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MMD2007-00035
MMD2007 00035 HARRIS MCMONAGLE HEADQUARTERS City of Tigard, Oregon 13125 SW Hall Blvd. • Tigard, JR 97223 December 21,2007 • _ ,1 Bill McMonagle T I G A RD Harris-McMonagle Associates 12555 SW Hall Blvd. Tigard, OR 97223 RE: Minor Modification MMD2007-00035 Dear Mr. McMonagle: This letter is in response to your request for approval for a Minor Modification (MIIVID2007-00035) at 8730 SW Scoffins Street, WCTM 2S102AA, Tax Lot 3000. You have requested to modify the original Site Development Review approval, SDR2006-00004/Hams-McMonagle Headquarters, by eliminating one (1) parking space to relocate the proposed waste storage area from the front part of the site to the rear southwest corner and allowing a 6 foot tall cedar board fence to screen the area rather than a vinyl fence. A wood fence is already required in the CBD zone; therefore, the wood fence is permitted and will not be discussed in the analysis below. No other changes to the site or building are proposed. The submitted plans reflect the current and proposed conditions. 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 development. 2. A change in the ratio or number of different types of dwelling units. The proposal does not involve residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The applicant is not proposing an increase in floor area. Therefore, the change will not require additional on-site parking. The relocation of the waste storage area will require the removal of one parking space. However,the site exceeds the minimum parking requirement. Twenty-one (21) parking spaces are required. Twenty-four (24) parking spaces (excluding, ADA, carpool and fleet spaces) will exist after the one space is eliminated. Therefore,the removal of one parking space will not affect the site's compliance with Chapter 18.765. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. The applicant has not proposed any structural changes to the building. 5. An increase in the height of the building(s) by more than 20 percent. The applicant has not proposed any changes to the building, including the height. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. The existing access on SW Scoffins Street will remain the same, as shown on the site plan. Page 1 of 2 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. There is no anticipated increase in traffic because the applicant does not propose to increase the floor area of the building. 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. There will be no increase in the size of the building. 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. The proposed relocation will not reduce open space. The approximately 50 square foot waste storage area will be replaced by landscaping, thereby increasing landscapin . The new waste storage area will be 180 square feet and will replace one parking space. Because this area is already designated impervious surface, no landscaping will be reduced. The site plan shows the site is 24% landscaped,exceeding the minimum standard of 15%. 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. As discussed, no landscaping or open space will be reduced. Therefore, no project amenities will be reduced. 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 applicant has not proposed any modifications to the conditions of approval for SDR2006-00004. However, staff observed a change on the new site plan concerning the required pedestrian path. The new site plan shows the path going through the trunks of three trees that are protected by conditions of approval; whereas the old plan shows a pedestrian path meandering around the trees. Per a discussion with the applicant, the pedestrian path on the new plan is an overlay(a grid-pattern design area) and cannot be designed to curve. The pedestrian path will still meander around the trees as originally intended. Staff notes that this minor modification approval does not authorize changes to the pedestrian path. THIS REQUEST HAS BEEN APPROVED BY THE CURRENT PLANNING DIVISION. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR BUILDING PERMIT APPLICATION. This request is determined to be a minor modification to an approved site development plan. The Director's designee has determined that the proposed minor modification of this existing plan will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any questions, please call the Current Planning Division at (503) 639-4171 or stop by the Planning counter at City Hall, 13125 SW Hall Blvd,Tigard,OR 97223. Sincerely, milt' Assistant ner Page 2 of 2 I CITY of TIGARD,-''''' s'-\______________ /! ) GEOGRAPHIC INFORMATION SYSTEM ------'--- VICINITY MAP 1 — J- GARDEN -- MMD2007- 00035 4e° � HARRIS-MCMONAGLE A GL E HEADQUARTERS • p i alp LEGEND:s° SUBJECT ti i ko F sITE ‘ 4, 4 \-7,4 IVAlklillor Ej e/. 4 W*I : a I 1.{T RO ry Q`' 4 • S BEEF S' n'O ' / thi!-la RD _ ,,, 4 Tigard Area Map 2��9�j� N y , S>, 0 70 140 210 260 350 Feet N, , ----•- r---- Mt 1'=266 feel Information on this map is for general location only and should be verified with the Development Services Division. .„ Alb . , 13125 SW Hall Blvd ✓� OS, Tigard,OR 97223 7 (503)639-4171 ■ http:llwww.ci.tigard.or.us Com nunity Development Plot date: Dec 21,2007;C:1magic\MAGIC03.APR AREA CALCULATIONS. I TOru SD(S Aay. 24.5/2 v :. „� �„� ��„o, ao IMPERVIOUS SURFACE A.�d..'NA zs ADA R'S ME 13.232 5f ., ri�m S.wr • SC4F:0 10 SIDE..AREA I.n1 SF ..,e. PARKING I a333 orrice BOLOINC AREA- 3.750 SR 61555 n \7 �1/1 5\ . '. 4 M BUILDING TOTAL ONSRE IMPEOS,ous SURFACE:MEW SF 675% '• `�.lo°w�`l9 _, m„RW C '. 7 \ �� u `ANOSiMFO AREA _ ry .•.. . .r — II LANDSCAPE AREA PARAMD 51.WD3 412 SF / 1'....5. D..•1.•• ' I N II LANDSCAPE ARO,PERIMETER 6.463 SF C TOTAL LANDSCAPE AREA 5.679 SF <245L> eao•mot . '��..•� `� U ' MAP .s SK g uL N II II PARICaEC ARG MOW".rm.0 , I p II II 2sb000 sous. 25 50*029 I I TYPICAL ADA SIDEWALK RAMP .s.A,rRAE.. .v.a YON FLEET P/01109C 3 MACES TYPICAL PROFILE AND PARKING STALL DETAIL I II II s NSN ADA PARROWO: x SPAM TYPICAL PLAN „R1 N wry D II II BOARD ON BBwARU FINISNED�00R MD, BICYCLE RACK DETAIL EOM MRS '< 16.8' II WOE OF WALL) �UNG7N- ECN'WG 070 Sr __ ..- +-∎ -—-——--—————�-I EXISTING I • OWNS FENCE 0 0 o O Q ODR9RC MICE 0 o _ , 1 I.II S46'3700'W 249.65 1--_ I II �; i= R4ATEa MhETEIXR II n ——ME ixS,_�1 II■ADA , g'°° Z PARKING 1'. -`T I CAR Pool i I II I N I `''"■ PROPOSED SEE DnN. 0E50 0 1 _ O 4_ II tr 1.1 . BUILDING ":sTRET I�I ��— p II I `ri IVAN ACCESSIBLE / ., I I n J a I 'a"Irg I ADA PARKING �' II 1 -(='- N MS SNRT /-� —I N If NC 41 _N Y ? /a 4J2PNGNII SIDEWALK � i I �* I II i °o w N �_' 8 z6c3'��,1���it�rW,.f' �SJ�el©�F:]!i II 0 `? I_ PLANTER 266434' `C.) o f� 23' II 6,w N I 7 COMPACT PARK NG SPACES 5 C IMPACT PARKING SPACES I_ / z66z z66izesD i m I RE CUR I•" II 0 I CEDAR FENCE < (f�1s, BOARD ON BOARD tl C.Yw1266} I C 71 I II (AR PROP OARD x .I . WWW LINE) 2666)p{ I 1 T f1 I .73 t..0 2t 25 �.w— 1.0O ,.75 , so / �4rJ 1 2' yr 1 II _ y - - - 2659 DILATION I V '31; 17' lTING'..11• c, y 0 2662 zss6 I r I INTERIM II Z 1 ��;:7 R W O II ). \ z6s- I U II B PARKING I I TIN R/W U) I Ginn I I ' ' i Il WET w.0 546'37'00'W • RE1.'mu. • lsN.aJ O __- O '� X „ MOPERn rill ?:, II cE01R FENCE SURROUND LINE 244 50050 I m II I 2-TO'WOE Gm I (.T TOP OF WAU) 0 I II (PER PMOE 05PDSAL ACOFPTNKY ECTIFR) b II Le% I ( I — NOTE POOL COMPACT sPACEs,MO REFER.'ROW ARROW'S 11 I �\ O II t'yJ{ I I RE P.vnED ON THE M.N. 1 I 1 II ■ - - REFERENCE IWORY.RON AND NOTES SCOFFINS PROPERTY, LLC HMC�ss•O�FFFIICL�'E SITE ' �0..W. J^�/`+�r`5" '�I^�^' ' .A PLANS HNC NEW �RFaWR, �WR���mauves _ Wnn °� RARRIS-McIONAGIE ASSOCIATES. INC. IMPROVEMENT PLANS 2 wLI& 5 4 o W s S. RmwROS M. wR mw Mw T4S3 SW Nut aws SEF� REFER TO TRAUI1O FOR LATEST REN0ON ..� ....y....y∎ewoo..,�W. masmem..,}WAR.sAus.mrar .a,r..r.y 6/19/06 HAWS(503)OTE-3453' a 1 C a 7 y FINAL APPROVAL GI 0 OF T1G-Rg nLRNN4G C L 1*yN 0 13` DATE 01 V..02 CeXi I. PRE-APE HELD BY CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City jTigan Pernit Center 13125 SW Hall Nut, Tigard OR 97223 More 503.639.4171 Fax:503.598.1960 • File#F I4O oil o7 000 3.( 1 Other Case# 4/06 ,-Da2,4/1/Aa ao-a -oov73 Amg- 7-4�[rD3 Date 1247 iU/ By C. -r Receipt# 'CZ/ k/( Fee 15-74412) Date Complete I TYPE OF PERMIT YOU ARE APPLYING FOR SEE DESCRIPTION ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) ❑Zone Change(III) ❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑ Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE 1s5 J1'Z.isr1)ACTIVITY WILL O UK(Addmss if available) 8730 Scoffins St . Tigard, OR 97223 TAX MAPS&TAX LOT NOS. 2S-1-02 AA TL 3000 TOTAL SITE SIZE ZONING CLASSIFICATION . 58 ACRES CBD APPLICANT' Harris McMonagle Associates, Inc. MAILING ADDRESS/CITY/STATE/ZIP 12555 SW Hall Blvd. Tigard, OR 97223 PHONE NO. FAX NO. 503-639-3453 503-639-1232 PRIMARY CONTACT PERSON PHONE NO. Bill McMonagle 503-639-3453 (Ext . 14) PROPERTY OWNER/DEED HOLDER(Attach list if more than one Scoffins St . LLC MAILING ADDRESS/QTY/STATE/ZIP 12555 SW Hall Blvd. Tigard, OR 97223 PHONE NO FAX NO 503-639-3453 503-639-1232 *When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written I authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) The applicant requests(2) Minor Design Modifications for an approved office building to (Casefile numbers SDR-2006-00004 and VAR-2007-00003. (1) The applicant requests approval to relocate the previously approved waste disposal area to the southwest corner of the site. (2) The applicant also requests approval to modify the fence materials from 5-foot vinyl to a 6-foot solid good neighbor wood cedar fence. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\laud use applications\land use permit app.doc THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. i lAtl�_. /2 —6 —o 7 Owner's ture Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date 4110 Applicant/:.fin Represe ve's Signature Date Applicant/Agent/Representative's Signature Date r i 4 CITY OF TIGARD 12/7/2007 111111 ■ 13125 SW Hall Blvd. 2:18:56PM Tigard,OR 97223 503.639.4171 Receipt #: 27200700000000005348 Date: 12/07/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MMD2007-00035 [LANDUS] Minor Modification 100-0000-438000 500.00 MMD2007-00035 [LRPF] LR Planning Surcharge 100-0000-438050 74.00 Line Item Total: $574.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check SCOFFINS PROPERTY LLC ST 1 1 10 In Person 574.00 Payment Total: $574.00 cReceipt.rpt Page 1 of 1 evaai "'`'"""`y'„'Ca"" 2004-117129 .' 10IG ,4 03:27:56 PM D-DW Cnt=1 Stn=16 D HOFFMAN 1 LandAmerica • 55.00 56.00$11.00$315.00-Total=$337.00 Lawyers Title 006673152004011712 010019 I,Jerry Hanson,Director of Aassssmsnt and Taxation and Ex-Officio County Clerk for Washington County, • Oregon,do hereby certify that the within Instrument of tJti After Recording, Return to: writing was received and recorded In the book of ;Fri Harris-McMonagle Associates records ofaaldcounty. 1.1E3w, 12555 SW Hall Blvd. Jerry R.Hanson,Director sssss ment and Taxation, s; • Ex-Offlclo County Clerk Portland, OR 97223 • Until a change is requested, tax statements • shall be sent to the following address : • ***same as above*** • STAT°UTORY WARRANTY DEED . (Individual) (Above Space Reserved for Recorder's Use) Elva E. Pietila conveys and warrants to Harris-McMonagle Associates , Inc. an Oregon corporation the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: The Northerly 250 feet of Tract 24, TIGARD HIGHWAY TRACT, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at the most Northerly corner of Tract 24, TIGARD HIGHWAY TRACTS; thence along the Northwest boundary line of Tract 24 in a Southwesterly direction 250 feet; thence South 45° 12' East and parallel with the Northeast boundary of Tract 24, a distance of 100 feet; thence Northeasterly and parallel with the Northwest boundary of Tract 24, a distance of 250 feet to the most Easterly point of said tract; thence North 45° 12' West 100 feet to the place of beginning. Tax Account Number(s) : R0460450 This property is free of encumbrances, EXCEPT: WASHINGTON COUNTY REAL P OPEEBTY TRANSFER TAX M „Y,,.;, , $3 (.�.' to -2 -oy `!J' FEE PAID DATE The true consideration for this conveyance is $315,000.00 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 . DATED this � I ay of September, 2004 . edxLia. -Elva E. Pietila STATE OF OREGON, COUNTY OF Washington) ss. The foregoing instrument was acknowledged before me this ay of September, 2004, by iva E. Pietila. • C J Sa Notary Public for Oregon i Y GFFICIAL om: VICKIE J SJOBLOFTi _ 3 _O My Commission Expires : I " NOTARYPUBLIC OREGON rizt COMMISSION NO. 341E1 MY COMMISSION EXPIRES JAN 23 :20u5 Order No. : 22g0231991w 10/"004 03:27:56 PM ""'—r— ' I I e vv D- Cnt=1 Stn=16 D HOFFMAN $5.0u 4.00$11.00-Total=$22.00 LandAmerica • Lawyers Title 00667317200401171_300010015 I,Jerry Hanson,Director of A flint and Taxation and Ex-Ofticlo County Clerk for Washington County, .; Oregon,do hereby certify that the within instrument of writing was received and recorded In the book of "'' �("{ ` After Recording, Return to: records of said county. � Harris-McMonagle Associates �d g Jerry R.Hanson,Director merit and Taxation, 14.1 , 12555 SW Hall Blvd. Ex-Officio County Clef* Portland, OR 97223 Until a change is requested, tax statements shall be sent to the following address : ***same as above*** • STATUTORY WARRANTY DEED (Corporation/Partnership) (Above Space Reserved for Recorder's Use) Harris-McMonagle Associates, Inc. an Oregon corporation conveys and warrants to James R. Harris and William McMonagle the following described real property in the State of Oregon and County of Washington free of encumbrances, except as specifically set forth herein: The Northerly 250 feet of Tract 24, TIGARD HIGHWAY TRACT, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at the most Northerly corner of Tract 24, TIGARD HIGHWAY TRACTS; thence along the Northwest boundary line of Tract 24 in a Southwesterly direction 250 feet; thence South 45° 12' East and parallel with the Northeast boundary of Tract 24, a distance of 100 feet; thence Northeasterly and parallel with the Northwest boundary of Tract 24, a distance of 250 feet to the most Easterly point of said tract; thence North 45° 12' West 100 feet to the place of beginning. Tax Account Number(s) : R0460450 This property is free of encumbrances, EXCEPT: covenants, easements and restrictions of record. The true consideration for this conveyance is $0.00 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA- TION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRU- MENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAW- SUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. ( DATED this 0 day of October, 2004 . Harris-McMonagle Assiates, Inc. William cMonagle VP 1 $-cretary STATE OF OREGON, COUNTY OF Washington) ss. The foregoing instrument was acknowledged before me this (L., day of OctobefIby William McMonagle, as VP - Secretary, of Harris-McMonagle Associates, Inc. an Oregon corn oration, on behalf of the corporation. d OFFICIAL SEAL VICKiE J SJOBLOIUi I e� NOTARY PUBLIC OREGON Notary Public for Oregon u j' COMMISSIO N NO, 341619 II Mr COMMISSION EX=,LES JAN 23,2005 My Commission Expires: (,,,,, Order No. : 22g0231991w HARRIS-MCMONAGLE ASSOCIATES, INC. OFFICE HEADQUARTERS SITE DEVELOPMENT APPLICATION CITY OF TIGARD Applicant: Scoffins Property, LLC 12555 SW Hall Boulevard Tigard, Oregon 97223 Engineer/Surveyor: Harris-McMonagle Associates,Inc. 12555 SW Hall Boulevard Tigard,Oregon 97123 December 6, 2007 SLJFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Applicant and Consultants 2 Site Description 3 Project Description 4 Development Code for the City of Tigard Chapter 18.360, Site Development Review 6 Chapter 18.390,Decision-Making Procedures/Impact Study 17 1 SLJFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION APPLICANT AND CONSULTANTS Applicant: Scoffms Property, LLC 12555 SW Hall Boulevard Tigard, Oregon 97223 Contact Person: Bill McMonagle Phone: 503.222.9617 Fax: 503.222.2450 Planning: Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard,Oregon 97123 Contact Person: Steve Bloomquist Phone: 503.639.3453 Fax: 503.639.1232 Structural Engineering: CSA Consulting Engineers 15 82 nd Drive, Suite 150 Gladstone, Oregon 97027 Contact Person: Donald Parcel Phone: 503.228.3848 Fax: 503.228-0475 Civil Engineering/Surveying: Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97123 Contact Person: Jay Harris Phone: 503.639.3453 Fax: 503.639.1232 Arborist: Robert Mazany and Associates P.O. Box 1305 Beaverton, Oregon 97075 Contact Person: Robert Mazany Phone: 503.646.0897 Property Description: Washington County Assessor's Map 2S 102AA, Tax Lot 3000. Site Size: 0.57 acres Zoning: City of Tigard CBD,Central Business District. Proposal: Minor Modifications to approved plans for a site development review. Case Number(s): SDR-2006-00004 VAR(2007-00003) 2 S� JFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION PROJECT DESCRIPTION EXISTING SITE DESCRIPTION The Property is located at 8730 SW Scoffins Street. It is situated in the City of Tigard's Central Business Zoning District and is zoned CBD. The site is identified as Tax Lot 3000 on Tax Map 2S 102AA. PROJECT DESCRIPTION REQUESTED LAND USE APPROVAL The Applicant is requesting two (2) minor design modifications for required internal improvements to the Scoffins Office Building site. The subject site has been approved for the construction of a commercial office building per case file numbers SDR-2006-00004 and VAR2007-00003. Construction within the site is currently underway. (1) The applicant requests approval to relocate the waste and recycling area from the front portion of the site to the southwest corner of the site as shown on the plan set dated December 3, 2007. The applicant is requesting approval to relocate the waste disposal area because Pride Disposal had concerns with the previously approved waste disposal location within the front portion of the site. The applicant met with Pride Disposal to obtain approval for the new location of the waste disposal area. A copy of the service provider letter from Pride Disposal has been included with this application. The letter indicates that the proposed new location is acceptable. (2) The applicant also requests approval to modify the previously approved fencing from 5-foot vinyl perimeter fence to 6—foot "cedar" solid board on board good neighbor fencing. The applicant is requesting an alternative fence material due to the large price increase that has resulted in products made from petroleum. The proposed alternative "cedar fencing" will still allow adjacent properties with the same degree of screening as the vinyl fencing that was previously approved. The 6-foot cedar fencing would be 1 foot taller than the 5-foot vinyl fencing and would result in additional screening for adjacent properties. 3 S .JFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review Chapter 18.360 SITE DEVELOPMENT REVIEW Sections: 18.360.010 Purpose 18.360.020 Applicability of Provisions 18.360.030 Approval Process 18.360.040 Bonding and Assurances 18.360.050 Major Modification(s)to Approved Plans or Existing Development 18.360.060 Minor Modification(s)to Approved Plans or Existing Development 18.360.070 Submission Requirements 18.360.080 Exceptions to Standards 18.360.090 Approval Criteria 18.360.010 Purpose A. Promote general welfare. The purpose and intent of site development review is to promote the general welfare by directing attention to site planning, and giving regard to the natural environment and the elements of creative design to assist in conserving and enhancing the appearance of the City. B. General purposes. It is in the public interest and necessary for the promotion of the health, safety and welfare, convenience, comfort and prosperity of the citizens of the City of Tigard: 1. To implement the City of Tigard's Comprehensive Plan and other approval standards in this title; 2. To preserve and enhance the natural beauties of the land and of the man-made environment, and enjoyment thereof. 3. To maintain and improve the qualities of and relationships between individual buildings, structures and the physical developments which best contribute to the amenities and attractiveness of an area or neighborhood; 4. To protect and ensure the adequacy and usefulness of public and private developments as they relate to each other and to the neighborhood or area;and 5. To ensure that each individual development provides for a quality environment for the citizens utilizing that development as well as the community as a whole. C. Environmental enhancement. To prevent the erosion of natural beauty, the lessening of environmental amenities, the dissipation of both usefulness and function, and to encourage additional landscaping, it is necessary: 1. To stimulate harmonious design for individual buildings,groups of buildings and structures, and other physical developments; 2. To encourage the innovative use of materials, methods and techniques and flexibility in building placement; and 3. To integrate the function, appearance and location of buildings and improvements so as to best achieve a balance between private prerogatives and preferences, and the public interest and welfare. Page 4 of 17 SL.JFFINS STREET PROPER i SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review 18.360.020 Applicability of Provisions A. Applicability and exemptions. Site development review shall be applicable to all new developments and major modification of existing developments, as provided in Section 18.360.050, except it shall not apply to: 1. Single-family detached dwellings; 2. Manufactured homes on individual lots; 3. A duplex, which is not being reviewed as part of any other development; 4. Minor modifications as provided in Section 18.360.030B; 5. Any proposed development which has a valid conditional use approved through the conditional use permit application process; 6. Mobile home parks and mobile home subdivisions; 7. Family day care; 8. Home occupation; 9. Temporary use; or 10. Accessory structures. 18.360.030 Approval Process A. New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development, as defined in Section 18.360.030A, shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. C. Approval period Site development review approval by the Director shall be effective for a period of 1-1/2 years from the date of approval. The site development review approval by the Director shall lapse if: 1. Substantial construction of the approved plan has not begun within a one-and-one-half years period;or 2. Construction on the site is a departure from the approved plan. D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year;provided that: 1. No changes are made on the original site development review plan as approved by the Director; 2. The applicant can show intent of initiating construction on the site within the one year extension period;and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. 18.360.040 Bonding and Assurances A. Performance bonds for public improvements. On all projects where public improvements are required the Director shall require a bond in an amount not greater than 100%or other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and Page 5 of 17 S� JFFINS STREET PROPER'1 SITE DEVELOPMENT APPLICATION Chapter 18.360— Site Development Review Finding: A bond has been issued for the construction of the building site. B. Release of performance bonds. The bond shall be released when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. C. Completion of landscape installation. Landscaping shall be installed prior to issuance of occupancy permits, unless security equal to the cost of the landscaping as determined by the Director is filed with the City Recorder assuring such installation within six months after occupancy: 1. Security may consist of a faithful performance bond payable to the City, cash, certified check or such other assurance of completion approved by the City Attorney; and 2. If the installation of the landscaping is not completed within the six-month period, the security may be used by the City to complete the installation. Finding: All landscaping will be installed prior to issuance of occupancy permits. D. Business tax filing. The applicant shall ensure that all occupants of the completed project, whether permanent or temporary, shall apply for and receive a City of Tigard business tax prior to initiating business. Finding: Harris-McMonagle Associates will be the only occupant and already conducts business in Tigard with a City of Tigard business tax. 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request. An applicant may request approval of a modification to an approved plan or existing development by: 1. Providing the Director with three copies of the proposed modified site development plan; and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in subsection B below. Finding: The applicant has proposed two minor modifications to the approved site plan. The applicant has provided three copies of the previously approved plan set and three copies of the proposed modifications to the site. A written narrative has been included with this application package that addresses both of the modifications proposed. The applicant will demonstrate herein below that the modifications proposed are minor in nature by addressing both the major and minor modification criteria below. B. Evaluation criteria. The Director shall determine that a major modification(s) will result if one or more of the following changes are proposed. There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; 2. A change in the ratio or number of different types of dwelling units; Page 6 of 17 SL,JFFINS STREET PROPER'i SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review Finding: Evaluation criteria number 1 and 2 above are not applicable criteria for the type of project proposed on the site. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; Finding: The changes proposed will not require any additional onsite parking. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; 5. An increase in the height of the building(s) by more than 20%; Finding: There will be no changes to the building that is currently being constructed on the site. Therefore evaluation criteria numbers 4& 5 above are not applicable. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; Finding: There will be no changes to the entrance into the site and or the internal circulation or parking areas within the site. One parking space will be lost as a result of the proposed modification to relocate the waste disposal area to the south west corner of the site, however onsite parking requirements are still met with the changes proposed. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Finding: There will not be an increase in traffic volume due to the proposed modifications to the site. 8. An increase in the floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; Finding: The FAR will remain the same. No changes or modifications of any kind are proposed to the Scoffins Office building. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Page 7of17 S1/4.,JFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Chapter 18.360— Site Development Review Finding: There will be no reductions in the amount of usable open space or landscaped areas on the site as a result of the proposed modifications. 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; b. Screening;and/or c. Landscaping provisions. Finding: The applicant is not requesting a reduction of project amenities. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of BI through 10 above of this subsection. C. When the determination is made. Upon determining that the proposed modification to the site development plan is a major modification, the applicant shall submit a new application in accordance with Sections 18.360.030 and 18.360.070 for site development review prior to any issuance of building permits. Finding: The applicant has demonstrated that the two (2) modifications proposed on the site are not subject to conditions B.1 through B.10 above. The proposed modifications are also not conditions specifically imposed within the conditions of approval by the review authority. 18.360.060 Minor Modification(s)to Approved Plans or Existing Development A. Minor modification defined. 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. B. Process. An applicant may request approval of a minor modification in accordance with Section 18.360.0308 and as follows: 1. Providing the Director with three copies of the proposed modified site development plan; and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in Section 18.360.0508. C. Approval criteria. A minor modification shall be approved, approved with conditions or denied following the Director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title; and 2. The modification is not a major modification. Finding: The applicant has demonstrated that the proposed changes are minor modifications. The applicant has included all required submittal items described above for a minor modification. The applicant requests approval to relocate the garbage disposal area and use cedar fencing in lieu of vinyl fencing for screening and buffering purposes around the perimeter of the site. Page 8 of 17 • SLJFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review 18.360.070 Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Section 18.390.040. B. Additional information. In addition to the submission requirements required in Chapter 18.390, Decision-Making Procedures, an application for the conceptual development plan must include the following additional information in graphic, tabular and/or narrative form. The Director shall provide a list of the specific information to be included in each of the following: 1. An existing site conditions analysis; 2. A site plan; 3. A grading plan; 4. A landscape plan; S. Architectural elevations of all structures;and 6. A copy of all existing and proposed restrictions or covenants. Finding: Site development plans have been included with the application. The plans include site dimensioning, grading, landscape, existing conditions and parking. 18.360.080 Exceptions to Standards A. Exceptions to setback requirements. The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: 1. An exception which is not greater than 20%of the required setback; 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; 3. Safe vehicular and pedestrian access to the site and on-site; 4. A more efficient use of the site which would result in more landscaping;and 5. The preservation of natural features which have been incorporated into the overall design of the project. B. Exceptions to parking requirements. The Director may grant an exception or deduction to the off- street parking dimensional and minimum number of space requirements in the applicable zoning district based on the following findings: 1. The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., senior citizen housing, and which has a demonstrated low demand for off-street parking; 2. There is an opportunity for shared parking and there is written evidence that the property owners have entered into a binding agreement to share parking;or 3. There is community interest in the preservation of particular natural feature(s)on the site,public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses, therefore the public interest is not adversely affected by the granting of the exception. Page 9 of 17 SLJFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review C. Exceptions for private or shared outdoor area. The Director may grant an exception or deduction to the private outdoor area and shared outdoor recreation areas requirements, provided the application is for a use designed for a specific purpose which is intended to be permanent in nature (for example, senior citizen housing) and which can demonstrate a reduced demand for a private outdoor recreational area based on any one or more of the following findings: 1. There is direct access by a pedestrian path, not exceeding 1/4 mile, from the proposed development to public open space or recreation areas which may be used by residents of the development; 2. The development operates a motor vehicle which is available on a regular basis to transport residents of the development to public open space or recreation areas; or 3. The required square footage of either the private outdoor area or the shared outdoor recreation area may be reduced if together the two areas equal or exceed the combined standard for both. D. Exceptions to landscaping requirements. The Director shall grant an exception to the landscaping requirements of this code, Section 18.120.150, upon finding that the overall landscape plan provides for at least 20 of the gross site to be landscaped Findin2: No exceptions are requested. 18.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; Findin2: All applicable requirements of this title are shown to be met. 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and (4) Oriented with consideration for sun and wind b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Finding: The building is positioned on the west property line to save the grove of trees on the northeast Page l 0 of 17 SLJFFINS STREET PROPER] SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review corner of the site. The position of the building will also allow adequate sun exposure. The building is also positioned away from residential housing that abuts the property on the south and east sides. 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: (1) Recesses, e.g., decks,patios, entrances,floor area, of a minimum depth of eight feet; (2) Extensions, e.g., decks,patios, entrances,floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet;and (3) Offsets or breaks in roof elevations of three or more feet in height. 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1) The purpose of the buffer,for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s)from which buffering is needed; (4) The required density of the buffering; and (5) Whether the viewer is stationary or mobile. b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1) What needs to be screened; (2) The direction from which it is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile; and (5) Whether the screening needs to be year around. Finding: The entire site perimeter will be landscaped and fenced to provide screening and buffering from adjoining properties. Refer to the landscaping plan for more detail. 5. Privacy and noise: multi family or group living uses: a. Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a below; Page I 1 of 17 SLJFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review b. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise; c. On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses;and d Buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. 6. Private outdoor area: multi family use: a. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and (1) Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit; and (2) Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. 7. Shared outdoor recreation areas: multi family use: a. In addition to the requirements of subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: (1) Studio up to and including two-bedroom units, 200 square feet per unit;and (2) Three or more bedroom units, 300 square feet per unit. b. The required recreation space may be provided as follows: (1) It may be all outdoor space; or (2) It may be part outdoor space and part indoor space;for example, an outdoor tennis court, and indoor recreation room;or (3) It may be all public or common space; or (4) It may be part common space and part private;for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit;and (5) Where balconies are added to units, the balconies shall not be less than 48 square feet. c. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; 8. Where landfill and/or development is allowed within and adjacent to the 100 year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined Page 12 of 17 S JFFINS STREET PROPER' SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by, but not limited to: (1) A deck,patio, low wall, hedge, or draping vine; (2) A trellis or arbor; (3) A change in elevation or grade; (4) A change in the texture of the path material; (5) Sign; or (6) Landscaping. 10. Crime prevention and safety: 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. Light 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. Finding: All crime prevention and safety measures were used in the design of the building and layout of the site. The parking lot and exterior of the building will be illuminated,mailbox will be in an open and illuminated area, and windows will be positioned on all four sides of the building. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; b. The requirements for transit facilities shall be based on: (1) The location of other transit facilities in the area;and (2) The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (1 )Bus stop shelters; (2) Turnouts for buses;and (3) Connecting paths to the shelters. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. Page 13 of 17 SLJFFINS STREET PROPER1 SITE DEVELOPMENT APPLICATION Chapter 18.360 — Site Development Review Finding: The applicant has provided for 24.7 percent of the gross site area to be landscaped. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Finding: The drainage plan has been designed in accordance with the adopted 1981 master drainage plan. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447;and Finding: The building site has been designed for the disabled in accordance with ORS Chapter 447. 15. All of the provisions and regulations 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 Chapter 18.370.; (Ord. 02-33) Finding: The applicant has requested two(2)minor modifications, to a previously approved land use decision. Chapters 18.350 and 18.370 are not applicable for the type proposal the applicant is requesting. Page 14 of 17 • SL JFFINS STREET PROPERTI SITE DEVELOPMENT APPLICATION Chapter 18.390 — Decision Making Procedures Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.010 Purpose A. Purpose. The purpose of this chapter is to establish a series of standard decision-making procedures that will enable the City, the applicant, and all interested parties to reasonably review applications and participate in the local decision-making process in a timely and effective way. Each permit or action set forth in Chapters 18.320- 18.385 has been assigned a specific procedure type. 18.390.020 Description of Decision-Making Procedures B. Types defined. There are four types of decision-making procedures, as follows: 1. Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by the Director without public notice and without a public hearing; Finding: The Harris-McMonagle Assoc. Inc. office headquarters minor modification will be processed as a Type I procedure as identified in Table 18.390.1 below. C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. TABLE 18.390.1 SUMMARY OF PERMITS BY TYPE OF DECISION-MAKING PROCEDURE Type Permit/Land Cross-Reference(s) I(18.390.030) Landscaping Adjustments - Existing Street Trees 18.370.020 C4a; 18.745 - New Street Trees 18.370.020 C4b; 18.745 Signs - New 18.780 - Existing 18.780 Site Development/Minor Modification 18.360.090 Tree Removal - Removal Adjustment 18.370.020 C7; 18.790 - Removal Permit 18.790 Page 15 of 17 SLJFFINS STREET PROPERI 1. SITE DEVELOPMENT APPLICATION Chapter 18.390 — Decision Making Procedures 18.390.030 Type I Procedure A. Preapplication conference.A preapplication conference is not required for a Type I action. B.Application requirements. I. Application Forms. Type I applications shall be made on forms provided by the Director as provided by Section 18.390.080 El. 2. Application Requirements. Type I applications shall: a. Include the information requested on the application form; b.Address the relevant criteria in sufficient detail for review and action;and c. Be accompanied by the required fee. C.Administrative decision requirements. The Director's decision shall address all of the relevant approval criteria. Based on the criteria and the facts contained within the record, the Director shall approve, approve with conditions or deny the requested permit or action. D. Final decision. The Director's decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision is not appealable locally, and is the final decision of the City. Finding: A pre-application conference is not required for a Type I procedure. This application addresses all the information requested on the application from and all relevant criteria specified within the Community Development Code. Therefore, the criterion is met. Page 16 of 17 _ December 7,2007 G 7 1007 Emily Eng City of Tigard Engineering Manager 13125 SW Hall Blvd. Tigard, OR 97223 RE: HARRIS-McMONAGLE ASSOCIATES,INC.-SCOFFINS STREET OFFICE BUILDING SITE. Emily Eng: Due to discussions with pride disposal in regards to the location of the waste disposal(trash and recycling) and a large price increase in fence materials that are produced from petroleum products minor modifications to the approved site plan are requested. To assist in the balance of the city review the following items were modified as described below. 1. The waste disposal area has been moved to the southwest portion of the site. We have met with Pride disposal and determined the most practical location for trash and recycling is within the south west portion of the site. A copy of the acceptance letter from Pride Disposal dated 12-7-07 is included with this cover letter. 2. Request reconsideration to allow a 6-foot tall cedar board on board good neighbor fencing in lieu of the previously approved vinyl fencing. Except for the two requested minor design modifications the site plan all other aspects of the project will remain the same. Please contact me directly if need any additional information to process this request. Sincerely, Steve Bloomquist 503-639-3453 (ext. 19) steve @h-mc.com p *R *1*D* E DISPOSAL COMPANY P.O.Box 820 Sherwood,OR 97140 Phone: (503)625-6177 Fax: (503)625-6179 December 7, 2007 Harris-McMonagle Associates Inc. Attn: Bill McMonagle 12555 SW Hall Blvd Tigard,OR 97223 Re: Harris-McMonagle Associates Inc. office site on SW Scoffins St We have reviewed the site plan for the HMC Office Site on SW Scoffins St in Tigard and will be able to service this location.The enclosure on the site plan is shown as 20' wide and 9' deep. Typically we ask for enclosures to be no less than 10' deep to allow room for glass recycling totes behind the containers.The depth of 9' is acceptable with the understanding that there will not be room for glass recycling totes behind the containers. Per my conversation with Bill McMonagle on December 6th,the customer plans to use container service for the garbage but it is undetermined whether they will be using tote or front-load container service for recycling.The enclosure size allows for a front-load recycling container if necessary. It also allows space for tote service. Either option will be acceptable. The details on the gates are not shown.The following stipulations on the gates are necessary: • The gates should be hinged on front of the enclosure walls to allow for the full width of 20' needed to access the enclosure.This will also allow for the opening angle required of 120 degrees. • The enclosure also needs cane bolts and holes put in place for the gates to be locked in the open and closed position allowing for the opening angle needed. If you have any questions,feel free to contact me. Sincerely, Kristin Leichner Pride Disposal Co. (503) 625-6177 ext: 124 kristinl @pridedisposal.com 120 DAYS =6/7/2007C ter,) r DATE OF FILING: 3/27/2007 ;ECEIVED BY DATE MAILED: 3/27/2007 - MAR 2 9 2007 "' CITY OF TIGARD T I GAI i MILLER NASH LLP Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Numbers: SITE DEVELOPMENT REVIEW(SDR) 2006-00004 ADJUSTMENT (VAR) 2006-00073 VARIANCE (VAR) 2007-00003 Case Name: HARRIS-MCMONAGLE HEADQUARTERS Applicant's Name/Address: Bill McMonagle- Harris-McMonagle Associates,Inc. 12555 SW Hall Blvd.,Tigard,OR 97223 Owner's Names/Addresses: Same as applicant Address of Property: 8730 SW Scoffins Street Tigard,OR 97223 Tax Map/Lot Nos.: Washington Co.Tax Assessor's Map No.2S102AA,Tax Lot 3000. A FINAL ORDER INCORPORATING THE FAC IS, FINDINGS AND CONCLUSIONS DENYING THE APPEAL AND AFFIRMING THE DIRECTOR'S DECISION WITH CERTAIN MODIFICATIONS A REQUEST FOR SITE DEVELOPMENT REVIEW APPROVAL,AN ADJUSTMENT,AND A VARIANCE. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, AND COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISIONS STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON DECEMBER 11, 2006 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER Item on Appeal: On October 30,2006 the Director issued a decision to approve a request for Site Development Review approval to demolish the existing structures on site and construct a new 7,500 square-foot office building for their own use; and for an Adjustment to the street access spacing standard for the proposed driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. On November 14, 2006 an appeal was filed pertaining to Condition of Approval # 1 requiring the applicant to provide Level "D" buffering along the southeast and southwest boundaries of the subject site in accordance with Table 18.745.2 of the Code. The hearings officer held a public hearing on December 11, 2006 to receive testimony re&arding the appeal. The hearings officer held the record open for additional testimony before issuing an interim decision on January 5, 2007 denying the appeal and affirming the director's decision with certain modifications. The examiner issued an interim decision to allow the appellant to submit a variance request to reduce the required buffer without having to appeal the examiner's decision while the variance application was pending. The interim decision provided that the decision would become final and subject to appeal to the Land Use Board of Appeals on the same date that the City's decision on the variance becomes final. The applicant submitted an application for a variance and the City approved the variance. VAR2007-00003. Therefore, according to the terms of the January 5, 2007 decision, the hearings officer's decision on the appeal of SDR2006-0004 is now final. The hearings officer is re-issuing the interim decision as this final decision. ZONING DESIGNATION: CBD: Central Business District. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapter 18.745. Action: > ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND BECOMES EFFECTIVE ON MARCH 27,2007. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) within 21 days according to their procedures. Questions: If you have any questions,please call the City of Tigard Planning Division at(503) 639-4171. RECEIVED BY MAR 2 9 2007 BEFORE THE LAND USE HEARINGS OFFICER MILLER HASH 11P 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 ) SDR2006-00004 & development review for a proposed office development) VAR2006-00073 at 8730 Scoffms Street in the City of Tigard, Oregon ) (Harris-McMonagle) A. SUMMARY 1. On October 20, 2006, the City of Tigard Planning Director(the "director") issued a decision conditionally approving site development review and an adjustment for a proposed two-story, 7500 square foot office building at 8730 Scoffins Street,WCTM 2S 102AA, Tax lot 3000 (the"site"). 2. On November 14,2006 the applicant, Bill McMonagle, filed an appeal of the director's decision. The written appeal disputes condition of approval 1,which requires that the applicant install a Level"D" buffer along the southeast and southwest boundaries of the site. The applicant argued that the Code does not require a buffer,because the site and abutting properties are all zoned CBD. In the alternative,the applicant argued that the Code requires a Level C buffer,between the proposed parking lot and the abutting uses. The applicant further argued that the City should have approved the buffer proposed by the applicant,because it provides an equivalent buffer between the site and abutting uses. 3. City Hearings Officer Joe Turner(the "hearings officer") conducted a duly noticed public hearing to consider the appeal. City staff recommended the hearings officer deny the appeal and affirm the director's decision. Representatives of the applicant testified in support of the application and the appeal. The owners of the abutting properties to the southeast and southwest of the site testified in writing in support of the appeal.No one else testified orally or in writing other than public agency staff. The principal issues in this case include the following: a. Whether buffering and screening requirements are based on the uses or the zoning of the site and abutting properties; b. Whether the proposed buffer constitutes a Level D buffer or affords the same degree of buffering and screening as a Level D buffer; and c. Whether the buffer and screening requirements constitute an exaction subject to constitutional takings analysis; d. Whether the screening and buffering standards of Tigard Development Code ("TDC") 18.745.050 are "landscaping requirements" subject to waiver pursuant to TDC 18.360.080.D; e. Whether the hearings officer can approve a lesser buffer based on the circumstances in this case; and f. Whether a variance is warranted under the circumstances in this case, 4. The hearings officer issued an interim decision on January 5, 2007 denying the appeal and affirming the director's decision with certain modifications. The examiner issued an interim decision to allow the appellant to submit a variance request to reduce the required buffer without having to appeal the examiner's decision while the variance application was pending.' a. The interim decision provided that the decision would become final and d subject to appeal to the Land Use Board of Appeals on the same date that the City's decision on the variance becomes final. b. The applicant submitted an application for a variance and the City approved the variance. VAR2007-00003. Therefore, according to the terms of the January 5, 2007 decision, the hearings officer's decision on the appeal of SDR2006- 0004 is now final. The hearings officer is re-issuing the interim decision as a final decision. B.HEARING AND RECORD HIGHLIGHTS 1 If the hearings officer issued a final decision,the applicant would need to appeal that decision within 21 days.However City approval of the variance application eliminated the need to appeal. 2 Section C.10.a of the January 5,2007 Interim Order provided: a. The applicant requested the hearings officer hold the record open to allow an opportunity to submit such a variance if the hearings officer concluded that the proposed buffer is insufficient to comply with the Code.Holding the record open is necessary to avoid the need for the applicant to appeal this decision while the variance application is pending.Therefore the hearings officer will issue an interim decision ruling on the issue of whether and what type of buffer is required in this case and the hearings officer will hold the record open in order to retain jurisdiction over this case while the applicant submits and the City reviews a variance request pursuant to TDC 18.390.040. i.If the applicant submits a variance application within 21 calendar days from the date of this Interim Order,this decision shall become final on the same date that the City's decision on the variance becomes final; ii. If the applicant fails to submit a variance application within 21 calendar days from the date of this Interim Order,this decision shall become final 22 days from the date of this Interim Order. b.State law requires that the City issue a final decision on the site plan application within 120- days after the application was filed.ORS.227.178. Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 2 • 1. The hearings officer received testimony at the public hearing about the appeal on December 11, 2006. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763.The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected testimony and evidence offered at the hearing. 2. City planner Emily Eng summarized the appeal and her December 4, 2006 Memorandum in response to the appeal (the"Memorandum"). She noted that the owners of the adjacent properties submitted letters in support of the appeal. Exhibits 1 and 2. a. She noted that the buffer and screening requirements are set out in Section 18.745.050.F(1) and Table 18.745.1 of the Tigard Development Code (the - "TDC"). In this case the applicant proposed to develop a commercial office building on the site. The property to the southeast is developed with apartments. The property to the southwest is developed with a manufactured home park. Therefore Table 18.745.1 requires a Level D buffer along the southeast and southwest boundaries of the site. She opined that the director can approve an alternative buffer pursuant to TDC 18.745.050.A(3) without a variance application. However the applicant did not provide any argument or evidence that the proposed buffer affords the same degree of buffering and screening as the required Level D'buffer. The applicant did not submit an application for variance or address the variance approval criteria in TDC 18.370.010. Therefore she imposed condition 1, requiring that the applicant provide a Level D buffer along the southeast and southwest boundaries of the site. 3. City planning director Dick Bewersdorff testified that the City has consistently applied the buffering and screening requirements of Table 18.745.1 based on the use of the site and surrounding properties, as opposed to the zoning. He noted that the proposed buffer is insufficient to qualify as a Level C buffer. He testified that the mental health facility northwest of the site is an existing nonconforming use. The City recently approved a modification to allow expansion of the building. The City did not require a buffer between the site and the mental health facility because the expansion did not alter the east side of the building abutting the site. The American Legion building north of the site was constructed under the prior Code, with different buffer requirements. 4. Attorney Phil Grillo testified on behalf of the applicant and summarized his written testimony dated December 11, 2006. Exhibit 5. a. He argued that the screening and buffering requirements of Table 18.745.1 are based on the zoning of the site and abutting properties. Table 18.745.1 is ambiguous. It lists buffers based on uses and zoning. However many of the`uses" listed in the Table are also "zones." The "legislative notes" in TDC 18.700 resolve the ambiguity,providing that the screening and buffering requirements are based on zoning. This is consistent with other development standards of the Code,which are based on zoning rather than individual uses. In this case the site and surrounding properties are all zoned CBD. Therefore a buffer is not required between the site and abutting properties. Hearings Officer Final Order Appeal of SDR2006-00004/YAR2006-00073(Harris-McMonagle Headquarters) Page 3 . Staff's interpretation would require a wall between adjacent properties with different uses in the same zone, which would conflict with the stated purpose of the CBD zone. b. He argued that the manufactured home park and apartment complex abutting the site are nonconforming or restricted uses,which the applicant should not be required to buffer. c. He argued that the landscaping and screening proposed by the applicant will provide an adequate buffer between the site and the abutting uses. Construction of a Level D buffer on the site would significantly impact the proposed development and likely require removal of the grove of trees the applicant proposed to preserve near the northeast corner of the site. Therefore, even if the buffer requirements apply,the proposed development complies with the variance standards in TDC 18.370.010. He submitted photos of the site and surrounding properties,Exhibit 3, and a copy of the proposed site plan with a line showing the impact of the required Level D buffer. Exhibit 4. He requested that if the hearings officer concludes that a Level D buffer is required, that the hearings officer continue the hearing to allow the applicant an opportunity to submit a variance application. 5. The applicant,Bill McMonagle,noted that TDC 18.745.050.A(3) allows the planning director to approve an alternative buffer.The director should have done so in this case. A variance should not be required.He opined that the proposed office building is a benign use that will have little or no impact on abutting properties. He argued that the City is not applying the buffering standards consistently. The site was previously developed with a single-family residence. The City approved a mental health facility on the abutting property northwest of the site. Based on staff's interpretation, a Level D buffer should have been required between the site and the mental health facility. However the City only required a fence. The City required a slatted fence between the American Legion building north of the site, across Scoffins Road, and an abutting apartment complex. 6. At the end of the hearing, the hearings officer ordered the public record held open subject to the following scheduled: a. Until December 15, 2006 for the applicant to submit additional evidence demonstrating that the proposed buffer can be approved as an equivalent buffer pursuant to TDC 18.745.050.A(3); b. Until December 29 for City staff to respond to the applicant's submittal; and c. Until January 5, 2007 for the applicant to respond to the City and submit a closing argument. Hearings Officer Final Order . Appeal ofSDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 4 7. The parties submitted their post-hearing responses sooner than expected. Therefore the hearings officer agreed to shorten the open record period. The record closed at 5 p.m. on December 22, 2006, upon receipt of the applicant's final argument. The following substantive exhibits were received during the open record period: a. A letter dated December 15, 2006 from Mr. Grillo. Exhibit 6; b. A letter dated December 18, 2006 from Ms. Eng. Exhibit 7; c. A letter dated December 22, 2006 from Mr. Grillo. Exhibit 11; C.DISCUSSION 1. TDC 18.390.040.G and ORS 227.175 authorize the hearings officer to hear appeals of Type II decisions as a de novo matter. The hearings officer is required to conduct an independent review of the record and is not bound by the prior determination of the manager. The hearings officer adopts the findings in the manager's decision and the Memorandum and the findings and supporting evidence relied on therein, except to the extent inconsistent with the following findings. The hearings officer incorporates by reference the entire planning file regarding the original Type II review of SDR2006- 00004 and VAR2006-00073. 2. The only issue in this case is whether the applicant is required to provide a Level D buffer along the southeast and southwest boundaries of the site as required by Condition 1 of the manager's decision. The buffering and screening requirements are set out in TDC 18.745.050; specifically TDC Table 18.745.1. 3. There is a dispute about whether the buffering and screening requirements are based on the uses or the zoning of the site and abutting properties. When interpreting the City's ordinances the hearings officer is required to follow the rules of statutory construction set out in the Oregon Supreme Court's decision in Portland General Electric v. Bureau of Labor and Industries, 317 Or. 606, 859 P2d 1143 (1993) (PGE v. BOLI). The hearings officer must attempt to discern the intent of the City Council from the text and context of the ordinance and related ordinances. "If the [City Council's] intent is clear from such analysis, further inquiry is unnecessary."Id. at 610. "If, but only if, the intent of the [City Council] is not clear from the text and context of the inquiry..." may the hearings officer consider the legislative history behind the ordinance.Id. at 611. Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 5 r ' 4. In this case the Code uses both terms "use"and"zone"when describing buffering and screening requirements. a. TDC 18.745.050.A.2 provides: Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening.When different uses would be abutting one another except for separation by a right-of-way,buffering,but not screening, shall be required as specified in the matrix; (Emphasis added). b. TDC 18.745.050.B.7 provides: When the use to be screened is downhill from the adjoining zone or use,the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; (Emphasis added). c. TDC 18.745.050.F provides: The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; (Emphasis added). d. The Buffer Matrix in TDC Table 18.745.1 is labeled"existing/abutting use" and"proposed use". However the rows and columns list both uses (i.e., "mobile home parks", "parking lots", "multi-family units", etc.)and zoning(i.e., "Neighborhood Commercial Zone (CN)", "Light Industrial Zones (IP, IL)", "Commercial Zones (CC, CG, CP, CBD)" etc.). e. Footnote 1 of TDC Table 18.745.2 provides: Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050 A2. Hearings Officer Final Order - Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 6 • f. TDC 18.700 provides, in relevant part:3 Several existing chapters have been moderately to significantly altered. A brief explanation of these changes is summarized below: ....18.745: Landscaping and Screening(existing 18.100): Adopts simplified screening and buffering matrices,which govern the depth and composition of vegetative and/or masonry buffers between adjacent properties in different zones, to minimize the impacts of more intense/higher-density uses on less intense/lower- density uses. 5. The hearings officer finds, based on the text, context and the limited legislative history provided, that the screening and buffering requirements are intended to apply to both uses and zoning. For example, a Level C buffer is required where a mobile home park is proposed abutting a single-family dwelling or a commercial(CC,CG, CP or CBD) zone. A Level D buffer is required where a use is proposed in an industrial zone abutting a Neighborhood Commercial zone or where a use is proposed in a commercial zone abutting a mobile home park. The hearings officer fords that this is the only reasonable interpretation of the Code, given the indiscriminate use of the terms "use"and "zone"throughout TDC 1 8.745. a. The hearings officer finds that the applicant's interpretation, that the buffer and screening requirements are based exclusively on zoning, is clearly inconsistent with the text and context of the Code. Table 18.745-1 does not list residential zones. The table specifies buffer requirements based on different types of residential uses. The Code clearly requires a buffer between a mobile home park and single-family dwellings. However both mobile home parks and single-family dwellings are permitted uses in certain residential zones. See TDC Table 1818.510.1.Under the applicant's interpretation, the Code does not require a buffer,because the uses are located in the same zone. 6. In this case the applicant proposed to develop an office use in the CBD zone abutting a mobile home park on the southwest and a multi-family residential development on the southeast. Therefore Table 18.745.1 requires a Level D buffer. a. In the appeal the applicant argued that Table 18.745.1 only requires a Level C buffer, because the applicant proposed to develop a parking lot adjacent to the residential uses. However the hearings officer fords that the primary use proposed in this case is a commercial office building. The parking lot is proposed as an accessory use. The hearings officer finds that the buffer requirements of Table 18.745.1 are based on the 3 Mr.Bewersdorff questioned whether the City Council adopted TDC 18.700 as part of the Code.This section was included in both the printed and on-line versions of the Code. But there is no substantial evidence in the record upon which the hearings officer can determine whether or not this section was actually adopted by the City Council.However,even if this section is not part of the adopted Code,the hearings officer can consider this section as legislative history. T Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 7 primary use. Therefore the hearings officer finds that a Level D buffer is required in this case. In addition, the buffer proposed by the applicant is inadequate to meet the standard for a Level C buffer as described in TDC Table 18.745.2. 7. The applicant argued that buffering and screening should not be required in this case, because the abutting mobile home park is a nonconforming use and the apartment building is"either a restricted or nonconforming use."p 3 of Exhibit 5. However the applicant failed to offer any support for this argument. The hearings officer was unable to fine any support for this argument in the text of the Code. 8. TDC 18.745.050.A(3) allows the planning director to approve an alternative buffer. This section provides: • In lieu of these standards,a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. a. Staff argued that"there are no criteria with which to judge whether a plan affords the same degree of buffering and screening as required by the Code."Exhibit 7. Staff argued that any alternative buffer should be reviewed pursuant to the administrative variance procedures and criteria. The hearings officer disagrees. The standard for review of an alternative buffer is whether the alternative buffer"affords the same degree of buffering and screening as [provided by the standard buffer]."The variance criteria of TDC 18.370..010.C4 are intended to apply where a lesser buffer is proposed due to "special circumstances"that exist on a particular site. b. The hearings officer finds that the applicant failed to address the standards in TDC 18.745.050.A(3). i. The appeal states that"the application requested a director's decision for partial relief from the buffering and screening portions of the Code..." However the hearings officer was unable to find such a request anywhere in the application narrative. The application narrative makes no mention of TDC 18.745.050.A(3). The application narrative recites the standards, describes the proposed buffer and makes a conclusory statement that"the area of buffer has been met..." The applicant made no effort to demonstrate that the proposed buffer is consistent with the requirements of the Code. See pp 52 through 58 of the application narrative. ii. Mr. Grillo argued that a lesser buffer(a fence rather than a wall) is warranted in this case, based on the circumstances of the proposed use. See Exhibit 6. 4 18.745.050.F provides: An application for a variance to the standards required in Tables 18.745.1 and 18.745.2,shall be processed as a Type II procedure,as regulated by Section 18.390.040,using approval criteria in Section 18.370.010. Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 8 shrubs to equal a Level D buffer, let alone provide denser plantings necessary to mitigate for the reduced buffer width. ii. There is a retaining wall along the southeast boundary of the site. See Exhibit 3. The abutting property is at a lower elevation than the site. The retaining wall will protect the site from noise and visual impacts generated on the surface of the abutting residential property. However the retaining wall will do little or nothing protect the two-story apartment structure on the adjacent property from impacts generated on the site. If the site were lower than the adjacent property the hearings officer might be able to ford that the retaining wall would provide an equivalent buffer,because it would function as a wall and protect the adjacent property from visual and noise impacts generated on the surface of the site. However that is not the case here. The retaining wall will do nothing to protect the residents of the second floor apartments from activities occurring on the surface of the site. ii. There is another retaining wall along a portion of the southwest boundary of the site. See Exhibit 3. The abutting property to the southwest is higher than the site. Therefore the existing retaining wall could function as a buffer. However the applicant proposed to fill this area of the site, elevating the site to roughly the same level as the adjacent property. This fill will eliminate any screening effect provided by the retaining wall. 9. The hearings officer fords that the screening and buffering standards of TDC 18.745.050 are not"landscaping requirements"subject to waiver pursuant to TDC 18.360.080.D.6 TDC 18.745 is entitled"Landscaping and Screening."The purpose of the screening and buffering standards of TDC 18.745.050 is clearly separate and distinct from the landscape requirements addressed in TDC 18.360.080.D. Buffering and screening are required to "[p]rovide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site..." and [t]o reduce the impacts on adjacent uses which are of a different type... TDC 18.745.050.A(1) and (2). There is no assurance that landscaping 20-percent of the gross area of a site will fulfill this purpose by providing the necessary screening around the perimeter of the site. Landscaping consisting of low growing grasses and ground covers may be sufficient to fulfill the 20-percent requirement of TDC 18.360.080.D but it clearly would not provide the screening required by TDC 18.745. The hearings officer fords that TDC 18.360.080.D is intended to apply to the landscape requirements set out in the site design standards for particular uses and zones. See, e.g., TDC 18.620.030.A, 18.630.050.A and 18.640.200. 6 TDC 18.360.080.D provides: Exceptions to landscaping requirements.The Director shall grant an exception to the landscaping requirements of this code,Section 18.120.150,upon finding that the overall landscape plan provides for at least 20 of the gross site to be landscaped. Hearings Officer Final Order `' Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 10 V D. CONCLUSIONS Based on the findings adopted and incorporated herein,the hearings officer concludes that the appeal should be denied. The Code requires a Level D buffer along the southeast and southwest boundaries of the site, where the abutting properties are developed with multi-family residential dwellings and a manufactured dwelling park. The buffer proposed by the applicant is not sufficient to meet the requirements for a Level D buffer nor does the proposed buffer afford the same degree of buffering and screening as Level D buffer. However the applicant shall be permitted to submit a variance application to allow a reduced buffer. Therefore the hearings officer should affirm the manager's decision with one modification to expressly allow submittal of a variance request to reduce the buffer requirements on this site. E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby denies the appeal, affirms the decision of the planning manager and approves SDR2006-00004/VAR2006-00073 (Harris-McMonagle Headquarters)subject to the following conditions of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit the following to the Current Planning Division (Emily Eng,(503) 718-2712) and include a cover letter indicating where in the submittal the condition has been satisfied: 1. The applicant shall revise the site plan and landscape/planting plan to show Level D buffering along the southeast and southwest boundaries in accordance with Table 18.745.2 or obtain City approval of a variance to the buffer requirements. 2. The applicant shall eliminate parking spaces on the site plan to comply with the maximum number allowed (25) or provide the minimum parking spaces (21) required. Disabled-accessible and carpool/vanpool parking may be included in the minimum requirement. 3. The applicant shall revise the site plan to reduce the amount of compact parking spaces to not more than 50% of all parking spaces. Compact spaces shall be labeled as such. 4. The applicant shall revise the site plan to indicate the number of long-term parking spaces onsite. If the parking lot will have more than 20 long-term spaces, the applicant shall mark 5% of total parking spaces for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. 5. If the applicant provides more than one parking stall line, the applicant shall provide a 26-foot aisle between stall lines; otherwise the aisle shall be 24 feet. Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 11 V 6. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After- approval from the City Forester, the tree protection measures may be removed. 7. The applicant or responsible party shall have the ongoing responsibility to ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). 8. If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. Submit the following to the Engineering Department (Kim McMillan, (503) 718- 2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover frontage improvements and any other work in the public right-of-way. Six (6) 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 the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard- or.gov). Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 12 10. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide 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. 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 12. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart, Engineering). 13. Additional right-of-way shall be dedicated to the Public along the frontage of Scoffins Street to increase the right-of-way to 37 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. 14. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Scoffins Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 17 feet; B. Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. Concrete curb, or curb and gutter as needed; D. Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. Five foot concrete sidewalk without planter strip; F. Street trees in the planter strip spaced per TDC requirements; G. Street striping; H. Streetlight layout by applicant's engineer,to be approved by City Engineer; I. Underground utilities; J. Street signs (if applicable); K Driveway apron(if applicable). 15. The applicant shall submit an Engineer's Estimate for the ultimate half-street improvements (pavement section 23 feet from centerline to curb, 8 foot sidewalk and 5 foot planter strip). The estimate does not have to include grading beyond what is normally expected for a half-street improvement. 16. Prior to issuance of the Site Permit, the applicant shall pay $533.00 to the City for the striping of the bike lane along the frontage of Scoffins Street. 17. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 13 N 18. The applicant shall provide an on-site water quality and quantity facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7).Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 19. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 20. The applicant shall provide written approval from Tualatin Valley Fire & Rescue (`TVFR) for the proposed development layout and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED - PRIOR TO BUILDING PERMITS: Submit the following to the Current Planning Division(Emily Eng, (503) 718-2712) and include a cover letter indicating where in the submittal the condition has been satisfied: G 21 The applicant shall submit an elevation drawing to verify: 1) the height of the proposed building; and 2) the location of windows is suitable for crime prevention. 22. The applicant shall revise the site plan to provide a final and correct calculation • for the total landscaping on site that meets landscaping code requirements. 23. Submit a service provider letter from Pride Disposal. Call (503) 625-6177. 24. The applicant shall revise the site plan to show a 10-foot wide gate opening for the waste storage area. 25. The applicant shall revise the site plan to show access isles are marked to guide traffic flow. 26. The applicant shall revise the site plan to show wheel stops for all perpendicular parking spaces. 27. The applicant shall submit a lighting plan to be approved by the Police Department. Lighting shall not shine onto neighboring properties. 28. The applicant shall revise the site plan to show the visual clearance triangle in accordance with 18.795.040.B. / THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit the following to the Current Planning Division (Emily Eng, (503) 718-2712) • and include a cover letter indicating where in the submittal the condition has been satisfied: 9. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall 4 record a deed restriction to the effect that any existing tree greater than 12" in diameter may be removed only if the tree dies or is hazardous according to a 1 certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 14 30. The applicant shall install a solid wood fence to screen the refuse container. Prior to a final building inspection, the planner will visit the site to verify that a solid wood fence has been used. 31. The applicant shall apply for a sign permit prior to a final inspection. The sign shall not be in the public right-of-way. Submit the following to the Engineering Department(Kim McMillan, (503) 718- 2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 32. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 33. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil molar , 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF' will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 34. Prior to a final building inspection, the applicant shall pay the fee-in-lieu of the ultimate half-street improvements based on their Engineer's Estimate as approved by the City Engineer. 35. Prior to a final building inspection the applicant's engineer shall submit the final sight distance certification for the access onto Scoffins Street. 36. The applicant shall place the existing overhead utility lines along SW Scoffins Street underground as a part of this project. If the applicant is requesting they be allowed to pay the fee in-lieu of undergrounding they shall submit the request, in writing, to the City Engineer. The request should include an explanation of why it is not feasible for this development to place the utilities underground along their frontage. If approved, the fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $3,500.00 and it shall be paid prior to a final building inspection. 37. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. . THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. DATED this 27th day of January 2007. ,AIL! — Jof er, Esq.,AICP City of Tigard Land Use Hearings Officer Hearings Officer Final Order Appeal of SDR2006-00004/VAR2006-00073(Harris-McMonagle Headquarters) Page 15 EXFIIBITS Ex# Date Description 1 12/7/06 Letter from Gregg Davidson 2 12/5/06 Letter from Brian&Susan Asher 3 N/A Photos of the site and surrounding area 4 N/A Site plan illustrating extent of Level D buffer 5 12/11/06 Applicant's hearing memorandum from Mr. Grillo 6 12/15/06 Applicant's post-hearing memorandum from Mr. Grillo 7 12/18/06 City's response to the applicant's post-hearing submittal, from Ms. Eng 8 12/18/06 Email from the hearings officer to the City 9 12/18/06 Email from Ms. Eng 10 12/18/06 Email from Mr. Grillo 11 12/22/06 Applicant's final argument Hearings Officer Final Order Appeal of SDR2006-00004NAR2006-00073(Harris-McMonagle Headquarters) Page 16 1 _ _1 • ATTACHMENT NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2006-00004 : . HARRIS-MCMONAGLE HEADQUARTERS Ti G A RQ` 120 DAYS = 1/13/2007 SECTION I. APPLICATION SUMMARY FILE NAME: HARRIS-MCMONAGLE HEADQUARTERS CASE NOS.: Site Development Review(SDR) SDR2006-00004 Adjustment(VAR) VAR2006-00073 PROPOSAL: Request for Site Development Review approval to bull a two-story, 7500 square foot office build?ng in downtown Tigard on a .57 acre site. The applicant also requests approval for an Adjustment to the access spacing standard of 200 feet for driveways on a collector to 15 feet. APPLICANT/ Bill McMonagle OWNER Harris-McMonagle Associates,Inc. 12555 SW Hall Blvd Tigard,OR 97223 LOCATION: 8730 Scoffins Street;Washington County Tax Map 2S102AA,Tax Lot 3000. ZONE: CSD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district,are permitted outright.A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SE C I I ON 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 VI. NOTICE OF TYPE II DECISION SDR2006.00004/HARRIS-MCv1ONAGLE HEADQUARTERS PAGE 1 OF 32 } CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE P ERMITS: u.trot e o 1 owing to e urrent .nnino I vision y ng, 503 718-2712 an. me u•e a cover letter indicating where in the submittal-the condition has been satisfied: 1. The applicant shall revise the site plan and landscape/planting plan to show Level D buffering along the southeast and southwest boundaries in accordance with Table 18.7452. 2. The applicant shall eliminate parking spaces on the site plan to comply with the maximum number allowed (25) or provide the minimum parking spaces (21) required. Disabled-accessible and carpool/vanpool parking may be included in the minimum requirement. 3. The applicant shall revise the site plan to reduce the amount of compact parking spaces to not more than 5p00/o of all parking spaces. Compact spaces shall be labeled as such. 4. _ The applicant shall revise the site plan to indicaretlne number of long temiparking spaces onsite. If the parking lot will have more than 20 long-term spaces the applicant shall mark 5% of total parking spaces for carpooVvanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be dearly designated for use only by carpools and vanpools between 7:00 AM and 530 PM Monday through Friday. 5. If the applicant provides more than one parking stall line, the applicant shall provide a 26-foot aisle between stall lines;otherwise the aisle shall be 24 feet. 6. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the C.:ertificate of Occupancy has been approved. I the Builder is different from the Developer or initial applicant: Prior to issuan gf • ;,,,.• perrra , the applicants suhnit site plain dram gs • , • tjae location of the 1703 that were p7t erra�on t lot durrrg site d°zoprren4 laaztion gf try pr ion . .r and a sz -... gF• . • • from the project arborst rig the placerent and construduoz techniques to be errp • :• in • • • .• the structures. A ll pp c.protectrcn ... .•shall be installed and insp tat to commencing constructi n. The fencing shall r�ruvz rn place throe; the duration gf all • the building cr strudionpphases, until the Certificate gf Qcrparxy has hem apprvzaL After ,••. • , from the ay Forr ,ter, the tree protection measure;mzy be term d 7. The applicant or responsible party shall have the ongoing responsibility to ensure that the Project Arbonst has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation,through the building_construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). 8. If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub- contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, tie Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. NOTICE OF TYPE II DEQSION SDR2006-00004/HARRIS-MQ fONAGLE HEADQUARTERS PAGE 2 OF 32 • Submit the following to the Engineering Department(Kim McMillan, (503) 718-2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover frontage improvements and any other work in the public right-of-way. Six (6) 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 the Building Division and should only include sheets relevant to public improvements. -Public Facility Improvement (PH) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page(wwww.tigard-or.gov). 10. The PE permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Pennittee", and who will provide 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 rovide the name of the corporate contact person. Failure to provide accurate information to the-EEngineering Department will delayprocessing of project documents. 11. The applicant shall provide a construction vehicle access and parking_plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 12. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. if the applicant is not sure how many suites will be used, taey must im estate a number. The. City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart,Engineering). 13. Additional right-of-way shall be dedicated to the Public along the frontage of Scoffins Street to increase the right-of-way to 37 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 14. The applicant shall submit construction plans to the Engineering Department as a part of the Public FacllhtyJmprovement permit,which indicate that they will construct a half-street improvement along the frontage of Scoffins Street. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 17 feet; B. Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C: Concrete curb,or curb and gutter as needed; D. Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. Five foot concrete sidewalk without planter stri ; F. Street trees in the planter strip spaced per'1DC�requirements; G. Street striping; K Streetlight layout'by applicant's engineer,to be approved by City Engineer; I. Underground utilities; J. Street signs if applicable); K Driveway apron(iif applicable). 15. The applicant shall submit an Engineer's Estimate for the ultimate half-street improvements (pavement section 23 feet from centerline to curb, 8 foot sidewalk and 5 foot planter strip). The estimate does not have to include grading beyond what is normally expected for a half-street improvement. 16. Prior to issuance of the Site Permit,the applicant shall pay$533.00 to the Cityfor the striping of the bike lane along the frontage of Scoffins Street. 17. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. - A connection permit is required to connect to the existing public sanitary sewer system. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 3 OF 32 • 1 1 18. The applicant shall provide an on-site water quality and quantity facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineenng Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review an d approval. 19. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit drawings. The plan_ shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manua:,February 2003 edition." 20. The applicant shall provide written approval from Tualatin Valley Fire &Rescue ("IVFR) for the proposed development layout and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO BUILDING PERMITS: Submit the following to the Current Planning Division (Emily Eng, (503) 718-2712) and include a coyer letter_indi.catin.where in the submittal-the condition has been satisfied: 21. The applicant shall submit an elevation drawing to verify. 1) the height of the proposed building; and 2) the-location of windows is suitable for crime prevention. 22. The applicant shall revise the site plan to -provide a final and correct calculation for the total landscaping on site that meets landscaping code requirements. 23. Submit a service provider letter from Pride Disposal. Call(503) 625-6177. 24. The applicant shall revise the site plan to show a 10-foot wide gate opening for the waste storage area. 25. The applicant shall revise the site plan to show access isles are marked to guide traffic flow. 26. The applicant shall revise the site plan to show wheel stops for all perpendicular parking spaces. 27. The applicant shall submit a lighting plan to be approved by the Police Department Lighting shall not shine onto neighboring properties. 28. The applicant shall revise the site plan to show the visual clearance triangle in accordance with 18.795.040..B. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit the following to the Current Planning Division (Emily Eng, (503) 718-2712) and include a cover letter indicating where in the submittafthe condition has been satisfied: 29. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" in diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 30. The applicant shall install a solid wood fence to screen the refuse container. Prior to a final building inspection,the planner will visit the site to verify that a solid wood fence has been used. 31. The applicant shall apply for a sign permit prior to a final inspection. The sign shall not be in the public nght-of-way. Submit the following to the Engineering Department(Kim McMillan, (503) 718-2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 32. Prior to a final building inspection, the applicant shall complete the required public improvements . obtain conditional acceptance from the Oty, and provide a one-year maintenance assurance for said improvements. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 4 OF 32 33. Prior to final building inspection, the applicant shall provide the City with as:built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 34. Prior to a final building inspection, the a plicant shall pay the fee-in-lieu of the ultimate half-street improvements based on their Engineer's Estimate as approved by the City Engineer. 35. Prior to a final building inspection the applicant's engineer shall submit the final sight distance certification for the access onto Scoffins Street. 36. The applicant shall place the existing overhead utility lines along SW Scoffins Street underground as a part of this pro1111ect. If the applicant is requesting they be allowed to pay the fee in-lieu of under roue y_shall submit the request in wnting, to the City Engineer. The request should include an ex-3 tion of why- it is not fealsibIe for this development to lace the utilities underground along their frontage. If approved, the fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be$3,500.00 and it shall be paid prior to a final building inspection. 37. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Managemen or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information: The site is located on Scoffins Street in the downtown Central Business District. The site is surrounded by a mix of commercial, civic and residential uses. A mental health service provider abuts the site's northwest boundary, a mobile home park abuts its southwest boundary, and multi-family housing abuts its southeast boundary. The site's northeast boundary is on Scoffins Street. Site History: The site was previously residential. The applicant has recently demolished the existing house (Building Permit# BUP2006-00193). No previous land use decisions are related to the site. Proposal Description: The applicant requests Site Development Review approval to build a two-story, 7500 square foot office building. in downtown. The applicant also requests approval for an adjustment to the access spacing standard, because the proposed driveway oes not meet the 200-foot spacing requirement for driveways on a collector. The applicant s firm will be located in the new office building. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff sent public notice to property owners within 500 feet of the site and received no comments. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGIE HEADQUARTERS PAGE 5 OF 32 i 1 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Zoning istricts 18.520 Commercial Zoning Districts B. Applicable Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 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 Removal 18.795 Visual Clearance C. Specific SDR Approval Criteria 18360 D Variances/AdjUstmen -- - ----- - -- - -_ - — - - - - - - --- - 18370 E. Specific Central Business District Requirements 18520 F. Street and Utility Improvement Standards 18.810 G. Decision Making Procedures 18390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A ZONING DISTRICTS Commercial Zoning District:Section 18.520.020 Lists the description of the Commercial Zoning Districts. CBD: Central Business District The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown,inclncling a mix of civic,retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zo ' district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoningg are permitted outright. A wide range of uses, indncling but not limited to adult entersnmmnt, utilities, facilities with drive-up windows, medical centers,major event entertainment and gasoline stations,are permitted conditionally. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in Table 18.520.2 below: (See Table on the following page) NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 6 OF 32 The proposed walkway is mostly separated from vehicular traffic by landscaping, except for where it crosses the access drive for a distance of 26 feet. The roposed walkway is adequate because it meets the width requirement of 4 feet and is clearly marked for p use. 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 walkwaywill be paved with concrete and marked by pavement markings. Therefore,this criterion is met. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHT O. Tfi a p aten s-----eerlias s bnuitted a preliminary sighfdistarice certification. The - - eer s-tae that the speedlimit on Secnofgfiin�.s Street is 30 mph,requiring a minimum of 300 feet sight distancee.nThne engineer further states that the sight distance at the proposed access was measured.to be 300 feet in each direction. � Upon completion of frontage improvements,the engineer shall submit a final sight distance certification. This certification must be submitted prior to final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report . submitted by the applicants traffic engineer. In a case where a project has less than 150 feet of street frontage,the applicant must explore any option for shared access with the adjacent parceL If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 148 feet from the intersection of Scoffins Street and Ash Avenue. Both Scoffins Street and Ash Avenue are classified as Collector streets on the City's Transportation System Plan (ISP). The applicant has located the driveway as far to the northwest as possible and has shown that sharing access with adjacent properties is not possible (see Variances and .Adjustments section). Therefore, this criterion is met. Section 18.705.030.1-13 and 4 states that the minimum spacing of driveways and streets alonalong a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shalrbe 600 feet. The minimum spacing of local streets along a local street shall be 125 feet Scoffins Street is classified as a Collector on the City's TSP. The proposed driveway is only 15 feet east of the Lifeworks driveway. There are at least four driveways within 200 feet of the proposed driveway.. The applicant has applied for an adjustment to this spacing standard(see the Variances and Adjustments section of this decision). Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 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 code requires one 30-foot wide access with 24 feet of pavement for the proposed development. The site plan shows an access that meets this criterion. NOTICE OF TYPE II DECISION SDR2006.00004/HARRIS-MQvIONAGLE HEADQUARTERS PAGE 8 OF 32 = FINDING: The proposed development meets the applicable access, egress and circulation requirements. Final site distance cannot be met until after the site and building are completed; therefore, the applicant has been conditioned to submit a final site distance certification. CONDITION: Prior to a final building inspection the applicant's engineer shall submit the final sight distance certification for the access onto Scoffins Street. Environmental performance standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning, districts and the industrial park (IP) zoning district, there shall-be rio use,operation oc activity whin results in a stack or other point source emission, other than an emission from space heating, or the emission of pure uncombined water (steam)which is visible from a property line.Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors.The emissions of odorous uses or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited.DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed office use would not typically generate noise visible emissions,vibration, odors, glare and heat or rodents. The property owner has the continuing obligation to comply with the City's performance standards. Landscaping and Screening(18.745): Installation Requirements: Section 18.745.030.0 states that the installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant material shall be of high grade, and shall meet the size and grading standards of the. American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth-by the International Society of Arboriculture (BA)tree planting guidelines as well as the standards set forth in the American Institute of Architects'Architectural Graphic Standards 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modifications. The applicant has chosen a variety of species of landscape trees. Therefore,this requirement has been met. NOTICE OF TYPE II DECISION SDR2C06-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 9 OF 32 s � Street Trees: Section 18.745.040.B concerns the City's street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. The City Forester recommends planting native species of trees as street trees such as bigleaf maple,cascara or Oregon white oak Properly sized oaks can be found at River Oak Farm&Nursery. Gill Diane at 503-357- 2745.. FINDING: The applicant has chosen Red Maple for street trees, which is approved by the Qty. Therefore,this requirement has been met 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 18.745.040.0 Section 18.745.040.0 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).The site plan shows large stature street trees along the frontage at an adequate spacing. 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. Buffering and/or screening are required for dissimilar uses. Buffering is required along the entire southeast boundary of the site, where it abuts multi-family residential buildings. Buffering is also required alo the entire southwest boundary of the site,where it abuts a mobile home park. Level D buffering is re for CBD commercial uses abutting multi-family housing or mobile home parks. The site plan shows a buffer of less than 5 feet,which does not meet the buffer standard. The applicant shall provide Level D buffering along_the southeast and southwest boundaries in accordance with Table 18.745.2. The addition of buffer zones will alter the design of the parking lot. 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 matenals 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 landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. There are no landscaped islands within the parking lot because it is too small Therefore, standards for landscaped islands do not apply. The applicant must provide at least 1 tree per 7 parking spaces,which has been exceeded in the screening shown on the site plan. While this screening is not an adequate buffer to the residential areas, the applicant has been conditioned to provide Level D buffering along the southwest and southeast boundaries. buffering shall include trees spaced 10-20 feet apart, which satisfies the tree requirement for the parking lot. Scre enin 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; The site plan shows that the refuse container is screened; however, it is not clear whether the applicant proposes a wood fence or white vinyl fence. Because only a solid wood fence or masonry wall is permitted, the applicant cannot use a vinyl fence. The applicant shall install a solid wood fence to screen the refuse container. Prior to a final building inspection,the planner will visit the site to verify that a solid wood fence has been used. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCvIONAGLE HEADQUARTERS PAGE 10 OF 32 FINDING: Landscape, screening and buffering standards have not been fully met. The applicant shall satisfy the conditions below. CONDITIONS: • The applicant shall provide Level D buffering along the southeast and southwest boundaries in accordance with Table 18.745.2. • The applicant shall install a solid wood fence to screen the refuse container. Prior to a final building inspection,the planner will visit the site to verify that a solid wood fence has been used. • Mixed Solid Waste and Recyclables Storage(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_(11 of the following four 0)_methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recychrif Plan, or Franchised Hauler Review and 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 has not submitted written sign' off from the franchise hauler. The applicant will be conditioned to submit a service provider letter from Pride Disposal Location Standards. • To encourage its use, the storage area for source-separated recyclables 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 rocated 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 storage areas shall be located in central and visible locations xi a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of panting 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 exterior waste storage area is centrally located and visible. The storage area will not obstruct pedestrian or vehicle traffic and the applicant will be conditioned to screen it appropriately. Therefore,this criterion is met 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 dosed and open position; Storage area(s) and containers shall be clearlylabeled to indicate the type of materials accepted. The gate opening is 8 feet wide. Therefore, the applicant shall revise the site plan to show a 10-foot wide gate opening for the waste storage area. FINDING: The mixed solid waste and recyclable storage criteria have not fully been met. The applicant shall satisfy the following conditions to be in full compliance. NOTICE OF TYPE II DEQSION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 11 OF 32 CONDITIONS: • Submit a service provider letter from Pride Disposal. Call (503) 625-6177. • The applicant shall revise the site plan to show a 10-foot wide gate opening for the waste storage area. Off-Street Parking and Loading(18.765): Location of vehicle parking: Off-street parking. spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. OOifff street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users m the following_ order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces;4) Long-term spaces. - --fie pr.: .-lam w�l t- ed .iwsiu• The iwthe spores-are-mar Scoffins Street and appro:• ••. - y 60 feet from the main entrance. .-refore, the location of off-street parking spaces is adequate. 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 carpooUvanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be hit-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. Although the site plan indicates 1 disabled accessible vanpool space, it does not indicate any preferential ...Uvanpool spaces. The applicant also has not indicated how many parking spaces are long-term. If the p. •• lot will have more than 20 long-term spaces,the applicant shall mark 5% of total parking spaces for carpoo- vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parYlQng except parking spaces designated for use bythe disabled. Preferential carpool/vanpool spaces shall beliill sized per requirements in Section 18765.040N and shall be dearly designated for use only by carpools and vanpools between 7:00 AM and 530 PM Monday through Friday. 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 proposed development is required to provide a minimum of 21 spaces and a maximum of 25 spaces. A parking lot of 25 orless spaces requires one disabled-accessible parking space. The site plan shows one standard disabled-accessible space and one disabled-accessible vanpool space, exceeding the standard. Therefore,this criterion is met. 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 18.810.036.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. NOTICE OF TYPE II DEQSION SDR2006.00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 12 OF 32 • ? i • One access is required and shall be 30 feet wide with 24 feet of pavement with curbs. The site plan shows one 30-foot access that has 24 feet of pavement with curbs. Therefore,this criterion is met. • 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. There will be no drop-off grade separation. Therefore,this criterion does not apply. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking.re uirements as contained in this Chapter shall have all parking spaces clearly marked; and all intenordnves and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and_pedestrian safety. _ The site plan shows spaces with stripin . However access isles are not marked to show direction of traffic flow. The applicant shall mark access isks to showtfie direction of traffic flow. . Wheel Stops: Parking. spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewallo 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. Fourteen perpendicular parking spaces have wheel stops. The site plan shows that two perpendicular spaces do not have wheel stops. The applicant shall provide wheel stops for all perpendicular parking spaces. 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. No more than 50% of the required spaces maybe compact spaces. Thirteen standard parking spaces are either 9 feet x 19 feet, or 9 feet x 20 feet, meeting the minimum requirement. Sixteen standard parking spaces are 9 feet x 18 feet,which does not meet the minimum length of a standard space (18.5 feetj. These spaces make up 57% of all spaces in the lot and if counted as compact spaces, must le reduced to make up not more than 50% of all required parking spaces. The applicant shall reduce the amount of compact parking spaces to not more than 50% of all par spaces. In addition,the aisle width requirement is 26 feet. The site plan shows a 20-foot aisle which does not meet the standard. If the applicant provides more than one parking stall line,the applicant scull provide a 26-foot aisle between stall lines;otherwise the aisle shall be 24 feet. Bicycle Parking Location and Access: Section 18.76550 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 signs 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 site plan shows that the bicycle rack is less than 50 feet away from the primary entrance and will be located on brick pavers in the site s open space area. Therefore,the location of bicycle parking is adequate. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 13 OF 32 Bicycle Parkin Design Requirements: Section 18.765-050 .C. 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 feet by six feet - long,and when covered,with a vertical clearance ofgeven feet. An access aisle of at least five feet wide shad 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 reqquuemen and areas set aside for required bicycle parking must be deafly reserved for bicycle adung 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 gained The applicant has submitted a detail showing the bike rack will meet the above standards. Therefore, this critenon is met. Min -Bicycle P entsr - --- - - - - - —-The total number of required bicycle arking 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. The site shall provide 4 bicycle parking spaces. The site plan shows a bicycle rack that provides 6 spaces, thereby meeting this criterion. 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. The minimum parking requirement for office use is 2.7 spaces per 1,000 square feet of building space. The maximum parking requirement for office use in Zone A is 3.4 spaces per 1,000 square feet of building space. The proposed development is required to provide a minimum of 2-1 parking spaces Cin accessible disabled p n0g� and a maximum of 25 spaces (not including disabled accessible parkting)�e site plan shows 29 artanndard parking spaces and 2 disabled-accessible parking spaces. This proposal exceeds the maximum by 4 spaces. The applicant shall eliminate parking spaces to comply with the maximum number allowed (25) or provide the minimum parking spaces (21) required. Disabled-accessible parkng maybe in included the minimum re t. As a note, the applicant has been conditioned to provide uffering along the southeast and so west of the site, which would require the applicant to eliminate parking stalls along these boundaries. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is' required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposed building is less than 10,000 gross square feet and the applicant has not proposed an off-street loading space. There ore,this criterion does not apply. FINDING: The off-street parkin requirements have not fully been met. The applicant is required to satisfy the following conditions. CONDITIONS: The applicant shall indicate the number of long-term parking spaces onsite. If the part i ng lot will have more than 20 long-term spaces the applicant shall mark 5% of total parking spaces for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Prefere ntial caarrpp000llvanpool spaces shall be full-sized per requirements in Section 18.765.Q40N and shall be cleanly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. NOTICE OF TYPE II DEQSION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 14 OF 32 ' ti • The applicant shall mark access isles to show the direction of traffic flow. • The applicant shall provide wheel stops for all perpendicular parking spaces. • The applicant shall reduce the amount of compact parking spaces to not more than 50% of all parking spaces. • The applicant shall eliminate four standard parking spaces to comply with the maximum number allowed (25) or provide the minimum parking spaces (21) required. Disabled-accessible paring may be induded in the minimum requirement • If the applicant provides more than one parking.stall line the applicant shall provide a 26-foot aisle between stall lines;otherwise the aisle shall be 24 feet Si 18.780 : - 1S.780.130.0 lists the type of allowable signs and sign area permitted it the D Zoning District In the C-G and CBD zones.No sign shall be permitted in the C-G and CBD zones except for the following: 1. Freestanding signs shall have certain limitations and conditions when permitted on properties in commercial zones: (a) One multi-faced, freestanding sign shall be permitted subject to conditions and limitations as stated herein; (b) A reader-board assembly may be an integral part of the freestanding sign; (c) The maximum square footage of signs shall be 70 square feet per face or a total of 140 square feet for all sign faces. No part of any freestanding sign shall extend over a property line into public right-of-way space; (d) The sign area may be increased one square foot for each lineal foot the sign is moved back from the front property line to which the sign is adjacent. If the street is curbed and paved, the measurement may be taken from a point which is 15 feet from the pavement.This increase in sign area is limited to a maximum of 90 square feet per face or a total of 180 square feet for all faces; and (e) Freestanding signs located next to the public right-of-way shall not exceed 20 feet in height. Height may be increased one foot in height for each 10 feet of setback from the property line or a point 15 feet from the edge of pavement, whichever is less, to a maximum of 22 feet in height. 2. Wall Signs: (a) Wall signs, including illuminated reader-boards, may be erected or maintained but shall not exceed in gross area 15 percent of any building face on which the sign is to be mounted; (b) Wall signs may not project more than 18 inches from the wall or extend above the wall to which they are attached; and (c) If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50% of the allowable sign area may be permitted.No copy will be permitted, however,in the additional area permitted.For purposes of this subsection,"copy"includes symbols,logos,and letters. 3. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795, Visual Clearance Areas; 4. Electronic message centers per Subsection 18.780.090D shall be permitted; 5. The signs specified in Section 18.780.060A shall be allowed, subject to any restrictions imposed by this title; 6. Temporary Signs in accordance with Sections 18.780.090 and 18.780.100; 7. Lawn signs in accordance with Sections 18.780.060 A.1,A.6,and B.2; T 8. Special condition signs in accordance with Section 18.780.090; and NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MQv1ONAGLE HEADQUARTERS PAGE 15 OF 32 • i 9. Additional permitted sign including awning sign(s), flush pitched "roof" sign(s), freeway-oriented sign(s), tenant sign(s),projecting sign(s),and painted wall sign(s). The applicant intends to install a freestanding sign, not to exceed 70 square feet per face and 20 feet in height. The sign will be located in the dedicated right-of-way. Although the applicant states he will move the sign to another location when the City widens the road in the future,signs are not permitted to be in public right-of-way (refer to 18.780.070.K). Prior to issuing a sign permit, staff will determine whether the proposed sign complies with the sign code. The applicant shall apply for a sign permit prior to a final inspection. FINDING: The.proposed sign location does not comply with the sign code. The applicant shall satisfy the following condition. CONDITION: The applicant shall apply for a sign permit prior to a final inspection. The sign shall not be in the public ngpht-of-way. Tree Removal(18.790): 18-.79(7.030-,Tr-ft l'tanReq inert -- -- -- -- -- --- - - - - - - - ---- A. Tree plan required. A tree plan 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, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant submitted a tree plan conducted by Bob Mazany,a certified arborist. The report contains the four required components and is therefore acceptable. B. Plan requirements. The tree plan shall include the following: L Identiification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the repracement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping,streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant's.tree removal plan indicates the trees on the property that are to remain and those proposed for removal The applicant is retaining 80%of trees over 12 inches in diameter. Therefore,tree mitigation is not required. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. NOTICE OF TYPE II DEQSION SDR2006.00004/HARRIS-MQVtONAGLE HEADQUARTERS PAGE 16 OF 32 . 1 l FINDING: The building has been located with consideration to the natural and physical environment. Crime Prevention and Safety: 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. Light.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. Of the above crime prevention and safety criteria,the.folio--ink apply--A,t,D andE. Concerning A, the applicant shall submit an elevation drawing of the building to show the location of windows is suitable for crime revention. Concerning C, the applicant indicates mailboxes will be in an open and lighted area. 'Therefore this criterion is met. Concerning D and E, the applicant shall also submit a lighting plan to be • approved hythe Police Department Lighting shall not shine onto neighboring properties. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an 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 may be required after City and Tri-Met review: bus stop shelters; turnouts for buses;and connecting paths to the shelters. Ahhough the p%posed development has convenient access to multiple bus lines, it is not adjacent to.a bus line. Therefore,this criterion does not apply. FINDING: The site development review criteria have not fully been met. The applicant shall satisfythe following conditions. CONDITIONS: The applicant shall submit an elevation drawing.of the building to show the location of windows is suitable for crime prevention. The applicant shall also submit a lighting plan to be approved by the Police Department. Lighting shall not shine onto neighboring properties. D. VARIANCES/ADJUSTMENTS Adjustment to Access/Egress Standards: Section 18.370.020.C5.a provides that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 5.b below. The Director may approve, approve with condition, or deny a request for an adjustment from the access requirement contained in Chapter 18.705,based on the following criteria: (1) It is not possible to share access. The applicant contacted the owner of the neighboring property, where Lifeworks, a mental health services office, is located. The owners were reluctant to share access because of the nature of their business and security concerns. The neighboring property on the other side is multi-family housing and there is no - access that could be shared. Therefore, it is not possible to share access. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLEHEAnnT TAP TVDC - -- • (2) There are no other alternative access points on the street in question or from another street. The existing driveway is the only access point on Scoffins Street that could serve the subject site. (3) The access separation requirements cannot be met. The applicant indicates on a tax map that none of the parcels on Scoffins Street meet access separation requirements. Access can't be shared and regardless of where the access is on the site, separation requirements cannot be me. (4) The request is the minimum adjustment required to provide adequate access. The applicant is requesting approval to locate the access driveway in the same location as the existing driveway. Because access cannot be shared and there are no alternative locations for access,the request is the minimum adjustment required to provide adequate access. (5) The approved access or access approved with conditions will result in a safe access; and The applicant has provided a preliminary sight distance certification which shows adequate sight distance can only be met at the northwest corner of the site where the access is proposed. A f nal sight distance certification shall be submitted prior to the final b : inspection,thereby ensuring the approved access will result in a safe access. The applicant has also been co t• .oned to show a clear vision area on the site plan. (6) The visual clearance requirement of Chapter 18.795 will be met. The site plan does not show a vision clearance triangle. As stated previously,the applicant will be conditioned to show.a clear vision area on the site plan. FINDING: The applicant has met all criteria for an adjustment to the access spacing standard, or can meet all the criteria through conditions. E. SPECIFIC CENTRAL BUSINESS DISTRICT REQUIREMENTS Section 18320.060.B provides interim design guidelines for development in the Central Business District. In the absence of an adopted design plan, the following issues, under Subsection B.1.c. must be addressed for new developments as necessary to serve the use and provide, for projected public facility needs of the area,pursuant to Chapter 18.810 as determined by the Director. 1. The City may attach conditions to any development within an action area prior to adoption of the design plan to achieve the following objectives: The development shall address transit usage by residents, employees and customers if the site is within 1/4 mile of a public transit line or transit stop. Specific items to be addressed are as follows: (a) Orientation of buildings and facilities toward transit services to provide for direct pedestrian access into the building(s) from transit lines or stops; The building faces the street, which provides access to bus stops on several of the surrounding streets. Therefore,this criterion is met. (b) Minimizin transit/auto conflicts by providing direct pedestrian access into the buildings with limited crossings in automobile circulation/parking areas. If pedestrian access crosses automobile circulation/parking areas,paths shall be marked for pedestrians; The pedestrian path crosses the access driveway by 26 feet and is clearly marked. Therefore,this criterion is met. (c) Encouraging transit-supportive users by limiting automobile support services to collector and arterial streets;and The proposed development is not an automobile support service. Therefore,this criterion does not apply. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MGVIONAGLE HEADQUARTERS PAGE 20 OF 32 (d) Avoiding the creation of small scattered parking areas by allowing adjacent developments to use shared surface parking,parking structures, or under-structure parking; The proposed development does not include scattered parking areas. Therefore,this criterion is met. The development shall facilitate pedestrian/bicycle circulation if the site is located on a street with designatedbike paths or adjacent to a designated greenway/open space/park. Specific items to be addressed are as T lows: (a) Provision of efficient, convenient and continuous pedestrian and bicycle transit circulation systems, linking developments by requiring dedication and construction of pedestrian and bike paths identified in the comprehensive plan. If direct connections cannot be made, require that funds in the amount of the construction cost be deposited into an account for the purpose of constructing paths; ((b) Separation of auto and truck circulation activities from pedestrian areas; c) Encouraging pedestrian-oriented r design by requiring pedestrian walkways and street level _ Widows along all sides with pub_ access into the buildm�,• _. ((d) Provision of bicycle parking as requ.ed unier Subsection 18.765.050; and e) Ensure adequate outdoor-lighting by lighting pedestrian walkways and auto circulation areas. The ro osed development is not adjacent to a designated greenway, open space or park. Therefore, the above do not apply. Coordination of development within the action area. Specific items to be addressed are as follows: (a) Continuity and/or compatibility.of landscaping, circulation, access, public facilities and other improvements. Allow required landscaping areas to be grouped together. Regulate shared access where appropriate.Prohibit lighting which shines on adjacent property; The applicant eitherprovided the above items or has been conditioned previously in this decision to address them. Therefore,this criterion has been met or can be met with conditions. (b) Siting and orientation of land use which considers surrounding land use,or an adopted plan. Screen loading areas and refuse dumpsters from view. Screen commercial and industrial use from single-family and residential through landscaping;and The applicant eitherprovided the above items or has been conditioned previously in this decision to address them. Therefore,this criterion has been met or can be met with conditions. (c) Provision of frontage roads or shared access where feasible. The proposed development has frontage on Scoffins Street. Therefore,this criterion is met. F. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction stan rds or the imp ementation 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 TIC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 3-lane Collector Street to have a 74 right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm -- drainage, and street trees. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 21 OF 32 This site lies adjacent to SW Scoffins Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present,there is approximately 25 feet of ROW from centerline, according o the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline. SW Scoffins Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The applicant has requested they be allowed to enter into a non-remonstrance agreement to participate in the future improvements along their frontage. Their request is based on the existing vertical alignment of Scoffins Street in this location. In order to construct the half-street improvement properly the street section would have to be cut down up to 3 feet. This would require not just a half_street improvement, but full street improvements that would reach well beyond the site frontage in each direction. As improvements would be required to the east the horizontal alignment would also have to be adjusted for the proposed realignment of the Scoffins Street/ ilier Street intersection with Hall Boulevard. The request to enter into a non-remonstrance agreement has been denied by the City Engineer. The applieaniti argues tlrat the -cost factor-for the- correction-of the verticat alignment across-this-frontage is cdfissproportional in relationship to the balance of the future street improvements. This nt is not a reason for the City to .grant a request for a non-remonstrance agreement because the Mtngineer has already agreed to a fee-in-lieu of the typical half-street improvements without the added cost of the vertical realignment The applicant shall construct the interim frontage improvements as shown on the submitted plans and pay the fee-in-lieu of the ultimate half-street section. The applicant's engineer shall submit an engineer's estimate for review and approval by the City Engineer for the fee-nn lieu of the ultimate half-street' rovement. The applicant shall construct the interim improvements and pay the fee-in-lieu prior to final building inspection. Future Street Plan and Extension of Streets: Section 18.810.030.E states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundanes of the proposed land division_ This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future streets or extensions of streets due to the existing development and street pattern. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments lease provisions, easements, covenants or other restrictions existing poor to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local,neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide re uired extensions. Land is considered topographically constrained if the slope is greater than 15% tor a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. NOTICE OF TYPE II DECISION SDR200600004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 22 OF 32 There are no opportunities for additional street connections due to existing development and street patterns. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets,or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determinedly the City Engineer. The existing grades along Scoffins Street do not exceed 12%,thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1800 feet measured along the right-of-wad line except • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or, • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed development does not create any new blocks. Therefore,this criterion does not apply. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Full street connection is available for bicyclists and pedestrians on Scoffms Street. Therefore, a bicycle or pedestrian connection on an easement is not necessary. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district The average lot width of the subject parcel is 100 feet and the lot depth is 249.85 feet. Therefore, the lot depth is not more than 2.5 times the average lot width. This standard is met Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. The subject parcel has a frontage of 100 feet Therefore,this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The public sidewalk alo a Collector is required to be 8 feet wide. The applicant's plans indicate they will construct a 5 foot sidewalk behind the curb as part of their interim improvements. The fee-in-lieu of the ultimate half-street improvements shall include the cost of the 8 foot sidewalk and 5 foot planter strip. NOTICE OF TYPE II DEQSION SDR2006.00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 23 OF 32 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 Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has obtained and recorded an easement for utilities across the property to the southeast. The plans indicate a private sanitary sewer lateral will be extended from the sewer main in Ash Street to the southeast corner of the site to serve this development. Storm Drainage: General Provisions: Section-18.810.100;A-requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 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 Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development Effect on Downstream Drainage: Section 18.810.100.D 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 unti 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section Vof that plan includes a recommendation that local governments institute a stormwater detention/effective rmm�peervious 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 resul ' 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 is proposing to provide detention on the parking lot surface to a maximum of 6 inches in depth. Final calculations for detention shall be submitted with the PH application for review and approval. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining,proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for. the future extension of such bikeways through the dedication of easements or right-of-way. Scoffins Street is a designated bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits,subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The cost of providing bicycle striping shall be paid rather than provide a short section of bicycle lane along the frontage. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-VIC1i IONAGLE HEADQUARTERS PAGE 24 OF 32 The amount of the striping would be as follows: • 100 feet of 8-inch white stripe,at$2.50/1f $250.00 • 2 Mono-directional reflective markers @ $4.00/ea $ 8.00 • 1 Bike lane legend @ $175/ea $175.00 • 1 Directional mire arrow @ $100/ea $100.00 $533.00 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: • The developer shall ma k a all necessary arrangements with the serving utility _provide the underground services; -- -- • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • 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 18.810.120.0 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 conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which 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 existing overhead utility lines along the frontage of SW Scoffins Street The City Engineer expects development to place the utility lines underground unless the applicant can provide compelling reasons for being allowed to pay the fee-in-lieu. If the fee in-lieu is proposed and approved, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100 lineal feet; therefore the fee would be$3,500.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The applicant has addressed Section 18.810.030AC of the TDC in regards to the need for a Traffic Study. The applicant expects the subject site will generate a maximum of 90 trips per day. This number of trips is well below the threshold that would require a separate traffic study to be submitted with this application. Fire and Life Safety: The applicant shall provide written approval from TVFR for the proposed development in regards to access and hydrant placement This approval shall be submitted with the PFI permit application. Public Water System: The City of Tigard provides service in this area. The applicant's plans indicate they will reuse the existing water meter. NOTICE OF TYPE II DECISION SDR2006.00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 25 OF 32 Storm Water Quality: The City has agreed to enforce Surface Water Management SWM) regulations established by Clean Water Services (CWS) 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 stone 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. Prior to construction, the applicant shall submit final plans and calculations for a water quality facility that will meet the intent of the Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable provided the property owner agrees to hire the manufacturer (or approved equal) to provide the require maintenance of the unit. Pnor to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management; or another company that demonstrates they can meet the maintenance nu requirements of the au ac.tuiei. _ . ._ _._ Gradin and Erosion Control: CWS 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 CWS regulations, the applicant is re uired'to submit an erosion control plan for City review and approval prior to issuance of City peimiis. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres the deve[oper will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building pemnt 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 $50.00 per address shall be assessed. This fee shall be paid to the City-prior to issuance of permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant,this building will be a multi-tenant building. Prior to issuance of the site permit,the applicant shall provide a suite layout map.so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. Inn multi-level structures,ground level suites shall have numbers preceded by a"1", second level suites shall have numbers preceded by a"2",etc. CONDITIONS (PRIOR TO SITE PERMIT): Prior to issuance of a site permit, a Public Facility Improvement (PFI` permit is required for this project to cover frontage improvements and any other work in the pubic nght-of-way. Six(6) 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 the Building Division and should only include sheets relevant to public improvements. gpublic Facility Improvement (PFD) permit plans shall conform to City of Tp d Public Improvement Design Standards, which are available at Dry Hall and the City's web page (wwww.tigard or.gov). The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Pemmittee", and who will provide 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 rovide the name of the corporate contact person. Failure to provide accurate information to the-Engineenng Department will delay processing of project documents. T_ NOTICE OF TYPE II DEQSION SDR2006-00004/HARRIS-McMONAGLE HEADQUARTERS PAGE 26 OF 32 • � 1 • The applicant shall provide a construction vehicle access and parking.plan for approval.by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. • Prior to issuance of the site permit,the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart,Engineering). • Additional right-of-way shall be dedicated to the Public along the frontage of Scoffins Street to increase the right-of-way to 37 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. • The applicant shall submit construction plans to the EnLi�neering Department as a part of the Public Facilityimprovem�ent permit,which indicate that they will construct a half-street' rovement along the frontage of Seoffins Street. TYie improvement adjaceri ta tivs s t shall incluude:`` A. City standard pavement section for a Collector street from curb to centerline equal to 17 feet; B. Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; G Concrete curb,or curb and gutter as needed; D. Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. Five foot concrete sidewalk without planter F. Street trees in the planter strip spaced per TDCrequirements; G. Street striping; H Streetlight layout by applicant's engineer,to be approved by Qty Engineer, I. Underground utilities; k. Street signs if applicable)- Driveway apron(iif applicable). • The applicant shall submit an Engineer's Estimate for the ultimate half-street improvements (pavement section 23 feet from centerline to curb, 8 foot sidewalk and 5 foot planter strip). The estimate does not have to include grading beyond what is normally expected for a half-street improvement. • Prior to issuance of the Site Permit the applicant shall pay$533.00 to the Qtyfor the striping of the bike lane along the frontage of Scoffins Street. • The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. • The.applicant shall provide an on-site water quality and quantity facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. La addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. • An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The 'Dlan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manua:,February 2003 edition." • The applicant shall provide written approval from TVFR for the proposed development layout and hydrant placement. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MQV1ONAGLE HEADQUARTERS PAGE 27 OF 32 CONDITIONS (PRIOR TO FINAL INSPECiiO1�: • Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. • Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available;otherwise "DXF" will be acceptable,and 3) the as-built drawings shall be tied to the City's GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). • Prior to a final building inspection, the applicant shall pay the fee-in-lieu of the ultimate half-street improvements based on them Engineer's Estimate as approved by the City Engineer. • Prior to a final building inspection the applicant's engineer shall submit the final sight distance certificationforthetu.ess out°Scuflus Street. - -- — -- - - - • The applicant shall place the existing overhead utility lines along SW Scoffins Street underground as a part of this .protect. If the applicant is requesting they be allowed to pay the fee in-lieu of under-grounding they shall submit the request,in writing,to the City Engineer. The request should include an emplanation of why it is not feasible for this development to place the utilities rg underound along their frontage. If approved,the fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be$3,500.00 and it shall be paid prior to a final building inspection. • Prior to a final building inspection, the apppplicant.shall demonstrate that they have entered into a maintenance agreement with Stormwater IVlanagemen or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. G. IMPACT STUDY 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 impact study to quantify the effect of development on public facilities and services. For each public Tacility system and type of impact, the study shall propose improvements necessary to meet City standard, 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 a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the rojected impacts of-the development. Section 18390.040 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 submitted an impact study, which shows that there are adequate facilities to serve the proposed partition,as indicated below: Sewer: The sewer line on Scoffins Street is not deep enough to serve the site. Sewer is available in Ash Avenue through an easement purchased by the owner of the subject site. Water. Water is available from a 4-inch main on the south side of Scoffins Street and a 12-inch main on the north side of Scoffins Street. A 5/8- x 3/4-inch water meter exists on the site and will be retained for the proposed use. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MCMONAGLE HEADQUARTERS PAGE 28 OF 32 Storm Drainage: Storm drainage is available in Ash Avenue. Onsite drainage will be collected, treated, detained onsite before entering the collection system in Ash Avenue. Parrs: The proposed use will not impact the City park system significantly. Transportation: The proposed development will have access to Scoffins Street, a collector, and will have access to multiple bus lines and stops. coffins Street is also a designated bicycle facility. Traffic impact will be mitigated through fees and right-of-way dedication,as shown below. The applicant will also pay a Washington County Traffic Impact Fee (T1F, at the time of building permits. The "i is a mitigation measure that is required for new development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, 'h F's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay "11F's of approximately $277 per vehicle trip pper weekday(based on building square footage and weekday average trip rate for office use). Therefore,the 'Ill for this proposed development is $31,024. The calculation for the"11Ij is below - nit weel yave trig rate it 75 u its-of-2;000 Square feet 122 weekday average trips per day 122 trips - 10 trips (Credit for demolished single-family home) = 112 weekday average trips 112 x $277 =$31,024'iLF Based on the estimate that total 111-: 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 $96,950 ($31,024 -0.32). The difference between the TIE 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 $65,926 ($96,950 - $31,024). The applicant will be required to mitigate some impacts as shown below: Dedicate additional night-of-way(1,200 square feet)... ... ... ... ... ... ... ...... .$18,000 Bike striping fee (100 lineal feet ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .... _533 Half-street improvements (100 meal feet)... ... ...... 22.000 Mitigated Costs... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ..... ..40,533 The value of 1,200 square feet of unimproved commercial property is roughly$15 Ter square foot. As calculated in the Street Improvements section of this decision the bike striping fee is $533. The value of half-street improvements was estimated at$200 per lineal foot for street and$20 per lineal foot for sidewalk Based on the analysis below,the required dedication does not exceed the estimated value of the unmitigated impacts and is roughly proportional to the type of development proposed. Estimated Value of Impacts Full Impact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...... ... ... ... 96 950 iIi $ Less '1 Assessment... ... ... ... ... ... ... ... ... ..• --- -.. ... ... ... ... ... ... ... .....31,024 Less Mitigated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 40,533 Estimated Value of Unmitigated Impacts 25,393 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division reviewed the proposal and provided the following comment "Access for lower floor to public way is not indicated. Interior elevator must be arranged to be accessible to the upper level main entrance." RESPONSE: The proposed building will undergo review before building permits. The City of Tigard Engineering Department reviewed the proposal. Comments and findings are included,in the Access, Egress and Circulation section, Streets and Utility Improvements section of this decision. Engineering conditions are included throughout the decision. For full comments, see memo included in the file. The City of Tigard Police Department reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR200&00004/HARRIS-MCMONAGLE I-ADQUARTERS PAGE 29 OF 32 i The City of Tigard City Forester reviewed the proposal. Comments, findings and conditions are included in the Landscaping and Screening section and Tree Removal section of r is decision. For full comments,see memo included in the file. SECTION VIII. AGENCY COMMENTS The Washington County Department of Land Use and Transportation reviewed the proposal and has no objections. Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and offered the following recommendations: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approve is-reed-4-the remaining-ice te-an way, as measured along the fire apparatus access road,is greater than 150 feet. C 503.1.1) 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround.(IFC 50325) That portion of the driveway that includes the required fire apparatus roadway exceeds 150 feet. 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler stemthe requirements for fire apparatus access maybe modified as approved by the fire code official ,503.1.1) 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point to (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentauon from a registered engineer that the design will be capable of supporting such loading. PC D102.1) 5) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall belevel (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (11:C 503.2.7 & D1032) The grade of that portion of the driveway that includes the required fire apparatus access roadway exceeds 10 percent 6) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi,whichever is less as calculated using lFC, B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. CB1052) Fire flow demand calculations must be submitted to and approved by this office prior to the issuance of any site development permits. 7) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a budding shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up_to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MQV1ONAGLE HEADQUARTERS PAGE 30 OF 32 r ' � 1 Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. avily traveled collector streets only as approved by the fire code official • I drants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 8) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 9) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved ire apparatus access roadways and ire ighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) 10) KNOX BOX A Knox Box for building access is required for This budding., Please contact the Fire Marshal's Office for an order form and instructions regarding installation and Placement (MC 506) RESPONSE: The City of Tigard Engineering Department has required-a condition of approval that addresses fire code requirements for the site. Prior to issuing building permits,the City of Tigard Building Department verifies that the proposed development complies with fire code requirements related specifically to building safety. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted 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 OCTOBER 30,2006 AND BECOMES EFFECTIVE ON NOVEMBER 15,2006 UNLESS AN APPEAL IS FIT.F.D. e decision of the Director (Type II Procedure) or Review Authority (Type If Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Anyparty with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G2. 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)lousiness days of the date the nonce of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 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 parry during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. NOTICE OF TYPE II DECISION SDR2006-00004/HARRIS-MQv1ONAGLE HEADQUARTERS PAGE 31 OF 32 I ' DECLINE eyou v FOR PILING AN Pence �stlons `91'pEAL IS Ar . • 2,gPe gall tie C s�40 pM ON 13125 ,f� NOVE ER ��� � �• D• • . 14'2006. azt u i,22 n at PREP• •4-.73.11:---.- R�, (503) 639-4172 or visit "der ipikomiii, 44e 10 30 2006 APPROVED B �. A1a.�; K.13.7: . *s, 10 30 2006 • • Nonce of .E II DEcts IoN sDRo /,4qRsM ,o4G1.E � oQRzERS z PgGZ 32 OF'32 i 111 t- Ii■ * ,,,. 11111 . MA P-f v.\N.RVIP, ,,,, r CITY of TIOA2t- 0 Ol000.A•NIC INFORMATION SYSTEM SDR2006-00004 r .r tiS4 AVW• VAR2006 -00 073 � . HARRIS- CMO NA G LE HEADQ UARTERS . ', , GA PL I' 111114, o ♦ 0, iái _mr '.0 Joi • -#1.4,- •ri * 1111074111_, . . 4.1 1 Ni, 4.#81,-0 1%p 0J sr .lit,0 N S OS 04/ . . • • 0 100 200 300 400 600 Feel I 011tC#4 1-• teat lo • % rrcinl�v information ON Ns mep a torgeneei loeetbn only mxi A401A should w vrrMad wtm the Dwebpnwnl servkes Division. � 13126 svY FIa�Blvd . rb.e,oa 97re3 '_ 411. (603)639-417, M1 rfiVmw.d.aq.a.or.us li, • . . :Ilk Plot date:Sep 26,2006;C:.magic\MAGIC03.APR •community Development AREA CALCIAATIONS: • • MIA VII MILY VIAM V r : 0 it '''''' 1;1111111diiii hr . . • • • meziam...sgurs ..t: iriCeilili • PAPAW,ULM 13.14 IF . ,....- • tII I 1 s• MAMA 74104 -.1261-E41117 ,..• /;.:11.1....V.) . • 107A.owns soureaus suarpcu 111,171 V 4770 • '' '7!,Z.• :',I•.:' ...., illtICIIA3*Ill MEA le illooplIfilll • • • ............/WV)am: MO V - • -- • IMOICAM MOM KAMM PAO/F 11 II h 1111/110411111111 III LC, .a .';' . . • • e I. 111.1111/1 • • IOTA/IMMO(MEN 6,044 V.OM Illann6 -.1--r. hhhh.o.e...1 .___ . , • • ...-..- • .......mow ' In!off:5MM Lauutaine I , Nowa AAUP V WPM .V.A4 1%111. MA PARMA 11/PAW TYPICAL PROFILE ' . • . TYPICAL PLAN . • • MAMA AMA MA4 • DAMAN orup.a,IMO! Ili V • IIICYCLI MCI( DETAIL 0101 LOOM • - 474 V • . • • i ■ 4 I• " .I. Dim ma • 17A111 MCI 0--I--"---0 I I . I 0 0 0 0 , 0 • . S481700;147 249.85' 1 I - 1 .ea • 1 r._ \ .... I • M. h R4 • .- - ' 127 04 IIV • i T . • I a. i PROPOSED . - I o e.:i t ' i k 11 a BUILDINO a I Dv- . \--;--"Le—e-47.4 4.4 -...- (A bi 0- • 1.1r Ai.. , . ... 1....—g., NEI .w. ■ "rays.000., -1 • st.., ,„:NMI . 1 . .1. le SS VAN ACc W —1110,40H.' •":11111111 0 . 1 ADA PMKING • Atisji..w. v" • ri• , I 11.3111111111110' 5I 100' I 1.11111111111111 1 P 'elk 8 4 I4.' l. •!I r le i le . 17P• ,..r 4. i.. el.■ . -§ o — -- — -- — — I r0 .,_ . b ki 4- ) 11 ,:ifei1;..:,:, 0 i 0 -ep PARKit•K c°- I 14'.': 23' t 4 5 P IRKING i" ' isle c' RE CUR: CO Ly--1—.., I . 171 1111 Z ... I2eil P.8 .4. V•617. 11.: ei: / ',?.,:•;.,,Y 0. IA 4 ' : 211611 0) • -41.1 anti 18, a . 2.500 irjh . T u_ -4 1 2+50 . 2+00 1+50 ..-% Ic.1 0 t, , - -1•1_ __a_I I I .1-1 - —I --I-- -I- ---I---1— m I 17' r-N-14.0.11 P.7. 44 0264612. DEDICION Oil M I 151 0 8 Mill. 4.1. ..- CO .-ri r— c 'El'7 '657 • ., (P)746 . s .III - 0 S4817'00"W .z k 4Y.85'° , ° r I. _ I -,,-- Mill.111111411. . I 1 . ./ I A • I + --- 1 1 • 4 • 0 EXIST. BLDG 1 TO ICID• 1 • . FXIST Al DG • 11 , MIAOW IMMOMMOM MO NOON lam SCOFFINS S'll. PROPERTY LLC HMC OFF C SITE .. MAC 0.4170 • — SW mg sal AM NIA . AAA ■■•■11 —bean Mr NARRII-IdalION LI AMMONS, INC. IMPROVEMENT PLANS 2 PI-V. IVAPPM PA Aft MR, CITY OF TIGARD • ALIA 411411144 1-OPOV[74114 VW.....-. NEM 70 AMMO VON LAXIT 110.411101 Appmvpri . 1 i 4/11/61 le rilil1 SIT!DIMENSIoNtio PLAN . 7 Conditionally Approved...........— IX] For only the work as described In: • PERMIT NO. See Letter to: Follow . .... . - [ I Attach ........................ [ I Job Add ess: By:_ _ .__ __________.. _1--)P4A•./07.±.°72,E:74C,.C. 1. -I ' NOTICE OF TYPE II DECISION VARIANCE (VAR) 2007-00003 • HARRIS-MCMONAGLE HEADQUARTERS LANDSCAPE BUFFER VARIANCE T I GARD 120 DAYS = 6/7/2007 SECTION I. APPLICATION SUMMARY FILE NAME: HARRIS-MCMONAGLE HEADQUARTERS LANDSCAPE BUFFER VARIANCE CASE NO.: Variance (VAR) VAR2007-00003 PROPOSAL: The applicant requests a variance to the buffer standards in Table 18.745.2 for a recently approved office site (SDR2006-00004). This variance would reduce the required width of the landscape buffer to 5 feet (from a range of 10 to 20 feet) and allow a solid fence instead of a wall. This variance request was required by the Hearings Officer in an interim final order for the appeal of SDR2006-00004. The final order for SDR2006-00004 will be issued on the date that the City's decision for this variance becomes final. APPLICANT: Harris-McMonagle Associates,Inc. OWNER James R Harris & Attn:Bill McMonagle William McMonagle 12555 SW Hall Blvd. 12555 SW Hall Boulevard Tigard,OR 97223 Portland, OR 97223 APPLICANT'S REP: Miller Nash,LLP Attn:Phillip Grillo 3400 U.S.Bancorp Tower 111 SW Fifth Avenue Portland,OR 97204-3699 LOCATION: 8730 SW Scoffins Street;Washington County Tax Map 2S102AA,Tax Lot 3000. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district centered on the City's historic downtown, including a mix of civic,retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zonin district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R- 40 zoning castrict, are permitted outright. A wide range of uses,including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments), 18.390 (Decision-Making Procedures) and 18.745 (Landscaping and Screening). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF TYPE II DECISION VAR2007-00003 HARRIS-MCMONAGLE HEADQUARTERS LANDSCAPE BUFFER VARIANCE PAGE 1 OF 4 SECTION III. B_ KGROUND INFORMATION Site and Vicinity Information: The site is located on Scoffins Street in the downtown Central Business District. The site is surrounded by a mix of commercial, civic and residential uses. A mental health service provider abuts the site's northwest boundary, a mobile home park abuts its southwest boundary, and multi-family housing abuts its southeast boundary. The site's northeast boundary is on Scoffins Street. Site History: Previously residential,the site was recently approved for a two-story,7,500-square foot office building (SDR2006-00004 Harris-McMonagle Office Headquarters). A permit to demolish the existing single- family house was issued on May 12,2006 (BUP2006-00193). SECTION IV. APPLICATION SUMMARY The applicant requests a variance to the buffer standards in Table 18.745.2 for a recently approved office site (SDR2006-00004 Harris-McMonagle Office Headquarters). A condition of approval required the applicant to provide a 10 to 20-foot landscape buffer (per Table 18.745.2 of the code) where the site abuts residential property. According to the code standard,the smallest buffer width the applicant could provide is 10 feet with trees, shrubs and a 6-foot wall. This variance would reduce the required width of the landscape buffer to 5 feet and allow a solid fence instead of a wall. The applicant appealed the condition of approval and a hearing was held on December 11, 2006. The Hearings Officer issued an interim final order which required the applicant to provide the required landscape buffer or receive a variance to allow the proposed buffer. In the interim final order, the Hearings Officer provided the applicant guidelines for justifying the variance. The final order for SDR2006-00004 will be issued on the date that the City's decision for this variance becomes final. SECTION V. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No comments were received from property owners within 500 feet. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS VARIANCES AND ADJUSTMENTS: Section 18.370.010 states that the Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title,to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed variance will not be materially detrimental to the purposes of the title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity because the applicant is not eliminating the buffer, but providing one that is more reasonable considering unique site characteristics. In addition, the impacts of the office use are minimal with the majority of activities taking place inside the building. Outside impacts are limited to vehicles maneuvering in the parking lot and the proposed 6-foot high solid fence will screen headlights from shining onto the adjacent properties. Also,the proposed office building will not be built up to the buffer- it will be 57.50 feet from the easterly boundary line and 52 feet from the southerly boundary line. Activities on the site will not generate enough noise to warrant a sound wall. Therefore, a solid fence and a reduced buffer width with enhanced plantings should be sufficient to mitigate the impacts of general office use and will still meet the intent of the code. NOTICE OF TYPE II DECISION VAR2007-00003 HARRIS-MC IONAGLE HEADQUARTERS LANDSCAPE BUFFER VARIANCE PAGE 2 OF 4 b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The site contains a grove of larger doug fir trees (close to 20 caliper inches or greater) in its northeast corner, which the applicant proposes to retain in its natural state. The site's length and width ratio is relatively long at 2:5 to 1. Construction of a 10-foot wide D buffer on the southeast and southwest boundaries of the site would significantly alter the proposed site plan design. To keep the tree grove and provide the required buffer width, the applicant would have to eliminate over a third of proposed parking spaces on the site. While it would still be possible for the applicant to meet its minimum parking requirement, the applicant would also be permitted to replace the eliminated spaces in the tree grove if the applicant chose. Approval of a variance to the buffer requirements would allow the applicant to retain this tree grove while providing the desired amount of parking. The presence of the existing tree grove combined with the narrow shape of the site are special circumstances, over which the applicant has no control and which are not applicable to other properties in the CBD zoning district. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; A variance to the buffer requirements would not alter the use of the site. The applicantpproposed to develop the site with a commercial office a permitted use in the CBD zone. The variance wilt not change the use, but merely reduce the extent of the required buffer on the southeast and southwest boundaries of the property. The proposed buffer on the southeast and southwest boundaries of the site provide for the site obscunng fence, light attenuation and landscaping. While the buffer would be reduced in width, the applicant proposes additional and enhanced vegetation to provide a denser buffer that meets the intent of the code. d. Existing physical and natural systems, such as but not limited to traffic, drainage,dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title;and A variance is necessary for the applicant to maintain the tree grove in the northeast corner of the site while providing the desired amount of parking. Therefore, approval of a variance will allow the development of the site with less impact to the existing natural system than would occur if the D landscape buffer were required. The proposed variance does not adversely impact traffic,drainage or parks. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship in this case is the long and narrow shape of the site and the location of the tree grove in the northeast corner. The location of the tree grove at the northeast corner of the site and the shape of the site are existing conditions for which the applicant is not responsible. Therefore the hardship is not self- imposede variance requested is the minimum necessary to alleviate the hardship by providing the maximum buffer width feasible while retaining the existing grove of trees and desired amount of parking. FINDING: Based on the analysis above,the Variance criteria have been met. SECTION VII. OTHER STAFF COMMENTS The City of Building Division has reviewed the proposal and has no objections. The City of Tigard Engineering Department was provided the opportunity to comment, but did not comment. SECTION VIII. AGENCY COMMENTS Non-city agencies were not notified of the variance request. NOTICE OF TYPE II DECISION VAR2007-00003 HARRIS-MCMONAGLE HEADQUARTERS LANDSCAPE BUFFER VARIANCE PAGE 3 OF 4 SECTION IX. PROCEDURE AND APPEAL INFOi MATION Notice: Notice was posted 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 MARCH 12,2007 AND BECOMES EFFECTIVE ON MARCH 27,2007 UNLESS AN APPEAL IS FILED. eal decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.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 s101 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 in the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,OR 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the spec is 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 MARCH 26,2007. • suons: If you have any questions, please contact Emily Eng or the Planning Division at (503) 718-2712 or stop by Tigard Qty Hall, 13125 SWHall Blvd,Tigard,OR 97223. w March 12,2007 ' P:.•. i ', sip : y Eng DATE • sistant Planner C,-(:).---Z-:40)C(O March 12,2007 REVIEWED BY: Richard P. ewersdorff DATE Planning Manager c: SDR2006-00004 NOTICE OF TYPE II DECISION VAR2007-00003 HARRIS-MOvIONAGLE HEADQUARTERS LANDSCAPE BUFFER VARIANCE PAGE 4 OF 4 ♦ �I1`W il CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ��� VICINITY MAP ■Pli G �� r VAR2007-00003 ,J� k �P -, o HARRIS-MCMONAGLE HEADQUARTERS 03 LANDSCAPE BUFFER ' I GARDEN PL VARIANCE cG� LEGEND: S� .4k51 J SUBJECT+1 Q 1 SITE S i 1• so � ill 1 _ I A.-s F_'R ' ` 4 ���i 10.1.1/ „,,,,,.4 4 IP F BEND . ,. IN 01 I I r4p04 �G /#4:1044% J� N��F�4�ti� ti�y 0� s, N . 0 80 760 240 320 400 Feal r•313 1-- 0 r 0: opy J TIGARI) � r� Information on this map is for general location only and �• t,/10 should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 ..-3- httpitwew.ci.tigard.or.us Community Development Plot date:Feb 14,2007;C:UnagicWIAGIC03.APR ""' .....>_.....,. FINAL APPROVAL CITY OF rIG*,e PL, : IMO nrViSFON B --- -- -f___________ ,1-1.4,7*: 34Pz_jc_).7 I 1 WM'! gPRIMTIOR SYSIf1 NOF(; wYV�. _ , - '. �.wost.x xwL(dS�M i�SWII t 2[O MR IOU*ip�t['°xu9f1K SdMI.i l�ILA r,nnw.w[r/v.K{ # A.A. wnr 1 AM C I.PVC eM,o Mw.u.we for wxrr .. e .T(II c.unx C ANIMS OA s awr yK A ILL.0.060 TonySHAM TO It♦ , i o) R wc[xrte.ALL runt�rAtYw.c iyt.-ra+ao.Kt'-MYx[r[r.MAO suE 10 row. MN WPM 3 C' NM) �raieirsi u�MU�nc i'w[?a era�o.�,t f0.rv+tWw,t ruoe Ernrtw[. is r.au:ro..0 w�,wc e. .nrtr r K rsr4rto xTn[O TTu_.I o xr.t x rot[I1 .t MONKS nxur n wrw. . a WS.ON.t K ...xrA Y°KIM Ta DOM MOOR ti nwn [Ilr w.Rx t • nK• .%01..4 0417rwi[ rxi•t �wK i1 Cult xn: commr umm r.rnc w rK wwn �` tWerm.rw t'VM Cx wavt wo 57REE1uTREE�sT: a OA vuK CIRCA /° !r....wt Ina .. wwu oMfX ntrwwf frwi x xn not ma Wft.rewx w4:•uctU�TMtt(,)trcru,tai //If �• �•, /\r// 9TEYP6 PLANT UST: a0. r owl/r...�n.. MI w.e.t SITE RRRIOAiION NOTES: rR US x .t _ b`3.SHRUBS u. s wwry r �'IA' ;... ,.. ..,.. w,MILL ...rat '.ae.Rw a.w,,..oo».t,.x •®-° :«.M ..... • ,r ,>....r...JP mum KW..R..u.w, 77_, 0 n tr 1. ••'••• .w tw•w... I, SITE AREA.II,Y72 SF. MRIOATION PPLY DETAIL LANDSCAPE AREA: 75005 wr memo our Frp _ PERIMETER w 0437 SF. a•_1 t •(0• I K w OM r-�tn. ri) TOTAL LANDSCAPE AREA■S,CH SP. DDON A-A W° w.....n -23.Iai OF LIE CROSS SE I�' ° r�� I M I:w ww ,. .....rr 1-1/T•Pre o xoao nu .00 I <Dr,c rma. i�.Mnn w caurt __..m zpj_ .. .....•--—— — w.N1 11 a rd— -- . .an.y.� .zr _ # i 0O—�P--.i II•t 1 41, ` WM w, PROPOSED E n.tP. xe L, w cxrx°° BUILDING ■I �� ar I t F ir...R o �i H 7 R • E i > I I cn � � f w. rla2.: cn PCS SOS 101 o o ®°�, ' :MI4- tiro I LL- N� 2ee?e.. I I CD i \ ® 2ee., - I,.t WM • \A / ee W "-k.K I —°Il�� MK rise MI i �• �?�, P .•L__ 1/2'LC 14. 2653•F tu.w. l ! ,/.•M 0°.2e�. O5=.2W .j . 1 a.._—,...__ ..o.nxe w I,•Q, w Cerorclw f4 1 v1, I awv rw. . r I�mot 2e52 1 fll .,•. a-icro,�:'rYi�t•t..i.,.k►tii F�r•�-•'I s+t -. r --....._ „aL�¢ti-jrr�s^a arviir auana m.c.r., ISM 0 1 , 1 1 1 r._____________,______- XS) tart _.;,..;0.- il[I a \um I 1 mitt- • • "°E"D E 1f0"""ON°•Np O' I x SCOFFINS ST. PROPERTY LLC HMC OFFICE SITE . . ,n n SW SCOFFL S ST. "WC rn_ I 41.=111.16 mo w.—. N.V. ....� HARRIS-NoMANAOU ASSOCIATES,INC. IMPROVEMENT PLANS x"r 7 AMR 10 IMICNC FIN LATUT.maw .x s/�v/de =Mgt=:0-04°' Ate.FfiDAT10N, ANC l.117(fN0 PLAN . 7 TREE TO BE REMOVED -X EXISTING SITE TREE TABLE M e� L # TYPE SIZE ` I II N QR - \SF1 PFAFF 2657 RR 23.5'• / T j T 1 ',,C''471+ SW.6k s 7 • 2658 FIR 18.6'• I ("� I I R 11 ` E cN3G '` 2659 FIR 21.3'• v' . — t„ - 4 Rc .;. 2660 FIR 19.7"• I— — ___ A p Ap • `' 2661 FIR 15.9'• �. 2662 FIR 24.8'• iI . • - SW `J4 off 2663 FIR 17.4"• I R N '11 - " 2664 FIR 10.4' I I \ 2665 RR 18.8"• 1 11 —+ I - - - - EXIST. BLDG I I X 2666 FIR 17.1"• r. - --,..N.' ` - y X 2667 RR 22.2"• I O 2668 RR • iI 2669 FIR 241.14, • 1 N 4 2670 OAK 18.4'• I fi . t X 2671 CHERRY T4" L -^ Ci X 2672 DICID. 12�• / LOT 25 ) L X 2673 MAPLE 312:• C\ TA. 2 I IXISTING fi ! , 7 X11 L_____ FlRE HYDRANT ‘Z''''?,m MAP 2S 1 2AA L_ X 2675 CHERRY 8',12" —..� - -• X 2676 APPLE 10',14',14' - • _ ? ,•I TREE MITIGATION CALCULATION III T •NUMBER OF QUAUFIED TREES SUBJECT TO ORDINANCE: 15 I ^ % VICINITY MAP NUMBER OF QUALIFlED TREES TO BE REMOVED: 3 � i�{ ,I _ "y PERCENTAGE OF TREES TO BE REMOVED IS 20% WHICH IS LESS THAN 25% OF -- " - - - - I ^^^ y QUALIFl ED TREES. NO MITIGATION REQUIRED18.790.030-B. _ __ T/L 9 1 :__.�_�_�...sass_.,:.....-a-..s��...=_. 1 THE ARBORIST REPORTS 15 TREES THAT REMAIN AND TREE 2664 TO BE REMOVED. 1 € 0 LOCATED IN THE NE 1/4 OF SECTION 2 I WE INTEND TO RETAIN TREE 2664 UNTIL SUCH TIME THAT R IS NECESSARY EMI ME O O A _Q C Q--�0�-0 y MAP 2S 1 2AA TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN TO REMOVE R. - - -" - - - - - 1 ' . - § CITY OF TIGARD, WASHINGTON COUNTY, OREGON NOTE: TREES 2671, 2672 2675 AND 2676 WERE REMOVED DURING THE _ _ .. _ _ ^ --1 � SITE CLEARING DUE TO THE BLACKBERRY VINE ENTANGLEMENT GROWING INTO THE TREES. _ ,..J ,f E.S.C. FENCING \( _ .w^ ^� Iji � , t II I" ALONG PROPERTY LINE EAST.HOUSE I/p�'' %/�'^�� - _o y "ef/ T H / �/�i 1 OWNER AND APPLICANT RFY01m o - -- - - - - - - - -1 LC TO BE 4'' I SCOFFINS PROPERTY, LLGARAGe\ C cRVEAAY - - ' 12555 SW HALL BLVD I REMOVED _ _ _- r - -_---r-- INST TIGARD, OR 97223 i oS ES.C. FENCING t- - _ _ - - PH (503) 639-3453-/ LOT-24 i� ALON PROPERTY L1NE f FAX (503) 639-1232 ! CONTACT: BILL McMONAGLE f _ �'' T E-MAIL: BILL®H-MC.COM 0 20 40 -MAP, S AA` - - ... _ _ INSTALL `0-4� #'SAN T • t-2- o SCALE: 1"=20' A!: - _ - TREE PROTECTION^ • ^j` _ "B €�_- _.I T _ _- Z I. ` TYPICAL FOR TREES JJJ _ -\-, i - - _ _ TO BE'-SAVED.' ./ .�mF _ _ _V_y - 1 r INSTALL _ / ___ _ __ ^,ismr I U? ►^ -- z FORMATION F.1 E S.C. FENCING ' ALONG PROPERIY`LINE l 1 ^ ^ ^ ^ _ A ::!, ZONING: _ `!. `SI- CITY OF TIGARD CBD I ` A- CENTRAL BUSINESS DISTRICT ExisT. BLDG I I u ' . o-- " TA 3100 TATAXOMAP 2S-1-2AA TA 3800 MAP 2S 1 2AA 10' PUBLIC STORM T LOT 231 I SANITARY EASEMENT T� J802 1 _ 4 MAP 2S 1 2AA GROSS SITE AREA =0.57 AC F. PUBLIC STORM & I DOC. NO. 2004-1275738 2S 12M EXIST. BLDG I` I SANITARY EASEMENT ADDRESS EXIST. BLDG 8730 5W SCOFFINS ST N9'2A04-1 2 I I i I t _ _ TIGARD, OR 97223 TA 3801 , I `', I ( T (II 15 I MAP 2S 1 2AA I\+ I 1 I I 1 1 I I SHEET INDEX I . 1 I1 +• X25. i ? I ` f R TITLE SHEET AND 1 of 7 L �- - - - _ - - - 1 J /.- ^^ I o1 EXISTING CONDITIONS PLAN I -4 ,� V SITE DIMENSIONING PLAN 2 of 7 EXIST. 308.3 LF 8' SAN. SAN MH I ^S �_ 5-0.0191 _ Q RIM 177.21 PRELIMINARY GRADING PLAN 3 of 7 -- MH I.E. 188.28 ._ _ ��� _ _ _ _ - I COMPOSITE UTILITY PLAN 4 of 7 I.E. 180.42 EXIST. 325.8 LF 1 Y PVC STM I-- - - - - �STM MH 5.0.0100 SiIA NH I PROFILES AND DETAILS 5 of 7 I RIM-187.81 -- - RIM 175.84 SCOFFINS STREET IMPROVEMENTS 6 of 7 I.E. 184.81 787.88 0 o . LANDSCAPING, IRRIGATION 7 of 7 SW ASH AVENUE I 1. AND LIGHTING PLAN r I REVISED DEC 03, 2007 APPROVED DEC 16,2006 REFERENCE INFORMATION AND NOTES: DESIGN SCOFFINS PROPERTY, LLC HMC OFFICE SITE HMC 1"=20' DRAFTED W SCOFFINS ST. DWG.NAME R.K.W.KW. HMC NEW SHEET O/Eq`ED HARRIS-McMONAGLE ASSOCIATES, INC.1 BExscA 9TC n,w LOIIOOIDRS APPROVAL DAZED RD�,zaac &SA .LYC W.LMC. IMPROVEMENT PLANS 1 ENGINEERS-SURVEYOR S REV. DESCRIPTION SUB. APPR. DATE DATE 12555 S.W.HALL BLVD. REFER TO TRACING FOR LATEST REVISION 6/19/C6 TIGARD,OR 97223-8287 SITE LOCATION EXISTING CONDITIONS or 7 PHONE: (503)839-3453 1,1' 4Q _J V%P A..tk ARE., CALCULATIONS: TOTAL SITE AREA: 24,972 SF II ,°� '� 4 7 2' A.125'NONA9PS12E SURFACE '` 0 10 20 IMPERVIOUS SURFACE JCKET IS OPPLED f- ADA ' WID= ? TO GALVANIZED AID PAVEMENT AREA: 13,232 SF -. iq P131ED Y PPE 2% 5 - SCALE: 1'-10' . - SIDEWALK AREA: 1,;71 SF R_1O H. I PARKING G BUILDING AREA: 3.750 SF <15%> �1)I/� !�■���� .', r 1 2X 8.33- OFFICE �\ t t' .' 1 BUILDING TOTAL ONSITE IMPERVIOUS SURFAC : 18,853 SF <75X> \ \ \ 1. /dU� f a!1 COMM C 2 2� II LANDSCAPED AREA �, I� �� ` •:, \ I 1 — •i• ` WI1 P ;+l .I. ES. H I I I(m I — II LANDSCAPE AREA: PARKING ISLANDS 417 SF N -� A' •-= i i )< 11 LANDSCAPE AREA PERIMETER 5,462 SF �� i� (n f ' •.aENT I I�tv 11 li TOTAL LANDSCAPE AREA 5,879 SF <24%> JACKET 1 W ADA PARKING SIGN DETAIL TO PARKING AREA BELOW 0R1OE - <TYPlrx,NOT TO Scan i I I 11 IT PARKING STALLS: EPACES 6 L 7' CONTRACTOR TO PROVIDE SIGN I I I I— FLEET PARKING: iii SPACES TYPICAL PROFILE I I TYPICAL ADA SIDEWALK RAMP PER CURRENT AD,REQUIREMENTS ii 11 I ADA PARKING: 2 SPACES AND PARKING STALL DETAIL I g : V HIGH TYPICAL PLAN <TYPICAL,NOT TO ScuE> I I { I D {) II CEDAR FENCE FINISHED FLOOR AREA 1 6.8' BOARD ON BOARD BICYCLE RACK DETAIL EXISTING CURB I I I i!� (TOP OF WALL) DRNEWAY APPROACH AREA: 198 SF �� � It CURB LENGTH: 870 LF .._ _ _... .. — _— ..__ — ...__. _ _ = _ '— _ ._. EXISTING EXISONC FENCE EXISTING FENCE i I I :I 1 li is- 0 0 0 0 0 0 0 0 1 . I r__- S46'37'00"W 249.85' ' ?-.• I ,I 11 - — , I`i,—-x- x_ x— x— x= _ i _ t..' I RELOC METERSTING 1 ADA PARKING ' ll PARKING d'.-' DEM. CAR POOL I I IV II THIS I l I I i II I �, III +5D 0 ° Nail, i BUILDING THIS SHEET 1j► ` _.....-------4---_ - 1 I O I1 o I_ VAN ACCESSIBLE ` X�5 I �I � z ✓-u aQ. I ADA PARKING °I VAN ADA PARKING ° UI LJJ TJ7 1 J SEE DETAIL 'i (n-a.Li Y < I II I Q THIS SHEET /' i ` i N L` C7 C' /. 1 ITT II �^ I Q I X -1,,,:s !1ysoi, i _, I 1 2 PA KING ' `4., m II I = I II I SIDEWALK I_ �, �,.._. — � � a °O 1=G_.,�- �`i S ! � IDE P F� I � it OI W I� Z ! Z I� % 266- .� i7 ty O 0I —Ii CD f l ' --I l ' - PLANTER j 2664 �Tp CC-3\3 p I i , it Z 7 COMPACT PARK NG SPACES I— -cis-c:16-?:,26::' ! I °' 23 11 6' HIGH ' Y I ' 5 C MPACT PARKI G SPACES = �' / 2562 76?sse o ; CEDAR FENCE �/ " I �1 R E CUR B BOARD ON BOARD ¢ ��' ` —..�1 - i ((�{��,��,,}yy� I `�` i. 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HMC NEW ' CHECKED SHEET 1 R ORMIC I PARKIN SPAS,EIE, C WAAP RA. .LNM 11/14/01 .L Mc HARRIS—MOMONAGLE ASSOCIATES, INC. IMPROVEMENT PLANS 2 REV. DESDRIPUON SUS. APPR. DATE _ ENGINEERS-SURVEYORS DATE 12556 S.W.HALL 6620. WE DIMENSIONING PLAN TO TRACING FOR LATEST REVISION 6/19/06 PHONE,(5 o7su-3257 a 7 PHONE: (503)339-3453 _• -.-- ..-• - ___. -- .., .... .... - ,,,., 11 1 -' it ...: , ...... - _. .... b li — - --- = . =-_ .. - - - - - -- - - - - - - - EXISTINGi _ ExisTING FENCE 11 • DIMING FOXE 1 I t , . 0 - 0 Q ' -, -. .... _ .... — .0.Cit.-1•■■■■26111..611=M.O. .. E - „ „ . . Ez4212"-0.50 E ' , Imo _ _ .... . , ill -- , -4.2X _2.2%'0..' . 11 --..- b ....-- E E _ ___.___ E . - . - _ - GUT iRoir'''. Gur loom '4111111Itivi-- „ -.. 0 .., . A llii g II c 'A --- .., -.. WutcpsUERS -1X ....,/-FG 19(185 -- \ I . `-- - - AS famaki.com . .... „.. , , mt 1: a 1',: 111711 ''" 0 1 I ' -..-F.G. T.O. 163.1A 00— .._ _ _.... .5 .181MIMINIIII, _,. : , : ,: ..,_ loom. PBRur 0 S E D - _ jr, S P -. 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HARRIS-McMONAGLE ASSOCIATES, INC. IMPROVEMENT PLANS 3 REV. DESCRIPTION SUB. APPR. DATE E N G I N E E R 5-5 U R V E Y 0 R S DATE 12553 S.W.HALL BLVD. REFER TO TRACING FOR LATEST REVISION 6/19/06 00ANO,OR 97223-6287 RIME: (503)639-3453 SITE GRADING PLAN oF 7 _ A --I ... . yr...arE ". 0 Ik , 7...1.7.,...,:orsoz,...-.••••4•9,..u. RUBBER GASKET FLAT TOP iai , maws. YAMPA ru0A0VE WA/CON•0914 (OP11ONAL) EIEFTEF.74,P;lz- . ..4t,..,_g .........NJ TY ki.v.01.. IM MA NE I , , , 4 POOva.Tf.P OM.MVP KR 6.9.... I a IMMLE WINS MS'MN EN i.-..---...--_,.. 1 I IL; OF h,--ildr-..i L-___ ____-i i 6.9.0 IN 9901 1 I I 0 109 OE • 0130000 MAN MO M.= ■Iltagal 1 Ilt-fl 1 / ea.'":''''' ' 111 .11110111111110 i I ' 1 1 I I!I 1 i - ,,,,„.. AIIIIIIIi., °"" CONNECT BUILDING TO 1 1 -7_,;„ NM.MN, IIII Z MST. 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I EXISTING DPoVEWAV- K 3.22® 0 m MATCH NIDTH k GRADE 0 I °d ES�, 'jj �TI= ()W �� R LINE 1 ziid id A SEE NOTE 4 ihhh.200 r•Ln DIA = i+TAI ° 1 '200 VARIES• ELEV s 177.02 = O Iv ,o E' {. SEE NOTE 3 A.D. = 16.900 + • °Id �'n Q 0 0 I K - 4.438 a� 013 Tn o, L$ N 3 1 I o 616 ai 5' MIN I2% SIDEWALK _ -H 75.00'VC F 10 w • N I, O p ' 8i 0 0• lol +i J I A•o co tO l 0_ .r.. �- I 6' 30'MAX 6 U.F.F. 191.0 II n 0 - _ t 1C MIN n 190 + °'L r __ •_ - 190 PLAN I ' / 3/4' 6' RAY v ) eJ__-I -.- m- - -.,._ _ �__ i sIRtT cool ., o 5+N CI n i :_''.7":- eo;.' =u=a°=�In11il.1'n111 LIANA u..lD A ' 30 n • r i oo.oSo = -1=I- 2'OF AGGREGATE• J r 11-11=1i=11=n-n-�.-I (3/4'-07 COMPACTED 180 1 180 SECTION A-A SEE NOTE NO. MESH + 0 - ---LF F. N i ' TO F4UNMLALOG-Eq- A.1..- - -- I i E O.SOONOTES: --n r �' 0 = 1 i 1. CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3300 PS AFTER 28 DAYS • -- - - V10 E 2. CURB JOINT SHALL BE TROWELED WITH A MIN 1/2•RADIUS ALONG BACK OF CURB. l --- R 3. EVANSTON It MATERIAL OR EQUAL CONTRACTION EXTINDIC FROM 88GRADE2TO FlN FINISH b�'RADE �T IMPREGNATED • N H 1 1 4. 8•X 8'10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. 170-- -_ ; _____-.-. �_._-._. -._.-_. __ _...$....5 .............__............---..._ {170 C HORIL: 1'=20' A V1RT: 1'-5 j j L _ I E 1 0 •11000.•�NMOT '_®".."a' STANDARD DRIVEWAY ' D.•NEL j 20 I 40 1 m w/CURB-TIGHT SIDEWALK 142 DRIVEWAY CENTERLINE PROFILE HORL SCALE ,M „WI) . 3+00 24-00 1+00 0+00 GENERAL NOTES 1 STORMPLT R BY STORMWAT 8360 5360I.FORTLWD.OREGON 000545440. 314'R 6�I/EDGE 2)MUM CARTRIDGE(S)TO BE 91•10N9CPAATm AND S®ECLEANING.STMIDMD ORAL StIO•MAOMUM NUMBER Or CURB JOINT BRUNT CARIIUD6E5.ARUM NUMBER RIMMED TO BE SPEGRED ON 51TE PLANS OR IN DATA TABU!MOW. 5 MIN. SEE NOTE 5 ROW (SG NOTE BI 3)OR[CAST MANHOLE STRUCTURE TOM CONSTRUCTED T ACCORDANCE C W ABTA A C4JB.DETAIL ROLECTS 0 50N NWT . . M.0 ONLY.ACTUAL DIMENSIONS AND O C CONSTRUCTED OE STRUCTURE NULL BE SNIOAN ON PRODUCTION SHOP DRAVAN0. .•ry ��--� 5)STRUCTUREMR)ACCES 2.3 MR Or DROP/AMID IMO'TO CON)RAOOO. _ 2. T. -_-_''T' DRAINAGE BLOCKOUT 5)STGLE IBE GLREOIIRC3.3 r2TOEMTOP PROMIMCTro 0UT1a.1r183 DROP 6AVMWIL CONTACT 5360.MINIMUM Illlll r I.D.PLASTIC Mete DUALINInver MO ounce Is 4r. ROAD w PIPE W/COUPLING el Nla rmNG ro x srTxlneo m eNrNNaleuw rROWOED meanRACTaL rRxwsr MANHOLE srpwnLTeR mulrrco 7-T1w 11 11 11=11 � ^,.•,I MO A DIME STUD AT nOR OMa SNN AND SAID COLLAR BGnr NCn O11111T Qma SECTION AMY O NSTR ATID �; II 11 u 0 rwM Duna sro0 Ar MQOCPVN art uN¢ro AecaMMwerz A 121Nm Duna nre.mnrKCnaL TO DIOwreTRwA ������� ' ' �. :. nnNG rox MADEUlNGAPD]ME CauruNG aR x¢NTwc REDU2CASRmARm.cOT.ruNGmPwACO OR routs ANO ..•- 18' INET PPE rRDVrom m CONTgIG Ot. 2'OF 3/4'-0'BASEROq( 0.D C e MEG"O�'S•61 ml z'•norc ounce T grARAnce roR MAINTBWIC[Aec�s.Ir A SnAUOwae S.sTerA n REO11Rm.coerACr s3eo roR COMPACTED SUB •G•••�u • MO OCR NOTES S A G O)ANTHLOTATIONG.UAnT TO Be SITOCED.NORM AND PROVIDED m CONTRACTOR,N REWIRED.6VIAST TO CC 9R DO O O O..A. ,1.A. VII AROUND TM PERS REDO OF M STRUCTURE. 9)ALL 570001000 QWIRE REGUWi MNMCUVCE.REFER TO OPERATION AND IALVIOIANCE GUIDBINES FOR MORE • %o Q NEOR MTON. SIDEWALK ADJACENT TO CURB \40�0 •�..•...,••' PRECAST MANHOLE ' ' MANHOLE STORMFILTER-PLAN VIEW 001 u•y��,,,.. 3verRM.¢ sTRURURE,STORMFILTER DATA Mn F Row 1 a& I 5 MIN ANDCOVER,,m, WATERWAUm rtOw RArz(c.) ow PEAS rIOW'RAT,c< CST 0.20 Au e'RETURN PERIOD Of RM ftOW(ral 2518 - I OF CARTwxES REQUIRED uerwoGE PLOW RATE n s a zs RPml 0c ' II R II-II II II 11 11-McDATVPC(csP Pcwre zPC1 0oml '4 II IL 11=11=11 IL II- 30 0 MAME RIM ELEVATION 122.5 PRE DATA: I ORIENTATION MATERIAL DIAMETER r OF 3/4'-0'BASEROCK TES CONCRE2 (SEE NOTE 41 NET PPE I I 10461 1 12.6' NC B NOTES: GRADE RING INLET PIPE R2 COMPACTED SUBGRADE OUTLET 5.15 166.31 0 NC B' I�■21 MANHOLE STORMFILTER-TOP VIEW O 1. TRAVERSE EXPANSION JOINTS TO BE PROVIDED AT EACH POINT OF TANGENCY sar 31-� 2 t ECCENTRIC rGwo 51.E SIDEWALK AWAY FROM CURB OF THE CURB A AT OTHER LOCATORS AS REQUIRED TO LIMIT THE SPACING rrm MET FTC y = Wore alma A.-nOTATION Iw I AST MDT, r,OOrrr NOTES: TO A MAXIMUM OF 20 FT. =NOM sAq 1Qd' aM` E `r'R 5I=m TST a Nore551ECIAL REQUIREMENTS PPE O'ENTATIONREr: 1 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOLDED NON-EXTRUDED MATERIAL CONCRETE SHALL BE 3000 P.S.I.AFTER 28 DAYS,8 SACK MIX,SLUMP RANGE WITH A MINUMUM THICKNESS 1/2". ,III■, _- 4.-10.MIN MOTO OMR MB OF 1-1/2'TO 3'. ONO Wner MB 100 3. TRAVERSE CONTRACTOR JOINTS TO BE SPACED NOT MORE THAN 10 FEET APART sroaawTee CARTRIDGE • �"�n 4-01 2. PANELS TO BE 5 FEET LONE.M �' �� ; /�� KITH A DEPTH OF AT LEAST ONE FOURTH OF THE CROSS SECTIONAL AREA. POTE01 11111 4' I `� ii, 3. EXPANSION JOINTS TO BE PUCED AT SIDES OF DRIVEWAY APPROACHES, 4. CONCRETE BREAKING STRENGTH TO BE 3000 P51 AFTER 28 DAYS. p¢xorc el I _ --- ■IIII It ,. 'I II I'� UTILITY VAULTS,WHEELCHAIR RAMPS.A AT SPACING ROT TO IXCEED 45 FEET. HEIGHT rn • '� �,■ 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME THE AS THE 5. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MN.OF 2 FEET 1-1 F-'`MOM se DOMLY2 'B'vow" WILT PIPE CURB,THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MIN.1/2'RADIUS. AND MAX.OF 3 FEET FROM PROPERTY ONES. MNhrrOwN RW COxTRACTOq TOLD EOUPUNG 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE MANHOLE STORMFILTER-SECTION VIEW OA _� ry�ICONMA TW CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. Rollo 1 eMIIBT OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. GROUT Ors NOR 0) B. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3-DIAMETER me Mew..roMMIlemr Of CONTRACTOR/ PLASTIC PIPE AT 2x SLOPE. CONTRACTION JOINT TO BE PLACED OVER PIPE. MANHOLE STORMFILTER-OUTLET DETAIL O NO NAM. 02005 Semmv.A060 MUMS POEM 0200 SNam.NaMO 2 rMIMS - NO WALE on omen,...roma MIN el PRECAST 48'MANHOLE STORMFILTER =" PRECAST 48'MANHOLE STORMFILTER AMEN P.MIOMR aruE ��esA•11� R.MEW Stormwater360 PLAN AND SECTION VIEWS 1 Stormwater36G TOP AND SECTION VIEWS,NOTES AND DATA 2 ow es CONCRETE DNn NO. ova N0 �.I. ,w�_ STANDARD CURB STANDARD DETAIL STANDARD DETAIL �® win.�� PAM INS SIDEWALK 1 20 �® ®•a T� 125 ../Aerw.e.r. oArt=a=Iau..4 I Ram NAa..r.RNee 1onA.e,M. IaRam.Na .......O.A•ANR N.rr =I Nom inLewaa_num•.e Iw..uu I°cam,. _ �a NNW.IM• REFERENCE INFORMATION AND NOTES: DESIGN MC A SCOFFINS PROPERTY, LLC HMC OFFICE SITE SCALE SHOWN DRAFTED - SW SCOFFINS ST. DWG.NAME R.K.W. HMC NEW CHECKED HARRIS-McMONAGIAE ASSOCIATES, INC. SHEET W.L.Mc. ENGINEERS-SURVEYORS IMPROVEMENT PLANS 5 • REV. DESCPoPTON SUB. APP,. DATE DATE 12555 S.W.HALL BLVD. DRIVEWAY PROFILE AND DETAILS of 7 REFER TO TRACING FOR LATEST REVISION 6/19/06 PHONE: (503) 83453 CURRENT PROFILE HIGH POINT ELEV- 195.22 ., HIGH POINT STA- 2+05.18 PI STA- 2+50 37 FUTURE(RGHT-OF-WAY Sr FUTURE MONT-OF-WAY AS ■ 1. PVI ELEV= 197.20 25 A.D. - -12.30 3s•PA 1 K .. 14.23 19.EXIST li 10 CURS A,* WITH STREET UGHTS (TAPER VARES) 0•_.... 5.(-teur S.-•-•-• 175.00. VC 1.•- (VARIES) (VANE) SIDEIVAUC Ci q SAW CUT DIL 7 200 :`• .1:1- .8 ---. -T- A V-s I'a + g 15 .4jgcm.r4i; ..d, .=• (34E, I ! • • . : .•• - . . ,200 ...-....1 SEAL ECNII:\IT°. PAWNOR'PRIOR 0.11111 PATELITNGN 1M°. 7711 2.711110% DIL OS :,- • . & wi cl AGCs,_ - ---4 !17:17.7 TERUNE I •z os us 0.... .--.-•-O. 0. : i I Alraq:M. DE . . UP.1- - ' 'CI 4 s !- , , . i 2.CLASS.C.ASPNALIC- •. I 11 • r CLASS ir ASPRALIC CCNCREIE • . " PI 0 0 r.: !1_3, . • . I i \ A RI r:. 8 .• :• PLACE ASPHALT IN 2 UFTS,SAtEMFDAcY ""S97.." .-03 cv PVI STA•= 5+20 r 3/41(2:)Zral4(-)OAS7K ROCK ..■•••"....1'-.-- -re o cc .. . PVI ELEV.• 172.69. i 190 --;"" DIMING 1190 SW SCOFFINS STREET .---- . CENTERLINE • • ' re. -0 18.07 I STREET CONSTS5/CTION NOTES; PUBUC STREET - TYPICAL STREET SECTION PROFILE CRY OF TIGARD INTERIM IMPROVEMENT 2 .t e., 8 - Lre-ilso.00•vc 1 1. ALL WORK AND MATERIALS SHALL CONFORM TO THE CITY OF NO SCALE t«- c.gi 0 0 ' l'; \60 , TIGARD SPECIFICATIONS, STANDARDS, AND PUBUC WORKS CODE. 2. A PRE-CONSTRUCTION MEETING IS REQUIRED; CALL (639-4171), FOR A TIME AND PLACE. NOTIFY THE CM' : ! INSPECTOR 24 HOURS PRIOR TO COMMENCING WORK. 180 \ts....‘ ; 180 ci • . 3. THE CONTRACTOR SHALL NOTIFY ALL LrnLrrr COMPANIES FOR • . FIELD LOCATIONS IN COMPLIANCE WITH CURRENT OREGON • , N. . , REVISED STATUTES. N. 4. A CITY TREE CUTTING PERMIT IS REQUIRED FOR THE DORE . - - - - „ - V 10 ••,--,„......22211 . .. I SITE. 5. WORK HOURS SHALL BE RESTRICTED TO THE FOLLOWING E SCHEDULE: BETWEEN 7-AM AND 7-PM SUNDAY THROUGH R SATURDAY (NO WORK IS PERMITTED DURING THE HOURS OF T 170 T 170 DARKNESS) S 5 .• 6. ALL CURBS SHALL BE STAMPED: W ■ WATER METER • KRT.: 15. SW SCCrFNS MP.E i • L ■ -__ • __, E 0+00 1+00 2+00 3+00 4+00 5+00 8+00 7+00 o 0 50 100 HR •101--- - CZ.SCALE ...---f. , ‘..._... 0...- /n(C),/, \\= -D3STING STREET ma' .7 , DRIVEWAY _ - - - - .............. ....... ._. _ _ .._-, - SW SCOFFINS STREET ___i_r+0 0 4+00 5+0 0 - I -4 I - c I- I I i I 3+00, 16.9' RT. SCOMNS -__ CONSTRUCT TAPER WITH 2 RAISED ASPHALT =$16.9 D CONST. -); EDGE TO DIRECT GUTTER D APP4 2+81.21, 16.8' RT. C DETAIL 142 3+13. • 17.0' 111% . FLOW ....,,, BEGIN CURB GUT. 191.58 END DD/W WING ------ - - T.C. 1 0.98 ..,..--, . . 3+81-, 17.0^-RT: ..----- T.C. 193.18 UP 191.64 _ END CURB __MST. EDGE OF PIM. 2A*SZAILTDEDGE MATCH EMST. __--- BrilEN \tilsnNG COBRA HEAD _____-- BEGIN TAPER E a r'".. RELOCATE DROP MEET UGHT_SitLPP T.C. 185.0 so EDG / -MOT,GURB. EX VA.4 _.. - 40-411A4MT- ----- - --,-,Lt 4+27,8.5 RT. EX.25.DRIVEWAY It ' t> .., 9 itiq/ . Mr , 5' $,JDE ALK ' it END TAPER ! (I. , ...,..... -He= ...... H0----HO-- e I , - /XY 1.4 . ._Ho_ .... ,_ ■11.,11,2MAIft , la . - er- s---rm-k - - --. , "- +_ ,..,- kf FUT' - PLANTER ...-,4 -a- - -- - --I i - 242 \--- 7-7-LL, \\....... - 0.r. 14' RT. 0+25, 10' T i•in 1.+7664.5' RT. BEGIN CUR LU BE N CURB 8' WIDE FUTURE SW-Niclis I F BULLNOSE END 11 BULLNOGE NI ik2 FA. 192.87 . PROPGGED.DYWREJILW H.., 41;R B lx ru 03 . ------1- . S2-5•0 AAA I I 11 la I 099' I -I-- *'' ,1,-• ,,,, •••......4 c„ x • I II I CONSTRUClION ACCESS 1 CWS D-L 4-5 0, 1 [ I 4:.&.:, . ly ..t. cp ,. 1 I - I \ I ill . . 1 i I .t61-3'4 mil + o t ' I 111111181 lllllll minipump llllllll 0) II . . 4-■••-• : i AI 1 ; e..?"-Si 1-c,.:. :.-e; I ■ . 0 10 SCALE: 1.=I Ir 20 Ii REFERENCE INFORMATION AND NOTES: DESIGN HMC SCOFFINS PROPERTY, LLC HMC OFFICE SITE AS SHOWN CRAFTED - SW SCOFFINS ST.• DVOD.NAME HMC NEW R.K.W. - . . CHECKED SHEET ' i AWED TWIG,/PARKBIG ILIT SECTICN RSA RUN. 11/14/01 W.L.Mc. HARRIS-McMONAGLE ASSOCIATES. INC. IMPROVEMENT PLANS 6 ENGINEERS-SURVEYORS REV. DESCRIPTOR SUB. APPR. DATE DATE 12556 SW.HAL_BLVD. TIGARD,OR 97223-6287 SCOFFNS STREET IMF'ROVEMENTS OF 7 REFER TO TRACING FOR LATEST REVISION 6/19/06 PHONE (503)639-3453 LANDSCAPING AND IRRIGATION SY NEE 4-STATION UNDERGRD. UGHTING SYSTEM NOTES; 1. LANDSCAPE MATERIALS SHALL BE . ED TO CURRENT NURSERY INDUSTRY STANDARDS. IRRIGATION ELEC. CONTROL 1. INSTALL 1" PVC CONDUIT TO NEW PARKING LOT UGHTS. Ms- 2. IRRIGATION WATER DISTRIBUTION SFdE ZONED FOR FOUR ZONES AND AS SHOWN IN THIS PLAN. STATION BOX W/VALVES lo .• • T PARKING LOT LIGHT 2. UGHTS TO BE 10' STEEL POST NTH WHITE ROUND POLYCARBONATE GLOBE FIXTURE. - 3. EACH SHRUB ALONG THE SOUTH, EAST,AND WEST BOUNDARY UNES SHALL HAVE A DIRECT-DRIP SYSTEM HEAD. IRR UNE • < °' 3. INSTALL AUTOMATIC PHOTOELECTRIC CONTROLLER FOR ALL LIGHTING FIXTURES. 4. SHRUBS SHALL BE IN MINIMUM ONE (1) GALLON CONTAINERS OR 8-INCH BURLAP BALLS. SPACING FOR SHRUBS TO BE A IRR UNE (L3) <TO PRESSURE -ED.> - MAXIMUM OF TEN (10) FEET ON-CENTER. ALL PLANTS ARE TO BE FULLY-FOLIAGED, WELL-BRANCHED, AND TRUE TO FORM. 5. PLANTS SHALL BE INSTALLED BETWEEN FEBRUARY 1 AND MAY 1 OR BETWEEN OCTOBER 1 AND NOVEMBER 15. WHEN PLANTINGS - MUST BE INSTALLED OUTSIDE THESE TIMES, ADDITIONAL MEASURES MAY BE NEEDED TO ENSURE SURVIVAL OF PLANTS. IRR UNE (L2) IRRIGATION SUPPLY BOX STREET TREE UST: G. E GROUND AREAS IN THE PLANTING BEDS SHALL BE COVERED WITH A WEED CONTROL GEOTEXTILE FABRIC AND THE PLANTS �� W/ DOUBLE CHECK VALVE AND Syy LATH NAME/Common Nan. SIZE SPACING ALL BE PLACED UNDER THE FABRIC EXT TO THE PLANT STEM. S RA ACER,RUB2Capr a.shown( 20'own)UND COVER AROUND THE PLANTINGS SHALL BE WITH RED FlR BARK DUST, MEDIUM GRIND, PLACED THREE (3) INCHES THICK LtY /ALL EXPOSED SOIL IN THE PLANTING AREAS. ELEC. SUPPLY S ITE PLANT UST: FROM CONTROLLER a Fwa *� # SYM LATH NAME/Common Nom. SIZE SPACING SITE IRRIGATION NOTES: 4p SHRUBS SYM NOTE WPM 6,c-8, IRR UNE (L1) IRRIGATION SUPPLY UNE CONNECTION 0 10 20 33 MA MAHCNIA AQUIFCUUM 1 gal. a.shown <FOR FUTURE U. LANDSCAPING Oregon Grape • DRIP SYSTEM HEADS TO EACH PLANT TREE SCALE: 1"=10' *Ii. 18 RS DOUGLAS SPIRAEA 1 gal. as shown i LANDSCAPING dauglo.spMo.a • 10'—IT ADJUSTABLE 380•HEADS NEW WATER SUPPLY UNE SHRUB SITE AREA = 24,972 S.F. �L� CURB NOTE: TREE PROTECTION FENCE 27 RW ROSA NUTKANA 1 gal. as shown LANDSCAPE AREA �= Pr1uD Nootko Roes ALL IRRIGATON HEADS TO BE RAINBIRO OR IRRIGATION SUPPLY DETAIL - __ ' TREES APPROVED EQUAL PERIMETER = 5,462 S.F. GRO N� �! __ I RIST REPORT TO BE sue EVERY 2 wmcs UNTIL 0 8 AR ALNUS RUBRA 1 al. as shown 1.caliper (N.I S) ISLANDS = 417 S.F. —�_ FACE OF LET WALL ON PROPERTY `e'�RVCTION:IS COMPLETE. A FINAL CERTIFICATION BY THE I Red Aldr gal LANDSCAPE AREA = 5,879 S.F. ws ww BE suBMr ED snnNQ NAT THE TRIP PROTECTION c)((CC�'7� 1-1/2" IRR UNE (L3) �An WAS F019.OWED. 12 ACR ACER RUBRUM 1 gal. a.shown 1—I/2"caliper INSTALL REDUCER s ``ll.Al�r RSA Sun...!Map. = 23.5% OF SITE CROSS SECTION A—A 8 CN CORNUS NUTTAWI 1 TO 1" IRR UNE I 1'1 II ED I Pacific Dogwood gal. ae shown 1'caliper n /2" IRR 11/(E I,I II ,•.•/ I D II II ELECTRIC IRR. CONTROLLER =______._____=====— ======-------------- ------- ------EXISTING CURB -- II USING ------ + SUPPLY UNE IN 1" BURIED CONDUIT - _- „. EXTG, a• ES • Q` COSTING FENCE 1-1/2" IRR LINE -'--" I - I li ^"",."""� �.,..., , H,�ES , _ • 0 0 Qom- r - 0 0 0 (3) • IRRIGATION SUPPLY r II — �.w.o ->�•="s��..-', :�''�r•"r�I+r• -. _ c,^-^- a 1-1/2" PVC r+ -e;, i VALVE BOXES _i- ••�`• - - - SEE DETAIL 1Hl SHEET �.. _ Y,.....LTG. HEDQES —T1 RE OCATE 1 n 'e 45° ' ^a•, - :u ii �" O} _' `--,. ,= • WATER METER Q: I f `� ° •7 7 A 7 n Wit' Itiw S�' a�.�:�so:i 1 END .,.. --- °�� --- --- Ol Aw fl 1 C.70 I' -.-...._. ---- - -- A _ ELECTRIC FOR IRRIGATION CONTROLLER I 1"CONDUR 1. Q ii j SUPPLY UNE IN CONDUIT ' 1-1/2"IRR UNE ,1 PROPOSED _ (�) i . � ELECTRICAL IRRIGATION (I� z CONTROLLER W/TIMER. BUILDING 1 ;_" V CI I —+ FJ LOCATE INSIDE DOOR I ° �O. �l IN CREW AREA I O sj 1" IRR UNE I i ) O (�) I Iv • 't E _ I f 'µ EN SIGN TRANC 4 - _.__._.._. j 4 O I MA 7S2E 9 i� l!` II !r5t i f ..: NrIpp---,...:,_ tt I l'!!!! ��i / L F 4J� O 2664 . f p ¢ o I� ' I 'Cy}2 11 p 2662 266166c > X I 'IF; 111 .5"• 1-1/ IRR LINE •Wj ' l ' 0!,.OBI 'r ` ��) 2663 �; • V J '� 8' H '. ` FENCE o . L 68 Ga 'pl. :" I EN `ROP UNE ... � T 2659Kw , II CLEANO /' END La 1-1/2" IRR UNE (L2) ' a 2663 ' LL. INSTALL REDUCER ft END 1" IRR UNE z 2658 �$`t:, 1 1" IRR UNE 1" IRR UNE TO 1" IRR UNE 5 (L3) > ,IA_ AUL_.i'TER MH (L2) . (L2) IRR UNE TO IN ti4v 1 (L2) O ;'ytW,.?/ e I CURB UNE 6' HIGH CEDAR FENC ITS NATURAL CONDITION 2657 l ON TOP OF WALL ` �LF� v .,,.y : - FENS i —s-��,-= )`� J 2670 ` II la:"?Oj;.!� .ri:ij i'�'�rw •.°isi-%'ai�'i`is�l.:^nom' -- s=■— a_' s • =—=_._._ . • \ RET WALL PROPERTY _ UNE U up �- ----__ —O o 0 • I I -- ...... -1 I I r.._...__________________....._____.._..._..__,_ --_ CO FEFEN CHAIN UNK I I I I EXIST CFWN UNK 1 FEN --._ �{ i ..._�.__.-.. v l - REFERENCE INFORMATION AND NOTES: HMC SCOFFINS ST. PROPERTY LAIC HMC OFFICE SITE SCALE - DRAFTEDK.W. SW SCOFFINS ST. w'HMCrNEN 2 INCREASED RUBBER a PIHOS ON PUN NC UST BSA 111111. CHECKED/07 CHECD T • , R,RSED EWE yCK LOCATION,BITER WDIH, =MA GYgAATDIIS °•, •1.Y. 11/1A/d W L.Mc_ HARRIS—McMONAGLE ASSOCIATES, INC, IMPROVEMENT PLANS 7 DESCRY SUB. ASR. DAM EN GI N E ERS—SURVEYORS REV. SATE 12355 S.W.17123 BLVD. � IRRIGATION, AND LIGHTING PLAN 0, 7 • TIGARD,. REFER TO TRACING FOR LATEST REVISION 6/19/06 PHONE: OR 97223-82A7 AND LN71YIt f LMI� - PHONE: (50.5)839-3453