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Hearings Officer Packet - 09/11/20009 0 CITY OF TIGARD HEARINGS OFF CER SEPTEMBER 11, 2000 - 7:00 PM AGENDA I . CALL TO ORDER 2. PUBLIC HEARING 2.1 APPEAL OF PEIRCE OFFICE SITE DEVELOPMENT REVIEW (SDR) 2000-00010 CITY OF TIGARD Community Development Shaping,a Better Community ITEM ON APPEAL: On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 9, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels dedication cannot be justified without compensation. LOCATION: 12560 SW 70' Avenue; WCTM 2S 101 AA, Tax Lots 9600 and 9101. ZONE: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. 3. OTHER BUSINESS 4. ADJOURNMENT CITY OF TIGARD HEARING'S OFFICER PAGE 2 OF 2 9/11/2000 PUBLIC HEARING AGENDA 0 0 CITY OF TIGARD HEARING'S OFFICER SEPTEMBER 1 1, 2000 - 7:00 PM TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 ffl,o~' Anyone wishing to speak on an agenda item must sign-in on the appropriate sign-in sheets. PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call (503) 639-4171, Ext 320 (voice) or (503) 684-2112 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. (OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARING'S OFFICER PAGE I OF 2 9/11/2000 PUBLIC HEARING AGENDA • 0 COMMUNITY NEWSPAPERS, INC. P.O. BOX 370 PHONE (503) 684-0360 BEAVERTON, OREGON 97075 Legal Notice Advertising *City of Tigard • ❑ Tearsheet Notice 131-25 SW Hall Blvd. •Tigard,Oregon 97223 • ❑ Duplicate Affidavit Accounts Payable AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss. 1 ?{~thv Snyder_ being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of theTli_q rrl-ml ualata n Times a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti card in the aforesaid county and state; that the -public Hear-ina/SDR2000-00010 a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for =F. successive and Legal Notice TT 971-4 consecutive in the following issues: _ OFFICIAL SEAL Auau st 24.2000 SUZETTE I. CURRAN NOTARY PUBLIC-OREGON COMMISSION NO. 329400 ( MY COMMISSION EXPIRES NOV. 28, 2003 Subscribed and sworn to before me this y nf Auaust , 2 0 0 0 Notary Public for Oregon My Commission Expires: y~~~Q3 AFFIDAVIT CITY OF TIGARD PUBLIC HEARING ITEM The following will be considered by the Tigard Hearings Officer on Monday, September 11, 2000, at 7 P.M., at the Tigard Civic Center - Town Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Both public, oral and written testimony is invited. The public hearing on 1 this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code, and the rules of procedures adopted by the Hearings Officer. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing, accompanied by statements or evidence sufficient to allow the hearings authority and all the parties to respond on the request, precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal to the Land Use Board of Appeals based on that criterion. Further information may be obtained from the Planning Division (staff contact: Julia Hajduk) at 13125 SW Hall Boulevard, Tigard, Oregon 97223, or by calling 639-4171. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. PUBLIC HEARING ITEM: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 > APPEAL OF PEIRCE OFFICE < ITEM ON APPEAL: On July 28, 2000, the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure ! (also a converted residence) onto the site. On August 9, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels ' the amount estimated for the dedication was undervalued and that thel dedication cannot be justified without compensation. LOCATION: 12560 SW 70th Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 217 and I-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW 1 CRITERIA BEING APPEALED: No specific code sections arespecified in the appeal, however, portions of Chapters 18.620 and 18.810--- address the dedication requirement and Chapter 18.390 requires the impact study. - Li -_l- 1 0 F-i 1 EUX gST ' II . I i I i I . r.....•1/ I FRMKL I .BEYELANf~ - I h 60WLAGA it ST I I I.. I ~ I i i I I F 1, $T I '1 SUUIECT TAX LOTS 1 1 I' iAMPTON g, J HIGHWAY 217 t\ TT9714 - Publish August 24, 2000. Dbpending on the numbe* people wishing to testify, the Tiord Hearing's Officer may limit the amount of time each person has to speak. We ask you to limit your oral comments to 3 - 5 minutes. The Hearing's Officer may further limit time if necessary. Written comments are always appreciated by the Hearing's Officer to supplement oral testimony. AGENDA ITEM NO.:2.1 DATE: SEPTEMBER 11, 2000 FILE NAME: APPEAL OF PEIRCE OFFICE CASE NO.: SITE DEVELOPMENT REVIEW (SDR) 2000-00010 APPLICANT: Steve Peirce OWNER: Same 12560 SW 10th Avenue Tigard, OR 91223 ITEM ON APPEAL: On July 28, 2000 the Director issued a decision to approve a request for Site Development Review approval to convert an existing residence to office and move an additional commercial structure (also a converted residence) onto the site. On August 9, 2000, the applicant filed an appeal of the traffic impact fee estimated within the decision and the requirement to dedicate right-of-way. The applicant feels. dedication cannot be justified without compensation. LOCATION: 12560 SW 10th Avenue; WCTM 2S 10 I AA, Tax Lots 09600 and 09101. TONING DESIGNATION: Mixed Use Employment (MUE). The Mixed Use Employment zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy 99), Highway 211 and 1-5. This zoning district permits a wide range of uses including multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. REVIEW CRITERIA BEING APPEALED: No specific code sections are specified in the appeal, however, portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. PLEASE SIGN IN TO TESTIFY ON THE ATTACHED SHEETS FOR THE AGENDA ITEM INDICATED DIRECTLY ABOVE. A(~;NDA ITEM NO. 2.1 (PAGE of tTE: SEPTEMBER 11. 2000 CA PLEASE PRINT YOUR NAME AND ADDRESS AND INCLUDE YOUR ZIP CODE Proponent - (Speaking in Favor) Name, Address, Zip Code and Phone No. Opponent - (Speaking Against) Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. r Name, Address, Zip Code and Phone No. r Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. r Name, Address, Zip Code and Phone No. r Name, Address, Zip Code and Phone No. r Name, Address, Zip Code and Phone No. r Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. 0 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal of conditions of approval of a ) FINAL ORDER Director's decision approving an application for site ) development review for a proposed office development ) SDR 2000-00010 at 12560 SW 70th Avenue in the City of Tigard ) (Peirce) A. SUMMARY 1. On July 28, 2000, the Director issued a decision conditionally approving site development review for a proposed office complex at 12560 SW 70th Avenue, WCTM 2S 101 AA, Tax lots 09600 and 09101 (the "site"). 2. On August 8, 2000 the applicant filed an appeal of the Director's decision. The written appeal disputes the discussion regarding a Traffic Impact Fee ("TIF") required by Washington County and disputes condition of approval 14, which provides in relevant part as follows: Additional right of way shall be dedicated to the Public along the frontage of SW 70th Avenue to increase the right of way to increase the right of way to 30 feet from the centerline... a. Regarding the TIF discussion, the applicant argued it was unintelligible, and the fee was excessive. b. Regarding condition of approval 14, the applicant argued the City erred in calculating the value of the right of way at three dollars a square foot; the land is worth more. 3. A City Hearings Officer conducted a duly noticed public hearing to consider the appeal. City staff recommended the appeal be granted in part by modifying condition of approval 14. The applicant accepted the recommendation of City staff at the hearing and waived his right to hold open the record after the hearing. No one else participated in this appeal. Based on the findings and conclusions contained herein and considering the testimony and evidence in the public record, the hearings officer denies the appeal, in part, and grants the appeal, in part, and affirms the Director's decision with modifications to conditions of approval 14 as provided herein. B. HEARING AND RECORD 1. Hearings Officer Lang Epstein (the "hearings officer") received testimony at the public hearing about this application on September 11, 2000. All exhibits and records of testimony are filed with the Tigard Department of Community Development. The hearings officer announced at the beginning of the hearing the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights, the manner in which the hearing will be conducted, and the applicable approval standards. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. 2. At the hearing, City planner Julie Hajduk summarized the nature of the appeal and recommended the hearings officer amend condition of approval 14 as provided in the staff's report dated August 31, 2000. a. She noted the discussion of the TIF is simply that: discussion. The TIF is required to be paid by County ordinance at the time a building permit is issued for the development. The City has no jurisdiction over the TIF applicability, amount or process. b. Regarding conditions of approval 14, she agreed with the applicant that the City erred in calculating the value of the property at three dollars per square foot She explained that is the value of residential land. However, because the subject property is zoned MUE (Mixed Use Employment), the value of the land should have been calculated at roughly twelver dollars per square foot. If the correct value is used, the unmitigated impact of the proposed development is significantly less than the value of the right of way to be dedicated. Therefore, under Dolan v City of Tigard, the City cannot require the dedication. She recommended the hearings officer modify condition of approval 14 to require the applicant to file a restrictive covenant over the 30-foot strip of land in question to prevent structure or improvements in that area from increasing the cost to the public to purchase that land for road purposes. 3. Mr. Peirce testified on his own behalf. He concurred with the recommendation of Ms. Hajduk, and agreed to file the restrictive convenant He waived his right to hold open the record after the hearing. C. DISCUSSION 1. City staff recommended the hearings officer affirm the planning director's decision but modify condition of approval 14 to require the applicant to file a restrictive covenant to prevent substantial development of the land that is needed for right of way purposes. See the August 31, 2000 memo from Ms. Hajduk and Brian Rager to the hearings officer. The hearings officer finds that the director's decision and the August 31 memo accurately identify the applicable standards and contain sufficient findings supported by substantial evidence to affirm the decision, provided it is modified accordingly. Therefore the hearings officer adopts those findings as his own, except to the extent expressly provided otherwise herein. 2. The hearings officer finds that condition of approval 14 should be modified to require the applicant to file a covenant over the area needed for right of way purposes so that the value of that area is not artificially inflated or otherwise increased to frustrate acquisition of that area for right of way and road purposes. The applicant accepted such a modification at the hearing in this matter. 3. The hearings officer finds that the discussion of the TIF in the director's decision is just that: discussion. It is not reflected in conditions of approval and has no binding effect on Washington County in its administration of the TIF regulations. The applicant will have a right to appeal the TIF to the Washington County Hearings Officer if the applicant believes the TIF is excessive. Nothing in the City decision affects his ability_ to do so. There are no other disputed issues in this matter. D. CONCLUSIONS Based on the findings adopted and incorporated herein, the hearings officer concludes that the appeal should be denied in part and granted in part. The appeal should be denied with regard to the discussion of the TIF fees and should be granted with regard to condition of approval 14. Condition of approval 14 should be modified consistent with the Auvgust 31, 2000 memo from Ms. Hajduk and Mr. Rager. Hearings OricerFinal Order Appeal of SDR 2000-00010 (Peirce) Page 2 • • E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby grants, in part, and denies, in part, the appeal of the Director's decision in the matter of SDR 2000-00010 (Peirce) and affirms that decision with the following amendments: Condition of approval 14 is hereby amended to read as follows: 14. Before approval of building or development permits for the subject property, the applicant shall file in the office of the Washington County Recorder a restrictive covenant running with the land that prohibits permanent structures or improvements within the southerly thirty feet of the subject property (i.e., the northern thirty feet of the former right of way of SW 70th Avenue). DATED this 22nd day oLSentember, 2000. Larry Epste' , City of Tig H gs Officer Hearings Officer Final Order Appeal of SDR 2000-00010 (Peirce) Page 3 AGENDA ITEM NO. a1 , City of Tigard Community (Development Shaping A Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503) 639-4171 Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer FROM: Julia Hajduk, Associate Planner #0 Brian Rager, Development Review Engineer DATE: August 31, 2000 SUBJECT: Appeal of condition in Director's Decision requiring dedication of property. Case file No.: SDR2000-00010. BACKGROUND: On July 28, 2000, the Director issued a decision to approve, subject to conditions, a request Site Development Review to change the use of a parcel from residential to office and to add an additional structure to the site for office purposes. On August 8, 2000, the applicant filed an appeal stating that the section discussing the traffic impact fee was not understandable and the traffic impact fee being charged was excessive. The applicant also feels as though the value of the land being required to be dedicated is more than the estimated $3.00 per square foot. The applicant states that he is appealing both of these issues "and others that may come to my attention in the future". The applicant did not specify any specific code sections being appealed. Portions of Chapters 18.620 and 18.810 address the dedication requirement and Chapter 18.390 requires the impact study. Staff will address the two issues being appealed below. The appeal is limited to the issues raised, therefore, the applicant may not raise additional issues at a later date. Staff has advised the applicant of this limit on appeals. TIF The TIF estimate provided is for information only. The impact analysis utilizes the estimated TIF in order to justify improvements. The actual TIF is estimated at time of building permit submittal in accordance with the Countywide TIF Ordinance and may be appealed at that time to the Washington County Hearings Officer. APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 1 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer 0 0 Estimated Value of Land When Staff had initially estimated the value of the area to be dedicated as right-of-way (ROW), the value of $3.00 per square foot was believed to be the appropriate amount. However, upon further discovery, that figure is appropriate for residential properties only. More recent Capital Improvement Projects (CIP) in commercial zones reflect that commercial land purchased for new ROW is usually assessed at $12.00 per square foot. This changes Staffs opinion significantly. Based on the new figure, the applicant's unmitigated impact is significantly less than the value of the land to be dedicated. Therefore, Staffs opinion is that dedication can not be justified. In-lieu of dedication, Staff recommends the applicant be required to record a restrictive covenant over the 30-foot strip of land that will eventually be needed for ROW. This will prevent any permanent structures or improvements from being placed in that area and will enable the City to purchase this land in the future when the roadway is improved. Staff Recommendation Staff recommends the applicant not be required to dedicate the ROW for SW 70th Avenue at this time, but instead be required to record a restrictive covenant over the 30-foot strip of land to prevent permanent structures or improvements from being located in that area. EXHIBITS: Exhibit "A" - Copy of the Director's Decision Exhibit "B" - Appeal Form and Related Material I:\curpln\Julia\SDR\Pierce office appeal.doc APPEAL OF SDR2000-00010/PEIRCE OFFICE PAGE 2 OF 2 9/11/2000 Public Hearing Memo To The Hearings Officer SECTION I. APPLICATION SUMMARY FILE NAME: PEIRCE OFFICE CASE NO.: Site Development Review (SDR) SDR2000-00010 PROPOSAL:--- The applicant is requesting site development " approval to convert an existing residence to office and move an _ additional commercial structure onto the site. The structure to be moved onto the site is also . a converted residence. APPLICANT/ OWNER: LOCATION: Steve Peirce 12560 SW 70t' Tigard, OR 97223 APPLICANT'S Craig Johnson REP.: 16521 SE Gordon Street Milwaukie, OR 97267 12560 SW 70`h Avenue; WCTM 2S101AA, Tax Lots 09600 and 09101. ZONE: MUE; Mixed Use Employment. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 1 OF 22 CONDITIONS OF APPROVAL ;THE'FOLLOWING:ONDITIONS,SHALL $E SATISFIED "PRIOR TO THE ISSUANCE OF -SITE/BUILDING PERMITS: Submit evidence of complying witfi--the following conditions to the Planning Division. Staff contact: Julia Hajduk. Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented fo shine away from the public right-61-way and adjacent residential properties. 2. Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. 3. Submit details of the bicycle rack to be used. 4. Submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the_ required landscaping percentage is met, exclusive of the overhang. 5. If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard. spaces and 7.5 x 16.5 feet for compact spaces. 6. Submit a plan that shows weather protection will be provided at the building entrances. 7. Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. 8. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place, and field inspected by a member of the Planning Division prior to any site work or tree removal. 9. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. 10. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by fha Ri dlrfinri nivicinn nnri chni drl nniv inrrh aria choofc rolovanf fn ni ihlir, I VIVVV VIIV VIV IVIV YUIII lV improvements. Public improvement plans shall conform to City of Tigard ublic Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 2 OF 22 13. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of $30.00. 14. Additional right-of-way shall be dedicated to the Public along the frontage of SW 70t~' Avenue to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 15. The applicant's public improvement plans shall show that they will extend an 8-inch public sanitary sewer line easterly in SW Beveland Street, from the present terminus near SW 72nd Avenue, to SW 70"' Avenue, then south along the frontage of the site as shown on the preliminary plan. 16. If the applicant intends to form a sewer Reimbursement District, or a Neighborhood Sewer Extension Project, they shall do so prior to issuance of the site permit. 17. The applicant's public improvement plans shall show the proposed drainage ditch in the right-of-way of SW 70t~' Avenue. The applicant's ditch improvements shall extend southerly from the site to a point where the first outlet pipe enters the right-of-way area (as shown on the preliminary plan). 18. Prior to issuance of the site permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the commercial plans examiner. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING. INSPECTION.BEING PERFORMED OR OCCUPANCY: 19. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. This includes the proposed public sanitary sewer line extension in SW Beveland Street. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. Submit evidence of comflying with the following conditions to the Planning Division. Staff contact: Ju is Hajduk. 21. Install all improvements as per the final plans approved by the City of Tigard Planning Division. If any changes are necessary to any aspect ofthe site plans (landscaping, parking layout, etc.) approval must be obtained from the Planning Division even if the change is required) by another City Department. Failure of the applicant to obtain approval will delay inspections until formal approval can be granted and may result in significant site changes necessary to remedy the situation. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 3 OF 22 SECTION III. BACKGROUND INFORMATION Site History: When the application was submitted, there were 2 tax lots 09600 and 09101), however, since that time, the applicant has received a tax lot consolidation, therefore, the property is identified as being on WCTM 2S101AA tax lot 09600 only. Staff conducted a search of City records for the parcel. The only land use activity found for the subject parcel is a Type II Home Occupation approved in 1999 (HOP 1999-00107) for a counseling office. Vicinitv Information: The subject site is located on the south side of SW Beveland to the east of the vacation right-of-way for SW 70 Avenue. The site is bordered on all sides by property zoned Mixed Use Employment (MUE). The properties to the north, south and east are developed with existing commercial businesses. The property to the west is a residence with a legal pre-existing non-conforming business. Site Information and Proposal Des_criation: The site currently has an' existing residential structure that is operating as a Type II HOP. The adjacent 70th Avenue right-of-way was vacated in 1988, but is being required to be re-dedicated due to the new Tigard Triangle Design Standards and Development Code standards in-affect at this time. The proposal is to convert the existing residence to an office and locate an additional structure on the site which will serve as an office as well. The total square footsge for both structures will be 3,349 square feet. The propert is located at 12560 SW 70th Avenue; WCTM 2S111AA, Tax Lot 09600 and 09101. The applicant has submitted a service provider letter from USA indicating there are no sensitive land areas on the site. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Tigard Triangle Design Standards Street Connectivity Site Design Standards Building Design Standards Signs Landscaping and Screening B. Additional Applicable Development Code Standards 18.705 Access Egress andCirculation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs 18.790 Tree emoval) 18.795 Visual Clearance) C. Specific SDR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION V. APPLICABLE DEVELOPMENT CODE STANDARDS A. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important uiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required b the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 4 OF 22 f 0 ppublic facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement.projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in t is section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which _is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the followingg standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option:. a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; C. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The subject site has frontage on SW Beveland. The site also consists of a portion of the 70th Avenue right-of-way previously vacated. With the re-dedication of the right-of-way as will be required further in this decision, the Design option will be met because the property would be abutting 2 street right-of-ways and has no more than 200 feet along either frontage. FINDING: Because the proposal meets the design option with the dedication of SW 70th as discussed and required further in this decision, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 5 OF 22 Neither SW Beveland nor SW 70t' Avenue are classified as a ' Major or Minor Arterial, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. The existing building on the site is approximately 48 feet from the Beveland right-of-way and 25 feet 4 inches from the future 70th Avenue right-of-way. The building to be located on the site will be 2 feet 8 inches from Beveland and be set back 0 to.2 feet from SW 70 Avenue. Because the new building on the site will be 0 to 10 feet from both property lines fronting a right-of-way, this standard is met. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to tM minimum landscaping requirement per Section18.620.070. The landscape plan indicates that a combination of groundcover and shrubs will be located between the building and the public street. Landscaping and walkways will be discussed further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's plans show a 6-foot-wide sidewalk will be provided from the main entrance of each building to SW 70th Avenue and a temporary concrete walkway along the SW 70th Avenue right-of-way to SW Beveland. The temporary walkway is necessary because SW 70 is not proposed to be constructed at this time. Parking location and landscape design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. The proposed parking lot is to the side of Building "A" and to the rear of Building "B", therefore, this standard has been met. FINDING: Based on the analysis above, the Tigard Triangle Site Design Standards have been met. Buildina Desian Standards: All non=residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The round floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 6 OF 22 The existing building is not required to comply with this standard, however, the building to be located on the site must comply. The elevation {Mans show that the street facing elevation.will comply with this standard. The proposed building is only 8 feet from grade to the bottom of the roof, therefore, staff figured the area based on 3 feet to 8 feet instead of 9 feet. The square footage of the wall area between 3 feet and 8 feet is 235 square feet, therefore, there must be 117.5 square feet of window area. Based on staff's calculations, the north facing elevation of Building "B" fronting Beveland has only 104 square feet of window area. 1-n order to meet this standard, the applicant must submit a revised plan that shows at least 117.5 square feet of window area will be located on the street facing elevation between 3 and 8 feet above grade for Building "B". Building facades: Facades that face a public street shall extend no more than 50 feet without 'providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a pro~'ection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Neither the existing or proposed buildings extends more than 50 feet without a break in the face of the elevations. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. It is not clear from the plans if weather protection will be provided at the building entrances. The applicant will need to submit revised plans that clearly show that weather protection will be provided at the building frontages. Building materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building will be cedar lap and brick veneer. The existing and proposed building materials, therefore, meet this standard. Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building does not have a false front or false roof, therefore, this standard is satisfied. Roof-mounted equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. No roof mounted equipment is shown on the plans or anticipated due to the type of roof proposed. The narrative indicates that no roof mounted equipment is planned. FINDING: Based on the above analysis, all of the Tigard Triangle Building Design Standards have not been fully met, however, if the conditions below are met, the standards will be fully met. NOTICE OF TYPE If DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 7 OF 22 i CONDITIONS: • 1 Submit a plan that shows weather protection will be provided at the building entrances. Submit a revised plan that shows at least 117.5 square feet of window area 3-8 feet above grade along the street facing elevation. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum tteight limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the. sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The permitting of signs is done through a separate process administered by the City of Tigard Development Services Technicians. Full compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards F~ave been satisfied. Landscauinc~ and Screenina: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimurequirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at X/Z inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The proposal does not abut a major or minor arterial, therefore, the L-1 standards do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2'/z inch caliper, at a maximum spacing ofy28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 8 OF 22 i~ • Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with Landscaping and Screening standards and is discussed further in this decision. FINDING: Because the landscape standards of Section 18.745 are required in-lieu of the L-1 or L-2 landscape standards and because the landscape standards of Section 18.745 are discussed further in this decision, the landscaping and screening standards of the TTDS have been satisfied. B. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.7451 18.755, 18.765, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access. Earess and Circulation (18.7051: Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend- from the ground floor entrances or from the ground floor landing e 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; The plans submitted by the.a plicant indicate that a walkway will be provided from the building entrances to SW Beveland via a walkway in the SW 70`r' Street right-of-way. 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 6-inch vertical separation (curbed) or a minimum 3-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; The walkways will not cross the access drive or parking lot, therefore, this standard does not apply. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. 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. The plans indicated that the walkway will be paved with concrete, therefore, this standard is met. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development has 1 point of access into the parking lot that provides 24 feet of pavement. The access is over 30 feet wide at the site entrance. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 9 OF 22 FINDING: Based on the analysis above, the access and egress standards have been satisfied. Landscaoina and ScreeningJ18.745t Street Trees: - Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.C Section 18.745.040.C requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). There are existing street trees along SW Beveland that were installed as part of the LID recently constructed for Beveland and 69 . No additional street trees are required. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The property to the north, south and east are developed with commercial businesses. The property to the west is separated by the 70th Avenue right-of-way, therefore, no buffer is required. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the ndscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot will be screened from adjacent properties by Coral Beauty Cotoneaster which is expected to be a very dense shrub that will grow up to 24 inches. Because the intent is to screen the headlights, this height is sufficient. In addition, the applicant is proposing to install a row of Western Red Cedar along the southern property line and Douglas Fir along the eastern property line. The plan provides two trees within the parking lot in landscape islands which provides the required p1 tree for every seven parking spaces. 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; There is no outdoor equipment proposed other than the trash enclosure, which will be addressed further in this decision. This standard, therefore is satisfied.. - 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. The applicant's plans show the location of the trash enclosure which will house the trash cans to be brought out to the street by the employees. The enclosure will have a 4-foot screen which is sufficient to screen the trash cans that will serve the offices. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 10 OF 22 s, • FINDING: Based on the analysis above, the landscaping and screening standards have been fully met. Mixed Solid Waste and Recvclables Storaae (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review anti Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location.and compatibility. The applicant's narrative indicates that recycling materials will be stored inside and the trash will be kept in a 4'x6' enclosure area. In addition, the applicant has provided written sign-off from the waste hauler that the location of the proposed trash pick up will be accessible to their trucks. Location standards. To encourage its use, the storage area for source-separated redyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior stora a areas shall be located in central and visible locations on a site to enhance securi for users; Exterior storage.areas can be located in a parking area, if the propose use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed location is to the rear of Building "A", near the driveway. Screening will be discussed further in this decision. Design standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The trash enclosure will hold the trash cans only, the employees will be responsible for bringing the can to the curb side for pick-up, therefore, the gate opening requirements are not applicable. FINDING: Based on the analysis above, the waste hauler and recyclables storage standards have been met. Off-Street Parkina and Loading (18.765),: 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 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or NOTICE OF TYPE 11 DECISION SOR2000-00010 - PEIRCE OFFICE CENTER PAGE 11 OF 22 • 01 student parking except parking spaces designated for use by the ' disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements.in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The plans do not provide for or require more than 20 parking spaces, therefore, carpool/vanpool parking is not required. Disabled-accessible parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is providing 15 parking spaces, therefore, 1 van accessible (9 feet wide with an 8-foot aisle)) ADA handicap space is required. The applicant's plans show one van accessible ~4DA space will be provided, therefore, this standard is satisfied. Access Drives: With regard to access to public streets from off-street parking: 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; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 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; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 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. The driveway and parking will be asphalted in accordance with the requirements. The number and size of the access drives is regulated by the standards specified in Section 18.705.030 and has been discussed previously in this decision. Vision clearance will be addressed further in this decision. Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 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. Pedestrian access has been discussed previously in this decision and none is proposed through the parking lot. Parking Lot Striping: 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. all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces will be clearly marked. with striping. The interior drives are two-way and do not require additional markings. 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. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 12 OF 22 s The plans do not provide wheel stops where the parking is adjacent to the landscaping. Based on the space dimensions it is assumed that the applicant has intended to utilize the 3-foot overhang into the landscaping. The plans, however, do not clearly indicate that this is proposed and there is not information in the landscaping percentage without the overhang included. In order to meet this standard, the applicant must submit a revised plan that provides wheel stops where the parking is adjacent to landscaping or submit a plan that clearly shows the 3-foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate the standard parking spaces will be 10 feet by 15.5 feet. The access aisle will be 24 feet wide. The compact spaces will be 8 feet by 13.5 feet. As discussed above, it is assumed that the additional required dimension will be the permitted 3-foot overhang into the landscaping. A condition of approval must be imposed that requires the applicant to clarify this and show that the required dimensions will be met. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 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 sins shall be used to located the parking area; and 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. The plans indicate that a bicycle rack will be provided within 50 feet of the entrance to Building "A", however, the bike rack is greater than 50 feet from the entrance to building "B". A condition is necessary for the applicant to submit plans that shows the bicycle rack will be located within 50 feet of both building entrances in accordance with the siting standards for Section 18.765.050. Bicycle Parking Design Requirements: Section 18.765.050.0. The following design requirements apply to the installation of bicycle racks: 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; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; 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; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, Staff is unable to confirm that this standard is met. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 13 OF 22 • 9 Minimum Bicycle Parking Requirements: The total number of required bicycle pparking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Table 18.765.2 states that for Medical Office, .4 bicycle parking spaces are required for every 1,000 square feet of gross floor area, therefore, 2 bicycle parking spaces must be provided. The applicant's plan shows bicycle parking for 2 spaces will be provided, therefore this standard has been met. The location is discussed and conditioned previously in this decision. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for Medical Office Use is 3.9 spaces per 1000 square feet and the maximum is 4.9 sppaces per 1000 square feet. The applicant is, therefore, required to pprovide a. minimum of 13 parking spaces (rounded up according to the Code Section 18.765.070.C.1) and a maximum of 16. The plans provide 15 parking spaces, therefore, this standard has been met. Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering s ace as follows: A minimum of one loading space is required for buildings with 19,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The buildings in combination are less than 10,000 square feet, therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met. CONDITIONS: Submit a revised plan that shows a bicycle rack, accommodating 2 bicycle parking spaces will be located within 50 feet of both building entrances in accordance with the siting standards*for Section 18.765.050. Submit details of the bicycle rack to be used. Submit a revised plan that provides wheel stops where the parkin is adjacent to landscaping or submit a plan that clearly shows the 3 -foot overhang with evidence that the required landscaping percentage is met, exclusive of the overhang. If wheel stops are proposed, submit a revised plan that shows the parking space dimensions will be a minimum of 8.5 x 18.5 feet for standard spaces and 7.5 x 16.5 feet for compact spaces. Sins (18.7801: Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. No signs have been formally proposed. Signs are reviewed through a separate permit process administered by the Planning and Engineering Permit Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 14 OF 22 Tree Removal C18.790t Section 18.790.030 requires that a tree .plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identifcation of all existing trees identification o a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted an arborist report that evaluates the trees on-site as well as off site in the right-of-way which will be impacted by the storm ditch construction. It is difficult to determine the total number of trees to be counted because the area of tree removal is outside of the subject site and adjacent right-of-way. The arborist, however, has indicated that 101 inches will be removed and that the applicant proposed to mitigate 100% of the inches removed by planting on-site mitigation. The landscape plan submitted indicates 122 inches above and beyond the required landscaping will be provided on-site. The applicant must submit a bond or irrevocable letter of credit for the on-site mitigation inches prior to any site work beginning. In addition, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. In addition, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. FINDING: -Because the applicant has not actually paid the fee in lieu and mitigated the required inches, this standard has not been met. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Prior to issuance of site permits or tree removal, submit a bond for the on-site mitigation. The bond amount is based on an estimate of the cost to purchase and plant the same number of inches on-site. Prior to issuance of site permits or tree removal permits, tree protection measures must be in place and field inspected by a member of the Planning Division prior to any site work or tree removal. Prior to issuance of site permits, the applicant must submit a plan that clearly shows the off-site trees that will be removed and retained in order to construct the new storm ditch. Visual Clearance Areas (18.795): Chapter 18.795 requires-that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three 3) and eight (8) feet in height (8) (trees may be placed within this area provided that al branches below eight (8) feet are removed). A visual clearance area is the, triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The landscape plan submitted shows no trees or shrubs over 3 feet in height will be located within the vision clearance triangle areas on both sides of the driveway. Because the Tigard Triangle Design Standards supercede other standards of the development code, the vision clearance standards are not applicable at the lot comer where it intersects with the 70th Avenue right-of-way due to the building location requirements. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 15 OF 22 • The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards:' 18.360.090.3 (Exterior Elevations';); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Priva a Outdoor Areas: Multi-family Use); 18360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplam); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between AdJ'oinin Uses; 18.360.090.13 'Parking); 18.360.090.14 (Landscaping); 18.360.090.15 Drainage); and 18.360.090.14 Provision for the Disabled). Relationshin to the Natural and Phvsical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Reptacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The new building is proposed to be located on the site in accordance with the Tigard Triangle Design Standards. The site is not in an area identified as prone to, sliding. The building location is at the comer, thus providing adequate light and air circulation for neighboring properties. Fire fighting considerations have been made by the Building Division, however, they have not provided comments that the plans do not satisfy the fire code requirements. FINDING: Based on the analysis above, this standard has been satisfied. Crime Prevention and Safetv: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Interior laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and E. Ligg~h~~t fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. There are no windows oriented towards the parking lot from the existing house. The City of Tigard Police Department has reviewed this projecf and indicated that they would like to see a plan that shows all exterior lighting proposals for them to review, thus indicating that they are not comfortable with the li ~hting plan as presented. In additionL because there are no windows facing the parking lot, lighting of the parking lot area is especially important. FINDING: Because the Police Department has indicated that the lighting plan and site layout needs further review, the Crime Prevention and Safety standards are not met. If the applicant complies with the condition specified below, the standards will be met. CONDITION: Submit a lighting plan for review and approval by the City of Tigard Police Department. The lighting must also indicate that it will be oriented to shine away from the public righf-of-way and adjacent residential properties. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 16 OF 22 may be required after City and Tri-Met -review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Beveland Street which is not on a Tri-met transit route. SW 70th Avenue is currently unimproved, therefore, this standard does not apply. FINDING: Based on the analysis above, this standard is satisfied. Provisions of the Underlying Zone: All of the provisions arid-re uf~ions of the underlying zone shall apply unless modified by other sections or-this title, e.g. Planned Developments, Chapter 18.350; or a variance or adjustment granted under rvhapter 18.370. Use Classification: The applicant is proposing to demolish an existing building and construct new office/warehouse building. The zone is MUE, which allows medical and general office uses, thus meeting the criteria. Dimensional Requirements: The following table compares the dimensional requirements with the proposed requirements. As can be seen from the table below, the proposal fully complies. STANDARD Minimum Lot Size Minimum Lot Width Minimum Setbacks - Front yard . - Side facing street on'corner & through lots [1] - Side yard - Rear yard Maximum Height Maximum Site Coverage [2] Minimum Landscape Requirement Maximum Floor Area Ratio MUE ZONE PROPOSED None 19,787 [4] sq. ft 50 ft. >50 ft. 0 ft. 2ft, 8 inches Oft. Oft 0/20 ft. [3] 54 ft. 0/20 ft. [3] 66 ft. 45 ft. 15 ft. 85% 69% 15% 31% 40% 17% [1] The provisions of Chapter 18.795 (Vision Clearance) must be sa isfied. [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [4] After dedication of right-of-way along 70th Avenue. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the MUE zone. FINDING: Based on the analysis above, the provisions of the underlying zone are met. C. STREET AND UTILITY IMPROVEMENT STANDARDS (18.8101 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 17 OF 22 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 604oot right-of-way width and a 36 foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Beveland Street, and the unimproved right-of-way for SW 700' Avenue. Both streets are classified as local streets on the City of -Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW on SW Beveland Street, according to the most recent tax assessor's map. No further dedications are necessary on that street. This roadway was fully constructed as a part of a local improvement district. The applicant's plan ind ates that they will relocate two of the street trees that were installed as a part of the LID, in order to accommodate the proposed driveway into the site. Relocation of the street trees is acceptable. There iA presently no dedicated ROW on SW 70"I' Avenue adjacent to this site. In order for SW 70 Avenue to be constructed properly to the south of this site, and in order for the centerline to be consistent with other dedications to the south, 30 feet of ROW must be dedicated from this site. The applicant's plans indicate they will dedicate this ROW as a part of this project. However, their narrative suggests that the dedication would be granted if the City reimburses the property owner for the market value of the land. ' The approximate-market value of the land is $ 16, 200.00. The unmitigated impact from this development is approximately $ 24,000.00 (see Impact Study section of tphis. report for detailed discussion of the unmitigated impact calculation). Staff is only recommending dedication of the ROW, not improvements. Therefore, since the value of the dedication is less than the unmitigated impact, the dedication requirement is roughly proportional. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The nearest available public sanitary sewer line is approximately 500 feet to the west on SW Beveland Street, jst east of SW 72nd Avenue. The applicant's plans indicate that they intend to form a Reimbursement District to fund the extension of the public sewer easterly in SW Beveland Street to reagh this site. The plans show that the public line would also extend southerly in the SW 70 Avenue ROW. It is acceptable to form a Reimbursement District, but such formation must be approved by the City Council before any work on the sewer extension can take place. In other words, the applicant can not perform the sewer extension work, then approach the Council to form the District. The District must be formed first. One other option if for the applicant to apply for a Neighborhood Sewer Extension Project. In order to qualify for this program, at least 50% of the affected property owners must sign a etition that states they will connect to the sewer once it is constructed. For more information about this program, the applicant is encouraged to contact Greg Berry, Utility Engineer, at 639-4171, ext. 373. Regardless of how the sewer is extended, it must be in place and approved for service prior to the applicant making connection to the line for the existing and new buildings. In addition, the sewer connections must be completed prior to a final building inspection. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 18 OF 22 Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that 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. 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 2000 and including any future revisions or amendments). The proposed plan will accommodate upstream runoff that flows onto this site. Effect on Downstream Drainage: Section 18.810.100.13 states that 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 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan indicates they will provide onsite detention within the parking lot area. There will be adequate storage to accommodate the additional runoff from this site. The applicant's plan also indicates that the discharge point from this site will be located at the souLhwest corner of the site, where a pipe will discharge into a ditch within the ROW of SW 70 Avenue. Staff met with the applicant and his engineer previously to this application and discussed the fact that there is presently a very marginal drainage ditch in the ROW that carries water southerly to an existing inlet structure near SW Hampton Street. For man years, this marginal ditch has not been adequate in the wintertime. The City has committed to clean and/or regrade the ditch from a point just south of this site southerly to the inlet structure. The applicant's engineer provided an existing profile of the ditch (shown on Sheet DR8 of applicant's plans). The City plans to perform1he ditch work within the next month, and said work should be com leted before the applicant begins construction. The applicant will need to grade a ditch from their site southerly to the point where the City's ditch improvements begin. The applicant's plans show the beginning point for the City improvements to be where the first outlet pipe from an adjacent development enters the ROW. This is acceptable to the City. In summary, the applicant storm arainage plan is aae uate ana witn the UInys ulLcii improvements the additional storm water from this site will not exceed the capacity of the public system. Utilities: Section 18.810.120 states that all utility lines, 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: NOTICE OF TYPE It DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 19 OF 22 The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; . All underground utilities, includ ng sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding 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 under- grounding in con.unction 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 under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 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 a fee in- lieu of under-grounding. There are no overhead main lines adjacent to the frontage of this site. The existing house is served with an overhead service from an existing power pole at the northwest corner of the site. The service for the new building must be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water Svstem: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line in SW Beveland Street that presently serves the existing structure. The applicant plans to serve the new building from the same service line. The applicant must coordinate with TVWD for the change in water service prior to construction. Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require 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 newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. This site is small, and there is not adequate space available to locate a suitable water quality facility. Therefore, in accordance with USA's regulations, the applicant is allowed to pay the water quality SDC. The amount of this fee will be calculated by the commercial plans examiner as a part of the building permit plan review. Gradina and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading and erosion control plan must be submitted to the building division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 20 OF 22 • For this project, the addressing fee will be $30.00. D. IMPACT STUDY (18.3901 • Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:' Section 18.390.040 states that the applicant shall provide an im act study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the im act 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 a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the -transfer to the public of an interest in real property; the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF s are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. An estimate has been prepared that indicated that the applicant will be required to pay TI F's of approximately $10,761 based on the use proposed. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $33,628 ($10,761 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $22,867.. The applicant is required to dedicate approximately 23 feet of right-of-way.alongg SW 70th. The cost of dedication is estimated to be $3 per square foot (approximately $16,032). Because the cost of dedication, if it were to be purchased is less than the unmitigated impact, the dedication requirement is roughly We to the impact of the development and, therefore can be Justified and required. The applicant has stated that they are not opposed to dedication as long as they are compensated, however, due to the unmitigated impact amount and the facf that dedication is necessary to meet standards mentioned within this decision, coWpensation will not be provided. The City can not justify, however, improvement of SW 70 at this time, therefore this is not a requirement. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and offered the following comments: 1. Existing office conversion shall comply with OSSC, Section 3405. 2. A minimum of two fire hydrants will be required. 3. The ans as shown indicate a possible dead-end fire access road. If a connection to 6? is not provided, a turn-around will be required. 4. DWG-DR3 - The proposed temporary walk must be replaced with like kind. This walk is part of the accessible route to a public way. The City of Tigard Operations Utility Manager has reviewed the proposal and provided the following comments: This is outside of our Water Service Area, please contact TVWD. NOTICE OF TYPE H DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 21 OF 22 • The City, of Tigard Police Department has reviewed this applicant and requested that a lighting pan be submitted indicating all exterior lighting proposals. Staff response: A condition has been imposed that requires this. The City of Tigard Long Range Planning Division and the City of Tigard Property Manager have reviewed the application and-have not provided comments or objections. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and provided comments which were incorporated in to the-body of this decision. A complete copy of the comments are a part of the file and are available for review. Tualatin Valley Water District, PGE, GTE, US West, Tri-met, and NW Natural Gas have all reviewed the proposal and offered no comments or objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posfed at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 28, 2000, AND.BECOMES EFFECTIVE ON AUGUST 12, 2000 UNLESS AN APPEAL IS FILED. Armeeal_: The decision of the Director 'Type II Procedure) or Review Authority (Tyype II Administrative Appeal or Ty e III Procedure ` is final for purposes of appeal on the date f Iat it is mailed. Any party with sanding as provided in Section 18.390.040.6.1. may appeal this decision in accordance with Section 18.390.040. G. 2. of the Tigard Community Development Code which provides that a' written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, (3125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 11, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. July 27. 2000 PR~PARED BY: JuliaJl(owell Hajduk DATE ;4s5ciate Planner Julv_ 27. 2000 APPROVED BY: Richard H. Bersdorff DATE Planning Manager I:\curpln\ulia\sdr\PeirceOffice.doc.dot NOTICE OF TYPE 11 DECISION SDR2000-00010 - PEIRCE OFFICE CENTER PAGE 22 OF 22 , J J NEW w em MUM LM H BEVELAtD - O1NER TO DDRARUGE ALCM BEvELA D i 1 E 11 FFRRRC F I I ,1 11 1 I 1 I 1 I 1 i3 W 1 1 I SW BEVELAND STREET - 4, \AG PAVED PARKAIK. T fLLL 617E 6PACf6 dxtrACT OrACM \ 4Y' . .w~atF^clfel ~ ~ mA~jQY~pP3 14 v \ ; - r N F ~ mi- a a g .oQoo b , ly a- R. r,a-a. a a IT Y O F T' GARD t SDR2000-00010 SI'>r'iE PLALN N PEIRCE OFFICE (Map is not to scale) ( ICI I T- z 0 V z z z Q a Q 0 H U GE Op NA PH IC IN FOR 4AT IQ H eVSTEWI II I ELMH-CT&S_~ _ ST VICINITY MAP HERMOSU a WAY 1 SDR2000-00010 FRANKLIN _ ST PEIRCE OFFICE BEVELAND ST - 1 I I BEVELAND ST \ 2 SUBJECT o \~~~,1, - - - - z TAX LOTS N ti GONZAGA ST I I SW HAMPTON S N cn CO -.i 0 100 200 30.0 400 Feet J \ = 1"x'305 feel HIGHWAY 217 1 City of Tigard j Information on this map is for general location only and e should be verified v ith the Development Services Division. 13125 SW Hall Blvd Tigard. OR 97223 I (503)639-a171 . LI`~• I 1 http:/,,-.ci.ligard.ocus Community Development Plot date: Jun 13, 2000; CAmagkc IAkdIC03.APR • • EXHIBIT 19 APPEAL FILING FORM FOR LAND USE DECISIONS TYPE II CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX. (503) 684-7297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore, sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION FOR STAFF tUSE ONLY Property Address/Location(s) and Name(s) of the Application Being . Y No, Appealed: p Lk Case Noe(s): ~o -o c~~.10' Case Name(s): _i a a rd , 0 1~ 9 7 L Z. ~ a~z t r~ L'- of ct Receipt No." 46a y' 95' J I _ + How Do You Qualify As A Party?: f! c~ ►,A I L . C Q~~ dl( Y1 ~~P t~ N Q / . Applicat on AcceotedfBY: Date: ~ A ° roved As To Form g Appellant's Address: S A 0 S City/State: c. O L zip: Day Phone Where You Can Be Reached:( Scheduled Date Decision Is To Be Final: Date Notice of Final Decision Was Given: A Y4 le, Date: 7 L Z 3 Denied BAs "r orm By: fl 3) 1 L 3 Date: v Rev. 1013M hcurplnlmasterslappeal.doc -7 - •L? - o Q Specific Grounds For Appeal or Review: T h e- trq Ff i i n7 apt f f PO f S 0Nt/alUfe iV Q n !l Vol rt ~e~~c grrJf!L'. D1 C, dl N ► 0 / J C? r -ht~f qC~ b/ IS e x Cc°C ~/(/e . J Fur rh e m o V L'Ly- o f the nr,~ S iti'vr~ t L u e a 0 L4 holh o-f these gr0uhJ5 00 J REQUIRED SUBMITTAL ELEMENTS ✓ Application Elements Submitted: ❑ Appeal Filing Form (completed) ❑ Filing Fee (based on criteria below) > Directors Decision to Hearings Officer $ 250.00 > Expedited Review (deposit) $ 300.00 > Hearing Referee $ 500.00 > Planning Commission/Hearing's Officer to City Council $1,745.00 Transcript) Signature(s) of Appellant(s): z4/, 'VE~ - oiAe"s thq`f )M 4Q come- f(-) m u 4Hehf oh n fh~e APPEAL FILING FORM FOR LAND USE DECISIONS I:\curpln4nasterslappeal ✓ (OVER FOR ADDITIONAL WRITING SPACE) PAGE 1 OF 1 14 ./IV /t • CITY OF TIGARD User: kristie Station:' 02 Operator: KJP is Printed: 08/09/2000 10:02 Customer Receipt Rcpt No: 0004358 Date: Customer No: 000000 Amount Due: Name: PACIFIC CHRISTIAN COUNSELING C Cash: Address: 12560 SW 70TH AVE Check: TIGARD, OR 97223 N/A Change: Type Description LANDUS Land Use Applications Amount 250.00 08/09/2000 250.00 0.00 250.00 0.00 0.00 17 S e c u r i 1 v e n n u n c r e d. c u M, n 1. S e b u c k / o r de l e i l PACIFIC CHRISTIAN COUNSELING CENTER, INC. 397 503 639 9523 12560 SW 70TH AVE TIGARD OR 97223 24-201/1230 1 DATF 21 PAY,;-S, G j TO THE ;r~F ORDER OF Zs0, p d 4 r^ r f! iV1I`IT-1_~/~ /O L.9LLARS i 0 ~I it KeyBank National Association Portland, Oregon 97204 l . 1800.1~YlYC!!' FOR ~✓~v`~ - _ 11'00039711' 1:1230020111: 37`0211001.1363v ~ i SITE-DEVELOPMENT REVIEW TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 dw & 14 1 a~ d 5Nay GENERAL INFORMATION PRE-APP. HELD WITH: DATE OF PRE-APP.: 7-13 - Jq Property Address/Location(s): ) 6-60 5. W, 7 ot-A T ( Q v~ d, D g7123 FOR STAFF USE ONLY Tax Map & Tax Lot #(s): 2. 5 11 A A - O "q 600 d' IS 1109-01 Lol-vat,J4 51, Lo f 17-Z O ~ It 21 Site Size: LS ; C 3 ran~frt ~ ?i 7 7 V Property QwXrr/,Deed Holder(s)': 5 T W, P2 i ✓ e Address: L tt'' i i-S6O 5. W. 70b 7 Phgfie: City:- T ` to fir d J~ zip: 9 72- 2 3 Applicant*: Address: Phone: City: Zip: lot Case No.(s): Other Case No.(s): Receipt No.: Application Accepted By: Date: Date Determined To Be Complete: Comp Plan/Zone Designation: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. CIT Area: Rev. 11/26/98 i:lcurplnlrnasterslsdra.doc REQUIRED SUBMITTAL ELEMENTS PEQPOSAL SUMMARY ❑ The owners of record of the subject property request Site ❑ Development Review approval to allow (please be specific): Or ve r f e.X, SI I n y re St deni:e 10 ❑ t_ 0 l" MP r C+ u ~ Q r u Q rt r 7` 4 a n o v 2/I on verT ❑ u4-UitiJr;J Ci7MPKar[i4~ a f Tice ❑ 0~~~ st ~P ❑ 11 Application Elements Submitted: Application Form Owner's Signature/Written Authorization Title Transfer Instrument or Deed Site/Plot Plan of copies based on pre-app check list) Site/Plot Plan (reduced 81h"x 11 Applicant's Statement of copies based on pre-app check list) Construction Cost Estimate USA Sewer Use Information Card (Distributed/completed at application submittal) 2 Sets of Pre-AddressedlPre-Stamped Legal Size Envelopes Filing Fee (Under $100,0oms'....... $ 800.00 ($100,0004999.999) $1,600.00 ($1 Million B Over) $1,780.00 (*,$5l $10,000) _ist any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as )art of this application: 4PPLICANTS: ro consider an application complete, you will need to submit ALL of the REQUIRED SUBMMAL ELEMENT. as Jescribed on the front of this application In the "Required Submittal Elements" box. Detailed Submittal Requirement information sheets can be obtained, upon request, for all types of Land Use Applications.) rHE APPLICANT(S) SHALL CERTIFY THAT: uie above rgguest does not violate any deed restrictions that may be attached to or imposed u on the subig!2 progeM If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and. understands the requirements for approving or denying the application. SIGNATURES of 25,&h owner of the subject property. DATED this L2-b Owner's Sighature Own is Signature day of , 49- Owner's Signature Owner's Signature 2 TIME., NON-RESIDENTIAL PRE-APP. MTG. DATE: 7 - I3-1 9 STAFF AT PRE-APP.: AJpjoz_ APPLICANT: -~eVe f e, yes Phone:[ l 6 34- 9523 PROPERTY LOCATION: ADDRESS/GEN. LOCATION: TAX MAP[S]/LOT #(Sl: NECESSARY APPLICATION[Sh 0 0 a S6 C Sw 7a-kA S~e. ~~vQ~On.~,~Qeve~l.✓ N"OFES-b",'' " AOIIthS 3.> s AGENT- Phone:( l PROPOSAL DESCRIPTION: v~ /GSA/IGC ~~,r~r a~/Cf/flOn ~om~tQC +a COMPREHENSIVE PLAN MAP DESIGNATION: /ylv~ ZONING MAP DESIGNATION: A! IVE C.I.T. AREA. FACILITATOR: PHONE [5031 ZO G-OISTRICT DIMENSIONAL RiQUIREMEMMTP MINIMUM LOT SIZC-: U sq. ft. Average lot width: 54 ft. Maximum building height: ;e!r ft. Setbacks: Front 0 ft. Side °/"2-D ft. Rear 01to ft. Comer 0 ft. from street. MAXIMUM SITE COVERAGE: /YF % Minimum landscaped or natural vegetation area: /S [Refer to Code Section 18. S Zo, .z l ` P' r, d ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/z times the minimum lot size of the applicable zoning district: (Refer to Code Section 18.810.060) CITY OF TIGARO Pre-Application Conference Notes. Page 1 of 9 NON4esideadal Application/Planning Mtn Section PECUIL !ftETS:* 30 feet from the centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 1(L-F00T SIDE YARD SEMACK. (Refer to Code Chapter 18.1301 SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ➢ A maximum building floor area to site area -ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building setbacks will be at least half ('h) of the building's height; and ➢ The structure will not abut a residential zoned district. (Refer to Code Section 18.130.010.BJ KING AND ACCE 1 r~ A D parking for this type of use: ~9,h ~1 o ~s 3.9 .S crS y~rr~v~Sv. ?12a Parking SHOWN on preliminary plan(s): < SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary* plan NO MORE THAN 4.Q%-of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6. inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width Includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be Included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18165.0401 Handicapped Parking: ➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: 7 Minimum access width:o Minimum pavement width: may' All driveways and parking areas, except for some fleet storage parking. areas, must be paved. Drive-in use queuing areas: ;W (Refer to Code Chapters 18365 and 181051 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 10M4osldsadd Appllcatloa/Plsuala0 OMslaa Wiles 0 • WALKWAY REQUIREMEAS 7 AERWAYS 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 should be constructed between a new development and neighboring developments. [Refer to Code Section 18305.0301 LO ING AR ~QUIREM IBS RCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 4D,9. W SQUARE FEET shall be . provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Section 18365.0801 EAR VISION A lJ e City requires that CLEAR VISION AREAS BE MAINTAINED 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. (Refer to Code Chapter 183951 SUFFERING AND SCREEfrj e In order 10 INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may oniv_ be occupied by. vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. ~e, fReferto Code Chapter 18.1451 The REQUIRED BUFFER WIDTHS which are aaalicable to vour proposal area are as follows: feet along north boundary. feet along south boundary. feet along east boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: CTREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to.provide a vegetative canopy effect. 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. For detailed information on design requirements for parking areas and acb6sses. [Refer to Code Chapters 18.145,18365 and 183051 CITY OF EGMID Pre4policadon Conference Notes Page 3 of 9 SIGNS . SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Chapter 18.7801 SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 6=Yi~LOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES EXCESS 0 ERCENT; OR ON UNSTABLE GROUND. Staff will attempt to prelimina ✓ identify sensitive lands the pre- application conference based on available information. HOWEVER, t s onsibility to orecisely 'd~ eotifv sensitive lands areas. and thgir boua ares. is the responsibility of the e !p Areas lDeetft-he definitions of sensitive lands must be cle dicated o"lans submitted with the development application. Chapter 18.84 also provides regulations for the use, ppro ction, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBIZEn IN I_OODPLAIN5, [Refer to Code Chapter 18.1151 \ STEEP SLOPES When STEEP SLOPES exiWzproval r to 1s5of a final o er, a geotechnical report must be submitted which addresses standar s e Ti rd Community Development Code Section 18.775.080.C. The r port shall be based upon fiel exploration and investigation and shall include specific recommendati ns for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY [USA] BUFFER ANDARDS, R & 0 9644 LAND DEVELOPMENT ADJAC NT .TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wi a enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHAL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the se sitive area, except where approval has been granted by the Agency or City to reduce the width of a ortion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion o the vegetated corridor, then the surface water in this area shall be directed to an area of the veg tated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall b 15 feet, except as allowed in Section 3.11.4. No more than 25 percent 9~t~e-le f the vegeta d corridor within the development or project site can be less than 25 f et in width. In a he average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in he Veoetate Corridor: -NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water q ality protection provided by the vegetated corridor, except as allowed below: ➢ A GRAVEL ALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or b e path is paved, then the vegetated corridor must be widened by the width to the path. A pave or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boun ary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths sh I be constructed so as to minimize disturbance to existing vegetation; and ➢ WATER QUA ITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the pproval of the Agency or City. Location of Veg ated Corridor: IN ANY RES NTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for . s ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of~~dwelling unit. [Refer to R s 0 96-441USA Regulations - Chapter 3, Design for SWMI CITY OF TIGARD Pre-Upfication Conference Notes Page 4 of 9 NON48sl0eatlal Oppllcauca/Pla¢alag OMS108 sacdoa WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (V11R) OVERLAY D ICT implements the polieies`of the Tigard Comprehensive Plan and is intended to resole conflicts between development and conservation of significant wetlands, streams and riparia corridors identified in the City of Tigard local Wetlands Inventory.. Specifically, this chapter Ilows reonable economic use of property while- establishing clear and objective standards t • protect significant wetlands and streams; limit as development in designated riparian corridors; m intain and enhance water quality; maximize flood storage capacity; preserve native plant cover; mi 'mize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of.water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE RE IREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisi s of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "signific t" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a ish-bearing stream," has an average annual flow of more than 1000 cfs. Vlaior Streams Streams which are mapped as "FISH-BEARING STREAMS" by the regon Department of Forestry. and have an average than 1000 cubic feet per sewn (cfs). ➢ Major streaO in Tigard include FA CREEK, ASH CRE K (EXCEPT THE NORTH FORK AND HER TRIBUTARY CREEKS BALL CREEK. Minor Streams: Streams which are NOT ISH-BEARING STREAMS" according to regon Department of Forestry maps . Minor streams in and include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certai short tributaries of the Tualatin River. Riparian Setback Area, This AREA IS MEASURED HOR ONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is ggreater. The riparian setback is t same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER IPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN TBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no owever, a 25-foot "w _er quality buffer" is required under Unified Sewerage Agency (USA) stan ted anodmmistered by the City of Tigard. [Refer to Code Section 18.197.03.01 Riparian Setba k Reductions The DI CTOR MAY APPROVE ASITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MA OR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures r impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection r identified major stream resources is ensured through streambank restoration and/or enhanceme t of riparian vegetation in preserved portions of the riparian setback area. Eliaibilitv for Rloarian Setback in Disturbed! Areas. TO BE ELIGIB E FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian co 'dor was substantially disturbed at the time this regulation was. adopted. This determination ust be based on the Vegetation Study required by Section 18.85.050.C. that demonstrates of the following- 17 ➢ Native'plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; CITY OF TIGARD Pre-Application Conference Notes. Page 5 of 9 N0114ealdeadal Appllcadoa/Plaaala0 DbAslea Ucdoa ➢ That there will be no infringement into the I00-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.797.1001 ,,,--fiEE REMOVAL PLAN REQUIREMENTS, H TREE PAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: b Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; b Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; C* Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; b Retainage of 75% or greater of existing trees over. 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18390.030.CJ OTIGATilPLACEMENT OF A TREE shall take lace accordin to the following guidelines: ➢ A replacement tree shall be a substantially similar species considerisite characteristics. ➢ If a replacement tree. of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: b The number of replacement trees required shall be determined by dividing the estimated caliper size of. the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a partr. may, with the consent of the Director, elect to compensate the City for its costs in perfofMing such tree replacement. [Refer to Code Section 18390.060.EJ CITY OF TIGARO Pre-Application Conlemuce Notes. . Page 6 of 9 MGM-aaaWaaual Aoalleadoa/Maaalaa 8lalsloa Secdaa 1nCRRAnV e 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. [Refer to Code Chapter 18.321 ODE CHAPTERS - 18.330 18.390 18.520 - 18.715 f 18.765 -18.795 _ 18.350 _ 18.420 18.530 _ 18.730 18.775 18 797 X18.360 _ 18.430 8.620 e~ 18.745 _ . - 18.780 ~-18.800 - 18.370 _ 18.510 -I18.705 t/ 18.755 v 18.790 AAMalpart of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE 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 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. [Refer to Code Sections 18.390.040 and 18.390.0501 N HBORHOOD MEETI ANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. LAeetina_is to be held oJor to submitt bcLvour apolication or the WolicatlQn will not be acceoted. (Refer to the Neighborhood Meeting HandouU SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are reauired to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City. receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Office: 503-648-88841 (UILD:I:HG PERM FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. 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. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying. parcel for that structure will be eliminated when the new plat is recorded, the Citv's oolicv i.s to aQoply those system dovelooment credits to the first buildino~ermit Lssued irrttho developmen (UNLES& OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). CITY OF TIGARD Pre-Applicadon Conference Notes.. Page 7 of 9 NON-11addautlal Appllatloa/Plaaelog Division Section RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Chapter 18.1551 ADDITIONAL CONCERNS OR COMMENTS: -4;sG..YI~4~' idvl~~ l ~~t//Ya/G dc~~'~/9/1dSca ' ~ / q~k,✓~~~vS~~ Iandsc~d, _ ~s ~R 7~/SJ PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission recommendation on the proposal to the City Council. held by the City Council. with the Commission making a An additional public hearing shall be APPLICATIONSUBMITTAL 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 12y mail or dropped off aLthe counter without Plannina Division acceptance may be returned. Apolications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week Vj~l ps subrr~'tted w' an aWlicat shall etJolded IN ADVANCE to 8.5 by 11 inches. One (JL 11'• map of a ploposed project should to subrjIited for attachment to the staff re~ort_gl administrative decision. Application with unfolded Maps shall not be accented. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing 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. Written recommendations from the Planning staff are issued seven (7), days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal' on this matter would be heard by the Tigard !-44', 40- rfrpr~, K basic flow chart which illustrates the review process is/available from the Planning Division upon request. CITY Of TIGMG Pre-Application Conference Notes,. Page 6 of 9 M0*40sldeaUal A0011cadoo/Plauaing RMsloo secdoo 9 • 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. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good 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). PREPARED BY: J u(4 f~g CITY OF TIGARMPLANNING DIVISION -'STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: [503) 684-7297 E-MAIL (staffs first name)WAgard.or.us is\curplnWosters\revised\preapp-c. mst (Engineering section: preapp.eng)\ Updated: Jun. 7, 99 ;r CITY Of TIURO Prealpplication Conference Notes. Page 9 of 9 NON-94sWeatlsl APPllcxdon/Plannln0 Olulslao Saellan ! . • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefullv in conjunction* with the notes provided to you at the pre- aoDlication conference. This checklist identifies what is. required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional. questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: fgrh~ Date: '7- / 3 - 9q 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with propertyowner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 fefet of the subject property. Mailing envelopes shall be legal-size, addressed with 1" x 4" labels 's'v~ ~ Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee : 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): . 21_ Vicinity Map Q/Existing Conditions Map ❑ Subdivision Preliminary Plat Map ❑ Preliminary Partition/Lot Line Adjustment Plan Q Site Development Plan f`Y Landscape Plan l~ Public Improvements/Streets Plan preliminary Grading/Erosion Control Plan Preliminary Utilities Plan :P preliminary Storm Drainage Plan ,T-ree Preservation/Mitigation Plan CY Architectural Drawings ❑ Sign Drawings 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES /P COPIES OF ALL APPLICATION MATERIALS. r~ City of Tigard Land Use Application Checklist Page 1 of 5 • 4. SPECIAL STUDIES AND REPORTS • Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/1001200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet.. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8Yx 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit d include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation . V pity i Showing the location of the site in relation to: • Adjacent properties • Surrounding street system including nearby intersections • Pedestrian ways and bikeways • Transit stops • Utility access g Conditions M!~ Parcel boundaries, dimensions and gross area Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) =:D. Drainage patterns and courses on the site and on adjacent lands Potential natural hazard areas including: . 41 • Floodplain areas • Areas having a high seasonal water table within 24' of the surface for three or more weeks of the year • Slopes in excess of 25% • Unstable ground • Areas with severe soil erosion potential • Ares having severely weak foundation soils Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan • Wetlands Other site features: • Rock outcroppings • Trees with Z 6" caliper measured 4' from ground level Location and type of noise sources Locations of existing structures and their uses s« Locations of existing utilities and easements Locations of existing dedicated right-of-ways 11 13 City of Tigard Land Use Application Checklist Page 2 of 5 • Subdivision Preliminary Plat Map • The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector str ❑ Names, addresses and telephone numbers of the owner, developer, a ineer surveyor and designer t pGcxbl e) ❑ Scale, north arrow and date . ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names, of recorded owners of a oining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2' interva for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within nd adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and o r land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater easured at 4 feet above ground level ❑ • The location of all structures and the present uses of the st ctures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if ❑ • A proposed plan for provisio of subdivision rovemen ❑ ~ Existing natural features includi g rock outcroppings, s and marsh areas The proposed lot configuration , lot sizes'and dimensions and lot numbers. Where lots are to be used for purposes other than residenti , it shall be indicated upon such. lots ❑ If any of the foregoing inform ion cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject par( el The owner's authorized agen The map scale, north arrow nd date ~ Proposed property lines Description of parcel locatio and boundaries Contour lines (2' intervals fo slopes 0-10% or.5' for slopes >10%) Location, width and names f streets, easements and other public ways within and adjacent to the parcel Location of all permanent uildings on and within 25' of all property lines Location and width of all ater courses Location of any trees 6" or greater caliper at 4' above ground level All. slopes greater n 25% Location of ' ing and proposed utilities and utility easements Any ap ble deed restrictions Evidence that land partition will not preclude efficient future land division where applicable Future street extension plan showing existing and potential street connections. City of Tigard Land Use Application Checklist Page 3 of 5 (Site Development Plan The proposed site and surrounding properties Contour line intervals . The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways • Easements on .the site and on adjoining properties • Proposed streets or other public ways and easements on the site • Alternative routes of dead-end or proposed streets that require future extensions The locations and dimensions of the. following: • Entrances and exits on the site • Parking and circulation areas • Loading and service areas • Pedestrian and bicycle circulation • Outdoor common areas • Above ground utilities • . Trash and recyclable material areas The locations, dimensions and setback distances of the following: • Existing permanent structures, Improvements, utilities and easements which are Ibcated on the site and on adjacent property within 25' of the site • Proposed structures, improvements, utilities and easements on the site • Sanitary sewer facilities • Existing or proposed sewer reimbursement agreements • Storm drainage facilities and analysis of downstream conditions Locations and type(s) of outdoor lighting considering crime prevention techniques The locations of the following: • All areas to be landscaped • Mailboxes • Structures and their orientation rtdscape P Location of trees to be removed Location, size and species of existing plant materials General location, size and species of proposed plan materials =:D. Landscape narrative that addresses: • Soil conditions 'and how plant selections.were derived foF them • Plans for soil treatment such as stockpiling the top soil • Erosion control measures that will be used Location and description of the.irrigation system where applicable Location and size of fences, buffer areas and screening Location-of terraces, decks, shelters, play areas, and common open spaces u iic ImprovemenfsOStreets Aim Proposed right-of--way locations and widths A scaled cross-section of all proposed streets plus any reserve strips Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision 11 City of Tigard Land Use Application Checklist Page 4 of 5 ing/Erosio-n-c5'ntrol The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ tilities Pla Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans El Plan of the proposed water distribution system, showing pipe sizes and the locati ons of valves and fire hydrants ❑ P reliminary Storm q!T-ISIDI The location of all areas subject to inundation or storm water overflow Location, width and direction of flow of all water courses and drainageways Location and estimated size of proposed storm drainage lines Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ree Preservation Idlitigation Pla Identification of the location, size and species of all existing trees Program to save existing trees or mitigate tree removal (Section 18.790.030) A protection program defining standards and methods to be used during and after construction Floor plans indicating the square footage of all structures and their proposed use F-levation .drawings for each elevation' of the structure S`inwCobnccG~r TlOs Sign Drawings Specify proposed location, size and height i:l curplnVnasterslrevisedlchklist.doc 26-Nov-98 11 - 11 City of Tigard Land Use Application Checklist Page 5 of 5 PRE' PrPL,CATIONCONFERENCE NOrTES i ENGINEERINRIS-EMIO.N Q PUBLIC FACILITIES 0( AA~ 9to( ity 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 area ro'ection of public improvement related requirements that may be required as a condition of development approval for your proposed project. 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: to feet from centerline. J~~~ to feet from centerline. <,~*PJ 7pk AVE, to feet from centerline. ( ) to feet from centerline. Street improvements: LAT> street improvements will be necessary along to include: I-1 foo4 of nwcmon~ II 1v%,L WN tJG4V%1I I IGI It, ❑ concrete curb ' ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. 1Mw I~-X_T' CITY OF TIGARD Pre Pllcadon Conference Notes Page 1 of 6 Faalaeetas Oeoartmeat3ecdoa ( ) streOnprovements will be necessary al* to include:, ❑ feet of pavement ❑ concrete-curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ . street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along , to include: ❑ feet of pavement ❑ concrete curb. ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. In some cases, where street improvements or other necessary public improvements are not currently practical; the improvements may be deferred. Iri such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (2. ) Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election dMhe developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines . CRY OF TIURO Pre-APPUCadon Conference Notes Page Y of 6 Easlpeef lp0 0eputment Sectlep are on the opposite of the street from the site. If thfte in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There existing overhead utility lines which run adjacent to this site along SW -t, -2 To+L" . Prior to Fib.. ~t1 E~'tt~t , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. I V TEL izo-e 0,4'e'. -6 Ted f cN'oC,~ RZ ot-^ Wri~c+1 c.,~i~ E, @LA4>t-Vn<- 1'~;' ~"rAt Sanitarv Sewers: The nearest anitary sewer line to t is property is a(n) 8 inch line which is located IC.' Sin/ . The proposed development must be connected to a public sanitary sewer. It is the developers responsibility to -r w,-n j ~ -r~. Water Sugply: The 1va.~aTa qA.A~ V3P< , ~ -T - Phone:(503) provides public water service in the area of this kite. This service provider. should be contacted for information regarding water supply for your proposed development. Fire Protection: mil` ~Wut.~ Tualatin Valley Fire and Rescue District (Contact: eme=ENreliffl, (503) 526-2469) 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. E ~iTc 't~~ To.l t 5 940~;.h J*D Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations.. established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) 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 CITY 0FTIGARD P"Plicatlon Coherence Notes Page 3 of 6 Engineering 8e114riIDegtseetlon newly created impervious &aces. The resolution contains a Ioision 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 new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. 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. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee 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 TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building Dermit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. ~A~ f;~3e PFRMITC N masslas IF %V Engineerina Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan .of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit., CRY OF T16ARD PreAWpgcatlon Conference Notes Page 4 of 6 Engineering le0artmeet 340008 In addition, the perrtee will be required to post a bonuor similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the.work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Buildina 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. 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. t~ CRY Of Tf6ARD Pre-Appkatlon Conference Notes Page 5 of 6 FAVIneefts 1e0aftentuctfol GRADING PLAN REQUIREMENTS FAUBDMSIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the comers of the lot. The builder shall also indicate the proposed elevations at the four comers of the building: PREPARED BY: `T Ji 4" ENGINEERING DEPARTMENT STAFF Phone: 15031639-4111 Fax: [5031684-1291 h:%paff#nasters0wpp.eng (Master section: preapp-r.mst) 04-March-1999 r Yr CITY OF TIGARD Pre-Application Conference Notes page 6 of 6 lovineeAasOepartmeatSecuon a July 16, 1999 Re: Stephen & Lynn Peirce Dear Interested Party: We, Stephen & Lynn Peirce are planning to purchase the property located at 12560 SW 70th, Tigard, OR, commonly known as 25101AA Tax lots 9101 & 9600. We are considering proposing a move of our commercial office building to this location and converting the existing structure into commercial office space. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Ak Wednesday,, 1999 Pacific Christian Counseling Center 12525 SW 68th Avenue, Tigard, OR 97223 7:OOP.M. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 639-9523 if you have any questions. Sincerely, Stephen W. Peirce ;.t w Pacific Christian Counseling Center, 12560 S.W. 70th Ave. -o Tigard, Oregon 97223 503-639.9523 • Fax: 503-6204673 April 14, 2000 Re: Neighborhood Meeting for Peirce. project at 12560 SW 70th A neighborhood meeting was held to4iscuss the proposed office buildings at 12560 SW 70th on August 4, 1999. None of the, people notified chose to attend the meeting. 1 Stephen W. Peirce, Ph.D. r r I, S P UV /-~i c 1, do affirm that I am (represent) the party initiating interest in a p oposed u~ g,( v e c affecting the land located at (state the approximate location(s) If no address(s) and/or tax lot(s) currently registered) 125'/10 S , W. ~ 01 A , and did on the d,~- day of ~Il 19 personally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeti g try o discuss the proposal. The sign was posted at 1 0 0 S w~ , o f h (state location you posted notice on property) Signature i (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the '2 day of NOTARY PUBLIC OF. OREGON missl . :...:v y ,+Rl- SAL GERALD C. CACH NOTARY PUBLIC - OREGON COMMISSION NO.052639 MY COMMISSION EXPIRES MAR. 28, 2000 (Applicant, please complete information below for proper piacedent witlyrp'ropds' ed project) :J - NAME OF PROJECT OR PROPOSED NAME: 5 ~e n I/1/, r C 2 I TYPE OF PROPOSED DEVELOPMENT: ITV e Co W1 P r I~~ I Name of Applicant/Owner: S' f a 0 A A W. t? . r { 2 I I Address or General Location of Subject Property: f 7-s- 0 I,41. ')o 4 h I Ti 4firr/. Q h q ~ Z7 Subject Property Tax Map(s) and Lot #(s)': 2 S 1 1 IF t I fi S A 0 I - h.Voginloattytmasterstat(Post.mst r AFFIDAVIT OF MAILING STATE OF OREGON ) ss. City of Tigard ) I, S 1 e D h e n W, Pe- i r L e- , being duly sworn, depose and say that on ,tai-v 2t/ , 19-U I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) a copy of which notice so mailed is attached hereto and made a part of hereof I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at T. a ('2r with postage prepaid thereon.] 2 11 k Signatur6 (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and swom/affirmed before me on the. y of C1Gr~~ .19 NOT sEAlr My C n E C. caa4 NOTAR PUSUC-OREGON GOMMISS.1011140105M .MY,E~OlAM13SIQh1'EXPIRES MAR. 25, 2000 (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: S' ♦ e IQL t? TYPE OF PROPOSED DEVELOPMENT:--X-?2 ✓ 2 f 0 h r>+ o e C o f k l !l am 1 Name of Applicant/Owner: S P~n Q Address or General Location of Subject Property: r9 7 7-/ a.. p A7-12 3 ~ Subject Property Tax Map(s) and Lot #(s): 2 S / X 1 0f S q ! _ Cl~o o I L------------------------------ r hNoginlpattyVmsterstaAmad.mst • OF OREGON l ' +r SS County of Washington ) I, Jerry n~ r of Assess- ment and n lo County Clerk for i rtify that the with' ipi~tr V ceived and re rd y ' dui of said county r of Ex- Doc : 2000002898 Rect: 247103 27.00 01/14/2000 10:19:51am :s y" C ~O 'P ~v> y 0 z U Q LL 5 .t A M E R After recording return to: Stephen W. Peirce 12560 SW 70TH Tieard.OR 97223 Until a change is requested all tax statements shall be sent to the following address: Stephen W. Peirce 12560 SW 70TH Tieard.OR 97293 Escrow No. 99051353 Title No. 881630 0 STATE OF OREGON County of Washington SS I,. Jerry ~g n of Ass - ment an tl~n to my Clerk for fy that the wit l r ecelved 1 and re f@e + . ''s of said ,..:county ~c a'' of E:x- clerk DC 99099598 ct. 238705 291.00 8/25/1999 03:23:11pm This document is being re-recorded to correct the legal description, it was previously recorded on August 25, 1999 as Fee No. 99099598 STATUTORY WARRANTY DEED Alfred F. Kindrick and Dianne M. Kindrick, Grantor, conveys and warrants to Stephen W. Peirce and Lvnn L. Peirce, Grantee, the following described real property free of liens and encumbrances, except as specifically set forth herein: S W to 30 Xvcr LOTS 17, 18, 19, 20, 21, 22 AND LOT "B", BLOCK SAVE AND EXCEPT THE EAST 9.5 FEET OF SAID LOTS 17, 18 AND 22, BLOCK 30, WEST PORTLAND HEIGHTS, IN THE CITY OF TIGARD, COUNTY OF WASHINGTON AND STATE OF OREGON. TOGETHER WITH THAT PORTION OF VACATED S. W. GONZAGA STREET AS VACATED BY DOCUMENTS RECORDED OCTOBER 6, 1987 AS FEE NO. 87050900. ALSO TOGETHER WITH THAT PORTION OF VACATED S.W. 70TH AVENUE AS VACATED BY DOCUMENT RECORDED JUNE 14, 1988 AS FEE NO. 88025357. SUBJECT TO: TAXES FOR THE FISCAL YEAR 1999-00 A LIEN DUE BUT NOT YET PAYALBE. STATUTORY POWERS AND ASSESSMENT OF UNIFIED SEWERAGE AGENCY. THESE PREMISES ARE WITHIN THE BOUNDARIES OF THE TUALATIN t_ . VALLEY WATER DISTRICT AND ARE SUBJECT . TO THE LEVIES AND ASSESSMENT W THEREOF. Th is property is free of liens and encumbrances, EXCEPT: 0 a ~rk THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS Z 0 INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS, z ~ BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE u a ° TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. Q The true conside a on for this nveyance is $260.000.00 (Here comply with die requirements of ORS 9.930) Dated this day of Alfred F. Kindrick Dianne M. Kindrick STATE OF OREGON County of WASHINGTON ss. This instrument was acknowledge ewe is 12-'Pl' day-o AUGUST, 1999 by ALFRED F. KINDRICK AND D E M. r r OFRCIAL SEAL j GLORIA MILLER Notary Public for NOTARY PUBLIC • OREGON Oregon COMMISSION No. 310273 MY COMMISSION EXPIRES APR. 16, 2002 My commission expires: 04/16/2002 f1 fe b m /euu~oi 1 o®r. rnrao i ~ ' I sew OR M" I i 1111 Imo. d~unoc.o~c a+ Z'-~.. I - - ser I 1 le..: - : ES: I i I i / / • \ TAX L MP EPA ]el°Wbeld PROPOSED r VA MAIMS 6CElS l1I I J \ 1 zwarn. c~ ' V eEVEx uea I UQ®.:9 rte.: ; • ~ { ar uea I - ti I• oil, \ ALE " elc • 1 r. ,s o sex~:r ToTa1 `D131 •z. •fro•a FOR BULEM a I z!a _ a PROPOSED co, 3i 0 00 IL of Q i urt f.`:. 1 $ a % j A 1 I I V I i I ' I VA np 70th AVENZ PAWLAL I ' j 1 i ^ ' a 1 c u I L I I I < - .munrws 1 1 Al~lfi I ' t J1 I INTO pRmvtuv `~1 S 1 I / / - ' v j PUBLIC ST D"04 ON TO EXIO*T. L1 NES IN fit 6 B~Ioy~j i sv I BEEN ET DR't DR. ¢aC \ I F O DOWNS ITIEAM t 1 1 I I ( fe»ti • ~ d3 ~ i i i ` i 1.; ~ ~ ~ ~ oacr oonooroluw ~ ~ F~~p~OUp~ NORTH facrmnuwmsum® IhPEKVI0U8 ~ &BWACE ARE-A W_ DE ~Va p~ PL.M R ~e ® FAR rwIn ATION . rodiow fYIL IEO Nf4 YO J. f~.RGa. far. WA • C1Wf1 I.f.L YRIer ff1. W m ~ N/.L r•IC•EfDIflllaff MeK W.L owm.l~ • ~ .fa.r, i@.rlL RYI✓. 1':. I •orwra - ~r DRS mnaerfen.TCU~ :f..e 0' 10' 20' 40' 60' I00' t0141ftWO.wtv,.f,. f,.... e ~ e m o e f f f) m f ! WMEN///// i CP-AIG JOHNSON A R C U I T L C T ■ Uz®oH3 -S 'Z'-1 ■ 1 6 5 2 1 S E G 0 R 0 0 N S T R E E T M I L W A U K I E, O R E G O N 9 7 2 6 7 TEL.503-652-2156 / FAX 503-786-0913 Impact study PEIRCE OFFICE CENTER 12560 S.W. 70TH Ave. Tigard, Oregon April 12, 2000 Beveland is a local collector street that has recently been improved West to the edge of existing pavement at the 70tH ROW. 70tH is still unimproved to the North and South of the subject property, which currently contains the vacated right of way of a portion of 70th along its west boundary. The neighbor directly to the West has the remainder of the vacated ROW for 70th. Vehicle access for the site will be from Beveland, while pedestrian, bike and utilities will access it from the vacated portion of 70th. The owner will be occupying Building 'A'. He plans on a maximum of 5 professionals (mostly itinerant) on staff for his conseling business. They will see up to 12 clients per day total, for one-hour sessions. They will be open Monday through Saturday, with a total expected client load of 85. They can expect about 15 to 20 vehicle trips a day. The owner plans to rent Building 'B' to a small, non-retail business. The building can accommodate a staff of about 5 or 6 people, with only an occasional non-employee visit. He expects about 12 to 17 vehicle trips per day. The total cumulative effect of the finished development in vehicle trips a day into the neighborhood is 30 to 40. Because of its distance from the bus stops, and the transient nature of their clients, impact on public transit will be negligible. Based on past experience, the owner expects little or no bicycle traffic to and from the site. The nearest Tigard public park is ranno Creel Park. It is located at such a distance from the site that no impact can be expected. There is an existing 8" water main in Beveland Street, which currently serves the existing residence. When it is converted to commercial use, consumption should go down. The Additional load of the second building will most likely still not bring it up to its past consumption rate as a residence. The existing sanitary system is septic with a drainfield. The owner is planning to install an 8" sewer line, down Beveland to tie into the existing one east of 72nd. He is organizing a Sewer Reimbursement District with the neighboring property owners to the West along Beveland Street. Storm drainage will occur in a ditch running South of the property to Hampton, which will be improved partially by Dr. Peirce and partially by the City. The City of Tigard planning department has requested that the owner re- dedicate that portion of the vacated right of way for 70th Ave., which he presently owns., back to the City. The owner will concur with this re-dedication on the condition that the city reimburses him for the current market value. The owner will not see any benefit to his site from the improvement of 70th Ave. He is prepared to help to finance the improvements along his frontage, should they ever build it. The impact of his development however is so minor that it could not be- considered a motivating factor in the decision to build 70TH Avenue, and would not be proportional to the loss of his property for this purpose. • • CP-AIG KANSON A R C U I T L C T ■ ®®®00 »a M a E 0 M 1 6 5 2 1 S E G 0 R D 0 N S T R E E T M I L W A U K I E, O R E G O N 9 7 2 6 7 TEL.503-652-2156 / FAX 503-786-0913 Summary Development Proposal and Standards PEIRCE OFFICE CENTER 12560 S.M. 70TH Ave. Tigard, Oregon April 12, 2000 The subject property, at 12560 S.W. 70t', is owned by Dr. Steven Peirce. The property is approximately 25,131 sq. ft. site and abuts SW Beveland on its North property line. It contains the vacated right of way from the platted 70TH Ave on its West side. This site lies within the "Tigard Triangle". Zoning is C-G "General Commercial District". It is presently in a non-conforming use with an existing residence (building "A") built in 1966 and having a footprint of 1,895 sq. ft. The owner intends to relocate another similar house form a site nearby onto this property and convert both to commercial office use. He proposes to construct a vehicle access and drive off of Beveland Street, leading to a 15-space parking lot at the South end of the property. Concrete walks will connect the existing and new buildings. The owner has been asked, as a condition of design review approval, to deed the vacated portion of 70TH Ave., (vacated by City of Tigard Ordinance 88- 25357) measuring approximately 30'X180", back to the city, for their future use. The City has no plans to improve 70TH Ave. at this time. The owner will concur with this request on the condition that he is compensated for the current market value of the land. The resulting reduced site has an area of approximately 19,790 sq. ft. Chapter 18.520, Table 18.520.2 lists no minimum lot size for this zoning designation. Proposed yards are, 0' front yard along the 70TH ROW, side yard of 2'-8" front yard along Beveland and 0' along the line of the future ROW of 70TH Ave. with 54' opposite, and a back yard of 66'-10". Max. building height of 15' is well below the 45' allowed. Chapter 18.620 Tigard Triangle Design Standards: The new building "B" is sited in the North West corner of the property abutting Beveland and the unimproved Right of Way for 70TthAve. It is located as close a 'possible to both existing and future ROW's, complying with the 0 to 10' required street setback. L-1 screening will occupy the remainder of the frontage. A 6' scored concrete walkway will join the street to both buildings. • The ground floor frontage of Building "B° along Beveland will have 50% of its wall space above 3' from grade in windows. Per conversations with Julia Hajduk, this requirement will not be necessary along the future 70TH ROW, since there is no street in placed or in planning. The siding of both buildings will consist of brick wainscot with 8" cedar beveled siding above. Roof are to remain comp shingle, which is typical to this form of construction. No rooftop equipment is planned. Chapter 18. 745 Landscaping and screening: Will comply - see drawing DR4. Chapter 18.765 Parking: Table 18.765.2 calls for a minimum parking requirement, for vehicles, of 3.9 spaces, and a maximum of 4.9 spaces per 1,000 sq. ft. of floor area. Combined areas of both buildings are 3,349 sq.ft., resulting in a required minimum number of 13 spaces, and a maximum of 16 spaces, for vehicle parking. The owner proposes a total of 15 spaces (1 HC, 7 full size and 7 compact). Bicycle parking calls for 0.4/1,000, resulting in 1.34 spaces required. He will provide 2 spaces. Chapter 18.705 Site Access: Vehicle access is provided by a 24' wide two way drive leading to and from the parking lot. Pedestrian walkways will connect the buildings to each other and the street. Walkways will be 6' wide and constructed of concrete. Chapter 18.755 Mixed Solid Waste and Recyclable Storage: Will be met by a minimum standards enclosure located along the West edge of the drive for cans with recyclable paper stored within the buildings. Both will be moved to curbside on pick up day. This has also been reviewed and approved by Lenny Hing of Pride Disposal. See attached document. See attached document. Chapter 18.780 Signage: Will comply with Chapter 18.780 and 18.620.050 (Tigard Triangle Standards). Chapter 18.790 Tree Removal: Will comply: See accompanying "Tree survey" report by arborist William L. Owens. Caliper inches to be mitigated is 101. Caliper inches to be provided is 105. Chapter 18.795 Visual Clearance Areas: Clear vision areas where the drive meets Beveland exceeds the requirements of this chapter. Chapter 18.800 Street and Utility Improvement Standards: All improvements will be to City of Tigard standards. Sanitary Sewer improvements will go from the site West along Beveland to connect with the existing 8" line near 72ND. The owner is in the process of creating a "Sewer Reimbursement District", with the neighbors along the route, to defer some of his costs. Storm drainage: The natural drainage pattern for the site is to the South-West, eventually making its way to an existing ditch which flows South to Storm lines in Hampton Street. The storm line in Beveland is uphill and too shallow to be used by the subject site. Per agreement with Brian Rager, we will create a positive ditch from the South edge of the subject property, South to an existing outlet for the neighboring development, at the existing ditch. Since the existing ditch is in need of maintenance, the City will improve the existing ditch from that point South to Hampton. Storm water can drain into the parking lot. Detention will occur in the lot with a controlled outlet at the West side of the lot. See attached detention pond summary. It will then pass through a 10" pipe to the new ditch at the South Property line. Because of the Cities request for re-dedication of the vacated 70TH ROW, the remaining site became too restricted for the construction of an on site water treatment facility. Julia Hajduk and Brian Rager from the City agreed that this presented a legitimate hardship claim, and will allow the owner to pay a fee in lieu of building an on site facility. No street improvements have been called for as a result of this development. There is an existing fire hydrant on the North side of Beveland Street across from the entry drive of the subject site. I contacted the Fire Marshall Eric McMullin, to discuss the fire department access. Since no part of any building is more than 150' from the street, he approved the plan. See attached document. 02/08/00 12:21 $`50301 6179 PRIDE DISPOSAL • I~]002l1)03 J FEH-08-90 11:'29 AM P:RCiIG JoHNSCH ARCHITECT 50$79$8913 P.01 C-'P,- AI C"i J'0' 11i S 0 N A P. C U I T E C T wasnammommose® 16521 SE 6 0 R 0 0 N STREET MILWAUKIE, 0 R E 6 0 N 97267 TEL.S03-532-2156 I FAX 503.786•Q913 ffm"aX Tbi Lanny wl Pride Disposal From.* Craig Johnson ftg: 625-6179 Pees: 2 Phones 525.6177 butea 2000 Pa.- Site plan M. For Review • eo,mmoee=. Atta&.Gd is a cop of the proposed site. The drive on the right is the only access at this time. When 70T"` is built, the drive will exit onto it as well. The owner will leave the waste cans on the street for pick up. If this meets your approval, please writ a quick letter to that effect and send it to me. Thank you 4~n, l ~ ''t f d --1~ L-t- 1 4 Peb 12 00 10:04a TVF&R SOUTH DIV. (503) S12-7003 p•2 FEB-02-00 02:33 PM COG JOHNSON ARCHITECT 5037913 P.02 t. Ewnw H 6 6 j~'~'~~ i B N'"0D 9t. 1 R&OCAM Z NLL SIZE OPACE8 I COMPACT &PAC60 ® } I 1n i i 3®' / SAME -11 P-~~ 1t . ~m~-mt CRAIG J©UN-50N A R C If 1 T [ G T • • t t ~ t, ~ • O • • O N • f w • • t Y 1 Y t l• O ~ L• O Y • 1 9. 1 •tL Y t t • t t t 1• l/ f•• t 1 t t• t UN ~H , ~yk P5i'~1=-i1 PACIFIC CHRISTIAN p --11 COUNSELING CENTER Fet- 12 00 10:04a T #&R z SOUTH DIV. (03)612-7003. P.1 f FEH-02-00 02:33 pM G CR JOHNSON ARCHITECT 501SA3 913 p-q _ 1 i , JCA INSON 16521 SE G 0 R 0 0 N 5TR1!1T M I L W A J 9 1 E, OR 16 ON 9 7 2 6 7 fE1.503-852.2156 / FAX 503.786-0913 Fcnx- To- Eric McMullin Faxt 612.7003 Phoate: 612-7000 Re Site plan For Review 0 Please Comment from.- Craig Johnson Lagos: 2 Date: 02/02100 CC, 0 Plesse Reply O Please Recycle e Comments: Attached is the site plan for the proposed development of a site at 12560 s.w. 7011,wn Tigard for the Pacific Christian Counseling Center. Please review this for Fire Department access Let me know what you thnK. uk, r~ r lj • 01`08/00 12:21 12503 625 6179 PRIDE DISPOSAL FES-08-60 11 :3B AM ~IG JE3HNSON Ar2CHITECi ~7~368913 i IdJ 30, [{?j 003/ 00:3 P.02 WMANT S L ND t- -OWNER TO LEAS WA& c WSTAIN Rs ON 6TREET +:CR WEEKLY 1010¢ uIP j FELOCATM' ~ Ail Dw i 0' 6 Ott, r ~ AREA i r r. I r• ' ' .,r MIS, I WASTE PICK SOP PLAN x_11 I, - 30-0a cp.&,c uJof LSON ~ a a 7 a i L r a i7 c= e O a! it O N 9 iQl,ta~ •a~-tlialC _ a aa{ -7af-a'1{t 5-1{ NORTH] PACIFIC CHRISTIAN COUNSELING CENTSA 82P -II I G-11 M/08/00. PROJECT: PIERCE PRELIMNARY SUBJECT: DETENTION POND SUNIIVIARY PARING LOT STORAGE - 688 CUBIC FEET @ TOP OF CURB W.S. t 0.501-- 50.w DETENTION OUTLET DEVICES ORIFICE ORIFICE WEIR 1 2 T LONG DIAMETER (inches) 2.00 2.00 n/a POND DEPTH 0.00 2.40 2.80 DETENTION SU MARY PARKING LOT GRADE 1.0(1% 24 HR PEAK PEAK PEAK PEAK POND OVERFLOW EVENT RAINFALL INFLOW OUTFLOW STORAGE DEPTH ELEVATION indww cfs c s cubic fee; feet feet elev. 2 YEAR I 2.50 I 026 I 020 97 I 2.60 I 3.00 10 YEAR I 3.45 I 0.40 I 0.23 I 323 I 2.70 I 3.00 25 YEAR I 3.90 I 0.46 026 440 I 2.80 3.00 100 YEAR 4.50 I 0.55 I 0.37 I 529 I 2.90 I 3.00 COMPARISON OF PEAK FLOWS FROM 'ICE UNDEVELOPED & DEVELOPED SITE PEAK OUTFLOW EVENT UNDEVEOPED DEVELOPED I ch cfs 2 YEAR I 0.16 I 0.20 10 YEAR I 0.28 023 25 YEAR I 0.33 I 026 100 YEAR I 0.41 I 0.37 02/01/00 pierce UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY June 7, 2000 Craig Johnson Architect Attn: Craig Johnson 16521 SE Gordon St. Milwaukie, OR 97267 Re: 2S1'iAA-09600 Peirce Office Center The Unified Sewerage Agency (Agency) has received your Sensitive Areas Certification Form for the above referenced site.. Agency staff has reviewed the Sensitive Areas Certification Form and concurs that the sensitive area found during the pre-screen has been piped. In light of this result, the above referenced project does not need a Service Provider letter as required by Agency Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from the Agency or its designee is required pursuant to Ordinance 27, Section 4.5. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-681-3618. Sincerely, A Randy Cunningham TO Deveiopment Services Supervisor E:\Dcvelopment Svcs1SP 00-71Concurrcnce Lettersl2S 11AA 9600,doc 155 North First Avenue, Suite 270, Ms 10 Hillsboro, Oregon 97124-3072 Phone: 503/646-8621 FAX: 503/6403525 4 WILLIAM L. OWEN•d ASSOCIATES Tree and Landscape Consulting Services P.O. Box 641, Portland,Oregon 97207 503/222-7007 • FAX : 503/656-3219 _ "~i1.,. .,,v. ..ate TREE SURVEY PEIRCE OFFICE CENTER 12560 S.W. 70thAvenue Tigard, OR 97223 Prepared for: Dr. Steve Peirce Peirce Office Center 12560 S.W. 70th Avenue Tigard, OR 97223 March 3, 2000 Prepared by: William L. Owen, B.S.. M.A., C.A. Certified Arborist #PNO110 American Society of Consulting Arborists Registered Member # 114 Diplomate, American Board of Forensic Examiners •M SOG[Tr CO."L tUll'.O •1009i67 S INSPECTION, DIAGNOSIS AND EVALUATION OF TREES, SHRUBS AND RELATED PLANTINGS. CONSULTATION WITH RESPECT TO PLANTING, TRANSPLANTING, PRESERVATION, MAINTENANCE AND j. ARBOREAL PLANNING. COMPREHENSIVE LOSS OR DAMAGE REPORTS. DULY SANCTIONED APPRAISALS y' FOR LEGAL OR CONTRACTUAL PURPOSES. LEGALLY ACCEPTABLE TESTIMONY IN COURT CASES. WILLIAM L. OWENtd ASSOCIATES Tree and Landscape Consulting Services P.O. Box 641, Portland,Oregon 97207 503/222-7007 • FAX : 503/656-3219 March 3, 2000 Dr. Steve Peirce Peirce Office Center 12560 S.W. 70'' Avenue Tigard, OR 97223 RE: Peirce Office Center Construction Tree Report Dear Dr. Peirce: Enclosed find the tree report on the subject project, as required by the City of Tigard. Please advise me if you need additional information to this report. Thank you. Very truly yours, T/Pr William L. wen, B.S., M.A., C.A. American Society of Consulting Arborists Registered Member #114 Diplomate, American Board of Forensic Examiners . enclosure -WE ■ICAM 100E TT Of COMSULTi MG 140041STS I! INSPECTION, DIAGNOSIS AND EVALUATION OF TREES, SHRUBS AND RELATED PLANTINGS. j CONSULTATION WITH RESPECT TO PLANTING, TRANSPLANTING, PRESERVATION, MAINTENANCE AND ARBOREAL PLANNING. COMPREHENSIVE LOSS OR DAMAGE REPORTS. DULY SANCTIONED APPRAISALS ;i FOR LEGAL OR CONTRACTUAL PURPOSES. LEGALLY ACCEPTABLE TESTIMONY IN COURT CASES. i, I 9 • TABLE OF CONTENTS Problem and Task ................................................................................................................1 Methodology of Analysis .....................................................................................................1 Present Condition .................................................................................................................1 Findings 1-5 Recommendations 5-7 Summary ..............................................................................................................................8 Species Glossary ..................................................................................................................9 Mitigation Plan ...................................................................................................................10 Pruning Standards ..............................................................................................................11 Standard for Fertilizing CI - C5 Plot Plan 9 TREE SURVEY PEIRCE OFFICE CENTER 12560 S.W. 70'' Avenue Tigard, OR 97223 1) Problem and Task: • The purpose of the survey of the trees on the subject site is to examine trees on the site, to determine 1) the present condition, viability and prognosis for survival during construction, and 2) their suitability for preservation as landscape amenity trees. 2) Methodology of Analysis of Tree Population: A visual inspection was done looking for typically normal specimens and for abnormalities and indications of disease, (dead tissue, galls, conks etc.) to find visual symptoms of tree failure or hazard. In addition, in so far as possible visually at this point in the process, prognosis for survival considering the impact of construction is assessed. 3) Present Condition: a) See Tree Schedule ff. b) Insects: There are some indications of Pit Scale in certain Oaks. Some indication of Leaf Skeletonizer and aphid in certain Ash. Mites and Scale in Pine. Cooli Spruce Gall Adelgid in Spruce. All insect activity observed is treatable by certified professionals. C) Man-caused damage: Some history of compression of root zones and abrasive damage on certain trees. Triple-stem Oak in front of house has fill, sidewalk and construction impact. d) Nature caused damage: Some slight storm damage in certain trees, but minor. Some decay evident in certain stems but relatively minor. 4) Findings/Problems/Recommended Solutions: The information following in the tree schedule is provided to inform all concerned parties regarding the impact of the subject project on the trees marked to be preserved on the plot plan enclosed, as well as prognosis. Peirce OfficeCenter/WLO & Assoc #9927 1 (See plot plan enclosed with trees numbered per following schedule.) Size is measured at 4.50 feet above ground or its equivalent. Tree # Size Tree Species Condition 1 20" Oak Good 2 5"-6" Spruce (composite Fair caliper) 3 10" Spruce Fair/Good 4 9" Spruce Fair 5 13" Pine Fair 6 12" Spruce Fair 7 13" Pine Good Remarks Approximately 10% lean to the west. Crown slightly less full to the east. Reasonable scaffolding with one included bark crotch at 22', but appears fairly solid. A good tree which appears to be undisturbed by construction and can remain. Near existing gravel driveway. Cooli Spruce Gall Adelgid present. Split stem off common root. Very crowded between trees 1 and 3. Good screen. Can remain. Crowded between trees #2 and #4, but larger and doing better. Also crowded behind and to the south of a small Holly which does not qualify as a tree. This tree is making a contribution but is growing up into tree #1, (the Oak). It needs to be cleaned of deadwood. Can remain. Quite similar to tree #3, crowded between tree #3 and #5, growing similarly and equally crowded behind Holly mentioned in tree #3. Can remain as screen but will need cleaning out. Substantial lean to the west out of the bank. Needs balancing and perhaps cabling back for stability. Needs cleaning out. Provides screening to the west and is asset to property because of that. Will be undisturbed by construction and can remain. Quite similar to trees #3 and 4 in size, scope, and insect infestation. -Needs cleaning out and shaping, but is stable and will tolerate the construction. Crowded between trees #5 and 7. Can remain. Badly in needs of cleaning out of deadwood. Slight lean to the east - northeast. Some indication of gall infection, but slight. Will be undisturbed by construction. Good screen on west Peirce OfficeCenter/WLO & Assoc #9927 2 9 8 16" Pine Good 9 14" Oak Good 10 19" Oak Good 11 15", Oak (tri-stem) Good 15" 11" 12 12" Fir Good 13 30" Oak Good 14 6-8" Alder Fair 15 24" Oak Good 16 8" Alder Fair 0 border. Will require containment and balance pruning. Can remain. Substantial angular growth to the north- northwest. Needs pruning and cabling back to tree #7. Another part of very important screen on the west border, comprised of trees #1 through 8. Can remain. Should be unscathed. Singular specimen with good balance, though slightly crowded to the northeast from tree #11. Near existing driveway on site, but preservable during construction. Can remain. A one-side specimen to the northwest of #11, forming a composite large crown with #11 on the northwest corner of site. Should be undisturbed by construction. Will require light pruning. Two wounds at lower northwest face at 2' and 3-4 '/z'. Good callusing. Insect boring holes in the face of deadwood interior of the wound. During pruning work on this tree, borings should be taken to determine the amount of holding wood. Can be retained. Triple-stem specimen of significant aesthetic impact because of character in stem configuration. Will require some pruning, but shows indication of good performance prognosis. Near existing driveway, but should be undisturbed in any serious way by construction. Can remain. Shown to removed by relocated building placement. A high crown, but handsome specimen with a slight lean to the east, away from the existing house. Needs some work in the crown to repair some storm breakage, but is a solid appearing specimen which should be retainable. Shown to be retained. Shown removed for new driveway. Shown removed for new driveway. Shown removed for new driveway. Peirce OfficeCenter/WLO & Assoc #9927 3 • 31 12" 32 12" 33 12" 34 21" 35 10- 16" 36 10- 12" Alder Fair Shown removed for parking lot. Fir Fair Shown removed by parking lot. Oak Fair Shown removed by parking lot. Oak Good Shown removed by parking lot. Oak Good Shown removed for parking lot. Oak (common root) Fair 37 9-12" Oak 38 8" Oak 39 10" Oak 40 8" Oak 41 16" 1 Alder 5) Recommendations: Good Good Good Good Poor This tree has been cut back severely, with adventitious sprouts forming the new top. Substantial decay in the growth joints. Over time this growth can become hazardous, given the nature of the decay pockets and the appearance at this time. Not an emergency, but wisest long-term solution is removal and replacement. Double-stemmed tree from a common root, though separated at the ground by 2 - 3". Unlike tree 936, no topping has occurred in this tree, and no decay is visible in the crown. An interesting tree which will require some light professional pruning, but is a compliment to the building and can remain. Will be affected slightly by drainage ditch digging, but should sustain the root loss. Will be affected slightly by drainage ditch digging, but should sustain the root loss. Will be affected slightly by drainage ditch digging, but should sustain the root loss. Remove for drainage ditch. a) Before Construction: Removal of trees for buildings and parking lot area. 1) The tree clearing contractor should be required to submit and review with the developer and the Consulting Arborist plans for how the trees will be removed. Specifically, the plan should describe the equipment to be used, method of curing, directions of fall as necessary, routes for removal of wood debris, loading area for wood and debris, how trees to be retained will be protected from damage in the process (both above and below ground), and any other information necessary in a good clearing and removal plan in a sensitive, closely proximate, tree preservation area. This Peirce OfficeCenter/WLO & Assoc #9927 5 4 plan must be approved by the developer and the Consulting Arborist before the clearing begins and must be strictly followed. 2) As a prerequisite to #1 above, tree area protection fencing shall be installed at the drip line of each tree to be preserved. The fencing shall be orange plastic type, at least 4' high, wired firmly to steel posts, driven into the ground no farther apart than 8' O.C., stretched as tightly as possible to give a smooth appearance. The fencing installation must be inspected and final approval given by the Consulting Arborist before clearing, grading, or other such construction activity begins on the project. The fencing shall only be moved or removed on written permission of the Consulting Arborist. 3) In light of (1) above, it must be made clear to the clearing contractor that he will be held responsible for damages (as professionally appraised) to any tree or trees marked to be preserved, if such damage is due to contractor negligence by failing to operate in a safe and prudent manner in the clearing, grading and tree removal operation. 4) The Consulting Arborist must be notified at least 48 hours in advance of any work on the site, and will be on call during fence installation and site clearing work, and will also inspect without prior notice, to insure. full compliance with 1, 2 and 3 above. b) During Construction: During construction of the parking lot and buildings, decisions may be made on- site by the Consulting Arborist regarding specific root impact/interface problems, working closely with the construction contractor. Long experience has demonstrated that this technique is the best way to maximize retention of trees. Often, only on-site, in specific reference to the building layout, exact location of buildings, parking lots, etc. can these decisions best be made. I have been retained by Peirce Office Center to supervise tree preservation activities on this construction site, beginning to end. By working closely in pre-construction meetings, meetings on-site with the contractor, and as necessary on-site during near-tree construction, critical work around trees to be retained can be done with the least impact on the trees. C) Post Construction Therapy: 1) Ongoing maintenance specifications required for all trees retained. All tree work to be done only by State Licensed/International Society of Arboriculture Certified Arborists, as directed by the Consulting Arborist. a) Pruning to be done to Standards of the American National Standards Institute for tree work (see enclosed ff.) 1) Dead wood, stub, hanger removal Peirce OfficeCenter/WLO & Assoc #9927 6 0 • 2) Crown shaping as needed for better appearance/balance. 3) Thinning for wind sail reduction, where necessary, tree by tree, as recommended by the Consulting Arborist. Note: thinning of any tree crown shall not exceed 10% unless specifically directed by Consulting Arborist. b) Fertilization to National Arborist Association Standards, DRF method (see enclosure). 1) Formula to be slow-release, liquid with trace elements, with Mycorrihiza supplements. 2) Specific ratio NPK and trace elements to be approved by Consulting Arborist in advance. 3) Specific timing of application to be set by Consulting Arborist, but must occur only between July 15 and August 15 of the first growth year following completion of construction work around trees unless specified otherwise by the Consulting Arborist. C) Irrigation for the trees need be by natural rainfall only, except as may be modified by Landscape Architect and Consulting Arborist in relation to the designed-in landscape trees and shrubs. (Plantings under native tree species should be chosen accordingly.) d) Insect and disease control (plant healthcare) treatments, if any, will be based on specific need only. The type, amount and timing of applications to be worked out by the Consulting Arborist in conjunction with the Certified Arborist Contractor chosen to do the work. 2) Monitoring Program: a) A critical element in tree preservation in construction trauma impacted trees is periodic, ongoing inspection of the trees by the Consulting Arborist who 1) did the initial examination, and 2) witnessed the construction impact on a specific, tree-by-tree basis. b) Tree monitoring inspection should be done twice annually, Spring and Fall (April-May and September-October) for the first three growth years following completion of construction, then (normally) once annually thereafter. c) Inspection findings for maintenance therapies should be specified in writing for necessary tree maintenance work. Peirce OfficeCenter/WLO & Assoc #9927 7 6) Summary: I believe the foregoing shows clearly what is necessary and possible to do on the site regarding tree preservation, both now and ongoing, how and when the necessary work should be done, by whom, and under whose direction. If the findings and instructions herein are noted, observed and carried out as recommended, the result can be a well done business park addition to the City of Tigard, with the retained natural tree population able to survive the construction and enhance the site for years to come. Will`i~am L. Owen, B.S., M. zA. Date American Society of Consulting Arborists Registered Member #114 Diplomate, American Board of Forensic Examiners Peirce OfficeCenter/WLO & Assoc #9927 v PEIRCE OFFICE CENTER 12560 S.W. 70th Avenue Tigard, OR 97223 SPECIES GLOSSARY Oak Quercus garryana Spruce Picea sitchensis Fir Pseudotsuga menziesii Alder Alnus Rubra Ash Fraxinus americana Pine Pinus contorta Peirce Off ceCenter/WLO & Assoc #9927 9 Example Specifications Tree: 24 inch dbh Oak in back yard of residence. Maintenance Prune - t, ,,yr Crown clean 2 inches or 'greater, crown thin branch in east side over f pool. i~ Trees: Nine, 20 to 25 inch silver maples on street. Hazard Reduction Prune - Crown clean 3 inches or greater, Crown raise to 15 feet (Figures 1 & 2). Tree: 30 inch White Pine in back yard, overlooking sea. Maintenance Prune - Crown Clean 2 inches or greater, Vista Prune south side to improve view of sea. Tree: 10 inch Redbud in front yard. Main- tenance Prune - Crown thin, 1/2 inch or greater. Ficure 1 (above). Tree-before pruning. Tree: 19 inch red maple in backyard. Haz- Figure 2 (below). Tree after Hazard and Reduction Prune - Crown clean Reduction Prune - Crown clean 3 inches dead wood only 2 inches or greater, or greater, Crown raise to 15 feet Crown reduction prune away from antenna on house. The American National Standard fortree pruning is ANSI A300. Its development process was approved by the American Na- tional Standards In- stitute. This prun- ing standard should be followed where possible in all prun- ing situations to re- main consistent with industry standards. Please note that the A300 standard has been drafted to ad- dress pruning speci- fications across all geographic areas. ' Knowledge of the growth habits of certain tree. species within a given environment may alter how the recommendations of A300 are interpreted. l • NATIONAL ARBORIST ASSOCIATION Standard for Fertilising Shade & Ornamental Trees (Revised 1987) INTRODUCTION This standard serves to provide a guide in drafting specifications for the application of fertilizer to shade and ornamental trees as well as a standard of practice. Trees in the forest or commercial nursery, either field or container grown, may have different environmental considerations and are not addressed in this standard. It is suggested that the entire text be read before specifications are developed. All of the following should be included: soil test, type of fertilizer, fertilizer analysis, rate of application, time of year, and method of application. The purpose of fertilizing landscape plants is to maintain satisfactory vigor, promote healthy growth, assist the plant in overcoming the adverse effects of diseases or insects, or to correct mineral element deficiencies. Plants require at least sixteen chemical elements for proper growth and development. Three of these elements - carbon, hydrogen and oxygen - are provided by air and water; the other essential elements are obtained by the roots from the soil. Nitrogen is used in large amounts by plants, is easily leached and often volatile. It may be necessary to apply nitrogen annually or biennially. Variations in methods and recommendations are expected in different regions. Therefore, it is recommended that soil be tested every two•to three years. The test will report quantities of chemical elements: calcium, phosphorus, potassium and magnesium. The test will also provide a pH reading, which is a measure of the acidity or alkalinity of the soil. The actual soil pH influences nutrient absorption and plant growth through the effect of hydrogen ions on nutrient availability. Each essential nutrient is only available to plants within a specific pH range. The presence of a chemical element (nutrient) in the soil is no guarantee that it is in a soluble form available for plant absorption. The concentration of hydrogen and associated ions affects soil reaction and the formation of soluble and insoluble compounds. All nutrients must be in solution to be available for root absorption. Foliar analysis for determination of chemical element needs is recommended for trees showing specific nutrient deficiencies. It is possible to have a soil test indicate that adequate levels of all nutrients are present in a soil and still have nutrient deficiency symptoms appear on a plant. The nutrient may occur in a form that is unavailable to the plant. There may also be physical problems within the soil, such as compaction, poor drainage, or poor aeration that can affect nutrient absorption. SECTION A: TYPES OF FERTILIZER I. Organic Fertilizer - is that categorized as derived from a plant, animal or synthetic organic source. Nitrogen (N) . occurs naturally in organic fertilizers (manures), and gradually becomes available for plant use as the material is reduced by microorganisms. Synthetic organic nitrogen fertilizers are created by coating urea with sulphur or resin-like materials which make the material slowly available for plant use. Organic fertilizers are characterized by a slow rate of nitrogen release, long residual, low burn and root injury potential, and low water solubility. The higher efficiency of slow release fertilizers means less nitrogen runoff to contribute to pollution of streams and subsurface water. The unit cost of slow release fertilizer absorbed by the plant is actually lower than that of readily available materials. II. Inorganic (Chem ical)'Fertilizer - is that derived from chemical sources. These nutrients are readily available in the soil and are rapidly soluble, with a short residual period. Ill. Soluble Fer tilizer- is mixed with water and applied in liquid form. Soluble fertilizers may be applied to the foliage, to the soil via the deep root feeding method, or as a soil drench treatment. Soluble fertilizers are usually inorganic and readily available, but may be organic and slowly available. Materials with a limited solubility.that dissolve slowly are often listed on fertilizer labels as water insoluble nitrogen - WIN (See EXAMPLE I, page C-5:for WIN. calculations). SECTION B: FERTILIZER ANALYSIS 1. New Plantings - use a high phosphorus fertilizer to assist in plant establishment, such as those with nitrogen, phosphorus and potash (N-P-K) ratios of 0-20-0, 0-46-0, 4-12-4, or 5-10-5. C-1 11. Established Plantings -use fertilizers with N-P-K ratios of 3-1-2 or 3-1-1 for best response. These formulations may be supplemented with trace elements as local conditions dictate. Nitrogen fertilizers such as 21-0-0, 38-0-0 or 45-0-0 can be applied it soil analysis ind cat° s no other nutrients are required. Inorganic (water soluble) nitrogen fertilizers should be applied annually, Very little available nitrogen remains in the soil from year to year, since most of it is either used by plants when available or carried away by water, Synthetic or organic nitrogen (WIN) may be applied biennially due to its slow availability. Phosphorus and potassium are chemically bound to the soil and become slowly available through several growing seasons. They should be included In fertilizer application in most cases, every 2-3 years in either spring or fall, whichever Is more convenient. In light-textured or sandy loam soils, potassium must be applied annually. Soil tests every 2-3 years are a must when using nitrogen fertilizers. SECTION C: DATES OF APPLICATION Importance of Proper Rates the rates suggested in this Standard should only be used as a guideline for fertilizing trees. Specific soils and foliar test recommendations from university or privalm tasting ia`'r~ houlc:.; Hov+,ed hen available. Good Judgement is necessary to determine whether frequency, rate, or methods should vary in given situations. Trees of the same species may respond differently to rates of fertilizer due to location in the landscape, soil conditions, rainfall, and other environmental factors. Actual fertilizer rates should be adjusted after considering on-site inspections of foliage color, previous stem of twig growth, general health of the tree, or other environmental factors. Transpianting - fertilization at time of transplanting. is recommended to assist in plant re-establishment and to supply phosphorus necessary for root growth because that element moves very slowly in soils. Apply 10 tbs, of phosphate- containing fenfiizer, such as 0-20-20, 0-46-0, 4-12-4, or 5-10-5 per cubic yard of baCkfill. A rate of 10 lbs. of super phosphate per cubic yard is approximately equal to 0.5 Ib. fertilizer per bushel of backtill. II. Established Plantings - a) Square toot method For optimum plant growth, it is generally recommended to apply 3 tbs. of actual nitrogen per 1.000 sq. ft. of area under the branch spread of the tree per year, or 6 tbs. every two years. If foliage color, annual growth or general vigor is not normal, increase annual application rate to 5-61bs, The surface area under the circular branch spread of a tree can be calculated as follows: Surface area = Radius' x 3,14. The radius is the distance from the trunk to the edge of the branch spread. As an example, a tree with a total branch spread of 36 feet would have a radius of 18 feet. The area. according to the formula, mould equal 18 - 18 x 3.14, or 1,017 sq. ft. Considering the recommendation of 3 tbs. of actual nitrogen per 1,000 sq. ft., one would apply about 17 tbs. of 18-5-11 i ttlizer: 3.0 0.18,A 16.6 tbs. Caution. If the area under the circular branch spread contains irnpervious surfaces, such as walks, drives, and foundations, then judgement should be exercised as to whether to use the square foot method for caicuiation. Reduced soil area does not diminish a tree's need for fertilizer. however, over-application of fertilizer can cause sod and tree root damage. Alternative fertilizing methods may have to be utilized. b) Diameter Breast High (DOH) Measure the trunk diameter at 4't, feet above grade. Generally for optimum growth, apply 14 lb. actual nitrogen per inch 08H to trees under 6 inches in diameter. The rate can be increased to 1(/2 lb. N per inch DBH for most trees over 6 inches DBH. Fertilizing trees using the D 3H formula results in similar quantities as the surface area method. Using the same 6 inch DUH tree as above and fertilizing with 14 lb. actual N per Inch 06H would require 16.7 tbs. of 18-5-11: 6 inches(dia,) x 0.5 Ib.Anch(rate) = 3.0 lb.(amount of Id). 3.0 lb.(amount of NI + 0.18 (%N in 18-5-11) = 16.7 lbs. of 18-5-11. Caution: With trees growing in restricted areas such as sidewalk strips, planters, etc. the square loot method is preferable to the DBH method. c) Liquid application Dilute fertilizer solutions should be applied at the rate recommended by the manufacturer according to operating pressure and flow rate of the equipment to be used. Apply sufficient liquid mixture to supply the required rate of fertilizer as determined by the surface area of DBH method. kis suggested that one apply 150 gallons to each 2,000 sq. ft. of surface area. Inject approximately 'b gallon of fertilizer solution per injection at 2h ft, spacings. C-2 qr^ : ti 7 PA. t7 in r Tn./M4 '7).1. =1-) T (,1 FF =RN t -lF N~N~~l FF ZM-99-COS+ 0 V i 1. Square foot method: Apply 5 lbs. of N per 1,000 sq. ft. to trees on the lawn using 32-7-7 formulated fertilizer. Calculation: 5.0 (Ibs. N) + .32 N) = 15.6 (Ibs. 32-7-7 fertilizer) 15.6 lbs. fertilizer x 2 = 31 lbs. of fertilizer added to each 150 gal. of water. Each 150 gal. of water covers 2,000 sq. ft. if pump pressure is 150 Igs. and injection spacing is 2'/z ft. The pump can be calibrated by counting the seconds it takes to pump 1/2 gallon of solution into a bucket. Each operator should calibrate his pump,. counting off the seconds, and use this same count and cadence while injecting the probe into the soil. 2. Diameter at Breast Height Method: Apply 1/2 lb. of N per caliper inch to trees on lawn using a 32-10-5 formulated fertilizer. Calculation: .5 (amount of N/inch cal.0 +.32 of N in 32-10-5) = 15.6 lb. of fertilizer. 15.6 Ibs. of fertilizer x 2 = 31 lbs. of fertilizer added to each 150 gal. of water and applied as per grid above in surface application problem. SECTION D: TIMING OF FERTILIZER APPLICATIONS All of the following guidelines are subject to regional and climatological differences. Autumn is an ideal time to fertilize, generally after the first hard freeze and until the moisture in the soil freezes and root activity ceases. In the southern areas of the country where the ground does not freeze, root growth in many cases will continue all winter long. Early spring, before budbreak is also an appropriate time. When leaves have fully expanded, fertilizing can continue until early July. However, treatments of readily available inorganic nitrogen between July and September could promote a late flush of growth which may not harden off before freezing temperatures in autumn, and injury could occur. Mid to late-summer fertilizer applications should be limited to correcting specific element deficiency problems. SECTION E: METHODS OF FERTILIZER APPLICATIONS Surface applications- Fertilizer is placed in a spreader calibrated to apply the proper amount of material per 1,000 sq. ft. Care should be taken to avoid excessive overlapping. The application can be made in either concentric circles or in linear strips starting 2 or 3 feet from the trunk out to 5 to 10 feet beyond the drip line of the tree. Only fertilizer sources that contain nitrogen alone should be surface applied. Fertilizer should be applied when grass blades are dry. After the fertilizer has been distributed, it should be washed off the grass blades immediately, using a lawn sprinkler or irrigation system. Fertilizer remaining on grass blades that become wet following a light rain or dew formation occasionally causes burning. To prevent the soil from becoming deficient in phosphorus or potassium following annual surface applications of nitrogen, it is desirable to add these nutrients as needed according to soil analysis. Without soil reports, the NAA suggests phosphorus at 3.6lbs. of phosphoric acid (P205) per 1,000 sq. ft. and potassiumn a, 'S us. of potash (K20) per 1,000 sq. ft. Phosphorus will not burn grass if used at recommended rates. Phosphorus should be applied with the drill hole or liquid injection method because it is so insoluble and does not move down to the roots if applied as a surface treatment. Caution: potassium and nitrogen may burn turfgrass when applied at recommended rates. Irrigation of lawn areas should follow surface applications of these fertilizers. Drill Hole Method - The drill holes should be placed in concentric circles in the soil around the tree beginning 2-3 feet or more from the trunk and extending 5-10 feet or more beyond the drip line. Space holes 2 feet apart and drill them 8-15 inches deep, depending upon the tree species, root growth patterns, and type of soil in the root area. The recommended rate of fertilizer should be uniformly distributed among the holes. Depending on the diameter of the hole, it can be filled following fertilization with peat moss, calcine clay, perlite, small crushed stone, sand, or other soil amendment. If the area beneath the spread of the branches is restricted, reduce the application in proportion to the area or number of holes that cannot be made. Use a suitable measuring device and a funnel to apply the fertilizer in the holes. If desirable in sodded areas, the holes may be closed by pressing from different angles with the heel of the worker's shoe, or by cutting and lifting a plug of grass, filling the hole to within 4 inches of the top, adding soil and replacing the plug. Keep the fertilizer at least 4 inches below the top of the hole in turf areas to prevent burning of the grass by dehydration. Irrigation following fertilizer application will help prevent iujary to turf; however, do not flood the area, as dissolved fertilizer may be carried to the surface and cause turf injury. C-3 0 0 When fertilizing trees that contain shrub or herbaceous plant beds within the root area of trees, care must betaken not to punch holes closer than 6 inches to the crown of small plants. Azaleas and other plants have been injured or killed by fertilizer in holes placed too close to the plants.' The opening of the soil that results from use of the drill hole method allows for penetration of both water and air. This increase in soil oxygen supply is often as valuable as the addition of fertilizer. Liquid Injection Method - Injections using a soil probe or lance should be 21/2 feet apart, and 8-12 inches deep for trees. Begin lance injection 2-3 feet from the tree trunk, and work out 5-10 feet beyond the drip line of the branches. Use a hydraulic sprayer at 100-200 lbs. pressure and a soil lance designed for liquid fertilizer with a manual shut off valve and three or four horizontal discharge holes at 90 degrees in its point. Inject half a gallon of fertilizer solution into each hole. The addition of water to dry soil as occurs during the liquid injection process is an excellent side-benefit. IV. Foliar Sprays - To correct minor element deficiencies, spraying liquid fertilizer on the foliage should be considered, especially for correcting iron deficiency using chelated iron. This method should not be regarded as an adequate means of providing all the necessary mineral elr- _nts required by major element-deficient plants in the amounts necessary for satisfactory growth. Micronutrient spray applications are most effective when made just before or during a period of active growth, usually from spring to early summer. Response, as indicated by greening of chlorotic foliage and normal growth coming from buds on affected shoots, is usually observed from 2 to 8 weeks after treatment, but response time varies. Factors in response time include the plant species, age of plant and its parts, time of year, severity of the deficiency and soil conditions under which plants are growing. One or two applications during the year will generally prevent or control deficiencies, but under some conditions, it may be necessary to make several treatments annually to maintain healthy growth. V. Trunk Injections and Implants - These methods are used for specific element deficiencies, particularly iron or manganese, as well as for trees growing where there is restricted soil surface area under the drip line. Injections or implants should be made as low as possible on the trunk. Normally, this is done with a clean, sharp drill of the appropriate size. Capsules should be implanted beneath the bark and completely into the xylem tissue. Early spring before growth starts is the best time for trunk implants and injections. Wound closure is most rapid from spring treatment. Trees under 4 inches in diameter should not be treated with injection or capsule implants. Do not inject or implant when soil moisture is low as severe foliar burning may occur. SECTION F: ADDITIONAL FERTILIZER GUIDELINES Proper and timely applications of fertilizer will produce beneficial results on most trees. Newly established trees will grow more rapidly following fertilization with a nutrient or combination of nutrients that previously were present in only limited amounts in the soil. The results are shown in increased leaf size, length of current season twig growth, and more rapid increase in height. Slow-growing tree species may also be stimulated to grow faster by fertilizing. Abnormal leaf color and small leaf size often indicate nutrient deficiencies in the soil. Various colors or patterns of color indicate Deficiencies of specific essential nutrients. The leaves of many trees become darker green following fertilization, making them more conspicuous and attractive. Fertilizing can help maintain mature trees in a vigorous growing condition. A vigorously growing tree is more winter hardy and less susceptible to many diseases and insect pests than is a less vigorous tree. Canker-causing fungi occur more commonly in weakened trees. Also, many of the non-infectious tree diseases develop when soil nutrient, oxygen and moisture conditions are unfavorable. Healthy, vigorous trees tend to resist borers, while those growing under unfavorable moisture or nutrient conditions are more susceptible to attack by these insects. Established trees weakened by leaf diseases, insect defoliation, mechanical injury, soil compaction, drought, or other causes often show reduced twig and trunk growth or dying of branch ends. Fertilizing may stimulate additional growth so that the plant can compenso:te for the adverse conditions that caused decline. 1. To Prevent Plant Injury - Avoid use of lawn fertilizer/herbicide combinations where the roots of desirable and sensitive vegetation could pick up herbicide. Herbicides for use around trees should be applied separately at the rates suggested on the label. Fertilizing Sensitive Plants - !4 a) When fertilizing American Beech and broadleaf evergreens, reduce applications of inorganic fertilizers to one-half the label-recommended rates of fertilizer, or use slow-release materials instead. b) Be aware that over-fertilizing small trees such as flowering crabapples can result in excessive succulent growth. Succulent growth is more prone to fireblight symptoms on susceptible plants such as pear..,. Jonathan apple and mountain ash. C-4 0 0 0 Fertilize in Moist Solis - Fertilizer should always be applied to moist soils to enhance fertilizer uptake, reduce fertilizer injury to plants, and aid in soil injection or drill hole treatments. If soils are not moist, irrigation should precede fertilization to moisten the plant root zone area. The liquid injection method of fertilizing trees and shrubs will help moisten the soil in the root zone while applying desired nutrients. The benefits of water in dry soil will reduce nutrient as well as moisture stress. IV. Fertilizing Excessively Wet Soils - Avoid fertilizing trees growing in soil that is excessively wet. The roots in wet soil are often damaged from lack of oxygen caused by the accumulation of toxic gases. Adding fertilizer in any form may contribute to root injury. V. Read the Label - Read the entire label of any fertilizer product before application, and apply per label recommendations. EXAMPLE 1 Slow release fertilizer is measured by the percentage of water insoluble nitrogen, (WIN). Use the following formula to determine the percentage of water insoluble nitrogen in a bag of fertilizer: o/o of WIN X 100 = % of N that is slow release % of total N Example for a fertilizer label that reads 32-7-7: Guaranteed Analysis Total Nitrogen (N)....32% Water Insoluble Nitrogen.... 12.5% Nitrate Nitrogen 2.0% Water Soluble Nitrogen.... 17.5% Available Phosphoric Acid 7% Soluble Potash 7% 12.5% of WIN X 100 lbs. of fertilizer = 39% . 32% of total N 39% of the available N is slow release SELECTED REFERENCES KUHNS, LARRY J. 1985. Fertilizing Woody Ornamentals. Cooperative Extension Service, The Penn State University. NEELY, DAN. 1980. Tree Fertilizing Trials. Illinois Journal of Arboriculture: 6(10). NEELY, DAN and E. B. Himelick. 1971. Fertilizing and Watering Trees. Illinois Natural History Survey Circular #52. RATHJENS, RICHARD and Roger Funk. 1984. Guide to Turf, Trees and Ornamental Fertilization. Weeds, Trees & Turf Magazine (October). SMITH, ELTON M. 1978. Fertilizing Trees and Shrubs in the Landscape. Journal of Arboriculture: 4(7). This Standard was revised in 1987 with the assistance of: Dr. Elton M. Smith, Ohio State University, Columbus, OH ,t C-S O a- B B O 0- - I 8 13 r I I ~3 I I ~ I I ' I ut I I A I I I I I I I I I I I I 1 I N I I I ~ I I I I I I I I I I I - I I II col I I' I I I I I I I I I I I i Ra I I I I pq Lb D r V O - N N W 1 ~II p A C4 °L✓IY - ~ 0 4 Z s~ i s0 a YL 1 sA 0 r 0 0 0 7 ' to . . 1 PEURCE ®FF0C~ c r=-N-r~0~ JOUNSON A RA~G ~ ® ~ ! ® ~ ~ y 92560 S.W. 7.Oth AVENUE R 1 0 0 3 1 G O O R D O N . T R G G T - T QARD OREGON Tll....-...-.,..~......-~.. m N } 10 ~70 I Q BW LL `tr4S' "'N t"l✓~j5"' - N VT A ~ I a~ ~ *I I A I~ : 4 I WI i f I I m w II CO A' II I. 0 A hs' 'A ~ tTT r ~ 0 ~ . IDS# i _ _ _ _ _ g0 70 80 60 40 30 20 10 p o 3000 1100 ~ ~ypl 4200 130D 4300 I45fD0 3.W. FRANKLIN 3TREEr ~l~ if GEC 8302 8100 Z F' ~ ~ n OUJNER: Dr. StEYEN PEIRCE ~ O U S w"e 1585f0 S.IU. BALL RD. ~ a„m eimm a3mi SHERl000D, ORECaON ~,m 9~14f~ zu~„ ' I I APPUCANt: Dr. StEVEN PEIRCE ~i._.~oze I ~ I I ~ tAX L07 NUMBER: 2SIfdIAAfD91fDl O - aaLL I d `I ~ooo I I $~m0 2SIfDIAAf096Df0 / I esmm U U~ w y ry PRESENt ZONINCx: C-~ I I a,mm asoo PRESENt USE: ■N~~ R~SID~NtIAL ~ ~ ~ ~;o I J ~ PROPOSED USE: COMMERCIAL g ~~~~~Ek187. 8~ BEIUER LINE 600 i 1900 2400 . S.W.BEVE ND STREET EXI~vT. ' ~ OFFICE UQO~,: __.~Exiar.a~war~RMaw _ IUAtER SERVICE: CItY OF tICsARD 2 _ SIDEIUA K5 ~ SANItERY SEUIER: U5A ~ POR?ION O~ OUIN~R ~ PROPERTY PROPO i FOR RE-D~DICATIO i CIt7 FOR 7fDth ROUJ ~e r~~ j i ~ VACATED ROIU PER a i SS-25357 ~ ~ n I G ~ 4O0 300 app 3 ~ I ~ EXI T; 15' UTILIt i EAR M~Nt i i 8.W. GONZAQA STREET LIST OF DRAWINGS I DRI VICINITY MAP ~ ~ , • DR2 EXIS?INC, CONDITIONS i 4 DR3 SITE DEVELOPMENT f°LAN DR4 LANDSCAPE PLAN ~ i DR5 PRELIMINARY ~xRADI~1Cz a ~ EROSION CONTROL PLAN ~ i DR~o PRELIMINARY UtILITIEB PLAN ~ - I DR"I PRELIMINARY STORM DRAINAGE PLAN DRS S?ORM DItCN SURVEY ~ DR9 TREE PRESERVATION/ MITICsATION PLAN ~ ~ exisr. arora-i ir~er DRIfO BUILDING FLOOR PLANS i DRII BUILDINGS ELEvAI'IONS 6 EXIBT 870RM LINEB ~  1 F04/12A00 NORTH 1 i VICINITY MAP qRl r = 80 70 60 60 40 30 20 10 8 7 - - - - - - -I~ - - - - - I-- 90 70 80 50 40 30 g0 ~0 0 00 F~ a0 ~ IA 4A N NN ' I / Exlsr. I SEXIST. BUILDING • I / BUILDING EXIST. PARKING 26 I~r TRABt ter. erao~ eraoeu~ 63~ • ~ • . 261' 250' 2~9' 2~8' Z ~ • 2 • • , 1 / ^ ~ . ' ~ , \ ~ ~ r "`r • • • 1 . ' , ~ `r ~ r'.,b ~ ,y ` ~ . ' III`, el` r ...r r r r .r..~ r r .jL.y .,p,s,~ • ' O ~ ~ 0 I v / ~ ~ m ~ i I ~ ~ ~ . ~R: Dr, St~Y~N P~II~C~ Z Z I I Ih nM /A A111 wl~l 1 ®1::f _ . _ - _ I I / / / / I .'7- ~i. Ill OPOBED I I / / / i / J c.DRh~WAY I II ~ / / ~ / / T CITY ~ I 8 ANnARDB ~ / / J / / 1 / / I 0 ~ ED I I ( Ri•' OBED ®o~ 0 / / AC AHED DRIVE m ~~HIICLE I a ~ / I ~ A • CESS - / ' / / / ~ ~ I ~I • / / 131 -9 I I I , I / / / " / / W 267 I e I - I / / I .l ~ 1 I ~ / / / / ~ / I ~ ~ I , i. I ! .I ~''•i yr„ h'r : !'~1 I i 6 • l EXIBT. SIRE I I • i! ' ' ~ . . u HYDRANt I . ~!r• ; / • . ~ EkIBT. COr I 268 ~ ~ ~ ~ • I •i•~• ~ , ' I AINI • • • ~ • i W L ~ 7 r^' I ~ 2'•$' ' ~ ' • • ' : VJ ~ ~ , • I • . / . . I~ ~ ( 266 ~ / I a ~ ~ ~ ~ XI,. i I ~ u • I. ~ I I, ~ • 1 I .1 o ~ QI a • I I.•, ~I ~ • I I •i ~ ~ ~ I a 1 1 a I I ~ • 1.•1 ~ ~ ' 26~ I 1• •1 I ~ I PROPOS D a E • ~ ~ I 1 , ~ 1. 1 I ~ _ _ V . x ~ I x BUILDING B / • w 4. I 1 .1 w I FFE - 252'-4 1 I I I / I . ~ . EXIBt. POIUER I • POLE / I x l 0 I P 8E 6' NC. W K w • / I I 263 I I I / ~ % ~ { 1 I oPOS D ' ~ ~ • . . PR E ~ ~ I cLUBTER • • • MAIL BOX ~ ~ • ..n . . . 26 . ..N I i i IA PROP 8Eq T PORA Y 6' C. ' ~E EsrR ~ WALK t0 BE R~MO D BY ER AC . ~sS AT tIM OF 10 h avE. I PRO ENT / I / I ~ I I I I -------I------- ~169 • i I I i Y _ ~t PROPOBED I ~ ~ Ek16T, UtILItY eae~T MANHOLE . 7 I i. I 4~ ~ I t--- I ~ ~ a ~ 1, I z 260 - - I I w I ~ 1 ~ ~ ~ I / QI zl I wz~ z I I ~ _ cQz-~ ~ -wl r 2~4~ ~ I 9 , w0--~ . ~ 2~8 U1 I ~ z ~ I 5 w 1 w I I ~ ~1 ~ ~ ~ w ,I ~ - - i W IX I 1 w z• ~ 3 ~ 0 t OI E Ow 1 I w ~ i I I cn ~ ~ zQ~z w IMPERVIOUS SURr✓ACE ,4REA ~ cn w ,.z_._..~t _ 1 U7 EXIt)T. N r_7 AREA: 2,340 b.f. EXIST. FLOOR AREA. 1,835 61. SANITARY SEIUER LINT: MEFA _ Ul `l DR3 ' (a z EXIST. WALKS 1 DRIVES: 1,414 e.f. v io PROPOSED NEW FLOOR AREA: 1,454 e.F. - WATER LINE 982DR3 ~ UJQ 11.1 - } W-EXISt, TOTAL: 3,154 a.f. 3 I- SITE AREA: 13,181 e.f.] INDICATES PROPOSED LANDSCAPE AREA tU tU cl} 0 PROPOSED NSW ROCS: 1040 of. FAR ■ FLOOR AFREA/811E AREA: PROPOSED LANDSCAPE AREA • 6,359 S.F. 11q• TOTAL SITE AREA = 13,181 Sp. zca u.1 1Q PROPOSED WALKS 4 DRIY5S: 9,542 s.f. PERCENTAGE SITE LANDSCAPED ■ 359'• DR3 EXIST. Rc 0 2,340 a.f. SUBTRACT F-XISt. TOTAL 3,154 a.f. TOTAL NEW WARD SURFACE AREA: 9,968 a.f. 80 70 so 60 40 30 20 10 S 04/12/00 1 - >j0 70 80 5© 40 30 ~ 20 10 0 . n ~ NN N NN 26 53 ' 261' ~_~250' _249' 248' ~ r.r.r.r.r....r.r...._.r.r.~. ...r.r.r....r....r.r.r.r.r ..._.~.o.~.~........... 247' Z~ 268 ' - SuIALE I - ~ S~DIM~I~~~~ifC~ ; 1 _ 9 ®Wtio ~ 'r ,,,ti 1 r.. w,,..~ I ~ r r r r r r ~ r r .~Lrn n,~1 1 I I ~ (9 m "r....... I • ~ r I I l l ~l l I ~ / ~ - ~ ~ I ~ I I i/ ~ i , / ~ ~ ~ / / I ~ l ~ I I 7qo 5 0 I ~ / Lp / M I / / / RAI3 A A C P VED DRIy) ~ ~ / ~ / / ON P C/OM ACtED FILL/ ~ ~ / / / I / i ~ r 267 ~ I / / / W l i l 1 / / / i I / / I ~ I l / / I ~ / U) L_ L_ a ~ I ~ ~ ~ ~ j i~ / / ~ i ~ i ~ / I ~ ~i / 268 ~ ~ i I ~ m / ~ I / i / i / i ~ 1 V, i S ~ ~ L~ 4 ~ 1 I 266 I + ~ I EXIS I I I ~ I I II w I I o I I I I u I~ I z 1 3 ~ I ~ 11 264 ~ I E: I 1 ~ I 1 ~ I II x BUILDINQ B w V 1 I _ i II I FFE 257-4 I II 1 1 ~ - i I I I ~ I I I , 263 I i I I i 262r I C ~ 26 269~~~ 5 / - ce - C,~ ~ , ~--r 269 r. .r.r.r.e.r.r r•r•r.r.r.r.r.r.r.r.r.r.r.r.row~.r - - ~~DIMEN~' ~ 1 ~~z. r L _ ~J FILTER FABRIC MATERIAL FILTER U5E 3TICµED 36' IUIDE ROLLS FABRIC LOOPS OVER MAtERI 1x1 P05T8 260 ~ _ I I I 0~ ~i n i I I ~ 1=llil-IIIII~IIIII-11111-1111-11111=1111-III I~ Il 1= ~ -"'~i= - 249' _11111 5 ~ II III ~ l'I~r 24$~ - II II II II - ~ u = f ~ 6' MAX. SPACING v~Ew SIDE vlEw Nt3 Nt5 iti ALIGN BOtN ENDS OF FILLER FABRIC FENCE t0 A83URE SOIL 18 tRAPP D ~0~~5: ~ 1~~ E I. BURY BOTTOM OF FILTER FABRIC n G~ VtDt D.CI N11 tlAllalitn ~r~ar.~. i i'.w. v~.vw rinivnFV F-7IWIJC. f~IH INTERLOCKED 1.2'x2' Flip, PINE OR STEEL FENCE PRELIMINARY ORADING A ANG AND EROSION CONTROL PLAN NU FXISTINCsP CONTOUR LINE TO REMAIN PLAN 2x1 POSTS POSTS AND ATTACH DR5 1' =1~'-~' 3 STICHED LOOPS TO BE INSTALLED T OP T VIEW UPHILL SIDE OF SLOPE. - - - - - EXISTING CONDOUR LINE TO BE ALTERED 982DR5 NTS - - - - NEW P CONTOUR LINE 4. COMPACT ALL AREAS OF FILTER 9EDIMENt PENCE LOCATION - gEE DETAIL 1/D9.6 DR5 SEDIMENT FENCE FABRIC TRENCH, Z DR5 1/4'= I'-0' D02008 80 70 60 60 40 30 20 10 s 04/12/00 80 70 80 50 40 30 20 10 0 4300 4500 S.W. FRANKLIN STREET 8301 8100 ~~~~r~ 1 Wm, ~ ®W~o I ?300 9100 8301 I arm I v 1 I N ~ z I 2 :o ~ Zo I b I O ~ X -L------- ow< I .r ~~LL 8300 ~ oom 8500 a ~ „ I I w~ w I 8700 8800 N Y ® 'm ~a~ F'0 D ' F'YC 8 IN FROM 8 Ct N ~ I Ct 3, EXlst. 8' BEWER t0 MANNOL~ MN RIM:?31.51! 9+4.0360.-.--_ PROPERTY.IN B~V~LAND 3T 1' s----_.._. . , S.W BEVELAND STflEET YGRI~~ ~•r••-u-••-.•-•.-.•-.•r ur•.-•. r.•r.•r •.r••-ur 1 ■ W - 2 2 t_O1~'1- _ 1 I ABANpON EXI ! I WATER METER ON EXI ! ~ I p METER I 91 I 9108 I ~ t s a A ~ NEw ~ ~ Aft ' 9800 9100 IUAT R AINS I ~ NEUJ I UND ROI,IND I ELE ERvfCE9 W I I ' . B I ~e.14~x I ?4rdO ( a ( --eta-- I ~o W I I W c I I I NO1 : ~ ~ E N I I n N Z I ~ I 8EE 5 EEt DR1 f'OR BTOf~t"I DRAINAGE . -------------~-I-------------- Q l:XISTINC~ UTILITY ' I 100 EAS~M~t tires uTi~.ITY 4 I r :r~~Nt t I r I 9600 I I 3 3 I 3 I I 'STORM TO pAYLICsN I O IMPROVEp pITCN I - INAL CONNECTfON I F' NDING CI1Y Ih OYEMENT3 I DITCH 1.., ~ I I ~r i~ ~i L-' . ~ i 1 E I S.W. GONZAGA STREET ~r- - I I ~r ~ i uTi iTi s ~ I 1. ~ LE END I - i~ - - ~ - sari s~u>ER I 8t S I - 0~1 EWER I I i WATER I GAS I I ELEC. I I I I I I ~I I I I I I'~ I I l I I I ExIST. srot~rl INLET I L I I 1 .I -••-••-••-••r•• Y~ r 5 •.,,`xl8t StOf~"i LINES I l ; r i~  982DR6 NORTH ~ PRELIMINARY UTILITIES PLAN ~ DR6 DR6 is • mm m 80 70 80 60 40 04/12/fDfD 30 20 10 8 60 70 90 50 ~0 30 20 10 0 co ~ a~ N NN N NN , / i / i / ~ / / , 2b 53' 2b1' 2b0' 249' 2 _ - t - 0 I I I I I I Y~ l I I I I I I l I I I I I l l I I I I I I 1 >;q. ~qAD~ / l I I l l ~ ~ ~ QC P~1~D DRIVE ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 67 / / / / / / I I l l I I , a~ 2 i i $ ~ ~ / z . - ~ r i Exl9r, c.oNC. PATIO 68 i' ~ / ~ / 0- ~ ~ / D8 i ~ 8 / - ~i ~ - 4 i i ~ ~ d 3t I r. n D I -L , I I I U1 ~ ~ ~ t_ wry - - . sb I~ I I / / ~ ~ ~ I at DEtEI t-~+- - - I ~ ~ , BUILDING A ~ ; I I I e~ ralN~ I I I % ~ I FFE - 25f-8'~ / ~ Ai~EA. MAX. I ~ I i I QFIW. tt-I w I ~ I % Q i I ~ ~ I ~ I I u I Q z w I I N I / I 3 I ~ 11' ' 64 I 11 I B I DIN B I U L G Exiat. conc. ~ ~ I II 1 1. 1, X FFE - 252'-A PORCH I 1 / I w I I . 1 ~ / I ; uP 1 ~ 11 I / ~ 6' CONC. W K ~ I I ~ PROPOgt:D ~ 63 I ~ A, I ~ I I , ~ ♦ o / / / ~;By I / L - ~ , , V.'=~ i ~ 13'0 BLOPE s~ o INLEt I / / 6 At? i---~ - ~ ~ coNr EkIBt. ~ 8th ~ ~ 260 I . ~o ~ ~ E .c ' ~ ~ I ~ 4 ~ I PY ~ ~ r- l ~2b1 a 7" i ~.,,h W i 260 iZ - i rr i. ~ ~ 24 249 ~ m _ _ 248 247 - 5 ~ ~ ~ ~ , ~ii~11' I _ NO~'~" PRELIMINARY STORM DRAINAGE PLAN DR'I i• m-m 982DRI DR7 04/12/00 80 70 60 50 40 3a 2a 1Q 8 ~~®Fr.- { ~ I I I I I I I ~ w o ®wn~ f 250 e ®~rm 250 ~ / - - rZ N 3 ~ l ~ ~ W ~ Z W N f- W (A N F- o Zo °•I\ ~I? NIW Jnl oQ~l I~w O ~ ~ ~ J ~ ~ Or, Z~ M~ L a f ~°~x O W N r" ~ W + 1 + ~ N Q + Q: + + ow< O N ~ ~ WM OipM Ma ~aLL Q W Q 3, ~ Q n. ~ z a \ Fa- O ~ O O ~ N - F- ~ li. ~oo~ ~ ~ ~ ~ n.~ Ww~ cno ~ a ~ ~ m W ~ ! I-© I- o wr \ W w w Y r W N ~ Z W M Z F- ~ ~ = f~ c0 Z W W N a U r- d? - - ~ J ~ 00 t~ U vuv ® ~ m Z~ ~ J 4. ~ ~ Z N O r ~ '`f' r Z Z w~. ~ Q, W ~ N ~ 00 ~ ~ d' + r.. c0 3 cp t7 ~ : a F- ~ ~ ~ FW- ~ ~ U co c0 ~ ~ c0 ~ N ~ ~ 3 0 1 I I i I J Q~ F- . ~N a~a Q~ J~ -y N ~ ~ ~N ~ ~ Q F~ ~-FQ- N WW Q W 3 m-~ F- ~ F- !n W (n - ~j - F- w 240 ~ O o 240 L . t , I I I I I I I 1 ~ ~ s • ice- v E I- I- I------ i - I I I f R a T S3 L ~ ■ C HORIZ,; 1 °=30' L ~ ~ _ E 230 1 +00 2 00 3.800 4+~0 0 - - i r 0 30 60 HORZ. SCALE li_~1 _ ~ k~' 'a.f 1 1 ~ I IIII IIII ~ ~ ~ ~ ~ IIII ~ . f 1 N ~-~~11 (~a II / e ~ 1 Ifll / i ~ o - , , ~ \ 1 ~ ~ ~ ~ . 11 I I ~ ii i / \ I N IIII i / ~ I I \ v 5 1 I C 111-° ~ / I ~ / ~ r-- . - _ , I I I ~ IIII IIII / n 1 II / sp } ~ i I II I II ~ / b /III II I / ~ I~ ~ I I I ~ ~ t 11 I II II ,r~~ll / I II /III / ~ \ ~ ~ I 1 / 1-- 1 \ \ f 11 I ~ f I~ 1 i I ~ - ) ~ ~ ~ / - ~ Y I ~ ~ / ~'st J I / s~ i ( ~ l ~~f3 ~ 1 I ~ / I ~ ~ r / I / ~ I ~ / ~ n ~ m~ - ~ I ~ . ~ µ a 1 ~ i ~ I ~ Q I / ~ ~ I ~ ~ Y 1st / ~ \ / ~ I i ~ \ / Y O O O N r m 0 30 60 r SCALE 1 "=30' a w C O V\ ka Lm 982DR8 E 3 U REFERENCE INFORMATION AND NOTES: DESIGNED BY: D E5GI" PRELIMINARY S`"" W.LMc. AS SHOWN HARRIS-McMONAGLE TMED PACIFIC CHRISTIAN CENTER owG ASSOCIATES, INC. ENGINEERS-SURVEYORS DR8 CL w R.K.W. PACIFIC CHRISTIAN CENTER PC-PLAN U 12555 S.W. HALL BLVD. CHECKED LOTS 17 - 22 AND BLOCK 'B' a TIGARD, OR 97223-6287 w.L.Mc. EXCEPT THE EAST 9.50' OF REV, DESCRIPTION SUB. APPR. DAI PHONE. (503) 639-3453 o FAX: (503) 639-1232 onre LOTS 17, 18 & 22, BLOCK 30 TOPO WEST PORTLAND HEIGHTS. f04/13/fD0 REFER TO TRACING FOR LATEST REVISION a 1 t2/zo/ss OF ~ - - 80 70 80 60 40 30 20 . 10 0 I I I I I I I I I I I I ~7 I ~ hr~ X25 Wm, ~ ~ W~° "~5 ~I~"~, a ~ i ~ ~ x"24 j Vy I ~ y a „ a "18 7'-I~' ~ i ~2~0 4~, R ~ ~ V) N N S ~ S -1 ~ ~ ~ N , ~ X14 z Z~ ~ ~ Z o I o ~6~-$~ I ~ ~ x I Q ~ o ~V v ~ w< I N : Rau. I h ~ M o ~ o~ I N ~ o 7 I R Wr %22 I ~c - W I .YN ( W a ~ ~ 12~ I ® ~o `t.rts' ~ ~ ~Q, I I ~®N 3 c i ~ I I , ~ -e' N e ~~~r m_~ I 2 I 3,~, ~ W ~z ®~fr- ~ ~ ~ I I ~M1~ 13 ~"35 j I a ice'-16' I I ~ I N ~ , ~ h~ y ~U'~ 9 a i I / / / ' I M ~ ti ~u 3~ R I R I~ d I ~ % ~ ~~N.. LA 1 _ _ _ r.,~ ~ ` I/ j i i ~ / i i ' I 3 ~I\~` 12' ~ y ~'I / Z 4 ~ ~ BUILDING 'B'/ I ~ ct ~ i i / / ~ R~~ 12 j ~ / \ ~ ~ 21~ L ~Y R lK~~ a R i ; / x'37 "3~o I Y'r i / / / i ~ , ~ C / t ~ I o i 'i J 1 i ~ ~ i ' VACATED 70th AVENUE PARTIAL ROW W~ a ~r~ i ~'I I ~ ~ ~ 2m' ~ ~ . ~ (n 11"-15"-15' ~ ~ a-~ ~`6 "5 a4 * a i ~ `s a If0 2' ~ 13'. ~ ~ ~ ~~3 ~ y2 ~ -------------rte-X - ■ ! .r m j i 3, 5 ~ 1 - - - - - - - - - - - - - - - J ~ TREE PRESERVATION/ MITIGATION ATION PLAN 1 rt,.Miv ~ 982c) MAPLrz DR99 80 70 80 60 40 30 2Q 04/12/00 10 ~ I t