;r.• // CeC • NOTES /.. /��� -•-(N)LANDSCAPING PARCEL I LANDSCAPING AND TREES 2,511 SOFT. F. /.� / Q w LL 1. NEW TURF AREAS WILL BE PREPARED BY RIPPING TO A DEPTH OF 8 INCHES AND THOROUGHLY �` /" /./:'v (546 SOFT.) GYM ,// O - y • BLENDING EXISTING SOIL WITH THE 5 YARDS OF ORGANIC COMPOST PER 1000 SOFT.BASES OF '� / / (69,339 SQFT. = 1.59ACRES) ��' / 0 z EXISTING TREES TO REMAIN AND WILL NOT BE TILLED OR DISTURBED EXCEPT TO BLEND FINISH / • 1% (E)R-O-W w /Q 0:1Z 0 GRADES. \ •- �.\ 1 / f xLANDSCAPIN //2/..,,.--1. � /- Q m • 2 NEW SHRUB BEDS WILL BE COVERED'WITH A 4'DEEP LAYER OF WOOD MULCH. \ ,X51 /44114 � \ 2,632 SOFT. / �� /./ J W \ i k, a. • 3. ALL NEW PLANTS SHALL BE WARRANTED FOR ONE YEAR FROM THE DALE OF INSTALLATION. \'�.. � •- • II I .> , (321 S0.FT.)/ .d...• 4110 I ® .' //' ��0 /././ Z \ �► 4/ (.,,,„N)LANDSCAPING I a AND M('IN.) : ?>:'• • \ -..014047,2,,,,,,,,,,,,,,,111-`1114,.. �� ,,, %(N)LANDSCAPING �'Tn Sff::.. c± /.! /S / / / / (135)SO.FT.) ::': :.•i:.•.•.•.•:. �.. v ... • 4,,,..), � ., , `� \./ �..�a`...,'��I M)LANDSCAPING '.-r-.-, :-}�}:---::. /'� / ,`. \„\.. \ •,...,ISI , (.93 S0.FT.) 1111N,4, •i.:.:::.:.....: / / //j, • 11I 4 :::....,,,,,,, - , •\ \ `Q:'!,� • LANDSCAPING � :• � / 260 SQ.FT.) J ,-/,'7.-.:.-:.•-:.-:::.-• ',, ,No.?."..:!„.%,..„ * ....'.:•::..-:::-::::::::::::::',.6.1 ' ,,,• • .•' --• , '\ \\ 'r'7,q `'•'',, , /• • / ' ' DSCAPING °o. NOVEMBER 1, 2016 \ M• p�\ 2366 sQ.FT. • \\ • q�j� `/./ / /j'" (E)LANDSCAPING .10„,,,://r 585 SQFT. \ \\ ,00 ` (N)LANDSCAPING .m.:CA-2015-0005 C. `\ \\ ,977 SQ.FT. • E)FIRE .i \ ..1.__" dSCAPING (a,usnFr.-was) HYDRANT \\.� -- / ` 1,011 SQ.FT.) 5 of 6 0 �,:" / / I ,�I (761 sere ) ' • •CCUIS 7.�i/.• . / ' A0.4 IRT Wii - PROPOSED LANDSCAPE PLAN SCALE: r_3G'-0- i\ , / i • I CITY OF IIIGARD REL.P.APO? I • Stephen Gerber • • From: STROHECKER Kate <kate.strohecker@state.or.us> Sent: Thursday, February 02, 2017 10:41 AM To: 'sgerber@gerberarch.com' Cc: 'Andy Coleman'; SANDOZ Derek; KOHLBECKER Matt Subject: RA ISSUANCE UIC#13664 Dear Andy and Stephen, - This email confirms that the underground injection control (UIC)system at The circuit Bouldering Gym (16255 SW Upper - Boones Ferry Rd,Tigard OR 97223) has met the requirements for authorization by rule, and is"rule authorized" by the Department of Environmental Quality. The UIC system has been assigned facility ID number 13664. Specifically, the — following UICs are rule-authorized: Applicant UIC ID DEQ UIC ID DW-1, near canopy 13664-1 - Please note that these UICs are only authorized to receive post-construction stormwater. (Discharge of - construction stormwater to these UICs is prohibited). If ownership of this property is transferred in the future, _ you must fill out the "Name Change and/or Transfer of Registration and Authorization"form, available online at: - http://www.deq.state.or.us/wq/uic/forms.htm. - The requirements for operating rule authorized UICs are specified in Oregon Administrative Rule (OAR) 340-044- 0018. These OARs can be accessed online by clicking here. - Please feel free to call or email if you have any questions. - Kate Strohecker - Department of Environmental Quality Water Quality Permit Coordinator Fax: 503-229-6957 _ Phone: 503-229-5623 strohecker.kate aa..deq.state.or.us 1 Stormwater Management Plan Facility Name The Circuit Bouldering Gym Street Address 16255 SW Upper Boones Ferry Road, Tigard OR 97223 Mailing Address 6050#C SW Macadam Ave, Portland OR 97239 This facility uses a drywell to manage stormwater runoff by infiltrating it into subsurface soils. This Stormwater Management Plan was prepared to meet the State of Oregon's requirements for authorization of a drywell by rule. Specifically,this plan meets Oregon's requirements for drywells located at facilities with small parking lots (i.e., less than 1,000 vehicle trips per day)where hazardous substances are not used, stored, or handled [OAR 340-044- _ 0018(3)(e)and (g)]. The goal of the UIC Stormwater Monitoring Plan is to ensure that stormwater infiltration occurs in a manner that is protective of human health and the environment. SYSTEM ASSESSMENT The table below lists the drywells at the property. The information on this table should match the information on the "Class V Underground Injection Control Authorization by Rule"form. Name Drywell Depth Latitude Longitude (feet) Drainage Area UIC#13664 45.4029 -122.7526 TBD East 1/2 of Building Roof& (2)catch basins' at the East Parking X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SPILL PREVENTION AND RESPONSE Spills of hazardous materials,toxic substances,or petroleum products that impact a UIC are difficult and expensive to clean up,and may cause irreparable damage to the groundwater resource. Therefore,this facility will adopt the spill prevention and response procedures in this plan and train employees in the procedures to minimize the risk of adverse environmental impacts from a spill. Mir Ad Ilk WHAT TO DO IN CASE OFA SPILL 1. The Spill Kit is located in the Circuit Gym Offices just inside the main entry on the East side of the building. 2. Get the spill kit. Put on gloves or glasses or any other necessary Personal Protective Equipment(PPE). 3. Deploy absorbent materials in the path of the spill, and seal the inlet to the UIC drain with a drain block cover. 4. Use snakes, pillow, or pigs to completely contain the spill area. NOTE: Only dry cleanup methods shall be employed to clean up spills(i.e., no use of water to wash spilled materials from pavement shall be conducted). 5. Notify the following personnel immediately: Name Contact Information Andy Coleman 503.866.6020 Mike Lueck 503.718.2593 Oregon Emergency Response System 1-800-452-0311 When you call the Oregon Emergency Response System, be prepared to provide the following information: • Where is the spill? • What spilled? • How much spilled? • How concentrated is the spilled material? • Is anyone cleaning up the spill? • Who is reporting the spill? • What is your contact information? Once the spill has been reported and cleanup is under way and/or completed,you may receive a letter from DEQ requesting a completed spill/release report form detailing the spill,your efforts to stop the spread of the spill, cleanup and dispose of the waste. MAINTENANCE The following maintenance will be conducted at the facility to reduce pollutant loading to the drywell and extend the life of the drywell. 1. Dry sweeping of the parking lot to reduce accumulation of sediments and debris, as needed. 2. Quarterly visual inspection of detention areas(for example,catch basins)to assess the need to sediment removal or other types of maintenance. 3. Annual inspection of the spill kit to ensure that all supplies are available and have not deteriorated or expired. 4. Cleaning of the catch basins, sedimentation manholes, and drywell, as needed. Maintenance activities will be recorded using the table below. White cells indicate that maintenance will occur during a given month. Grey cells indicate that maintenance does not need to occur in a given month. An"X"will be entered in the table to indicate that the maintenance occurred. • • • • • 4. Cleaning of the 2. Visual • 1. Dry Sweeping Inspection of 3. Annual Catch Basins, Month of the Parking Detention Areas Inspection of Spill Sedimentation Lot Kit Manholes,and • — (Quarterly) Drywell January February • _ March • April• _ May June • July As Needed -- ---- As Needed • Au usg t September • October • November • December • • EMPLOYEE EDUCATION • Employees will be trained upon hiring and annually thereafter. Training will consist of: • Reading this Stormwater Management Plan to review spill prevention and response procedures, • maintenance requirements, and assessment of best management practice effectiveness. • • Review location of the spill kit • • Training will be recorded in the following table: • Employee Name Employee Signature Job Title Training Date • • • • • • ASSESSMENT OF BEST MANAGEMENT PRACTICE EFFECTIVENESS • This Stormwater Management Plan will be evaluated every five years or immediately after any documented spill • incidents. If necessary, changes will be made to the plan to improve it. For additional information, contact: • • UIC Program Hydrogeologist 503-229-6371 •• • • • • • • • DEQ Use Only • Class V Underground Injection Control• Amount: Authorization by Rule Check#: • SRO d Oreac.cif Application for UICs that Drain Stormwater from Any Surface From: • itimiwil UIC#: • • This form will be processed within two weeks of receipt. All sections must be completed unless the form indicates that a section is optional. Instructions begin on page 5. • A. Fee for authorization by rule • Number of low risk injection systems x $100 = $ • Number of moderate risk injection systems 1 x $125 = $ 125 • Number of high risk*injection systems x $300 = $ *High risk injection systems are invoiced a $100 annual monitoring processing fee. Total Amount Due: $ • B. Owner information • Organization:The Circuit Inc. Site contact:Andy Coleman Mailing address:6050 C SW Macadam Ave. City:Portland State:OR Zip:97239 • Phone number:503-866-6020 Email address:andy@thecircuitgym.com • C. Facility information • Facility name:Elmo Studds til 2013;Circuit Bouldering Gym County:Washington County Physical address:16255 SW Upper Boones Ferry Road City:Tigard State:OR Zip:97223 • Coordinates of facility in decimal degrees at the CENTER of the site (example: 44.257961 /-122.652904). • Latitude:45.4029 Longitude:-122.7526 • D. Consultant information (optional) • Consultant contact name:Stephen J Gerber Company:Gerber Architect, LLC Phone number:503-459-7737 Email address:sgerber@gerberarch.com • E. Individual UIC information • 1. What do you call this UIC?UIC#13664 Status: ❑ Under Construction ■❑ Active • Fluid Type ❑■ Stormwater(5D2) ❑ Other(describe) • Latitude in decimal degrees (example: 44.214736)45.4029 • Longitude in decimal degrees (example: -121.349821)-122.7526 • Drainage Area (check all that apply) ❑■ Roof ❑■ Parking ❑ Road ❑ Other (describe) • Answer the following questions about your UIC (not required for roof-only runoff) Yes ❑■ No ❑ The UIC is less than 100 feet deep • Yes ❑■ No ❑ Is more than 500 feet from a water well and is not within a water well's two-year-time-of-travel. • Yes ❑■ No ❑ The UIC has at least 5 feet of vertical separation from seasonal high • 2. What do you call this UIC? Status: ❑ Under Construction ❑ Active • Fluid Type ❑ Stormwater(5D2) ❑ Other(describe) • Latitude in decimal degrees (example: 44.214736) • Longitude in decimal degrees (example: -121.349821) • Drainage Area (check all that apply) ❑ Roof E Parking ❑ Road ❑ Other(describe) • Answer the following questions about your UIC (not required for roof-only runoff) • Yes ❑ No ❑ The UIC is less than 100 feet deep • Yes ❑ No ❑ Is more than 500 feet from a water well and is not within a water well's two-year-time-of-travel. Yes ❑ No ❑ The UIC has at least 5 feet of vertical separation from seasonal high • • Revised 12/2016 page 1 • S • E. Individual UIC information (continued from previous page) 3.What do you call this UIC? Status: ❑ Under Construction ❑ Active • Fluid Type ❑ Stormwater(5D2) ❑ Other (describe) Latitude in decimal degrees (example: 44.214736) • Longitude in decimal degrees (example: -121.349821) • Drainage Area (check all that apply) ❑ Roof ❑ Parking ❑ Road ❑ Other(describe) • Answer the following questions about your UIC (not required for roof-only runoff) Yes ❑ No ❑ The UIC is less than 100 feet deep Yes ❑ No ❑ Is more than 500 feet from a water well and is not within a water well's two-year-time-of-travel. • Yes ❑ No ❑ The UIC has at least 5 feet of vertical separation from seasonal high i 4. What do you call this UIC? Status: ❑ Under Construction ❑ Active • Fluid Type ❑ Stormwater(5D2) ❑ Other(describe) • Latitude in decimal degrees (example: 44.214736) Longitude in decimal degrees (example: -121.349821) • Drainage Area (check all that apply) ❑ Roof ❑ Parking ❑ Road ❑ Other(describe) • Answer the following questions about your UIC (not required for roof-only runoff) • Yes ❑ No ❑ The UIC is less than 100 feet deep Yes ❑ No ❑ Is more than 500 feet from a water well and is not within a water well's two-year-time-of-travel. Yes ❑ No ❑ The UIC has at least 5 feet of vertical separation from seasonal high • • 5. What do you call this UIC? Status: ❑ Under Construction ❑ Active • Fluid Type ❑ Stormwater(5D2) ❑ Other(describe) Latitude in decimal degrees (example: 44.214736) Longitude in decimal degrees (example: -121.349821) • Drainage Area (check all that apply) ❑ Roof ❑ Parking ❑ Road ❑ Other(describe) • Answer the following questions about your UIC (not required for roof-only runoff) • Yes ❑ No ❑ The UIC is less than 100 feet deep • Yes ❑ No ❑ Is more than 500 feet from a water well and is not within a water well's two-year-time-of-travel. • Yes ❑ No ❑ The UIC has at least 5 feet of vertical separation from seasonal high • 6. What do you call this UIC? Status: ❑ Under Construction ❑ Active • Fluid Type ❑ Stormwater(5D2) ❑ Other(describe) Latitude in decimal degrees (example: 44.214736) Longitude in decimal degrees (example: -121.349821) • Drainage Area (check all that apply) ❑ Roof ❑ Parking ❑ Road ❑ Other(describe) • Answer the following questions about your UIC (not required for roof-only runoff) • Yes ❑ No ❑ The UIC is less than 100 feet deep • Yes ❑ No ❑ Is more than 500 feet from a water well and is not within a water well's two-year-time-of-travel. Yes ❑ No ❑ The UIC has at least 5 feet of vertical separation from seasonal high • • Attach additional sheets if you are applying for authorization of more than six (6) UlCs • • F. Site Map A site map is attached, containing the following elements. NOTE: Maps should be no larger than 11"x17" • ❑■ Each UIC listed in Section E, labeled by name ❑■ Property Lines 1 ❑■ North arrow • ❑■ Adjoining streets and buildings site survey&Pian Included ❑l Aerial Photo • page 2 • • • • G. UIC System Type • Check the following boxes to determine which of the remaining application sections you need to complete: 4111 At least one UIC receives non-roof runoff. ❑t Complete Section H • The UIC(s)are located at a municipal, industrial,commercial,or apartment complex facility. ❑■ Complete Section I, J, and K • The UIC(s)are located at an industrial or commercial facility where Hazardous ❑ Complete Section L • substances,toxic materials,or petroleum products are used. You own or operate the UIC(s). ■❑ Complete Section M H. General Requirements for non-roof runoff • I certify that: • ❑ No contaminated soil or groundwater is present that will be impacted by the UIC • ❑ The UIC only accepts stormwater drainage • ❑ The UIC can be plugged or blocked in the event of a spill • ❑ The site design has minimized stormwater runoff • ❑ No other method of stormwater disposal, including construction or use of surface discharging storm sewers or surface infiltration design, is appropriate. (Use your best professional judgment.) • I. Vehicle Trips per day • On average, How many vehicle trips per day are there at the site? ❑■ Fewer than 1,000 ❑ More than 1,000 J. Structural Best Management Practices •' Check the following boxes to indicate the types of pretreatment on your UIC: ❑ Oil/Water Separator ❑ Sand Filter ❑ Cartridge Filtration • ❑ Catch Basin Insert Bag ❑ Bioswale ❑ Oil and Sediment Trap Catch ❑ Sedimentation Manhole ❑ Other: Basin (Three-foot sump required) • K. Additional requirements for apartment complexes, municipal, commercial, and industrial facility UICs • ❑■ Yes ❑ No A Stormwater Management Plan has been prepared in accordance with OAR340-044-0018(3) No Exposure Certification • Are any of the following materials or activities exposed to precipitation in the area drained by your UlCs? • ❑ Yes 0 No Using, storing or cleaning industrial machinery or equipment, and the areas where residuals from using, storing or cleaning industrial machinery or equipment remain and are exposed to stormwater • ❑ Yes ❑■ No Materials or residuals on the ground, in trenches, running into injection systems or in stormwater inlets resulting from spills/leaks • ❑ Yes ❑■ No Materials or products from past activity • ❑ Yes ❑■ No Material handling equipment (except adequately maintained vehicles) • ❑ Yes ❑■ No Materials or products handled during loading, unloading, or transporting activities • ❑ Yes ❑■ No Materials or products stored outdoors except final products intended for outside use • ❑ Yes ❑■ No Materials contained in open, deteriorated or leaking storage drums, barrels, tanks and similar containers ❑ Yes ❑■ No Materials or products handled or stored on roads or railways owned or maintained by the discharger • ❑ Yes ❑■ No Waste material (except waste in covered, non-leaking containers) ▪ ❑ Yes ❑■ No Application or disposal of process wastewater • • L. Additional requirements for industrial and commercial facilities that use hazardous substances, toxic materials, or petroleum products • ❑ Site Assessment[meets OAR 340-044-0018(3)(d)] ❑ List of past accidents, spills or releases and responses • ❑ UIC Maintenance Plan and Schedule ❑ Spill Prevention and Response Plan • ❑ Employee Education Plan • page 3 • r • • • M. Signature of Legally Authorized Representative • I certify under penalty of law that the no exposure certification in Section H is accurate to the best of my knowledge. I certify • under penalty of law that there are no discharges of stormwater contaminated by exposure to industrial activities or materials from the industrial facility or site identified in this document(except as allowed under 40 CFR 122.26(g)(2))and/or OAR 340-044 • UIC rules. • I understand that I am obligated to submit a No Exposure Certification to DEQ once every five years. I understand that I must allow the DEQ permitting authority, where the discharge is,to perform inspections to confirm the condition of no exposure and to make such inspection reports publicly available upon request. • I hereby certify that the information contained in this registration is true and correct to the best of my knowledge and belief. • • Signature of legally authorized representative (sign above) Date:1-31-2017 • Legally authorized representative:Andy Coleman Title:Owner • Mailing address:6050#6 SW Macadam Ave City:Portland State:OR Zip:97239 • Email address:andy@thecircuitgym.com Phone Number:503-866-6020 • . Please submit a hard copy and an electronic copy of your application materials Submit a hard copy of your application and payment to: Submit an electronic copy of your application to: Oregon DEQ UIC(a)deci.state.or.us • Attn: Business Office • 700 NE Multnomah Street Suite 600 • Portland, Oregon 97232-4100 • • Call the UIC Permit Coordinator at 503-229-5623 with questions • DEQ will discard oversize(larger than 11"by 17")application documentation 411 • • DEG USE ONLY • Category: • ❑ 1-Roof Drain ❑ 3-Large Parking Lot (1000 trips/day) ▪ ❑ 2-Residential ❑ 3-Industrial Commercial (Mjr HW etc) ❑ 2-Small Parking Lot ❑ 3-Large Municipality (50+) • ❑ 2-Industrial/Commercial (Minor-HW) ❑ Other • ❑ 2-Small Municipality (49 or Less) Existing Site: ❑les ❑ I UIC Facility Number (if yes) • • • • • • • • page 4 • • • • • I certify under penalty of law that the no exposure certification in Section H is accurate to the best of my knowledge.I certify M under penalty of law that there are no discharges of stormwater contaminated by exposure to industrial activities or materials ,r from the industrial facility or site identified in this document(except as allowed under 40 CFR 122.26(gx2))and/or OAR 340-044 w UIC rules. Ilk w I understand that I am obligated to submit a No Exposure Certification to DEQ once every five years.I understand that I must allow the DEQ permitting authority,where the discharge is,to perform inspections to confirm the condition of no exposure and to make such inspection reports publicly available upon request. I hereby certify that the information con fined in this registration is true and correct to the best of my knowledge and belief. Signatu of I Ily authorized representative(sign above) Date:1-31-2017 Legally authorized representative:Andy Coleman Title:Owner Mailing address:6050#6 SW Macadam Ave City:Portland I State:OR I Zip:97239 Email address:andyethecircuitgym.com Phone Number:503.886-0020 — Submit a hard copy of your application and paym.nt to: Submit an electronic copy of your application to: Oregon DEQ UICatdea.stete,or.us — Attn: Business Office 700 NE Multnomah Street Suite 600 Portland,Oregon 97232-4100 Call the UIC Permit Coordinator at 503-229-5623 with questions DEQ will discard oversize(larger than 11"by 17")application documentation OP UM OILY Category: O 1-Roof Drain 0 3-Large Paring Lot(1000trlpslday) ❑ 2-Residential 0 3-Industrial/Commercial (lam HW etc) ❑ 2-Small Parking Lot 0 3-Large Municipality(50+) ❑ 2-Industrial/Commercial (Minor-HW) 0 Other: ❑ 2-Sural Municipality (49 or Less) Existing Site: ❑Yes 0 No UIC Facility Number(If yes): page 4 STEPHEN GERBER ARCHITECT THE CIRCUIT, INC. - MINOR LAND PARTITION APPLICATION #2 4/25/2017 Statement/ Project Narrative: The Circuit is reapplying for a Minor Land Partition Application. A previous MLP application was submitted mid-2015. It and several subsequent revisions were reviewed and commented on via phone conversations, e-mails and Findings/Conditions. The final submittal revision was ruled upon in an amended final findings and conditions letter, MLP2015-00006 dated 8-30-2016. Upon further consideration of the parcel 2 layout, we came up with what we think is a better configuration that will allow for more site plan design flexibility in the future development and create a larger parcel 2. A site plan sketch was generated and e-mailed to the City of Tigard for internal review with a question of whether to submit it as a revision to the existing application or start a new one sometime late summer. After a phone conversation between the Circuit owner, Andy Coleman, and the City Planner, Cheryl Gaines, it was determined to submit a new, separate Minor Land Partition Application. The Circuit has three gyms open, one in Johns Landing (est. 2005), another in NE Portland (est. 2010), and the most recent in City of Tigard (est. 2014). The Tigard site is the first site developed where land and structures are owned by the Circuit, LLC. It is located at the intersection of Durham Road and UBFR and after the completion of the bouldering gym development, they ended up with extra property in way of a gravel lot to the North. Now that the gym is up, running, and established the Circuit has reevaluated their plans for the extra acreage. The Circuit proposed creating a separate tax lot adjacent to their climbing gym in the previous MLP application. The parcel 2 property line configuration in the original application was based on a brew pub development proposed to the Circuit, in which they would maintain ownership of the proposed parcel 2 property. The property line configuration was determined and based this prospective business owner and hopes of it addressing items brought up during the 2013-2014 gym development and in turn expedite a reasonable cost effective MLP approval before submitting for various building permits. Unfortunately prior to approval and presenting findings, the prospective brew pub client moved on to another option. Now the Circuit owner is reevaluating how best to proceed with the extra property while also considering the MLP #1 Findings and Conditions as well as current market conditions. The Circuit is now proposing in the MLP #2 application to subdivide their 3.392 acres into two parcels consisting of the 1.690 acres in which the bouldering gym sits and a second parcel consisting of 1.702 acres. Parcel 2 will still have the flexibility to tie into the existing drive aisle and pass thru lanes on Parcel 1 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712E1 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • M Mir STEPHEN GERBER ARCHITECT IN created during the gym development, which was approved and constructed in 2013-2014. It also has the flexibility to create a new connection along Fanno Creek Place as long as a proper connection to the bouldering gyms' main parking drive aisle is created. This will be explored by whoever purchases and develops the proposed Parcel 2. Please note: The original gym development was required by the City of Tigard to abandon & remove the access on UBFR, the Durham Road access was limited to a Right-in, Right-out only, and pedestrian access was improved to and through the site along the West property line paralleling the railroad right of way - and along the unimproved Upper Boones Ferry Road right-of-way. We would ask that with these concessions from the original Circuit development and those that have come out of coordination and cooperation during the MLP#1 Application (for example: hiring a Landscape Architect in order to address the full landscaping and tree canopy calculations and generating additional drawings for Parcel-1), the reviewing body see the second proposed parcel 2 layout as acceptable. It provides adequate and open space to maintain site design flexibility required to address the site circulation during the approved Parcel-2 development, which is yet to be determined, and provides site upgrades for Parcel-1 bringing it into zoning code compliance. It is our intention for this second application to be similar to the first, MLP2015- 00006, and we hope you will find it satisfactory. Thank you for your time and consideration. Please let me know if you have any questions, comments, or require additional information for your review and understanding of our application. Supplemental drawings have been included with the application to clarity and add to the narrative. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM AM Ilk STEPHEN GERBER ARCHITECT The Circuit Minor Land Partition Application ii - Impact Study MOW Note: The Parcel 1 Circuit Bouldering Gym impacts were addressed during the development and repurposing of an existing building, parking lot, and pervious surface in the form of the 2013 Minor Modification (MMD 2013-00040) and 2013 Parking adjustment. Traffic impact for the gym was addressed during the original Circuit zoning applications. The bouldering gym use did not increase impacts on the road system and actually improved the impact on the UBFR and Durham Road intersection. The Circuit did abandon and replace the driveway apron and gate along UBFR and created pass thru lanes along the west property line to existing Fanno Creek Place in order to alleviate congestion to and from The Circuit site. This pass thru lane serves the users of the property to the North, alleviating congestion at the busy intersection. When Parcel 2 gets approved and site layouts are considered, the existing pass thru lane could be maintained and utilized, or a new connection along Fanno Creek Place could be created with proper site circulation and connection to the Circuits' East parking lot aisle. During the gym development, most of the existing hardscaped and landscaped areas were utilized as noted on the existing site plan. The Circuit is proposing to replace more of the existing impervious surface with pervious landscaped areas with new wheel stops at each parking space, as well as improving the landscaping and tree canopy by introducing street trees along DR and UBFR. The proposed parcel #2 is not being modified at this time due unknown property owner and development type. During the gym development, the existing building downspouts and lot catch basins were utilized for the repurposed lot and building. The catch basins and downspouts backed up into the lower lying areas of the existing lot. The water would eventually make its way to an existing open pipe connected to the existing storm main paralleling Durham road. Under the 2014 PFI permit, a Lynch style catch basin was sized and installed to accommodate the storm water that the on-site dry well system was not able to handle. The UIC was found to be listed as abandoned. After submitting a Class V Underground Injection Control Authorization by Rule application, which included generating a Stormwater Management Plan, the dry well was recommissioned by DEQ. Parcel 2 has direct access to a storm sewer branch installed during the North Mixed-Use development along the West property line, tying it into the Durham Road storm sewer main. The Electrical Service was addressed under 2013-2014 permits for the bouldering gym parcel 1. The proposed parcel 2 is configured so future electrical service can be brought on site from the existing power supply around the site and buried on-site within the network of drive aisles. The Water Service was addressed under 2013-2014 permits for parcel 1. The proposed parcel 2 is configured so future water service can be brought on site by existing water mains around the site and buried on-site within the network of drive aisles. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712S PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT Sanitary sewer service from parcel 1 was improved under 2014 building permit. An existing septic tank and drain field were abandoned, decommissioned and disconnected with a new sewer line connection from the gym toilet rooms to the sewer main within UBFR. The proposed parcel 2 is configured so future sewer service can be brought on site and connected to the same sewer main within UBFR. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM 111 STEPHEN GERBER ARCHITECT CoTigard Development Code, Chapter 18.390.040- Type II Procedure 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in 18.390.080.C. B.Application requirements. 1. Application forms. Type II applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Submittal information. The application shall: a. Include the information requested on the application form; — b.Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of _ impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires _ the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the -� development. During the original gym development the Circuit conceded and the City of Tigard required to ^ abandon & remove the access on UBFR, the Durham Road access was limited to a Right-in, Right-out only, pedestrian access was improved to and through the site along the West property line paralleling the railroad right of way and along the unimproved Upper Boones Ferry Road right-of-way, and create a private drive aisle connecting to Fanno Creek Place for getting back to UBFR to ease traffic at the UBFR/Durham Road intersection. Impact studies were generated for previous applications which still apply to the proposed Parcel 1. Parcel 2 is not being developed at this time but existing public facility systems will be found to be adequate when the property is finally sold and early development begins. C. Notice of pending Type II administrative decision. 1. Prior to making a Type II administrative decision, the director shall provide notice to: a. All owners of record within 500 feet of the subject site; b. Any city-recognized neighborhood group whose boundaries include the site; c. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 2. The purpose of such notice is to provide nearby property owners and other interested parties with an opportunity to submit written comments concerning the application, prior to issuance of the Type II administrative decision. The goal of this notice is to invite relevant parties of interest to participate early in the decision-making process; 3. Notice of a pending Type II administrative decision shall: a. Provide a 14-day period for the submission of written comments prior to issuance of a decision on the permit; b. List by commonly used citation,the approval criteria relevant to the decision; c. State the place, date and time the comments are due, and the person to whom the comments should be addressed; d. Include the name and telephone number of the person who will make the administrative decision; e. Identify the specific permits or approvals requested; f. Describe the street address or other easily understandable geographic reference to the subject site; g. Indicate that failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria are what constitute relevant evidence; h. Indicate that all evidence relied upon by the director to make this decision shall be contained within the record, and is available for public review. Copies of this evidence can be obtained at a reasonable cost from the director; i. Indicate that after the comment period closes, the director shall issue a Type II administrative decision. The director's decision shall be mailed to the applicant and to owners of record of property located within 500 feet of the subject site, and to anyone else who submitted written comments or who is otherwise entitled to notice; j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." D.Administrative decision requirements. The director's decision shall address all of the relevant approval criteria. Based upon the criteria and the facts contained within the record,the director shall approve, approve with conditions or deny the requested permit or action. — E. Notice of decision. 1. Within five days after signing the decision, a notice of decision shall be sent by mail to: a. The applicant and all owners or contract purchasers of record of the site which is the subject of the application; b. All owners of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site; c.Any city-recognized neighborhood group whose boundaries include the site; d. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice. 2. The director shall cause an affidavit of mailing of such notice to be prepared and make a part of the file, which indicates the date the notice was mailed and demonstrates that the required notice was mailed to the necessary parties in a timely manner; 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 3. The content of the Type II notice of decision shall contain: a. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant's proposal and of the decision; b. The address or other geographic description of the subject property, including a map of the site in relation to the surrounding area,where applicable; c.A statement of where the director's decision can be obtained; d. The date the director's decision shall become final, unless appealed; e. A statement that all persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision; f. A statement briefly explaining how an appeal can be taken, the deadline for filing such an appeal, and where further information can be obtained concerning the appeal; and g. A statement that 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. F. Final decision and effective date.A Type II administrative decision is final for purposes of appeal when notice of the decision is mailed.A Type II administrative decision becomes effective on the day after the -- appeal period expires, unless an appeal is filed. If an appeal is filed and dismissed after the appeal period has expired,the Type II administrative decision becomes effective on dismissal of the appeal. G.Appeal.A Type II administrative decision may be appealed as follows: 1. Standing to appeal. The following parties have standing to appeal a Type II administrative decision: a. The applicant; b.Any party who was mailed written notice of a pending Type II administrative decision; c. Any other party, who demonstrates by clear and convincing evidence that they participated in — the proceeding through the submission of written or verbal testimony; 2.Appeal procedure. a. Notice of appeal. Any party withstanding, as provided in paragraph 1 of this subsection G, may appeal a Type II administrative decision by filing a notice of appeal according to the following procedures: i. Time for filing. A notice of appeal shall be filed with the director within 10 business days of the date the notice of decision was mailed. ii. Content of notice of appeal. The notice of appeal shall contain: (A)An identification of the decision being appealed, including the date of the decision; (B)A statement demonstrating the party filing the notice of appeal has standing to appeal; (C)A detailed statement of the specific issues raised on appeal; (D) A statement demonstrating that the specific issues raised on appeal were raised during the comment period,except when the appeal is filed by the applicant; (E) Filing fee. iii. All notices of appeal for Type II administrative appeals shall be filed with the director, together with the required filing fee. The amount of the filing fee shall be established by the director. The maximum fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. 9340 SW YOUNGBERG HILL RO. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBERQ@GERBERARCH.COM STEPHEN GERBER ARCHITECT b. Scope of appeal. The appeal of a Type II administrative decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under subsection C of this section, unless the hearings officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The hearings officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II administrative appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the hearings officer on appeal of a Type II administrative decision; c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II administrative appeals, as provided in 18.390.050.0—F. H. Final decision and effective date. The decision of the hearings officer with regard to any appeal of a Type II administrative decision is the final decision of the city. The decision of the hearings officer is final for purposes of appeal on the day the decision is mailed. The decision is effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed,the decision is effective on the day after the appeal is resolved. ` Bouldering gym on proposed Parcel 1 was approved under previous zoning and permit applications approved in 2013-2014 and not being drastically modified other than where required to meet the 25% landscaping requirement. Not applicable for Parcel 2 at this point, as there is no owner or development. Requirements noted for future applications. ti 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712E1 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • CoTigard Development Code, Chapter 18.420— Land Partitions • 18.420.020 Administration • A. Applicant. The applicant of a partition proposal shall be the recorded owner of the property or an agent • authorized in writing by the owner. • B. Conformance with state statute. Any application for a land partition shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivision and Partitions. • C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning process shall be sold • until approval and filing of the final partition plat. • D. Future re-division. When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the • requirements of the zoning district and this title. • 18.420.030 Approval Process • A. Decision-making process. The director shall approve, approve with conditions or deny an application • partition, which shall be reviewed by means of a Type II procedure, as governed by Chapter 18.390, • using approval criteria contained in Section 18.420.050. B. Time limit on approval. The partition approval by the director shall be effective for a period of 1-1/2 years • from the date of approval. • C. Lapsing of approval. The partition or approval by the director shall lapse if: • 1. The partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; • 2. The final recording is a departure from the approved plan. • D. Extension. • 1. The director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: • a. No changes are made on the original plan as approved by the director; • b. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year extension period; and • c. There have been no changes in the applicable comprehensive plan policies and ordinance • provisions on which the approval was based. • 2. Approval periods for land partitions lapsing between July 1, 2008 and December 31, 2011 shall be automatically extended through December 31, 2012. No further extensions will be granted. (Ord. • 10-07 §1) • • 18.420.040 Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the director and • shall include information required for a Type II application, as governed by Chapter 18.390. • B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The director shall provide the applicant with detailed information about these submission requirements. • 18.420.050 Approval Criteria • A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; • The 3.392 acres will create a 1.702 acre Parcel 2 and a 1.69 acre Parcel 1 and will still meet all • statutory and ordinance requirements and regulations. • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971 ZB • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • ( • • STEPHEN GERBER ARCHITECT • • • 2. There are adequate public facilities are available to serve the proposal; The proposed 1.702 acre Parcel 2 and a 1.69 acre Parcel 1 will be served by the approved public • facility improvements for the original bouldering gym 3.392 acre Parcel 1. The site is well served • by stormwater mains in Durham road, UBFR, and on site along the West property line; Sewer . mains in the Durham Road and UBFRoad; and the Domestic water main along UBFR; and the electrical lines along both roads. • 3.All proposed improvements meet City and applicable agency standards; and • All proposed improvements for Parcel 1, primarily street trees and creating 25% minimum • landscaping, as well as improvements reviewed and approved during original bouldering gym development, meet the various standards. The proposal has also been reviewed by CWS and • DEQ in order to reactivate the existing U.I.C. • The Parcel 2 owner and layout is not known, no development proposed at this time. 4.All proposed lots conform to the specific requirements below: • a. The minimum width of the building envelope area shall meet the lot requirement of the • applicable zoning district. • The proposed Parcel 1&2 meet Industrial Park (I-P) Development Standards for the Industrial Zones, zoning code section 18.530. • b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the • accessway may not be included in the lot area calculation. There is not a minimum lot size required per the Development Standards in Industrial Zones, • Table 18.530.2. • c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have • a legally recorded minimum 15-foot wide access easement. The South corner of the Bouldering gym is located 56' from Durham Road and 92' from • UBFRoad. The proposed Parcel 1 North property line has been located to create a 23' • landscaping strip buffer between it and the proposed Parcel 2. The Southwest corner is • located 34' from the West PL, which is the minimum width where a drive aisle and pedestrian walkway are located. • d. Setbacks shall be as required by the applicable zoning district. • e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, • provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. • The Parcel 2 owner or layout is not known at this time. The proposed Parcel 1 North property • line has been located to create a landscaping strip buffer between the proposed Parcel 2. f. A screen shall be provided along the property line of a lot of record where the paved drive in an • accessway is located within ten feet of an abutting lot in accordance with Sections • 18.745.050. Screening may also be required to maintain privacy for abutting lots and to • provide usable outdoor recreation areas for proposed development. The existing North property line along SW Fanno Creek Place has a chain link fence/screen • installed during adjacent mixed use development. • The existing West property line along the RR r-o-w has an existing chain link fence along the Northern half. The drawing submittal notes that existing pavement over-run along the southern • half of the West PL into the RR r-o-w will be removed and the chain link fence/screen will be • continued and installed during the Parcel 1 improvements. • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971 ZB • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM 0 • • 111• • STEPHEN GERBER ARCHITECT • • • • g. The fire district may require the installation of a fire hydrant where the length of an accessway • would have a detrimental effect on fire-fighting capabilities. • The fire district reviewed and approved Parcel 1 access way and fire hydrant locations under 2013-2014 development and construction to meet fire-fighting capabilities. • The fire access and hydrant locations will be re-evaluated during the Parcel 2 design and • development. The Parcel 2 owner and layout is not known at this time. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement • which will ensure access and maintenance rights shall be recorded with the approved partition map. • Parcel 1 access and layout were based on improving the traffic at the Durham/UBFR intersection by abandoning original Parcel 1 drive aprons and site access. Part of the original • bouldering gym development was creating a drive aisle along the RR r-o-w to connect Parcel • 1 to Fanno Creek Place. It will also be able to serve the proposed parcel 2 to Durham Rd and Fanno Creek Place. • The drive aisle through both parcels could be improved upon during the Parcel 2 design and • development. The Parcel 2 owner and layout is not known at this time. • 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. • Access way was reviewed and approved under original Parcel 1 2013-2014 development and • construction, which meet Chapter 18,705 Standards. • 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway • adjoining and within the floodplain. This area shall include portions at a suitable elevation for the • construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted • pedestrian/bicycle pathway plan. The site currently provides a paved/striped pedestrian walkway along the West property line and • accommodates the unpaved walk-way along UBFR. • 7. An application for a variance to the standards prescribed in this chapter shall be made in • accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)will be processed concurrently. • 18.420.060 Final Plat Submission Requirements • A. Submittal. All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data or narrative. The • final plat shall incorporate any conditions of approval imposed by the director as part of the preliminary • plat approval. • B. Standards. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington County, as described in detail by • information provided by the director at the time of application. 18.420.070 City Acceptance of Dedicated Land A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed right-of-way • dedication prior to recording a land partition. • R-O-W dedication has been discussed with city staff and determined not applicable at this time due to • project not including actual development,just creation of a separate parcel/tax lot. • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971 ZB • PHONE: 503.459.7737 E-MAIL: SGERBER@QGERBERARCH.COM • STEPHEN GERBER ARCHITECT B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. 18.420.080 Recording Partition Plats A. Recording requirements. Upon the director's approval of the proposed minor partition, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City,to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded minor partition survey map to the City within 15 days of recording, and shall be completed prior to the issuance of any building permits on the re-configured lots.■ 9 340 SW YDU NGBERG HILL RD. MCMIN N V ILLE, OREGON 971 2 S PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • CoTigard Development Code, Chapter 18.530— Industrial Zoning District • • 18.530.010 Purpose • A. Provide range of industrial services for city residents. One of the major purposes of the regulations • governing development in industrial zoning districts is to ensure that a full range of job opportunities . are available throughout the city so that residents can work close to home if they choose. The location of land within each industrial district must be carefully selected and design and development standards • created to minimize the potential adverse impacts of industrial activity on established residential areas. • B. Facilitate economic goals. Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the city limits, in compliance with the economic goals of • the City of Tigard Comprehensive Plan. • 18.530.020 List of Zoning Districts • A. I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness • centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, • glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, • design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. • B. I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial • uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance • characteristics such as noise, glare, odor, and vibration. • C. I-H: Heavy Industrial District. The I-H zoning district provides appropriate locations for intensive industrial • uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, railroad yards, waste-related and wholesale sales activities. • Activities in the I-H zone include those which involve the use of raw materials, require significant • outdoor storage and generate heavy truck and/or rail traffic. Because of these characteristics, I-H- • zoned property has been carefully located to minimize impacts on established residential, commercial and light industrial areas. • 18.530.030 Uses • A. Types of uses. For the purposes of this chapter,there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions • of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use • under the provisions of Chapter 18.230; • Indoor Entertainment, (which the Circuit Bouldering Gym is considered), is permitted outright in the I-P zoning district for the existing and proposed Parcel 1. Parcel 2 is not applicable at this time. • 2. A restricted (R) use is permitted outright providing it is in compliance with special requirements, • exceptions or restrictions; • 3. A conditional use (C) is a use the approval of which is at the discretion of the hearings officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as • a conditional use, it may be held to be a similar unlisted use under the provisions of Chapter • 18.230; 4. A prohibited (N) use is one which is not permitted in a zoning district under any circumstances. • B. Use table. A list of permitted, restricted, conditional and prohibited uses in industrial zones is presented • in Table 18.530.1. • • 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • w Bak (111 STEPHEN GERBER ARCHITECT C.Accessory structures. 1. Accessory structures are permitted in all industrial zones providing the site is still in compliance with all development standards, including, but not limited to, setbacks, height, lot coverage and landscaping requirements, of the base zone. All accessory structures shall comply with all requirements of the State Building Code. All accessory structures except those less than 120 square feet in size require a building permit. 2.All freestanding and detached towers, antennas,wind-generating devices and TV receiving dishes, except as otherwise regulated by Chapter 18.798, Wireless Communication Facilities, shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. Table 18.530.1 Use Table: Industrial Zones Use Category I-P I-L I-H RESIDENTIAL Household Living R1 R1 R1 Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBERQQ GERBERARCH.COM (1 STEPHEN GERBER ARCHITECT Colleges N N N Community Recreation C10 co C' Cultural Institutions N N N Day Care R3'9 R3'9 R3 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Custom Arts and Crafts N N N Eating and Drinking Establishments p2 N N Major Event Entertainment N N N Outdoor Entertainment P N N Indoor Entertainment P N N Adult Entertainment N N N Sales-Oriented p2 N N Personal Services p2 N N Repair-Oriented P N N Bulk Sales p4,11 N N Outdoor Sales N P P Animal-Related P P P Motor Vehicle Sales/Rental p4,12 13 p P Motor Vehicle C P P Servicing/Repair Vehicle Fuel P P/C7 P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P Use Category I-P I-L I-H INDUSTRIAL Industrial Services N P P Light Industrial P P P General Industrial N P P Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales p4 P P 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • ( 11• • STEPHEN GERBER ARCHITECT • • OTHER • Agriculture/Horticulture P5 P5 P5 • Cemeteries N C N • Detention Facilities C N C Heliports C C C • Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors• P P P Other NA NA P8 • • P=Permitted R=Restricted C=Conditional Use N=Not Permitted • 1 A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is • exclusively occupied by the caretaker or kennel owner/operator and family. • 2 These limited uses, separately or in combination, may not exceed 20% of the entire square • footage within a development complex. No retail uses shall exceed 60,000 square feet of gross • leasable area per building or business. • 3 In-home day care which meets all state requirements permitted by right. • " Permitted if all activities, except employee and customer parking, are wholly contained with a • building(s). • 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than • normal household pets, may be housed or provided use of a fenced run within 100 feet of any • nearby residence except a dwelling on the same lot. • 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted • facilities in the I-P zone. • 7 Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is i permitted conditionally. • 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • The Tigard Circuit Bouldering gym approved under previous zoning and permit applications in • 2013-2014. Indoor Entertainment, (which the Circuit Bouldering Gym is considered), is • permitted outright in the I-P zoning district for the existing and proposed Parcel 1. Not applicable for Parcel 2, as it is not being developed at this time. • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712a • pHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM (IF STEPHEN GERBER ARCHITECT 18.530.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district,except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370. 2.All other applicable standards and requirements contained in this title. B. Development standards. Development standards in industrial zoning districts are contained in Table 18.530.2 below: TABLE 18.530.2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P I-L I-H Minimum Lot Size None None None Minimum Lot Width 50 ft. 50 ft. 50 ft. Minimum Setbacks - Front yard 35 ft. 30 ft. 30 ft. - Side facing street on corner& through lots[1] 20 ft. 20 ft. 20 ft. - Side yard 0/50 ft. [3] 0/50 ft. [3] 0/50 ft. [3] - Rear yard 0/50 ft. [3][4] 0/50 ft. [3] 0/50 ft. [3] - Distance between front of garage &property line abutting a public or -- -- -- private street Maximum Height 45 ft. 45 ft. 45 ft. Maximum Site Coverage[2] 75 % [5] 85% 85 % Minimum Landscape Requirement 25 % [6] 15 % 15% [1] The provisions of Chapter 18.795 (Vision Clearance) must be satisfied. [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. [4] Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5] Maximum site coverage may be increased to 80% if the provisions of Section 18.530.050.B are satisfied. [6] Except that a reduction to 20% of the site may be approved through the site development review process. I-P— Industrial Park District I-L— Light Industrial 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • I-H— Heavy Industrial • -No Minimum lot size required for IP. • -Minimum lot width is 50': Existing parcel 1 is 187'-6"wide and the proposed parcel 2 is 177'-9"wide. • • -Minimum Front Setback is 35 ft: only a new parcel is being developed at this time so the front property line • aligns with adjacent but setback noted for future development. • -Minimum side facing street on corner and through lots is 20 ft: new parcel's property line has been established to provide 20' setback from centerline of Fanno creek place and no new development at this • time but setback noted. • -Side and rear yard setback is 0 to 50 ft depending on adjacent properties, which do not apply for this proposed parcel. Minimum side and rear yard for parcel 2 for inside and rear is Oft. • -Maximum height is 45 ft: parcel 1 is under by approx. 14'and parcel 2 is not being developed at this time. • • -Maximum site coverage: 75%. Parcel 1 has 34% coverage (24,787/73,619=.3367) and proposed parcel 2 . is not being developed at this time. • -Minimum landscape requirement: 25% of site. Current 3.392 acre Circuit Gym site has 9.6% existing • landscaping. The proposed Parcel 1 impervious area is being removed while maintaining the previous approved parking layout and count in order to increase its landscape percentage to meet current standards. • Proposed Parcel 1 landscaping is being increased to 25.4%. Proposed parcel 2 is not being developed at • this time. • 18.530.050 Additional Development Standards A. Commercial lodging in the I-P zone. The following development standards shall apply for a commercial • lodging facility located in the I-P zone: 1. Site size shall be a minimum of two acres and a maximum of five acres. • 2. The site shall have access to be approved by the city engineer to an arterial or collector street with • capacity sufficient to ensure that adequate access to local businesses is maintained. • 3. Ancillary uses, also permitted in the I-P zone as contained in Chapter 18.530 shall be allowed as integral elements of the commercial lodging development, provided they comprise no more than • 20%of total floor area. • 4. Signage shall conform to Chapter 18.780. • B. Reduction of lot coverage requirements. Lot coverage may be increased from 75%to 80% as part of the site development review process, providing the following requirements are satisfied: 1. The minimum landscaping requirement shall be 20%of the site. • 2. The applicant shall meet the following performance standards with regard to the landscaping plan approved as part of the site development review process: • a. Street trees, as required by Section 18.745.040.A shall be installed with a minimum caliper of • three inches; • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 PHONE: 503.459.7737 E-MAIL: EGERBERQQ GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • b. The landscaping between a parking lot and street property line shall have a minimum width of • 10 feet; • c. All applicable buffering, screening and setback requirements contained in Section 18.745.050 • shall be satisfied; • d. The applicant shall provide documentation of an adequate on-going maintenance program to ensure appropriate irrigation and maintenance of the landscape area. • • Not applicable at this point, as there is no development for proposed Parcel 2. The Tigard 41, Circuit Bouldering gym, which is remaining on proposed Parcel 1, approved under previous zoning and permit applications in 2013-2014. Requirements noted for future applications. • • • • • •• • • • • • • • • • • • • • • • • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM S STEPHEN GERBER ARCHITECT CoTigard Development Code, Chapter 18.705— Access, Egress, and Circulation 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put,thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the city. D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses,to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM • • -10 • • STEPHEN GERBER ARCHITECT 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the commission for review when, in the opinion of the director,the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b.Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and - present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall - be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the city,the applicant will be required to mitigate for any safety or neighborhood traffic management(NTM) impacts deemed applicable by the city engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. H.Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO(depending on jurisdiction of facility). 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 4. The minimum spacing of local streets along a local street shall be 125 feet. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. J. Minimum access requirements for commercial and industrial use. 1.Vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3. TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24'curbs required 100+ 2 30' 24'curbs required or 50' 40'curbs required 1 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. L. Director's authority to restrict access. The director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions; or b. Provide inadequate access for emergency vehicles; or c. Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@U GERBERARCH.COM • M i • STEPHEN GERBER ARCHITECT • • 2. To eliminate the need to use public streets for movements between commercial or • industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements • between properties where necessary to provide for parking area connections; • 3. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide • efficient sidewalk and/or pathway connections, as feasible, between neighboring • developments or land uses; 40 4. A decision by the director per paragraphs 1-3 of this subsection L may be appealed by • means of a Type II procedure, as regulated by Section 18.390.040, using criteria • contained in Section • 18.370.020.C.3. (Ord. 09-13; Ord.06-20, Ord. 02-33)■ • Access and egress was approved under previous zoning and building permit between 2013 and • 2014. The Circuit closed an existing access/egress point onto UBFR, agreed to improve their Durham acess/egress point to a right-in / right-out only; created a 2 way drive thru and • pedestrian walkway along the back/West property line; removed fencing at the N.E. corner to improve pedestrian access along UBFR, and provided new driveway apron at the end of • Fanno Creek Place. • The proposed parcel 2 has been sized to allow for these components to be integrated into the Parcel 2 development and allow proper future site circulation for parcel 2 and parcel 1. • • • • • • • • • • • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • •Ask O STEPHEN GERBER ARCHITECT • CoTigard Development Code, Chapter 18.715— Density Computations 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation • A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the total site acres: 1.All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d.Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map"or"Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20%of gross acreage, b. Multifamily development: allocate 15%of gross acreage or deduct the actual private drive area; 4.All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). (Ord. 12-09§1; Ord. 09-13) 18.715.030 Residential Density Transfer A. Rules governing residential density transfer. 1. The units per acre calculated by subtracting land areas listed in 18.715.020.A.1.a—c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: a. The number of units which can be transferred is limited to the number of units which would have been allowed on 25%of the unbuildable area if not for these regulations; and b. The total number of units per site does not exceed 125% of the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. 2. Wetlands. Units per acre calculated by subtracting land areas listed in 18.715.020.A.1.d from the gross acres may be transferred to the remaining buildable land areas on land zoned R-12, R-25, and R-40 subject to the following limitations: a. The number of units which can be transferred is limited to the number of units which would have been allowed on the wetland area, if not for these regulations; b. The total number of units per site does not exceed the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • B. Underlying development standards. All density transfer development proposals shall comply with the • development standards of the applicable underlying zoning district unless developed under the provisions of Chapter 18.350, Planned Development. (Ord. 09-13; Ord. 06-20)■ • • Density Calculation not applicable as there is no new development for Parcel 2 at this time. The • Circuit Bouldering gym, remaining on revised Parcel 1, was approved under previous zoning and permit applications approved in 2013-2014. The Development requirements have been • noted for future applications. • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971 2B • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • CoTigard Development Code, Chapter 18.730— Exceptions to Development • Standards • • 18.730.010 Purpose • The purpose of this chapter is to present exceptions to the height and setback standards which apply in • various zoning districts as detailed in Chapters 18.510, 18.520 and 18.530. Flexible and/or more stringent setback standards are designed to allow for the maximum use of land and to allow for a varied building • layout pattern while ensuring there will be adequate open space, light, air and distance between buildings • to protect public health and safety. • 18.730.020 Exceptions to Building Height Limitations A. Projections not used for human habitation. Projections such as chimneys, spires, domes, elevator shaft • housings, towers excluding TV dish receivers, aerials, flag poles, and other similar objects not used for • human occupancy, are not subject to the building height limitations of this title. • B. Building height exceptions. Any building located in a non-residential zone may be built to a maximum height of 75 feet; provided: • 1. The total floor area of the building does not exceed 1-1/2 times the area of the site; • 2. The yard dimensions in each case are equal to at least 1/2 of the building height of the primary structure; and • 3. The structure is not abutting a residential zoning district. There are no height limitations to address at this point, as there is no major development for the • proposed Parcel 2 within the MLP application and existing development on Parcel 1 to remain. • • C. Building heights and flag lots. • 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: • a. A flag lot was created prior to April 15, 1985; • b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery • of the subdivision so that the lot adjoins other residentially-zoned land. • 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential • structure on a flag lot or a lot having sole access from an access way, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be • 2-1/2 stories or 35 feet, whichever is less, provided: • a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; • b. A 10-foot side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point • of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and • d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any • abutting lot unless the proposal includes an agreement to plant trees capable of mitigating • direct views, or that such trees exist and will be preserved. • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • 111 • STEPHEN GERBER ARCHITECT • • C. Application submission requirements. All applications shall be made on forms provided by the director in • accordance with Chapter 18.350, Planned Developments, Chapter 18.430, Subdivisions, or Chapter 18.420, Partitions, and shall be accompanied by: • 1. Copies of the plat plan indicating building and easement location and dimensions, and necessary • data or narrative which explains how the development conforms to the standards; • 2.A list of names and addresses of all property owners of record immediately abutting the site; 3. All other requirements of Chapters 18.350, 18.430 and 18.420 shall apply. • Submission requirements per this development code, pre-application conference notes/packet, • and Minor Partition application have been generated and included with the Minor Land • Partition Application. • 18.730.040 Additional Setback Requirements . A.Additional setback from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's • transportation plan map and, in such case,the setback shall be not less than the setback required by the • zone plus 1/2 of the projected road width as shown on the transportation map. B. Distance between multifamily residential structure and other structures on site. • 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a • development,the following separations shall apply: • a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation; • b. Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; • c. Buildings with opposing blank walls shall have a 10-foot separation; • d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections; and • e. Buildings with courtyards to maintain separation of opposing walls as listed in subparagraphs a • through c of this paragraph 1 for walls in separate buildings. . 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for • each 10 feet of building height over 30 feet. • 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: • a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; • walkways running parallel to the face of the structures shall be separated by at least five feet; • and b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; • walkways running parallel to the face of the structure shall be separated by at least seven • feet. • C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property • line by a distance in accordance with the state building code requirements. (Ord. 02-33) Circuit Bouldering gym approved under previous zoning and permit applications approved in 2013- • 2014. Additional setback not applicable at this point, as there is no development for this • application or the proposed Parcel 2. Development requirements noted for future applications. • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712I3 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • STEPHEN GERBER ARCHITECT C. Application submission requirements. All applications shall be made on forms provided by the director in accordance with Chapter 18.350, Planned Developments, Chapter 18.430, Subdivisions, or Chapter 18.420, Partitions, and shall be accompanied by: 1. Copies of the plat plan indicating building and easement location and dimensions, and necessary data or narrative which explains how the development conforms to the standards; 2. A list of names and addresses of all property owners of record immediately abutting the site; 3.All other requirements of Chapters 18.350, 18.430 and 18.420 shall apply. Submission requirements per this development code, pre-application conference notes/packet, and Minor Partition application have been generated and included with the Minor Land Partition Application. 18.730.040 Additional Setback Requirements A. Additional setback from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case,the setback shall be not less than the setback required by the — zone plus 1/2 of the projected road width as shown on the transportation map. B. Distance between multifamily residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation; b. Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; c. Buildings with opposing blank walls shall have a 10-foot separation; d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections;and e. Buildings with courtyards to maintain separation of opposing walls as listed in subparagraphs a through c of this paragraph 1 for walls in separate buildings. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property line by a distance in accordance with the state building code requirements. (Ord. 02-33) Circuit Bouldering gym approved under previous zoning and permit applications approved in 2013- - 2014. Additional setback not applicable at this point, as there is no development for this application or the proposed Parcel 2. Development requirements noted for future applications. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 18.730.050 Miscellaneous Requirements and Exceptions A. When abutting properties have nonconforming front setbacks. If there are dwellings on both abutting lots with front yard depths less than the required depth for the zone, the depth of the front yard for the intervening lot need not exceed the average depth of the front yards of the abutting lots. B. When one abutting property has a nonconforming front setback. If there is a dwelling on one abutting lot with a front yard of less depth than the required depth for the zone, the front yard for the lot need not exceed a depth one-half way between the depth of the abutting lot and the required front yard depth. C. Storage in front yard. Boats,trailers, campers, camper bodies, house trailers, recreation vehicles or commercial vehicles in excess of 3/4 ton capacity may be stored in a required front yard in a residential zone subject to the following: 1. No such unit shall be parked in a visual clearance area of a corner lot or in the visual clearance area of a driveway which would obstruct vision from an adjacent driveway or street; 2. No such unit shall be used for dwelling purposes except that one camper, house trailer or recreational vehicle may be used for sleeping purposes only by friends, relatives or visitors on land entirely owned by or leased to the host person for a period not to exceed 14 days in one calendar year, provided that such unit shall not be connected to any utility, other than temporary electricity hookups and provided that the host person shall receive no compensation for such occupancy or use; 3. Any such unit parked in the front yard shall have current state license plates or registration and must be kept in mobile condition. D. Protections into required yards. 1. Cornices, eaves, belt courses, sills, canopies or similar architectural features may extend or project into a required yard not more than 36 inches provided the width of such yard is not reduced to less than three feet. 2. Fireplace chimneys may project into a required front, side or rear yard not more than three feet provided the width of such yard is not reduced to less than three feet. 3. Open porches, decks or balconies not more than 36 inches in height and not covered by a roof or canopy, may extend or project into a required rear or side yard provided such natural yard area is not reduced to less than three feet and the deck is screened from abutting properties. Porches may extend into a required front yard not more than 36 inches. 4. Unroofed landings and stairs may project into required front or rear yards only. 5. In the R-12 zone, bay windows and projections with floor area may project into required interior side and street side yards by one foot provided they do not: (a) exceed 12 feet in length; (b) contain over 30% of the dwelling unit side elevation square footage; and (c) the width of the interior side yard is not reduced to less than three feet. E. Lot area for flag lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district. 2. The lot area shall be provided entirely within the building site area exclusive of any accessway (see figure following). F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • 18.730.010.C, Building Heights and Flag Lots, are • • AREA NOT INCLUDED • IN LOT AREA • • • • \\ \ • LO ARE • • \\\\ • satisfied. • (Ord. 12-08 §1; Ord. 02-33)■ • There are no Misc. Requirements and Exceptions, at this point, as there is no development for the • proposed Parcel 2. • • • • • • • • • • • • • • • • • • • • 9340 S W Y D U N G B E R G HILL RD. M C M I N N V I L L E, OREGON 9 7 1 2 8 PHONE: 503.459.7737 E-MAIL: S G E R B E R@ G E R B E R A R C H.C D M • 1 STEPHEN GERBER ARCHITECT CoTigard Development Code, Chapter 18.745— Landscaping - Screening 18.745.010 Purpose The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: A. By requiring the planting of street trees in new developments; B. By using plant materials as a unifying element; C. By using planting materials to define spaces and articulate the uses of specific areas; and D. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. (Ord. 12-09 §1) 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development that requires a Type I conditional use minor modification, a Type I site development review minor modification, any Type II land use review or any Type III land use review unless otherwise specified in any of the sections below. B. When urban forestry plan requirements concurrently apply. When the provisions of Chapter 18.790, Urban Forestry Plan, concurrently apply, any trees required by this chapter shall be included in the urban forestry plan and subject to all of the requirements in Chapter 18.790. C. Site plan requirements. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. (Ord. 12-09§1) 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60, 1-2004, and any future revisions); and 3.All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be shown as protected with fencing); and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. E. Ongoing tree-related rules and regulations.Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. (Ord. 12-09 §1) 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712E1 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • • 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown • design review (Type II and III), minor land partition (Type II), planned development (Type III), site • development review(Type II) and subdivision (Type II and III) permits. • B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum • number of required street trees shall be determined by rounding to the nearest whole number. • C. Street trees required by this section shall be planted according to the street tree planting standards in • the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the street tree • soil volume standards in the Urban Forestry Manual. • E. Street trees required by this section shall be planted within the right-of-way whenever practicable according to the street tree planting standards in the Urban Forestry Manual. Street trees may be • planted no more than six feet from the right-of-way according to the street tree planting standards in • the Urban Forestry Manual when planting within the right-of-way is not practicable. • F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either • within the subject site or within the right-of-way immediately adjacent to the subject site; • 2. The tree would be permitted as a street tree according to the street tree planting and soil volume • standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the tree preservation and removal site plan (per 18.790.030.A.2), • tree canopy cover site plan (per 18.790.030.A.3) and supplemental report (per 18.790.030.A.4) of • a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. • G. In cases where it is not practicable to provide the minimum number of required street trees, the director • may allow the applicant to remit payment into the urban forestry fund for tree planting and early • establishment in an amount equivalent to the city's cost to plant and maintain a street tree for three years (per the street tree planting standards in the Urban Forestry Manual) for each tree below the • minimum required. (Ord. 12-09 §1; Ord. 09-13) • Street trees shall be planted along Durham and Upper Boones Ferry Roads for Gym Parcel 1. • (See the proposed landscaping plans within the supplemental drawing set.) Proposed Parcel 2 is not addressing street trees, at this point, as there is no development for this application • but the existing Trees along Fanno Creek Place are being maintained. • 18.745.050 Buffering and Screening • A. General provisions. • 1. It is the intent that these requirements shall provide for privacy and protection and reduce or • eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and • vehicles. • 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of • each proposed development is responsible for the installation and effective maintenance of • buffering and screening. When different uses would be abutting one another except for separation • by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • (11 STEPHEN GERBER ARCHITECT 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, access ways or parking areas shall be allowed in a buffer area except where an access way has been approved by the city. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of paragraph B.8 and subsection D of this section. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. Trees shall be chosen from any of the tree lists in the Urban Forestry Manual (except the nuisance tree list) unless otherwise approved by the director and have a minimum caliper of 1-1/2 inches for deciduous trees and a minimum height of six feet for evergreen trees at the time of planting. Spacing for trees shall be as follows: i. Small stature or columnar trees shall be spaced no less than 15 feet on center and no greater than 20 feet on center. ii. Medium stature trees shall be spaced no less than 20 feet on center and no greater than 30 feet on center. iii. Large stature trees shall be spaced no less than 30 feet on center and no greater than 40 feet on center. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795. 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six-foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97123 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM STEPHEN GERBER ARCHITECT 8. Fences and walls. a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the director; b. Such fence or wall construction shall be in compliance with other city regulations; c.Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening; however, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges. a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in subparagraphs C.2.a and C.2.b of this section; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view;and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in paragraph 2 of this subsection C except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects. 2. Fences or walls. a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3.All fences or walls shall meet vision clearance area requirements in Chapter 18.795. 4.All fences or walls greater than six feet in height shall be subject to building permit approval. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements. 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of parking and loading areas (i.e., nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type III), downtown design review (Type II and III), planned development (Type III), and site development review (Type II) permits only. The specifications for this screening are as follows: 9340 S W Y O U N G B E R G HILL RD. M C M I N N V I L L E, OREGON 9 7 1 2 8 PHONE: 503.459.7737 E-MAIL: SGERBERU@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • i. Landscaped parking areas shall include special design features which effectively screen the • parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; • ii. Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; • iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least • 30% tree canopy cover at maturity directly above the parking area in accordance with the • parking lot tree canopy standards in the Urban Forestry Manual. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would • otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the • screened area. 3. Screening of swimming pools. All swimming pools shall be enclosed as required by the state • building code. • 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or • commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall • be contained within the screened area. • F. Buffer matrix. 1. The buffer matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and • abutting uses or zoning districts. • 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 12-09 §1; Ord. 09-13; Ord. 02-33) • Buffering or Screening requirements not applicable at this point, as there is no • development for this application. Requirements noted for future applications. The Circuit is planning on removing the additional pavement within the railroad r-o-w and continue the • existing chain link to the southwest corner of the bouldering gym to improve the buffering • along the West property line,yet providing the vision clearance required for the railroad. Buffering has been met with small, medium and large trees spaced according to code, • and 10 five-gallon shrubs or 20 one-gallon shrubs for each 1,000 square feet of required • buffer area planted with living groundcover. Screening requirements have been met with small, medium and large trees spaced • according to code, and 10 five-gallon shrubs or 20 one-gallon shrubs for each 1,000 square • feet of required buffer area planted with living groundcover. In addition a four foot Otto-luyken • Laurel hedge has been provided to screen the parking lots, and a six ft Emerald Green Arborvitae hedge has been provided to screen parcel 1 from parcel 2. • All parking areas have been planted with trees form the Urban forestry list to provide an • 30%canopy. • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBERU@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • 18.745.060 Re-vegetation • A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping and screening requirements and that are not to be occupied by • structures, such areas are to be replanted as set forth in this section to prevent erosion after • construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and • construction is to be stored on or near the sites and protected from erosion while grading operations • are underway; and • 1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or • outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved urban forestry plan; and • 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments • or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. Acceptable methods of re-vegetation include hydro-mulching or the planting of • rye grass, barley, or other seed with equivalent germination rates, and: • 1. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; • 2. Other re-vegetation methods offering equivalent protection may be approved by the approval • authority; • 3. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and • 4. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. (Ord. 12- 09 §1) • The re-vegetation requirements are being addressed on existing gym Parcel 1 with enlarged or • new landscaped areas per the proposed landscape plan, but Parcel 2 is not addressing landscaping requirements at this time, as there is no development for this application. • • • • • • • • • • • • • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBERU@GERBERARCH.COM • I STEPHEN GERBER ARCHITECT Table 18.745.2 Buffer Combinations for Landscaping and Screening1'2 Trees Options Width (per linear feet of Shrubs or Screening (feet) buffer) Groundcover A -- 10 -- Lawn/living groundcover B -- 10 15'min/40'max spacing Lawn/living drover C 1 10 15'min/40' max spacing Shrubs 4'hedges 2 8 Shrubs 5'fence D 3 6 Shrubs 6'wall 1 20 15'min/40'max spacing Shrubs 6'hedge 2 15 Shrubs 6'fence 3 10 Shrubs 6'wall E 1 30 15'min/40'max spacing Shrubs 6'hedge or fence 2 25 Shrubs 5'earthen berm or wall F -- 40 15'min/40' max spacing Shrubs berm 'IFW i . a -few ihe *orb lei*4 . 2 4. tgeilg. tit WI gag -r nc... ,' -few. -r.... 4 4� . 1,. w 1. *ea* <, lLl -fro* 1 TMDt'r 7/1 w.w 4 . r via4 004 4 riik 1,4, Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in 18.745.050.A.2. 2 Spacing of trees depends on stature;see 18.745.050.6.4.(Ord. 12-09§1)■ 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT CoTi s and Develo u ment Code Chaster 18.765— Off Street Parkin s-Loadin. 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B.Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use.At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title,the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; 2. If the minimum vehicle parking spaces required for the enlargement added to the existing on-site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in Section 18.765.070,the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. C. Change of use.When an existing structure is changed from one use to another use as listed in Section 18.765.070,the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3. Where the change results in a decrease in intensity of use, the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. D. When site design review is not required.Where the provisions of Chapter 18.360, Site Development Review, do not apply,the director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title. 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and IIIP c. Not be rented, leased or assigned to any other person or organization. 18.765.030 General Provisions ivy A.Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site; b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: i. Disabled-accessible spaces, ii. Short-term spaces, iii. Long-term preferential carpool and vanpool spaces, iv. Long-term spaces. C.Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2. Satisfactory legal evidence shall be presented to the director in the form of deeds, leases or contracts to establish the joint use; 3. If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. D. Parking in mixed-use and multiple-tenant projects. In commercial mixed-use and multiple-tenant projects, the required minimum vehicle parking shall be determined using the following formula: 1. Primary use, i.e.,that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for that use(s) in Section 18.765.060; 2. Secondary use, i.e.,that with the second largest percentage of total floor area within the development, at 85%of the vehicle parking required for that use(s) in Section 18.765.060; 3. Tertiary use at 70%of the vehicle parking required for that use(s) in Section 18.765.060; 4.All other uses at 60%of the vehicle parking required for that use(s) in Section 18.765.060. E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15%of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site.At least five percent of total long-term parking spaces shall be reserved for 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7 a.m. and 5:30 p.m. Monday through Friday. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the state building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. H. DEQ indirect source construction permit.All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ)to: 1. Acquire an indirect source construction permit; 2. Investigate the feasibility of installing oil and grease separators. (Ord. 13-07 §1; Ord. 09-13; Ord. 02-13) 18.765.040 General Design Standards A. Maintenance of parking areas.All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B.Access drives. With regard to access to public streets from off-street parking: 1.Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation; 3.Access drives shall be clearly and permanently marked and defined through use of rails,fences, walls or other barriers or markers on frontage not occupied by service drives; 4.Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5.Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and 6. Excluding single-family and duplex residences, except as provided by 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. C. Loading/unloading driveways.A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. D. On-site vehicle stacking for drive-in use. 1. All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. E 18.765.1 STACKING LANE REQUIREMENTS FOR USES WITH DRIVE-IN WINDOWS Use Reservoir Requirement Drive-in banks 150 feet/service terminal Automated teller 50 feet/service terminal machines Drive-up telephones 50 feet Drive-in cleaners, repair services 50 feet Drive-in restaurants 200 feet 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM -'I STEPHEN GERBER ARCHITECT Drive-in theaters 200 feet Gasoline service 75 feet between curb cut and nearest pump Mechanical car washes 75 feet/washing unit Parking facilities: - Free flow entry 25 feet/entry driveway -Ticket dispense entry 50 feet/entry driveway -Manual ticket dispensing 100 feet/entry driveway -Attendant parking 100 feet 2. The director may reduce the length of the inbound stacking lane by means of an adjustment to be reviewed through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in 18.370.020.C.7.g. 3. Stacking lanes must be designed so that they do not interfere with parking and vehicle, pedestrian and bicycle circulation. Stacking lanes for the purpose of selling food must provide at least one clearly marked parking space per service window for the use of vehicles waiting for an order to be filled. E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N. K. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. L. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. M. Parking space surfacing. a. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in paragraphs 3 and 4 of this subsection H, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well- drained. b. Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained. 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The director may require that the property owner enter into an agreement to pave the parking area: (a)within a specified period of time after establishment of the parking area; or(b) if there is a change in the types or weights of vehicles utilizing the parking area; or(c) if there is evidence of adverse effects upon adjacent roadways,water courses, or properties. Such an agreement shall be executed as a condition of 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • w STEPHEN GERBER ARCHITECT Ilk w ink approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially-zoned or residentially- developed area; b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; c. Gravel parking areas shall not be allowed within 100 feet of any public right-of-way; and d.A driveway which connects a gravel parking area with any public street shall be paved; and 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the temporary use application per the requirements of Section -- 18.385.050, b. The applicant shall provide documentation that the type of temporary use requested will not be financially viable if the parking space surface area requirement is imposed, and c.Approval of the gravel-surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with other uses of the property. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2.All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Off-Street Parking and Loading Requirements 18.765-7 AP Update:2/14 2. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the city engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. 3. Lighting.A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. 4. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT FIGURE 18.765.1 OFF-STREET SURFACE PARKING MATRIX COMPAC T STANDARD A n D > > n r• D E 7.50 15.5 13.0 10.61 44.0 2.0 8.5 17.5 13.0 12.0 48.0 2.0 7.75 15.5 12.0 10.96 43.0 2.0 9.0 17.5 12.0 12.7 47.2 2.0 450 7.75 15.5 11.0 10.96 42.0 2.0 9.5 17.5 11.0 13.4 46.0 2.0 8.00 15.5 11.0 11.32 42.0 2.0 10.0 17.5 11.0 14.1 46.0 2.0 7.50 17.0 18.0 8.62 48.0 2.5 8.5 19.0 18.0 9.80 56.0 2.5 7.75 17.0 16.0 9.01 46.0 2.5 9.0 19.0 16.0 10.4 54.0 2.5 600 7.75 17.0 15.0 9.01 54.0 2.5 9.5 19.0 15.0 11.0 53.0 2.5 8.00 17.0 14.0 9.20 44.0 2.5 10.0 19.0 14.0 11.6 52.0 2.5 7.50 17.5 25.5 7.73 60.5 2.5 8.5 19.5 25.5 8.80 64.0 2.5 7.75 17.5 23.0 7.99 58.0 2.5 9.0 19.5 23.0 9.30 62.0 2.5 750 7.75 17.5 22.0 7.99 57.0 2.5 9.5 19.5 22.0 9.80 61.0 2.5 8.00 17.5 21.0 8.25 56.0 2.5 10.0 19.5 21.0 10.3 60.0 2.5 7.50 16.5 28.0 7.50 61.0 3.0 8.5 18.5 28.0 8.50 65.0 3.0 7.75 16.5 26.0 7.75 60.0 3.0 9.0 18.5 26.0 9.00 63.0 3.0 90° 7.75 16.5 25.0 7.75 59.0 3.0 9.5 18.5 25.0 9.50 62.0 3.0 8.00 16.5 24.0 8.00 58.0 3.0 10.0 18.5 24.0 10.0 61.0 3.0 5. Space and aisle dimensions. (Figure 18.765.1) Stall width dimensions may be distributed as follows:50%standard spaces,50% compact spaces.All compact spaces shall be labeled as such. A Parking Angle 8• B Stall Width E-{ r C Stall Depth(no bumper overhang) F o D Aisle Width Between Stall Lines(5) 1 �T E Stall Width Parallel to Aisle F Module Width(no bumper overhang) G Bumper Overhang G 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2,the minimum dimensions for parking spaces are: a. 8.5'x 18.5'for a standard space; b. 7.5'x 16.5'for a compact space; and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. (not included) 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM (IF STEPHEN GERBER ARCHITECT 18.765.050 Bicycle Parking Design Standards A. Location and access.With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street.When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions -- may be made to the latter requirement for parking on upper stories within a multi-story residential building. B. Covered parking spaces. 1.When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case,the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long,and,when covered,with a vertical clearance of seven feet. An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; 6.Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.5.e. 18.765.060 Parking Structure Design Standards A. Ground-floor windows/wall openings.All parking structures shall provide ground floor windows or wall openings along the street frontages. Blank walls are prohibited.Any wall facing the street shall contain windows, doors or display areas equal to at least 20%of the ground floor wall area facing the street excluding those portions of the face(s) devoted to driveway entrances and exits, stairwells, elevators, and centralized payment booths. Required windows shall have a sill no more than four feet above grade. Where the interior floor level prohibits such placement,the sill may be raised to allow it to be no more than two feet above finished floor wall up to a maximum sill height of six feet above grade. B. Exit warning bell.A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM w ANIL STEPHEN GERBER ARCHITECT AIN C. Other standards. Parking structures must comply with all standards of the State Building Code as it pertains to structural design,ventilation, lighting and fire/safety requirements and disabled accessibility. D. Parking layout and internal circulation. The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2. An applicant may request approval of an alternative layout and internal circulation by means of a Type II adjustment, as governed in Section 18.370.010, using the approval criteria in 18.370.020.C.5.f. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The director may rule that a use, not specifically listed in subsection H of this section, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the director's decision be rendered in writing, it shall constitute a director's interpretation, as governed by Chapter 18.340. 2. The director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements.When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in subsection H of this section: 1. Fractions. Fractional space requirements shall be counted as a whole space. 2. Employees.Where employees are specified for the purpose of determining the minimum vehicle parking spaces required,the employees counted are those who work on the premises during the largest shift at the peak season. 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required,the students counted are those who are on the campus during the peak period of the day during a typical school term. 4. Space. Unless otherwise specified, where square feet are specified,the area measured shall be gross _ floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in subsection H of this section: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; religious institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way. b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably; e.g.,the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. E. Exceptions to maximum parking standards.When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H,the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or freestanding; 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area,the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet,the development will be allowed up to 10 vehicle parking spaces. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The director may reduce off-street vehicle parking spaces per subsection H of this section by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters,transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.b.Applicants who qualify for this adjustment may also apply for further parking reductions per paragraph 2 of this subsection F. 2. The director may reduce the total required off-street vehicle parking spaces per subsection H of this section by up to a total of 20%by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.a. 3. The director is authorized to reduce up to 10%of existing required parking spaces ata conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit- related facilities such as bus stops and pull-outs, bus shelters,transit-oriented development or other transit- related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in 18.370.020.C.7.c. G. Increases in maximum required vehicle parking. The director may increase the total maximum number of vehicle spaces allowed in subsection H of this section by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.5.d. H. Specific requirements. See Table 18.765.2. I. Developments in the MU-CBD zone. Please see Section 18.610.060, off-street vehicle parking minimum requirements in the MU-CBD zone. (Ord. 10-02 §2; Ord. 09-13; Ord. 02-13) 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1.A minimum of one loading space is required for buildings with 10,000 gross square feet or more; 2.A minimum of two loading spaces for buildings with 40,000 gross square feet or more. B. Off-street loading dimensions. 1. Each loading berth shall be approved by the city engineer as to design and location. 2. Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site.At a minimum,the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site. 3. Entrances and exits for the loading areas shall be provided at locations approved by the city engineer in accordance with Chapter 18.710. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • 4. Screening for off-street loading facilities is required and shall be the same as screening for parking lots in • accordance with Chapter 18.745. • • Off Street Parking-Loading for Parcel 1 was approved under previous zoning and building permit • applications/approvals between 2013 and 2014. The Circuit closed and existing access/egress point onto UBFR, agreed to improve their Durham access/egress point a right- • in/right-out only; created a 2 way drive thru land along back/West property line;provided new • driveway apron and sidewalk at Fanno Creek Place. The proposed parcel 2 has been sized to allow for these components to remain on Circuit property and an extra wide setback along • North side of gym to ensure proper future development site circulation between the two • parcels. • The parking count was approved under a Parking Adjustment and the parking layout was • approved under a Land Use application during the original development and construction in • 2013-2014. The minimum number approved/required were 66 parking spaces and 67 were • provided. (30 Standard spaces, 4 Standard Handicapped spaces, and 33 compact) While some parking rows are being shifted to maximize the landscaping areas to meet the 25% • landscaping requirement, the layout/locations are similar and the exact same parking space • count is being maintained. • The East and South parking are being modified to create additional landscaping to meet • 18.530.040 - Industrial Zoning District, Development Standards. In doing so the exact same • parking count is maintained with similar drive aisles and lot layout. The East lot is being • moved further to the west, creating a larger greenspace along from UBFR. The South parking area is being shifted to create larger landscaping strips and islands. • • The West parking area, drive aisle, and pedestrian path are being maintained. New landscaping islands adjacent to the 7 parking spaces, and strips along the West bouldering gym elevation • and along the railroad right of way are being created by removing existing paving within the • parking lot striping. • There is no Off Street Parking-Loading being addressed for proposed Parcel 2, at this point, as • there is no development for this application. • • • • • • • • • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • STEPHEN GERBER ARCHITECT CoTigard Development Code, Chapter 18.765— Off Street Parking-Loadinq 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees,and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use.At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title,the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; 2. If the minimum vehicle parking spaces required for the enlargement added to the existing on-site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in Section 18.765.070,the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. C. Change of use.When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; 2.Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3.Where the change results in a decrease in intensity of use,the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. D.When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply,the director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. E. Building permit conditions.The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title. 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the .. business or use; and c. Not be rented, leased or assigned to any other person or organization. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site; b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: i. Disabled-accessible spaces, ii. Short-term spaces, iii. Long-term preferential carpool and vanpool spaces, iv. Long-term spaces. C.Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2. Satisfactory legal evidence shall be presented to the director in the form of deeds, leases or contracts to establish the joint use; 3. If a joint use arrangement is subsequently terminated, or if the uses change,the requirements of this title thereafter apply to each separately. D. Parking in mixed-use and multiple-tenant projects. In commercial mixed-use and multiple-tenant projects, the required minimum vehicle parking shall be determined using the following formula: 1. Primary use, i.e.,that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for that use(s) in Section 18.765.060; 2. Secondary use, i.e.,that with the second largest percentage of total floor area within the development, at 85%of the vehicle parking required for that use(s) in Section 18.765.060; 3. Tertiary use at 70%of the vehicle parking required for that use(s) in Section 18.765.060; 4.All other uses at 60%of the vehicle parking required for that use(s) in Section 18.765.060. E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15%of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site.At least five percent of total long-term parking spaces shall be reserved for 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM (. STEPHEN GERBER ARCHITECT carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7 a.m. and 5:30 p.m. Monday through Friday. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the state building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ)to: 1.Acquire an indirect source construction permit; 2. Investigate the feasibility of installing oil and grease separators. (Ord. 13-07 §1; Ord. 09-13; Ord. 02-13) 18.765.040 General Design Standards A. Maintenance of parking areas.All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B.Access drives. With regard to access to public streets from off-street parking: 1.Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation; 3.Access drives shall be clearly and permanently marked and defined through use of rails,fences,walls or other barriers or markers on frontage not occupied by service drives; 4.Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5.Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and 6. Excluding single-family and duplex residences, except as provided by 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. C. Loading/unloading driveways.A driveway designed for continuous forward flow of passenger vehicles for • the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. D. On-site vehicle stacking for drive-in use. 1.All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. E 18.765.1 STACKING LANE REQUIREMENTS FOR USES WITH DRIVE-IN WINDOWS Use Reservoir Requirement Drive-in banks 150 feet/service terminal Automated teller 50 feet/service terminal machines Drive-up telephones 50 feet Drive-in cleaners, repair services 50 feet Drive-in restaurants 200 feet 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM (IF STEPHEN GERBER ARCHITECT Drive-in theaters 200 feet Gasoline service 75 feet between curb cut and nearest pump Mechanical car washes 75 feet/washing unit Parking facilities: - Free flow entry 25 feet/entry driveway -Ticket dispense entry 50 feet/entry driveway -Manual ticket dispensing 100 feet/entry driveway -Attendant parking 100 feet 2. The director may reduce the length of the inbound stacking lane by means of an adjustment to be reviewed through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in 18.370.020.C.7.g. 3. Stacking lanes must be designed so that they do not interfere with parking and vehicle, pedestrian and bicycle circulation. Stacking lanes for the purpose of selling food must provide at least one clearly marked parking space per service window for the use of vehicles waiting for an order to be filled. E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N. K. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. L. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. M. Parking space surfacing. a. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in paragraphs 3 and 4 of this subsection H, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well- drained. b. Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained. 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The director may require that the property owner enter into an agreement to pave the parking area: (a)within a specified period of time after establishment of the parking area;or(b) if there is a change in the types or weights of vehicles utilizing the parking area;or(c) if there is evidence of adverse effects upon adjacent roadways, water courses, or properties. Such an agreement shall be executed as a condition of 9340 SW YOUNGBERG HILL Ro. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially-zoned or residentially- developed area; b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; c. Gravel parking areas shall not be allowed within 100 feet of any public right-of-way; and d.A driveway which connects a gravel parking area with any public street shall be paved; and 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the temporary use application per the requirements of Section 18.385.050, b. The applicant shall provide documentation that the type of temporary use requested will not be financially viable if the parking space surface area requirement is imposed, and c.Approval of the gravel-surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with other uses of the property. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2.All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Off-Street Parking and Loading Requirements 18.765-7 AP Update:2/14 2. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the city engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. 3. Lighting.A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. 4. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT FIGURE 18.765.1 OFF-STREET SURFACE PARKING MATRIX COMPAC T STANDARD A n r D >~ > r n r D E n 7.50 15.5 13.0 10.61 44.0 2.0 8.5 17.5 13.0 12.0 48.0 2.0 7.75 15.5 12.0 10.96 43.0 2.0 9.0 17.5 12.0 12.7 47.2 2.0 450 7.75 15.5 11.0 10.96 42.0 2.0 9.5 17.5 11.0 13.4 46.0 2.0 8.00 15.5 11.0 11.32 42.0 2.0 10.0 17.5 11.0 14.1 46.0 2.0 - 7.50 17.0 18.0 8.62 48.0 2.5 8.5 19.0 18.0 9.80 56.0 2.5 7.75 17.0 16.0 9.01 46.0 2.5 9.0 19.0 16.0 10.4 54.0 2.5 600 7.75 17.0 15.0 9.01 54.0 2.5 9.5 19.0 15.0 11.0 53.0 2.5 8.00 17.0 14.0 9.20 44.0 2.5 10.0 19.0 14.0 11.6 52.0 2.5 7.50 17.5 25.5 7.73 60.5 2.5 8.5 19.5 25.5 8.80 64.0 2.5 7.75 17.5 23.0 7.99 58.0 2.5 9.0 19.5 23.0 9.30 62.0 2.5 750 7.75 17.5 22.0 7.99 57.0 2.5 9.5 19.5 22.0 9.80 61.0 2.5 8.00 17.5 21.0 8.25 56.0 2.5 10.0 19.5 21.0 10.3 60.0 2.5 _- 7.50 16.5 28.0 7.50 61.0 3.0 8.5 18.5 28.0 8.50 65.0 3.0 7.75 16.5 26.0 7.75 60.0 3.0 9.0 18.5 26.0 9.00 63.0 3.0 900 7.75 16.5 25.0 7.75 59.0 3.0 9.5 18.5 25.0 9.50 62.0 3.0 8.00 16.5 24.0 8.00 58.0 3.0 10.0 18.5 24.0 10.0 61.0 3.0 5. Space and aisle dimensions. (Figure 18.765.1) Stall width dimensions may be distributed as follows:50%standard spaces,50% compact spaces.All compact spaces shall be labeled as such. - A Parking Angle 8 B Stall Width e • C Stall Depth(no bumper overhang) F p D Aisle Width Between Stall Lines(5) 1 ` E Stall Width Parallel to Aisle F Module Width(no bumper overhang) G Bumper Overhang 0 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2,the minimum dimensions for parking spaces are: a. 8.5'x 18.5'for a standard space; b. 7.5'x 16.5'for a compact space; and c.As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; - d. The width of each parking space includes a stripe which separates each space. 2.Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. (not included) 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 18.765.050 Bicycle Parking Design Standards A. Location and access.With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street.When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. B. Covered parking spaces. - 1.When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case,the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements.The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is — encouraged but not required; 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and,when covered,with a vertical clearance of seven feet.An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; 6.Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The - director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.5.e. 18.765.060 Parking Structure Design Standards A. Ground-floor windows/wall openings.All parking structures shall provide ground floor windows or wall openings along the street frontages. Blank walls are prohibited. Any wall facing the street shall contain windows, doors or display areas equal to at least 20%of the ground floor wall area facing the street excluding those portions of the face(s) devoted to driveway entrances and exits, stairwells, elevators, and centralized payment booths. Required windows shall have a sill no more than four feet above grade.Where the interior floor level prohibits such placement,the sill may be raised to allow it to be no more than two feet above finished floor wall up to a maximum sill height of six feet above grade. B. Exit warning bell. A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM (11 STEPHEN GERBER ARCHITECT C. Other standards. Parking structures must comply with all standards of the State Building Code as it pertains to structural design, ventilation, lighting and fire/safety requirements and disabled accessibility. D. Parking layout and internal circulation. The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2.An applicant may request approval of an alternative layout and internal circulation by means of a Type II adjustment,as governed in Section 18.370.010, using the approval criteria in 18.370.020.C.5.f. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1.The director may rule that a use, not specifically listed in subsection H of this section, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the director's decision be rendered in writing, it shall constitute a director's interpretation, as governed by Chapter 18.340. 2. The director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made,the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in subsection H of this section: 1. Fractions. Fractional space requirements shall be counted as a whole space. 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required,the employees counted are those who work on the premises during the largest shift at the peak season. 3. Students.When students are specified for the purpose of determining the minimum vehicle parking spaces required,the students counted are those who are on the campus during the peak period of the day during a typical school term. 4. Space. Unless otherwise specified, where square feet are specified,the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in subsection H of this section: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; religious institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way. b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably; e.g.,the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H, the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or freestanding; 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBERQ@GERBERARCH.COM STEPHEN GERBER ARCHITECT b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area,the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet,the development will be allowed up to 10 vehicle parking spaces. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The director may reduce off-street vehicle parking spaces per subsection H of this section by up to 20% in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters,transit-oriented developments and other transit-related development through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.b.Applicants who qualify for this adjustment may also apply for further parking reductions per paragraph 2 of this subsection F. 2. The director may reduce the total required off-street vehicle parking spaces per subsection H of this section by up to a total of 20% by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.a. 3. The director is authorized to reduce up to 10%of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit- related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit- - related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in 18.370.020.C.7.c. G. Increases in maximum required vehicle parking. The director may increase the total maximum number of vehicle spaces allowed in subsection H of this section by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.5.d. H. Specific requirements. See Table 18.765.2. I. Developments in the MU-CBD zone. Please see Section 18.610.060, off-street vehicle parking minimum requirements in the MU-CBD zone. (Ord. 10-02 §2; Ord. 09-13; Ord. 02-13) 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1.A minimum of one loading space is required for buildings with 10,000 gross square feet or more; 2.A minimum of two loading spaces for buildings with 40,000 gross square feet or more. B. Off-street loading dimensions. 1. Each loading berth shall be approved by the city engineer as to design and location. 2. Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site. At a minimum,the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site. 3. Entrances and exits for the loading areas shall be provided at locations approved by the city engineer in accordance with Chapter 18.710. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712E1 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • 4. Screening for off-street loading facilities is required and shall be the same as screening for parking lots in • accordance with Chapter 18.745. • Off Street Parking-Loading for Parcel 1 was approved under previous zoning and building permit • applications/approvals between 2013 and 2014. The Circuit closed and existing access/egress point onto UBFR, agreed to improve their Durham access/egress point a right- • in/right-out only;created a 2 way drive thru land along back/West property line;provided new • driveway apron and sidewalk at Fanno Creek Place. The proposed parcel 2 has been sized to • allow for these components to remain on Circuit property and an extra wide setback along North side of gym to ensure proper future development site circulation between the two • parcels. • The parking count was approved under a Parking Adjustment and the parking layout was • approved under a Land Use application during the original development and construction in • 2013-2014. The minimum number approved/required were 66 parking spaces and 67 were • provided. (30 Standard spaces, 4 Standard Handicapped spaces, and 33 compact) While some parking rows are being shifted to maximize the landscaping areas to meet the 25% • landscaping requirement, the layout/locations are similar and the exact same parking space • count is being maintained. • The East and South parking are being modified to create additional landscaping to meet • 18.530.040 - Industrial Zoning District, Development Standards. In doing so the exact same • parking count is maintained with similar drive aisles and lot layout. The East lot is being • moved further to the west, creating a larger greenspace along from UBFR. The South parking area is being shifted to create larger landscaping strips and islands. S • The West parking area, drive aisle, and pedestrian path are being maintained. New landscaping islands adjacent to the 7 parking spaces, and strips along the West bouldering gym elevation • and along the railroad right of way are being created by removing existing paving within the • parking lot striping. • There is no Off Street Parking-Loading being addressed for proposed Parcel 2, at this point, as • there is no development for this application. • • • • • i • •• 9340 S W Y O U N G B E R G HILL RD. M C M I N N V I L L E, OREGON 971213 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM • (--, STEPHEN GERBER ARCHITECT CoTigard Development Code, Chapter 18.790- Urban Forestry Plan 18.790.010 Purpose The purpose of this chapter is to implement the city's urban forestry goals in the comprehensive plan as recommended by the urban forestry master plan by establishing: A. Tree canopy cover requirements for new development regardless of the amount of existing trees on site; B.Alternatives to meeting tree canopy cover requirements when equivalent environmental functions or values are provided; C. Flexible and incentive based requirements to facilitate the planting of large stature trees, and the preservation of existing trees and significant tree groves; D. Requirements that ensure successful implementation of urban forestry plans during and after site development; and E.A process for modifying urban forestry plans to address changes that occur during the development process. (Ord. 12-09 §1) 18.790.020 Applicability The requirements of this chapter apply to the following situations: A. The following land use reviews: 1. Conditional use (Type III); 2. Downtown design review(Type II and III); 3. Minor land partition (Type II); 4. Planned development(Type III); 5. Sensitive lands review(Type II and Ill); 6. Site development review(Type II); and 7. Subdivision (Type II and III). B.All Type I modifications to the urban forestry plan component of an approved land use permit as required by Section 18.790.070. C. For land use projects limited to an existing right-of-way or easement, the development site shall be considered the existing right-of-way or easement and the urban forestry plan requirements shall be limited to the existing right-of-way or easement. (Ord. 12-09§1) 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect(the project landscape architect)or a person that is both a certified arborist and tree risk assessor(the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets)or that the 15%effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts(when the overall development site meets or exceeds the standard percent effective 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • tree canopy cover),then the applicant shall provide the city a tree canopy fee according to the methodology • outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. C. Tree canopy fee use. Tree canopy fees provided to the city shall be deposited into the urban forestry • fund and used as approved by council through a resolution. (Ord. 12-09§1) • All urban forestry requirements have been met by a Landscape Architect. A tree preservation plan, canopy • site plan, and a supplemental report plan have been provided. 18.790.040 Discretionary Urban Forestry Plan Review Option • A. General provisions. In lieu of providing payment of a tree canopy fee when less than the standard • effective tree canopy cover will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban • forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this . title. B.Application procedures. Discretionary urban forestry plan reviews shall be processed through a Type III • procedure using approval criteria contained in subsection C of this section.When a discretionary urban • forestry plan review is submitted for concurrent Type III land use review with one of the land use review • types listed in Section 18.790.020, the review body will be the one designated for the landuse review type listed in Section 18.790.020. If the discretionary urban forestry plan review is not concurrent with any other • Type Ill land use review, then the review body shall be the hearings officer. • C. Approval criteria.A discretionary urban forestry plan review application will be approved if the review body finds that the applicant has shown that all of the applicable approval criteria are met: • 1. The applicant has demonstrated that the proposed plan will equally or better replace the environmental • functions and values that would otherwise be provided through payment of a tree canopy fee in lieu of tree • planting or preservation. Preference shall be given to projects that will receive certifications by third parties for various combinations of proposed alternatives such as: • a. Techniques that minimize hydrological impacts beyond regulatory requirements such as those detailed in • Clean Water Services Low Impact Development Approaches (LIDA) Handbook, including, but not limited to, . porous pavement, green roofs, infiltration planters/rain gardens, flow through planters, LIDA swales, vegetated filter strips, vegetated swales, extended dry basins and constructed water quality wetlands; • b. Techniques that minimize reliance on fossil fuels and production of greenhouse gases beyond regulatory • requirements through the use of energy efficient building technologies and onsite energy production technologies; and • c. Techniques that preserve and enhance wildlife habitat beyond regulatory requirements, including, but not • limited to,the use of native plant species in landscape design, removal of invasive plant species and • restoration of native habitat and preservation of habitat through the use of conservation easements or other protective instruments. • D. Decision. The discretionary urban forestry plan review decision shall be incorporated into the land use review decision types in Section 18.790.020. The discretionary urban forestry plan approved in this section • shall supersede and replace any conflicting requirements in this chapter; however, all of the non-conflicting requirements in this chapter shall continue to apply. (Ord. 12-09 §1) • Not applicable. • 18.790.050 Flexible Standards for Tree Planting and Preservation • A. General provisions. To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. • To the extent that the standards in this section conflict with the standards in other sections of this title,the • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712E1 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM • (-. STEPHEN GERBER ARCHITECT standards in this section shall apply except in cases where the director determines there would be an unreasonable risk to public health, safety, or welfare. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. B.Approval criterion for use of flexible standards.The review body may consider modifications for lot dimension standards or site-related development standards as part of the urban forestry plan review process. These modifications are done as part of the urban forestry plan review process and are not required to go through the adjustment process. In order to approve these modifications,the review body must find that the modification request is the least required to preserve and/or plant trees, that the modification will result in the preservation of or an addition to tree canopy on the lot, and that the modification will not impede adequate emergency access to the site. C. Flexible standards to preserve or plant trees. The following flexible standards are available to applicants in order to preserve or plant trees on a development site. 1. Lot size averaging.To preserve existing trees in the development plan for any land partition under Chapter 18.420, lot size may be averaged to allow lots less than the minimum lot size required in the underlying zone as long as the average lot area is not less than that allowed by the underlying zone. No lot - area shall be less than 80%of the minimum lot size allowed in the zone. 2.Adjustments to setbacks. The following setback reductions will be allowed for lots preserving existing - trees using the criteria in subparagraph a of this paragraph 2. a. Reductions allowed. - i. Front yard. Up to a 25%reduction of the dimensional standard for a front yard setback required in the base zone. Setback of garages may not be reduced by this provision. - ii. Other setbacks. Up to a 20% reduction of the dimensional standards for other setbacks required in the - base zone. _ 3.Adjustments to sidewalks. Location of a public sidewalk may be flexible in order to preserve existing trees or to plant new large stature street trees. Sidewalk location and design must be approved by the - development engineer. For preservation,this flexibility shall be the minimum required to achieve the - desired effect. For planting, preference shall be given to retaining the planter strip and separation between the curb and sidewalk wherever practicable. If a preserved tree is to be utilized as a street tree, it must meet the criteria found in the landscaping and screening Section 18.745.040.F. 4.Adjustments to commercial/industrial/civic use parking. For each two percent of effective canopy cover provided by preserved or planted trees incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a one - percent reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development. 5.Adjustments to commercial/industrial/civic use landscaping. For each two percent of effective canopy - cover provided by preserved trees incorporated into a development plan, a one percent reduction in the minimum landscape requirement may be granted. No more than 20%of the minimum landscape requirement may be reduced for any one development. D. Flexible standards and incentives for the preservation of significant tree groves.A significant tree grove - map is maintained by the director. The following additional flexible standards and incentives are available _ when a development site contains at least 10,000 square feet of tree canopy that is part of a significant tree grove and is not also within sensitive lands identified in 18.775.010.G.1 through 3. If any of these flexible standards and incentives are requested,the project arborist or landscape architect shall clearly - demonstrate in the urban forestry plan consistency with the following provisions: _ 9340 SW YDUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 1. Reduction of minimum density. The minimum density required by 18.510.040.6 may be reduced to preserve a significant tree grove. The amount of reduction in minimum density shall be calculated as described in Chapter 18.715. Reduction of minimum density is permitted provided that: a.At least 50%of the significant tree grove's canopy within the development site (and not also within the sensitive lands types in 18.775.010.G.1 through 3) is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; and c. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i.A conservation easement; ii. An open space tract; iii.A deed restriction; or iv. Through dedication and acceptance by the city. 2. Residential density transfer. Up to 100%density transfer is permitted from the preserved portion of a significant tree grove within a development site to the buildable area of the development site. a. Density may be transferred provided that: i. The standards in Table 18.790.1 are met with the preservation of the corresponding percent of the significant tree grove's canopy within the development site(and not also within the sensitive lands types in 18.775.010.G.1 through 3); ii. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; iii. Maximum density for the net site area including the significant tree grove is not exceeded; and iv. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: (A)A conservation easement, (B)An open space tract, (C)A deed restriction, or (D) Through dedication and acceptance by the city. b. The proposed development may include the following: i. Zero lot line single-family detached housing for the portion of the development site that receives the density transfer. ii. The following variations from the base zone development standards are permitted: (A) Up to 25% reduction of average minimum lot width; (B) Up to 10-foot minimum front yard setback; (C) Up to 33%reduction of side and rear yard setbacks; (D) Up to four-foot minimum garage setback;and (E) Up to 20% increase in maximum height as long as height adjustments comply with the International Building Code. iii.When the portion of the development site that receives the density transfer abuts a developed residential district with the same or lower density zoning,the average area of abutting perimeter lots shall at least be 75%or greater than the corresponding minimum lot area of the base residential zoning district. Table 18.790.1 Density Transfer Table for Preservation of Significant Tree Groves 9340 SW YOLINGBERG HILL RD. MCMINNVILLE, OREGON 9712B PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM (IF STEPHEN GERBER ARCHITECT Detached Sq.Ft. Attached Sq.Ft. Duplex Percent Residential Percent Tree Grove Percent Tree Tree Grove Multifamily Zoning Canopy Preserved Grove Canopy Canopy Percent Tree Grove Canopy District /Min.Lot or Unit Preserved/Min. Preserved/Min. Preserved/Min.Unit Area Area Lot or Unit Area Lot or Unit Area R-1 (30,000 25-49%/22,500 sq.ft. sq. 50-74%/15,000 sq.ft. Not Allowed Not Allowed Not Allowed ft.per unit) 75-100%/7,500 sq.ft. R-2 (20,000 25-49%/15,000 sq.ft. Permitted with 75% sq. 50-74%/10,000 sq.ft. or greater tree grove Not Allowed Not Allowed ft.per unit) 75-100%/5,000 sq.ft. canopy preservation/5,000 sq.ft. R-3.5 25-49%/7,500 sq.ft. Permitted with 75% Permitted with 75% or (10,000 sq. 50-74%/5,000 sq.ft. or greater tree grove greater tree grove Not Allowed ft.per unit) 75-100%/2,500 sq.ft. canopy preservation canopy preservation /2,500 sq.ft. /5,000 sq.ft. R-4.5 25-49%/5,625 sq.ft. Permitted with 75% Permitted with 75% or (7,500 sq.ft. 50-74%/3,750 sq.ft. or greater tree grove greater tree grove Not Allowed per unit) 75-100%/1,875 sq.ft. canopy preservation canopy preservation /1,875 sq.ft. /3,750 sq.ft. R-7 25-49%/3,750 sq.ft. Permitted with 75% Permitted with 75% or (5,000 sq.ft. 50-74%/2,500 sq.ft. or greater tree grove greater tree grove Not Allowed per unit) 75-100%/1,250 sq.ft. canopy preservation canopy preservation /1,250 sq.ft. /2,500 sq.ft. R-12 Single-family,duplex and multifamily housing permitted at the following densities: 25-49% (3,050 sq.ft. tree grove canopy preservation/2,288 sq.ft.per unit per unit) 50-74%tree grove canopy preservation/1,525 sq.ft.per unit 75- 100%tree grove canopy preservation/763 sq.ft.per unit R-25 Single-family,duplex and multifamily housing permitted at the following densities: 25-49% (1,480 sq.ft. tree grove canopy preservation/1,110 sq.ft.per unit per unit) 50-74%tree grove canopy preservation/740 sq.ft.per unit 75- 100%tree grove canopy preservation/370 sq.ft.per unit R-40 Single-family,duplex and multifamily housing permitted with no upper density limit. (None) 3.Adjustments to commercial development standards.Adjustments to commercial development standards (Table 18.520.2)of up to 50%reduction in minimum setbacks and up to 20 feet additional building height are permitted provided: a. At least 50%of a significant tree grove's canopy within a development site(and not also within the sensitive lands types in 18.775.010.G.1 through 3) is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; c.Applicable buffering and screening standards in Section 18.745.050 are met; d.Any height adjustments comply with the International Building Code; 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@Q GERBERARCH.COM STEPHEN GERBER ARCHITECT e. Maximum floor area ratio is not exceeded in the MUE zoning district as described in 18.520.050.C.1; f.Any setback reduction is not adjacent to residential zoning; and g.The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement, ii.An open space tract, iii. A deed restriction, or iv. Through dedication and acceptance by the city. 4.Adjustments to industrial development standards.Adjustments to development standards in industrial zones(Table 18.530.2)of up to 50%reduction in minimum setbacks and up to 20 feet additional building height are permitted provided: a. At least 50%of a significant tree grove's canopy within a development site (and not also within the sensitive lands types in 18.775.010.G.1 through 3) is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; c.Applicable buffering and screening standards in Section 18.745.050 are met; d.Any height adjustments comply with the International Building Code; e. Any setback reduction is not adjacent to residential zoning; and f. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement, ii.An open space tract, iii.A deed restriction, or iv. Through dedication and acceptance by the city. 5. Adjustment to minimum effective tree canopy cover requirement. The requirement for 15%effective tree canopy cover per lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts is not required when: a.At least 50%of a significant tree grove's canopy within a development site (and not also within the sensitive lands types in 18.775.010.G.1 through 3) is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; c. The applicable standard percent effective tree canopy cover in Section 10, part 3, item N of the Urban Forestry Manual will be provided for the overall development site (excluding streets); d.The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement, ii.An open space tract, iii. A deed restriction, or iv.Through dedication and acceptance by the city. 6.Adjustment to street and utility standards. If requested, the director shall use his or her discretion when considering adjustments to Chapter 18.810, Street and Utility Improvement Standards and Section 18.745.040, Street Tree Standards, provided: a. The adjustments will facilitate preservation and help to maximize the connectivity and viability of a significant tree grove while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: BGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • b. The significant tree grove is protected through an instrument or action subject to approval by the director • that demonstrates it will be permanently preserved such as: i. A conservation easement, • ii. An open space tract, • iii. A deed restriction, or • iv. Through dedication and acceptance by the city. (Ord. 12-09 §1) Not applicable. • • 18.790.060 Urban Forestry Plan Implementation A. General provisions. An urban forestry plan shall be in effect from the point of land use approval until the • director determines all applicable urban forestry plan conditions of approval and code requirements have • been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each resulting lot • or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent permitting decisions regarding the planting, • maintenance, removal and replacement of trees when not associated with one of the land use review types • in 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard Municipal Code. • B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no • person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on • any site with an effective urban forestry plan. The inspection requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. • C. Tree establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per • 18.790.030.A.3) and supplemental report(per 18.790.030.A.4)of a previously approved urban forestry plan • shall be guaranteed and required according to the tree establishment requirements in the Urban Forestry Manual. • D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban • forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand • grown trees in the tree canopy site plan (per 18.790.030.A.3) and supplemental report(per 18.790.030.A.4) of a previously approved urban forestry plan. (Ord. 12-09 §1) • All trees shall be installed according to the general provisions. • 18.790.070 Modification to the Urban Forestry Plan Component of an Approved Land Use Permit A. General provisions. Except as exempted in subsection B of this section, any modification to the urban • forestry plan component of an approved land use permit shall be processed as a Type I land use decision • as described below. • B. Exemptions. The following activities shall be exempt from the Type I modification to the urban forestry plan component of an approved land use permit process: • 1. Removal of any tree shown as preserved in the tree canopy site plan (per 18.790.030.A.3) and • supplemental report(per 18.790.030.A.4) of a previously approved urban forestry plan provided: • a. The project arborist or landscape architect provides a written report prior to removal attesting that either the condition rating or suitability of preservation rating (per the supplemental report requirements in the Urban Forestry Manual)of the tree has changed to a rating of less than two; and • b. A revised tree canopy site plan and supplemental report are submitted for review and approval prior to removal that reflect the proposed changes to the previously approved urban forestry plan. The revised tree • canopy site plan and supplemental report shall demonstrate how the effective tree canopy cover • requirements will be provided by tree planting, preservation and/or payment of a tree canopy fee in lieu of i• planting or preservation. 0 • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 pHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM 0 STEPHEN GERBER ARCHITECT •S 2. Modification of the quantity, location or species of trees to be planted in the tree canopy site plan and • supplemental report of a previously approved urban forestry plan provided: a. The modification results in the same or greater amount of future tree canopy through tree planting as the • previously approved urban forestry plan for the lot or tract where the modification is proposed; • b. Payment of a tree canopy fee in lieu of planting is not proposed as part of the modification; and c.A revised tree canopy site plan and supplemental report are submitted for review and approval prior to • planting that reflect the proposed changes to the previously approved urban forestry plan. « 3. Modification of the tree protection fencing location in the tree preservation and removal site plan (per 18.790.030.A.2),tree canopy site plan and supplemental report of a previously approved urban forestry plan provided: a. The project arborist or landscape architect provides a written report prior to modification of the tree • protection fencing describing how the proposed modification will continue to protect the viability of the trees • shown as preserved in the previously approved urban forestry plan; and b. A revised tree preservation and removal site plan, tree canopy site plan and supplemental report are • submitted for review and approval prior to modification of the tree protection fencing that reflect the • proposed modifications to the previously approved urban forestry plan. 4. Modification of any other site elements that do not require any modification of the tree protection fencing • location or trees to be planted or preserved in the tree preservation and removal site plan, tree canopy site • plan and supplemental report of a previously approved urban forestry plan; and • 5. Maintenance of any trees in accordance with tree care industry standards. C. Application procedures. Modifications to the urban forestry plan component of an approved land use • permit that are not exempted by subsection B of this section shall be processed as a Type I procedure, • using approval criteria contained in subsection D of this section. • D. Approval criteria. The director shall approve the modification to the urban forestry plan component of an approved land use permit upon determining: • 1. The project arborist or landscape architect has provided a report and statement certifying that the • previously approved urban forestry plan did not account for the circumstances that lead to the proposed modification; • 2. The project arborist or landscape architect has provided a report and statement certifying that there is no • practicable alternative to the proposed modification; and • 3. The project arborist or landscape architect demonstrates through a revised urban forestry plan, compliance with Section 18.790.030. (Ord. 12-09§1)■ • Existing landscaping for Parcel 1 was approved under previous zoning and building permit • applications/approvals between 2013 and 2014. As part of this application for achieving • approval of a second land partition Parcel 2, the Circuit is proposing to improve the tree canopy requirement for the Parcel 1 gym site by introducing street trees along Durham and • UBFRoad and removal of more existing impervious surface areas to create additional • landscaping islands and strips to meet the current zoning standards. • There is no Urban Forestry Plan being addressed for proposed Parcel 2, at this point, as there • is no development for this application. 40 S • r •S 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • STEPHEN GERBER ARCHITECT CoTigard Development Code, Chapter 18.795- Visual Clearance Areas 18.795.010 Purpose The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions A.When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B.When site development review is not required.Where the provisions of Chapter 18.330, Site Development Review, do not apply,the director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. 18.795.030 Visual Clearance Requirements A.At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited.A clear vision area shall contain no vehicle, hedge, planting, fence,wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree),exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C.Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences,walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. 18.795.040 Computations A.Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • STEPHEN GERBER ARCHITECT • • • Figure 18.795.1 Illustrations of Visual Clearance Requirements • • • • t i.zzvatke, 2---� IT(14 • �� 01„ ' •.. Sal • . . • f°' k 4°' )1 c°-051,1-4 • � 7 oc+ • -- -- -- -- • 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial • street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or • driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 • feet along the street right-of-way line in both directions from the centerline of the accessway at the front • setback line of a single-family and two-family residence, and 30 feet back from the property line on all other types of uses.■ • • Existing Visual Clearance Areas for Parcel 1 were approved under previous zoning and • building permit applications/approvals between 2013 and 2014. The proposed enlarged • landscaping areas and the proposed plantings for the gym Parcel 1 have been designed to • not affect the required visual clearances • There are no Visual Clearance Areas to address for proposed Parcel 2, at this point, as there • is no development for this application. The partitioning of the land to create proposed Parcel 2 • is intended to have flexibility with site layout options to minimize or avoid any obstructions in the Visual Clearance Areas along Fanno Creek Place, UBFR, and Durham Road. • • • • • • • • • • • 9340 SW YOUNGBERG HILL RC. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM 411 • • • STEPHEN GERBER ARCHITECT • • CoTigard Development Code, Chapter 18.810— Street Utility Improvements • • Existing Street Utility Improvements for Parcel 1 were approved under previous zoning and building permit applications/approvals between 2013 and 2014. There are no Street Utility • Improvements being finalized for proposed Parcel 2. . • • 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, • sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. • No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public • facilities are available.Applicants may be required to dedicate land and build required public improvements • only when the required exaction is directly related to and roughly proportional to the impact of the • development. B. Standard specifications. The city engineer shall establish standard specifications consistent with the • application of engineering principles. C. Chapter 7.40 applies. The provision of Chapter 7.40 of the Tigard Municipal Code shall apply to this • chapter. D. Adjustments.Adjustments to the provisions in this chapter related to street improvements may be • granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in • 18.370.020.C.11. E. Except as provided in 18.810.030.S, as used in this chapter, the term"streets"shall mean"public • streets" unless an adjustment under subsection D of this section is allowed. (Ord. 12-13 §1; Ord. 99-22) • 18.810.030 Streets • A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. • 2. No development shall occur unless streets within the development meet the standards of this chapter. • 3. No development shall occur unless the streets adjacent to the development meet the standards of this • chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. • 4. Any new street or additional street width planned as a portion of an existing street shall meet the * standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city • engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the • following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; • b. A partial improvement may create a potential safety hazard to motorists or pedestrians; • c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements • would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; • d. The improvement would be in conflict with an adopted capital improvement plan; • e. The improvement is associated with an approved land partition on property zoned residential and the • proposed land partition does not create any new streets; or • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971213 • PHONE: 503.459.7737 E-MAIL: SGERBERQQ GERBERARCH.COM • (11 STEPHEN GERBER ARCHITECT f.Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards,the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest,the approval authority shall consider the criteria listed in paragraph E.1 of this section.An adjustment to the standards may not be granted if the adjustment would risk public safety. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however,the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. c. The street is located within the downtown mixed use central business district and has been identified on Figures 5-14A through 5-141 of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2.With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3.All deeds of dedication shall be in a form prescribed by the city and shall name"the public"as grantee. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM (-1 STEPHEN GERBER ARCHITECT 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with 18.705.030.H and I. D. Street location,width and grade. Except as noted below,the location,width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions,to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in accordance with subsection N of this section;and 2.Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served,the volume of traffic,the capacity of adjoining streets and the need for public convenience and safety. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan,or as needed to continue an existing improved street or within the downtown district, street right-of-way and roadway widths shall not be less than the minimum width described below.Where a range is indicated,the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter-functional street classification. b.Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f. Street lighting. g. Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists, bicyclists, and pedestrians. k. Access needs for emergency vehicles. Street Utility Improvement Standards 18.810-6 AP Update:2/14 Table 18.810.1 Minimum Widths for Street Characteristics and Downtown Street Character Types F. Future street plan and extension of streets. 1.A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division.At the applicant's request,the city may prepare a future streets proposal. Costs of the city preparing a future 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM IIr STEPHEN GERBER ARCHITECT streets proposal shall be reimbursed for the time involved.A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b.A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer,the cost of which shall be included in the street construction cost. c.Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18.705.030.H. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2.All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints,the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4.All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right- of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. J. Existing rights-of-way.Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet,while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. L. Culs-de-sacs.A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: — 1.All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the city engineer; and — 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. — N. Grades and curves. 1. Grades shall not exceed 10%on arterials, 12%on collector streets, or 12%on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2.Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3.Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. P. Streets adjacent to railroad right-of-way.Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial mir areas. Q.Access to arterials and collectors.Where a development abuts or is traversed by an existing or • proposed arterial or collector street,the development design shall provide adequate protection for • residential properties and shall separate residential access and through traffic, or if separation is not feasible,the design shall minimize the traffic conflicts. The design shall include any of the following: • 1.A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along • another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the • arterial or collector; or • 4. Other treatment suitable to meet the objectives of this subsection; • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B • PHONE: 503.459.7737 E-MAIL: BGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. R.Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2.While alley intersections and sharp changes in alignment shall be avoided,the corners of necessary alley intersections shall have a radius of not less than 12 feet. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. U. Railroad crossings.Where an adjacent development results in a need to install or improve a railroad crossing,the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the city engineer for any development.The cost of signs shall be the responsibility of the developer. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1.Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the city engineer/U.S. post office prior to final plan approval; 111. and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S. Ilik post office prior to final approval. 416. X. Traffic signals. The location of traffic signals shall be noted on approved street plans.Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved • specifications shall be installed. The cost shall be included as a condition of development. • Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the city's • direction. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed • public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer.The final lift shall also be • placed no later than when 90%of the structures in the new development are completed or three years from • the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; S S S 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: BGERBERU@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the • roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; • 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and • 5. No lift shall be less than 1-1/2 inches in thickness. • BB.Traffic calming. When, in the opinion of the city engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding,the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative,the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is • occupied and the city engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The city engineer will determine the amount of funds required, and will • collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of five years • from the date of issuance of certificate of occupancy, or in the case of a subdivision,the date of final plat • approval. Any funds not used by the city within the five-year time period will be refunded to the developer. Street Utility Improvement Standards 18.810-20 AP Update:2/14 CC.Traffic study. • 1. A traffic study shall be required for all new or expanded uses or developments under any of the following • circumstances: a. When they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. • b. Trip generations from development onto the city street at the point of access and the existing ADT fall • within the following ranges: • Existing ADT ADT to be added by Development • 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd • >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: • i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. • ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. • v. The proposal requires a conditional use permit or involves a drive-through operation. • vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of • the following circumstances: a.When the site is within 500 feet of an ODOT facility; and/or • b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 12-13 §1; • Ord. 09-09 §3; Ord. 06-20; Ord. 02-33; Ord. 99-22) • The Circuit Parcel 1 street and access were addressed during the 2013-2014 development. The proposed Parcel 2 integrates additional square footage to ensure enough space for • proper future site circulation and underground utility easements. Streets/drive aisles are not • be addressed for Parcel 2 at this point, as there is no development for this application. • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971 2B • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT 18.810.040 Blocks A. Block design. The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a.Where street location is precluded by natural topography,wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns,or strict adherence to other standards in the code. (Ord. 06-20; Ord. 02-33) 18.810.050 Easements A. Easements. Easements for sewers, drainage,water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway,there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements.A property owner proposing a development shall make arrangements with the city,the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated,and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies,or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and 2.All through lots shall provide the required front yard setback on each street. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • i STEPHEN GERBER ARCHITECT • • E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, • the commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which • will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be • denied if the proposed large development lot does not provide for the future division of the lots and future • extension of public facilities. The Circuit is proposing to divide its 3.392 acre site into two separate parcels. Parcel 1 (1.690 acres) and Parcel 2 (1.702 acres) are being proposed with future easements and access • considered but at this point it is not able to be formalized, as there is no development for this application. • • 18.810.070 Sidewalks • A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of • the street.A development may be approved if an adjoining street has sidewalks on the side adjoining the • development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or • more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) • pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of • any gaps in the pedestrian system off-site if justified by the development. • 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a • development site in either direction,the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality(even if the sidewalk does not serve a neighborhood activity • center). • C. Planter strip requirements.A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist:there is • inadequate right-of-way;the curbside sidewalks already exist on predominant portions of the street; it would • conflict with the utilities;there are significant natural features (large trees,water features, significant habitat • areas, etc.)that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street(15 feet or less) or where the standards in Table 18.810.1 specify • otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by- • case basis if a property abuts more than one street frontage. • D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. • E.Application for permit and inspection. If the construction of a sidewalk is not included in a performance • bond of an approved subdivision or the performance bond has lapsed,then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work • or improvement, apply for a street opening permit to the Engineering Department to so build or construct: • 1. An occupancy permit shall not be issued for a development until the provisions of this section are • satisfied. 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the • provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: S S • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • a. Sidewalk grades have not and cannot be established for the property in question within a reasonable • length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the • new sidewalk; • c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or . d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. • 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in • the standard specifications manual. F. Council initiation of construction. In the event one or more of the following situations are found by the • council to exist,the council may adopt a resolution to initiate construction of a sidewalk in accordance with • city ordinances: • 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; • 2.A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of • assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; • 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks; and • 4. A criteria which allowed noncompliance under this section no longer exists and a sidewalk could be • constructed in conformance with city standards. (Ord. 12-13 §1; Ord. 06-20; Ord. 02-33; Ord. 99-22) The Circuit addressed sidewalks for Parcel 1 during the 2013-2014 development. A • designated path was created along the drive thru lanes and a portion of the North fence was removed to allow access from the UBFR sidewalk to the North. Sidewalks are not applicable • for Parcel 2 at this point, as there is no development for this application, but these requirements have been noted for future applications. • • 18.810.080 Public Use Areas A. Dedication requirements. • 1. Where a proposed park, playground or other public use shown in a development plan adopted by the city • is located in whole or in part in a subdivision,the commission may require the dedication or reservation of • such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. • 2.Where considered desirable by the commission in accordance with adopted comprehensive plan • policies, and where a development plan of the city does not indicate proposed public use areas,the • commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation • or dedication is roughly proportional to the impact of the subdivision on the park system. • B.Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following • plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to • the subdivider. (Ord. 99-22) • 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect • developments to existing mains in accordance with the provisions set forth in Design and Construction • Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • • STEPHEN GERBER ARC H ITE CT • • 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive • plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems • prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the . area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the commission or hearings officer where a • deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the • development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. • The Circuit addressed sanitary sewer for Parcel 1 during the 2013-2014 development. Not • applicable for Parcel 2 at this point, as there is no development for this application, but these • requirements have been noted for future applications. • 18.810.100 Storm Drainage • A. General provisions. The director and city engineer shall issue a development permit only where • adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; • 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or • allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. • B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream,there • shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of • such watercourse and such further width as will be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to • accommodate potential runoff from its entire upstream drainage area, whether inside or outside the • development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). • D. Effect on downstream drainage.Where it is anticipated by the city engineer that the additional runoff • resulting from the development will overload an existing drainage facility,the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in • accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as • adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The Circuit addressed storm drainage for Parcel 1 required for repurposing the building for a • similar use during the 2013-2014 development. The existing drywell serving gym parcel 1 was • recommissioned. Not applicable for Parcel 2 at this point, as there is no development for this • application, but these requirements have been noted and planned for future applications. • 18.810.110 Bikeways and Pedestrian Pathways • A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on • the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along • collectors within the downtown urban renewal district shall be determined by the city engineer unless • specified in Table 18.810.1. • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97129 0 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan • shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the • development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. • B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be • conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. • C. Minimum width. • 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. • 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to eight feet if there • are environmental or other constraints. • 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is three feet. • 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12-13 §1; • Ord. 11-04 §2; Ord. 09-09§3; Ord. 02-33; Ord. 99-22) • The Circuit addressed bikeways and pedestrian ways for Parcel 1 during the 2013-2014 development. A designated path was created along the drive thru lane along the West • property line. A portion of the North fence was removed to allow pedestrian access from the • UBFR sidewalk to the North through to Durham Road sidewalk. • Not applicable for Parcel 2 at this point, as there is no development for this application, but • these requirements have been noted for future applications. • 18.810.120 Utilities • A. Underground utilities. All utility lines including, but not limited to those required for electric, • communication, lighting and cable television services and related facilities shall be placed underground, • except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction, high capacity electric • lines operating at 50,000 volts or above, and: • 1. The developer shall make all necessary arrangements with the serving utility to provide the underground • services; 2. The city reserves the right to approve location of all surface mounted facilities; • 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, • shall be constructed prior to the surfacing of the streets; and • 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. • B. Information on development plans. The applicant for a development shall show on the development plan • or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city • engineer for review and approval; and • 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. •• • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B • PHONE: 503.459.7737 E-MAIL: SGERBERQ@GERBERARCH.COM • • • • • STEPHEN GERBER ARCHITECT • • C. Exception to undergrounding requirement. • 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the • approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs • the benefit of undergrounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground • utilities facilities. • 2.An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of • undergrounding. • 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of • utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All • new utility lines shall be placed underground. • D. Fee in-lieu of undergrounding. . 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide • underground utilities, unless exempted by this code. • 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for • undergrounding in a service area shall be allocated on a front-foot basis to each party within the service • area. The fee due from any developer shall be calculated based on a front-foot basis. • 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost • information submitted by the applicant with the request for credit. • 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. • The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each • project. The list shall be submitted to the city council for their review and approval annually. • The Circuit addressed the utilities for Parcel 1 during the 2013-2014 development. Not applicable for Parcel 2 at this point, as there is no development for this application, but these • requirements have been noted for future applications. • • 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and • material for a period of one year following acceptance by the city council. • B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the . value of the improvements as set by the city engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section • 18.430.090. • 18.810.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be • replaced prior to final acceptance of the improvements. • 18.810.150 Installation Prerequisite • • • 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712B • pHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • STEPHEN GERBER ARCHITECT A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his/her own option,shall conform to the requirements of this chapter and to improvement standards and specifications followed by the city. B.Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the city's adopted installation standard(s); other standards may also be required upon recommendation of the city engineer. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the city engineer in writing. The developer can obtain detailed information about submittal requirements from the city engineer. B. Compliance.All such plans shall be prepared in accordance with requirements of the city. 18.810.180 Notice to City A. Commencement.Work shall not begin until the city has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city is notified. 18.810.190 City Inspection of Improvements Improvements shall be constructed under the inspection and to the satisfaction of the city. The city may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. 18.810.200 Engineer's Written Certification Required The developer's engineer shall provide written certification of a form provided by the city that all improvements,workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. 18.810.210 Completion Requirements(To be completed.) ■ vow w • • • S 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97129 • PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • ,r . ,..., ,,,, ..._,....,....„:, ciRcv., 0004,141 M.• _ CIRCUIT . TIGARD BouLDERING Gym MINOR LAND PARTITION APPLICATION II 16255 UPPER BOONES FERRY RD TIGARD, OREGON 97223 (1 ,TF.„,„J. GERBER; ARCHITECT' PROPERTY OWNER: STRUCTURAL ENGINEER: LANDSCAPE ARCHITECT: C o T GENERAL NOTES ev aago +t sai/s+ TTST BUSINESS OWNER: ARCHITECT: THE CIRCUIT INC.JEFF LEWIS DARRELL MULCH 7430 N HURON AVENUE ° ANDY COLEMAN ANDY COLEMAN STEPHEN GERBER °ei°•rore 6050 C SW MACADAM AVE. 6050 C SW MACADAM AVE. 9340 SW YOUNGBERG HILL RD WEST COAST FORENSICS REGISTERED LANDSCAPE ARCHITECT 315 PORTLAND, OR 97203-4524 PORTLAND, OR 97239 PORTLAND, OR 97239 MCMINNVILLE, OR 97128 3835 SW KELLY AVE. 1907 N.E. 66th AVENUE INCORPORATED IN THE STATE OF OREGON ' , andyy@thecircuitgymy ' .com andthecircuitgym.com T (503) 459-7737 PORTLAND, OR 97239 PORTLAND, OR 97213 ( ) 1140,4,�y"?. Contact:ANDY COLEMAN Contact:ANDY COLEMAN sgerber®•erberarch.com T (503) 232-5744 T (503) 222-7416 Contact: STEPHEN GERBER jeff@wcfore.com mulch.darrellOgmail.com CORPORATE CONTACT: g.GERBER Contact: JEFF LEWIS Contact: DARRELL MULCH ANDY COLEMAN — PRESIDENT/CEO • .E074 DRAWING INDEX: A0.0 COVER SHEET/ARIEL PHOTO/VICINITY PLAN Landy@thecircuitgym.com 1 TREE PRESERVATION PLAN 91.1 CIRCUIT BOULDERING GYM- DEVELOPED,APPROVED, Kot PROPERTY SURVEY DOC #1 L2 CANOPY PLAN 1 (503) 866-6020 Et CONSTRUCTED UNDER 2013-14 CoT APPs: OF (24X36) Ko2 PROPERTY SURVEY DOC #2 L3 SOIL VOLUME PLAN A0.1 EXISTING SITE PLAN L4 PLANTING PLAN MINOR MODIFICATION 2013 A0.2 EXISTING LANDSCAPE PLAN L5 IRRIGATION PLAN PARKING ADJUSTMENT: 2013 A0.3 PROPOSED SITE PLAN. PUBLIC FACILITY IMPROVEMENT: 2014 A0.4 PROPOSED LANDSCAPE PLAN SITE DEVELOPMENT: 2014 BUILDING PERMIT: 2014 A0.5 EXISTING Sc POSSIBLE SITE CIRCULATION PLAN VARIOUS TRADE PERMITS: 2014 MINOR LAND PARTITION: 2016 Oz O y3 % `«� *�,.; .� 5,v t RECEIVED Q O 44v ws 5W Forr.`r'a Mein Street � k Gay Palk s , MAY 0 9 2017 - a / J , is _\ �.W PaNkt 4 f C• /) SWGeurd•St a°° SWMcDonedSt - w°><., CITY OF TIGARD W z H - E ' fey ' PLANNING/ENGINEERING O o MauM.in ad BWI SW Banrtl RD Borate Ra fir. Bird Mountain 143* CC SW Sadler sl 2` -d Wiest swegoc9 S L,a 1� ,AQA - S WAga Pare �a� l- er' .F.a(4'e • rer "a•� ' -SOF ..q,,,r SW B..eant ad SW Curti - W I, v I g - 0 00 Hi 0 00 Qac `� IO Z �' jI Cook Park �? 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APPii ,z,' )4:A4 , si . , . ••• 4 • r fIII �, _ , s ...i.GA-2015—0005 ii 3 c.w*8k n w... 4 _fa '4' �. y MEM ' 1 of 6 N N1\0•O2 CIRCUIT SWii — MAP OF SITE AND ADJACENTED CIRCUIT SWii — AERIEL PHOTO OF SITE AND ADJACENT1 AGO SCALE: N.T.S.(SEE GRAPHIC SCALE ON IMAGE) AO 0 SCALE N.T.S.(SEE GRAPHIC SCALE ON IMAGE) • COQ OF TIIGA[DD NILS'.[PVC? VI NIINNI T YCMAP /" / I ALTA/ACSM LAND TITLE SURVEY / \\ FOUND 8 RON z FANNO CREEK PHASE 2 I ,,DEVE7WWMENY,HELD LOCATED IN THE NORTHEAST ONE-QUARTER OF SECTION 13, / // 20' \ 1•=30' TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN. • I / ^•< >, / ,/ // IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON. $ /\•\ 30 45 60 PREPARED FOR �" ' \?/‘ �/ 5 KILLIAN PACIFIC LLC N.1+ / \ / \\\ BASIS OF BEARINGS 500 EAST BROADWAY, SUITE 110 col, / \ THE BASIS OF BEARINGS IS C / \ „ \ VANCOUVER, WASHINGTON 98660 S� / \ \\\ \ \ N48'41"42E ALONG THE CENTERLINE _ \ \\\ OF SW UPPER BOONES FERRY ROAD OCTOBER 8, 2010 c \ \ . \\ PURSUANT TO RECORDED SURVEY {pp / •/ `\• �- \\,� NUMBER 20596. OGFy,` 1rsP4 / ' \\\ /` I\I\`t, VACAIVO9040 /73 lid'PO / \\ 3'13' I� /' / /.r;\ // \\\\ 9DP TMD /' "/\\ i \\ EASEMENT VERTICAL CONTROL CERTIFICATION \ WASHINGTON COUNTY BENCH MARK NO. 137, I HEREBY CERTIFY T0: / / .A` /'/// `\\\ C\`\ DOC NO. A DISK IN THE CURB ALONG THE KIWAN PACIFIC LLC; / / / / \ \ L\ \ 2007-043460 SOUTHERLY ROADWAY OF RIVENDELL CHICAGO TITLE COMPANY OF OREGON; ry / / / \ i,\N A VENUE, WEST OF THE INTERSECTION WITH TOGETHER WITH THEIR HEIRS. SUCCESSORS AND/OR ASSIGNS; / / \` 94\`• SW UPPER BOONES FERRY ROAD. / �l /' // \`\ O\\\ ELEVATION=188.303' THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH �� ppb / / \N\ S S\\ IT IS BASED WERE MADE IN ACCORDANCE WITH "MINIMUM STANDARD / 1\ / %� / / \\\ RIF. • ,,,Z,",,\ DETAIL REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS" JOINTLY ``O' / /p4 / \ \ sem, y`�\ ESTABLISHED AND ADOPTED BY ALTA, ACSM AND HSPS IN 2005, AND / Q`•` //.4 /// \`\\\ �'Z�Z4,c% PURSUANST TTO STHE 4ACCURACY(SS)ANDARDSD AS(A)DOF OPTEDLBE Y"AL TA.ENSPS Sj / r /a'� / ` \ 9 O \ NARRATIVE: AND ACSM AND IN EFFECT ON THE DATE OF THIS CERTIFICATION, / ABY / !!9 \ \ \��F\\ UNDERSIGNED FURTHER CERTIFIES THAT IN MY PROFESSIONAL OPINION, AS \ / 1 M1 15.00 WOE \ \ F\\ THE PURPOSE FOR THIS SURVEY WAS TO q LAND SURVEYOR REGISTERED IN THE STATE OF OREGON, THE RELATIVE ,7 / A, // // DRAMACE --,,„,-:,\,„>\\\\ RO J-.1; PROVIDE AN ALTA SURVEY AT THE POSITIONAL ACCURACY OF THIS SURVEY DOES NOT EXCEED THAT WHICH IS / .\ / \ REQUEST OF KILLIAN PACIFIC IN OCTOBER Q. / / EASEMENT s,.b \ Tf \ SPECIFIED THEREIN. Dj Doc.,,L �i'`iA \\ Os, 17 \ OF 2010. THE BOUNDARY WAS REGISTERED pc� /�`,� // / n -128 No '''9:',52,%\ \\ FJ\\ uo PROFESSIONAL PRENOUSLY DEFINED BY KC .1 Q ,\ 'so s \\ \ 32.00'MOE DEVELOPMENT RECORD OF SURVEY LAND SURVEYOR \ / / / / 200]-094925 'S�ps- \\ \\ ACCESS NUMBER 30869, AS RECORDED IN THE / r / / Jr \\ \,. EASEMENT WASHINGTON COUNTY SURVEY RECORDS. CINDY A. HALCUMB / S // Og 4) // // \\\ \\ 06-.N0. REGISTESEA LAND SURVEYOR NO. 58928 JUIOREGON \\ 2006-1287ez IN THE STATE OF OREGON 00 3. / / \\\ \\ /' DATES OF FIELD SURVEY:2008, OCTOBER 7, 2010 CINDY A.FILLCUMB V0 /� / / \ \ \ / DATE PRINTED:OCTOBER 8, 2010 58928 LS / 1 Sl„ // / // `\\\ \< /' EXPIRATION O6/30/11 / N / / ���A0/ / // r. ` \*�\/ /// \\\ \;\\ r, PARCEL LEGAL DESCRIPTION / PARCEL 1: // ^ ' `N M1p `\\ /' THAT PORTION OF SECTION 13, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE / .\Oct////' \ss `\` , \\ / WILLAMETTE MERIDIAN, IN THE CITY OF 7IGAR0, WASHINGTON COUNTY, / // / 2,�,_d �� \\/ OREGON, DESCRIBED AS FOLLOWS: / /' / // 3�C`\). \N\\p // FOUND S/8•IRON C`\ ROD W/DESTROYED BEGINNING AT THE INTERSECTION OF BOONES FERRY ROAD WITH THE / /7/ �)o \\\ CAP.HEW BEAVERTON AURORA HIGHWAY. FROM WHICH BEGINNING POINT THE / ' 'J,p�, •\ N 1 RECORD 5/8•IRON NORTHWEST CORNER OF SECTION 13, TOWNSHIP 2 SOUTH, RANGE 1 WEST / / / \ \\\ `'a,, ROD IS UNDER A.C. OF THE WILLAMETTE MERIDIAN. WASHINGTON COUNTY, OREGON IS REACHED / / / ' \ N\ BY RUNNING NORTH 60'08'WEST 1453.3 FEET AND THENCE NORTH 89'58' ' / % // / // \ PARCEL 1 Ni WEST 1873.4 FEET; AND RUNNING THENCE FROM SAID BEGINNING POINT NORTH 4817'EAST 423.9 FEET, THENCE NORTH 4532"NEST 450.52 FEET / �A '<A' /// , 'I� ELECTRIC RAITO THE LWAY;LY THENCE,THENCE,YLINE OF THE RIGHT OFWITH SAID RIGHT OF WA,SOUTHWESTAY OF THE ERLY / / vp/aAM1 / /' 9' \ FOLLOWING A CURVE TO THE RIGHT ABOVE 215 FEET TO AN IRON PIPE SET / 6/ / / AT THE MOST NORTHERN CORNER OF THE TRACT CONVEYED TO THOMAS / / a ,,,,//4t; SM1 / // 4� ' AND BENDIKT NORTHERN BY DEED RECORDED IN BOOK 126, PAGE 416, DEED 9. / '' / / 6j i RECORDS OF WASHINGTON COUNTY, OREGON; THENCE SOUTH 4532'EAST / ap / 5'� / / // n`,/ 177.4 FEET TO THE MOST EASTERN CORNER OF SAID MEDLE TRACT; / / // / / / 9'N / THENCE SOUTH 4817' WEST 262.3 FEET TO THE CENTER OF SAID HIGHWAY; / y/' / / / „./ C2k AND THENCE SOUTH 60'08'EAST 189.3 FEET TO THE POINT OF BEGINNING. PARTIALLY DESTROYED / // PARCEL 2 / // TOGETHER WITH THAT PORTION OF VACATED SW FANNO CREEK PLACE RAILROAD TRACKS /// /// 'b / WHICH INURED THERETO BY REASON OF THE VACATION THEREOF UNDER / (Nor IN USE) / / / / ORDINANCE NO. 98-01 OF THE CITY OF TIGARD, OREGON, RECORDED APRIL / // / // // // / / 21. 1999, AS FEE NO. 99049066, RECORDS OF WASHINGTON COUNTY, OREGON / / / // / 'SO ,. EXCEPTING THEREFROM THAT PORTION DEDICATED TO HE PUBLIC BY // '/ / /// 1�7.• STREET RECORDS DEDICATIONOFWASHINGTON RECORDEDCOUNTY,AUGUSTOREGO1,N.1983, AS FEE Na 83027515, 2/ 6'/ / / \ FOUND TACK wn1 / / // o4 / ALSO EXCEPTING THEREFROM THAT PORTION CONVEYED TO WASHINGTON 5 PAO lc•.HEID�-� /' /tivryyl1'` /// ci, COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF OREGON, BY e ti �1 / DEDICATION DEED RECORDED JULY 6 19, 1995, AS FEE NO. 95049903, / /2 4 6 {12 // G\ RECORDS OF WASHINGTON COUNTY, OREGON. \ Xy 1 UTIDTY EASEMENT / S.J \ ,„/„0 1,0 DOC.N0.83027516 / / / P.O.B. �' / �y / / PQ PARCEL 2: PARCEL 2 \ \ / 70P, or. THAT PORTION OF THE NORTHWEST ONE-QUARTER OF THE NORTHEAST "� \ // / s y� ONE-QUARTER OF SECTION 13, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE \ `r6 JBJ. \ N / /' / gyyE 0:5', �� WILLAMETTE MERIDIAN. IN THE CITY OF TIGARD, WASHINGTON COUNTY, t„ \q 693 / // / nA 0,/ c'n0b1 OREGON, DESCRIBED AS FOLLOWS: s Bs• \�f°iC 83 / / / �'•- x\c- 1..- BEGINNING AT A POINT IN THE CENTER OF COUNTY ROAD NO. 534 AT THE `)T, \dam•�'iy //.'/yob / O INTERSECTION OF THE CENTER LINE OF SAID ROAD WITH THE EASTERLY \•�q / M1� 00`�" BOUNDARY OF THE RIGHT OF WAY OF THE OREGON ELECTRIC RAILWAY, \a44,?90 /' a SAID POINT OF BEGINNING BEING SOUTH 60'08'EAST 1118.7 FEET FROM AN S* \ / \°s BB, / Q� G•�. RON PIPE ON THE NORTHN LINE OF SAID SECT ON 13, WHICH IRON IS EAST OGRy'9�\ / \9\,\ =28.35 /'///fie:" '' Ai,se TOWNSHIP 2 SOUTH, RANGE 1HNEST OFR THE WILLAMETTE MERIDIAN, 5 WASHINGTON COUNTY, OREGON; RUNNING THENCE, ALONG CENTER OF SAID QO \ D=36'05147= /pp'T / COUNTY ROAD. SOUTH 60.08'EAST 1454 FEET; THENCE NORTH 4817' q0 \ / 4 9F' EAST 262.3 FEET TO AN IRON; THENCE NORTH 45'52'WEST 177.4 FEET TO re,--- C=27.88' / /�A1 ' AN IRON ON THE EASTERLY BOUNDARY OF SAID OREGON ELECTRIC ' 4 \ CB=S6722'49"W/' ��P / RAILWAY RIGHT OF WAY; THENCE ALONG SAID RAILWAY RIGHT OF WAY ON '9�i'10.)' \ // / A CURVE TO THE RIGHT 297.7 FEET, MORE OR LESS, TO THE PLACE OF 3 J / BEGINNING. \ 69Jg, \ / / / Jo, PREPARED BY \°e�,;• s \ _--' 1 /- CONTAINING 147,750 SQUARE FEET(3.392 ACRES). PR KCD LLC \ BR 9,30 FOUND 5/8'RON' / \'R ROO W/rPC'kW TI TLE REPORT EXCEPTIONS l i PACIFIC'.HEW UNE u / THE FOLLOWING EXCEPTIONS WERE DISCLOSED BY CHICAGO TITLE COMPANY OF OREGON PRELIMINARY TITLE REPORT ` ���� \ 4 / NO. 4725104832393E-CT50, DATED AS OF AUGUST 27, 2010 AT 8:00 AM. ;DEVELOPMENT ITEMS 1 THROUGH 11, 14 THROUGH 18 AND 21 THROUGH 25 ARE NOT EASEMENTS OR MATTERS OF SURVEY. V-A CERTIFIED VIBE— / ED BOX 39860 Camas,WA 987 ITEM 12 DESCRIBES A PERMANENT EASEMENT FOR UTILITIES TO THE CITY OF TIGARD FOR UTILITIES AS RECORDED 360.834.2519 AUGUST 1, 1983 AS FEE NO. 83027516 AND SHOWN HEREON. F..834.5498 PoARCE.e L I�' ITEM 13 ARE THE RESERVATION OF UTILITIES IN VACATED STREET AREA PER CITY OF TIGARD ORDINANCE NO. 98-01, Me Na P RECORDED APRIL 21, 1999 AS FEE NO. 99049066 AND SHOWN HEREON. 424.10 / / ITEM 19 IS A TEMPORARY CONSTRUCTION EASEMENT AND A 15 FOOT STORM DRAINAGE EASEMENT, WITH THE TERMS BEET Na PROVISIONS AND RESTRICTIONS AS DESCRIBED IN THE DRAINAGE EASEMENT AGREEMENT RECORDED OCTOBER 30, 2006 AS FEE NO. 2006-128781, THE EASEMENT AREA AS DEFINED IN THE AMENDMENT TO DRAINAGE EASEMENT / AGREEMENT RECORDED AUGUST 30. 2007 AS FEE NO. 2007-094925 AND SHOWN HEREON. / ITEM 20 IS A TEMPORARY ACCESS EASEMENT FOR CONSTRUCTION AND NON-EXCLUSIVE ACCESS EASEMENT DESCRIBED IN THE DRIVEWAY AND ACCESS EASEMENT AGREEMENT AS RECORDED OCTOBER 30, 2006 AS FEE NO. OF2 2006-128782 AND SHOWN HEREON. / 1 / ALTA/ACSM LAND TITLE SURVEY d �` FANNO CREEK PHASE 2 d \ \`\ LOCATED IN THE NORTHEAST ONE-QUARTER OF SECTION 13. / \' \ \ TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN. / / /° \ ( 4 \\\ IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON. /o •\\\ \ e \: `\\ b / /41/4/z,,/,./ _ 7\\ \\` s 8lM 14351' PREPARED FOR /° • ..,,:\\\ `\\ \ r PVC LE(NE)=135.85' KILLIAN PACIFIC LLC 12'PVC I.E(NW)=134.09' / _.\< \b `� \ \ 1e'PVr eE(sw)=134.03' 500 EAST BROADWAY, SUITE 110 i\ VANCOUVER, WASHINGTON 98660 // d � �,° �K V/ / � CAVA\ OCTOBER 8. 2010 / /d / /` .'/ _ / //e\•\`\ © \\`\ DOC NO / d , /// , e b \ \ 2007-047160 ,,4 :27S D /SS MH ���\\ \b \ / / _ / // IE=13565" °\\\ \q, \\\\ \\ 1"=30 e\` \" BASIS OF BEARINGS / /d/ ///° (*ATE=TCH 14039' '/45#4 / / / / •°\`\\\\ \ \\\\ N48'4142E ALONG THETHE BASIS OF RINGS IS CENTERLINE / .(PULL) / 4 / , \ \ \\ OF SW UPPER BOONES FERRY ROAD /`� /7 / I\,,, \\\ PURSUANT TO RECORDED SURVEY / / / \ NUMBER 20596. / d / / ////// °`\` \\\\ VERTICAL CONTROL / 1 _ 4 / d / / � / ...\\\ `\\ /• WASHINGTON COUNTY BENCH MARK NO. 137, Q \ \\ / A DISK IN THE CURB ALONG THE / / / /; �_ �•/ \\`\ \\ // SOUTHERLY ROADWAY OF RIVENDELL / / •\\\ \\\ // AVENUE, WEST OF THE INTERSECTION WITH /+ / // /- ``\` \'\ \\ / SW UPPER BOONES FERRY ROAD. d / 4 J1► CATCH BASM ° \ \ / ELEVAT ON=188.303' / "// / / STORM _/ G4-A,RTE=41.17' •\\\ \\\ //V / d ,,, //,,,,/ / ELE \/ E(SW)=13911' ° `' \ M1� \\,\ / -�_, i/ / //' / / // / =131.18' BASE ELEv a139.I1' \.\\ \ / /+' / / / // STORM MH °t\`\ � \\'J� �' / d /`O / / RIM=141.53' °\ O sC\ / ,-/¢ /+ / // .7 // 18"FL ELEV=13235' .\\\ / N.,......,4111%,„ /� + �W • Ppp • / / \ • c CURB INLET / / / /: //// / . /.ys /� /.. GRATE ELEV.=140.45' i. /° / /s/ / _�// ,,....1, /+-I / `4,°/ 12"CONC I.E(NW)=136.89' / / / — - , ` 12"CONC.I (SE)=13576' / o/ / — / AREA DRAIN P / / / / `^e\ b IN 6LEV.=138.98' / / / / / F r^eii /Tr / ¢Y/ r.- / 4' IE(SE)=13787' o O _/ A 4 I 4 V`/ s / - e/�. /" \ ," 4 /` STORM MH a.\• AREA DRAIN / / 1 / 'g / RIM150.26' \ IN ELEV=17786' • / // // // -\'\ / // / / /` tE=14359' bx / ,T N P ALLdDES7I:rED / \ � \O t...„. , \b / AI'OAS 7RAp(S /// / _ .!,I / '/ / /� /`a 55 MH '5 ''\.% \ / (NO IN USE) �/ /" ' /+ A. RE=I3J 82' \ X = �s.��ir ///4// 'z' • • ® \\ /4 / / / / / 4/d \ a\ \ a�/ �APPROXIMAlE LOCATION ,. /+ 0 / /d/ `\ �� / / \ - UNDERORWND DRYWALL = ` ¢ / / ///47/5,7/,/�q/ } . �� �, / / STORM MH /.,c (ON SIDE BASIS AND \ F/ / �,,,,,,/* / d • _ /7 rt.'34' �• ROOF 0 F TO r 4 ..� o ` a / / // 18"FL ELEV=12932 . /� :, 0 \,TAR /• �' '• STORM MH•,, /4 / d . C;(TCH BASIN a ,�/ .p I.E14210' �" • � �` ._. ,,,•I� \ 24'!.E(NE)=129.03' � I '. / \ei / ° -� TOPOGRAPHY d fes_ : �1A>E 107 ,,.�/ //d. LEGEND \.:: FL,ELEV=12R 91' :f 6 _/ � / 0• . FALL, a \ ._ • / / ,,/ / / / a1 LCB GRATE ® SANITARY SEWER MANHOLE 1/41! �'� \ -N '�, y9 - 9 =14594' 0 STORM DRAINAGE CATCH BASIN e\ ,�, • 4• �/,, / / / 01/ LE.=rsa.n' ® STORM DRAINAGE MANHOLE S' \\ / - '/z /` /4d/ i FIRE HYDRANT \'b � d + WATER METER �C • //, / A WATER VALVE \---,\'' \p m _ a • \ , /+/¢/ `/` ted/ IRRIGATION CONTROL VALVE Y\ \ ., ,_� -400. 0 / / / / A SRINKLER/HOSE BIB b\® \`+ �• TE=40.78' ,%4„y/ /+/+/4/14 /'' /d TRAFFIC SIGNAL PDX TRAFFIC SIGNAL POLE o\ b /,o /' F^ s4 d/ l TRAFFIC SINAL LB a\ j /+ � /� / ELECTRIC BOX ss MH °' �4. _ CA TON BASIN /+ -/ d `� POWER POLE \ \ GRATE=43 ao 4 /` r/za o LIGHT RIM=1b 10 V \ 4 + ` y f1 ELEV12908' O \� IE GRAIN (FULL) / / / / �/ d c GUY WIRE ''''',5," -•PIPE=140 I9' ., /+'+ 'a / / GAS VALVE CURB INLET `, \vV \'`'\ i� 'NA SS MR / „ti i4/ / / °4 a GAS METER IN ELEV=13957 A Nor • 844-14355' /A a ( / 9 1/ C GAS MARKER 10'cave.FL=136.65' • \� \ _ � Lc..I3a.3o / ",,,5. ❑ TELEPHONELEMANHOLAE CURB INLET .\ ''\ 3 _ '''\ / i f + % \/ / 6L INV=13998' \ ^ / d SIGN 10"CCNC.FL=137.00' L\V r4\l ..0..;•;"4 + J, / \ V,....4111. � __y / / 7 / °4 ❑ BM OA�%°7cy � F 4'' :+i� / //./ d/ DECIDUOUS TREE W/CALIPER IN INCHES o / / v '/ // d/ PREPARED B/`. \� � ,/ o4 / % / KCD LLC \ / /moo, \4 �// " 1 — — —UNDERGROUND GAS LINE s' —.—.—. � ' ��. ®; d/ —UNDERGROUND STORM DRAINAGE LINE �c+�� e \'} $�/ /�� SO 80 —"—"—=—UNDERGROUND SANITARY SEWER LINE `!� SS MH / ?/ ,, „/„, �, _ ./ RIM-144.45' DEVELOPMENT R04=142 96' *' 4 /I , '- -•--- UNDERGROUND WATER LINE -ACERiTREOwee- I.E.(SW)=13476' .U, / / C4InifWA 986°' FL ELEV(NW)(NE)=131 01 / 77 4^ / / - -----UNDERGROUND FIBER OBTIC LINE 1'A1'=BASIN 360.934.3519 SS MH / /. /, -AIR=113.25' Fu.834.5498 RIM-43.23' • /�y}/ —9.---9.- -OVERHEAD POWER LINE 'A. //i FL ELEV(SW)(NE) 135 43'=• : / ,,i .y HI MM .X.>8 NO � /,, / 7 RIM=1u.66' —•—•—•—UNDERGROUND POWER LINE 4.14 IO \ 4' s /v d u'LE.(SW)=138.75 �p" / ` ° /r- „,-,,4. .'FL C (N)=138 66' o o FENCE LINE 9�T NO. 4 y. ,,-/ d ”-�'..8 +"CDMC.(N)=138.66' CATCH BASIN ` - 1.- GRATE=,4345• 4„ �)\ CCA TCH_'ASIN i \ NOTE: UNDERGROUND UTILITIES / ' / \ '/ \ I ARE APPROXIMATE, SHOWN ON / � +//z.,• q \ N ,•. d THE BASIS OF SURFACE Op /,/ Y \ % STRUCTURES, AS-BUILT MAPPING, ��/ j \ AND URLITY LOCATES BY OTHERS. 2 '/��'��/ / /. mat'"�7 ��\ -- �'' CiRcwT / � . N , / ::::i I'' NEW IMPERVIOUS 30 ~: Q�� 379 SQFTT DRIVEWAY- 30 mo ' / / (N)DRIVE-WAY APRON ACCESS D , FANNO CREEK LANE&ON-SITE DRIVE / Nithilao, •ISLE TOIMPROVE TRAFFIC AT � ()BFR/DURHAM RD INTERSECTION sTe•xeN J. LEGEND / O��u► \ �/ DURING THE GYM DEVELOPMENT. GERBER / 2i�0• R2 �• ARCHITECT m SANITARY SEWER MANHOLE /- / a6-:- ,/ , .n.PawnITE wru ® STORM DRAINAGE MANHOLE /• -p' / .' s 0 3 s s v T o v / �a yu•u•m\ El• STORM DRAINAGE CATCH BASIN / / y61� / • _ ® STREET STORM DRAINAGE CATCH BASIN / ;/ �aQ? O FIRE HYDRANT / / / / `(�i._- o• WATER METER j f- / o so WATER VALVE '-:_ j • SPRINKLER/HOSE BIB / / f eI / GariwJ/MOO R H NEW ADA RAMP, 3 DRIVE,&PEDESTRIAN yD • EXISTING TRAFFIC SIGNAL POLE / ff / WAY UNDER PREVIOUS _ \S` / yE.66E0�� li ®c TRAFFIC SIGNAL BOX / -� PH PERMIT \�, // OFFICE/MIXED—USE - BUSINESS SIGN /' / f- I,* \ • ELECTRIC BOX/METER / / .. r �' ' DEVELOPMENT OF UUV""c STRIPED 5'PEDESTRIAN \ / POWER POLE ALKWAY FOR ACCESS \ / •• ualr POLE / /' / / ACCROSS SITE ' \ JI (DEVELOPED/BUILT .-2000'S) RAILROAD SIGNAL POLE /• I \ >a RAILROAD CROSSING ARM �� I UNE OF EXISTING \ 0•+ RAILROAD SIGNAL BOX (E)FIRE HYDRANT / � / ), . ''' IMPERVIOUS SURFACE, •4,, \ - GUY WIRE LOCATED WAIN 392' P j' • /: REMOVED DURING156° \ �/y OF FULLY SPRINKLED Z. `� /:/ DEVELOPMENT OF THE AAP" \\ /� e� GAS VALVE • TH CORNER OF 1� / CLIMBING GYM •� \ i GAS METER BOULDERING GYM / \� /' "> ,C \�/L \\ . TELEPHONE PEDESTAL APPROVED UNDER S QP e^ EXISTING \ O Z Z 0) TELEPHONE MANHOLE PREVIOUS DEVELOP- / /' / �__ / GRAVEL \ C1 O O - SIGN MENT PROCESS / LOT \/P�(. C7 MAIL /• /' / �P EXISTING - BASIN&ATER. \-`�A , ♦^ Q O • BOLLARD v DECIDUOUS TREE W/CALIPER IN INCHES /-- % MANHOLES TO REMAIN \\� • (� p ® WATTLES R TREE / / /, • / PARCEL-1 (E)FENCE REMOVED \ etZ -/\/- WATTLES EROSION CONTROL 4/A0.4 • j DIRECTLY ACROSS \ J L7 SEDIMENT FENCE EROSION CONTROL 5/A0.4 / (E)8'CHAIN UNK FENCE '/ (147,750 SQ.FT.) FROM(E)SIDEW aE►. \• 1� d 1- RAILROAD - RAILROAD TRACKS AND METAL POSTS /' / .11 TO ALLOW PEDESTRIAN �e6�• " d O TO NORTHWEST CORNER ACCESS TO SITE �f. Q UNDERGROUND GAS LINE / OF PROPERTY :% SITE PRIMARILY FLAT \ -'---`- UNDERGROUND STORM DRAINAGE UNE / ✓ (E)SITE COVERAGE: WITH SLIGHT CONSISTENT „- / W Z U 0TURNING RADIUS FOR ' - UNDERGROUND SANITARY SEWER UNE / / 25,000 SOFT/143,715 SOFT= SLOPE TO SOUTHWEST/ _--- EMERGENCY VEHICLES "•'- \;',' // O ' 17% WEST,TYPICAL "/.`'-:-: \ / ii Ci / / �\ 28'INSIDE/48'OUTSIDE ` . }/ UNDERGROUND WATER UNE / / / / Q .-,,:(_$,%, ,H / EXISTING / / // - \ PER TVF&R AT(E)COMPACTED N�- / J H o ---- OVERHEAD POWER UNE -.13r \ / / BOULDERING / \\ GRAVEL PORTION OF LOT.SMOOTH ..,i--- /./ / ---- UNDERGROUND POWER LINE S ` PROPERTY 4/ GYM / ,� \\ TRANSITION FROM(E)PAVING /• - z UNDERGROUND TELEPHONE UNE `�\ �, / / / Q W —••— CENTERLINE OF RIGHT-OF-WAY \ LISTED FOR LEASE //O ) I I \1 �. , O a y .. ( ) / (N19,000 SQ.FT. / PROPERTY UNE .. /,, / ,i ov. I I I '' // /Q / 0 ? –__—__– FENCE UNE •'\ • (,ice,,,,�, (E)RUN-DOWN STEEL BUILDING 1 I I I , /.., M Z O GATE IN FENCE �• { 1�/ REFURBISHED&RE-PURPOSED COVERED 1 \ I // ,/' iii m ® NEW PERVIOUS AREA,LANDSCAPED TO MATCH EXISTING • �'�., `� �/' \ ° DURING SITE&BOULDERING ENTRY \ \\ ,/ / /� /0....R1-- ./ IX h.•.-.•.-•.•.1 NEW PERVIOUS AREA,GRASS AREA SIMILAR TO EXISTING \ �. �� S / GYM DEVELOPMENT THRU CoTIGARD \ .,,,......_________// \ �/ / / / W \e �\ / S .-}:-:-:.:-. APPUCATIONS/REVIEWS. (oo6,000 SO FT.) ,II ® \\ // ,//Q/CO '• /' a NOTE:1.UNDERGROUND UTILITIES ARE APPROXIMATE,SHOWN ON THE BASIS \"",, S S m II'/ \\ / ! O', / OF SURFACE STRUCTURES,AS-BUILT MAPPING,UTILITY LOCATES BY OTHER, ,°' +•91�'�" p-- _ / /O ' n // `` ae•91st) .s-.'..... AND SITE SURVEY PREPARED BY KCD LLC DATED OCTOBER 8,2010. v, Y -.....70.9)1/4 S '/\7/ / '••-o..:i ® --- / / Zen •2 GYM PARKING COUNT APPROVED UNDER PREVIOUS APPLICATIONS AND \ I S S '�' \ / G ®II I► EXISTING '//: ,/•Ct/� 0 \\ `�� , / ',`.•:.Zy'.. G,Illi PAVED/ '' ''/ /QQ EIEING MAINTAINED WITHIN PROPOSED PARCEL 1 SITE PLAN ISN • /\ ( e-. F HA[3DSCAPE (30 STANDARD,4 STANDARD HANDICAPPED,&33 COMPACT) Q1 �/ / ( ll / / /• -\ () / \2! '. ; :.,.0.:. :.:,.. (74'219 SQ.FT.) ///�V ��' E FIRE HYDRANT `�\ /1..." / ,/. S ,/ /. LOCATED WAIN 368'OFi/,1v/ // �► \ a , Ye/ S , / /. SOUTH CORNER it: /r�! / \ \ 18•:-. 18) //ii S tl� '' './/. / OF FULLY SPRINKLED ��J `:� ��A :i ' S ; /.,. / /.. BOULDERING GYM CIRCUIT Inc. PROPERTY IDENTIFICATION: •,., *a�� �i,/J�C C 22 / S / ; APPROVED UNDER PROPERTY ADDRESS: 16255 SW UPPER BOONES FERRY RD, \ G \ \ \, (N)LYNCH CAJCH (1$� S , / / / / ��'' PREVIOUS DEVELOP- TIGARD, OR \\\�•�4 '\ G C ••3g BASIN TO(0 STORM- S / , / / MENT PROCESS LOT SIZE: 3.392 ACRES / 147,750 SQ.FT. \k\ �I \ \\\ • ATER DRAINAGE PIPE S ,,;% /• / ,/' MAP & TAX LOT IDS 25113A800700 (E)DRIVE-WAY APRON ACCESS ^` \' •C \ INSTAU DURING S S / / REAL PROPERTY ACCOUNT(k: R513689 MODIFIED&IMPROVED UPON \ � ' \.` GYA�DEVELOPMENT ! • � CLIENT ABANDONEDOats G S REVISION �2-15-17 Far LAND USE DISTRICT: IP – INDUSTRIAL PARK (RIGHT–IN&RIGHT–OUT ONLY) � �� C \\ \ ��` S - / / _// DRIVE–WAY APRON SANITATION DISTRICT: - TO MEET CoT LONG TERM PLA / \- \ R C \ -x/ S // , ACCESS DURING THE REVISION �4-25-17 WATER DISTRICT: - TO IMPROVE THE()BFR& -\. C S / ,/' GYM DEVELOPMENT. ARE DISTRICT: TVF&R DURHAM INTERSECTION DURING •,-_\ \\\ S'� G C ••/ \ S / FIRE MANAGMENT ZONE: - THE GYM DEVELOPMENT. \\ \-\ D�'f •\ �, \ SSS \ S `� j //'� PARK DISTRICT: \\. L' •� / / ' 'N. \\ NqM \ x\ S S \ �`' / /..;/' (N)1-1/2•UNDER °eta NOVEMBER 1, 2016 CIRCUIT BOULDERING GYM DEVELOPED,APPROVED, EXISTING `� , '�'D ' \ GROUND WATER UNE EXISTING AFP E CONSTRUCTED UNDER 2013-14 CoT APPS: COMMERCIAL `°aa'*v � ,, , TO(E)CoT WATER COMMERCIAL M.LP. APPii MINOR MODIFICATION 2013 \\\ �Ip �� / METER INSTALLED e / DURING THE GYM DEVELOPMENT PARKING ADJUSTMENT: 2013 DEVELOPMENT / • \\ > DEVELOPMENT. PUBLIC FACILITY IMPROVMENT: 2014 (AIRGAS BRANCH NOR PAC) \.al % / (VANSTAR CORPORATION) SHE DEVELOPMENT: 2014 \\ e / (N)UNDER GROUND BUILDING PERMIT: 2014 '� \\ y • I ® WASTE UNE FROM(N) ie w:GA-2015-0005 VARIOUS TRADE PERMITS: 2014 \\ \. ` • TOILET ROOM TO(E) \ �r / ASTE MAIN STUB OUT NOTE: EXISTING CONDITIONS SITE ' I `SF INSTALLED DURING E 2 of 6 Y; PLAN SURVEY ON SHEET #2 BY ;,x GYM DEVELOPMENT. KCD LLC, ALTA/ACSM LAND TITLE moi'/y . / / SURVEY FANNO CREEK PHASE 2 w I( )CCUITSWii — EXISTING SITE PLAN, PERVIOUS & IMPERVOUS SURFACES0 / io.\�` • SCALE: 1'= 30'-0' , I 6 St\\ �' I e CMS OF r /ARB M.L.P.QPP LEGEND '1 0� 0- 2 CIRCUIT - EXISTING PARKING STALL EXIS G LANDSCAPING 1•':•••••••1 EXISTING LA /GRASS LANDSCAPING, '��� A�(` T A0.2 SCALE t/4�=1=0 / // (3, SQ.FT.) 'Q�V� Cn•w�.mv wm /' ` o- BUILDING MOUNTED SITE UDII11NG ;F m A, 7'-6' , / /• ,// / + CI EXISTING UGHT POLE '4 2. I. JFZ• ® EXISTING CONIFEROUS TREE /• ' / •4. \`, . (I)DOSING DECIDUOUS TREE , dr • COMPACT STANDARD /' / / , '"�in: \ srR B J. �• GERBER. • 2 �0" ARCHITECT' (C) (S) /' /' / '' �S 0" LANDSCAPING CALCULATION , ,,,,,,,a,�„y„,� L / sol 457 7777 COMPACT PARKING STANDARD PARKING /' D• qy1 '' SPACE,TYPICAL SPACE,TYPICAL / / /// .o6A (E)PARCEL 1: • s•�••�•.�� TOTAL AREA- 147,750 SQFT ,/• /' / ,ie. // Ia'f�r- (E) SITE LANDSCAPED-ANDSCAPING- 14,19.6% T I. i f- / m /'• / / 5'iF➢IiBt J.GERBER / /' NOTES L<a w,MO / S ' 1. EXISTING LANDSCAPING APPROVED UNDER 2013-2014 • �(� .�. /• ,' / - / (N)PERVIOUS AREA DEVELOPMENT AND CONSTRUCTION. '. • /+�f� /' (3,347 SQ.FT.) �.A' �' OF Or CREATED DURING \ , CONSTRUCTION/STRIPING '"? \. 4t' I OF GYM LOT UNDER 1� EXISTING / / / , I PREVIOUS PERMITS , <9 / I OFFICE/MIXED-USE Jss / � / ) `AQP DEVELOPMENT Pr / /!%' ? ` I . %PED/BUILT —2000'S) s—o / 6—a �D // ' p /K' EXISTING \ O I-- WHEEL STOP,TYPICAL /// /' '/ � 9-.,_ �' // GRAVEL \, \t� O w 7 i // v o V ix / /' �� PARCEL-1 a,Re Z a 0 PARKING SPACE PED / • „24 ',..47,, (147,750 SOFT.) a6•`A \ N INLET/',/ LL /' / ,/' EXISTING LANDSCAPING �i> \\.9'” 6 ,' Ce 4:t o VAN ACCESS AISLE / /' %' (7,853 SQ.FT.) w>.. ` ''�'/ W Z U N cnR ACCESSasE� / (E)FlRE j": 0 O / '� �N HYDRANT ` O EXISTING /' '/ //� \\ f - i • mmol I— W >- PROPERTY ,f BOULDERING % `\ •= •y =/ Q (LISTED FOR LEASE) / / ( ) / / \' \� �� / '/ 0 d w ats,oW sa.Fr. I / " M N / /'' i ti �O /,/ W Z o Lli • ` COVERED 11 I /�'�� �/ Q m S % ENTRY �� i/ ���� / / J w �, $ ::9p::::•::. 000 ') ®III' • ���`� • L. S �� 2 .. • 'IEXISTING i/'��VV ;/ U\ �\Zilit......:::' EXISTING LAN�SG�ING G® I' PAVED/ / - �.' A. I� a (2966 SQ.FTS (2) HARUSCAPE , ��� // / (7�N219 SO.FT.) /.//5 / /' ' i' // to _ _ ,•• sic, ,-- , . 's,it -.-, :''',11 .,, ...YIAe:•:.-: 18) it/ S --- ,/ / / 4111r4 \ '' . I , CIRCUIT Inc. - PROPERTY IDENTIFICATION: ':, C `''\-' ' (18) '�� S '-::.'k..;'..,\ \ 1'\ G C C / '' SIGN POLE S S , /'' / . ' ,- - x..w.• PROPERTY ADDRESS: 16255 SW UPPER BOONES FERRY RD, \ \ / TIGARD, OR I �\:\ �.c .\ , S , / ' � os. /� ra: LOT SIZE: 3.392 ACRES /147,750 SQ.FT. CURB .` G '' '. S ' ' ., REVISION \ 2-15-17 MAP do TAX LOT ID#: 25113AB00700 INLET ! .,\ - \, '\ G f G \ // •••" S S , / '/ REVISION �4-25-17 REAL PROPERY ACCOUNT$: R513689 ' , ' ' LAND USE DISTRICT: IP - INDUSTRIAL PARK \ s�•\ ,\`C \\\ �\ S S ': / / '.' SANITATION DISTRICT: - \ G S WATER DISTRICT: - \• ,00 \ ' ' FIRE DISTRICT: TVF&R CURB \, \' '' 1\•• •?'\ S \ S S // / FIRE MANAGMENT ZONE - M \ \ S \. / ./j', °oma NOVEMBER 1,2016 PARK DISTRICT: - EXIST NG \\' '9Q x \S %IOULRnB, y' '/ / / ' ' EXISTING ..n.J Fr. COMMERCIAL \ � �., . ./ COMMERCIAL CIRCUIT BOULDERING GYM DEVELOPED,APPROVED, '4"► -=� �1 ,�' DEVELOPMENT &CONSTRUCTED UNDER 2013-14 CoT APPs: DEVELOPMENT \ •Ye'��, ' / , ,/ MINOR MODIFICATION 2013 (AIRGAS BRANCH NOR PAC) •� . \••?I 1 ' '\t /` / .' (VANSTAR CORPORATION) PARKING ADJUSTMENT: 2013 \, .4 .',- Jen Ida GA-2015-COOS PUBLIC FACIUTY IMPROVMENT: 2014 E)FIRE \,\ .y . SITE DEVELOPMENT: 2014 / `` BUILDING PERMIT: 2014 HYDRANT `` , / j \i, 3 of 5 VARIOUS TRADE PERMITS: 2014 N i A ` ,� 6 I 1 CIRCUIT - EXISTING LANDSCAPINGED :Ki:'//' ' I / IAO.2 1 • AO.2 • CI1TY OF namo MIR APP, I / /' I 1-40 I. --.1--WHEEL STOP, 1• - -WEEL STOP, N •I- I�NMEEL STOP.TYPICAL / J� ` �/ \\ / t l ` COMPACT TYPICAL STANDARD TYPICAL /'// :'< ` cj�J �� = 2.j "l 4 0 / , - COMPACT PARKING STANDARD PARKING HANDICAPPED \ - 1�/ k XLI L C1 .---- SPACE,TYPICAL SPACE,TYPICAL PARKING SPACE ' / 0 \ \ )'.♦ �• / ' l / / 1E'./ \ `\ t�J�.�{-/ary/,6lot bVAN ACCESS AISLE • / \25\ t2- /// -7 'I.� ao o � NOTE: 5'-0•MIN FOR N ' CAR ACCESS AISLE / •/' / �' ��` \ ♦ �'/I"v ' - ell: y52 /• / / i ♦ -i�,°I�11 eyIRCUIT - TYPICAL PARKING STALLS / / / PARCEL-2 TO MAINTAIN VEHICLE \A,ALE 1/4 =t'-o / / y \ -../ AND PEDESTRIAN DRIVE AND \. 2 • / / ,1 / ALK WAY ACCESS TO FANNO /' /'' / '�� CREEK PLACE FROM DURHAM • I ROAD IN THE FUTURE I DEVELOPMENT. / �� I /• �/ PROPOSED P / /; PARCEL II �1\ ��� /' / i (74,131 SQ.FT. = 1.702 ACRES) /Gj`' /' OQ p� 'C, THE SETBACK FROM GYM THE APPROVED TURNIN' - - -...- ' i' BUILDING TO ALLOW FOR FOR EMERGENCY VEHICLL.. N / EXISTING / /�� P---.. / • DSCAPING STRIP AND FUTURE 28'INSIDE/48'OUTSIDE `•NA) p Q' STORM SEWER CONNECTION FROM PER TVF&R AT E COMPACTED •'30 / j/ V ced (LISTED FOR LEASE) / CATCH BASINS PROPERTY GETS DEVELOPED THE \, Z J < / /' / TURN AROUND REQUIREMENT WILL \ • a C7 / / __J---i NOTE: PARCEL 2 IS BE SATISFIED BY DRIVE AISLE AT \ 8 a LL / ry ?B PRIMARILY GRAVEL ,SETBACK FROM GYM BUILDING. ��� \ O LEGEND (E)8'CHAIN UNK FENCE / • ` �R N A. AND METAL POSTS /' /O, REMOVE(E)GRAVEL /// (1�)`WASTE WATER STUB OUT AT IMPROVED \��%! ` W z U TO NORTH CORNER OF (N)PARCEL 1 WAST�\WATER MAIN IN(E)RIGHT-OF-WAY ��% ` G SANITARY SEWER MANHOLE / PROPERTY BEYOND/ SITE COVERAGE: LANDSCAPING0 CREATE / -- TO BE ESTABLISHED/CONSTRUCTED FOR \ / Q O D ® STORM DRAINAGE MANHOLE • • 25,000 SQFT/88,190 SQFT= �• STORM DRAINAGE CATCH BASIN / 28% / ,'/ �\\.(N)PARC\Et.II BY OTHER DEVELOPER,TBD. /./ O ® STREET STORM DRAINAGE CATCH BASIN /' /,/ REVISED I I I IIMPROVED WATER MAIN IN(E /^., 14,/"\•,,,/. / ~ } / \ (N)DOMESTIC WATER STUB OUT AT O FIRE HYDRANT `\ / // I / /• I� w WATER METER (N)4'CHAIN UNK FENCE /' /'' PARCEL I ; RIGHT-WAY TO BE ESTABLISHED/ /// / / Q w 0.r WATER VALVE ,. AND METAL POSTS / ) CONS UCTED FOR(N)PARCEL II BY . , / . O a �` s SPRINKLER/HOSE BIB ` \ TO SOUTHWEST CORNER OF / A //, GYM I E PARCEL/� OTHER DEVELOPER, TBD. "// W TRAFFIC SIGNAL POLE:. PROPERTY /' /;' (73,619 SQ.FT. = 1.690 ACRES) \ GYM / / /// z m. TRAFFlC SIGNAL BOX \ / EXTEND PEDESTRIAN \ MAINTAIN(E)GRAVEL/ '\ ,/. m Z O ,. \(147,750 SQ.�I'=3.392 ACRES)//GRAVEL DRIVEWAY yc.• / /- O BUSINESS SIGN... ALKWAY TO END OF EXPANDED \\ / OR EMERGENCY 5 /� '� ./ , Q CD ELECTRIC BOX/METER �•� ` \ . "Pr • .;' LANDSCAPED AREA ,�,-- / VEHICLE TURN- /_/� y //' �"� J wa • POWER POLE '�. \ /idts\. RELOCATE PARALELL 2(E) , AROUND ,-. C�� /../ a/ j• LIGHT POLE .\ •�•.�..` '`\ / / PARKING SPOTS k DRIVE AISLE ' ® •� .? �� /" = O® RAILROAD SIGNAL POLE �. TO PARALELL OPPOSITE I • .//� ./PARKING AISLE TO EXPAND \� ' Z mRAILROAD CROSSING ARM �%. 1 �; ' ®IIIIO•. RAILROAD SIGNAL BOX ''''..� S ;/(7) () /./_ 6 / '. /' w E LANDSCAPING ® / /0GUY W9RE NI S �� / ' i IIII' ./�Qc. '/ ii0* GAS VALVEA S / /�' GAS METER \ I /4t, ®�`-` / a l5p REMOVE (E)NG C �� ;' // . / ' .'• TELEPHONE PEDESTAL ��� I�', // Z •C + / //CD /' 0) TELEPHONE MANHOLE �\ . � / ( ) o LANDSCAPING �• / ', ! - SIGN . MAIL I `�'��/ / e`"aP ( \ i/ �' " '/ / / .. • BOLLARD �cr �•' �� ����i � a'•�,�+ 18 (18) ' ,•.. / /.. ® CDECIDUOUS ONIFER TREE EE W/CALIPER IN INCHES \�,�� 'C\\'\ '`��f.I il- C C P I / / / / '// / �� WATTLES EROSION CONTROL 4/AO.4 '. , ,,/ �� CCG (ZZ) � // / '/ ,//// ,..":,/' hoax ISEDIMENT FENCE EROSION CONTROL 5/A0.4 ` ''� C• y _ '� •• / ' /• // / -/ EXISTING °oma Wand Fr. RAILROAD TRACKS // / REVISION 2-15-17 UNDERGROUND GAS UNE 'C / " ! \\ ///� %'" /� / // COMMERCIAL REVISION �4-25 n ------ UNDERGROUND STORM DRAINAGE UNE REMOVE(E)PAVING ��. `/ f" /'/, 0' / / .//" DEVELOPMENT —.- — UNDERGROUND SANITARY SEWER UNE TO CREATE(N)LAND- / s' '� ' C '. // '/doo, / / / (NAVISTAR CORPORATION) UNDERGROUND WATER UNE SCAPING AT BASE OF(E) '�• S,/' \ G C �4 ,,,/ / / /.- /� ---- OVERHEAD POWER UNE POLE SIGN_ `�� sit. .• C / ---- UNDERGROUND POWER UNE EXISTING \\`�• \\. .��,r'7"9 , • SSSS \ /!// /.///' NOVEMBER,, 2016 UNDERGROUND TELEPHONE UNE COMMERCIAL ' '_ �'IQ\ S // / /,' M.LP.APPii —••— CENTERLINE OF RIGHT-OF-WAY 114§,414 ,4H' ', .�\ � // / PROPERTY UNE DEVELOPMENT -.. '�� /. , ../ ,/ ��_ GRATE IN FENCE (AIRGAS BRANCH NOR PAC) •CE UNE _'\� ��, ,.�� LVA.''r./... .'%� ® NEW PERVIOUS AREA,LANDSCAPED TO MATCH EXISTING N \� � ,>'\� /../.'' •EMOVE(E)PAVING TO Aa ll.GA-2015-0005 I-.•••••••••••••1 NEW PERVIOUS AREA,GRASS AREA SIMILAR TO EXISTING \. ".\ /- , CREATE(N)LANDSCAPING. `� ,..\ y REMOVE(E)PAVING j NOTE:1.UNDERGROUND NUDES ARE APPROXIMATE,SHOWN ON THE BASIS \ -, `-� TO CREATE(N)LAND- ^ O{ (.�` OF SURFACE STRUCTURES,AS-BUILT MAPPING,UTILITY LOCATES BY OTHER, " \' - I SCAPING AT BASE OF(E) T I V AND SITE SURVEY PREPARED BY KCD LLC DATED OCTOBER 8,2010. I�I r ,' / I \II = POLE SIGN AO.3 P 2.GYM PARKING COUNT APPROVED UNDER PREVIOUS APPLICATIONS AND S CIRCUIT SWii - PROPOSED MINOR PARTITION SITE PLAN i 1 BEING MAINTAINED WITHIN PROPOSED PARCEL 1 SPE PLAN A0.3 SCALE: 1•= 30'-0• 11 `„)//./7/ I / k (30 STANDARD,4 STANDARD HANDICAPPED,&33 COMPACT) MY OF TIIGARD M.L.P.APP LEGEND / .' (ED' 0 ' NG IRCVIT S" "'�3` EXISTING LAWN/GRASS LANDSCAPING, 425 Si.1 °°"'°`""sw" I I IMPERVIOUS SURFACE REMOVED DURING GYM DEVELOPMENT / / , }..:.T NEW LAWN/GRASS LANDSCAPING / / \\ . / `•: ��� G E�RxB E R �f)LANDSCAPING / `\ BUILDING MOUNTED SITE LIGHTING /1.918 SOFT. /' / ��� ' 4 ARCHITECT 0 EXISTING LIGHT POLE / / Al' , / . , S o s�4 'orr:�'s 7 '\ • / / %!<1' a C)-S NEW CONIFEROUS BUSH / / 1 / �j� `a®r/ EXISTING CONIFEROUS TREE / /' / / \�� •�* I� r� • / �. STEPIifH J.GERBER S•_ •'t EXISTING DECIDUOUS TREE / / / . LiunM I82E0 W✓ / bc ..4C' � j / */* �, ' MCNM07Jf.GRE60M EXISTING ON-SITE PLANTS TO REMAIN /1 �P /' / // // \\ . ,OF \ • EXIST1NG TREES ADJACENT TO THE PROPERTY •' C ' // ( \ OUANTITYCWE SZE COMMON NAME BOTANICAL NAME / / / / II ` v TREES 3 APL 12'-18' APPLE TREES / / / I \\ \• 11 FIR (-10' WHITE FIR ARIES CONCOLOR • (E)LANDSCAPING i / / ,/'' �� ` \ / 1,542 SQ.FT. / • ! ��'► ` S. NEW PLANTS / j �% PROPOSED `q'1,y >m Z z SEE LANDSCAPE ARCHITECT'S DRAWINGS .:(/.... PARCEL II `_��, 0 0 / /'• / (74,131 SQ.FT. = 1.702 ACRE) \()Pe \ oz LANDSCAPING CALCULATION / ,,,/ .•:::•.•:•:•;:•:::;6!.;.., / << - 0 V G (E)PARCEL 1: TOTAL AREA- 147,750 SOFT /' :::-d .::� \\� • J (E)LANDSCAPING 14,151 SOFT ' / - �. a X OF SITE LANDSCAPED- 9.6X • :•:• .-}}, ��� \ d u_ / j \��� Q o a� (N)PARCEL 1: TOTAL AREA- 73,619 SOFT / V (E)LANDSCAPING- 4,467 SOFT / N` ILI yy (N)LANDSCAPING- 14,226 SQFT • / / \ O F 18,693sf/73,619sf = .2539 / (N)LANDSCAPING ARE \ %LANDSCAPED- 25.4% / • ' (5,278 SO.FT.) (E) /. �'�' / p • NOTE PARCEL 2 IS PRIMARILY HYDRANT , . K / REVISED • GRAVEL,WHICH WILL BE (N)PARCEL 2: NOT APPLICABLE AT THIS TIME, NO DEVELOPMENT PROPOSED / /' // REMOVED FOR(N) (E)LANDSCAPING F i /' ,' Q LL PARCEL I LANDSCAPING AND TREES 2,511 SOFT. NOTES \�� / NG , `z / /,' T.) GYM //' �/ d "' 1. NEW TURF AREAS NIL BE PREPARED BY RIPPING TO A DEPTH OF 8 INCHES AND THOROUGHLY �:,` / / 0 W BLENDING EXISTING SOL WITH THE 5 YARDS OF ORGANIC COMPOST PER 1000 SOFT.BASES OF / (73,619 SOFT. = 1.690 ACRES) %'\. / COz EXISTING TREES TO REMAIN AND WILL NOT BE TILLED OR DISTURBED EXCEPT TO BLEND FINISH 'O ,, / _ I (E)R-O-W ti /c W Z 0 GRADES. \ .• '^•.„ -. / / . • LANDSCAPIN //'-• ,- m /,1"y 2,632 SOFT. /. �1 Immo OC 2. NEW SHRUB BEDS MU_BE COVERED NTH A 4'DEEP LAYER OF WOW MULCH. \ ��� / :'�o / J / �` / / d3. ALL NEW PLANTS SHALL BE WARRANTED FOR ONE YEAR FROA 7HE DAZE W INSTALLATION. \ ��.. ��� .�/%/ LANDSCAPING t�II®-•.''•\ ? (N)LANDSCAPING /// ./ /CD / /,' O 7925 50.FT. /.\a'v, �1 ©(N)LANDSCAPIN ) ®® I' \ (639 SQ.FT.) // OOQ� / / //' co) Z r (32, so.Fl.) r( , • I ®®�i` Ce �� rrd.� ®IIID / ,i QQ�C� / (N)LANDSCAiPING A-- , •• .1_. :',4141, ‘%4 a' (601 SO.FL) (2)C. .• -. .9. ?':':- C // � / N LANDSCAPING W G .� •• , S / /' (135)sQ.FT.) � �� • .-:: / ,fit,`` `�� \\\ •\I/ `fI,, (N)LANDSCAPING (1 H) •::}••••::.•.•: , ,- , .. .\\ \ CCC c , • „:::;::.•.�,, / , .// z .-, - , .... .,, 4 ` \ 'C . LANDSCAPING • �:'Y-= /:, / . REVISIOMx N 2-15-17 \ 260 SO.FT.) /�-•: - / \ /' REVISION �4-25-17 \\\ 410,91 7 \ +i S S i // / - NOVEMBER 1, 2016 \\ q,�Ro\ SS ,j' '''*,.:. ' . / , wind Fr. \ \ / ,/ M.LP. APPii \ �� // • , (E)LANDSCAPING 41, � `� rs a � 303 SOFT. \, . / � N)LANDSCAPING +�.GA-2015-0005 E)FIRE `\\, •�_\ .•' '';' `._..I.._. 4,11° 3.977 SOFT. HYDRANT .`•••... / (N)LANDSCAPING 5 of 6 ,004 SO.FT.) N ;,. I .s (1 5 1 CIRCUIT SWii — PROPOSED LANDSCAPE PLAN ,, /.,///E ) • • i / I AO.4 A0.4 SCALE: 1'- 30'-0' / k CITY OF TIGARD MLR.apFP / it . / CIRcviT bou Ne,I^9/e ... # N // •- C1-31 .• - / . — 9 / 30 / / *. . / ts,,,c,,, ,....„, \ ,� ITEPHEN J.LEGEND / / .y \` �, GERBER; EDSTNW DRIVEWAY ACCESS/EGRESS AND DRIVE AISLE , \ ARCHITECT TO BE MAINTAINED /' / / / \ \ ., l'o 3 7 aero.,:sue -—USING DRIVEWAY AND DRIVE AISLE CENTER LINES / /' • 4% / / \\ \\ .� s o i• �O1Cnv 7 / ��\ \ IP —"—POSSIBLE FUTURE DRIVEWAY ACCESS/EGRESS AND DRIVE AISLE / / / _I�fs\ \ LOCATIONS AND CONFIGURATION / ,,\MS;\ \ —-—POSSIBLE DRIVEWAY AND DRIVE ALAE CENTER LINES / /' /' \/�\\ \\qp4 \\ NOTE: ADJACENT PROPERTY HAS / \ \\ \ OTHER ACCESS/EGRESS TO UBIR RBER 1.FOR PROPERTY UNE RIGHT-OF-WAY,&EASEMENT INFORMATION SEE / /' / \\\ \\ 1 \\ Liam A\ W/STOP 1JGHT(SEE AERIEL) J.N SHEET(I,PREPARED BY KED LLC DATED OCTOBER 8,2010. / • 2 FOR EXISTING SITE SURVEY INFORMATION SEE SHEET ,PREPARED / `\ \ \\\ j • ,n lANNV11E.OREOON BY KCD LLC DATED OCTOBER 8,2010. ��P`\� /' •/ / \\ \ \ . 3.PROPOSED SPE RMI MFORYAIIOI ON SHEET A0.3 // // /, , \ \ \ , /'�� / / ;'bRIVE AISLE AND PEDESTRIAN PATH `\ `\ \\. ,/ //`\ OF \� TO FANNO CREEK PL CREATED \ \ \ /• C) /' / '•,�� `' DURING THE GYM DEVELOPMENT. \\ `\ • ONNECRON TO FANNO CREEK PL \ \ \ /• / / I ;• TO BE MAINTAINED DURING PARCEL \ \ I ` / I 2 DEVELOPMENT.EXACT LAYOUT TO \ \. BE DETERMINED / ' \ \ / /' , /'P j '//t�\ \. 02,,\ \ /:'POSSIBLE FUTURE \ /.e\ \ LL\ M • • / .'\ /' RIVEWAY ACCESS/ 12<'.'/ / /� EGRESS�' O \\ OO / / / /•' / ----e / POSSIBLE DRIVEWAY `\•\. A\ V • / ACCESS/EGRESS TO FANNO ,� '' / PROPOSED EIX PL,(E)3 WAY STOP \`\\\\ \\\ .// Z J C4 / / / - - / v COULD BE CONVERTED TO 4 v 8 / d / ti PARCEL II .� \\ ` ,./„.• ' Ce CI' LL / WAY STOP,TO BE DETERMINED \ / /'' (74,131 SQ.FT. = 1.702 ACRES) NA \ \ �` ` ///• Q o / REVISED �•'� \'/\\\` \`\ /�-• W OZ v /' /�' FENCING REMOVED DURING GYM \ --. • / • PARCEL I '.. DEVELOPMENT TO CREATE \ / Q = CI / �, PEDESTRIAN ACCESS FROM-•••,,,,,, `�; / / 1 .. a GYM �. '. ` ! / \�:�." � /' / ADJACENT UBFR SIDEWALK ///j ,� lie"' � �.,7 '/ • ,,�' (73,619 SQ.FT. = 1.690 ACRES) �• f / • ''/,/ / „ /•. f' POSSIBLE FUTURE // //.//'� O d LU) ^�., IVEWAY ACCESS/ ;''\''/// .� / D Z ' lop (E)DRIVE AISLE,PARKING LAYOUT, \ ../••• "/\ EGRESS '91 / M O / • • AND COUNT CREATED DURING THE i• i' ,'' /O / ,/ r++ Z p '..„, `, GYM DEVELOPMENT.CONNECTION TO '� ./��y� _//' Q �� /Jy/ ANNO CREEK PL AND FIRE TRUCK / / !� / ,” J ct Wo.. \�\ / s S 1' ,/ TURN AROUND TO BE MAINTAINED / ` 12. _ \•.• ``\ :'' /// / DURING LAYOUTTODEVELOPMENT.DETMINED ` +I ® >\ p„.• .// •2 /�c,\ / ,/' Ce a. '' . . . , S / / III► \.. ' ••r\\-\ // O i� SS / • ®® / '/./�� / , Z m t s s y,. 1,' i1Il/ I. 1,► ,'' /QFC' ;/ Ce -......, / 40-(re -..... --..„4440:44. / , / ,... , . , _, „, // , , ,, \ _,,, // ,,,I.,* / ,- . -- /0 .. - - /1 /-r" / , 1 4.41, ' // 7 // ,-' ' 'D / li 0 / ..,,, / , ) . , / / , ,e. / / / �s' ,. ``/, CCC \ %'\z. � 1_ /� // / / /,j, c.... •-•„.........,\_:,..( _ 4 , y \ \ ' C C \ \ \ v / / / / / • �- REVISION 2-15-17 / \ \ .` C C \\\ "• / // j r.// REVISION �4-25-17 \ S� CCC 22) //" �,r / / / // - ��Ry SSS . r • ,j, \ • ' ,.• , ' NaX.' NOVEMBER 1,2016 � \\ CIM � S s � ', j,, R -\, ', .. / '',.,:, .. i, ' / / r'' , , Jab Ma GA-2015-0005 , Ni z „ , • •,' / I 4 6 of 6 U ,,,, / r 41) AO.5 1 CIRCUIT SWii - EXISTING & POSSIBLE SITE CIRCULATION4j) : / 1 ' A0.5 SCALE 1'-30•-D'0 ..- , R VITY OF TIGARD M.L.P.ap .-- I_,77 ti�`13 5 TEP 1"moi --_--_ <c`= � . =i,- Darrell Mulch `� C OREGON �S. 10-18-93 ``° - -- -- --- (:),,,,,,, \?fit \ • \ _ .. ' M'tJ]�J� DARRELL MULCH \ - — 1 - - - LANDSCAPE A5 \ e=v=c= c-+_ ARCHITECTURE \ _. 1907 N.E.66TH AVENUE P168 PORTLAND,OREGON 97213 (503)222-7416 TEL \ - ^o s_ \ A No-,-.000 555 5:5e= 5 _c,-.0-,At r s-A -.3-e/CC A A eve,is ' \ 0,:ec s os v�e re^eed^ :c T.ca- eo e,, , _,ee: \ _ ,n e _.,s-rte__ - \ ^ _ 7 -ca ^5:0,2e c, o e a. / o _�_ , c ee e e•.,,,,,,OC ee t e. e e_ • s o 5,5,55 e e ▪ r \ e e c c c a e at c - e ie ,r,/ea a^ Q e . ee t Z 'w z '0 e er-ea. _ e e e� e • a7.0.0.0 ., v 0 / e-a a o CCNa T e , _ea --0 CC 5.0,',--,,,,e n_ C'cc:A :^e rses a o ar.,: CD C 0 PRA-vG Af.-1q.43: 5 J Q g - a -,s,--,---, c-AO°_=E 7 A eG �^•e - CS e e-, -.--_- - - Z (,7 0 sry,. ON RA-,5 S A/TOAD- SE _:e :ee F _ e o ACO e ___,. a° �',5"A_:v 3P 4w c b 7� eeIra ...S.,. - ",_-..=,,,-. -b ..,e,_ ee ,- �/ aLL w ��Far,5 7 A22A W z o - U \ ''''',,,,,C1,72:: _e_e oe ,e n :^ee.. f" (_ 8 z =i s ▪ a -cte= -a?e p q ^ d - - I - 0-a,ed „ -,,,,e-,,..„ ,S^_e is „a-e_-ar^ n `� < Q b Q \ = aW \ • m M W / / W Zo W Da CO \ / J W w \ / ammo re- � -0 � � Z to N W \ \ / Vim ' 6 / \ Q / V \ / i - - \ / - Condition Overall Tree Amount of History Pests Extent \ / rating vigor canopy deadwood of failure of decay density -__ \ \ 0 Dead to -...i0°o Lar \fore Infested Maior. - --- ----- / - Large:maloc severe scaffold at one conks DATE: JJ-IJ than 0- / decline ht.-Kiwi scaffold and PROJECT NO: X \ caclttes DESIGNED DM I Eby smet dun ,.....„. Declining 30-60°o Tong and Scaffold Infested One to a em all - -_---- 1.The Tree Preservation and Removal site plan meof the requirements in \ branch branches fewDRA WN. DM Section 10, . A-- , Part l of the Urban Forestry Manual; dreback conks: CHECKED DM _ Z The Tree Canopy site plan meets all of the requirements in Section 10,Pan 2 of the -_-_-- small Urbm canine, REVISIONS: Foreey Malual;tad 3.The Supplemental Report meets all of the requirements in Section 10,Put 3 of the 2 Average 60-90a'v StnoD twigs Small NE nor Present Urbain ,,e_;p-_-,,e brunches only at Forestry Manual / 0 l0 20 prulvng /7 �i , svound5 SHEET �j,(a�� 3 Good to 90- Link or none None Minor m Absent L 1 SCAT F.M FEET CZCCllent 100°', fit, Ins' heart to present Aadopted TTENTION. ,_- rs r , t theregon Utility NoSGwtion Center.Thom rules are sot forth nV only at , '`E i , + . .' 0 .,-,-F r %,y OAR 952-001-0010 through OAR 952-001090.You may obtain pruning --- - — -- - foe the of OtherulesIt ongthedata(Note:03)2324987mamba THERE ARE NO TREES ON SITE THAT WILL BE REMOVED for the Oregon UrilinNoagcaoa Cater is(503)2324987) hound �__'---_A`,-\._ -,V_ ->`.:: ---\E.7-_-= =>e.vs_0,7 3,-,..7,,.' Ass—.RE:L.--;RED tiz`V��35��"Ct 5._ ---- s=_-T-s- 53.•5-553,a==_cote_;F - a2.4.`. / Ate'--F Et-a�-A_ moo, ,4-....2,4-....2SA5.„=- • S -- - Darrell Mulch H _ _ G s _ FE: . - - -- _ 53 SF % ''510-18-93 \ c - _ _-=oA .E3-^A _ =3- _3'-_ = 55C SF S. c\ _ 3_2.3.5...S.., _ = -OAF 11 \R , F 11111R1111A A F - _-, A R =A=-F_AF. E . - ESE DARRELL MULCH A e. - A= SF LANDSCAPE A_ __F<._55_ -A_ ee e_, e- _ _ - :25th.5,- ARCHITECTURE O, _ 3 e a v> A..- - 305.5'r . -. _ --_ _G LA A .F-F_`^ `,4=_E _e _ _ - .:EE,a0EG 907N.E.66TH AVENUE N168 \ - -e- _ _ AS R. .7.3..A.-2 _=6 PORTLAND,OREGON 97213 .. \ _ _ _ - _ ( ) 2-7416 TEL A_ 3,5-55S.5 eA F 503 22 \ _ _ _- 5-55_5<A _ — '- _ F =F _ _<A F E j- =A. .3,.2.:„3-F e F A _ 25E A_ AC.2E EeA R\ _ ..5-5-5-5- - \ A 735A-F9,258 - 38002 z-d \ � 0Z 0 iii t/ I o Z" V — Ci= Q , \ Z —I < a a`5 ~T / - . >- Q a :.._— 5e= 1 . s - _ LLI z 0 i \ 00o a • 95-j W 4IX e Q W 13'. ` ♦ W• _ - c5 ., -A- 555 , = z► mR „ , f t �,w . `s . >e..= _s AR-, - I IO.i .: otU, _ . I A. 7,,,,„<, �� .• 3S. 32 55 Ce 2 ' WW - 0 1c _ ,T • e 7c t w� '�'. -_ - ' \ _ '_7‘. / I. PREPARATION OF PLANTING AREAS(for trees) 57 __ _ .£_ ' y`\ `• _i-- - I Ja- - A 12 inches rzmoss unmans mttmds l"�topsoil roots,moetructm debt; 1 /` __ larger - etc.).Grade smooth,free of haps and Provide positive drainage.Main to 6 inches - 1 \ , --. minimum all planting arta,and place4 inch.of compocompost,tan mtoill again _•,c \ 5.2 / 2 EXCAVATION FORTRESS .Ho.lr 'I� _ - -- A. Excavate planting boles,with vertical sides and wnh bottom of=cannon slightly $u- 0' /; — -I raked at curter to provide proper drainage.Loam had mbaodm bottom of excavation DATE. 4-4-17 a a - / I - {{ B. For trees shrubs,make mevatiom at lean C three m.wider root spread and PROJECT NO-- X . - _e v ,. ra _ .Sdeeper W _ `JI / Ieses deeper root high[ Thereby attest that �* - •\ , -- DESIGNED. DM 1 The Tree Preservation and Removal site plan may all of the requirements in Section 10. `.y :'. ..e - C. If eonprealmeg snide are mcammed,fie excavations for tree b and shrubs Parr 1 of rhe Urban Forestry Manual `1 _ _c -v ` weer and allow topacolne out bet planting.If Mat holes do not dram:Auger drill DRAWN: DM 2.The Tree Canopy site plan mats all of the requirements in Section 10, ', <. hole�36.depx end fill with mod waded dramrock.Cover with Pert 2o£the UrbanFotemy Man.l - - 3 PLANTING TRE ,SHRUBS AND GROUND COVERS . CHECKED: ESmbait 3.The Supplemental Report incets all of the requirements in Section 10, " = ___ -- , - _ _._ _ _ _ »<--_,,,I= -_�F Part 3 of the Urban Form Mani _ _ _ - _ _ .1-_-, ._-.F _ __<O A. Sot root mpww above finish ped.(2'fa tree 1'fpr ehmhe and ground rovers): REVISION 1 ��RL,-Ch - M-,,:. / max-- Tra=1oee - w 4 tablets / �^� Ar 1 - r ---_ - .a -<-,K Tan ImJ fwtoftree hn�t. 0 0 20 �' . t T -` \ '5__ `--`_ 355 _ B. Ib NOT INSTALL PLANTS IF WATERING HOSES ARE NOT AVAILABLE Aft. SHEET ._�F_F phoning calm evh plant initially by facing hose ado ground to eliminate air pockets and /\ _F �� � _.-. • • .Nle loo aormd�ootbail.(One bwefor lII hot two jwlor lgaGw and rbafor 5 LL/ SCALE IN FEET `e=-�- --¢��__ gallon contains).Who putting vee fill hole with water after hole o hackRlled 2/3 _ _ full,place winder of soil after selling and water wth(4 bora.) ATTENTION'Oregon law requires you to follow rales adopted b} E F__--__ - C. Before mulching install a 2 mob Op b.Iwrm alllawn and boa arta end along all beds - r .0; R the Oregon Utility Notification Center.Those I forth in adjacent m sidewalks using a square point shovel.m bib Mulch all planted areas with • ,- ,-N - a / IN OAR 952-001-0010 through OAR 952-0010090.Y obtain R _ — _ momrm2ivch thickness of ed eraerm mulch. - - ------------ cop.of the rules b.caning the cm (Note:the telephone number 1 TREE PLANTING DETAIL with a fen take.removing my ark roes touches the murk of the pleats or trees. C - THERE ARE NO TREES ON SITE THAT WILL BE REMOVED for the Or Utility Notification Center is(503 232-1987. J Oregon ) ) L2 NO'TO SCALE �0_ /OLCN+= -AE_G -04 AR,:NG_O- AN: = -:':" -_. _.. �GIEte �z315 -_-E.2.0 RE:_<__ _ _ GG/ERED \ _- EEC _ G A.nc-ER EG'A .."...,A,_ CMMG: E. _ _ - '— = `^- ^'Ery.R...=s- - (�j4//'iwg \ - _- Darrell Mulch ee� _ _ :A+ OREGON :u _ERA -- - NA = 10-18-93 .� A = SRA -- ' NA - 'S�, AA 3 SRA �� _ ,I pp: ant. -_E. - C A - - \A _ tirL " ---- NA DARRELL MULCH \ Rx - --Es,/ ''-./-', 3' \ -- E _ SRA - \t_ _ ARCHITECTURE . - - IGGG G.F REa.RCJ P=_R°ART. _0'-E.E - = A - _ _-_ _ _ -_ NA 1907NE 66THAVENUE a168 \ El EC Al:'R2'M-FGR 50_/0,_.`"E -___ �"LNA `-'Er- PORTLAND,OREGON 97213 ��.'_.. - \ _ _ _ .. J '.A NA NA (503)222-7416TEL \ - _ _ A NA 35 A FE S RJSR _ _ - \A \ A =a = Z :G0 V - 6 \ Ec= G< w z Z w '�/ Part I.Covered Sod Ma.erixU (•] 0 O E \ v / A. Covered sou irrl f dr m e of L vat card adeno Tura: n toCosnug na gra-e I. Crushed lock.gradanonot 10.K z passing 1 23 vr1L nrx.10r pasting G mch; 7.‘,,,,,,S, ' QO J \ 2 Loam thssoic Topsoil, _ - 32 ✓A_.7_,A=FE 2 7E,- 3Sail bunter men aSubdaei;ural U O Q -\ aWrr<r Z — _ / , _ _ Pats 2Properties..of Covered Sail Materials a _I> �._ _ - __-, A_ The proportions tic covered sod manuals null be as follow.. ice .'.7--3-'f27.:7'..; . . .- \5`^A� _ _ ..� M.adal Amount for l f-l' Amount red inn C\' UJ _ 0 Q .6- ;-; Cl) - .� 'G GF nf�mr..dSoil of W z � o --- --._ Crashed Aock ?3_cobx tett 4 cubic cods Q O _ - Topsoil a.9 cubic lees 1 cubic yard Q �{ Z i-( c,' — _ Soil Binder :3. ounces 14 pounds IX a _-3 cF y We,. t 6 g'L m 146 gufun N > mow/ Lf LCL 4 / Via . a �-( fn V 2.Aa.SF t _ \ / OPEN SOIL , ,..j G..- M - ' / ---'—..W-S— -PNtMNGLOT SURFACING W z � re _tic,_ o R5=OF NA-' C _ _ --- - 3-.._..n...- - - 'i �j 7‘ -COVERED SOIL m ' ICA Pe Ett t� \ _ f. -- "- -si- LL tp --1f �H.-COMPACTED FSIIBGRAOE - a _ Fr .�-� - _ . ce a DRAa♦A(£ ---;',:/-•;=_';=_E 1.,. PROFILE an uj C Z y, i. -A L 020 0, ,42C4 c / 2 W �oG GF ver 1` _ - AGER SR.SELM- AG.E E:SR„N G.ERG_S R_SRA- `Ia - _ _\ : _- DATE: 4+17 • C- /- PROTECT NO: X Ihsrcby atax[rltac _ + S'FE -2E \ G E: F', DESIGNED: DM 1.The Tree Preservation and Removal sirs plan meets all of the requirements in Section 10, -S_-2- \C. /S__,".1,..7,-< knr� _ Part 1 of the Urban Forestry Mamal _ __ - R E ^_ y .. `�..1 C R �._0C DRAWN: DM 2.The Tae Canopy site plan meal all of the requirements in Section 10, A _ <__=R„/2. - -_ ,1-...,1-"-za FER E.rzG/: ee Part 2 of the Urban Forestry Manual _ _ __ + ,-Yr- CHECKED. DM 3.The Supplemental Report men all of the requirements in Section 10, - _. :.,F Put 3 of the Urban Forestry Manual ;Tru -R_NG- REVISIONS ,--,1[7,, a2‘f/del- 20 2.49 EF\5.=-,,.'.F:A/FEET SC._/GL,NE SEE°RTF_E. oe _"- oplikk 0 10 20 SHEET ill OP SCALE IN FEET L3 r - �� 'r.„,.,:,) ct s4 � \\ ATTENTION.Oregon law requires you m follow rules doped br °ARS NT 0"REES N,G°E,S / _.:`^__PE.- _C • �� � >£ c,y 1 r= O • ,J r, I N. OA�gm Ut%10 thmugh OAR 952-001-0090.Yes ayf obtain y •- THERE ARE NO TREES ON SITE - - ---- _.- ---'--- -------- copes of the rules by calling the colter.(Nme.the telephone number i. C 1J THAT WILL BE REMOVED for tbe Oregon Unlit:,Notifsaalion Center is(503)232-1987). \.5k `�' 315TE ,,T \ �,�rz _ \ - " r Darrel Mulch Nati -L OREGON ,"=, - •-- ::c. sr. 10-18-93 <;"f _ - = IJF \R�t1 F . _ .'�� Ye .Y _! \ DARRELL MULCH LANDSCAPE / c ARCHITECTURE 1907 N .66TH AVENUE A168 `i\ PORTLAND.OREGON 97213 ti (503)222-7416 TEL Y• \ Z Q z \ ~ /'= o = • Q v Ceaitt LL p u Z � : 4 0 O. CIL W ci + » W N t _ _ s Z Ce 4 f J Q 'Slur:. .._ , �. Z 4 m J - rt �< Q z n. e 3 _Mpg w• + Z �,! � 8cv3 _ • tis . r,,,\ r X. DATE 4-117 PROJECT NO: X Swl DESIGNED: DM ' �a! fLj)rr . 5. DRAWN: DM CHECKED DM ------ REVISIONS f -_�.! , 0 0 20 ilum 1111 SHEET SCALE IN FEET L4 ATTENTION Oregon No requires you H fdkw rules adopted by A _FIs , We Oregon Utility Noofiration Crnter.Thor rules are set forth r „ „a�# _* OAR 952-001-0010 through OAR 952-001-0090.Yw roes obtain cEE - a --- ---- ---- - --_.— copes of the roles by ralhng the cmtcrMar.Nc tekphme number far the Oregon Utility Nooticaooe Curter s(503)232 198]). R - - C\STER'5 _om, __ 1 __scV_ '' -�` -='\ - -_.= EN✓ ` ' 315 t _ - RA n31R0 o ER 60,RR5 SER ES .5 =TA 55 2MA.4L ti '" Dwelt Mulch H Z OREGON // 0-A'4_-- :-=', -‘m-7,---1-_---- IGF_ vA,. 3EG a- „2‹.' W-18-93 N�� Go,- 3c o w. SPF �R�N DAT- GG _ \ R ,' 4 CD RO-\A' ,..NERAL .7G G DARRELL MULCH 4- g ___`REc4 04_ R-� :,..7n-s:n __. _c'4e v _ -_ - vA .C., .,.E5 LANDSCAPE gam- .•- \ •- _ - - = 5 - ARCHITECTURE v 1907N E 66TH AVENUE 11168 PORTLAND,OREGON 97213 / 40 . -. _ O = "A --_ (X13)222-7416 TEL _ \ :,Or: _4G /AL/E - 50 30 5 r^A4 G Gas / _ =RE==-R=RESL,-A'4G /A-/E - 2 /A4 50 /ARE_ /AR E5 /AR ES / \ Ntto ::4=RAGJi.ce5'f--E0,.... 3-E5= .G E \ 3 E40 =E5 'O E :E ,E4-R _ / - \ 3,5.--E,5A55.0 0,, ,E-ER n.- -,• 5 AT=O.:'reps y__ 13I5.55T 30 E ,._E S GE __ 1, b _ =ER 3E0 G 5 etw ( -55 .s.: 5- 30 5 v4,‘ 20 0 3 CD 0 d 0 MAIN Law 17. -E.T.:RSEe -_ Q O C ARE,. ■1 ■ _An45 - '--- W Z D \ __R-S= _ 0 o o Z l.:5 _ o a J _ _ \ RRI6A-04 Ai 40 `. L� E �� = 4 - - K Q Ce -1 - E - \ / a W o OaU' w LI CCI Z8 c4 4. Q mJ ' 0/ , I- J w < P w J rb eo--1,� ' --r--\te a Qa 36. -J4-.ER SER ES -_-RA cE __ CO _- e• 5 �_ 40.7.7_: _ ./ - ,54 -2.,-363 40 _- ^/ - SSR -..G-ADS 2 ___ - -_ .SSR -_G-AS .^ _.,-^- F. __ - _\_ - s-55R -20-AD5 40 2-0 .. v E SES __ - E DATE 14-17 _ • Q _ v- -_,^,-AJS ., -- _ PROTECT NO: X -G-AJS 25-_a 3 . 5 --G-ADS ., S'-2_, 5 DESIGNED' DM .. _._ DRAWN: DM / -_.,-De S -G _v __ , I IICHECKED - DM --..- - a E ADS -G SO 55 REVISIONS _ vJ a -AD- -o ,.,-32 3 1. _ -2G-ADS _.. 30-35 0 10 20 J A000R0\G-0 SHEET. �' E_,n.1f-2_R__�V�\:,A-�-.,.,�.^_ ) c =-0-Ace -0 3- 3 _ _5E - / L 5 G-ACS SCALE IN =ER ATTENTION Oregon law req..you to follow rules doped by _ _ _ . , I = 1 the Oregon Utility Notift on Center_Thom rules are set forth in _ =-: - RA, AR_ 5-E:., ` ORVA 04 Off" 1 .AG =A 3,A5 J h\ 4 JRA/+4.� - . .� a OAR 952-001-0010 through OAR 952-001-0090.You mev obtain ..- " E r= 3. , caps of the rules M calling the center.(Note.the telephone number5 - _ A = GR-I+R.E A4.:uRC '000/ER AREAS for the Oregon UtibW Nor;fiuoon Center is(503)2321987). - - _ 5R _ J ADDITIONAL DOCUMENTS Agnes Lindor From: Andy <andy@thecircuitgym.com> Sent: Thursday,July 13, 2017 11:47 AM To: Agnes Lindor Subject: Re:Got your call Yes you can,Agnes. I understand what you are proposing and completely agree.Thank you. >On Jul 13, 2017, at 8:05 PM,Agnes Lindor<agnesl@tigard-or.gov>wrote: > > Hi Andy- . >Thank you for getting back to me. Yes, I don't see any issue with getting a lot line adjustment to eliminate the flag on parcel two after the partition is recorded. > >You just want to get your conditions satisfied as soon as possible on the partition so that you can record the partition. I am happy to meet with you and talk about what needs to be done so we can get these conditions satisfied. > >So,can I take this as your formal request to withdraw MLP2016-00006? > >Thank you, > >Agnes Lindor I Associate Planner >City of Tigard I Community Development > 13125 SW Hall Boulevard >Tigard, Oregon 97223 > Phone: 503.718.2429 > Email:AgnesL@tigard-or.gov > > > > Original Message >From:Andy[mailto:andy@thecircuitgym.com] >Sent:Thursday,July 13, 2017 10:23 AM >To:Agnes Lindor<agnesl@tigard-or.gov> >Subject: Re: Got your call > >Agnes, > >Thank you very much for your consideration and helpfulness in this.After my review I would absolutely like to stick with our first decision, as long as you can confirm I will be able to do a lot line adjustment for the drive aisle so that a future developer of the new parcel will have a bit more flexibility to crest the ideal environment. > >You can withdraw our second application. > > I will be back from this trip at the end of the month and will need some time to find a new architect to work with and bring them up to speed. > >Thank you. > 1 >>On Jul 11, 2017, at 6:18 PM,Agnes Lindor<agnesl@tigard-or.gov>wrote: » Hi Andy- »Thanks for calling. Please review the previous decision (attached).We would have 6 months from August. If you decide to move with pursing the first decision (MLP2015-00006) please provide me an email requesting to withdraw MLP 2016-00006. » If you could please let me know by Thursday on whether you'd like to »go with option one or pursue the current application and work with >>ODOT and approve the 30 day extension. I look forward to hearing from »you.Thanks,Agnes » Original Message » From: Andy [mailto:andy@thecircuitgym.com] >>Sent: Monday,July 10, 2017 10:16 PM »To:Agnes Lindor<agnesl@tigard-or.gov> >>Subject: Re:Got your call »Agnes,can I try to call you at 9am? »Andy Coleman »The Circuit >>>On Jul 11, 2017,at 12:50 AM,Agnes Lindor<agnesl@tigard-or.gov>wrote: »> »>Yes, please do. I would like to talk with you about it and the next >>>steps. I am in the office tomorrow morning. Please let me know what >>>time I should await your call.Thanks,Agnes »> »> Original Message »> From: Andy [mailto:andy@thecircuitgym.com] »>Sent: Monday,July 10,2017 3:08 PM »>To: Agnes Lindor<agnesl@tigard-or.gov> »>Subject:Got your call »> »> Hi Agnes, »> >>>Thank you very much for the phone call today. If it's okay, I will call you back tomorrow morning. I am on a family vacation in France right now and it is midnight. I am interested in talking with you about the ODOT issue. My architect has not responded to my email or phone calls since this issue came up and I'm a bit anxious.... »> >>>Andy Coleman »>The Circuit »> »> »> >>>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." »<MLP2015-00006 Amended decision.pdf> 2 111 TIGARD City of Tigard May 2, 2017 Stephen Gerber Architect 9340 SW Youngberg Hill Rd. McMinnville, OR 97128 Project: The Circuit Partition Site: 16255 SW Upper Boones Ferry Rd. Land Use Files: MLP2016-00006 Dear Mr. Gerber: Please be advised that the above referenced land use application has been deemed complete as of April 25, 2017 in accordance with Tigard Development Code Section 18.390. 080.D and Oregon Revised Statutes 227.178. The 120-day deadline by which the City must reach a final decision on this application is August 23, 2017. Please complete the Request for 500' Property Owner Notification form and email back to me as soon as possible. Through the review of your revised application, two additional items need to be addressed and are described below: 1. 18.530-Properties in the I-P zone are required to provide 25% landscaping for the site. Parcel 1 shall provide 25% of 73,619 square fee (18,405 square feet).Only landscaping located on Parcel 1 may be used to meet the requirement. You cannot use landscaping located in the right of way or on Parcel 2. 2. 18.765-Parking stall dimensions shall be 8.5 feet x 18.5 feet for standard and 20 feet in length for ADA spaces. If you decide to withdraw your application before a decision is rendered,please be aware that application fees may not be fully refundable. Please feel free to contact me at Agnes Kowacz or via email at AgnesK@tigard-or.gov should you have any questions. Sincerely, tto goufr Agnes Kowacz Associate Planner 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 MLP2016-00006 Attachment: Request for 500' Property Owner Notification form Copy: MLP2016-0000 The Circuit,Inc. Andy Coleman, Agnes Kowacz From:• Shelby Rihala <shelby.rihala@jordanramis.com> Sent: Tuesday, March 28, 2017 12:53 PM To: Agnes Kowacz Subject: Dedication of ROW for Partition [IWOV-Worksite.FID1366331] Hi Agnes, I've reviewed the case and, unfortunately, I don't think that the City can constitutionally require the ROW dedication with the partition. In Schultz v. Grants Pass(1994), petitioners owned 3.85 acres bordering two main roads and they partitioned that property into two lots. The City requested they dedicate 10 ft along one road and 25ft along the other road. The City made findings about how the improved streets would directly benefit the subject property and how the streets were designated in the TSP, as well as supplemental findings that those who benefit from development should pay for it. The court disagreed though and found the dedication was not proportional. It stated, "the proposed development in this case is the partitioning of a single lot into two lots and nothing more. There is absolutely nothing in the record to connect the dedication of a substantial portion of petitioners' land,for the purpose of widening city streets,with petitioners' limited application." The court reached a similar conclusion in Brown v. City of Medford(2012). In this case, petitioner applied to partition his property into two lots and the city approved with a condition that he dedicate an easement over the southern lot for a future public street,even though the petitioner applied for access from the north. The city requested the southern easement to ensure future connectivity. The court found nothing in the record to show a direct or indirect impact on the southern street as a result of the partition and concluded that it was an unconstitutional taking. The City can get the additional ROW from the new lot at the time it develops and we'll just have to hope that the corner lot does something with an impact which we can look at at that time. Please let me know if you have any questions. Thanks, SHELBY RIHALA I Attorney Jordan Ramis PC ( Attorneys at Law Direct: 503-598-5549 Main: 503-598-7070 Portland OR Vancouver WA ( Bend OR www jordanramis.com 1 Agnes Kowacz From: Agnes Kowacz Sent: Monday, March 27, 2017 1:22 PM To: Khoi Le; Kim McMillan;Tom McGuire;Jonny Gish Subject: FW: Dedication info From:Andy Coleman [mailto:andy@thecircuitgym.com] Sent: Monday, March 27, 2017 1:20 PM To:Agnes Kowacz<AgnesK@tigard-or.gov> Subject: Dedication info More info to follow.. Thanks Agnes. Andy Coleman The Circuit, Inc Begin forwarded message: From: "Gelineau, Jill" <JGelineau@SCHWABE.com> Subject: FW: Voice Mail Message ( '5035987070' ) ( 43 seconds ) Date: June 3, 2015 at 9:57:05 AM PDT To: 'Andy' <andy@thecircuitgym.com>, "sgerber(d gerberarch.com" <scierbergerberarch.com>, Matt Circuit <matt(a thecircuitgym.com> Cc: "Bowler, Carson" <CBowler(a.SCHWABE.com> Here is the voice message from the City. Jill "Hi Jill this is Shelby Rihala at Jordan Ramis returning your call. I talked with the City of Tigard yesterday and they should be getting in touch with your client sometime today or in the near future. The exaction is not going to be what was originally requested. We've discussed that and that is off the table now. So I believe the City is going with no exaction,no dedication at this time. So give me a call back if you have any questions and if you don't hear from them,but like I said the City should be getting in touch with your client directly. My number again is 503-598- 5549. Thanks." NOTICE: This email may contain material that is confidential, privileged and/or attorney work product for the sole use of the intended recipient. Any review, reliance or distribution by others or forwarding without express 1 permission is strictly prohibited. If you are not the intended recipient, please contact the sender and delete all copies. 2 Ag nes Kowacz From: Andy Coleman <andy@thecircuitgym.com> Sent: Friday, March 24, 2017 9:43 AM To: Agnes Kowacz Cc: sgerber@gerberarch.com;Jonny Gish; Carson Bowler;Jill Gelineau Subject: Re:Completeness Review-Circuit This is taken from your amended notice of conditional approval of our first lot line submittal: E.Screening:special provisions.Landscaping and Screening 18.745-6 1.Screening and landscaping of parking and loading areas: a.Screening of parking and loading areas is required.In no cases shall nonconforming screening of parking and loading areas(i.e.,nonconforming situation)be permitted to become any less conforming.Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type Ill),downtown design review(Type II and III),planned development(Type III),and site development review(Type II)permits only.The specifications for this screening are as follows: i.Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view.These design features may include the use of landscaped berms, decorative walls and raised planters; ii.Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; iii.Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; iv.All parking areas,including parking spaces and aisles,shall be required to achieve at least 30% tree canopy cover at maturity directly above the parking area in accordance with the parking lot tree canopy standards in the Urban Forestry Manual. Trees and landscaping in the parking lot area is proposed to satisfy the minimum landscaping and urban forestry requirements. These improvements do not meet the landscaping and screening requirements in parking areas. However the proposal is for a Type II Minor Land Partition only;therefore,the applicant is not required to bring the non-conforming landscaping in the parking into conformance. These standards do not apply. -I'm not sure how this issue has changed,please clarify.Why now are we being asked to comply with screening? E.Minimum rights-of-way and street widths.Unless otherwise indicated on an approved street plan,or as needed to continue an existing improved street or within the downtown district,street right-of-way and roadway widths shall not be less than the minimum width described below.Where a range is indicated,the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT)on the new street segment.(The city council may adopt by resolution,design standards for street construction and other public improvements.The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in Table 18.810.1. 1.The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a.The type of road as set forth in the comprehensive plan transportation chapter-functional street classification. The Transportation System Plan designates both Upper Boones Ferry Road(UBFR)and Durham Rd as five lane arterial streets. UBFR requires a 64 foot right-of way from centerline and SW Durham Rd.requires 52 foot right-ofway from centerline.Dedication of these rights-of-way will be required for future development of either of the proposed parcels. -We have a many correspondence from CoT regarding the ROW dedication not being required at this time on our MLP#2 revision.Please clarify how this resolution has changed,in the opinion of the CoT.It was not an issue in your first completeness letter,dated 12-29-16. Lastly,here is an email from Cheryl from back in August 2016: Hi Andy, 1 I'm happy to answer any of your questions. Please let me know if a phone call or in-person meeting will be more helpful that what I've outlined in this e-mail. I took a look at the decision and agree that the right-of-way dedication requirement in condition#15 was in error. The findings in the decision stated that dedication is required with future development. I think the condition was standard language for final plat that was not modified for this approval. I have re-issued the decision eliminating the requirement for dedication of right-of-way. Partitions are considered development based on the definition in the Tigard Development Code;therefore standards within the Tigard Community Development Code apply. These include lot development standards, landscaping, and urban forestry. All of these requirements were identified at the Pre-application phase and are in the Pre-application meeting notes. The stormwater requirements kicked in when the changes were proposed around the existing catch basins. However,the drywell issue needs to be resolved regardless since that has to do with environmental quality. We cannot sign off on the final plat until the work is done to make Parcel 1 conform to the development standards. That is the last point the City can ensure the standards are met before the lots are divided. I hope this helps explain the reasoning for the conditions of approval. Cheryl Caines Associate Planner City of Tigard (503)718-2437 cherylc(a�tigard-or.gov I would appreciate reconsideration of your findings,as it seems they have changed. I hope and expect that you will come to the same determinations as you had previously regarding the ROW dedication and how it pertains to a lot line adjustment with no ensuing development.Thank you for your time. Andy Coleman The Circuit, Inc On Mar 23, 2017, at 11:27 AM, Agnes Kowacz<AgnesK(a,tigard-or.gov>wrote: Hello- Please see attached letter regarding your completeness review. Please contact Jonny or I with any questions.Thanks, Agnes Kowacz I Associate Planner City of Tigard I Community Development 13125 SW Hall Boulevard Tigard, Oregon 97223 Phone: 503.718.2429 Email:AgnesK@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 2 11111 . iii TIGARD City of Tigard March 23, 2016 Stephen Gerber Architect 9340 SW Youngberg Hill Rd. McMinnville, OR 97128 Project: The Circuit Partition Site: 16255 SW Upper Boones Ferry Rd. Land Use Files: MLP2016-00006 Dear Mr. Gerber: The city received your resubmittal on February 21, 2017 for a two lot minor land partition. Staff evaluated your application for completeness against Tigard's submittal requirements and determined that additional information is required. This letter is to inform you that the above referenced application has been deemed incomplete pursuant to Tigard Community Development Code (sections noted below) and Oregon Revised Statutes 227.178. The time period in which the City must take final action is suspended pending resolution of the items listed in Section I below. I. Completeness Items The following items need to be submitted in order for your applications to be deemed complete: 1. Narrative. Detailed statement demonstrating compliance with all applicable approval criteria and development standards. • 18.745.050—Landscaping and Screening. The screening of parking and loading spaces is required per 18.745.050.E.1. Please demonstrate how the parking lot is being screened through a combination of low lying and vertical shrubbery and trees. In addition,please provide a planting plan showing parking lot screening. • 18.765.040— Off-street Parking and Loading Requirements. The parking spaces along SW Upper Boones Ferry Road are being modified to provide additional landscaping. Based on the previous approval (MMD2013-00040 and VAR2013-00024), 66 spaces are required for this project. Please document the minimum number of parking spaces and how that minimum is still being satisfied. Please keep in mind only 50% of spaces may be compact. 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 MLP2016-00006 The Circuit Partition 2. Plans. Due to the inconsistencies of the proposed lot sizes, please provide a plat map prepared by a surveyor. Sheets A0.3 and A0.4 show different square footages on the plans as well as in the landscape calculation on sheet A0.4. Please review ALL sheets and narrative to make sure that the lot size numbers are consistent with the surveyed plat map. Sheet A0.3 - Please provide dimensions for one parking space (typical). Please also show a curb or wheel stops,which must be provided to protect the landscape area. If a curb is chosen, the car overhang into the landscape area cannot be counted in toward the minimum landscape requirement for the I-P zone. Sheet L2—Please revise the site canopy calculation to include the entirety of all trees planted. The site canopy square footage is calculated for all trees planted on the site, not just the portion that hangs over the site (only parking lot canopy is calculated this way). The parking lot canopy does not need revision. 3. Public Facility Plan Completeness Checklist: Review the standards identified in the enclosed Public Facility Plan Completeness Checklist(dated March 22, 2017), and revise your application accordingly. Any questions regarding these items should be directed to Jonny Gish, Engineering Technician at (503) 718-2591 or jonnya,tigard-or.gov. II. Re-submittal Requirements Unless other agreements have been made with staff, you must submit all of the following items concurrently. 1. A copy of this letter. 2. A letter addressing how each completeness item (and any approvability items) have been addressed,including a description of the revisions and their specific locations, e.g. page and/or plan set numbers.A thorough and detailed letter will facilitate staff's review of your application in a timely manner. 3. Two (2) copies of your revised land use application submittal. Once notified by staff to do so,please provide the following items: 4. One electronic copy of the application submittal on a thumb drive containing all elements of your proposal. All plans must be formatted to a 300dpi. 5. Completed "Request for 500'Property Owner Notification" and receipt of payment. III. 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 Determination of Completeness Page 3 Land Use File MLP2016-00006 The Circuit Partition request that the City deem your application complete. Once your application is deemed complete, staff will review your application for approvability. IV. When Your Application Becomes 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 May 29, 2017. 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 feel that I have made an error in my assessment of completeness,please notify me immediately so that we may resolve the issue. If you have any questions or concerns,please contact me at 503-718-2429 or agnesk@tigard-or.gov. Sincerely, l 7\IAJA Agnes Kowacz Associate Planner Attachment: Public Facility Plan Checklist Copy: MLP2016-00006 Andy Coleman,The Circuit, Inc. PUBLIC FACILITY PLAN Project: THE CIRCUIT :� ■ " COMPLETENESS CHECKLIST Land Use No. MLP2016-00006 r1(ART) GRADING PLAN REQ'D? SUBMITTED PLAN REVIEW ITEM NOTES YES NO ❑ ❑ ❑ Existing and proposed contours No proposed grading shown. ❑ ❑ 0 Does proposed grading impact N/A adjacent parcels? ❑ 0 o Adjacent parcel grades shown. N/A ❑ 0 0 Other: STREET PLAN REQ'D? SUBMITTED PLAN REVIEW ITEM NOTES YES NO 0 ® Right-of-way clearly shown. Dedicate 52' from Centerline on SW Durham RD and 64' on SW Upper Boones Ferry RD ® 0 Centerline of street(s) clearly shown. ® 0 Street name(s) shown ❑ ❑ 0 Existing/proposed curb or edge No Proposed street improvements of pavement shown. ❑ 0 0 Street profiles shown. N/A ❑ 0 0 Future street plan: Must show N/A street profiles,topo on adjacent parcel(s), etc. ❑ ❑ 0 Traffic impact report. N/A ❑ ❑ 0 Street grades compliant? N/A ❑ El 0 Street widths dimensioned and N/A appropriate. ❑ 0 0 Private streets?Less than 6 lots N/A and width appropriate? ❑ El 0 Other: SANITARY SEWER PLAN REQ'D SUBMITTED PLAN REVIEW ITEM NOTES YES NO ❑ ❑ ❑ Existing/proposed lines shown. No proposed SS Lines ® ® ❑ Stubs to adjacent parcels Stub shown to be installed by required/shown? proposed new owner ❑ 0 0 Other: WATER PLAN REQ'D SUBMITTED PLAN REVIEW ITEM NOTES YES NO ® ® o Existing/proposed lines No proposed water lines shown. ® ® ❑ Stubs to adjacent parcels Service shown to be installed by required/shown? proposed new owner ❑ 0 0 Existing/proposed lines w/ No sizes shown sizes noted? ® ® 0 Existing/proposed fire No proposed Hydrants hydrants shown? ❑ 0 0 Proposed meter location and No proposed water meters size shown? ❑ 0 0 Proposed fire protection No proposed fire protection system shown? ❑ 0 El Other: STORM DRAINAGE AND WATER QUALITY PLAN REQ'D SUBMITTED PLAN REVIEW NOTES YES NO ❑ ❑ 0 Existing/proposed lines No proposed public STM Lines shown? ❑ ❑ El Preliminary sizing calcs. For N/A water quality/detention provided? ❑ El ❑ Water quality/detention facility Existing drywell is Registered and shown on plans? Rule Authorized ❑ ❑ ❑ Facility shown outside and wetland buffer? ❑ 0 0 Storm stubs to adjacent parcels required/shown? ❑ 0 ❑ Disturbance of>1000 sq ft of Other: impervious surface enacts CWS 4.05.5 Table 4-1 The submittal is hereby deemed: Applicant must show half-width for these planned roadway sections is a 52-foot half width along SW Durham RD and an 64-foot half-width along SW Upper Boones Ferry RD ® Incomplete; Re-submit with corrections By:Jonny Gish Date: 3/22/2017 Land Use Application TIGARD COMPLETENESS REVIEW REQUEST TO: Agnes Kowacz FROM TO: Khoi Le, Principal Engineer DATE SENT: Wednesday, March 22, 2017 PROJECT NAME: THE CIRCUIT PARTITION CASE NUMBER: MLP2016-00006 PROJECT ADDRESS: Durham and Upper Boones Ferry Rd PROJECT DESCRIPTION: Minor Land Partition ® Incomplete; Re-submit with corrections Comments below or D See Attached 1. Applicant must show half-width for these planned roadway sections is a 52-foot half width along SW Durham RD and an 64-foot half-width along SW Upper Boones Ferry RD . "I 'PI TIGARD City of Tigard December 29,2016 Stephen Gerber Architect 9340 SW Youngberg Hill Rd. McMinnville, OR 97128 Project: The Circuit Partition Site: 16255 SW Upper Boones Ferry Rd. Land Use Files: MLP2016-00006 Dear Mr. Gerber: The city received your application on November 30, 2016 for a two lot minor land partition. Staff evaluated your application for completeness against Tigard's submittal requirements and determined that additional information is required. This letter is to inform you that the above referenced application has been deemed incomplete pursuant to Tigard Community Development Code (sections noted below) and Oregon Revised Statutes 227.178. The time period in which the City must take final action is suspended pending resolution of the items listed in Section I below. I. Completeness Items The following items need to be submitted in order for your applications to be deemed complete: 1. Narrative. Detailed statement demonstrating compliance with all applicable approval criteria and development standards. • 18.420.050—Minor Land Partition,Approval Criteria. Please provide information to show how each of the approval criteria is satisfied. The approval criteria for a Minor Land Partition must be addressed, the narrative does not address these. • 18.530.040—Industrial Zoning District, Development Standards. The minimum landscape requirement in the I-P zone is 25%. The narrative states that the proposed plan will result in 25.7% landscaping. The numbers provided on the landscape plan (A0.4) do not add up and I calculate the landscaping for Parcel 1 as +/- 19%. Please show the math for the calculation. Also note that landscaping within the public right-of-way cannot be counted in the calculation. I've attached a plan highlighting the areas that can be used. • 18.765.040— Off-street Parking and Loading Requirements. The parking spaces along SW Upper Boones Ferry Road are being modified to provide additional landscaping. Please 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 MLP2016-00006 The Circuit Partition document the minimum number of parking spaces and how that minimum is still being satisfied. 2. Plans. Sheet A0.3 - Please provide dimensions for one parking space (typical). Please also show a curb or wheel stops,which must be provided to protect the landscape area. If a curb is chosen the car overhang into the landscape area cannot be counted in toward the minimum landscape requirement for the I-P zone.All required service provider letters. 3. Public Facility Plan Completeness Checklist: Review the standards identified in the enclosed Public Facility Plan Completeness Checklist(dated December 21, 2016), and revise your application accordingly. Any questions regarding these items should be directed to Jonny Gish, Engineering Technician at (503) 718-2591 or jonny(a tigard- or.gov. II. Re-submittal Requirements Unless other agreements have been made with staff, you must submit all of the following items concurrently. 1. A copy of this letter. 2. A letter addressing how each completeness item (and any approvability items) have been addressed,including a description of the revisions and their specific locations, e.g. page and/or plan set numbers. A thorough and detailed letter will facilitate staff's review of your application in a timely manner. 3. Two (2) copies of your revised land use application submittal. Once notified by staff to do so,please provide the following items: 4. One electronic copy of the application submittal on a thumb drive containing all elements of your proposal. All plans must be formatted to a 300dpi. 5. Completed"Request for 500'Property Owner Notification" and receipt of payment. III. 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 deem your application complete. Once your application is deemed complete, staff will review your application for approvability. Determination of Completeness Page 3 Land Use File MLP2016-00006 The Circuit Partition IV. When Your Application Becomes 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 May 29, 2017. 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 feel that I have made an error in my assessment of completeness,please notify me immediately so that we may resolve the issue. If you have any questions or concerns,please contact me at 503-718-2437 or cherylc@tigard-or.gov. Sincerely, Cheryl Caines Associate Planner Attachment: Public Facility Plan Checklist Copy: MLP2016-00006 Andy Coleman,The Circuit, Inc. TIGAJ Land Use Application COMPLETENESS REVIEW REQUEST RD TO: Kim McMillan RETURN TO: Cheryl Caines DATE SENT: 12/1/16 DATE DUE: 12/22/16 PROJECT NAME: The Circuit Partition CASE NUMBER: MLP2016-00006 PROJECT ADDRESS: 16255 SW Upper Boones Ferry Rd. PROJECT DESCRIPTION: 2 lot partition Complete? ❑ Yes g No Comments below ❑ See Attached 1:\curpin\masters\completeness review request.docx PUBLIC FACILITY PLAN Project: The CIRCUIT 1 ■ COMPLETENESS CHECKLIST Land Use No. MLP2016-00006 71GARI) GRADING YES NO PLAN REVIEW REQUIREMNT NOTES ® ❑ Existing and proposed contours No proposed grading shown. ❑ ® Does proposed grading impact N/A adjacent parcels? ❑ ® Adjacent parcel grades shown. N/A El 0 Other: STREET ISSUES YES NO PLAN REVIEW NOTES REQUIREMNT ® 0 Right-of-way clearly shown. ® ❑ Centerline of street(s) clearly shown. 0 Street name(s) shown ❑ ® Existing/proposed curb or edge No Proposed street improvements of pavement shown. ❑ ® Street profiles shown. N/A O ® Future street plan: Must show N/A street profiles, topo on adjacent parcel(s), etc. ❑ ® Traffic impact report. N/A ❑ ❑ Street grades compliant? N/A o 0 Street widths dimensioned and N/A appropriate. ❑ 0 Private streets?Less than 6 lots N/A and width appropriate? ❑ ❑ Other: SANITARY SEWER ISSUES YES NO PLAN REVIEW NOTES REQUIREMNT ® 0 Existing/proposed lines shown. No proposed SS Lines ® El Stubs to adjacent parcels Stub shown to be installed by proposed required/shown? new owner ❑ ❑ Other: WATER ISSUES YES NO PLAN REVIEW NOTES REQUIREMNT ® 0 Existing/proposed lines shown. No proposed water lines ® ❑ Stubs to adjacent parcels Service shown to be installed by required/shown? proposed new owner ❑ ® Existing/proposed lines w/ sizes No sizes shown noted? ® 0 Existing/proposed fire hydrants No proposed Hydrants shown? ❑ ® Proposed meter location and size No proposed water meters shown? ❑ ® Proposed fire protection system No proposed fire protection shown? ❑ 0 Other: STORM DRAINAGE AND WATER QUALITY ISSUES YES NO PLAN REVIEW NOTES REQUIREMNT ® 0 Existing/proposed lines shown? No proposed public STM Lines ❑ ® Preliminary sizing calcs. For water quality/detention provided? ❑ ® Water quality/detention facility Existing in use drywell has been shown on plans? abandoned, as per DEQ ❑ ® Facility shown outside and wetland buffer? ❑ ® Storm stubs to adjacent parcels required/shown? ® 0 Disturbance of>1000 sq ft of Other: impervious surface enacts CWS 4.05.5 Table 4-1 Applicant must show how stormwater will be conveyed and discharged. DEQ website shows UIC#13664 drywell has been abandoned. The submittal is hereby deemed 0 Complete ® Incomplete By:Jonny Gish Date: 12/21/2016 • I LEGEND / / ��i 0 • l\ ` /(E '-O-W is •NDS 'LNG CIRCUIT • �" '/ 1' ''-':1 EXISTING LAWN/GRASS LANDSCAPING. • /" ` 425 S4.\ ��ml n++ ' / �.' 9 I IIMPERVIWS SURFACE REMOVED DURING GYM DEVELOPMENT / / : .. F (. F j NEW LAWN/GRASS LANDSCAPING /' / �et/<\\\\ ... GERBER / , ���\` ARCHITECT (3- BUILDING MOUNTED SITE DC•HRNG • / .::i / / i� �. 1.1,41,1"ax c�coo..r32; '•.a 0 EXISTING LIGHT POLE / �'r i/ / •a s o s 4 5 v r s F C) NEW CONFEROUS BUSH / , • j V X6 • �-j® EXISTING CONIFEROUS TREE / /" % 46 �j S•.• 5 EXISTING DECIDUOUS TREE • / I • • • wee t • STEPHEN/ / \ V/ 1 Jc / i \ EXISTING TREES ADJACENT TO THE PROPERTY �� j" /.' • OUANTITYCODE SIZE COMMON NAME BOTANICAL NAME I ` f 1 TREES 3 APL 12"-18' APPLE TREES / - I '' • 11 RR 4'-10- WHITE PR ABIES CONCOLOR � /.' (E)LANDSCAPING / / S 1,414 SQ.FT. J'/",(N)LANDSCAPING •.�>i� �. /' (2.575 SQ.FT.) •>' ` NEW PLANTS vi)\rib / • �' PROPOSED � Z z SEE LANDSCAPE ARCHITECT'S DRAWINGS / PARCEL II \ ( O o6/ / (79,582 SQ.FT. = 1.83 ACRE) ( \ w H ,LANDSCAPING CAL('UI ASIAN / ' _ 'f. V Q 00.(E)PARCEL 1: TOTAL AREA- 143,715 SQFT / \♦< V z(E)LANDSCAPING 8,969 SQFT / �J g a%OF SITE LANDSCAPED- 6.2% - ` ` AHi`--p.4‘. v� ".\ i 1.� LLO (N) PARCEL 1: TOTAL AREA- 69,339 SOFT / /" / Xlit., • 4 (E)LANDSCAPING- 7,333 SOFT (N)LANDSCAPING- 10,508 SOFT •/ / q \• z %LANDSCAPED- 25.7% / /.' / (N)LANDSCAPING \ •,,/ ' Q (N)PARCEL 2: NOT APPLICABLE AT THIS TIME,NO DEVELOPMENT PROPOSED /' / (2307 SOFT) (E)FlRE /i;'"" NOTE: PARCEL 2 IS PRIMARILY HYDRANT REVISED GRAVEL WHICH WILL BE `f` \� J H z /; •o:: / > / /: REMOVED FOR(N) (E)LANDSCAPING .-.;r.- // CL d' \ / PARCEL I LANDSCAPING AND TREES 2,511 SQ.FT. F _ / NOTES '`\ / / (N)LANDSCAPING / 4 w / - / (546 SOFT.) GYM LL"' 1. NEW TURF AREAS WILL BE PREPARED BY RIPPING TO A DEPTH OF 8 INCHES AND THOROUGHLY ., _ /:' ''./// O a BLENDING EXISTING SOL WITH THE 5 YARDS OF ORGANIC COMPOST PER 1000 SOFT.BASES OF ,' / / / ' (69,339 SQ.FT. = 1.59ACRES) '�\' ./ w C z EXISRNG TREES TO REMAIN AND WILL NOT BE TILLED CR DISTURBED EXCEPT TO BLEND FINISHGRADE / !1(\'' (E)R-O-W /~ /O CCI Z p 2. NEW SHRUB BEDS WILL BE COVERED'MTH A 4'DEEP LAYER OF WOOD MULCH. \ \�``•.. �,`\ f ;' \ LANDSCAPIN /�Ay� / J FL \ 2,632 SQ.FT. / / '6 3. ALL NEW PLANTS SHALL BE WARRANTED FOR ONE YEAR FROM THE DATE OF INSTALLATION. \`�..�.. •`\ / i / (E)LANDSCAPING ® ,// /!C7 / // ,�_�.` / (2.966 SQ.FT.) IIIII� /./w //' = O u'J F._ 1 •{N)LANDSCAPING ,ry,� ® / .0. :" // /O / Z N " (321 SQ.FT.) ® .tc'' / /" \ i• ... \�� � / v 'ae,' VIII .'\ //Q�� ' \ �. .. ,,:�' (N)LANDSG,W'ING� .. ® // / Ce Q tllcJl o (601 SQ.FT.) ...• •,'".p fv. r ///SV / "L: , i (N)LANDSCAPING -,J /. / t ' .+ ///� (135)SQ.FT.) ji" f/ //. /•' v� `p` ��. (N)LANDSCAPING • ,4 _ :•i`.' - '/ / / /�,,`. �<�.� / (.93 SQ.FT.) �F - .is??::.--? 4 • '/ /. lk . , . ._ .-x.::::::.:-'4r, •.":",,le r ,, //' Gale Nand Far. �� � �:;,_� � LANDSCAPING � ."'!::::'::::::::::::::::10.1001/ •��/ // / :i:.,......: -41%.-- 260 260 SQ.FT.) ;' / le. //� % `\ \- SAO \ N., / iii, � / (E)R-O-W -� '7 "s / : /- NDSCAPING NOVEMBER 1,2016 \\ . '9ti/pO \ e �E . '/ 2,366 SQ.FT. PPii 11-1-16 \ 'I4.4FS �� /// .1,0,0?..,,,,, / (E)LANDSCAPING SQFT ` (N)LANDSCAPMJG GA-2015-0005 \, .977 SQ.FT. F E)FIRE \• . `-_I - LANDSCAPING (sass son.-elawrs) HYDRANT �� / I .4. 1,011 SQ.FT.) 5 of 6 N 1v, i ` (m scn.4as) •CIRCUITSWII - PROPOSED LANDSCAPE PLANGB y • .., zA0.4 p .., , , , CRY OF MARL'I MI.LLJP.ARTS? STEPHEN GERBER ARCHITECT Wednesday, November 2, 2016 RECEIVED Cheryl Caine CITY OF TIGARD NOV 01 2016 PO Box 4755 Beaverton, Oregon 97076-4755 CITY OF TIGARD (t) 503.526.2524 PLANNING/ENGINEERING (f) 503.526.2550 PROJECT NAME: Circuit Inc., Tigard Bouldering Gym: CoTigard Minor Land Partition #2 PROJECT NO: GA.2016.0001 To Whom It May Concern, Attached you will find the Minor Land Partition submittal #2 for the Circuit Bouldering Gym.The property purchased by the circuit in 2013 was more than adequate to accommodate the gym development and created extra property for other future development. We filed a CoTigard MLP app in 2015 with an interested parties business factored into how the property was to be developed and ultimately how the proposed Parcel 2 property lines were to be established, but circumstances since changed. You will find This MLP #2 submittal is similar to the MLP #1 with some changes to the parcel 2 property line layout.The 2013 improvements made to the on-site circulation, access/egress to the site, and public facilities on three sides of the will still apply to future development but the alternate proposed parcel 2 configuration will provide more flexibility to maximize parcel 2 development options. The Circuit would still like to create a separate partition and tax lot prior to determining what to do with the extra property but with some variations to parcel 2 layout and parcel 1 landscaping improvements. We look forward to your feedback once you get a chance to review the materials and the project. Thank You for your time and consideration, Sincerely, Stephen J. Gerber ARCHITECT 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT • TIGARD Master Land Use Application LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) ® Minor Land Partition (II) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Conditional Use (III) ❑ Sensitive Land Review (II or III) ❑ Development Code Amendment (IV) ❑ Site Development Review (II) ❑ Downtown Design Review (II, III) ❑ Subdivision (II or III) ❑ Historic Overlay (II or III) ❑ Zone Change (III) ❑ Home Occupation (II) ❑ Zone Change Annexation (IV) NOTE: For required submittal elements, please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) The Circuit Inc. would like to create a second parcel/tax lot on their 3.3 acre site that was purchased and developed in 2013-2014. PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): 16255 SW Upper Boones Ferry Road Tax maps and tax lot #s: 25113AB00700 Total site size: 3.3 acres Zoning classification: IP - Industrial Park FOR STAFF l SI? ()NI.) APPLICANT INFORMATION Case No.: Name: Stephen Gerber Architect Related Case No.(s): Mailing address: 9340 SW Youngberg Hill Road Application Fee: City/state: McMinnville, OR Zip: 97128 Application accepted: Phone number: 503-459-7737 By: Date: Primary contact name: Stephen Gerber Application determined complete: Phone number: Email: sgerber@ gerberarch.com By: Date: I:\CURPLN\Masters\Land Use Applications Rev.11/25/2014 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: The Circuit Inc. / Andy Coleman Mailing address: 6050 C SW Macadam Ave. City/state: Portland, OR Zip: 97239 Phone: (503) 866-6020 Email: andy@thecircuitgym.com "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 owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANT(S) SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). Applicant's signature Print name Date Applicant/Agent/Representative's signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATURES of each owner of the subject property required Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 CITY OF TIGARD PRE-APPLICATION1:51 CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD Meeting Date: 2/5/15 Staff Present: GP/ GB RESIDENTIAL APPLICANT: Andy Coleman/Matt Stay-ton AGENT: Stephen Gerber Phone: 503-866-6020 Phone: (503) 459-7737 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 16255 SW Upper Boones Ferry TAX MAP(S)/LOT#(S): 2S113AB00700 NECESSARY APPLICATIONS: Minor Land Partition (MLP) PROPOSAL DESCRIPTION: 2 lot partition COMPREHENSIVE PLAN MAP DESIGNATION: Industrial Park ZONING MAP DESIGNATION: I-P • ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: None sq. ft.Average Min. lot width: 50 ft. Max. building height: 45 ft. MAXIMUM SITE COVERAGE: 75 %. Minimum landscaped or natural vegetation area: 25 %. Setbacks: Front: 35 ft. Side:Q ft. Rear: 0 ft. Street side: 20 ft. Garage: N A ft. ® NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically 11 e concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses:.2 existing Minimum access width: 30 ft. Minimum pavement width: 24 ft. All driveways and parking areas,except for some fleet storage parking areas,must be paved. ® STREET TREES (Refer to Code Chapters 18.745) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SHE DEVELOPMENT REVIE\V (TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the number is a fraction,round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of tfie Urban Forestry Manual. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees malt be obtained from the Planning Division. ® CLEANWATER SERVICES (CWS) Service Provider Letter PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type III);Downtown Design Review (Type II and III);Minor Land Partition (Type II); Planned Development (Type III); Sensitive Lands Review (Type II and III);Site Development Review (Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. Percentage of mature canopy cover required: 40°!% for the overall development site and 15% for any lot or tract [Refer to Appendix 2-6 in Urban Forest9t Manualfor a list of trees with mature canopy cover areas) An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry, Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. 2 I Page M Z PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area. Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE 1\L\IN'I'AINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. ® FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PIAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. • Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. ® BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 FEET measured along the right-of-way center line except where street location is precluded by natural topography,wetlands or other bodies of water or,pre-existing development. When block lengths greater than 330 feet are permitted,pedestrian/bikeways shall be provided through the block. 3 Pae CODE CHAPTERS ❑ 18.330(Conditional Use) 0 18.620(Tigard Triangle Design ❑ 18.760(Nonconforming Situations) Standards) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional ® 18.765(Off-Street Parking/Loading Center) Requirements) O 18.350(Planned Development) 0 18.640(Durham Quarry Design ❑ 18.775(Sensitive Lands Review) Standards) ❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) 0 18.780(Signs) ❑ 18.370(Variances/Adjustments) 0 18.710(Accessory Residential Units) 0 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) ® 18.715(Density Computations) ® 18.790(Urban Forestry Plan) ❑ 18.385(Miscellaneous Permits) 0 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas) ® 18.390(Decision Making ❑ 18.725(Environmental Performance 0 18.798(Wireless Communication Procedures/Impact Study) Standards) Facilities) O 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development ® 18.810(Street&Utility Improvement Standards) Standards) ® 18.420(Land Partitions) ❑ 18.740(Historic Overlay) O 18.430(Subdivisions) 0 18.742(Home Occupation Permits) ❑ 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) O 18.520(Commercial Zoning Districts) 0 18.750(Manufactured/Mobil Home Regulations) ® 18.530(Industrial Zoning Districts) 0 18.755(Mixed Solid Waste/Recycling Storage) ADDITIONAL CONCERNS OR COMMENTS: Provide a narrative that states facts to show how the criteria are met. Reference to the plan does not meet the criterion. Narratives that do not provide facts are considered incomplete and will prolong the review process. Three copies of all materials are required for the original submittal. The initial completeness review can be up to 30 days. Additional completeness reviews may be necessary. Once an application is deemed complete. then the application review will begin. The review process takes approximately 4-6 weeks. The applicant must meet any conditions of approval prior to final plat approval. Street trees are required along the SW Durham and SW Upper Boones Ferry Road frontages per 18.745.040. Estimated number of trees is seventeen (17). Per 18.790.030 an urban forestry plan and report coordinated and approved by a landscape architect or a person that is both a certified arborist and tree risk assessor unless the applicant can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting trees in open soil volumes. Specific requirements for the canopy cover, soil volumes, and the urban forestry plan/report are found in Section 10 of the Urban Forestry Manual (http://www.tigard-or.gov/community/trees/docs/urban forestry manual). The standard percentage of effective tree canopy cover for the overall development site shall be at least 330/0 (estimated 48.840 square feet of canopy) Estimated fees: 2 lot Minor Land Partition: S 3.854.00 Final Plat Review: S 1.076.00 Other possible fees: Street Tree Fee in Lieu (if all trees are not planted) Urban Forestry Canopy Fee in Lieu (if minimum canopy cannot be met) Tree Inventory Fee Tree Establishment Bond (2 years) 4 e • PROCEDURE Administrative Staff Review. Q Public hearing before the Land Use Hearings Officer. D Public hearing before the Planning Commission. �] Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS • All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The cashier closes at 4:30 • The application must include the completed Land Use Permit Application Checklist. • Maps submitted with an application shall be folded in advance to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. • The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staffwillnotify the applicant if additional information or additional copies of the submitted materials are required. • The administrative decision will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. A basic flow chart which illustrates the review process is available from the Planning Division upon request. • This pre-application conference and the notes of the .conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS • Plans for building and other related permits will not be accepted for review until a land use approval has been issued and the Public Facility Improvement permit has been submitted. • Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. • These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code,issues that would prevent the structure from being constructed, as proposed. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide Information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). 5 I Page S. PREPARED BY: Cheryl Caines CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-718-2437 EMAIL: chervlc@tigard-or.gov 6 1 P -:. c e PRE-APPLICATION CONFERENCE NOTES ' ; > DEVELOPMENT ENGINEERING < TIGARD plflMmaitkora Community'Development Sof Otte COINSIWItity PUBLIC FACILITIES Tax M*gsk nuns The Clink Tex teas): N® Ise 1wle: These notes have been prepared based on the information submitted by the applicant showing a proposed partition of the existing indoor climbing gym parcel on the northern corner of the intersection of Upper Boones Ferry Rd with Durham Rd. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a prosection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Development of the lot will require an evaluation of the capacity of the intersection of Fanno Creek Ln Right-of-wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® Upper Boones Ferry Rd to a half-width of 64 feet from centerline ❑ Durham Rd to a half-width of 52 feet from centerline upon future development Existing improvements will be allowed to remain in resulting rights-of-way. Street improvements: (Subiect to rough proportionality) ❑ Partial street improvements and/or future street improvement agreements (where allowed) will be necessary along to include: ❑ feet of pavement from face of curb to centerline ❑ concrete curb ❑ :foot planter exclusive of curb ❑ storm sewers and other underground utilities Cm Si TNMRM M tlw Csolersoce Notes Paps 1 et S I.wlu■nt E )roof)■. ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Pavement tapers Future development of the lot will require improvements along the UBFRd frontage. 18.705 Access and Egress Provide access to Durham through an easement across the adjacent lot. An evaluation of the conflict at Fanno Creek Pl. with queues along UBFRd will be required for future development. 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. This appears to not be applicable Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) This appears to not be applicable (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines along the property frontage of Durham Rd that may be required to be relocated underground, and across the street on Upper Boones Ferry Rd, for.which the fee-in-lieu will be necessary. All new utilities will need to be constructed underground. Sanitary Sewers: The proposed development must be connected to a public sanitary sewer. It appears that sewer lines run along the adjacent streets. The developer will need to verify adequacy for the proposed use and pay the appropriate connection fees. Contact the Utility Billing staff for connection fees. CM'OF TM ORO M tIN CONarence Situ rap 2 N 5 IwNmisol fulNiiu Water Supply: • The City of Tigard Public Works Department provides public water service in this area. Coordinate with the John Goodrich at 503-718-2609 for information regarding adequate water supply and appropriate connection requirements for the proposed development. Contact the Utility Billing staff for connection fees. Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm water detention is required for any increase in impervious area. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. • Storm drainage must connect to a public system of adequate capacity or discharge to a suitable outfall location meeting appropriate standards (such as CWS). Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in- lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility for any new impervious area. ❑ Payment of the fee in-lieu. Water quality treatment is required unless the applicant can demonstrate that the proposed site will have less impervious area than it currently does. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality CITY OF TISMI Pre.ipellsolise CiMirstcs Note: tiN i of 5 Bovelmint Emilsoulm facilities also must be reviewed and approved by the city. Review and comply with provisions of • Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. TRANSPORTATION DEVELOPMENT TAX In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be.deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single-family home. Pay TDT as required. PERMITS Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PR Permit is required,the applicant must obtain that permit prier to release of any permits from the Building Division Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY 6F MAU Pr.-ASpIkMNn CMtsrac.INta hM 4 N 5 ..Y.l.i.fc dN.«rhl Site Improvement Permit (SIT). This permit is generally issued for all new commercial, • industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy.of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such' as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. PREPARED BY: Greg Berry 2/5/15 DEVELOPMENT ENGINEER DATE Phone: 1503)118-2468 E-mail: greg@dgard-or.gov Revised: March 2012 Cm$F TIGARD he ed CuNeenace Maes Pass 5 SI 5 level Bellusrlai iu ..,...{- CleanWat r\ Services ,,,r",",,,,,,,, i, ,i,,. CWS File Number Sensitive Area Pre-Screening 15-002049 Site Assessment Jurisdiction: TIGARD Property Information: (example 1S234AB01400) Owner Information: Taxlot ID(s): 2-51(3 0,9'100 Name: MIN COWMAN 2S113AB00700 Company: 1 (4C 12CL41r, (iv(.• 16255 SW UPPER BOONES PLACE Address: ,4050 G 4k1 MAC D/\1v1 mg. Site Address. Porn—AND /OK 97239 --IL1 v1OR 97723 Phone/Fax:�3 ciir(o.,roD20 / Nearest Cross Street: b111ZN1 E-mail: Development Activity: Check all that apply Applicant Information: Addition to Single Family Residence (rooms, deck, garage) 0 Name: 5T -I E N L EI 1 - Lot Line Adjustment El Minor Land Partition la Company: E12p YL- A'i 4AYTi• T,Lt.-(.." Residential Condominium ❑ Commercial Condominium ❑ Address: 9340 5W •(3u.C4 Be)% I4ILI. KDAiP Residential Subdivision El Commercial Subdivision ❑ J edliAUVVIU.0� of?/7A Single Lot Commercial CI Multi Lot Commercial 17-] Phone/Fax: 603 459 77.3/ / Other E-mail: e/9er-ber (0 le,+-berarlr 1•t:?f71 Will the project involve any off-site work: YES n NO yi Unknown n Location and description of off-site work: Additional comments or information that may be needed to understand your project: at/ P'lkit# MOP-p n-0AI This application does NOT replace the need for Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project siteat-easonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with th rmation contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name SNE,.... J.COME K PrinVType Title: C ITECT Signature: `— Ili 4 Date: 64/ /I'ZI 6 Sr FOR DISTRICT USE ONLY n Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. n Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, State,and federal law. XBased on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pm-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state,and federal law. n This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewed By: Date: 6/26/15 2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Phone: (503)661-5100•Fax: (503)681-4439•www.cleanwaterservices.org Revised:May 6,2007 \ • #4, . / / �,. \ :///// ///f // •. Op //' / / / ,, / \ `�\ / //// / / / / / • /. / \ •�\ ,• ,� /i / 4 i / /./ \ \< // ��/ PROPOSED � G • ��/q \ `N. i// / PARCEL III \ \��L0 / •/ / �\^ v/ p'. (57,212 SQ.FT. = 1.3 ACRE) \ \i / i/ / \ \ THE SETBACK FROM GYM / BUILDING TO ALLOW FOR FUTURE / / / , \ RIVEWAY AND ALLOW FOR STORM THE / / /7 SEWER DOWNSPOUTS ANDOCA CH THE APPROVED TURNING RADIU`. / BASINS FOR EMERGENCY VEHICLES / / / , \ ---_ 28' INSIDE/48'OUTSIDE / i PER TVF&R AT(E)COMPACTED / \ r / I_�C//�,�K PROPER PORTION E LOT. WHEN • / i REVISED �Jr // / PROPERTY GETS DEVELOPED TI-11 \ TURN AROUND REQUIREMENT VAI / / PARCEL I \ \ \ BE SATISFIED BY DRIVE AISLE A / . / /� \ SETBACK FROM GYM BUILDING. / / GYM \f I 1 I �(/ (92,000 SQ.FT. = 2ACRES) I \ I / ./. e 4P 4 r" , \ / / ,7 , a. ; / � gee /• \ / / ••-••.. / / //' .// ''.;, ie .4, (STING / r / ,.�,'�., '11°,0P PARCEL 4/ / '/� / / `''' ii, litiptitt GYM �,, /G� \\,`,\ (143,0"00 SQ.FT. = A 'E "/ /.1 / --,,,,.. , ..... .. ---. \.\ \ /„.. ,,/' ;///. . /../ ........*...-.... • \ •,1,./ . ..r‘ / ///r/ /. ''' ''\ 'if ••••••--\\• > /// • / :'x•11 i , ..._...., • ife• ''...,,/ ,.:, ‘ 4 ./ • --. •11, x • -4... 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GRAVEL / i.� REMOVE SECTION LOT OF(E)FENCE DIRECTLY / ACROSS FROM (E)\ // /� SITE PRIMARILY FLAT SIDEWALK / • �• WITH SLIGHT CONSISTENT TURNING RADIUS FOR r/i SLOPE TO SOUTHWEST/ EMERGENCY VEHICLES / WEST, TYPICAL , 8' INSIDE/48'OUTSIDE / / / _•C////>C PERREL PRAT(E) COMPACTED PROPOSED � GRAVEL PORTION OF LOT. SMOC r�/ / / \ \ TRANSITION FROM (E) PAVING BOULDERING / / REUSE(E) PIPE GYM / \ \ '�,' BOLLARDS FROM (N19'000 SQ.FT.) 1 I 1 I DRIVEWAYO CREEK COVERED \ I I / \ ENTRY \ / / / ',, rss ,.. .. S \ (a6,000 SQ.FT.) S \ / / i' / ,i e�Q E)PERVIOUS 1111� // /�,''/ S /(]) 12• GRASS AREA ® _ �/ , / S / / WATER MAIN FROM ® i S ../[-...„:"...�/ + METER UPGRADED TO '• 11111 +"/ �/' / / �Q •• a°W 1-1/2.O.D FROM (E /i / �\/ +1 w METER(SUFFICIENT) C / 0 �� / . s ,�� / TO BUILDING //i046 ICIT • �/\ I / ,)BLDG SANITARY( S ` •// / //; C C % SEWER LINE, CLE,/M 0 S . • " / .// ` C $ OUT,&TRENC TO • / i1 .•,. -C C \\. \ XISTING SAM' //i C ,/ (22) \(N) LYNCH CAT WAN R 0-W(SEE (19 S S 4V X /,/ C BASIN�O E)STORM- \ \ /AO ) S / / \"-� C C ATER DRAINAQE PIP \ \ O 0 S /i .1111.0.1111:1.." / \\ ....\,........ �\�,\` / -SEE 4/A0.3 FOR \ / �� S / / STEEL G, �` �� \ C C D TAI k REQ D S • / ///' / / REMAIN \\\ \\ S/,' .:� C C V TIONS ®• �'�\ S S //i' / / ./ •'\ ‹\'Y(10 `, S S V S\ , ' ,' / / �y S \ S // /// / (N) LANDSCAPING STR V�� .A no' • ••:1' S -:::. :.::{. / WHERE CONCRETE APF \;s\ \ - �� '••'••'••'�..••.-.-., iQ . // HAS BEEN REMOVED. 4 \• 4".6%a4 i ,� �j / •RBORVITAE HEDGE T1 . / PLANTED/CONTINUED V� 010 /. // / (28 SOFT OF PERVIOU ��, ®� / / ON SITE) \'\ Z ;' 1 �'� / 7 iiI // I \ , S ./ I X41 / //� ./ / \' E)FIRE // // z/ // / A HYDRANT / (1111 STEPHEN GERBER ARCHITECT THE CIRCUIT, INC. — MINOR LAND PARTITION APPLICATION #2 11/1/2016 Statement/ Project Narrative: The Circuit is reapplying for a Minor Land Partition Application. A previous MLP application was submitted mid-2015. It and several subsequent revisions were reviewed and commented on via phone conversations, e-mails and Findings/Conditions. The final submittal revision was ruled upon in an amended final findings and conditions letter, MLP2015-00006 dated 8-30-2016. Upon further consideration of the parcel 2 layout, we came up with what we think is a better configuration that will allow for more site plan design flexibility in the future development and create a larger parcel 2. A site plan sketch was generated and e-mailed to the City of Tigard for internal review with a question of whether to submit it as a revision to the existing application or start a new one sometime late summer. After a phone conversation between the Circuit owner, Andy Coleman, and the City Planner, Cheryl Gaines, it was determined to submit a new, separate Minor Land Partition Application. The Circuit has three gyms open, one in Johns Landing (est. 2005), another in NE Portland (est. 2010), and the most recent in City of Tigard (est. 2014). The Tigard site is the first site developed where land and structures are owned by the Circuit, LLC. It is located at the intersection of Durham Road and UBFR and after the completion of the bouldering gym development, they ended up with extra property in way of a gravel lot to the North. Now that the gym is up, running, and established the Circuit has reevaluated their plans for the extra acreage. The Circuit proposed creating a separate tax lot adjacent to their climbing gym in the previous MLP application. The parcel 2 property line configuration in the original application was based on a brew pub development proposed to the Circuit, in which they would maintain ownership of the proposed parcel 2 property. The property line configuration was determined and based this prospective business owner and hopes of it addressing items brought up during the 2013-2014 gym development and in turn expedite a reasonable cost effective MLP approval before submitting for various building permits. Unfortunately prior to approval and presenting findings, the prospective brew pub client moved on to another option. Now the Circuit owner is reevaluating how best to proceed with the extra property while also considering the MLP #1 Findings and Conditions and current market conditions. The Circuit is now proposing in the MLP #2 application to subdivide their 3.3 acres into two parcels consisting of the 1.59 acres in which the bouldering gym sits and a second parcel consisting of 1.83 acres. Parcel 2 will still have the flexibility to tie into the existing drive aisle and pass thru lanes on Parcel 1 created during the gym development approved and constructed in 2013-2014. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 971 28 PHONE: 503.459.7737 E-MAIL: BGERBER@GERBERARCH.COM STEPHEN GERBER ARCHITECT Please note: The original gym development was required by the City of Tigard to abandon & remove the access on UBFR, the Durham Road access was limited to a Right-in, Right-out only, and pedestrian access was improved to and through the site along the West property line paralleling the railroad right of way and along the unimproved Upper Boones Ferry Road right-of-way. We would ask that with these concessions from the original Circuit development and those that have come out of coordination and cooperation during the MLP#1 Application (for example: hiring a Landscape Architect in order to address the full landscaping and tree canopy calculations and generated drawings for Parcel- 1), the reviewing body see the second proposed parcel 2 layout as acceptable. It provides adequate and open space to maintain site design flexibility required to address the site circulation during the approved Parcel-2 development, which is yet to be determined, and provides site upgrades for Parcel-1 bringing it into zoning code compliance. It is our intention for this second application to be similar to the first, MLP2015- 00006, and we hope you will find it satisfactory. Thank you for your time and consideration. Please let me know if you have any questions, comments, or require additional information for your review and understanding of our application. Supplemental drawings have been included with the application to clarity and add to the narrative. 9340 SW YOUNGBERG HILL RO. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM • STEPHEN GERBER ARCHITECT The Circuit Minor Land Partition Application - Impact Study The Parcel 1 Circuit Bouldering Gym impacts were addressed during the development and repurposing of an existing building, parking lot, and pervious surface in the form of the 2013 Minor Modification (MMD 2013-00040) and 2013 Parking adjustment. Traffic impact for the gym was addressed during the original Circuit zoning applications. The bouldering gym use did not increase impacts on the road system and actually improved the impact on the UBFR and Durham Road intersection.The Circuit did abandon and replace the driveway apron and gate along UBFR and created pass thru lanes along the west property line to existing Fanno Creek Place in order to alleviate congestion to and from The Circuit site. This pass thru lane serves the users of the property to the North, alleviating congestion at the busy intersection. The Circuit is also proposing in the site division/ lot creation to maintain a 50' strip along the West property line and a 30' strip along the North elevation of the gym to ensure access and egress to and from the existing and proposed parcel to relieve congestion at the UBFR/DR intersection. During the gym development, most of the existing hardscaped and landscaped areas were utilized as noted on the existing site plan.The Circuit is proposing to replace more of the impervious surface with pervious landscaped areas, and it will improve the tree canopy by introducing street trees along DR and UBFR.The proposed parcel #2 is not being modified at this time due unknown property owner and development type. During the gym development, the existing building downspouts and lot catch basins were utilized for the repurposed lot and building.The catch basins and downspouts backed up into the lower lying areas of the existing lot.The water would eventually make its way to an existing open pipe connected to the existing storm main paralleling Durham road. Under the 2014 PFI permit, a Lynch style catch basin was sized and installed to accommodate the storm water that the on-site dry well system was not able to handle. Parcel 1 has direct access to a storm sewer branch installed during the North property development along the West property line, tying it into the Durham Road storm sewer main. An easement can be created and maintained by The Circuit to allow for future design / construction of the storm sewer systems as noted on sheet A7. The Electrical Service was addressed under 2013-2014 permits for the bouldering gym parcel 1.The proposed parcel 2 is configured so future electrical service can be brought on site from the existing power supply around the site and buried on-site within the network of drive aisles. 9340 SW YOUNGBERG HILL RD. MCMINNVILLE, OREGON 9712E1 PHONE: 503.459.7737 E-MAIL: SGERBER@GERBERARCH.COM I STEPHEN GERBER ARCHITECT The Water Service was addressed under 2013-2014 permits for parcel 1.The proposed parcel 2 is configured so future water service can be brought on site by existing water mains around the site and buried on-site within the network of drive aisles. Sanitary sewer service from parcel 1 was improved under 2014 building permit. An existing septic tank and drain field were abandoned, decommissioned and disconnected with a new sewer line connection from the gym toilet rooms to the sewer main within UBFR.The proposed parcel 2 is configured so future sewer service can be brought on site and connected to the same sewer main within UBFR. 9340 SW YOUNGBERG HILL RO. MCMINNVILLE, OREGON 97128 PHONE: 503.459.7737 E-MAIL: BGERBER@GERBERARCH.COM