Correspondence City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
October 3, 2007
RE: LUCY •i
Proiect Information TIGARD
D
Building Permit: BUP2007 -00496 Construction Type: 2 -B
Address: 9302 SW Washington Square Occupancy Type: M
Area: 2867 Sq. Ft. Stories: 2
The plan review was performed under the State of Oregon Structural Specialty Code
(OSSC) 2007 edition; 2007 Oregon Fire Code. Please provide the following conditions
prior to issuance of the permit.
1) Submit details showing attachment of sign above front entry.
Certificate of Occupancy: No building or structure shall be used or occupied until the
Building Official has issued a certificate of occupancy (109.1 OSSC)
Premises Identification: Approved numbers or addresses shall be provided for all new
buildings in such a position as to be plainly visible and legible from the street or road
fronting the property.
Respectf ly, d ip
b an Nelson
Senior Plans Examiner
Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard or.gov • TTY Relay: 503.684.2772
fit
September 10, 2007 9
David Glover
Epoch Design Group
1155 Olivette Executive Pkwy., Suite 100 ��� ��
St. Louis, MO 63132
RE: lucy Store at Washington Square Mall Minor Modification Request S E P 2 1 2007
Case File No. MMD2007 -00026 CITY OF I/GARD
BUILDING DIVISION
•
Dear Mr. Glover:
This letter is in response to your request for a Minor Modification (MMD2007- 00026) of the approved site
development plans (SDR2003- 00012). The tenant space located at 9339 SW Washington Square Road, Suite
T11 (WCTM 1S12600, Tax Lot 0300), was previously occupied by Janeville. Proposed facade modifications
will reflect the tenant change. Because the site is located within the Washington Sqaure Regional Center
(WSRC), building design standards apply. The zoning of the site is Mixed Use Commercial (MUC).
Analysis of Modification Request:
Section 18.360.060 of the Tigard Development Code Site Development Review chapter, states; "any
modification which is not within the description of a major modification as provided in section 18.360.050
shall be considered a minor modification."
Section 18.360.050 states that the Director shall determine that a major modification(s) has resulted if one
(1) or more of the changes listed below have been proposed:
1. An increase in dwelling unit density or lot coverage for residential development. The
proposal does not involve residential property. Therefore, this standard does not apply.
2. A change in the ratio or number of different types of dwelling units. This criterion is not
applicable as this request does not involve a residential development.
3. A change that requires additional on - site parking in accordance with Chapter 18.765. The
proposed facade changes do not require additional on - site parking. This criterion is not applicable.
4. A change in the type of commercial or industrial structures as defined by the Uniform
Building Code. No change in the structural type of the buildings is proposed. Therefore, this
criterion is satisfied.
5. An increase in the height of the building(s) by more than 20 percent. The new facade will
not extend above the existing parapet. The height of the building will not increase. This standard
is met.
6. A change in the type and location of accessways and parking areas where off - site traffic
would be affected. No changes are proposed to the existing accessways or parking area of
Washington Square. This standard is met.
7. An increase in vehicular traffic to and from the site and the increase can be expected to
exceed 100 vehicles per day. The previous and proposed uses are the same, Sales — Oriented
Retail. No significant increase in traffic to and from the mall is anticipated by the proposed
change. Therefore, this criterion is satisfied.
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8. An increase in the floor areas proposed for a non - residential use by more than ten percent
excluding expansions under 5,000 square feet. The applicant is not proposing an expansion to
the building floor area with this application. Only a remodel of the existing 2,867 square feet and
exterior facade change is proposed. This standard has been met.
9. A reduction in the area reserved for common open space and /or usable open space that
reduces the open space area below the minimum required by the code or reduces the open
space areas by more than ten percent. There arc no areas reserved for common open space for
this development. This standard does not apply.
10. A reduction of project amenities (recreational facilities, screening; and /or, landscaping
provisions) below the minimum established by the code or by more than ten percent where
specified in the site plan. The proposed building facade modification will have no effect on site
amenities such as landscaping. This criterion has been met.
11. A modification to the conditions imposed at the time of Site Development Review approval
that is not the subject of criteria (B). 1 through 10 above this subsection. The original site
plan was approved through a Site Development Review in 2004 (SDR 2003 - 00012). Staff has
reviewed this decision. Condition #19 requiring a minimum of 2,100 square feet of window area
is provided along the entire exterior facade of the expansion. The applicant has addressed the
Washington Square Regional building design standards to show the requirements are still met by
the facade change. Calculations taken from the original SDR file show 126 square feet of window
area on the existing Janeville facade. The new lucy facade will have 382 based on elevation plans
provided by the applicant. This condition continues to be me by the proposed facade change.
18..630.060 requires buildings constructed in the MUC, MUE and MUR zones within the WSRC
shall comply with the following design standards.
Ground floor windows. All street - facing elevations within the Building Setback (0 to 10 feet) along
public streets shall include a minimum of 50% of the ground floor wall area with windows, display
areas or doorway openings. The ground floor wall area shall be measured from three feet above
grade to nine 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% of the ground floor window requirement may be met on an
adjoining elevation as long as the entire requirement is located at a building corner.
The applicant did not provide calculations to show how the 50% criterion is met. Staff utilized a scaled
elevation plan provided by the applicant to get the measurements. The ground floor wall area is 180.6
square feet, so the window requirement is 90 square feet. The original SDR approval states that to
acknowledge security concerns and reflect the predominant development design of the remainder of the
mall, this window area may be provided anywhere between grade and the roof parapet. The plan shows a
total of 382 square feet of windows /display areas within the facade. This criterion has been satisfied.
Building facades. Facades that face a public street shall extend no more than 50 feet without
providing at least one of the following features: (1) a variation in building materials; (2) a building
off -set of at least 1 -foot; (3) a wall area that is entirely separated from other wall areas by a projection,
such as an arcade; or (4) 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.
The applicant states that the facade does not extend more than 50 feet, therefore this standard is not
applicable. The facade of this tenant spaces is approximately 30 feet wide, but the entire facade of the
building is over 50 feet. Based on the elevation provided, this facade has aluminum fascia projections and the
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materials used differ from the tenant spaces on either side (Sephora and Pottery Barn Kids). This criterion
has been satisfied.
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.
The lucy tenant space has no exterior public entries, but three canvas awnings are proposed over the ground
floor windows abutting the sidewalk. There is one service entrance along the facade that has weather
protection. This standard is satisfied.
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 applicant has provided a building elevation with description of materials and a materials board. The
proposed finish materials are scored exterior insulated finish, metal trim and fascia protection, and orange
canvas awnings. None of the proposed materials are prohibited. This criterion has been met.
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 buil and should respect the building's structural
system and architectural style. False fronts and false roofs are not permitted.
The applicant states that the storefront is below the building parapet and will not blur the building lines.
No false front or false roof is proposed.
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 change to the location of the roof - mounted equipment is proposed and currently it is not visible.
This request is determined to be a minor modification to an existing site. The Director's designee has
determined that the proposed minor modification of this existing site will continue to promote the general
welfare of the City and will not be significantly detrimental, or injurious to surrounding properties, provided
that development which occurs after this decision complies with all applicable local, state, and federal laws.
This request for Minor Modification approval is hereby granted.
If you need additional information or have any questions, please feel free to call me at (503) 639 -4171 ext.
2437.
Sincerely,
Cheryl Gaines
Associate Planner
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City of Tigard, Oregon 13125 SW Hall Blvd. . Tigard, OR 97223
October 3, 2007
IN
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on
RE: TENANT IMPROVEMENT
Project Information
Building Permit: BUP2007 -00496 Construction Type: 2 -B
Address: 9302 SW Washington Sq. Occupancy Type: M
Area: 2867 Sq. Ft. Stories: 2
The plan review was performed under the State of Oregon Structural Specialty Code
(OSSC) 2007 edition; 2007 Oregon Fire Code.
1) All improvements made to the building shall be inspected prior to covering.
2) Make approved set of plans available for all inspections.
3) A total of 25% of the cost of the project shall go towards removing architectural
barriers (accessibility).
4) Smoke detection is required for this section of the mall.
FIRE LIFE AND SAFETY / GENERAL
The main exterior door or doors are permitted to be equipped with key - operated locking
devices from the egress side provided:
1. The locking device is readily distinguishable as locked,
2. A readily visible durable sign is posted on the egress side on or adjacent to the
door stating: THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
J The sign shall be in letters 1 inch (25 mm) high on a contrasting background. (Sec.
1008.1.8.3)
All exit doors shall be openable from the inside without the use of a key or any special
knowledge or effort. (Sec. 1008.1.8)
Exits and exit access doors shall be marked by an approved exit sign readily visible
from any direction of egress travel. Access
to exits shall be marked by readily visible exit signs in cases where the exit or the path
of egress travel is not immediately visible to the occupants. (Sec. 1011.1)
Exit signs shall be illuminated at all times and shall be provided with a second source of
power that will provide 1 1 /2 hours of illumination in case of primary power loss. (Sec.
1006.3) FYI
Additional exit signs may be required by the city field inspector to clearly indicate the
path of egress.
The means of egress shall be provided with illumination of not less than 1 foot candle at
the floor level anytime the building is occupied. The means of egress illumination shall
be provided with a second source of power in case of primary power loss. (Sec. 1006.2)
Portable fire extinguishers shall be installed in new and existing Group A, B, E, F, H, I,
M, R -1, R -2, R-4, and S occupancies. (OFC Sec. 906)
Live Loads Posted: The live loads for which each floor has been designed to exceed
50 psf shall be conspicuously posted by the owner in that part of each story in which
Phone: 503.639.4171 . Fax: 503.684.7297 . • www.tigard - or.gov • TTY Relay: 503.684.2772
they apply, using durable metal signs, and it shall be unlawful to remove or deface such
notices. The occupant of the building shall be responsible for keeping the actual load
below the allowable limits. (1603.3 OSSC)
American with Disabilities Act (ADA): It shall be the responsibility of the Architect,
Engineer, Designer, Contractor, Owner and Lessee to research the applicability of the
ADA requirements for the structure. The City of Tigard reviews the plans and inspects
the structure only for compliance with Chapter 11 of the OSSC, which may not include
all of the requirements of the ADA.
Approved Plans: 1 set of approved plans, bearing the City of Tigard approval stamp,
shall be maintained on the jobsite. The plans shall be available to the Building Division
inspectors throughout all phases of construction. (106.3.1 OSSC)
Certificate of Occupancy: No building or structure shall be used or occupied until the
Building Official has issued a certificate of occupancy (109.1 OSSC)
Premises Identification: Approved numbers or addresses shall be provided for all new
buildings in such a position as to be plainly visible and legible from the street or road
fronting the property.
Respectfu ly,
Dan Nelson
Senior Plans Examiner