Report (3) / SEP -27 -2002 10 05 PARSONS BRINKERHOFF 5032741412 P.20/20
TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION
• COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
Tualatin Valley
Fire & Rescue
PARSONS BNCRHOFF
SEP RI 2 4 200
September 23, 2002 5582
Mr. Keith Liden, Planning Consultant
Parsons Brinckerhoff •
400 SW Sixth Avenue •
Suite 802
Portland, OR 97204
Re: SEPP Professional Offices
Dear Mr. Liden,
I have reviewed the submittal for the above named project and have the following comments:
1. The minimum required tire flow is 1500 gpm @ 20 psi . Fire District records indicate the minimum fire
flow is available, therefore a current hydrant flow will not be necessary. (UFC Appendix III -A) •
2. A minimum of 1 fire hydrant shall be located within 250 of all portions of the building. One additional
fire hydrant shall be located within 500 feet of the closest portion of the building. (UFC 903.4)
3. The frontage roadway providing access to the building shall be designated as a fire lane. Parking
shall not be allowed along its entire length.
4. Signs shall read "NO PARKING — FIRE LANE — TOW AWAY ZONE, ORS 98.810 - 98.812" and shall
be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18
inches high and shall have black or red letters and border on a white background. (UFC Sec.
. 901.4.5.1)
Please contact me at (503) 612 -7010 with any additional questions.
Sincerely,
E.v.e 7. 7Xe7Kalle4 . -
Eric T. McMullen
Deputy Fire Marshal
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TOTAL P.20
S EP -27 - 2002 09 58 PARSONS BRINKERHOFF 5ei2'r41412 r.e2/2e
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NOTICE OF DECISION
CITY OF KING CITY PLANNING COMMISSION
SEPP
The City of King City Planning Commission held a public hearing on September 25, 2002 to
consider the application. The Commission's decision is based on the facts, findings and
conclusions noted below.
GENERAL INFORMATION
Application
The proposal includes four land use actions:
• Zone Change from Washington County CBD (Community Business District) to King
City LC (Limited Commercial).
• . Site Plan Review to establish a new commercial development on the property. -
Location
• 16035 S. W. Pacific Highway at 116 Avenue.
Comprehensive Plan Designation
Commercial
Zoninx Designation
Washington County Community Business District (CBD)
Applicant and Owner
Toivo Sepp, DMD
11855 SW king James
•
King City OR 97224
Phone: 503- 620 -2185
Fax: 503-620-5336
King City Planning Commission Sepp ZC /SPR
Final Order Page - 1
SEP -27 -2002 09 :59 PARSUNS BR1NKEHHUrr NJ.52Y4141d
BACKGROUND INFORMATION
Site Conditions
The property is developed with a residence and three accessory buildings, which are all located
in the southeastern portion of the property. It has frontage on S. W. Pacific Highway to the east
and S. W. 116 Avenue to the northeast. A number of mature trees are found on the site,
primarily located around the house and along the perimeter of the property. Two culverts have
outfalls on the north side of the property. Drainageways on the property carry the water south
across the parcel to the southern property line.
Vicinity Description
The plan and zoning designations and current land use of the surrounding area are summarized
in the table below:
Land Use Summary
Parcels [Plan/Zone Designation I Land Use
Subject Washington Co. Community Residence and accessory
Property Business Dist. (CBD) buildings
North LC Limited Commercial Commercial /office/care facility
AT Apartment/Townhouse
East Tigard General Commercial Pacific Hwy. /retail
(C -G)
South LC Limited Commercial Motelltownhomes
AT ApartmenttT'ownhouse
West SF Single Family Single family residential
S. W. Pacific Highway has a frontage road adjacent to the property. Access to it is blocked to the
south, the current legal access is via the frontage road to S. W. 116 Avenue. The motel uses an
approved ODOT (Oregon Department of Transportation) access near the southeast corner of the
motel property. There are no sidewalks along the S. W. Pacific Highway frontage.
King City Planning Commission Sepp ZC/SPR
Final Order Pagc . 2
EP -27 -2002 09:59 PARSONS BRINKERHOFF 5032741412 P.04/20
Project Description
As noted above, the application consists of two parts that are summarized below.
Zone Change
•
The property was annexed by King City, however, the Washington County zone designation for the
property has not yet been changed by the city. The Urban Planning Area Agreement (UPAA)
between the city and the county stipulates that for annexed land, the city shall apply a zone district
that most closely resembles the existing county designation. Because of its CBD county
designation, a commercial zone is required. Because the Limited Commercial (LC) zone is the
only commercial designation available in the city, it must be applied to this property according to
the UPAA.
Site Plan Review
The applicant proposes to redevelop the property from a single family residence into a dental
office. The building footprint for the house will remain as it is with all modifications being
focused on cosmetic and maintenance work on the exterior and interior remodeling to make the
building suitable for the office. The remodeled office is proposed to have 1,440 square feet of floor
area.
The site improvements will include a new 6 -space parking lot in front and an expansion of a paved
area behind the building into a 4 -space parking area. Access will be provided by a new 24 -foot
wide driveway, which will connect both parking areas with the existing frontage road.
Agency Comments
The city of Tigard forwarded two comments regarding domestic water connections (Exhibit A).
Clean Water Services submitted comments regarding the proposal (see Exhibit C). The agency
comments pertain primarily to drainage and erosion control, possible extension of sanitary sewer,
provisions for water quality, delineation of an identified "Sensitive Area" , and state and federal
permits for any work done in any wetlands.
ODOT has contacted the city to indicate that it will be working with the motel to the south and the
applicant to provide a suitable method of access for the two properties. ODOT submitted a letter
that was presented during the hearing (Exhibit C).
Tualatin Valley Fire and Rescue submitted several comments in a letter that was presented during
the hearing (Exhibit A).
No other agency comments were received.
King City Planning Commission Sepp ZC /SPR
Final Order Page - 3
S EP -27 -2002 09 59 PARSONS BRINKERHOFF 5032741412 P.05/20
FINDINGS AND CONCLUSIONS
As noted above, the proposal includes two applications. The applicable review criteria for each
one are addressed in this section.
Zone Chanfe
The King City Comprehensive Plan contains locational criteria for each of the basic land use
categories in the city. The city has the LC zone to accommodate commercial activities. The plan
indicates that commercial uses are intended to be located along S. W. Pacific Highway in both the
King City Comprehensive Plan and the Washington County Bull Mountain Community Plan. Page
27 of the Comprehensive Plan lists seven characteristics that properties zoned LC should have.
These criteria are satisfied as described below:
1. The site shall have direct access to a major collector or arterial street.
The property has direct access to S. W. Pacific Highway, which is an arterial street.
2. Sufficient facility and service capacity.
Public facilities, such as water and sewer are available to the site. The conditions of approval
for the subsequent development of the property will ensure that other facilities, such as street
and storm drainage improvements are properly provided. Police and fire protection are
provided by King City and Tualatin Fire and Rescue.
3. Traffic congestion or safety problems shall not be created or exacerbated.
•
The applicant and the city are working with ODOT to establish appropriate access (to which the
property is entitled) to S. W. Pacific Highway.
4. There are no natural development limitations.
There may be some natural development limitations on portions of the site. However, at least
•
one -half of the property is suitable for development. If necessary, development of any
environmentally sensitive areas may be limited.
S. Opportunities will be available to achieve a compatible relationship with surrounding land
uses.
Specific techniques for compatibility are available for this property as part of site plan review.
Of particular interest will be the residential uses adjacent to the western portion of the property.
Compatibility will be addressed as part of the site plan review application to develop the
eastern portion of the property.
King City Planning Commission Sepp ZCJSPR
Final Order Page - 4
SEP -27 -2002 10 00 PARSONS BRINKERHOFF 5032741412 P.06/20
6. Public transit is available to the site or immediate area.
Tri -Met provides service along S. W. Pacific Highway.
7. Contiguity with existing commercial properties.
The property is adjacent with commercial property to the north and south.
The proposed rezoning is consistent with the above criteria. In addition, it is consistent with the
UPAA provisions described earlier in this report.
Site Plan Review
The King City Community Development Code (CDC), which is Title 16 of the King City
Municipal Code, contains the applicable review standards. The relevant evaluation criteria are
found in CDC Chapters:
• 16.104 Limited Commercial (LC) Zone;
• 16.124 Landscaping and Beautification;
• 16.128 Tree Removal;
• 16.132 Parking and Loading;
• 16.136 Circulation and Access;
• 16.144 Vision Clearance;
• 16.148 Signs;
• 16.152 Site Plan Review; and
• 16.208 Improvements.
Limited Commercial Zone (16.104)
Sections 16.104.020 through 16.104.050 contain the basic standards for the LC Zone. Permitted
uses in the LC zone are subject to the standards of this zone. The relevant standards in Section
16.104.040 are:
• Lot size (min.) 4,000 square feet
• Lot width (min.) 40 feet
King City Planning Commission Sepp ZC/SPR
Final Order Pagc - 5
SEP -27 -2002 10:00 PARSONS BRINKERHOFF 5032741412 P.07/20
•
- Lot depth (min.) 80 feet
• Building setbacks (min.)
Front 0 feet
Side 0 feet (10 feet adjacent to a residential zone)
Rear 0 feet (25 feet adjacent to a residential zone)
• Height (max.) 30 feet (grade to highest point of the building)
• • . Lot coverage (max.) Building and impervious surface may not exceed 85% of
total site area
The site improvements and the proposed dental office meet the lot dimension/size standards,
maximum building height, and lot coverage standards as shown in the submitted plans.
Landscaping and Beautification (16.124)
Sections 16.124.050 and 060 require "yard trees" along the S. W. Pacific Highway frontage. The
submitted plans do not include any landscaping information, other than the location and size of
existing trees. Section 16.124.060 requires yard trees to have an average spacing of 25 to 40 feet,
depending upon the mature size of the tree. Compliance with this standard cannot be determined at •
this time, and a landscaping plan is required as a condition of approval to address this issue.
Section 16.124.140 requires that parking areas be screened in some fashion from the street and
other viewing areas. In addition, shade trees are required within and adjacent to parking areas at a
ratio of one tree per seven spaces_ The proposed site plan indicates that two, and possibly three,
deciduous trees will be removed to construct the parking lot and driveways. Other trees on the site
will apparently be retained. If appropriately located, existing trees may be use to help meet city
standards for street trees and landscaping around parking lots. As noted above, a landscaping plan
•
is required as a condition of approval.
Section 16.124.110 C. requires a 10 -foot wide landscaped buffer where a commercial development
borders a residential zone. Residentially zoned properties abut the property around the west end of
the property. The proposed improvements are all located on the extreme eastern end of the
property, leaving landscaped setbacks of 200 feet or more.
This section also requires trees and shrubs to be planted in parking lot buffer areas adjacent to
residential zones. As indicated above, the development is a minimum of 200 feet away from any
residential zones.
King City Planning Commission • Sepp ZGSPR
Final Order Page - 6
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SEP -27 -2002 10:01 PARSONS BRINKERHOFF 5032741412 P.00/20
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Tree Removal (16.128)
Chapter 16.128 is intended to minimize the number of trees removed and to encourage the
retention of trees as property is developed. The proposal complies with this chapter because the
number of trees removed will be kept to a minimum with only two or three significant trees being
affected.
•
Parking and Loading (16.132)
Section 16.132.030 requires a minimum of one parking space per 250 square feet of floor area and
a maximum of one space per 175 square feet of floor area. A minimum of 6 spaces is required for
the 1,440 square -foot building (not to exceed 9 spaces), and 10 spaces, including one handicapped
space are proposed. To meet the maximum standard, one parking space must be omitted.
Section 16.132.040 includes the parking lot dimensional standards. The relevant standards are:
• Standard spaces 9x18 feet
• Compact spaces 8.5x15 feet (maximum 50% of required spaces)
All parking spaces meet the width requirements. The eastern row of spaces have a 15 - foot paved
length, meeting the compact space requirements.
Bicycle parking is not • shown and 2 spaces must be provided. There is adequate room to
accommodate this requirement near the building. The bike parking design will require city
approval prior to installation.
Circulation and Access (16.136)
Section 16.136.040 requires a minimum driveway pavement width of 24 feet. This standard is met.
A 5 -foot sidewalk is also required to provide a pedestrian entry to the site. The sidewalk adjacent
to the building appears to meet this standard by providing an appropriate link between the parking
spaces and the entrance on the south side of the building.
Vision Clearance (16.144)
Adjacent to driveways, obstructions between 3 and 8 feet in height are not allowed. This standard
should be considered as part of the final landscaping plan review, which is recommended as a
conditional of approval.
Signs (16.148)
A 6 - foot high, 16 square -foot, double -sided freestanding sign is proposed. The design also features
back lighting and a painted metal frame. The sign complies with code requirements, which call for
a maximum height of 25 feet and area of 100 square feet per side. Sign permits must be approved
by the city prior to. installation.
King City Planning Commission Sepp ZC/SPR
Final Order Page - 7
SEP -27 -2002 10:01 PARSONS BRINKERHOFF 5032741412 P.09/20
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Site Plan Review (16.152)
The approval standards in Section 16,152.110 include a reference to other code sections, which
have been covered in this report. A special design consideration is Section 16.152.110 O. deals
with storage of solid waste and recyclable material. The code requires a minimum storage area for
these materials of 30 square feet. Accommodation of solid waste and recyclable materials should
be provided in coordination with Pride Disposal.
Improvements (16.208)
This chapter requires that public improvements be made to support development. One of these
requirements pertains to public street improvements. ODOT has the authority to require street
improvements along the S. W. Pacific Highway frontage. The staff recommends that the city
request construction of a public sidewalk from the southeast property corner to S. W. 116 Avenue.
This will provide an important pedestrian link to the property and other uses to the south.
DECISION
The decision is divided into two actions. The first is a Planning Commission recommendation to
the City Council regarding the proposed zone change application. The second action is a Planning
Commission decision regarding the site plan application.
Zone Change
Based upon the above facts, findings, and conclusions, which are relevant to the zone change
application, the Planning Commission RECOMMENDS APPROVAL of the proposed zone change
application to the King City Council.
Site Plan Review and Conditional Use
Based upon the above facts, findings, and conclusions, the Planning Commission APPROVES the
proposed site plan review application subject to the following conditions:
1. Prior to issuance of a building permit for the dental office, site and landscaping plans and
supporting information shall be submitted for City Manager approval. The plan and related
information shall include:
a. A minimum of 2 bicycle parking spaces located and designed to meet CDC standards in
Chapter 16.132.
b. Confirmation that the vehicle parking requirements of Chapter 16.132 are satisfied
(between 6 and 9 spaces are required).
c. Verification of Pride Disposal approval for waste and recyclable facilities.
2. The applicant shall provide verification to the City Manager that all necessary permits and
public facility improvements have been obtained and are completed or financially assured.
King City Planning Commission Sepp ZC/SPR
Final Ordcr Page - 8
SEP -27 -2002 10 01 PARSONS BRINKERHOFF 5032741412 P.10/20
These shall include:
a. City of Tigard water facility requirements identified in Exhibit A.
b. Clean Water Services requirements identified in Exhibit B.
c. ODOT approval of the method of access (Exhibit C).
d. ODOT approval for construction of a public sidewalk in the S. W. Pacific Highway right -
of -way from the southeast property corner to S. W. 116 Avenue as required by the city as a
condition of this site plan approval.
e. Tualatin Valley Fire and Rescue requirements as noted in Exhibit D.
3. Prior to occupancy of the dental office, the improvements and landscaping described in
Conditions 1 and 2 above shall be installed or financially assured.
4. Signs shall be approved and permitted by the city prior to installation.
5. This approval shall be valid if exercised within one year of the final approval date of this
application.
6. This approval shall be valid upon City Council approval of the zone change. It will remain
valid if exercised within one year of the final approval date of the zone change.
Signed this date: October , 2002.
Chuck Faes, Chair
City of King City Planning Commission
The site plan review and conditional use decisions shall become final after 5:00 p.m. on
October , 2002. Any appeal of this decision by a party that has standing must be filed
before this time in accordance with Chapter 16.68 of the King City Municipal Code. Please
contact the city staff for further information.
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King City Planning Commission Sepp ZC /SPR
Final Order P - 9