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CUP2013-00002 Decision - Costco Gas Station
120 DAYS = 04/16/2014 DATE OF FILING: 05/22/2014 DATE MAILED: 05/27/2014 p CITY OF TIGARD TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2014-03 PC BY THE PLANNING COMMISSION Case Number: CONDITIONAL USE PERMIT (CUP) 2013-00002 Case Name: COSTCO FUEL STATION David Rogers, Costco Wholesale,999 Lake Drive,Issaquah,WA 98027 Representative Barghausen Consulting Engineers,Inc. 18215 72nd Avenue South,Kent,WA 98032 Name/Address Owner Same as applicant Address of Property: 7850 SW Dartmouth Street Tax Map/Lot Nos.: . 1S136CD,Tax Lot 02200 A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR CONDITIONAL USE PERMIT REVIEW,THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED PLANNING DIVISIONS STAFF REPORTS AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON February 10, 2014, March 17, 2014 April 7, 2014 and May 5, 2014 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THE FINAL ORDER. Request: 0 OThe applicant is requesting a conditional use permit and Tigard Triangle Design Evaluation Team approval for the construction of a members-only retail fuel station located at the existing Costco site. The station is proposed at the northeast corner of the site currently used for parking. The facility consists of a 73 foot by 102 foot canopy with three fueling islands, nine fuel dispensers and five underground storage tanks. The 5roposal also includes reconfiguration of the parking area surrounding the proposed fuel station and lancscaping. Zone: C-G General Commercial. Applicable Review Criteria: Community Development Code Chapters 18.330, 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795,and 18.810. Action: 0 0 0 0 Approval as Requested 0 0 Approval with Conditions 0 0 Denial Notice: Notice was mailed to: 0 0 Owners of Record within the Required Distance 0 0 Affected Government Agencies 0 0 Interested Parties 0 0 The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. Final Decision: THIS DECISION IS FINAL ON MAY 27,2014 AND BECOMES EFFECTIVE ON JUNE 11,2014 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority 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 shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The a?peal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Bou_evard,Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 10, 2014. Questions: If you have any questions,please call or email Agnes Kowacz City of Tigard Planning Division at (503) 718-2427 or agnesk@tigard-or.gov, or the Planner on Duty at 503-718-2421. PINE 5T r id ell Y. VICINITY MAP CUP2DI 3-00002 ----SIM-3 a ��� Costco Fuel Station 5T n ` LU > r-. THORNS ! d s P- T, STEVE ST Villa Lu Ridge > w 4 7 Q I w a = m Subject Site z 3-. -7 r z co (�\ %ice` ::, N Q Q' ,/ . co 5�r1 f - �/f iropillkii; �` . 1117L4.10111111ry.-.AMIA11:211;�` rre'i. or,`pT�aNras r ,L 1 ,E- , rR a 9 ,_ al 4 O 1--CLINTON ST to Information on thlsmap is for general locaion only and should be venfied with the - Development Services Division. A 9 1- 1. • VITA"T A" Approx.Scale 1:8,000.1 m=887 it '!f� `s DARTMOUTH 5T , ' tit Map printed at.02:57 PM on OB-,Jan-14 73 DATA ISOERIYES F1,2VM MIA TIF_E SOURCES THE CITY VF TCAST/ :J -- — _ MARES NO IMPRAATY,REPPESENTA-I.T OF GUAR AN-FEE ASTC T-IE CONTENT,F.000TIACY.TIMELINES:CI COEPLETEVEON OF ANY OF THE DATA RR()VIDEO HERES..THE CITY OF TINTED SHALL ASSUME NO L IAS LRY FOR ANY ERRORS ONISSIOHS.OR INAC-LIRACIES IN THE ,9 INFORMATION PROV OED REGARDLESS OF HOW CAUSED t _ City of Tigard ARQ 1 3125 igar SW H9 23 Feet A�A� Tigard,OR 97223 C 1 0 0 0 "r' 503 83g-4171 IIMMMMEI H E www,tigard-orgov rtt AaD RM050 tNAV NOTICE OF FINAL ORDER NO 2014-03 PC PLANNING COMMISSION -01 FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 4/16/2014 A FINAL ORDER APPROVING A LAND USE APPLICATION FOR CONDITIONAL USE PERMIT, FOR THE COSTCO FUEL STATION. THE COMMISSION APPROVED THE DESIGN EVALUATION TEAM RECOMMENDATION ON APRIL 7, 2014 AND APPROVED THE CONDITIONAL USE PERMIT WITH CONDITIONS OF APPROVAL ON MAY 5, 2014. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN THE APPLICANT'S APPLICATION MATERIALS CONTAINED IN THE PROJECT FILE (CUP2013-00002); THE STAFF REPORTS TO THE PLANNING COMMISSION FOR THE FEBRUARY 10, 2014 AND APRIL 7, 2014 HEARINGS; A STAFF MEMORANDUM TO THE PLANNING COMMISSION DATED 21, 2014; AND THIS FINAL ORDER. SECTION I. APPLICATION SUMMARY FILE NAME: COSTCO FUEL STATION CASE NOS: Conditional Use Permit(CUP) CUP2013-00002 PROPOSAL: The applicant is requesting a conditional use permit and Tigard 'Triangle Design Evaluation Team approval for the construction of a members-only retail fuel station located at the existing Costco site. The station is proposed at the northeast corner of the site currently used for parking. The facility consists of a 73 foot by 102 foot canopy with three fueling islands, nine fuel dispensers and five underground storage tanks. The proposal also includes reconfiguration of the parking area surrounding the proposed fuel station and landscaping. APPLICANT/ Costco Wholesale APPLICANT'S Barghausen Consulting OWNER: David Rogers REP: Engineers, Inc. 999 Lake Drive Angelo Bologna Issaquah,WA 98027 18215 72nd Avenue South Kent,WA 98032 LOCATION: 7850 SW Dartmouth Street;WC TM1,l 1 S136CD,Tax Lot 02200. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.765, 18.780,18.790,18.795 and 18.810. COSTCO FUEL STATION PAGE 1 OF 33 CUP2013-00002 FINAL,ORDER SECTION II. PLANNING COMMISSION DECISION The Planning Commission finds that proposal meets the applicable approval criteria of the Tigard Community Development Code and, to ensure compliance imposed,certain conditions of approval so that the proposal will not adversely affect the health, safety and welfare of the City. Therefore, the Planning Commission APPROVES the requested Land Use Applications subject to the following conditions of approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the COMMUNITY DEVELOPMENT DEPARTMENT ATTN: Agnes Kowacz, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation. 3. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: MIKE MCCARTHY 503-718-2462. The cover letter shall clearly identify where in the submittal the required information is found: 4. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements, public utility issues, and any other work in the public tight-of- way. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. 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. Failure to provide accurate information to the Engineering Department will delay processing of project documents. a. 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 (and any subsequent versions or updates)." 5. Prior to issuance of a site permit, the applicant shall obtain approval from the city engineer and other appropriate agencies confirming that pollution controls and protection measures will be in place and functioning properly before allowing the under canopy drainage to flow into the sanitary sewer. COSTCO FUEL STATION PAGE 2 OF 33 CUP2013-00002 FINAL ORDER 6. Prior to issuance of a site permit, the applicant shall obtain city approval of plans to retrofit the northern driveway so that all trucks to Costco can stay within the curb lines of the driveway as they enter the site. 7. Prior to issuance of a site permit, the applicant shall obtain approval from TVF&R for access and hydrant location. 8. Prior to issuance of a site permit,the applicant shall obtain a 1200-C-N General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the COMMUNITY DEVELOPMENT DEPARTMENT ATTN: Agnes Kowacz 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 9. Prior to final building inspection, the applicant shall contact the Staff Planner, Agnes Kowacz, 503-718-2427 for final walk-through. All site improvements must be completed per approved plans. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: MIKE MCCARTHY 503-718-2462. The cover letter shall clearly identify where in the submittal the required information is found: 10. Prior to final building inspection, the intersection improvements proposed by the applicant to the northbound and southbound right turn lanes at the SW Dartmouth/99W intersection shall be constructed. 11. Prior to final building inspection, all elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage, water, etc.) systems shall be in place and operational with accepted maintenance plans. 12. Prior to final building inspection, the applicant shall have completed the retrofit of the northern driveway so that all trucks to Costco can stay within the curb lines of the driveway as they enter the site. 13. Prior to final building inspection, the applicant's engineer shall submit a final access report to city engineering staff which verifies design of driveways and street connections to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE DECISION. SECTION III. BACKGROUND INFORMATION COSTCO FUEL STATION PAGE 3 OF 33 CUP2013-00002 FINAL ORDER Proposal: The applicant is requesting a conditional use permit and Tigard Triangle Design Evaluation Team approval for the construction of a members-only retail fuel station located at the existing Costco site. The station is proposed at the northeast corner of the site, which is currently used for parking. The facility consists of a 73 foot by 102 foot canopy with three fueling islands, nine fuel dispensers, and five underground storage tanks. The proposal also includes reconfiguration of the parking area surrounding the proposed fuel station and landscaping. Site History: Staff conducted a search of City records for the subject property and found that a Site Development Review and a Planned Development Review (SDR93-00018 & PDR93-00010) were approved to construct the original building for the Costco warehouse and associated site improvements. In 1999, a minor modification (MMD1999-00002) was approved for a 10,000 square foot addition and restriping of the existing parking lot. Lastly, in 2007 a minor modification (MMD2007-00011) was approved to allow the planting of an additional 52 parking lot trees to satisfy the original 1993 permit conditions of approval. Vicinity Information: The subject site is located at 7850 SW Dartmouth Street; west of SW Dartmouth Street and bound to the north and west by SW Pacific Hwy and Hwy 217. The property, located within the Tigard Triangle Plan District, is zoned General Commercial (C-G) with a Planned Development (PD) overlay. All surrounding properties are also zoned C-G. Commercial development is located to the east and proposed for the property to the south (Walmart). Neighbor Comments: The applicant held a formal neighborhood meeting on April 11, 2013 with one neighbor in attendance. Neighbor concern focused on conflicts between fuel truck access and other vehicular traffic using the driveway. The city has not received any written comments from neighborhood residents. SECTION IV. REPORT MAKING PROCEDURES, PERMITS AND USE Use Classification Chapter 18.130 defines the Use Categories used in the Development Code. The proposed Costco Fuel Station is defined as a vehicle fuel sales use (18.130.060.S) and is permitted as a conditional use in the C-G zone. The existing Costco sales-oriented retail use is a permitted use in the C-G zone and is proposed to continue. Summary of Land Use Permits and Decision-making Procedures Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.030A and subject to other requirements in this chapter. The Type III-HO procedure is a quasi- judicial procedure that applies discretionary approval criteria. Type III-HO actions are decided by the Hearings Officer with appeals being heard by the City Council. The applicant has also requested a Tigard Triangle Design Evaluation Team (DET) approval, which is Cprocessed as a Type III-PC procedure and reviewed by the Planning Commission. The Planning ommission may approve an alternative design to the Tigard Triangle standards by granting an adjustment meeting the criteria of 18.620.090.C. In cases such as this one where more than one land use review is requested, they may be reviewed concurrently using the procedure providing the greatest level of notice and review,in this case, the Type III-PC procedure. SECTION V. SUMMARY OF APPLICABLE CRITERIA Staff has reviewed the proposal for consistency with the following code sections. Findings for these code sections are in Section VI of this report. A. Applicable Development Code Standards 18.330 - Conditional Use 18.360 - Site Development Review COSTCO FUEL STATION PAGE 4 OF 33 CUP2013-00002 FINAL ORDER 18.620 -Tigard Triangle Plan District 18.705 -Access Egress and Circulation 18.725 - Environmental Performance Standards 18.745 -Landscaping and Screening 18.765 - Off-Street Parking and Loading 18.790 -Urban Forestry Plan 18.810 - Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT CODE STANDARDS AND APPROVAL CRITERIA Conditional Use (Chapter 18.330) 18.330.010 Purpose A. Purpose. The purpose of this chapter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. The applicant requests approval of a vehicle fuel sales use on the subject site. The following standards in this chapter ensure the proposed development will not adversely impact surrounding uses and public facilities. 18.330.030 Approval Standards and Conditions of Approval A. The Hearings Officer shall approve, approve with conditions, or deny an application for a conditional use or to enlarge or alter a conditional use based on findings of fact with respect to each of the following criteria: 1. The site size and dimensions provide adequate area for the needs of the proposed use; As described in the applicant's narrative, the 14.86 acres site is adequately sized to accommodate the needs of the proposed vehicle fuel station. This standard is met. 2. The impacts of the proposed use of the site can be accommodated considering size,shape, location, topography and natural features; The site is approximately 14.86 acres in size and new fuel station canopy will occupy one percent of the total site area. 'The site's size and shape can accommodate adequate parking, landscaping and circulation. The site is relatively flat with grades of approximately 3.5 percent. There are no natural features within the location of the proposed fuel station; the station will be located within an existing parking lot. This standard is met. 3. All required public facilities have adequate capacity to serve the proposal; and As described in the applicant's impact study in Section 2.0 of their submittal, there is adequate capacity in the public facilities that serve the site. The frontage improvements along SW Dartmouth Street, including bicycle facilities (on the east side only), have already been constructed. The proposal does not require any additional water connections. A limited amount of runoff is anticipated from the canopy area; this area will be hydraulically separated from the rest of the site and routed through an oil/water separator prior to discharging to the sanitary sewer system. The proposed project will not increase stormwater runoff; however, the project will improve fifty percent of the overall site to comply with current water quality standards. This standard is met. 4. The applicable requirements of the zoning district are met except as modified by this chapter. The proposed site is zoned C-G (PD). Table 18.520.2 includes development standards in commercial zones related to lot size, width, coverage, and building setbacks, height, and landscape requirements. The table below compares the applicable standards of the base zone, the additional standards required for a vehicle fuel COSTCO FUEL STATION PAGE 5 OF 33 CUP2013-00002 FINAL ORDER sales use (see 18.330.050.B.7),with the proposed development. TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES CU STANDARD C-G Vehicle Fuel Sales Proposed Minimum Lot Size None 10,000 N/A -Detached unit - - -Boarding,lodging, - - rooming house Minimum Lot Width 50 ft. None N/A ,Minimum Setbacks -Front yard 0 ft. I' I 10 min/40 max ft. 58'8" -Side facing street on - 40 ft. N/A. corner&through lots f II -Side yard 0/20 ft.PI 0 ft. 89'7/1,736' -Side or rear yard abutting - 20 ft. more restrictive zoning district N/A -Rear yard 0/20 ft.PI 0 ft. 343'7" -Distance between front - of garage&property line abutting a public or private street. Minimum Building Height N/,1 N/A Maximum Building Height 45 ft 45 ft 17.5 ft Maximum Site Coverage 121 85% 27% Minimum Landscape 15% 56.4% Requirement Minimum FAR 131 N/A N/A • Minimum Residential N/A N/A Density I4II5IIer Maximum Residential N/A N/A Density WII5f161171 f 11 The provisions of Chapter 18.795(Vision Clearance)must be satisfied. 121 includes all buildings and impervious surfaces. 131 Applies to all nonresidential building development and mixed use development which includes a residential component. 181 No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. 1111There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 mElst helmet. FINDING: As shown in the comparative table above, the proposed development meets all of the applicable development standards of the underlying zoning district and the additional standards required for a vehicle fuel sales use, with the exception of the front yard setback. The applicant is applying for an adjustment to the front yard setback requirement as part of this application,which is addressed in detail below. 5. The applicable requirements of 18.330.050 are met; and Section 18.330.050.B.7 contains the following standards for Vehicle Fuel Sales: COSTCO FUEL STATION PAGE 6 OF 33 CUP2013-00002 FINAL ORDER a. Minimum lot size shall be 10,000 square feet; b. Setbacks: i. The front yard setback shall be 40 feet; ii. On corner and through lots, the setback shall be 40 feet on any side facing street; and iii. No side or rear yard setback shall be required, except 20 feet where abutting a residential zoning district; c. Fuel tank installation shall be in accordance with the Uniform Fire Code; and d. Building height shall be the same as applicable zoning As discussed above, the comparative table shows that the proposed development meets all of the applicable development standards of the underlying zoning district and the additional conditional use standards for vehicle fuel sales,with the exception of the front yard setback. The applicant is applying for an adjustment to the front yard setback requirement as part of this application, which is addressed in detail below. A building permit is required for the installation of the fuel tank and shall ensure that the tank meets all applicable building and fire codes. 6. The supplementary requirements set forth in other chapters of this Code including but not limited to Chapter 18.780, Signs, and Chapter 18.745, Landscaping and Screening; Chapter 18.790, Urban Forestry Plan; and Chapter 18.360, Site Development Review, if applicable, are met. FINDING: The supplementary requirements that are applicable in this case include the following chapters of the Community Development Code: 18.360, Site Development Review; 18.620, Tigard Triangle Plan District; 18.705, Access, Egress and Circulation; 18.725, Environmental Performance Standards; 18.745, Landscaping and Screening; 18.765, Off-Site Parking and Loading; 18.790, Urban Forestry Plan; and 18.810 Street and Utility Improvements Standards. As reviewed below in this report, all supplementary requirements set forth in other chapters of the code are either met or conditioned to be met. Site Development Review(Chapter 18.360) 18.360.020 Applicability of Provisions Site development review shall be applicable to all new developments and major modification of existing developments. The proposed vehicle fuel station is a new development.Therefore,the applicable site development review criteria apply. 18.360.090 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: The following approval criteria are not applicable to the proposed vehicle fuel sales use: 18.360.090.0 (Exterior Elevations of residential buildings); 18.360.090.E (Privacy and Noise); 18.360.090.E (Shared outdoor area-Multifamily use);and 18.360.090.E(Landfills adjacent to 100-year Floodplain). Approval criteria 18.360.090.A. (Street and Utility Standards); 18.360.090.D (Buffering, Screening and Compatibility Between Adjoining Uses); 18.360.090.K (Landscaping); and 18.360.090.L (Drainage); are discussed elsewhere in this decision. The following are the applicable approval criteria of this section that are relevant to the proposed project A. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; COSTCO FUEL STATION PAGE 7 OF 33 CUP2013-00002 FINAL ORDER The proposed project will be in compliance or conditioned to comply,with all of the applicable requirements of Title 18 as reviewed in this report. B. Relationship to the Natural and Physical Environment: 1. Buildings shall be: a. Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; b. Located in areas not subject to ground slumping or sliding; c. Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and d. Oriented with consideration for sun and wind. The proposed fuel station will be located within an existing parking lot and not within any natural drainage areas. The existing trees within the parking lot will be replaced with new trees. The site for the new fuel station is not subject to ground slumping or sliding. The proposed fuel station will be located approximately 367 feet from the existing warehouse which allows for light, air circulation and fire-fighting. The canopy,which provides weather protection,is open on all four sides; therefore. sun/wind orientation does not apply. This standard is met. 2. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100.A.3. and the City of Tigard "Significant Habitat Areas Map." Methods and techniques for consideration may include, but are not limited to the following: a. Water quality facilities (for infiltration, retention,detention and/or treatment); b. Pervious pavement; c. Soil amendment; d. Roof runoff controls; e. Fencing to guide animals toward safe passageways; f. Re-directed outdoor lighting to reduce spill-off into habitat areas; g. Preservation of existing vegetative and canopy cover. According to the City of Tigard "Significant Habitat Areas Map," the subject site does not include any habitat areas. The narrative states that the under-canopy area will be hydraulically isolated from the rest of the site and routed through and oil/water separator prior to discharge to the sanitary sewer system. The proposal will not increase stormwater runoff, therefore; there will be no impact to the capacity of the downstream system. The new fuel station is proposed to preserve existing vegetation and trees to the extent possible. This standard is met. H. Demarcation of public, semi-public and private spaces for crime prevention—Nonresidential development. 1. 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 to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and 2. These areas may be defined by, but not limited to: a. A deck,patio, low wall, hedge, or draping vine, b. A trellis or arbor, c. A change in elevation or grade, d. A change in the texture of the path material, e. Sign, or f. Landscaping. The site is clearly defined along SW Dartmouth Street by a landscaping buffer and elevation change between the sidewalk and the existing Costco parking lot. There is a sidewalk and pedestrian walkways that lead from the front of the building into the associated parking lot and to SW Dartmouth Street. The parking lot and walkways are lighted for safety. The proposal includes enhancements to the site COSTCO I'UEL STATION P.-\GE 8 OIi 33 CU P2013-00002 FINAL ORDER landscaping along SW Dartmouth Street which will better define public and private areas. This standard is met. I. Crime prevention and safety: 1. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; 2. Interior laundry and service areas shall be located in a way that they can be observed by others; 3. Mailboxes shall be located in lighted areas having vehicular or pedestrian traffic; 4. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and 5. 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. The proposed development plans were submitted to the Tigard Police Department for review. The Department commented on the proposal and had no objections. Most of the crime and safety standards relate to residential uses and areas having heavy pedestrian and vehicular traffic. The proposed vehicle fuel station is restricted to daytime activity and will have fueling facility attendants to monitor the area during business hours. In addition,close circuit cameras are proposed to be installed as well.This standard is met. J. Public transit. 1. 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; 2. The requirements for transit facilities shall be based on: a. The location of other transit facilities in the area, and b. The size and type of the proposal; 3. The following facilities may be required after city and Tri-Met review: a. Bus stop shelters, b. Turnouts for buses, and c. Connecting paths to the shelters. The nearest transit facilities are bus line#12, #64 and #94,which run on Pacific Highway, approximately 175 feet from the site. The nearest bus stop is located on Pacific Highway,north of SW Dartmouth Street, approximately 525 feet away from the site. The proposal was referred to TriMet for review and comment; however, no response was received. This standard is met. M. Provision for the disabled. All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447. The proposal has been designed in accordance to the requirements set forth in ORS Chapter 447- Plumbing, Architectural Barriers. FINDING: Based on the analysis above, all of the applicable site development review standards have been fully met. Tigard Triangle Design Standards (18.620): 18.620.010 Purpose and Applicability A. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle Plan District. These design standards address several important guiding principles adopted for COSTCO FUEL STATION PAGE 9 OF 33 CUP2013-00002 FINAL ORDER the Tigard Triangle Plan District, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. B. Development conformance. All new developments, including remodeling and renovation projects resulting in uses other than single family residential use are expected to contribute to the character and quality of the area. In addition to meeting the design standards described in this chapter and other development standards required by the community development and building codes, such developments will be required to: 1. Dedicate and improve public streets, to the extent that such dedication and improvement is directly related and roughly proportional to an impact of the development; 2. Connect to public facilities such as sanitary sewer,water and storm drainage; 3. Participate in funding future transportation and other public improvement projects in the Tigard Triangle Plan District, provided that the requirement to participate is directly related and roughly proportional to an impact of the development. In 1993, the applicant obtained Site Development Review and Planned Development Review approval (SDR1993-00018/PDR1993-00010} on the subject property for the construction of the Costco warehouse building and associated parking lot which included street and frontage improvements, landscaping, and a water quality facility. The applicant has met a number of conditions of approval associated with the previous approval including dedication of right of way along the SW Dartmouth frontage. Public facilities improvements not completed with the previous approvals will be conditions of the current proposal. This standard is met. According to the applicant's narrative, the proposed development is already connected to sanitary sewer, and storm drainage systems. Water is provided by Tualatin Valley Water District; however, no new water connection is proposed. This standard is met. The applicant's narrative states that the applicant will contribute a proportionate share to future transportation funding. Payment of the Transportation Development Tax at the time of building permit issuance will satisfy this standard. This standard is met. C. Conflicting standards. The following design standards apply to all development located within the Tigard Triangle Plan District within both the C-G and the MUE zones. If a standard found in this section conicts with another standard in the development code, standards in this section shall govern. 18.620.020 Street Connectivity A. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Section 18.370.010 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design option. a. Local street spacing shall provide public street connections at intervals of no more than 660 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. 2. Performance option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. COSTCO FUEL STATION PAGE 10 OF 33 CUP2013-00002 FINAL ORDER c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than 1-1/2 the straight-line distance. The proposed development is adjacent to SW Dartmouth Street, just south of the intersection with SW Pacific Highway. SW'Dartmouth is identified as a major arterial in the Tigard Triangle District Plan Street and Accessway Standards, which connects to SW Pacific Highway, a principal arterial ('Tigard TSP). The subject property and adjacent properties have a direct connection to adjacent properties as well as direct access to SW Dartmouth Street. SW Dartmouth Street provides pedestrian facilities along the frontage of the property and to the north to SW Pacific Highway. Bicycle facilities are only provided along the east frontage of SW Dartmouth Street. This standard is met. 18.62030 Site Design Standards B. Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, governing criteria for granting a variance, is satisfied. 1. Building placement on major and minor arterials. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. See Diagram 1 for some examples of how this standard may be met. The SW Dartmouth Street frontage is 762 feet; the canopy is 102 feet wide, which occupies 13% of the frontage. The applicant is asking for an adjustment from this standard through the Design Evaluation Team (DET) process. The DET met on October 21, 2013 to discuss the request and recommends approval of the adjustment with conditions. Therefore,if the adjustment is granted, this standard is met. 2. Building Setback. The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features shall be 0 feet; the maximum building setback shall be 10 feet. According to the applicant's site plan (Sheet DD11-15) and narrative, the building setback along the SW Dartmouth Street frontage ranges from 58 feet to 73 feet, as the lot curves. The applicant is asking for an adjustment from this standard through the Design Evaluation Team (DET) process. The DET met on October 21, 2013 to discuss the request and recommends approval of the adjustment with conditions. Therefore,if the adjustment is granted, this standard is met. 3. Front yard setback design. Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to the applicable standard in paragraph 5 of this subsection A. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. The applicant's narrative and site plan (Sheet DD11-15) shows the proposed canopy will be set back fifty- eight (58) feet from the front property line at the closes point. The setback area is covered with a landscaping buffer and hard-surfaced access. There are also pedestrian connections from the street to the main entrance of the warehouse building.This standard is met. 4. Walkway Connection to Building Entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. There is an existing 8-foot-wide concrete sidewalk along SW Dartmouth Street and internal, raised COSTCO FUEL STATION PAGE 11 OF 33 CUP2013-00002 FINAL ORDER pedestrian walkways from the sidewalk to the building entrances as shown on the site plan (Sheet DD11- 15). This standard is met. 5. Parking location and landscape design. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 landscape standard. The minimum depth of the L-1 landscaped area is eight feet or is equal to the buildin setback,whichever is greater. Interior side and rear yards shall be landscaped to an L-2 landscape standard, except where a side yard abuts a public street where it shall be landscaped to an L-1 landscape standard. See Diagram 2 below. The site has an existing parking lot that is located along the entire frontage of SW Dartmouth Street, which will not change. The proposed fuel station will be located in the northeast corner of the existing parking lot. Parking is located behind an existing landscaped area of which a majority it eight (8) feet in width, a small portion towards the north accessway is 6.5 feet. The landscaped area appears to meet the L- 1 landscaping requirements as shown on the applicant's existing tree plan (Sheet L-1 and L-2). This standard is met. 18.620.40 Building Design Standards A. Non-residential buildings. All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 .C.2, criteria for granting a variance, are satisfied. 1. Ground Floor Windows - All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. The proposed structure is a fuel station canopy and does not contain any windows or doors. This standard does not apply. 2. Building Facades. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) a variation in building materials; (b) a building off-set of at least 1 foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by other design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. As shown in the elevation drawings, the proposed canopy on the east elevation adjacent to SW Dartmouth Street is 102 feet in length. The canopy is supported by a vertical structural column which provides articulation and variation.This standard is met. 3. Weather Protection. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway.Awnings and canopies shall not be back lit. As shown in the elevation drawings, the entire canopy will serve as weather protection for fueling customers.This standard is met. 4. Building Materials. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than two feet. COSTCO FUEL STATION PAGE 12 OF 33 CIJP2013-00002 FINAL ORDER Building materials for the proposed fuel canopy are described on the elevation drawings and include prefinished metal fascia panels and prefinished metal columns. The proposal does not include any prohibited materials.This standard is met. 5. Roofs and Roof Lines. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The roof of the proposed canopy is flat and designed as an extension of the primary materials used for the existing Costco warehouse. No false fronts or false roofs are proposed.This standard is met. 6. Roof-Mounted Equipment. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar beating panels are exempt from this standard. The applicant's narrative states that "no roof-mounted equipment will be installed". This standard does not apply. 18.620.50 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the development code the following standards shall be met: 1. Zoning district regulations. Residential only developments within the C-G and MUE zones shall meet the sign requirements for the R-25 zone in Section 18.780.130.B; nonresidential developments within the C-G zone shall meet the sign requirements for the commercial zones in Section 18.780.130.C; and nonresidential development within the MUE zone shall meet the sign requirements of the C-P zone in Section 18.780.130.D. 2. Sign area limits. The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle Plan District. 3. Height limits. The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle Plan District. 4. Sign location. Freestanding signs within the Tigard Triangle Plan District shall not be permitted within required L-1 landscape areas. The applicant's narrative states that new signage will comply with the sign regulations for the C-G zone and Tigard Triangle Plan District. This standard is met. 18.620.060 Entry Portals Required locations. Entry portals shall be required at the primary access points into the Tigard Triangle Plan District. A. Location. Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; 1-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 overcrossing and Dartmouth. B. Design. The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif and at least two trees according to the L-2 standard shall be incorporated into the design of entry portals. The subject property is not located adjacent to a primary entrance point into the Tigard Triangle. This standard does not apply. COSTCO FUEL STATION PAGE 13 OF 33 CUP2013-00002 FINAL ORDER 18.620.070 Landscaping and Screening Applicable levels. Two Ievels of landscaping and screening standards are applicable to the Tigard Triangle Plan District. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other subsections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. A. L-1 parking lot screen. The L-1 standard applies to setbacks on public streets. The L-1 standard is in addition to other standards in other chapters of this title. The setback shall be a minimum of eight feet between the parking lot and public street. L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback.All L-1 trees shall be a minimum of 31/2 inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. B. L-2 general landscaping. The L-2 standard applies to all other trees and shrubs required by this chapter and Chapter 18.745 (except those requited for L-1 parking lot screen). For trees and shrubs required by Chapter 18.745, the L-2 standard is an additional standard. L- 2 trees that are also street trees, median trees, and trees required to frame entry portals shall be selected in conformance with Table 18.620.1 of this section. If conformance with Table 18.620.1 is precluded by physical constraints caused by public utilities or required public improvements, the director may approve alternative selections.All L-2 trees shall be a minimum of 21/2-inch caliper at the time of planting. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. The site is directly served by SW Dartmouth Street and the L-1 landscape and screening standard applies. As shown on the existing tree plan (Sheet L-1 and L-2) a majority of the street frontage along SW Dartmouth Street is buffered with an existing 8-foot landscape setback; however, there is a small portion towards the north accesssway that is 6.5 feet. The existing buffer contains screening that meets the intent of the L-1 standard. This area is planted with Honeylocust, Purple Leaf Flowing Plum, Scarlett Oak and Vine Maples. A portion of the landscape area is within the visual clearance triangle of the north entrance, but those plantings will be maintained to stay below the 3-foot visual clearance area. In response to the DET recommendation, the applicant was conditioned to provide a denser buffer directly in front of the area where the fuel station is proposed to mitigate certain impacts. The applicant has done so as shown on the landscape concept plan (Sheet L-9). This standard is met. FINDING: As shown in the analysis above,the Tigard Triangle Plan District design standards have been fully met. 18.620.090 Design Evaluation A. Purpose. It is recognized that the above design standards are to assist in upgrading and providing consistency to development within the Tigard Triangle Plan District. It is recognized that different designs may be used to meet the intent of the standards and purpose statement of the Tigard Triangle Plan District standards. With this in mind, applicants for development in the Tigard Triangle Plan District may choose to submit proposed projects which demonstrate compliance with the design standards or request adjustments from the plan district design standards and submit design plans for review and recommendation by a city design evaluation team. This option allows applicants to propose alternative designs to the plan district design standards that are consistent with the purpose of the standards. When a structure which has nonconforming elements is partially or totally damaged by fire or other causes beyond the control of the owner, the COSTCO FUEL STATION PAGE 14 OF 33 CUP2073-00002 FINAL.ORDER structure may be rebuilt using the same structure footprint without receiving an adjustment from design standards. B. Design evaluation team (PET). Evaluation of the adjustment to allow an alternative design is made by a three-person professional design team contracted by the city for professional design review. The DET shall consist of design professionals with experience in architecture, landscape architecture and civil engineering. This team is charged with balancing the purpose statements, goals and standards of the Tigard Triangle Plan District design process with the alternative proposal submitted by the applicants. The DET shall accept design proposals that vary from any of the plan district design standards. This process is to be applied only to the Tigard Triangle Plan District design standards. Applicants must comply with all other development code standards according to the regular development review requirements of Title 18 of this code. The DET will prepare a report outlining conditions and recommendations in response to the applicant's proposal(s) for submission to the Planning Commission within 30 days of meeting on the proposal. C. Approval criteria. For guidance in evaluating the purpose of the design standards, the DET shall refer to the planning director's interpretation that provides purpose statements for the Tigard Triangle Plan District design standards. All adjustments to allow an alternative design are subject to the following criteria: 1. Granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and 2. The proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and 3. If more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose,goals and standards of the zone; and 4. Granting the adjustment is the minimum necessary to allow the proposed use of the site, and any impacts resulting from the adjustment are mitigated to the extent practical. The DET met on October 21,2013 and reviewed the following adjustments requested in this application: 1. Adjustment from the minimum 50%building placement standards along SW Dartmouth Street. 2. Adjustment to the maximum 10 foot setback from S\X'Dartmouth Street,approximately 73 feet. The DET discussed the proposed adjustments and whether the request meets the intent of the Tigard Triangle design standards. The intent is to create a high quality development with a streetscape that contributes to the image of the area and provides convenient and pedestrian friendly connections. The discussion included concerns about the large setback from Dartmouth Street, the queuing of vehicles to use the fueling station, building/canopy articulation, amount and size of signage, creating and maintaining a pedestrian environment (particularly activating the northeast corner near the entrance),and screening the parking along Dartmouth Street. With these concerns in mind, the DET felt that the intent of the Tigard Triangle design standards could still be met as long as they were mitigated through certain conditions. The DET has recommended approval of the applicant's adjustment requests with the following conditions: 1. Minimize the proposed setback by moving the entire structure toward SW Dartmouth Street a minimum of 6 to 8 feet or more if possible. 2. The landscaping and screening along SW Dartmouth Street where the gas station will be located shall be increased to mitigate glare resulting from vehicle headlights, screen the parking spaces along the frontage and provide a more inviting pedestrian environment. FINDING: The applicant has submitted a site plan that meets the DET recommended conditions of approval. A copy of the DET report is attached as a part of this staff report,Exhibit"D". COSTCO FUEL STATION PAGE 15 OF 33 CUP2013-00002 FINAL ORDER Access,Egress and Circulation (Chapter 18.705) 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. The applicant submitted a site plan (Sheet DD11-15), which shows the existing pedestrian circulation. No streets, off-street parking or auto accessways are proposed. This standard is met. 17.705.030 General Provisions D. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The site has two existing accesses onto SW Dartmouth Street. No other access is proposed. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial,institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant's site plan shows existing five foot walkway connections between SW Dartmouth Street to the existing Costco warehouse as well as circulation around the proposed fuel station. This standard is met. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; This standard does not apply to the proposed vehicle fuel sales use. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated front motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes,benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; As stated in the applicant's narrative and shown in the applicant's site plan (Sheet DD11-15), the existing walkways are 5 feet wide and separated from the vehicle access driveways by curbs. Pavement markings are used when crossing drive aisles. The existing walkways comply with ADA standards. This standard is met. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, COSTCO FUEL STATION PAGE 16 OF 33 CUP2013-00002 FINAL ORDER stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. As described in the applicant's narrative, the existing walkways are constructed of concrete and lighted with overheard lighting for safety purposes. This standard is met. 030.H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs,sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTD (depending on jurisdiction of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. Access to the site is from SW Dartmouth Street. The two existing driveways to the site are approximately 617 feet apart. No new access is proposed. The existing driveway locations are well over 300 feet from the existing driveways to the south of the site. There is an existing driveway, approximately 50 feet, to the north of the site. This standard is met. It has been observed that the existing north entrance, which will be utilized by fuel trucks for the new fuel station, does not provide adequate space for the large vehicles to make this turn within curb lines. Public Works Engineering has noted in their comments on the application that the applicant should retrofit this driveway to correct this operations/safety problem. Through field observations, the queuing of vehicles, particularly at the existing southern entrance, sometimes extends onto SW Dartmouth Street. This is due to pedestrian crossings as well as customers looking for an available parking space. The loss of parking from the proposed fuel station results in the likelihood of traffic queuing onto SW Dartmouth Street. To mitigate for this impact, this decision should be conditioned so that the applicant must develop, implement, and record signed agreements for an access/parking management plan that includes the establishment of an agreement(s) with neighboring property owner(s) to use some of their off-site parking for Costca employee parking during peak seasons in order to replace the 84 spaces removed for the fueling station. This standard can be met as conditioned. J. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be Less than as provided in Table 18.705.3 (for greater than 100 required parking spaces, one 50- foot access width with 40-foot minimum pavement width). Per Table 18.765.2, a minimum of 441 and a maximum of 905 parking spaces are required for the proposed and existing use. The applicant's site plan (Sheet DD11-15) shows the two existing accessways, COSTCO FUEL STATION PAGE 17 OF 33 CLP2013-00002 FINAL ORDER the north at 30 feet and the south at 40 feet. This standard is met. FINDING: Based on the analysis above, all of the applicable access, egress and circulation standards have not been fully met but can be met with the stated conditions of approval. 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 no use, operation or activity which 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 gases 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 he 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. FINDING: The proposed vehicle fuel sales use would not typically generate unacceptable levels of noise, visible emissions, vibrations, odors, glare, heat, or attract insects and rodents. To ensure compliance, any activities that would generate unacceptable adverse effects would be subject to the enforcement provisions of the Tigard Municipal Code. Landscaping and Screening (18.745) 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and COSTCO FUEL STATION PAGE 18 OF 33 CUP2013-00002 FINAL ORDER 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects' Architectural Graphic Standards. 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. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III),Downtown Design Review(Type II and III),Minor Land Partition (Type II), Planned Development (Type III), Site Development Review(Type II) and Subdivision (Type II and III)permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2),Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3)years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. The site already has street trees planted along SW Dartmouth Street,which were required as part of the COSTCO FUEL STATION PAGE 19 OF 33 C1.'P2013-00002 FINAL ORDER previous Site Development Review and Planned Development Review (SDR93-00018&PDR93-00010) approval.The site plan shows fifteen existing Littleleaf Linden street trees planted approximately 40 feet apart. This standard is met. 18.745.50 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. The site is surrounded by similar commercial uses to the south and east. An L-1 parking lot screen is required along the eastern perimeter of the property. The existing tree plan (Sheet L-1 and L-2) shows that the existing trees and landscaping meet the L-1 screen standards. No other buffering or screening is required. This standard is met. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of parking and loading areas (i.e., nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type III), downtown design review (Type II and III), planned development (Type III), and site development review (Type H) permits only. The specifications for this screening are as follows: i. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; ii. Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the parking area in accordance with the parking lot tree canopy standards in the Urban Forestry Manual. The existing parking lot tree plan (L-3 and L-4) shows parking lot trees distributed throughout the parking lot that provide 160,315 square feet of canopy coverage. The parking lot and loading area is approximately 377, 873 square feet and the trees provide approximately 42% canopy. This standard is met. 2. Screening Of Service Facilities. Except for one-family and two-family dwellings, any COSTCO FUEL STATION PAGE 20 OF 33 CUP2OI3-00002 FINAL ORDER 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 narrative states that the proposal does include installation of clean air separator and electrical transfer box will be located within the landscape area just south of the proposed fuel station. The facilities will be screened with shrubs. All existing facilities are also screened by landscaping. This standard is met. 3. Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence,masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The narrative states that no new refuse containers for the fuel station are proposed and the existing containers for the warehouse will be utilized. The existing containers are located just south of the existing warehouse and screened with a masonry wall. This standard does not apply. FINDING: Based on the analysis above,the landscaping and screening standards have been fully met. Off-Street Parking and Loading (18.765) 18.765.030 General Provisions B. Location of vehicle parking.The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. 2. Off-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 in 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. As shown on the applicant's site plan (Sheet DD11.15), the parking lot on the site is located adjacent to the existing Costco warehouse and the proposed fuel station. This standard is met. F. Preferential Long-Term Carpool/Vanpool Parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At Least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed fuel station and existing warehouse does not have any long term parking spaces;therefore,this standard does not apply. G. Disabled-Accessible Parking.All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as COSTCO FUEL STATION PAGE 21 OF 33 CUP2013-00002 FINAL ORDER requited by these regulations. The site plan (Sheet DD11-15) shows twenty-one existing ADA handicap spaces located at the main entry to the building. This standard is met. 18.765.040 General Design Standards B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705,Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences,walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795,Visual Clearance; 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and 6. Excluding single-family and duplex residences, except as provided by Section 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right- of-way will be required. The proposed access drive meets the requirements of Chapter 18.705, is clearly marked, and is designed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site. Accessways will be maintained to provide clear visual clearance areas. This standard is met. D. On-site vehicle stacking for drive-in use. 1. All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. The applicant's site plan (Sheet DD11-15) shows 118 feet from the curb to the nearest fuel pump. This meets the required 75 feet. This standard is met. F. 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. The applicant's site plan (Sheet DD11-15) shows that the proposed pedestrian access is provided in accordance with Section 18.705.030.F.There are no drop-off grade separated areas within the parking area. Therefore, this standard is met. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The applicant's site plan (Sheet DD11-15) shows that parking spaces will be clearly marked with striping. COSTCO FUEL STATION PAGE 22 OF 33 CUP2013-00002 FINAL ORDER This standard is met. J. Wheel Stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's site plan (Sheet DD11-15) shows a wheel stop next to the parking island close to SW Dartmouth Street and just south of the fuel station next to the pedestrian walkway. The remaining parking spaces are either interior or rely on low lying landscape material on the boundary. This standard is met. N. Space and Aisle Dimensions. No more than 50% of the required spaces may be compact spaces. 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2,the minimum dimensions for parking spaces are: a. 8.5'x 18.5' for a standard space; b. 7.5'x 16.5' for a compact space; and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. According to the applicant's site plan (Sheet DD11-15), the parking lot space and isle dimensions meet the applicable design standards. This standard is met. 18.765.050 Bicycle Parking Location and Access. A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building,in which case,the uncovered bicycle parking may be provided closer to the building entrance. As shown in the site plan (D11-13) the applicant has proposed bicycle parking adjacent to the main entrance to the warehouse.The parking will be covered by the warehouse canopy and visible from the parking area. This standard is met. COSTCO FUEL STATION PAGE 23 OF 33 CL]P2013-00002 FINAL ORDER C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for longterm (employee) parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and, when covered,with a vertical clearance of seven feet. An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e.,pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. The applicant's narrative states that a "loop wave" style bike rack will be used similar to the ones already installed at the site. The racks will be securely anchored to the concrete ground with bolts. Each space will provide the required space of 2.5 feet by 6 feet and will be reserved for bicycle parking only. This standard is met. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements.The director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in Section 18.370.020.C.5.e. Pursuant to Table 18.765.2, bicycle parking for a vehicle fuel sales use is required at 0.2 spaces/1,000 square feet. Two spaces are required (7,344 square feet of canopy/1,000= 7.344 x 0.2= 1.5) and the applicant has proposed 2 spaces. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. Table 18.765.2 states that the minimum parking requirement for a vehicle fuel sales use is three (3) spaces and an additional two (2) spaces for each service bay. The existing warehouse is considered a sales-oriented retail use and the requirement is three (3) spaces per 1,000 of floor area. Therefore, a minimum of 441 spaces are required (438 spaces for the warehouse and 3 for the fuel station). The site will have 730 spaces after the addition of the fueling station. This standard is met. Exceptions to maximum parking standards.When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H,the following exception shall apply: 1. The following types of parking shall not be included: a) Parking contained in a parking structure either incorporated into a building or freestanding; b} Market-rate paid parking; c) Designated carpool and/or vanpool spaces;d)Designated disabled-accessible parking spaces; e) Fleet parking. COSTCO FUEL STATION PAGE 24 OF 33 CUP2013-00002 FINAL ORDER The applicant has proposed a total of 730 spaces. The site is located within Zone B and the maximum parking allowed for a vehicle fuel sales use is four (4) spaces and an additional 2.5 spaces for each service bay and 6.2 spaces per 1,000 of floor area for a sales-oriented retail use. The maximum allowed is 905 spaces. This standard is met. 18.765.080 Off-Street Loading Requirements A. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1. A minimum of one loading space is required for buildings with 10,000 gross square feet or more; 2. A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The applicant's narrative states that one off-street loading space is provided for the fuel truck, which is located just south of the fuel station. A separate lane for the truck will allow the truck to park and unload fuel without interruption to other vehicle traffic circulation. This standard is met. FINDING: Based on the analysis above, the off-street parking and loading standards have been fully met. Signs (18.780): Requires that a permit be issued for any sign that is erected, re-erected, constructed, structurally altered, or relocated within the City Limits. A wall sign is shown on the elevation drawings facing. The applicant states that they will comply with the requirements of the sign design, location and lighting in Chapter 18.620 and 18.780 at the time of building permit issuance. Therefore, all subsequent signage will be reviewed through a Type I process and will be subject to the code standards in effect at the time of application submittal. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard is met. Urban Forestry Plan (18.790) 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan prepared/approved by a landscape architect has been provided. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); The proposed conditional use permit is to construct a new fuel station at the existing Costco warehouse site. A tree preservation and removal plan was submitted identifying all trees proposed for preservation and 52 for removal. The plan meets the tree preservation and removal standards; this standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and A existing tree plan (Sheet L-1 and L-2) was provided that identifies the canopy of existing open grown trees. According to the supplemental report, the existing soils on-site are mostly made of silt and clay. The arborist recommends importation of high loan content fill for newly planted trees. The applicant's Urban Forestry Plan shows that the site meets the minimum effective canopy requirements. The project landscape architect has signed the Urban Forestry site plan and attested that the plan meets the tree canopy site plan standards. 4. Meet the supplemental report standards in the Urban Forestry Manual. COSTCO FUEL STATION PAGE 25 OF 33 CUP2013-00002 FINAL ORDER A supplemental report was prepared by the project landscape architect, Art Seidel; Barghausen Consulting Engineers, Inc and Don Richards;Applied Horticultural Consulting, Inc. The report includes the required inventory data for the existing open grown trees (UFM Section 10, Part 3, and Subsection D). Protection measures, consisting of a 5 foot metal fence secured to the ground located along the (hipline of preserved trees shall be in place prior to any site work. The table below demonstrates the effective tree canopy in accordance with UFM Section 10, Part 3, and Subsection M). Because the site is zoned C-G, the required effective tree canopy is 33%o for the entire site. According to the supplemental report, the effective canopy is as outlined below: Square feet of Canopy Percent of Canopy Existing canopy 43,198 6.6% Newly PIanted Trees' 266,126 _41.1% TOTAL CANOPY FOR SITE 309,324 T47.7% "This number reflects trees lets than 6 inch DBH which are considered as newly planted The required canopy for the entire site is met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The site meets the canopy requirements; therefore,this standard does not apply. FINDING: Based on the analysis above,the urban forestry plan requirements have been fully met. 18.790.O6OUrban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. FINDING: The newly planted trees are not used to meet canopy requirements; therefore, a tree establishment bond is not required. This standard does not apply. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan. This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully met but can be as conditioned. Visual Clearance Areas (18.795) 18.795.030 Visual Clearance Requirements COSTCO FUEL STATION PAGE 26 OF 33 CUP2013-40002 FINAL ORDER A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle,hedge,planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade,except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. The applicant has indicated in the narrative and shown on the site plan (Sheet DD11.-15) that there is an existing tree within the visual clearance area at the north accessway. However, the tree will be maintained to provide a clear vision area. FINDING: Based on the analysis above,the visual clearance area standard is met. Street And Utility Improvements Standards (Chapter 18.810) Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however,that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. The proposed fuel station fronts onto SW Dartmouth Street which has already been improved to city standards. This standard is met. E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1 The site is adjacent to SW Dartmouth Street, which is classified as a major arterial in the Tigard Triangle Street Plan. This street has been constructed and the right-of-way has been dedicated in accordance with this plan. This standard is met. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following range: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd COSTCO FUEL STATION PAGE 27 OF 33 CUP2013-00002 FIN AL ORDER >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: 1. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. The applicant has submitted a traffic study prepared by Kittelson&Associates, Inc. According to the traffic study "Under the 2014 Total Traffic Conditions Scenario ... the intersection of OR 99W/Dartmouth St-78th Ave ... does not meet the City of Tigard standards. Several movements on the northbound and southbound approaches to the intersection are projected to operate at a LOS [Level of Service] F and/or v/c [volume/capacity] ratio over 1.0 during both the weekday PM and weekend midday peak hours, as under existing and 2014 background conditions." While the proposed fuel station is not the sole cause of the identified traffic problems at this intersection, as shown in the applicant's study,it will contribute to them. The amount of traffic generated at this intersection by the proposed fuel station is 110 net new trips during the afternoon peak hour and 135 net new trips during the weekend midday peak hour, for an average of 122.5 net new trips during the peak hours. As identified in the applicant's traffic study, the City of Tigard Transportation System Plan ('TSP) includes a project to mitigate traffic congestion at this intersection by construction of turn lanes and/or auxiliary through lanes. This project is anticipated to increase the capacity of this intersection by about 1,400 vehicles per hour. The applicant is proposing to construct a designated northbound right turn lane from SW Dartmouth Street onto 99W and a designated southbound right turn lane from SW 78`h Avenue onto 99W,to mitigate their impacts. Therefore,as a condition of approval, the applicant shall construct these improvements within a year of final land use approval. According to the applicant's traffic study "Given that the site is essentially at [parking] capacity during the peak half hour period, the proposed reduction in on-site parking needs to be addressed so that adequate parking supply will still be available on-site for Costco members and shoppers. Costco will pursue agreements with neighboring property owners ... for employee parking during peak periods in order to free up sufficient space for Costco members." , Prior to issuance of a site permit, these agreements need to be established and implemented as part of the access/parking management plan. 18.810.070 Sidewalks B. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. COSTCO FUEL STATION PAGE 28 OF 33 CUP2013-00002 FINAL ORDER There is an existing 8-foot wide sidewalk along the site frontage on SW Dartmouth Street. This standard is met. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. This site is sewed by an existing sanitary sewer system. Drainage from the area under the new canopy will be connected to this sanitary sewer system. There are no identified sanitary sewer concerns in this area and it is anticipated that this limited amount of runoff can be accommodated within the capacity of the existing system. Prior to issuance of the site permit, the applicant shall obtain approval from the city engineer and other appropriate agencies for the pollution controls and protection measures to be used before this under canopy drainage flows into the sanitary sewer. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made,and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. A limited amount of runoff is anticipated from the canopy area; this area will be hydraulically separated from the rest of the site routed through an oil/water separator prior to discharging to the sanitary sewer system. The proposed project will not increase stormwater runoff; however, the project will improve fifty percent of the overall site to comply with current water quality standards. No downstream stormwater issues were identified. This standard is met. FINDING: Based on the analysis above, the street and utility improvements standards have not been fully met but can be as conditioned. COSTCO FUEL STATION PAGE 29 OF 33 CUP2013-00002 FINAL ORDER ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Tualatin Valley Fire and Rescue (TVF&R) is the service provider for fire and emergency services. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Public Water System: Water service is available to the site. Tualatin Valley Water District is the service provider for water in this location. The applicant submitted a Statement of Service Availability from Tualatin Valley District. 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 storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. (For Private Facilities) To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. (For privately maintained Stormwater Management Units) The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. 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. The application did not include a computation of the net change in impervious area resulting from the proposed changes. However,it is apparent that the net change will be less than 1,000sf. Prior to issuance of the site permit,the applicant shall obtain city approval of a site plan with calculations of the net change in impervious area. If this net change is more than 1,000sf, stormwater detention will be required. The application states that the project will improve fifty (50) percent of the overall site to current water quality standards with the use of StormFilter catch basins." This will be adequate to meet the water quality treatment requirements. Grading 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 required to submit an erosion control plan for City review and approval prior to issuance of City permits. 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. COSTCO FUEL STATION PAGE 30 OF 33 CUP2Q13-00002 FINAL ORDER A 1200CN/1200C Permit will be required if the disturbed areas on site are over one acre and five acres respectively. The plans shall be submitted to the city development engineer for review, approval and subsequent transmittal to CWS. No work shall begin on-site until the permit is obtained. Site Permit Required: A site permit from the Building Division is required before any work begins on the site. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. 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 the site permit. 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. The applicant shall contact Paul Izatt, 503-718-2589 to request a new address for the fuel station. C—IMPACT STUDY SECTION 18.390.040.B.e requires that the applicant include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has provided an impact analysis addressing the project's impacts on public systems. The applicant's plansyropose improvements or upgrades as needed to not have any adverse impact on the city infrastructure. hxisting public sanitary sewer and water laterals will serve the site. There is no known deficiency in capacity. Since the site is a commercial development, there should be no impact on the City's parks system.A proportional share contribution will be made for the resulting transportation impacts. ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (TDT) after adjusting as requested by applicant (because this is a members only station) for higher-than-normal internal (store and gas) trips,is $192,528. The TDT has been implemented at a level that would recoup 23.3% of the Countywide cost necessary to provide the transportation system capacity necessary to accommodate new development. The total impact of the proposed development on the transportation system is estimated at the calculated TDT ($192,528) divided by the recapture rate (23.3°,o),resulting in a calculated amount of$826,299. The unmitigated impact totals $551,361. The driveway modifications do not count in this calculation because they solely serve the Costco property. Less mitigated costs and credits The proposal requires a proportional share contribution to mitigate traffic congestion at the intersection of 99W and SW Dartmouth Street. The total cost for the proposed improvements is $237,833. This amount is creditable. FINDING: Based on the analysis above,no TDT is required. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Public Works Department reviewed the proposal and had no comments. COSTCO FUEL STATION PAGE 31 OF 33 CUP2013-00002 FINAL ORDER The City of Tigard Police Department reviewed the proposal and has no objections to it. The City of Tigard Development Engineering Division has reviewed the proposal and provided findings which are included in the Access, Egress and Circulation section and Street and Utility Improvements Standards section of this report. Recommended conditions are included in the conditions of approval. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation reviewed the proposal and supports the city in collecting the proportionate share contribution from this development to fund transportation capacity improvements in this area. (Contact Marah Danielson, Development Review Planner, 503-731-8258) Clean Water Services has reviewed the proposal and responded that a Storm Water Connection Permit Authorization must be obtained. The proposal shall continue to comply with the conditions set forth in the Service Provider Letter No. 11-000222, dated June 2, 2011. These items will be reviewed during the city's site permit and public facility permit review. Tualatin Valley Water District commented that they had no objections to this project. 'The following comment was provided by Ryan Smith: 1. Submit plans to the TVWD if public water improvements are required or if new meter or fire line is required. Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and had no objections to it. The following comment was provided from_john Wolff,Deputy Fire Marshal II; 503-649-8577: 1. Assure that adequate fire hydrant is located within 400 feet. SECTION IX. PUBLIC COMMENTS Written comments were submitted by nearby residents,including the following: • Steve Martin, email dated April 4, 2014 • Karen Crichton, email dated May 5, 2014 • Michael Connors; Hathaway Koback Connors, LLP, letter dated April 7, 2014 including a letter from Rick Nys; Greenlight Engineering dated April 7,2014 • Michael Connors; Hathaway Kaback Connors, T.LP, letter dated April 28, 2014 including a letter from Rick Nys; Greenlight Engineering dated April 28, 2014 • Michael Connors; Hathaway Koback Connors, LLP, letter dated May 5, 2014 including Appendix A through E In addition, oral comments were submitted by the following individuals: • Michael Connors, Hathaway Koback Connors,LLP • Rick Nys; Greenlight Engineering No one spoke in favor of the project. Two people, representing Cain Petroleum, spoke in opposition to the project both at the April 7 and May 5, 2014 hearings. Most of the concerns were related to parking, traffic and transportation. These concerns are thoroughly outlined in their submitted comments. The Planning Commission was presented copies of all written comments and heard all oral testimony before rendering its decision. In response to public comments and Planning Commission feedback, the applicant presented supplemental memorandums and transportation analyses. The Planning Commission found the project to meet all relevant approval criteria pertaining to the topics raised by the public. The full text of all comments can be found in the project file and Planning Commission minutes of February 10,2014, March 17, 2014,April 7, 2014 and May 5, 2014. SECTION X. CONCLUSION COSTCO FUEL STATION PAGE 32 OF 33 CUP2013-00002 FINAL ORDER The City of Tigard Planning Commission has APPROVED Conditional Use Permit for Costco Fuel Station (CUP2013-00002). IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 5TH DAY OF MAY 2014 BY THE CITY OF TIGARD PLANNING COMMISSION. . , Jason Rogers,Planning Commission President Dated this 22nd day of May, 2014. Attachments Exhibit A: Development Review Engineering Comments,April 1, 2014. Exhibit B: Vicinity Map Exhibit C: Site Plan,Sheet DD11-16 Exhibit D: DET Report,October 28,2013 COSTCO FUEL STATION PAGE 33 OF 33 CUP2013-00002 FINAL ORDER EXHIBIT A 1111 " City of f Tigard T I G ARD Memorandum To: Agnes Kowacz, Associate Planner From: Mike McCarthy P.E., Senior Project Engineer Re: CUP 13-02; Costco Fuel Station, 7850 SW Dartmouth St. Date: January 21, 2014 Access Management (Section 18.705.030.H) 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/or AASHTO (depending on jurisdiction of facility). The applicant has provided a copy of this access report along with the traffic study for this development. Trucks turning into the Costco property at the north driveway have been observed dragging wheels across the sidewalk, curb ramp, and landscape area because the existing driveway does not provide adequate space for these large vehicles to make this turn within its curb lines. This access route is also proposed for fuel delivery trucks. Prior to public use of the proposed fueling station the applicant shall retrofit this driveway to correct this operations/safety problem so that all trucks to Costco can stay within the curb lines of the driveway as they enter the site. Prior to issuance of the site permit, the applicant shall obtain city approval of plans to retrofit the northern driveway. Field observations have also observed queuing of entering vehicles, particularly at the southern driveway, that sometimes extends onto Dartmouth St. This is likely due to drivers waiting for pedestrians to cross near the store entrance, and drivers slowing as they consider where they might find an open parking space. The removal of parking spaces for the proposed fueling station increases the scarcity of parking, which would be likely to result in longer queues, especially when some drivers decide to stop and wait for a space to become available. This increases the likelihood of traffic queuing onto Dartmouth St, which would be a public safety issue that needs to be avoided as much as reasonably possible. Prior to public use of the proposed fueling station, the applicant shall develop, implement, and record signed agreements for the long-term maintenance of an access/parking management plan that will minimize the likelihood of queues of entering vehicles extending onto Dartmouth St. Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to public use of the proposed parking area. 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 be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No new access connections are proposed. Vehicle queuing from other intersections typically does not block the existing site accesses. This standard is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. No new accesses are proposed to arterial or collector streets, nor are any new local streets proposed. While the northern site access is closer than 600 feet to Hwy 99W, left turns are physically prevented by a raised median. This standard is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620, Tigard Triangle Street Plan, designates Dartmouth St as a Major Arterial. The Tigard Triangle Street and Accessway Standards requires Major Arterial streets to have a 94-foot right-of-way width. Other improvements required include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Dartmouth St, which is classified as a Major Arterial in the Tigard Triangle Street Plan. This street has been constructed and right-of-way has been dedicated in accordance with this plan. Street Alignment and Connections: Section 18.620.020 of the Tigard Triangle Design Standards includes the street connectivity requirements applicable to this development, stating that all development must demonstrate how one of the following standard options will be met. ... Design Option: a) Local street spacing shall provide public street connections at intervals of no more than 660 feet; and b) Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. Performance Option: a) Local street spacing shall occur at intervals of no less than eight street intersections per mile; and b) The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; and c) The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight line distance. Street connections in this case are precluded by Hwy 217 to the west and access spacing requirements and intersection influence areas on Hwy 99W to the north. There is an existing pedestrian connection to Hwy 99W to the north. This standard is met. 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 required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Street connections in this case are precluded by Hwy 217 to the west and access spacing requirements and intersection influence areas on Hwy 99W to the north. There is an existing pedestrian connection to Hwy 99W to the north. This standard is met. 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 determined by the City Engineer. The existing grades along Dartmouth St are less than 10%. No grade changes are proposed to Dartmouth St. This standard is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non- access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposal does not include residential properties adjacent to or accessing an Arterial or Major Collector. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi- family residential developments. No private streets are proposed with this development. Traffic Study: Section 18.810.030.CC Requires a traffic study for development proposals meeting certain criteria. Mitigation of Transportation Impacts: Policy 1.9 of Tigard's Transportation System Plan states that the City shall require all development to meet adopted transportation standards or provide appropriate mitigations. The applicant has submitted a traffic study prepared by Kittelson & Associates, Inc, According to that traffic study "Under the 2014 Total Traffic Conditions Scenario ... the intersection of OR 99W/Dartmouth St-78th Ave ... does not meet the City of Tigard standards. Several movements on the northbound and southbound approaches to the intersection are projected to operate at a LOS [Level of Service] F and/or v/c [volume/capacity] ratio over 1.0 during both the weekday PM and weekend midday peak hours, as under existing and 2014 background conditions." While the proposed Costco Fuel station is not the sole cause of the identified traffic problems at this intersection, as shown in the applicant's study, it will contribute to them. The amount of traffic generated at this intersection by the proposed Costco Fuel station is 110 net new trips during the afternoon peak hour and 135 net new trips during the weekend midday peak hour, for an average of 122.5 net new trips during the peak hours. As identified in the applicant's traffic study, the City of Tigard Transportation System Plan (TSP) includes a project to mitigate traffic congestion at this intersection by construction of turn lanes and/or auxiliary through lanes, at a cost of $6 million. This project is anticipated to increase the capacity of this intersection by about 1,400 vehicles per hour. The net new trips generated by the proposed Costco Fuel station amount to 8.75% of the capacity to be provided by this project. Therefore, as a condition of approval, the applicant shall make a proportional share contribution of 8.75% of the cost of this $6 million project, which equals a contribution of$525,000. This will be paid to the City of Tigard to be deposited in a fund to be used for transportation capacity improvements in this area. Two other intersections in this area have been identified as needing traffic signals; the intersection of 72nd Ave with Dartmouth St and the intersection of 68th Ave with Dartmouth St and the I-5 Ramps. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future capacity improvements and/or reimburse for the installation of needed capacity improvements. The precedent set by previous Council action and land use cases has been a per-trip charge of$711.62 for each PM Peak Hour trip through the 72nd/Dartmouth intersection and $501.25 for each PM Peak Hour trip through the 68th/Dartmouth intersection. The proposed Costco Fuel station (according to the applicant's traffic study) will generate 30 additional peak hour trips through the 72n /Dartmouth intersection, which gives a calculated contribution of $21 ,349. The proposed Costco Fuel station would generate 10 additional peak hour trips through the 68th/Dartmouth intersection, for a calculated contribution of$5,012. These will be paid to the City of Tigard to be deposited in a fund to be used for transportation capacity improvements in this area. According to the applicant's traffic study "Given that the site is essentially at [parking] capacity during the peak half hour period, the proposed reduction in on-site parking needs to be addressed so that adequate parking supply will still be available on-site for Costco members and shoppers. Costco will pursue agreements with neighboring property owners ... for employee parking during peak periods in order to free up sufficient space for Costco members." These agreements need to be established and implemented prior to removal of parking spaces. 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 2,000 feet measured along the right-of-way 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. Street connections in this case are precluded by Hwy 217 to the west and access spacing requirements and intersection influence areas on Hwy 99W to the north. There is an existing pedestrian connection to Hwy 99W to the north. This standard 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. Section 18.620 requires sidewalks on both sides of the street in the Tigard Triangle. There is an existing sidewalk along Dartmouth St along the frontage of the subject property. 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. Sewer Plan approval: Section 18.810.090.B requires that the applicant obtain City Engineer approval of all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. 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. This site is served by an existing sanitary sewer system. Drainage from the area under the new canopy will be connected to this sanitary sewer system. There are no identified sanitary sewer concerns in this area and it is anticipated that this limited amount of runoff can be accommodated within the capacity of the existing system. Prior to obtaining the site permit the applicant shall obtain approval from the City Engineer and other appropriate agencies for the pollution controls and protection measures to be used before this under canopy drainage flows into the sanitary sewer. 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). 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 until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2007 and including any future revisions or amendments). 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 in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces of more than 1,000 square feet 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, but a fee-in-lieu would be required. The application did not include a computation of the net change in impervious area resulting from the proposed changes. However, it is apparent that the net change will be less than 1,000sf. Prior to issuance of the site permit, the applicant shall obtain city approval of a site plan with calculations of the net change in impervious area. If this net change is more than 1,000sf, stormwater detention will be required. The application states that the project will improve fifty (50) percent of the overall site to current water quality standards with the use of StormFilter catch basins." This will be adequate to meet the water quality treatment requirements. 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 make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, 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. The existing utility lines along Dartmouth St have already been placed underground. Any utilities serving the subject property shall be placed under ground. Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant location prior to issuance of the site permit. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The fueling station is not proposed to be connected to the water system. TVWD approval would be necessary before any connections are made. Grading 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 required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant Discharge Elimination System (NPDES) erosion control permits that may be needed for this project. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Survey Requirements Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the 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). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street improvements, public utility issues, and any other work in the public right-of-way. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. 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. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Prior to removal of existing parking spaces Costco shall establish agreement(s) with neighboring property owner(s) for 84 spaces of off-site employee parking during peak periods in order to free up sufficient space for Costco members. Prior to obtaining the site permit the applicant shall obtain approval from the City Engineer and other appropriate agencies for the pollution controls and protection measures to be used before the under canopy drainage flows into the sanitary sewer. Prior to issuance of the site permit, the applicant shall obtain city approval of a site plan with calculations of the net change in impervious area. If this net change is more than 1,000sf, stormwater detention is required. Prior to issuance of the site permit, the applicant shall obtain city approval of plans to retrofit the northern driveway so that all trucks to Costco can stay within the curb lines of the driveway as they enter the site. The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant location prior to issuance of the site permit. 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 (and any subsequent versions or updates)." The applicant shall obtain a 1200-C-N General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO PUBLIC USE OF THE PROPOSED FUELING STATION: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for review and approval: Prior to public use of the proposed fueling station all elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage, water, etc.) systems shall be in place and operational with accepted maintenance plans. Prior to public use of the proposed fueling station the applicant shall retrofit the northern driveway so that all trucks to Costco can stay within the curb lines of the driveway as they enter the site. Prior to public use of the proposed fueling station, the applicant shall develop, implement, and record signed agreements for the long-term maintenance of an access/parking management plan that will minimize the likelihood of queues of entering vehicles extending onto Dartmouth St. Prior to public use of the proposed fueling station the applicant shall make a proportional share contribution of $525,000 towards the cost of mitigating this development's traffic impact along Hwy 99W, particularly at its intersection with Dartmouth St. This will be paid to the City of Tigard to be deposited in a fund to be used for transportation capacity improvements in this area. Prior to public use of the proposed fueling station the applicant shall make a proportional share contribution of $26,361 towards the cost of mitigating this development's traffic impact along Dartmouth St, particularly at its intersections with 72nd Ave and 68th Ave. This will be paid to the City of Tigard to be deposited in a fund to be used for transportation capacity improvements in this area. Prior to public use of the proposed fueling station, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and street connections to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. :t I N ST T VICINITY MAP Jr— ----- LU - a _ - - CUP2O13-00002 s T n ~ Costco Fuel Station UI `��` F _.._. TNIRNS1 STEVE Si Vilfa ', Ridge w L ¢ = JJ > a �yy� # Subject Site 4 i ] KO z c,/ KO ry 00 5/�J • r.. �• /-- „4 L v IL ,F it..'.=.-..,.If i 1.,_•••• ipp,„ , 9 `' ♦ 4,1 a' r F IS". rf�: � ll a a � ♦!!+! *! ~ :4l:�+� !*1 ar 1.I 'Y�� p::::::::41 CLINTof4 g- l . �� m �, T4lA � \4J Information on this map is for general location + only and should he verified with the ;'p 1 Development Services Division. 9 7,p DARTMOUTH S T 68 T� III Approx.Scale 1:8,000-1 in=667 ft LI r..n ; Map pnnted at 02:57 PM on 08-Jan-14 ry N • DATA IS DERIVED F ROM MVLTTELE SOURCES.THE cm OF TIGARD LL! ! M4NE5 No WARRAkTY REPRESENTAl oN OR GUARANTEE AS TO THE D 111 CONTENT.ROVISE CY•TIMEUNESG OR COMPLETENESS OF ANY OF { MS • THE DATA FROVIDEO HEREIN.THE CITY OF TIGARD SHALL ASSUME NO 6 < i LIABILITY NOR ANT ERRORS.OMISSIONS•OR INACCURACIES IN THE F"I l INFORMATION PROVIDED REGARDLESS OF HOW CA18ED. z ii r!I tri a !.1 I: City of Tigard Feel 6Q{� 131g2a5 SW Half Blvd 0 1000 ®) 'rIGii"f1 pS Tigard, OR • M ER Ri Z7 g rj IN J{ti RI www.tigardor.gov TI c.Axo EXHIBIT C r PROJECT DATA . __/ �� CLIENT: COSTCO WHOLESALE •r ' I \°. 99LA E DRIVE J ! _ ` I II I 'd r :� ISSAQUAH,WA 98027 c.a ,• �@ - . 'a . • '' l PROJECT ADDRESS: 7850 S.W.DARTMOUTH-vs K O s; TIGARD,OR. 97223 'f I mar. —� I� + �, SITE AREA: 27.28 ACRES(1,188,962.99 S.F.) I I- Veit — i •�3: ?S 0 ` �` , r JURISDICTION: CITY OF TIGARD -- _ Fo y r ZONING: C-G(PA) GENERAL COMMERCIAL, Mr . ,o. I I :i s .1':'t\'\,. PLANNED DEVELOPMENT „E,.� —eoe. E- L BOUNDARIES THIS PLAN HAS BEEN b ' + \;: INFORMATION: PREPARED BY USING A uol. r r .! ; { FRONTIER LAND SURVEYING f f ;' II J ] ,_L •\• \\\ PLAN DATED 10/30113_ l ') '� I I . 1 \ \ LANDSCAPE DATA: ``-~ RECEIVING III l l : 1' J I r r +- ` .,' EXISTING AREA: 671,325.24 S.F.[56.46°6 OF SITE] _• EXIST.TIRE CENTER —► i ` o I; II I� r 4 PROPOSED AREA: 671,562.34 S.F.[56.48%OF SITE] 1 r T {ii BUILDING DATA I e®r.ercmaw- itiki 1 ! I ', I � 1 II _ : u I . + 9 {K151NLe .4'- - F :.\ BUILDING AREA: 140,840 S.F.• I1 I'✓ TIRE CENTER: 5.184 S.F. I1 i I 1_ 1 II ." 9 i P " i r + \ TOTAL BUILDING 145.824 S.F. 1 ..E-- :. 1. ,i rIi ' 11 1 'I I 1 ■. f'1 ! :: - EXISTING PARKING DATA: AREA OF A f. ,". � II . II q , , I I WORK f O r _ 1•. ._x PARKING PROVIDED: I 0-\ y,4 0 © 10'WIDE COMPACT STALLS 32 STALLS iiw�s �� , , ,• ' II' r r � r r, r ewwnr; / r Ir 9 ' ^ r '- 10'WIDE STALLS 467 STALLS ' [! �r. �"� _ I Y _ • I 0 I ,fit_ I TOTAL PARKING 730 STALLS \ ,a -*Al I4 t° :—.!4' t •. 4, t°L--1 1"°4` E- °f - .1 t I, NO.OF STALLS PER 1000 S.F. gpi :. p `�J ,I C _ 0�.: -- . 1 .-2 _ Gr 1. -- f 0� OFBUILDJNG AREA:[445,6805.F.} 5.00 STALLS \ = �_ — .- I I��, , PROPOSED PARKING DATA \ _ f' 444 — {] _ N - -!- �. pc. _ :. 1 - == a a s a PROPOSED PARKING: 'T "'rte f____• _ s_? ; r 10'WIDE COMPACT STALLS 32 STALLS ,fir, - � . 110'WIDE STALLS 391 STALLS t— c- =e _ _. I -- �' -- '&'9'WIDE STALLS 202 STALLS I i ® HANDICAP STALLS 21 STALLS t�^ ,` y' — -'' _ r -- - TOTAL PARKING 648 STALLS •d "E 1 c - -_ ;� 4 a a {< _`;"i ~ NET PARKING LOSS -B4 STALLS IL k t%_ �� t + t+:=i t + ��—_I I I g f I , t°.i/ ® 10'WIDE STALLS -76 STALLS ! I " II `I. 9'WIDE STALLS -8 STALLS ii: III L.4 I I \ + �L 4 t%/f/ t rd.. NO.OF STALLS PER 1000 S.F. �// 4'. OF BUILDING AREA:(145,890 SF.) 4.43 STALLS -qf. ± NOTES: p'— '1 .: ) i0• ∎00"`��. % EXISTING CONDITIONS TO BE FIELD VERIFIED. ' r' Lv I-OIJ ,-1 n�u' v w�--- � fI 1 `' ;t���� -;s• _� IH---. A - , nn,,A.' /sue I .,,A,Aj"'''' _ _ _ Q , -�-Fi j�� �t :l�v� /yam ..,.e y ■ r - VICINITY MAP COSTCO F _ -- --�_� -- - - 1 :' f rg r� ` y grif TIGARD,OR I I f AREA OF WORK X111 / roswouenwun+srTIGARD, I i o OR • I ! MULVA(1NY G2 I f/' 0 �1 PROJECT I !• $ SITE ,,,o„xM.v.vg I surre ro I /' TIGARD 'e..e�w .. Ii,ze�s . L--...m I / • V ,.,�w.m^I I i NOTES: I EXISTING CONDITIONS TO BE FIELD VERIFIED. 95-1840-16 MARCH 31,2014 CONCEPT SITE PLAN COSTCO WHOLESALE CONCEPT SITE PLAN DD11-16 TIGARD, OREGON MARCH 31 , 2014 EXHIBIT D i ■ TTIGARD City of Tigard October 28,2013 Costco Wholesale Corporation c/o Barghausen Consulting Engineers,Inc. Attn:Angelo Bologna 18215 72nd Avenue South Kent,WA 98032 Re:Design Evaluation Team Response to Costco's Tigard Triangle Design Standards Adjustments Dear Mr.Bologna: The City of Tigard Design Evaluation Team (DET) convened on October 21,2013 to review proposed adjustments to the Tigard Triangle Design Standards as outlined in a letter dated October 11,2013(Exhibit A). Costco is proposing a new fueling station on property located at 7850 SW Dartmouth Street; the facility would occupy the northeast corner of the site. The applicant is requesting two adjustments, one for a greater setback than allowed on Dartmouth Street,and a second to allow for less than the required minimum 50% building placement along the Dal unouth street frontage. Based on Exhibit A,the DET recommends approval of the requested adjustments providing that the applicant meets the following recommendations and conditions. Applicable City of Tigard Development Code sections 18.620.030 Site Design Standards A. Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18370.010.0.2, governing criteria for granting a variance,is satisfied. 1. Building placement on major and minor arterials.Buildings shall occupy a minimum of SO%of all street frontages along major and minor arterial streets. Buildings shall he located at public street intersections on major and minor arterial streets. 2. Building setback. The minimum building setback frompublac street rights-of-way or dedicated wetlands/buffers and other environmental features shall be oero feet;the maximum building setback shall be 10 feet. Applicant Request: The applicant requests an adjustment from the minimum 50%building placement standard. The proposed canopy structure occupies less than the minimum 50%required of street frontage along Dartmouth Street. The applicant is also requesting a setback of 73 feet from Dartmouth Street. DET Discussion and Recommendation: The DET discussed the proposed adjustments and whether the project with these adjustments still meets the intent of the Tigard Triangle design standards. The intent is to create a high quality development with a streetscape that contributes to the image of the area and provides convenient and pedestrian friendly connections. The discussion included concerns about the large setback 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov from Dartmouth Street, the queuing of vehicles to use the fueling station, building/canopy articulation, amount and size of signage,creating and maintaining a pedestrian environment(particularly activating the northeast corner near the entrance),and screening the parking along Dartmouth Street.With these concerns in mind,the DET felt that the intent of the Tigard Triangle design standards could still be met as Iong as they were mitigated through certain conditions. The DET recommends approval of the applicant's adjustment requests with the following conditions: DET Conditions: 1. Minimize the proposed setback by moving the entire structure toward Dartmouth Street a minimum of 6 to 8 feet or more if possible. 2. The landscaping and screening along Dartmouth Street where the gas station will be located shall be increased to mitigate glare resulting from vehicle headlights,screen the parking spaces along the frontage and provide a more inviting pedestrian environment. Sincerely, Brian Feeney Calista Fitzr-rald Don Schmidt