MIS2015-00001 MIS2015 - 00001
Walgreens
NOTICE OF TYPE I DECISION
WALGREENS
NONCONFORMING USE DETERMINATION
120 DAYS = September 8, 2015
SECTION I. APPLICATION SUMMARY
FILE NAME: WALGREENS NONCONFORMING USE DETERMINATION
CASE NO.: Miscellaneous Permit (MIS) MIS2015-00001
PROPOSAL: The applicant requests a nonconformingg use determination for an existing site
located at 13939 SW Pacific Highway (WCTM 2S103DD, Tax Lot 1100). The
property, currently occupied by Walgreens Pharmacy,is undergoing modifications
to the on-site parking lot and landscaping as a result of the Oregon 99W:
Gaarde/McDonald Intersection Improvement Project.
APPLICANT: MulvannyG2 Architecture
Matthew Neish
1110112'Avenue NE,Suite 500
Bellevue,WA 98004
OWNER: Walgreens Corporation
John Preber
106 Wilmot Road,MS 1620
Deerfield,IL 60015
COMPREHENSIVE
PLAN
DESIGNATION: General Commercial
ZONING
DESIGNATION: 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 nonconforming, 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.
LOCATION: 13939 SW Pacific Highway;WCTM 2S103DD,Tax Lot 1100
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapter 18.760.020(A).
SECTION II. DETERMINATION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED a Nonconfortning Use Determination confirming the nonconforming use on the applicant's
site,subject to the findings and conclusions on which the determination is based,noted in Section IV of this
decision.
.MIS2015-f X0 WALGRI?IsNS NONCONFORMING USF.DETERMINATION PAGE 1 0F4
SECTION III. BACKGROUND INFORMATION
The property is located at 13939 SW Pacific Highway; north of SW Gaarde Street, and west of SW
Pacific Highway. The 1.94-acre development site is made up of one 15,120-square-foot commercial
building, 65 parking spaces, and associated landscaping. The site is currently occupied by a sales-oriented
retail use, Walgreens Pharmacy. The property is zoned General Commercial (C-G), as are adjacent
properties to the north, south, and east; adjacent properties to the west are zoned Medium-Density
Residential (R-7).
The property is undergoing modifications to the on-site parking lot and landscaping due to the Oregon
99W: Gaarde/McDonald Intersection Improvement Project, a collaborative project between the Oregon
Department of Transportation (ODOT), City of Tigard, and Washington County. The intersection
improvements will remove 11,799 square feet from the site's frontage along SW Pacific Highway and SW
Gaarde Street,and 2,606 square feet for a permanent utility easement.
Specifically, the proposed improvements will:
1. Reduce the site's off-street parking from 65 spaces to 54 spaces. Based on TDC Table 18.765.2,
the minimum off-street parking requirement for Walgreens Pharmacy is 45 spaces (3.0
spaces/1,000 square feet). Staff reviewed the applicant's submitted site plan and narrative to
determine there is adequate parking to meet the minimum code requirements, with 54 spaces
provided.
2. Reduce the site's landscaped area below 15%, which is the minimum requirement for the C-G
zone (TDC Table 18.520.2).
The applicant requests a nonconforming use determination that reflects the proposed site modifications.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
18.760.020 Determination of Nonconforming Use Status
A. Director's determination. The Director shall make a determination regarding the legal status
of a nonconforming use by means of a Type I procedure, governed by Section 18.390.030, using
the following criteria:
1. Proof that the use was permitted by this title at the time it was established, by any of the
following:
a. Copies of building and/or land use permits issued at the time the use was established;
b. Copies of zoning code provisions and/or maps;
c. Demonstration that the use was established before the first development code for the
community was adopted.
In 1999, the existing Walgreens Pharmacy was established and approved under Site Development Review
(SDR1999-00009). In 2010, the addition of a Redbox DVD rental kiosk was approved under Minor
Modification (MMD2010-00013). Copies of both land use decisions are attached to this report. Staff did
not find additional land use decisions that affect the subject property, and determined that the site has
not undergone a change of use since its establishment. Furthermore, the existing sales-oriented retail use
is a by right permitted use in C-G zone.This criterion is met.
2. Proof that the use has been maintained over time. This includes copies of one or more of the
following evidence for every other year from the time the use was established until the current
year. Standard evidence that the use has been maintained over time includes:
a. Utility bills;
b. Income tax records;
MIS2015-0(X)01 WALGREENS NONCONFORMING USE DETERMINA'T'ION PAGE 2 OF 4
c. Business licenses;
d. Listings in telephone,business and Polk directories;
e.Advertisements in dated publications,e.g.,trade magazines, and/or;
f. Building, land use or development permits.
City records show multiple building, land use, and development permits for Walgreens Pharmacy since
its establishment in 1999. Copies of all relevant permits are attached to this report. Staff reviewed these
records to determine that the current sales-oriented retail use has been maintained over time.
Additionally, the right-of-way dedication and street improvements will reduce the site's landscaped area
below 15%,which is the minimum requirement for the C-G zone (IDC Table 18.520.2). This reduction
creates a nonconforming use of structure and premises in combination, based on "inadequate off-street
parking,landscaping or other deficiency," (IDC 18.760.040.D.1). However, the nonconforming status is
a direct result of the Oregon 99W: Gaarde/McDonald Intersection Improvement Project. Because this
modification is out of the control of the applicant/property owner, the change in development is
considered legal nonconforming. This criterion is met.
CONCLUSION: The existing sales-oriented retail use, Walgreens Pharmacy, at 13939 SW Pacific
Highway is a by right permitted use that has been maintained over time. In
addition, modifications to the site landscaping resulting from the Oregon 99W:
Gaarde/McDonald Intersection Improvement Project create a legal,
nonconforming use of structure and premises in combination. A status of
nonconforming use and development for the landscaping is confirmed.
SECTION V. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
Y The applicant and owners
• Affected government agencies
Final Decision:
A Nonconforniing Use Determination is a Type I procedure. As such, the Director's decision is final on
the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's
decision may not be appealed locally and is the final decision of the City.
THIS DECISION IS FINAL ON MAY 12, 2015
AND BECOMES EFFECTIVE ON MAY 13, 2015
Questions:
If you have any questions,please contact Lina Smith at(503) 718-2438 or LinaCS@tiggrd-or.gov.
May 12-2015
APPROVED BY: Lina Smith
Assistant Planner
MIS2015-(XXX)1 WALGRNRNS NONCONFORMING USE,D ERIWNA'noN PAGE.3 OF 4
APPLICANT
MATERIALS
RECEIVED
City of Tigard MAY 0 6 2015
e COMMUOF TIGARD
NITY EVELOPMENT DEPARTMENT
NOYttrmi GCSQ PLANNI NTY G/ENGINEERING
Application
PROPOSAL SUMMARY(brief description): FOR STAFF USE ONL)
Site plan modifications due to ODOT condemnation&easements. Case No.(s): l`> IJ
Related Case No.(s):
The owners of record of the subject property request Adjustment application Fee: —7 6
to the Community Development Code(please ehe one only): Application Accepted:
0 Development Adjustment—Front Yar etback,Interior By: __*T L• Date:
Setbacks and Lot Coverage Date Determined Complete:
Special Adjustments: By: �g Date:
❑ Adjustments to Subdivision s dards Co Plan/Zo De ' adore:
El Reduction of Minimum dential Density mP
❑ Washington Square Re ' al Center Dimensional and Density
requirements I\CURPLNWaAers\lard Use A�ons\Adlustm I-Type I
❑ Adjustments to Ac ss and Egress Standards Rev.02/09/7015
❑ Adjustments to rking Standards
❑ Adjustments the Sign Code
❑ Adjustmen to Wireless Communication Facilities
❑ Adjustm is to Street Improvement Requirements
❑ Adjus ents to Downtown Connectivity Standards
Property Address/Location(s): REQUIRED SUBMITTAL
13939 SW Pacific Highway-Tigard,OR 97224 ELEMENTS
Tax Map and Tax Lot#(s): 2S10313131100
Chvner's Signature/Watton
Site Size: 73,670 s.f. Authorization
1��itle Transfer Instrument or Deed
Applicant MulvannyG2 Architecture VSite/Plot Plan(2 copies)
Address: 1110 112th Avenue NE,Suite 500 Site/Plot Plan(reduced 8'/2.'x IV)
City/state: Bellevue,WA Zip: 98004 IIQ applicant's Statement
Primary Contact: Matthew Neish 0�_/Fding Fee 43C)l
O 17
Phone: 503.913.7460 Email: matt.neish@mulvannyg2.com
Property Owner/Deed Holder(s)*: (attach list if more than one)
Name: Walgreens Corporation
Address: 106 Wilmont Road - MS1620
City/state: Deerfield, IL Zip: 60015
*When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee
in possession with written authorization from the owner or an agent of the owner.The owner(s)must sign this
application in the space provided on the back of this form or submit a written authorization with this application.
City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page I of 2
APPLICANTS
To consider an application complete,you will need to submit all of the Required Submittal Elements
as described on the front of this application in the"Required Submittal Elements"box.
THE APPLICANTS) SHALL CERTIFY THAT:
• The above request does not violate any deed restrictions that may be attached to or imposed upon the subject props .
• If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the
conditions and limitations of the approval.
• All of the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and
the applicants so acknowledge that any permit issued,based on this application,may be revoked if it is found that any such
statements are false.
• The applicant has read the entire contents of the application,including the policies and criteria,and understands the
requirements for approving or denying the application.
SIGr th subject property required.
Matthew Neish 5.6.15
Appl ire Print name Date
e 1John Preber 5.6.15
Owner's signature Print name Date
ADJUSTMENT—TYPE I APPLICATION
City of Tigard 13125 SW Hall Blvd. Tigard,Oregon 9"2_'3 www.tigard-or.gov 503-'18 2421 Page 2 of 2
RECEIVED
MAY 0 6 2015
CITY OF TIGARD
PLANNING/ENGINEERING
Dc SIGN AT V,0PK
5.6.15
Gary Pagenstecher
Associate Planner
City of Tigard Planning Division
13125 SW Hall Blvd
Tigard, OR 97223
Re: Walgreens #5780
13939 SW Pacific Highway (NWC of Highway 99W& Gaarde St)
Tigard, OR 97223
Project Number: 14-0369-02A
Subject: Site Plan Modification Narrative
Dear Gary:
Based on your findings at our Pre-application conference on March 12, 2015 we have prepared the
narrative below and the attached documents for your review of the site plan modifications to Walgreens
site as a result of ODOT condemnation and easements for the Highway 99W/Gaarde Street improvement
project.
Access (Chapters 18.705 and 18.765)
Walgreens intends to maintain full access as currently shown on the attached plans. The attached
plans depict the access locations as currently constructed. Walgreens is the sole owner/occupant
of this site and does not have a joint access agreement. Currently the site is accessed on two
separate public streets: SW Pacific Highway/99W and SW Gaarde Street. The existing curb cuts
were reconstructed as part of the ODOT project and maintain the same general alignment as the
previous locations. A new pedestrian connections has been created adjacent to the site entrance
from SW Pacific Highway. One driveway access is required and two existing driveway accesses
are provided both of which are two-way traffic access points.
Walkway Requirements (Chapters 18.705.030)
There is a continuous walkway extending from the building entrance at the southeast corner north
along the building frontage that leads to a pedestrian walkway connection to SW Pacific Highway.
The provided walkway is separated from vehicles by concrete curbing and detectable warnings are
provided at all driveway crossings and are construction of a combination of concrete sidewalk and
asphalt driving surface.
42 5.463.2 000 1110112TH AVENUE NE I SUITE 500 1 BELLEVUE. WA 1 98004
425.463.2002 MulvannyG2.com
Walgreens#5780
5.6.15
Page 2 of 3
Bufferinq and Screening (Chapters 18.745 & 18.620)
Given the significant impacts of the condemnation by ODOT on the site the redesign of the site
has been able to achieve a 4' wide landscape buffer along a majority of the two frontages. These
areas have been heavily planted with shrubs and streets trees. However, the ODOT project has
constructed a 2'-5' high retaining wall with a top rail along both frontages that will limit visibility to
the parking area and landscape plantings.
Landscaping (Chapters 18.745, 18.765& 18.620)
Street trees have been added to the new landscape areas along both frontages as all existing
trees were removed as part of the ODOT project. Most of the parking lot trees have been
maintained and supplemented with additional trees where possible.
Recycling (Chapters 18.755)
The recycling and waste collection locations have not changed as part of the proposed project.
Parking (Chapters 18.765.040)
The existing site had 65 parking stalls at a parking ratio of 4.4/1,000 s.f. The proposed site plan
has 54 parking stalls at a parking ratio of 3.66/1,000 s.f. The required parking ratio for this site is
3.0/1,000 s.f. so the proposed site is in compliance.
The parking breakdown is as follows;
Standard Stalls (9'0"x18'6") 42 stalls
Compact Stalls (8'0"x16'0") 8 stalls
Handicap Stalls (8'0"x16'0") 4 stalls
Loading area requirements (Chapters 18.765.080)
The existing loading areas are not affected by the proposed project. The truck access points and
on-site circulation remain the same.
Bicycle racks (Chapters 18.765.040)
The existing bicycle racks are to remain in place and are not affected by this project.
Clean Water Services (CWS) buffer standards
There are no sensitive areas within 200' of this site, see attached CWS service provider letter
dated 5/5/15.
Signs (Chapters 18.780)
It is Walgreens intention to reinstall the existing sign in the location shown on the proposed site
plan, however, the signage vendor will be applying for the permit separately.
Urban Forestry Plan (Chapters 18.790.030.C)
As this is a Type 1 —Administrative Staff Review and this is an existing previously approved site
an urban forestry plan was not created. However, every effort was made to maintain or improve
the canopy coverage in the land area remaining after the ODOT condemnation.
Walgreens#5780
5.6.15
Page 3 of 3
Preservation of existing trees (Chapters 18.790.050.C)
All existing landscaping along both frontages was removed as part of the ODOT projects, which
included existing trees. Three of the 5 existing parking lot trees are being maintained as part of
the proposed site plan.
Clear vision area (Chapters 18.795)
Clear vision areas are being maintained at both parking lot entrances.
Should you require any additional information regarding this matter, please contact me at 503.913.7460.
Thank you.
Sincerely,
Matthew Neish
Associate Principal
h:\retail\walgreens\14\14-0369-Ola tigard,or 5780(ed69)\planning effort\forms\site plan narrative.docx
RECEIVED
The Pharmacy America Trusts•Since 1901
MAY 0 6 2015
6 CITY OF TIGARD
May 2015
PLANNING/ENGINEERING
Re: Eminent Domain
WDS# 5780
13939 S.W. Pacific Hwy.,
Tigard, OR 97223-4838
To Whom It May Concern,
Walgreen Co. is utilizing Mulvanney G2 Architecture as the Walgreen co. agent representing us on this
project. Please feel free to contact me with any questions or concerns.
John Preber
Walgreen Co.
106 Wilmot Rd. MS 1620
Deerfield Illinois 60015
847 276 5737
Walgreen Co. •Corporate Offices • 106 Wilmot Road • Deerfield. Illinois 60015
www.walgreens.com
RECEIVFn
MAY 06 201" �� Clean Water Services File Number
CITY OF TIGARD CleanWate\Services 15-001311
PLANNING/ENGINEERING
Sensitive Area Pre-Screening Site Assessment
1. Jurisdiction: Tigard
2. Property Information (example 1S234Ar301400) 3. Owner Information
Tax lot ID(s): Name: Larry Brozek
2S103DD1100 Company: Walgreens Corporation
Address: 106 Wilmont Road-MS1620
Site Address: 13939 SW Pacific Highwag City, State,Zip: Deerfield,IL 60015
City, State, Zip: Tigard,OR 97224 Phone/Fax: 847.315.3822
Nearest Cross Street: SW Gaarde E-Mail: larry.brozek@walgreens.com
4. Development Activity (check all that apply) 5. Applicant Information
❑ Addition to Single Family Residence(rooms,deck,garage) Name: Matthew Neish
❑ Lot Line Adjustment ❑ Minor Land Partition Company: MULVANNYG2 ARCHITECTURE
❑ Residential Condominium ❑ Commercial Condominium Address. 1110 112TH AVE NE#500
❑ Residential Subdivision ❑ Commercial Subdivision
❑ Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: Bellevue,WA 98004
Other Phone/Fax: 5039137460
Site plan modifications due to ODOT condemnation. E-Mail: matt.neish@mulvannyg2.com
6. Will the project involve any off-site work? ❑Yes U No ❑Unknown
Location and description of off-site work
7. Additional comments or information that may be needed to understand your project
This project involves site plan modifications as a result of Oregon DOT condemnation and easements.
This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ
1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army
COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law.
By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority
to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify
that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate.
Print/Type Name Matthew Neish Print/Type Title Associate Principal
ONLINE SUBMITTAL Date 5/4/2015
FOR DISTRICT USE ONLY
❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A
SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report
may also be required.
Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This
Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently
discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and
approvals must be obtained and completed under applicable local,State,and federal law.
❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially
sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water
quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order
07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law.
❑ This Service Provider Letter is not valid unless CWS approved site plan(s)are attached.
❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR
SERVICE PROVIDER LETTER IS REQUIRED.
Reviewed by
Date 5/5/15
2550 SW Hillsboro Highway - Hillsboro, • -•• • - (503)681-5100 1 -
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WALGREENS #5780
13939 SW PACIFIC HWY
TIGARD , OR 97223
CITY OF TIGARD
Approved by la ning
Date: `� a
Initials: 1_S
VICINITY MAP EXISTING USE: PROPOSED USE: SHEET INDEX:
A.0 COVER SHEET REVISIONS
m,,,,� The existing Walgreens store is being impacted by the The proposed use is to remain a Walgreens store with
�, .«- •» �`:" current Oregon Department of Transportation project reduced parking(14 stalls)and reduced landscape area
A.1 EXISTING SITE PLAN NO. DATE BY DESCRIPTION
,< through the following: along the street frontages.
....,. 11,799 s.f. of frontage acquisition A.3 PROPOSED SITE PLAN
2,606 s.f of permanent utility easement A.4 SITE PHOTOS
7,142 s.f. of temporary construction easements.
As of result of the aloove there is a loss of lanascape
` s _ area and parking count.
PROJECT CONTACTS:
ARCHITECT:
rs� MulvannyG2 Architecture
S'"''°D—fio"'A 1110 112th Avenue NE, Suite 500
Bellevue. WA 98004
"~ Contact: Matthew Neish
Phone: 503.913.7460
r.�.....�....
CIVIL: 1110 112TH AVE.NE I SUITE 500
CARDNO BELLEVUE,WA 1 98004
5415 SW Westgate Drive, Suite 100 14254632000 1 f4254632002
Portland, OR 97221 DRAWING TITLE
Contact: Ben Williams COVER SHEET
Phone: 503.419.2500
PROJECT#
OWNER 14-0369-01 A
Walgreens
106 Wilmot Road DRAWN BY
Deerfield, IL 60015 MDN A.0 O
Contact: Larry Brozek DATE
Phone: 847.315.3822 2.24.15
LEGEND
2,605 s.f. PERMANENT ACQUISITION
UTILITY EASEMENT
4,704 s.f. TEMPORARY 7,678 s.f ACQUISITION
EASEMENTCONSTRUCTION EASEMENT AREA PERMANENT
UTILITY
;r -
7
I I = •P
I ---- TEMPORARY
CONSTRUCTION
CITY OF TIGARD ` , EASEMENT
______ ♦ i Ir V !�_�
"` PARKING TO BE
Approved by Planning � ' ` ",� Yr` ' DISRUPTED INDICATES PROPOSED
-1 �� WORK BY<JURISDICTIO�
Date: f.
F ° - HATCHED AREA
DRIVEWAY TO BE
Initials. — [L• \Tf—Rr 4 INDICATES PARKING
y% RECONSTRUCTED AND ® SPACES AFFECTED BY
W� I w-0 } Y Rs?S:xs"= y°/ / j DISRUPTED TEMPORARY EASEMENT
I
(1)LIGHT POLE TO BE
`.I <\�: � 4 � / /<-•.',/ �j/ RELOCATED
�✓ v P' �/� - (22)PARKING STALLS TO
-IN-AM FLOOR -5 B LOST
10 - 'i BIKE PAIGK f
SE!GET4L. WALGREENS STORE NO. #5780
p // '. ♦ / /� 13939 SW PACIFIC HWY
V TIGARD, OR 97223
LANDSCAPING AND / Q —(1)LIGHT POLE TO BE N
IRRIGATION TO BE LOST Irkr RELOCATED
LANDSCAPING AND
:.••.:.:.: - �"+' ,:=_-• � , , IRRIGATION TO BE LOST
9T�TCrrR�T. RETAINING WALL TO BE REVISIONS
LOST
2,438 s f TEMPORARY M ,��� �x _ tl'/ t ///', / �/ NO. DATE BY DESCRIPTION
CONSTRUCTION EASEMENT
ASE ENT a �.Y`>p �.?� �. (29)WHEEL STOPS TO BE
I
4�.
I ; LOST
J" •3a ., rl: i// rr (1)LIGHT POLE TO BE
v 65TaLL5.4'-0 .S4'O' SSALu44'-0' �Sb' / !s:� / PROTECTED IN PLACE
4,121 s.f. ACQUISITION AREA f Y r �' /
ry
zw
DRIVEWAY TO BE r
RECONSTRUCTED AND
DISRUPTEDy r wt } }-- - - - „ M
(1)LIGHT POLE TO BE LCOFfL-u4c-�� 9� WALGREENS SIGN /
READER BOARD TO E
Rlsr-or•-nar No •u to
RELOCATED •C4MaCN,5 RJG URt50R r
•Y ' .'Jw,IN IS aREa R^Ute OF- •/ /
�,F4,� « /. RELOCATED
/ 4L
PED. ACCESS TO BE 4 AE - - _ " - f - / i— — - - % ►I
DISRUPTED ` STREET ♦ / ` 1110112TH AVE NE I SUITE500
BELLEVUE,WA 1 98004
t 425 463 2000 1 1425 463.2002
DRAWING TITLE.
- ----- -__�_ _- EXISTING SITE PLAN
' rTI% t / EXISTING PARKING COUNT:
61 STANDARD STALLS(816"X19') PROJECT#.
4 HANDICAPPED STALLS (UNCHANGED) 14-0369-01A
65 TOTAL STALLS(4.39 STALLS/1000) DRAWN BY
MDN A. 1
DATE:
SCALE: 1"= 50'-0" 2.24.15
PRE -
APPLICATION
CONFERENCE
NOTES
CITY OF TIGARD
PRE-APPLICATION CONFERENCE NOTES °
(Pre-Application Meeting Notes are Valid for Six (6)Months)
i�
PRE-APP.MTG.DATE: March 12,2015
STAFF AT PRE-APP.: GBP/MW/GB
NON-RESIDENTIAL
APPLICANT: Mu1vaaMG2 Architecture AGENT: Mathew Neish
Phone: 425-463-1439 Phone: X5031 913-7460
PROPERTY LOCATION:
ADDRESS/GENERAL LOCATION: 13939 SW Pacific Highway,NWC of Highway 99W and Gaarde Street.
TAX NiAP(S)/LOT#(S): 2S103DD01100
NECESSARY APPLICATIONS: Non-conforming Use Confirmation
PROPOSAL DESCRIPTION: Walgreens #5780, Modifications to site plan as a result of ODOT
condemnation and easements for Highway 99W/Gararde Street
improvements.
COMPREHENSIVE PLAN
MAP DESIGNATION: General Commercial
ZONING MAP DESIGNATION: G-C
ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.520)
MINIMUM LOT SIZE:NA sq. ft. Average Min.lot width: 50 ft. Max. building height: 45 ft.
Setbacks: Front: 0 ft(Max. 10 ft). Side:0/20 ft. Rear:0/20 ft. Corner:NA ft. from street.
MAXIMUM SITE COVERAGE: 85%. Minimum landscaped or natural vegetation area: 15%.
❑ NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout)
THE APPLICANT SHALL NO'T'IFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification
handout concerning site posting and the meeting notice. Meeting is to be held prior to submitd=your application
or the application will not be accepted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is
encouraged prior to submittal of a land use application.
® NARRATIVE (Refer to Code Chapter 18.390)
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval
CITY OF TIGARD Pre-application Conference Notes Page 1 of 8
NON-Residential Application/Planning Division 5rctttm
standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application
incomplete and delay review of the proposal. The applicant should review the code for applicable criteria.
❑ IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050)
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on
public facilities and services. The study shall address,at a minimum, the transportation system, including bikeways,
the drainage system,the parks system,the water system,the sewer system and the noise impacts of the development.
For each public facility system and type of impact, the study shall propose improvements necessary to meet City
standards, and to minimize the impact of the development on the public at large, public facilities systems, and
affected private property users. In situations where the Community Development Code requires the dedication of
real property interests, the applicant shall either specifically concur with the dedication requirement, or provide
evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to
the projected impacts of the development.
® ACCESS (Refer to Chapters 18.705 and 18.765)
Minimum number of accesses% Minimum access width:ft.
Minimum pavement width: .
All driveways and parking areas,except for some fleet storage parking areas,must be paved.
Drive-in use queuing areas:ft.
® WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030)
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 should be constructed between a new development and neighboring developments.
❑ SPECIAL SETBACKS (Refer to Code Chapter 18.730)
➢ STREETS: feet from the centerline of
➢ LOWER INTENSITY ZONES: feet,along the site's boundary.
➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK.
❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.020.B.)
BUILDING HEIGHT EXCEPTIONS -Buildings located in a non-residential zone may be built to a height of 75
feet provided that:
A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist;
All actual building setbacks will be at least half('/z) of the building's height; and
The structure will not abut a residential zoned district.
® BUFFERING AND SCREENING (Refer to Code Chapter 18.745& 18.620)
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR
VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires
landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of
width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also
achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required;
these are often advisable even if not required by the Code. The required buffer areas may Qnly be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may
be found in the Development Code.
The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your Rroposal area are:
n/a feet along north boundary. n/a feet along east boundary.
7 feet along south boundary.20 feet along west boundary.
IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIRED ALONG:parking lots
CITY OF TIGARD Pre-application Conference Notes Page 2 of 8
NON-Residential Application/Planning Division Seeticm
SCREENING: SPECIAL PROVISIONS- 18.745.050E
Screening and landscaping of parking and loading areas is required per specifications in section 17.745.050E (1). In
no cases shall nonconforming screening of parking and loading areas be permitted to become any less conforming.
In addition,screening of service facilities and refuse areas also applies to all development with the exception of one
and two family dwellings.
® LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.620)
STREET' TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A
CONDITIONAL USE ('TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND
PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW
(TYPE II), AND SUBDIVISION (I'YPE II & III). The minimum number of required street trees shall be
determined b dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the
number is a fraction,round to the nearest whole number). The trees shall be placed within the public nght-of-way
whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted
according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance
with Section 12 of the Urban Forestry Manual. Existing trees may be used to meet the street standards. Further
information on regulations affecting street trees may be obtained from the Planning Division.
PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A
CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED
DEVELOPMENT (IYPE III),AND SITE DEVELOPMENT REVIEW (IYPE II)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 Section 13 of the Urban Forestry Manual.
® RECYCLING (Refer to Code Chapter 18.755)
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the
intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's
Service area. Pride Disposal can be reached at(503) 625-6177.
® PARKING (Refer to Code Section 18.765.040)
REQUIRED parking for this type of use:3.0/1000 square feet.
Parking SHOWN on preliminary plan(s): 51 spaces or 3.45/1000 square feet
SECONDARY USE REQUIRED parking.
Parking SHOWN on preliminary plan(s):.
NO MORE THAN 50%OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS
COMPACT SPACES.
PARKING STALLS shall be dimensioned as follows:
► Standard parking space dimensions: 8 feet,6 inches x 18 feet,6 inches.
No Compact parking space dimensions: 7 feet,6 inches x 16 feet,6 inches.
Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space.
Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as
part of required parking space depth. This area cannot be included as landscaping for meeting the
minimum percentage requirements.
HANDICAPPED PARKING:
► All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED
PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as
well as the parking stall dimensions,is mandated by the Americans with Disabilities Act(ADA). A handout is
available upon request. A handicapped parking space symbol shall be painted on the parking space surface
and an appropriate sign shall be posted.
► BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8
NON-Residential Afioication/Planning DiNision Section
convenient locations.
® LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080)
Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be
provided with a loading space. The space size and location shall be as approved by the City Engineer.
® BICYCLE RACKS (Refer to Code Section 18.765)
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient
locations.
REQUIRED bicycle racks for this type of use: .
❑ SENSITIVE LANDS (Refer to Code Chapter 18.775)
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS,WETLAND AREAS,ON SLOPES IN EXCESS OF 25 PERCENT,OR ON UNSTABLE
GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based
on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their
boundaries, is the responsibility of the applicant Areas meeting the definitions of sensitive lands must be clearly
indicated on plans submitted with the development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas.
RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES (Refer to Code Section 18.775.070.C)
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which
addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report
shall be based upon field exploration and investigation and shall include specific recommendations for achieving
the requirements of Section 18.775.080.0.
® CLEAN WATER SERVICES (CWS) BUFFER STANDARDS (Refer to CWS R&O 07-20/USA Regulations-Chapter 3)
LAND DEVELOPMENT ADJACENT TO SENSITIVE: AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area.
Design Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the
required widths:
TABLE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION& ORDER 07-20
SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED
TO SENSITIVE AREA4 CORRIDOR PER SIDES
♦ Streams with intermittent flow draining: <25%
10 to<50 acres 15 feet
25 feet
>50 to <100 acres
♦ Existing or created wetlands<0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet
♦ Rivers,streams,and springs with year-round flow
♦ Streams with intermittent flow draining>100 acres
♦ Natural lakes and ponds
♦ Streams with intermittent flow draining: >25%
10 to<50 acres 30 feet
50 feet
>50 to<100 acres
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25-
♦ Rivers,streams,and springs with year-round flow foot increments from the starting point to
♦ Streams with intermittent flow draining>100 acres the top of ravine(break in <25%slope),
♦ Natural lakes and ponds
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8
NON-Residential Application/Planning Division Section
add 35 feet past the top of ravine'
4titarting point for measurement=edge of the defined channel(bankful Flow) for streams/riven:,delineated wetland boundary,delineated spring boundary,and/or average
high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located a minimum of 15 feet within the m'cr/stream or wetland vegetated
corridor,shall not serve as a starting point for measurement.
'Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
CThe vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped
geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any
materials of any kind, or other activities shall be permitted which otherwise detract from the water quality
protection provided by the vegetated corridor,excret ar provided for in the CWS Design and Construction Standards
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for
separate ownership,such as a subdivision,the vegetated corridor shall be contained in a separate tract,and shall not
be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAI. of any land use applications, the applicant must obtain a CWS Service Provider Letter
which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If
there are no sensitive areas,CWS must still issue a letter stating a CWS Service Provider Letter is not required.
® S I GNS (Refer to Code Chapter 18.780)
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard.
A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code
standards may be permitted if the sign proposal is reviewed as part of a development review application.
Alternatively,a Sign Code Exception application may be filed for Director's review.
► Non-residential developments within the C-G zone shall meet the sign requirements for the commercial
zones, 18.780.130C.
® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements"
Brochure)
AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT:
Conditional Use (Type III);Downtown Design Review(Type II and III);Minor Land Partition (Type II);
Planned Development (Type III); Sensitive Lands Review (Type II and III); Site Development Review (Type II);
and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped
architect.
Percentage of mature canopy cover required: 33% site; 30% parking lot (Refer to 4poA& 2-6 in tlrhan
Foresta Manual for a list of trees with mature canopv cover areas
Percentage of mature canopy cover required per lot in R-1, R-2, R-3.5, R4.5 &R-7: 15%
o
An urban forestry plan shall:
- Be coordinated and approved by a landscape architect (the project landscape architect) or a person
possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist);
- Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry
Manual;
- Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and
- Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual.
TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall
provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban
Forestry Manual.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8
NON-Residential Application/Planning Division Section
18.790.040-Discretionary Urban Forestry Plan Review Option
In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover
required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a
discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify
an already approved urban forestry plan, any tree preservation or tree planting requirements established as part
of another land use review approval, or any tree preservation or tree planting requirements required by another
chapter in this title.
® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.)
To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or
more of the following flexible standards as part of the land use review approval. Use of the flexible standards
shall be requested by the project arborist or landscape architect as part of the land use review process. The
flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of
the site.
Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on
their existing canopy area. Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements.
® CLEAR VISION AREA (Refer to Code Chapter 18.795)
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8)
FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear
vision area depends upon the abutting street's functional classification and any existing obstructions within the clear
vision area.
❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060)
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots
created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot-wide access
easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH,unless the parcel
is less than 1'/2 times the minimum lot size of the applicable zoning district.
CODE CHAPTERS
❑ 18.330(Conditional Use) ❑ 18.610 (Tigard Downtown Plan District) ® 18.745(Landscaping&Screening Standards)
❑ 18.340(Directors Interpretation) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.750(Manufactured/Mobil Horne Regulations)
❑ 18.350(Planned Development) ❑ 18.630(Washington Square Regional Center) ® 18.755(Mixed Solid Waste/Recycling Storage)
❑ 18.360(Site Development Review) ❑ 18.640(Bridgeport Village Plan District) ® 18.760(Nonconforming Situations)
❑ 18.370(Variances/Adjustments) ❑ 18.650 (Durham Wastewater Facility) ® 18.765(off-Street Parking/Loading Requirements)
❑ 18.380(Zoning Map/Text Amendments) ❑ 18.660 (River Terrace Plan District) ❑ 18.775(Sensitive Lands Review)
❑ 18.385(Miscellaneous Permits) ® 18.705(Access/Egress/Circulation) ❑ 18.780(signs)
❑ 18.390(Decision Making Procedures/Impact Study) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits)
❑ 18.410(Lot Line Adjustments) ❑ 18.715(Density Computations) ® 18.790(Urban Forestry Plan)
❑ 18.420(Land Partitions) ❑ 18.720(Design Compatibility Standards) ® 18.795(visual Clearance Areas)
❑ 18.430(Subdivisions) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities)
❑ 18.510(Residential Zoning Districts) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards)
❑ 18.520(Commercial Zoning Districts) ❑ 18.740(Historic Overlay)
❑ 18.530(Industrial Zoning Districts) ❑ 18.742(Home Occupation Permits)
ADDITIONAL CONCERNS OR COMMENTS:
Applicant's questions:
1)Amend water quality facilities? Development Engineering(Greg Berry, 503-718-2468)
2) Landscape and buffer requirements?No buffer required adjacent to Gaarde or Pacific Hwy.
3)Accessible Pedestrian route required for both frontages?Building Official(Mark Van Domelen,503-718-2448)
4) Required parking? Minimum- 3.0/1,000 square feet
CIn'OF TIGaRD Pre-application Conference Notes Page 6 of 8
NON-Residential,Wication/Planning l3ivision ScTtk)n
5) Street Tree requirements? Street trees within 6 feet of back of sidewalk where not included within right-of-way
and feasible.
6) Parking lot screening?As feasible per 18.745.050.E.
7) Monument sign setbacks? Per 18.780.130.0
8) Can current sign size and configuration remain?
PROCEDURE
Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a recommendation on the
proposal to the City Council. An additional public hearing shall be held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: Annlications submitted
by mail or dropped off at the counter without Planning Division acceptance may be returned. The
Planning counter closes at 5:00 PM.
Maps submitted with an application shall be folded IN ADVANCE to 8'/2" x 11". One, 8'/2" x 11" map of
a proposed project shall be submitted for attachment to the staff report or administrative decision.
Applications with unfolded maps shall not be accepted.
The Planning Division and Engineering Department will perform a preliminary review of the application and will
determine whether an application is complete within 30 days of the counter submittal. Staff will notify the
applicant if additional information or additional copies of the submitted materials are required.
The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is
accepted as bung complete by the Planning Division. Applications involving difficult or protracted issues or
requiring review by other jurisdictions may take additional time to review. Written recommendations from the
Planning staff are issued seven (7) daysprior to the public hearing. A 10-day public appeal period follows all land
use decisions. An appeal on this matter would be heard by the TigardHearings Officer. A basic flow chart which
illustrates the review process is available from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the applicant no less
than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff and prospective
applicant to discuss the opportunities and constraints affecting development of the site.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW
UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building
Division will not be granted until there is compliance with all conditions of development approval. These
pre-application notes do not include comments from the Building Division. For proposed buildings or
modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to
determine if there are building code issues that would prevent the structure from being constructed, as
proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has
system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when
the new plat is recorded, the City's policy is to apply those system development credits to the first building
permit issued in the develo meat (UNLESS OTHERWISE DIRECTEU BY THE DEVELOPER AT
HE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED).
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8
NON-Residential Application/Planning Mision Sect�)n
PLEASE NOTE:
The conference and notes cannot cover all Code requirements and aspects related to site planning
that should apply to the development of your site plan. Failure of the staff to provide information
required by the Code shall not constitute a waiver of the applicable standards or requirements. It is
recommended that a prospective applicant either obtain and read the Community Development
Code or ask any questions of City staff relative to Code requirements prior to submitting an
application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: Gary Pagenstecher,Associate Planner
CITY OF TIGARD PLANNING DIVISION
PHONE: 503-718-2434 FAX: 503-598-1960
EMAIL: garyp@tigard-or.gov
TITLE 18(CITY OF-nGARD'S CUNMUNITY DEVELOPMENT CODL•') INTERNET ADDRESS: www.tigard-or.gov
CITE'OF'1'IG.XRD Pre-application Conference Notes Page 8 of 8
NON-Residential Application/Planning Division Section
PRE-APPLICATION CONFERENCE NOTES .
➢ DEVELOPMENT ENGINEERING Q '
CNy of Tfleri,Oreton
('ommunity(DeveCopmrnt
S y[BetterCommwuty
Walgreens
PUBLIC FACILITIES Tax WWI: 2S1300
Tax Lolls): 1100
Use Type: C-G
These notes have been prepared based on the information submitted by the applicant showing
improvements resulting from an ODOT condemnation along Pacific Hwy.
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on the
application. The following comments are a projection of public improvement related requirements that
may be required as a condition of development approval for your proposed project.
Right-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will not require right-of-way dedication.
18.705 Access and Egress
Internal drives with 24-ft traveled way. All parking lots have access to a public street. Show adequate
sight distance.
Traffic Study
Subsection 18.810.030.CC of the Tigard Municipal Code requires a traffic study if 50 or more peak
hour trips are added to an ODOT facility.
A traffic study for this application will not be required.
Overhead Utility Lines:
Section 18.810.120 of the Tigard Municipal Code requires all overhead utility lines adjacent to a
development to be placed underground or, if approved by the City Engineer, a fee in-lieu of
undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite
side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of
street frontage that contains the overhead lines.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 4
Development Engineering
Undergrounding of existing overhead utility lines along Pacific Hwy. will not be required. All new
utilities will need to be constructed underground.
Sanitary Sewers:
The current development is connected to a public sanitary sewer.
No changes are proposed.
Water Supply:
The City provides public water service in this area. Coordinate with Public Works for information
regarding adequate water supply and appropriate connection requirements for the proposed
development.
Show any meters or public lines requiring relocation.
Fire Protection:
Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection
services within the City of Tigard. The District should be contacted for information regarding the
adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed to
an approved public drainage system. The applicant will be required to submit a proposed storm
drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that
the proposed system will accommodate runoff from upstream properties when fully developed.
No changes to the storm drainage system are proposed.
Storm Water Quality:
CWS Resolution and Order No. 07-20 requires the construction of on-site water quality facilities. The
facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the
storm water runoff generated from impervious surfaces. The resolution contains a provision that would
allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are
met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee
is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square
feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing
calculations for any proposed water quality facility shall be submitted with the development application.
It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
❑ Payment of the fee in-lieu.
Water quality treatment is not required.
TRANSPORTATION DEVELOPMENT TAX
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in
2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT program
collects fees from new development based on the development's projected impact upon the City's
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 4
Development Engineering
transportation system. The applicant shall be required to pay a fee based upon the number of trips
which are projected to result from the proposed development. The calculation of the TDT incorporates
the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at
the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to
be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is
permissible only when the TDT exceeds the TDT rate for a single-family home.
Payment of the TDT is not required.
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development
Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit
Center at City Hall. For more extensive work such as street widening improvements, main utility line
extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be
submitted for review and approval. The PFI permit application shall include any on-site water quality
and detention facilities that may be required as part of the land use approval.
The Permittee will also be required to post a performance bond, or other such suitable security. Where
professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work.
NOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building Division.
No work in the right-of-way is proposed.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation excavation
material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is
issued after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It
covers all work necessary for building construction, including sub-trades (excludes grading,
etc.). This permit cannot be issued in a subdivision until the public improvements are
substantially complete and a mylar copy of the recorded plat has been returned by the applicant
to the City. For a land partition, the applicant must obtain an Engineering Permit, if required,
and return a mylar copy of the recorded plat to the City prior to issuance of this permit.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 4
Development Engineering
Other Permits. There are other special permits, such as mechanical, electrical and
plumbing that may also be required. Contact the Development Services Counter for more
information.
PREPARED BY: Greg Berry 3-12-15
DEVELOPMENT ENGINEER DATE
Phone: 15031118-2468
E-mail: greg@dgard-or.gou
Revised: March 2012
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 4
Development Engineering
Frontl DSTS
Subject: Walgreens#5780
Location: CR---l-Permit-Center
Start: Thu 3/12/2015 11:00 AM
End: Thu 3/12/2015 12:00 PM
Recurrence: Weekly
Recurrence Pattern: every Tuesday and Thursday from 11:00 AM to 12:00 PM
Meeting Status: Meeting organizer
Organizer: -Pre-Apps-CD-Meetings
Required Attendees: #Pre-Application-Conferences
Resources: CR---l-Permit-Center
inDcr °�� .s ,aR.cgs
City of Tigard
r COMMUNITY DEVELOPMENT DEPARTMENT
Pre-Application Conference Request
PROJECT DESCRIPTION REQUIRED SUBMITTAL
Project name/title: Walgreens #5780 ELEMENTS
Please write a brief description of proposed project: (Note: applications will not be accepted
Modifications to site plan as a result of ODOT condemnation witbout the required submittal elements)
and easements for Highway 99W/Gaarde Street improvements. 6 COPIES OF EACH OF THE
FOLLOWING:
Brief description of the proposal and
any site-specific questions/issues that
you would like to have staff research
PROPERTY INFORMATION prior to the meeting.
Site Plan.The site plan must show the
Property address/location(s): 13939 SW Pacific Highway proposed lots and/or building layouts
NWC of Highway 99W and Gaarde Street. drawn to scale. Also,show the
location of the subject property in
relation to the nearest streets;and the
Tax map and tax lot #(s): 2S103DD01100 locations of driveways on the subject
Zoning: C-G General Commercial property and across the street.
46 Vicinity Map.
PROPERTY OWNERMOLDER INFORMATION itThe Propsed Uses.
Name(s): Walgreens Corporation ❑ Topographic Information.
Include Contour Lines if Possible.
Address: 106 Wilmont Rd, MS 1620 Phone: 847.315.3822 Filing Fee.
City/state: Deerfield, IL Zip: 60015
APPLICANT INFORMATION lS-'
Name: MulvannyG2 Architecture Case No.: , rE,;z)/
Address: 1110 112th Ave, Suite 500 Phone: 425.463.1439
Related Case No.(s):
City/state: Bellevue, WA Zip: 98004
Application fee:
Contact person:
Matthew Neish
Application accepted:
Phone: 503.913.7460 Email: matt.neish@mulvannyg2.com l/ I
By: LS Date:
Pre-application Conference Information Date of pre-app:
All of the information identified on this form is required and must be Time of pre-app: �� —
submitted to the Planning Division a minimum of ten(10) days prior
to officially scheduling a pre-application conference.Pre-application Planner assigned to pre-app:
conferences are one(1) hour long and are typically held between the 1:\CURPU4\Masters\land Use Applications Rev.01/06/2015
hours of 9-11 a.m.on either Tuesday or Thursday mornings.
Pre-application conferences must be scheduled in person at the Community Development counter from 8 :30 p.m.
Monday—Thursday.If more than four(4)people are expected to attend the pre-application conference in your group,
please inform the city in advance so that alternate room arrangements can be made to accommodate the group.
City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov a 503-718-2421 • Page 1 of 1
MULVANN G2
DESIGN AT WORK
2.24.15
City of Tigard
Community Development Department
13125 SW Hall Blvd.
Tigard, OR 97223
Re: Walgreens #5780
13939 SW Pacific Highway
Tigard, OR 97223
Project Number: 14-0369-01A
Subject: Pre-Application Conference
Dear Community Development Team:
We have been retained by Walgreens Corporation to assist in the needed remediation efforts required for
their site in Tigard as a result of the Oregon Department of Transportation Highway 99W/ Gaarde Street
improvement project.
The impacts of the project include:
11,799 square feet of frontage acquisition along Highway 99W and Gaarde Street.
2,606 square feet of permanent utility easement along Highway 99W.
7,142 square feet of temporary construction easement.
These impacts result in the following:
Loss of 14 parking stalls.
- Loss of landscape buffers along Highway 99W.
Relocation of monument sign.
Reconstruction of the pedestrian access from Highway 99W.
Relocation of multiple site lighting poles.
Walgreens is looking to maximize its parking stall count while still maintaining acceptable traffic patterns
around the site as to not create confusion for their guest. It is understood through conversations with
ODOT that some development requirements may be waived or altered given this is a governmental taking
and not a voluntary project.
425.463.2000 1110112TH AVENUE NE I SUITE 500 I BELLEVUE. WA 1 98004
425.463.2002 MulvannyG2.com
Walgreens #5780
2.24.15
Page 2 of 2
To that end we would request that the following questions be addressed as part of the pre-application
process as to facilitate the submittal for site re-design and approval for construction.
1. Since the proposed plan is disturbing more than 25% of the site will the City of Tigard require
changes to or the addition of water quality facilities on the site?
2. What are the landscape buffer requirements along Highway 99W and Gaarde Street?
3. Will an accessible pedestrian route be required from both street frontages?
4. The proposed plan shows parking at 3.45/1000 is that acceptable given the minimum standard is
3/1000 for sales oriented retail?
5. Will there be a street tree requirement added to this site?
6. What is the buffer requirement between the parking area and the adjacent streets?
7. What are the setback requirements for the relocated monument sign?
8. Can the monument signs current configuration and size remain?
Should you require any additional information regarding this matter, please contact me at 503.913.7460.
Thank you.
Sincerely,
Ify
Matthew Neish
Associate Principal
h:\retail\walgreens\14\14-0369-Ola tigard,or 5780(ed69)\planning effort\preapplication letter.docx
WALGREENS #5780
13939 SW PACIFIC HWY
TIGARD , OR 97223
VICINITY MAP EXISTING USE: PROPOSED USE: SHEET INDEX:
X07 The existing Walgreens store is being impacted by the The proposed use is to remain a Walgreens store with A 0 COVER SHEET REVISIONS
current Oregon Department of Transportation project reduced parking(14 stalls)and reduced landscape area A. EXISTING SITE PLAN
through the following: along the street frontages. NO. DATE BY DESCRIPTION
.,..,.,. a� 11,799 s.f of frontage acquisition A.3 PROPOSED SITE PLAN
2,606 s.f of permanent utility easement A.4 SITE PHOTOS
$�
4* 7,142 s.f. of temporary construction easements.
As of result of the above there is a loss of landscape
area and parking count.
PROJECT CONTACTS:
ARCHITECT:
MulvannyG2 Architecture
1110 112th Avenue NE, Suite 500
Bellevue,WA 98004
Contact: Matthew Neish
s Phone: 503.913.7460
CIVIL: 1110112TH AVE NE I SUITE 500
CARDNO BELLEVUE,WA 1 98004
5415 SW Westgate Drive, Suite 100 t4254632000 1 f425463.2002
Portland. OR 97221 DRAWING TITLE
Contact: Ben Williams COVER SHEET
Phone: 503.419.2500
PROJECT#
OWNER 14-0369-01A
Walgreens
106 Wilmot Road DRAWN BY
Deerfield, IL 60015 MDN A.
Contact: Larry Brozek DATE:
Phone: 847.315.3822 2.24.15
LEGEND
2,605 s f. PERMANENT
ACQUISITION
UTILITY EASEMENT
4,704 s.f. TEMPORARY
7,678 s f.ACQUISITION
CONSTRUCTION EASEMENT _ a-_•. �_3 AREA PERMANENT UTILITY
1 - EASEMENT
F7
1 Lf TEMPORARY
M CONSTRUCTION
. - �' e` ''•o EASEMENT
4% :=w / R PARKING TO BE
DISRUPTED
INDICATES PROPOSED
c'_o mer e Lary
•4 � j WORK BY<JURISDICTIO<`
DRIVEWAY TO BE HATCHED AREA
INDICATES PARKING
RECONSTRUCTED AND ® SPACES AFFECTED BY
wl: '�o• '� •}'''`% TEMPORARY EASEMENT
DISRUPTED
n I m xl Nx 5� •j� / ' � /
41
e a / (1)LIGHT POLE TO BE
1 4 j
4 0% ��'. / ,` / RELOCATED
(22)PARKING STALLS TO
ci BE LOST
3ef• -- '�.�' I BIKc lana. i
— 7y
WALGREENS STORE NO.#5780
�� i
1 / _ _ � , 13939 SW PACIFIC HWY
a \•pj 1 TIGARD, OR 97223
LANDSCAPING AND - - i ;Q / (1)LIGHT POLE TO BE N
IRRIGATION TO BE LOST Q 1�}'`; q� - Ee RELOCATED
s4 , Tom ., /
LANDSCAPING AND
IRRIGATION TO BE LOST
*^���* RETAINING WALL TO BF
LOST REVISIONS
2,438 s.f. TEMPORARY
NO. DATE BY DESCRIPTION
CONSTRUCTION EASEMENT (29)WHEEL STOPS TO BE
LOST
•} % / � � ,r
(1),LIGHT POLE TO BE
Q 6 3'415 9'-0'.34'-0' S 5'nLL�•9'O'.t5-0' ci J: /
PROTECTED IN PLACE
4,121 s.f. ACQUISITION AREA
DRIVEWAY TO BE y.
RECONSTRUCTED AND
DISRUPTED 1OL
(1)LIGHT POLE TO BE EOP J8 �g/ �4� d
WALGREENS SIGN
RELOCATED R.e'mew s3oR W/
READER BOARD TO BE
RELOCATED
PED. ACCESS TO BE G 4, A,
Q
DISRUPTED -_ _ E v !T R E 7 1110112THAVE.NE I SUITE500
-------__ � BELLEVUE,WA 1 98004
s t 425 463 2000 1 f 425 463.2002
_
�\ ---------------_ DRAWING TITLE:
\ \ f "--------- - — -,--
/f d EXISTING SITE PLAN
EXISTING PARKING COUNT:
61 STANDARD STALLS(8'6"X19') PROJECT#:
4 HANDICAPPED STALLS (UNCHANGED) 14-0369-01A
65 TOTAL STALLS (4.39 STALLS/1000) DRAWN BY:
MDN A. 1
DATE:
SCALE: 1"= 50'-0" 2.24.15
LEGEND
RECONFIGURED ACCESSIBLEACQUISITION
/ ROUTE F
y j a RECONFIGURED PARKING ___= POTENTIAL CURES
ABUTTING BUILDING
LI SII;#
m
lj�
� a 4_ INDICATES PROPOSED
ri
' WORK BY ODOT
1
EXISTING
WALGREENS
.,
#5780
- \ / 44, /
Y ' �•` � i
/ /.
I At e V F-
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WALGREENS STORE NO #5780
r • ♦ / 13939 SW PACIFIC HWY
r
�. S r Q' RELOCATED
LIGHT POLE TIGARD. OR 97223
94 , TO e!
_ STALLS
13
RELOCATED h"�� y� r/ , % ADDITIONAL SIDEWALK SPACE
LIGHT POLE /' / '' AT ENTRY
/ REVISIONS
I 111 4 yq F NO. DATE BY DESCRIPTION
,IpTN%'b" b Srh.13 s.'-o• -p' ,hr \ t F' /.:'/' / / // �/ ///%• `
6 STALLS 9'-0' V'-O" 5•9-0'
r 1
6 M- b / RELOCATED WALGREENS SIGN
LR✓E x PVTu¢e— _J 9� ql.;...
wb..r-of-ahT.wo ne 1U` — •.
•:.<.•• « . LOPJlMMCNr STS-JOGT%
*MIML4PINURG9 OR
—5 AREA IF_uTOF- ,r /
E STREET- - ♦ s ►.
1110 112TH AVE NE I SUITE 500
BELLEVUE,WA 198004
`-------_—__— // ♦ __ __
1425 463 2000 1 1425 463 2002
\ f 65 EXISTING PARKING STALLS DRAWING TITLE:
PROPOSED SITE PLAN
PROPOSED PARKING COUNT.
47 STANDARD STALLS (8'6"X19') PROJECT#:
4 HANDICAPPED STALLS (UNCHANGED) 14-0369-01A
51 TOTAL STALLS (3.45 STALLS/1000) DRAWN BY:
MDN p
DATE: A.2
SCALE: 1"= 50'-0" 2.24.15
MIT
w�v
WALGREENS STORE NO. #5780
13939 SW PACIFIC HWY
TIGARD. OR 97223
EXHIBIT A2.1 -PHOTO ALONG GAARDE STREET LOOKING EAST EXHIBIT A2.2-PHOTO ALONG GAARDE STREET LOOKING WEST
l / _
-�' REVISIONS
NO. DATE BY DESCRIPTION
}y
1110112THAVE NE SUITE 500
T... _,}., r 2• BELLEVUE.WA 1 98004
t 425 463.2000 1 f 425 463 2002
DRAWING TITLE:
EXHIBIT A2.3- PHOTO ALONG SW PACIFIC HWY LOOKING NORTH EXHIBIT A2.4-PHOTO ALONG SW PACIFIC HWY LOOKING SOUTH SITE PHOTOS
PROJECT#:
14-0369-01A
DRAWN BY
MDN A. 3
DATE:
2.24.15
ADDITIONAL
DOCUMENTS
NOTICE OF TYPE II DECISION
SITE DEVELOPMENT REVIEW (SDR) 1999-00009 CITY OFTIGARD
Community oetvropment
WALGREENS PHARMACY Shapin9A(Better Community
120 DAYS = 10/19/99
SECTION I. APPLICATION SUMMARY
CASE: WALGREENS PHARMACY
Site Development Review SDR 1999-00009
PROPOSAL: Site Development Review approval to place a Walgreens Pharmacy with
drive-through service on an existing commercial site.
APPLICANT: Village Properties
562 Mission Street, Suite 201
San Francisco, CA 94105
OWNER BC Real Estate Investments, Inc. OWNER: Harry and Judith Jeffery
TL 1000: 29757 SW Boones Ferry Rd. TL 1100: 12985 SW Ascension
Wilsonville, OR 97070 Tigard, OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: General Commercial; C-G.
ZONING
DESIGNATION: General Commercial: C-G.
LOCATION: The site is located on SW Pacific Highway, at the northwest corner of its
intersection with SW Gaarde Street. The site consists of two parcels and is
currently developed with a Boston Market restaurant and a multi-tenant
building most recently occupied by a Florist and Christian Supply store.
The site is described as Tax Lots 1000 and 1100 on WCTM 2S103DD.
APPLICABLE Community Development Code Chapters 18.360 (Site Development
REVIEW Review), 18.390 (Decision Making Procedures), 18.520 (Commercial
CRITERIA: Zoning Districts), 18.705 (Access, Egress and Circulation), 18.730
(Exceptions to Development Standards), 18.745 (Landscaping and
Screening), 18.755 (Mixed Solid Waste and Recyclable Storage), 18.765
(Off-Street Parking), 18.780 (Signs), 18.790 (Tree Removal), 18.795
(Visual Clearance Areas) and 18.810 (Street and Utility Improvement
Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions of approval.
The findings and conclusions on which the decision is based are noted in Section IV.
WALGREENS PHARMACY PDGF 'OF 7'
SDR 19994)0009
CONDITIONS OF APPROVAL
ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
(Unless otherwise specified, the Staff contact is
Brian Rager with the Engineering Department at 503-639-4171.)
1. Prior to issuance of Site and/or Building Permits, the ap licant shall submit the following
for review and approval by the Planning Division: a� revised site plan, b) revised
landscaping plan, and c) any other documentation necessary to demonstrate compliance
with conditions of approval 2 through 4. This submittal shall be separate from, and in
addition to any required submittal to the Engineering Department or Building Division.
The submittal shall be found to satisfy the Planing Division's conditions of approval prior
to release of any permits. Staff Contact: Mark J. Roberts, Associate Planner (639-4171).
2. The applicant shall submit a revised landscape plan for review and approval. The
revised plan shall include a detailedpplanting plan (existingand proposed shrubs and
trees) that demonstrates that headligF�t glare from the pick up aisle will be effectivelyy
screened from neighboring residential properties. The revised plan shall also include 2
additional parking rot trees adjacent to the east of the building. A trash enclosure detail
shall be included that demonstrates compliance with the trash enclosure screening
standards. The plan shall also finalize the selection of street tree species and
demonstrate compliance with the street tree spacingstandards of Chapter 18.745. Staff
Contact: Mark J. Roberts, Associate Planner (639-4171).
3. The applicant shall clarify whether the existing trash enclosure is to remain. If it is to be
replaced, a revised site plan shall be submitted indicating the location of the proposed
enclosure. The revised site plan shall indicate the proposed location of the new trash
enclosure with detailed sizing and design information for review and approval. The plan
shall demonstrate compliance with all the applicable standards of Chapter 18.755. For
the enclosure sizing assessment, the applicant may demonstrate compliance with any
one of the four methods under 18.755.040.A. The applicant shall also submit plans for
any new or expanded enclosure to the Franchise Hauler for review and submit a copy of
the Hauler's approval letter to the City. Staff Contact: Mark J. Roberts, Associate
Planner (639-4171).
4. The applicant shall submit evidence that truck traffic using the loading area will not
generate a noise nuisance as defined under TMC 7.40.130 —7.410.170. Alternately, the
applicant shall revise the site plan to include a sound wall to the west of the loading
docks. Staff Contact: Mark J. Roberts, Associate Planner (639-4171).
5. The applicant shall provide an easement and driveway stub to the north property line for
future connection to the neighboring commercial property. Alternately, if such a future
connection is precluded, the applicant shall submit evidence to the Planning Division
demonstrating that the connection is not feasible. . Staff Contact: Mark J. Roberts,
Associate Planner (639-4171).
6. The applicant shall submit a bicycle-parking detail for review and approval. The detail
shall indicate that all bicycle parking is provided in conformance with the design
standards under 18.765.050. Staff Contact: Mark J. Roberts, Associate Planner (639-
4171).
7. Prior to issuance of a site and/or building permit, the applicant shall pay an addressing fee
in the amount of$30.
8. The proposed construction plan shall indicate that no permanent structures or
improvements, except the proposed walkway, will be located in the future d7ht-of-way of
SW Gaarde Street. The future right-of-way shall be considered to extend 46 eet from the
centerline.
WALGREENS PHARMACY PAGE 2 OF 21
SOR 1999-00009
9. A Street Opening Permit will be required for this project to cover the proposed alteration to
the SW Gaarde Street driveway. The applicant will need to submit five (5) copies of a
proposed public improvement plan for review and approval. NOTE: these plans are in
addition to any drawings required by the Building Division and should only include
information relevant to the public improvements. This permit shall be obtained by the
applicant prior to issuance ofthesite and/or building permit.
10. As apart of the public improvement plan submittal, the Engineering Department shall be
provided with the exact legal name, address and telephone number of the individual or
corporate entity who will be responsible for executing the compliance agreement (if one is
required) and providing the financial assurance for the public improvements. For example,
specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state
within which the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering Department will delay
processing of project documents.
11. Prior to issuance of the site and/or building permit, the applicant shall demonstrate that, if
ODOT requires reconstruction of the bike lane and right turn lane adjacent to the site
frontage on SW Pacific Highway, they have obtained the necessary plan approval and
permit. A copy of the ODOT permit, or a letter from ODOT indicating that no improvements
are to be required, shall be submitted to the City.
12. Prior to issuance of the site and/or building permit, the applicant shall coordinate with the
City Engineer with regard to the street trees along SW Gaarde Street. The City will want to
make sure the proposed trees do not conflict with the future widening of the roadway.
13. The applicant's on-site storm drainageplan shall be modified to show that a high flow
bi-pass line will be constructed to divert the higher, winter flows around the existing swale
and directly into the public storm drainage line that flows to the west of this site.
14. The applicant's on-site storm drainage plan shall show that the existing swale will be
cleaned up and replanted with native vegetation in accordance with USA's Vegetation
Suggestions for Water Quality Facilities.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL
BUILDING INSPECTION BEING PERFORMED:
15. Prior to final building inspection, the applicant shall complete the work in the public
right-of-way of SW Gaarde Street, including installation of the street trees.
16. Prior to final building inspection, the applicant shall demonstrate that they have obtained
final inspection approval from ODOT with respect to any work in the SW Pacific Highway
right-of-way.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE
EFFECTIVE DATE OF THIS DECISION.
SECTION III, BACKGROUND INFORMATION
Site History:
The site is comprised of two tax lots. Tax Lot 1000 is currently developed with a Boston Market
restaurant that is no longer in use. Development of this site was approved in 1994 (SDR 94-
0025). Tax Lot 1100 is currently developed with a multi-tenant retail building that stands at the
corner of SW Pacific Highway and SW Gaarde Street. A Christian Marketplace store and a
flower shop occupied the building.
Vicinity Information:
The site is located at the northwest corner of SW Pacific Highway and SW Gaarde Street. The
subject properties are zoned General Commercial as are surrounding properties with frontage
on Pacific Highway. To the west of the site is an area of single-family residential properties,
zoned R-7.
WALGREENS PHARMACY PAGE 3 OF 21
SDR 19994)0009
,5itQ Information n Iri i n:
The site is currenty. developed with two commercial buildings and associated parking and
landscape areas. The applicant proposes to remove both existing buildings and construct a
15,120 square foot retail pharmacy with a pick-up window facility. The applicant proposes to
retain the existing access configuration on-site, which includes a right-in, right-out access onto
Pacific Highway and a full access driveway on SW Gaarde Street. The applicant has submitted
documentation from a Traffic Engineer indicating that the proposed Walgreens will generate
less traffic than the existing restaurant and retail uses on the site.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
Site Development Review - Chapter 18.360:
Section 18.360.030.A provides that Site Development Review for a new development or
major modification of an approved plan or existing development shall be processed by
means of a Type II procedure, as governed by Section 18.390.040, using approval criteria
contained in Section 18.360.090.
In compliance with Section 18.390.040, a pre-application conference was held on February 25,
1999. An application for Site Development Review was submitted and subsequently deemed
complete on June 22, 1999. Notice of pending Type II Administrative Decision was given as
required by Section 18-390.040.C. The relevant approval criteria are addressed below with
respect to the factual information provided by the applicant and are the basis for this Director's
decision.
Compliance with all of the applicable requirements of this Title including Chapter 18.810,
Street and Utility Standards;
The applicable review criteria in this case include the following chapters of the Community
Development Code: 18.360, Site Development Review; 18.390, Decision Making Procedures;
18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.725,
Environmental Performance Standards; 18.730, Exceptions to Development Standards; 18.745,
Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-
Street Parking; 18.780, Signs; 18.795, Visual Clearance Areas; and 18.810, Street and Utility
Improvement Standards. The development standards and requirements of these chapters are
addressed below, followed by the specific Site Development Review Criteria.
The proposal contains no elements related to the provisions of the following Chapters: 18.370,
Variances and Adjustments; 18.400, Land Division; 18.600, Community Plan Area Standards;
18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design
Compatibility Standards; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750,
Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive
Lands; 18.785, Temporary Uses; 18.790, Tree Removal; 18.797, Water Resources Overlay
District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found
to be inapplicable as approval standards.
Impact Study:
Section 18.390.040.B.2.e states that the applicant shall provide an impact study to
quantify the effect of development on public facilities and services. For each public
facility system and type of impact, the study shall propose improvements necessary to
meet City standards, and to minimize the impact of the development on the public at
large, public facilities systems, and affected private property users.
In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with a requirement for
public right-of-way dedication, or provide evidence that supports that the real property
dedication is not roughly proportional to the projected impacts of the development.
The proposed Walgreens site is already developed and has full access to all city services and
to improved public streets. The applicant's narrative states that sewer, water and storm water
facilities are adequate to meet the needs of the proposed expansion. As noted above, the site
has frontage on two public streets: Pacific Highway is an arterial according to the City's
Comprehensive Plan Transportation Map and is controlled by ODOT, SW Gaarde Street is a
Major Collector under the City's jurisdiction. As noted later in this decision, future widening of
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SW Gaarde Street is anticipated. However, because theproposea development will result in a
net decrease in traffic generated by the site, a requirement to dedicate additional right-of-way or
construct street improvements would not be roughlproportional to the impact of the
development. Therefore, the City will only require tLt permanent improvements are not
constructed within the future right-of-way.
General Commercial Zoning District:
Section 18.520.020.0 states that 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.
Permitted Uses:
Table 18.520.1. lists permitted, restricted, conditional and not-permitted uses in the
commercial zoning districts.
The applicant is proposing to remove two existing commercial buildings and replace them with a
retail pharmacy and associated on-site improvements. A retail use is permitted In the C-G
zone.
Dimensional Requirements:
The C-G Zoning District standards are contained in Table 18.520.2.
STANDARD C-G PROPOSED
Minimum Lot Size None 86,518 sq. ft.
Minimum Lot Width 50 ft Approx. 200 ft.
Minimum Setbacks
Front yard 0 ft[6) N/A
Side facing street on corner& _
through lots [1]
Side yard
Side of rear yard abutting more 0/20 ft [3) N/A
restrictive zoning district -
Rear yard
Distance between front of 0/20 ft[3] N/A
Garage & property line abutting _
a public or private street
Maximum Height 45 ft 25ft.
Maximum Site Coverage [2] 85% 79%
Minimum Landscape Requirement 15% 21%
[1] The provisions of Chapter 18.795 (Vision Clearance) must be satisfied.
[2) Includes all buildings and impervious surfaces.
[3) No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district.
[4] See Section 18.520.05013 for site and building design standards.
[5) No front yard setback shall be required, except a 20-foot front yard setback shall apply within 50 feet of a
residential district.
[6) There shall be no minimum front yard setback requirement, however, conditions in Chapters 18.745 and 18.795
must be met.
[7] There are no setback requirements, except 30 feet where a commercial use within a district abuts a residential
zoning district.
[8] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not
exceed 40 feet.
[9] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district, such
setbacks shall not be less than 35 feet.
[10]Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening
requirements set forth in Chapter 18.745 shall be met for existing and new development.
[11]Lot coverage includes all buildings and impervious surfaces.
The table above compares the applicant's proposal with the minimum dimensional standards of
the C-G zone. The rear yard setback applies because the site abuts residential zoning on this
side.
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FINDING. Based on the above information, the applicant's proposal meets or exceeds the
dimensional standards of the C-G zoning district.
Access Egressnd Circulation — Chapter 18.7
18.705.020.A. states that 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.
Section 18.7O5.O30.F. states that pedestrian walkways shall comply with the following
standards:
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 indicates that walkways will be provided to connect the ground floor
entrance of the proposed building to the public sidewalks on SW Gaarde Street and SW Pacific
Highway.
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;
The proposal is a commercial development, therefore, this standard does not apply.
Wherever required walkways cross vehicle access driveways or parking lots, such
crossings shall be designed and located for pedestrian safety. Required walkways shall
be physically separated from motor vehicle traffic and parking by either a minimum 6-
inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that
pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if
appropriate landscaping, pavement markings, or contrasting Pavement materials are
used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs
and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall
be in compliance with ADA standards;
The site plan indicates that both walkways cross the parking area. The proposed walkways are
approximately 5 feet in width at the narrowest point. The portion of the south walkway that
crosses theParking area is striped as required by this section. The east walkway, which
connects to Pacific Hi hway, is not striped according to the site plan. The east walkway
crosses the traffic aisle or a distance of approximately 30 feet. The south walkway crosses two
traffic aisles, each of which is 25 feet wide. The walkway runs between end-to-end parking
stalls, forming a 36-foot long refuge between the two aisle crossings. Walkway design will be
further evaluated for compliance with ADA standards at the time of site and building permits.
Required walkways shall be paved with hard surfaced materials such as concrete,
asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as
needed for safety purposes. Soft-surfaced public use pathways may be provided only if
such pathways are provided in addition to required pathways.
The site plan indicates that all walkways will be surfaced in a hard surface material. Portions of
walkways that are separate from the paved parking area are to be surfaced in concrete paving.
Safety issues, including lighting and signage, are addressed later in this decision.
Section 18.705.030.1.1 states that vehicle access, egress and circulation for commercial
and industrial use shall not be less than as provided in Table 18.705.3;
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TABLE 18.705.3
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
COMMERCIAL AND INDUSTRIAL USES
REQUIRED PARKING MINIMUM NUMBER OF MINIMUM ACCESS MINIMUM PAVEMENT
SPACES DRIVEWAYS REQUIRED WIDTH
0-99 1 30' 24' curbs required
100+ 2 30' 24' curbs required
or
1 50' 40' curbs required
The applicant's materials indicate that a total of 76 parking spaces will be provided. According
to the table above, one 30-foot access with 24 feet paved is required for a development of this
size. The site plan indicates that the two existing accesses will be retained — a right-in, right-out
access exists on Pacific Highway and a full access driveway exists on the Gaarde Street
frontage. Both accesses meet or exceed the above access width standards.
Vehicular access shall be provided to commercial or industrial uses, and shall be located
to within 50 feet of the primary ground floor entrances;
The primary entrance is at the southeast corner of the proposed building, oriented toward the
Pacific Highwayy frontage. The site plan indicates that vehicle access is provided to within
approximately 15 feet of the primary ground floor entrance.
Additional requirements for truck traffic may be placed as conditions of site development
review.
Adequacy of truck loading areas and the potential for noise generation is addressed elsewhere
in this decision. No additional truck traffic requirements are appropriate since the proposed
retail land use is not expected to generate a significant volume of truck traffic.
Section 18.705.030.K.2. states that to eliminate the need to use public streets for
movements between commercial or industrial properties, parking areas shall be
designed to connect with parking areas on adjacent properties unless not feasible. The
Director shall require access easements between properties where necessary to provide
parking area connections.
The site abuts commercial property to the north only. No existing connection is in place,
however, the proposed site layout which includes only a narrow landscaped strip along the
property line, does not appear to preclude a future connection. In order to comply fully with this
standard, the applicant should provide an access easement and a driveway stub to the north
property line.
FINDING: Based on the above analysis, Staff finds that the proposed development satisfies,
or can satisfy, all of the applicable development standards of Chapter 18.705,
Access, Egress and Circulation.
CONDITION:The applicant shall provide an easement and driveway stub to the north property
line for future connection to the neighboring commercial property. Alternately, if
such a future connection is precluded, the applicant shall submit evidence to the
Planning Division demonstrating that the connection is not feasible.
Environmental Performance Standards — Chapter 18.725
Section 18.725.030.A states that for the purposes of noise regulation, the provisions of
Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply.
This section of the Municipal Code defines a single-family residential use as "noise sensitive".
The applicant has adequately addressed the potential for noise generated by the pick up
window but has not addressed the potential for noise generated by idling trucks and loading
activities to the west of the building. This portion of the site directly abuts several single-family
residential lots.
CONDITION:Theapplicant shall submit evidence that truck traffic using the loading area will not
generte a noise nuisance as defined under TMC 7.40.130 —7.410.170.
Alternately, the applicant shall revise the site plan to include a sound wall to the
west of the loading docks.
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Exceptions to Development Standards — Chapter 18.730;
Section 18.730.040.A. provides for additional setback from specified roadways. To
ensure improved light, air, and sight distance and toprotect the public health, safety,
and welfare, structures in any zoning district which abut certain arterial and collector
streets shall be set back a minimum distance from the centerline of the street. Where the
street is not improved, the measurement shall be made at right angles from the
centerline or general extension of the street right-of-way as follows:
Collector Streets:
The required setback distance for buildings on the following collector streets is the
setback distance required by the zoningdistrict plus 30 feet measured from the
centerline of the street as contained in Tabe 18.730.1.
According to the City's Comprehensive Plan Transportation Map, SW Pacific Higghway is an
arterial and SW Gaarde Street is a Major Collector. Since, as noted earlier, the C-G zone does
not require property line setbacks along the project's street frontages, the additional right-of-way
setback is the total building setback required. The required setbacks are 50 feet from the
centerline of the Pacific Highway right-of-way and 30 feet from the centerline of the Gaarde
Street right-of-way. The site plan indicates that the proposed structure will exceed the required
setbacks by a significant margin. Therefore, the applicable approval standards of Chapter
18.730 are satisfied.
Landscaping and Screening — Chapter 18,745:
Section 18.745.020.A. states that the provisions of this chapter shall apply to all
development including the construction of new structures, remodeling of existing
structures where the landscaping is nonconforming (Section 18.760.040.C.), and to a
change of use which results in the need for increased on-site parking or loading
requirements or which changes the access requirements. The following are the
development standards that are applicable to this proposal:
Street Trees:
Section 18.745.040.A.1. states that all developmentprojects fronting on a public street,
private street or a private driveway more than 100 feet in length approved after the
adoption of this title shall be required to plant street trees in accordance with the
standards in Section 18.745.040.C.
The project has frontage on SW Pacific Highway and SW Gaarde Street. Both frontages are
longer than 100 feet. The landscape plan indicates that the applicant proposes to install street
trees along both public streets to fulfil this requirement.
Section 18.745.040.C.2. states that the specific spacing of street trees by size of tree
shall be as follows:
• Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching
at maturity shall be spaced no greater than 20 feet apart;
• Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity
shall be spaced no greater than 30 feet apart;
• Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be
spaced no greater than 40 feet apart;
The applicant's landscape plan indicates that 15 Shademaster Honey Locusts (Gleditsia
triacanthos) are proposed as street trees. According to the Western Garden Book (Sunset
Publishing Corp. 1991), this deciduous tree grows to 35-70 feet with spreading, arching
branches. Staff has determined that this tree best fits the "large" tree category and so the
proposed 30-foot spacing meets the above standard. Since certain Honey Locusts are not
suitable for planting in close proximity to paving, the applicant should coordinate with the City
arborist regarding the specific tree selected prior to finalizing the landscape plan.
Buffering and Screening:
Section 18.745.050.A.2. states that 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 screenin .
When different uses would be abutting one another except for separation by a right-ol-
way, buffering, but not screening, shall be required as specified in the matrix;
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The subject property is zoned C-G. Surrounding property is zoned C-G except to the west,
where abutting properties are zoned R-7. Buffering and screening is required only where
commercial development is proposed adjacent to existing residential land uses. The buffering
matrices require Level "D" buffering and screening, which consists of a 10-20 foot landscaped
buffer. The width of the buffer depends on the type of screening selected. The applicant's
materials note that the existing landscape strip and biofiltration swale along the west property
line will be retained and enhanced with additional plantings. A 6 to 8-foot wooden fence along
the property line will also be retained. Staff concurs with the applicant's statement that the
proposal meets the buffering and screening standards but recommends the applicant
coordinate with the Engineering Department in developing an approved planting plan for areas
within or adjacent to the biofiltration swale (see discussion under Street and Utility Improvement
Standards).
Section 18.745.050.E.1.a. states that screening of parking and loading areas is required.
The specifications for this screening are as follows:
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;
Landscape planters may be used to define or screen the appearance of off-street
parking areas from the public right-of-way;
• Materials to be installed should achieve a balance between low lying and vertical
shrubbery and trees;
• Trees shall be planted in landscaped islands in all parking areas, and shall be equally
distributed and on the basis of one tree for each seven parking spaces in order to
provide a canopy effect; and
The minimum dimension of the landscape islands shall be three feet and the
landscaping shall be protected from vehicular damage by some form of wheel guard
or curb.
The applicant's landscape plan indicates that shrubs and trees will be placed around the entire
perimeter of the parking area. The landscape plan indicates that the perimeter area is to be
P= with trees and a combination of different sized shrubs. The landscape areas will be
separated from parking stalls with a curb. The applicant relies on existing landscaping in the
20-foot wide buffer area to the west of the site. Staff is concerned about the potential for
headlight gglare from cars using the pick up window. Residential properties to the west would be
impacted by any such glare. The applicant should provide an existing and proposed landscape
plan for the area that specifically addresses screening of headlight glare.
Parking lot trees are to be provided on the basis of one for every seven parking spaces. The
applicant proposes to add 76 new parking spaces with this development. This translates to 11
required parking lot trees (76 _ 7 = 10.9). The landscape plan proposes 10 parking lot trees in
landscape islands and adjacent to parking stalls. However, the plan shows no trees adjacent to
the parking stalls immediately east of the building. Staff has determined that 2 additional trees
should be provided in this area to meet the "equal distribution" and "canopy effect" standards of
this section.
Section 18.745.050.E.4. states that any refuse container or refuse collection area which
would be visible from a public street, parking lot, residential or commercial area, or any
public facility such as a school or park shall be screened or enclosed from view by
placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be
contained within the screened area.
The applicant's site plan indicates that a trash/recycling enclosure will be provided in the
northwest corner of the site. It is unclear whether the existing 6-foot masonry trash enclosure is
to be retained and no detail is provided with respect to the construction materials of any new
enclosure. The size of the enclosure is addressed later in this decision.
FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745,
Landscaping and Screening are not fully satisfied. However, based on the
concept landscape plan, S{aff believes these standards can be met through
compliance with the following condition of approval.
WALGREENS PHARMACY PAGE 9 OF 21
SDR 1999-00009
CONDITION:The applicant shall submit a revised landscape plan for review and approval. The
revised plan shall include a detailed planting plan (existing and proposed shrubs
and trees) that demonstrates that headlight glare from the pick up aisle will be
effective) screened from neighboring residential properties. The revised plan
shall also p
include 2 additional parking lot trees adjacent to the east of the building.
A trash enclosure detail shall be included that demonstrates compliance with the
trash enclosure screening standards. The plan shall also finalize the selection of
street tree species and demonstrate compliance with the street tree spacing
standards of Chapter 18.745.
Mixed Solid Waste and Recyclable Storage - Chapter 18.755:
Section 18.755.010.B. states that the mixed solid waste and source separated recyclable
storage standards shall apply to new multi-unit residential buildings containing five or
more units and non-residential construction that are sub'ect to full site plan or design
review; and are located within urban zones that allow, ou�right or by condition, for such
uses.
Section 18.755.010.C.5.b. states that non-residential buildings shallrovide a minimum
storage area of 10 square feet/1,000 square feet gross floor area (GFA)for retail uses.
The applicant's site plan indicates that an existing waste enclosure is located in the northwest
corner of the site. The enclosure is approximately 560 square feet in size. However, it is
unclear whether the applicant intends to retain this enclosure or replace it. As noted earlier, the
floor area of the proposed building is approximately 15,120 square feet. This translates to a
151 square foot enclosure (15.1 x 10 = 151). Based on this calculation, the existing enclosure
would be more than adequate in size.
Section 18.755.050.B. provides the following location standards:
FINDING: Based on the above analysis, Staff finds that the standards of Chapter 18.755,
Mixed Solid Waste and Recyclable Storage are met if the existing trash enclosure
is to be retained.
CONDITION:The applicant shall clarify whether the existing trash enclosure is to remain. If it is
to be replaced, a revised site plan shall be submitted indicating the location of the
proposed enclosure. The revised site plan shall indicate the proposed location of
the new trash enclosure with detailed sizing and design information for review and
approval. The plan shall demonstrate compliance with all the applicable
standards of Chapter 18.755. For the enclosure sizing assessment, the applicant
mayy demonstrate compliance with any one of the four methods under
18.755.040.A. The applicant shall also submit plans for any new or expanded
enclosure to the Franchise Hauler for review and submit a copy of the Hauler's
approval letter to the City.
Off-Street Parking - Chapter 18.765:
Section 18.765.030.B. states that the location of off-street parking will be as follows:
Off-street parking spaces for single-family and duplex dwellings and single-family
attached dwellings shall be located on the same lot with the dwelling(s);
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:
The site plan indicates that the furthest proposed parking stalls are located within 200 feet of
the principal entrance of the building.
Section 18.765.030.G. states that all Parking areas shall be provided with the required
number of parking spaces for disabled persons as specified by the State of Oregon
Uniform Building Code and federal standards. Such parking spaces shall be sized,
signed and marked as required by these regulations.
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According to the applicant's site plan, a total of 68 parking spaces will be provided. State
standards for parking lots with 51-75 spaces require 3 ADA accessible spaces. At least one of
every 8, but not less than 1 ADA accessible space must be sized and designated "van
accessible". The site plan indicates that a total of 3 accessible spaces are proposed, two of
which are appropriately sized for van-accessible parking. Final compliance with ADA
regulations regarding parking will be reviewed through the Building Permit process.
Section 18.765.040.J. states that 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 landscappe
material that does not exceed the height of the wheel stop. This area cannot be
calculated to meet landscaping or sidewalk requirements.
The site plan indicates that perimeter curbs are proposed where parking spaces are adjacent to
landscape areas or walkways.
Section 18.765.040.D.1 states that 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.
Table 18.765.1 does not specify a stackinglane length for this particular type of use. Staff feels
that the standard for a drive-thoughbank 150 feet) is the most applicable since the distribution
of visitors is likely to be more similar to a bank as opposed to a restaurant or drive-throw h
theater. These types of uses have a larger stacking lane requirement since they arelikely o
have heavy concentrations of visitors at certain peak times. The applicant's site plan indicates
that a 150-foot stacking lane will be provided.
Section 18.765.040.D.3 states that stacking lanes must be designed so that they do not
interfere with parking and vehicle, pedestrian and bicycle circulation.
The applicant's site plan indicates that the stacking lane does not interfere with parking and
circulation.
Section 18.765.040.N.1. states that, except as modified for angled parking in Figures
18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows:
8.5' x 18.5' for a standard space;
7.5' x 16.5' for a compact space; and
As required by applicable State of Oregon and federal standards for designated
disabled person parking spaces;
The width of each parking space includes a stripe, which separates each space.
The applicant's site plan indicates that all non-ADA parking spaces are sized approximately
19 x 9 feet and conform to this standard. Accessible and van-accessible spaces are discussed
elsewhere in this decision and will be further reviewed for compliance at the time of building
permit.
Section 18.765.040.N.2 states that aisles accommodating two-direction traffic, or allowing
access from both ends, shall be 24 feet in width.
The site plan indicates that all parking lot aisles are at least 24 feet wide.
Section 18.765.050.A. states, with regard to the location and access to bicycle parking:
Bicycle parking areas shall be provided at locations within 50 feet of primary entrances
to structures;
The site plan indicates that a bicycle parking area will be provided. The bicycle rack is provided
within approximately 25 feet from the primary entrance to the proposed building.
Bicycle parking areas shall not be located within parking aisles, landscape areas or
pedestrian ways;
According to the site plan, the proposed bicycle parking area is located adjacent to, but not
obstructing a pedestrian walkway.
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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
locate the parking area;
The site plan indicates that the proposed bicycle parking areas is visible from the proposed
building.
Bicycle parking may be located inside a building on a floor which has an outdoor
entrance open for use and floor location which does not require the bicyclist to use
stairs to gain access to the space. Exceptions may be made to the latter requirement for
parking on upper stories within a multi-story residential building.
The site plan indicates outdoor bicycle parking areas only. Therefore, this standard does not
apply.
Section 18.765.050.B. states, with regard to covered parking spaces, when possible,
bicycle parking facilities should be provided under cover.
The site plan does not indicate whether the proposed bicycle parking facilities will be covered.
Section 18.765.050.C. states that the following design requirements apply to the
installation of bicycle racks:
The racks required for required bicycle parking spaces shall ensure that bicycles may
be securely locked to them without undue inconvenience. Provision of bicycle
lockers for long-term (employee) parking is encouraged but not required;
Bicycle racks must be securely anchored to the ground, wall or other structure;
Bicycle parking spaces shall be at least 2-1/2 feet by six feet long, and, when covered,
with a vertical clearance of seven feet. An access aisle of at least five feet wide shall
be provided and maintained beside or between each row of bicycle parking;
Each required bicycle parking space must be accessible without moving another
bicycle;
Required bicycle parking spaces may not be rented or leased except where required
motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking
are exempt from this requirement;
Areas set aside for required bicycle parking must be clearly reserved for bicycle
parking only.
The applicant has not provided a design detail for the proposed bicycle parking facility.
Section 18.765.050.D.states that outdoor bicycle parking facilities shall be surfaced with
a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface
must be designed to remain well drained.
The site plan indicates that the proposed surface material is concrete paving.
Section 18.765.050.E. states that 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 ad''ustment 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.
Table 18.765.2 states that a retail use must provide 0.3 bicycle parking spaces for every 1,000
square feet of floor area. The proposed building will be 15,120 square feet, which translates to
a total bicycle-parking requirement of five spaces (15.12 x 0.3 = 4.5 . The applicant's site plan
does not indicates how many bicycle-parking spaces will be provided.
Section 18.765.070.H. states that the minimum and maximum off-street parking
requirements are contained in Table 18.765.2.
WALGREENS PHARMACY PAGE 12 OF 21
SDR 199940009
The proposed Walgreens will be 15,120 square feet in size. lable 18.765.2 requires 3.7
parking spaces per 1,000 square feet for a retail use. Therefore, the development is required to
provide a total of 56 parking spaces (15.12 x 3.7 = 55.9). The applicant's site plan indicates
that a total of 68 parking spaces will be provided.
Table 18.765.2 also includes maximum parking requirements based on Metro's Zone "A" and
Zone "B" parking standards. The subject property is within Zone "A", which is the more
restrictive zone and allows up to 5.1 parking spaces per 1,000 square feet. This results in a
maximum parking allowance of 78 spaces. The proposal is, therefore, within the maximum
allowed.
Section 18.765.080.A states that 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. A minimum
of one loading space is required for buildings with 10,000 gross square feet or more.
The proposed building is over 10,000 square feet. The applicant's site plan indicates provision
of a loading area to the west of the building.
Section 18.765.080.13 states that each loading berth shall be approved by the City
Engineer as to design and location and that each loading space shall have sufficient area
for turning and maneuvering of vehicles on the site. At a minimum, the maneuvering
length shall not be less than twice the overall length of the longest vehicle using the
facility site. Entrances and exits for the loading areas shall be provided at locations
approved by the City Engineer in accordance with Chapter 18.710;
The siteplan indicates that one-way circulation on site is available for trucks. Maneuvering
space is, therefore, not required.
Section 18.765.080.B.4. states that screening for off-street loading facilities is required
and shall be the same as screening for parking lots in accordance with Chapter 18.745
The entire perimeter of the site is provided with landscaping and screening in accordance with
Chapter 18.745. The loading area is, therefore, screened along with the on-site parking.
FINDING: Based on the analysis above, Staff finds that the applicable standards of Chapter
18.765, Off-Street Parking and Loading are either met outright or will be satisfied
through compliance with the conditions of approval.
CONDITION:The applicant shall submit a bicycle-parking detail for review and approval. The
detail shall indicate that all bicycle parking is provided in conformance with the
design standards under 18.765.050.
Visual Clearance Areas — Chapter 18.795:
Section 18.795.020.A. states that the provisions of this chapter shall apply to all
development including the construction of new structures, the remodeling of existing
structures and to a change of use which increases the on-site parking or loading
requirements or which changes the access requirements.
Section 18.795.030.B. states that 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.
Staff has determined from the applicant's site plan, that the clear vision area associated with
both the SW Gaarde Street access and SW Pacific Highway access comply with this standard.
FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.795,
Visual Clearance Areas have been met outright.
WALGREENS PHARMACY PAGE 13 OF 21
SDR 1998-00009
Street and Utility Improvement Standards — Chapter 18.810:
TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
TDC 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.
This site lies adjacent to SW Pacific Highway and SW Gaarde Street.
Pacific Highway
SW Pacific Highway is classified as an arterial street and is under the jurisdiction of ODOT. At
present the roadway is improved and there is a right-in, right-out driveway which presently
serves the site (installed as a part of the Boston Market development). ODOT traffic staff
submitted comments to the City regarding this application. ODOT did not recommend that a
traffic study be conducted for this project, as the applicant's traffic engineer, Kittelson &
Associates, was able to show that the trip generation for a Walgreens Pharmacy is less than
what was generated by the Boston Market and the other businesses. City Statt concurs with
that finding.
ODOT wili require the applicant to reconstruct the existing bike lane and right-turn lane along
the site frontage to meet current ODOT standards. The applicant has already been made
aware of this requirement by ODOT in a letter, dated April 1, 1999 from Martin Jensvold, Senior
Transportation Analyst, ODOT Region 1. The applicant will likely need to dedicate additional
right-of-way (ROW) to ODOT in order to complete these improvements. The applicant will need
to demonstrate to the City that any such ROW has been dedicated prior to issuance of the site
and/or building permit.
SW Gaarde Street
SW Gaarde Street is classified as a major collector street on the City of Tigard Transportation
Plan Map. This roadway classification typically requires a ngght-of-way (ROW) width of up to 80
feet. At present, there is approximately 30 feet of ROW north of the centerline, but wider at the
Pacific Highwayy intersection. Current volumes and expected growth in traffic will require
Gaarde Street to be widened to have 5 travel lanes, with bike lanes along this frontage near
Pacific Highway. In order to construct a future 5-lane section, a ROW width of 46 feet from the
centerline will be needed. Since the applicant's project will not create an additional impact on
the transportation system, the City can not require the applicant to dedicate additional ROW at
this time. However, the applicant will be required to set aside a reserve area on the site for the
future ROW. In this reserve area, no permanent structures or improvements shall be
constructed. Staff reviewed the proposed site plan and it appears the proposed parking will be
outside of the ROW reserve area.
SW Gaarde Street is currently improved with curb and sidewalks. The applicant is not required
to widen the street further because their protect will not increase the traffic on the roadway
system from what was on the site before. The will
for public street requires that street
trees be installed. The applicant's plan indicates that they intend to install street trees as a part
of this project. Since SW Gaarde Street will be widened in the future, Staff recommends the
applicant plant the trees in a location where they will not conflict with the future widening of the
roadway. Prior to construction, the applicant shall coordinate with the City Engineer as to the
placement of the proposed street trees.
The proposed plan seems to indicate that the existing driveway on SW Gaarde Street will be
slightly modified. Any adjustments to this driveway, or any other proposed work in the public
ROW, will require a Street Opening Permit.
Water
Water service to this site is provided from the City's public system. The applicant is proposing
to utilize the existing meter to this site from the Pacific Highway frontage.
Sanitary Sewer
There is an existing private sewer lateral at the northwest corner of the site that will be used to
serve the proposed building. No additional public sanitary work is proposed.
WALGREENS PHARMACY PAGE 14 OF 21
SDR 1999-00009
Storm Drainage
The topography of this site falls to the northwest. There are two existing on-site storm drainage
systems Tat serve the existing buildings. The Boston Market site is contained within pipe and
currently discharges into a biofiltration Swale located at the northwest corner of the site. From
the Swale, the water then flows southerly into an existing 12-inch public storm drainage line.
The Christian Marketplace site currently has approximately two on-site drywells. There is one
drywell at the west edge of the site that appears to discharge into the existing 12-inch public
line.
The proposal by the applicant is to combine the two sites into one system and convey all of the
on-site storm water through the existing Swale, then into the public system. The drywells would
no longer be used.
The City received two letters from adjacent propertyowners with concerns about the existin
storm system for these sites. Both owners indcate that the existing system does nol
adequately control storm water during the winter months. Staff believes that there is a
reasonable solution to this problem. As was stated above, the existing Boston Market site
conveys all of its storm water through the biofiltration Swale before it is directed into the public
storm line. In the years since that project was constructed, more has been learned about swale
design and it is now recommended that a biofiltration Swale not accept higher, winter flows.
The reason for this is at least twofold: 1) higher flows tend to re-suspend any pollutants that
have been absorbed by the plant life in the Swale, and 2) higher flows may exceed the design
capacity of the Swale. This could explain why the neighbors are experiencing overflow runoff
out of the Swale.
In addition, the existing drywells on Tax Lot 1100 likely do not function well in the winter, as
soils in Tigard tend to be clay, which become saturated during the winter. The applicant's plan
to combine all of the runoff into one system that is tied directly to the public system is very good.
However, Staff recommends one modification to the proposed plan. A high flow bi-pass storm
line should be constructed to convey the higher winter flows past the biofiltration Swale.
Therefore, the only flows the Swale will receive will be the summer time design event per the
USA design and construction standards. If the high flow bi-pass line is installed, Staff does not
see any reason why the system would not function properly and alleviate any problems the
neighbors are experiencing.
Storm Water Quality
The City has agreedtoenforce Surface Water Management (SWM) regulations established by
the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by
Resolution and Order No. 96-44) which require the construction of on-site water quality
facilities. As was stated above, there is an existing on-site biofiltration Swale that currently
treats the flows from Tax Lot 1000. The applicant is not proposing to increase the hard surface
on this site, so therefore there is no further water quality requirement. The applicant should be
able to direct the storm water flows from Tax Lot 1100 toward the Swale as well, provided a high
flow bi-pass storm line is constructed.
The existing Swale is overgrown with weeds and tall grass. The side slopes are steeper than
3:1 as well. Current design practices and USA recommendations suggest that swales should
be planted with native-type vegetation to reduce the amount of maintenance required. Since
this Swale has fairly steep side slopes, particularly the eastern slope, Staff suggests the
applicant replant the Swale with native vegetation. USA has a recommended planting list that
can be provided to the applicant. A proposed landscape plan should be submitted to the
Engineering Department and Building Division for review and approval prior to construction.
Grading and Erosion Control
USA Design and Construction Standards also regulates erosion control to reduce the amount of
sediment and other pollutants reaching the public storm and surface water system resultingg
from development, construction, grading, excavating, clearing, and any other activity whg
accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
Address Assignments
The City of Tigard is responsible for assi nin addresses for parcels within the City of Tigard
and within the Urban Service Boundary (US . An addressing fee in the amount of $30 per
address shall be assessed. This fee shall be paid to the City prior to issuance of the site and/or
building ppermit. For this project, the addressing fee will be $30, as the City will assign a new
address to the proposed building.
WALGREENS PHARMACY PAGE 15 OF 21
SDR 1999-00009
ADDITIONAL SITE DEVELuPMENT REVIEW CRITERIA
Relationship to the natural and physical environment:
Section 18.360.090.A.2.a states that buildings shall be:
• Located to preserve existing trees, topography and natural drainage where possible
based upon existing site conditions;
• Located in areas not subject to ground slumping or sliding,
Located to provide adequate distance between adjoining buildings for adequate light,
air circulation, and fire-fighting; and
Oriented with consideration for sun and wind.
The proposed development is an expansion of a developed site which has no remaining natural
features except trees (see previous description of Tree Removal and Mitigation requirements).
Therefore, this standard does not apply.
Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible.
Replacement of trees is subject to the requirements of Chapter 18.790., Tree Removal.
The applicant's narrative indicates that no trees will be removed.
Exterior elevations:
Section 18.360.090.A.3.a. states that along the vertical face of single-family attached and
multiple-family structures, offsets shall occur at a minimum of every 30 feet.
The proposal is for a retail use. This section relates to residential development only and,
therefore, is not applicable.
Buffering, screening and compatibility between adjoining uses:
Section 18.360.090.A.4.a. states that buffering shall be provided between different types
of land uses, for example, between single-family and multiple-family residential, and
residential and commercial uses.
The proposal conforms to the buffering and screening standards of 18.745. Therefore, this
criterion is satisfied.
Section 18.360.090.A.4.b. states that on site screening from view from ad'oiningg
properties of such things as service areas, storage areas, parking lots, and mechanical
devices on roof tops, i.e., air cooling and heating systems, shall be provided and the
following factors will be considered in determining the adequacy of the type and extent
of the screening:
What needs to be screened;
The direction from which it is needed;
How dense the screen needs to be;
Whether the viewer is stationary or mobile; and
Whether the screening needs to be year around.
Screening of parking areas and the proposed trash/recycling enclosure is addressed earlier in
this decision under the specific provisions of Chapter 18.745, Landscaping and Screening.
Privacy and noise: multi-family or group living uses:
Section 18.360.090.A.5.a. states that structures which include residential dwelling units
shall provide private outdoor areas for each ground floor unit which is screened from
view by adjoining units as provided in Subsection 6.a. below;
The proposal is for a retail use. This section relates to residential development only and,
therefore, is not applicable.
Private outdoor area: multi-family use:
Section 18.360.090.A.6.a. states that private open space such as a patio or balcony shall
be provided and shall be designed for the exclusive use of individual units and shall be
at least 48 square feet in size with a minimum width dimension of four feet; and
WALGREENS PHARMACY PAGE 16 OF 21
SDR 1999-00009
The proposal is for a retail use. This section relates to residential development only and,
therefore, is not applicable.
Shared outdoor recreation areas - multi-family use:
Section 18.36O.090.A.7.a. states that in addition to the requirements of Subsections 5 and
6 above, usable outdoor recreation space shall be provided in residential developments
for the shared or common use of all the residents.
The proposal is for a retail use. This section related to residential development only and,
therefore, is not applicable.
Section 18.360.O9O.A.8. states that where landfill and/or development is allowed within
and adjacent to the 100-year floodplain, the City shall require consideration of the
dedication of sufficient open land area for greenway adjoining and within the floodplain.
This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway within the floodplain in accordance with the adopted
pedestrian/ bicycle plan.
According to FEMA floodplain information, the site is not located within the 100-year floodplain.
Therefore, this standard does not apply.
Demarcation of public, semi-public and private spaces for crime prevention:
Section 18.36O.O9O.A.9.a. states that 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
Section 18.36O.O9O.A.9.b. states that areas may be defined by, but not limited to the
following:
A deck, patio, low wall, hedge, or draping vine;
A trellis or arbor;
A change in elevation or grade;
A change in the texture of the path material;
Sign; or
• Landscaping.
The site plan indicates that the site is differentiated from the street by landscaping and street
trees. The internal driveways and walkways give access to the building entrances and provide
clear corridors for the public who need to gain access to the buildings. Therefore, this standard
is met.
Crime prevention and safety:
Section 18.36O.090.A.1O.a. states that windows shall be located so that areas vulnerable
to crime can be surveyed by the occupants;
The elevation drawings indicate that the east and south elevations of the proposed building,
which overlook the semi-public portions of the site and the parking area are provided with a
number of windows. Therefore, this standard is met.
Section 18.36O.09O.A.1O.d. states that the exterior lighting levels shall be selected and
the angles shall be oriented towards areas vulnerable to crime; and
Section 18.36O.09O.A.10.e. states that 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 applicant has included lighting information on the site plan. The Tigard Police Department
has reviewed this proposal and offered no additional comments or recommendations regarding
exterior lighting. Therefore, this standard is met.
WALGREENS PHARMACY PAGE 17 OF 21
SDR 1999-00009
Public transit:
Section 18.360.090.A.11.a. states that provisions within the plan shall be included for
providing for transit if the development proposal is adjacent to existing or proposed
transit route;
Section 18.360.090.A.11.b.(1) & (2) state that the requirements for transit facilities shall
be based on the following:
The location of other transit facilities in the area; and
The size and type of the proposal.
There is existing bus service provided by Tri-Met on SW Pacific Highway. As noted later in this
decision, Tri Met has been given the opportunity to comment on this development proposal but
has not recommended that any additional transit facilities be provided in conjunction with the
development. Therefore, this standard is met.
Landscaping:
Section 18.360.090.A.12.a. states that all landscapin shall be designed in accordance
with the requirements set forth in Chapter 18.100. as follows:
In addition to the open space and recreation area requirements of subsections 5 and
6 above, a minimum of 20 percent of the gross area including parking, loading and
service areas shall be landscaped; and
A minimum of 15 percent of the gross site area shall be landscaped.
As noted earlier in this decision, the project will provide approximately 21% of the overall site in
landscaping. Therefore, this standard is met.
Section 18.360.090.A.13. states that all drainage plans shall be designed in accordance
with the criteria in the adopted 1981 master drainage plan;
Storm drainage is addressed earlier in this decision under Street and Utility Improvement
Standards.
Section 18.360.090.A.14. states that provision for the disabled: All facilities for the
disabled shall be designed in accordance with the requirements set forth in ORS Chapter
447; and
Accessibility of parking stalls is addressed earlier in this decision. Accessibility of walkways and
structures will be addressed through the building permit process. Therefore, conformance with
this standard is assured.
Section 18.360.090.A.15. states that all of the provisions and regulations of the
underlying zone shall apply unless modified by other sections or this title, e.g., Planned
Developments, Chapter 18.350; or a variance or adjustment granted under Chapter
18.370.
The provisions of the underlying zone are addressed earlier in this decision.
SECTION V. OTHER STAFF COMMENTS
The City of Tigard Property Management/Operations Department and the City of Tigard
Police Department have had the opportunity to review the proposal and have offered no
comments or objections.
The City of Tigard Operations Utility Manager has had the opportunity to review the proposal
and submitted the following comments:
1. Water service and meter to the existing Christian Marketplace and Florist Shop shall be
removed. Applicant is to reimburse City for removal of service and plugging of water
main.
WALGREENS PHARMACY PAGE 18 OF 21
SDR 1999.00009
2. Water meter to the existing Boston Market is 1112". At this time we cannot determine if
this is adequate for the proposed building and irrigation. Minimum of a double check
valve assembly (backflow prevention) device is required behind the meter (property
side).
The City of Tigard Building Division has had the opportunity to review the proposal and
submitted the following comments:
1. Drawing Al — Turning radius off Pacific Highway does not comply with UFC 902.2.2.2.3
(TVFR). Width shall be 20 feet for both entrance and exit paths.
2. Project will require 3 hydrants. The two existing on Pacific Highway can be used in the
calculation. The third hydrant shall be placed on the west end portion of tract "B".
SECTION VI. AGENCY AND CITIZEN COMMENTS
Portland General Electric and US West were given the opportunity to review this proposal
and submitted no comments or objections.
General Telephone was given an opportunity to review the proposal and submitted the
following comments: Developer to place conduits per GTE specs. Developer to pay for any
relocation of existing facilities.
Julia Huffman, USA/SWM Program was given the opportunity to review the proposal and
submitted the following comments:
SANITARY SEWER:
The development should be provided with a means of disposal for sanitary sewer. The means
of disposal should be in accordance with R&O 96-44 (Unified Sewer Agency's Construction
design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is
available to uphill adjacent properties, or extend service as required by R&O 96-44.
STORM SEWER:
The development should have access to a public storm sewer. Engineer should verify that
public storm sewer is available to uphill adjacent properties, or extend storm service as required
by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessarryy.
If downstream storm conveyance does not have the capacity to convey the volume during a 25-
year, 24-hour storm event, the application is responsible for mitigating the flow.
WATER QUALITY:
Developer should provide a water quality facility to treat the new impervious surface being
constructed as part of this development.
The Oregon Department of Transportation was given the opportunity to review the proposal
and submitted the following comments:
We have reviewed Kittelson's March 23`d memo regarding the trip generation characteristics for
the proposed development. Given this information and Walgreen's intention to maintain the
existing access to ORE 99W as right-in, right-out, I see no need for an additional traffic study at
this time. It should be noted that the site plan you sent me on February 26, 1999 omitted the
raised concrete "pork chop" island and median island at the highway access. These features
will have to be retained in your site design. We would also want the bike lane and right turn
lane along your highway frontage to be reconstructed to conform with current ODOT Standards.
The proposed development is adjacent to OR 99W. According to the Oregon Highway Plan,
OR 99W has a statewide highway classification. We have an interest in ensuring that proposed
land uses do not negatively impact the safe and efficient use of this facility. We request the City
include the following as conditions of approval: 1. Widen along the property's highway frontage
as necessary to provide for a bike lane and a right turn lane. Stripe for the bike lane and right
turn lane and construct curb and sidewalk along the highway frontage. All work will be
according to current ODOT and ADA standards. 2. ODOT permits are required for all work in
the State right of way. Contact Sam Hunaidi, ODOT District 2A Engineering Coordinator, at
229-5002 for permit application information.
WALGREENS PHARMACY PAGE 19 OF 21
SDR 1999-00009
Grace A. Tindall was given an oppportunity to review the proposal and submitted the following
comments: In reply to the June 29` Notice of Pending Land Use Application Site Development
Review, I hereby voice concerns in two areas. First, direct your attention to Community
Development Code 18.775.020 regarding drainageways. When the Boston Market was built,
inadequate drainage was provided for the surface water. My property and the parcel on the
south side of mine have experienced severe saturation and flooding of our yards. The dry well,
which was put in place during construction, has proven to be insufficient. The surface water
needs to flow into functional storm drains to prevent further damage to our yards and homes.
The buffer zone has been used for composting and garbage and the slope of the land is away
from the dry well. With the excess rainfall we have been experiencing the land could become
unstable. Secondarily a look at Codes 18.745.030 and 18.370.020 may be in order. The
current Gaarde Street entrance onto the subject property is extremely close to Pacific Highway
and has caused a traffic hazard. Tract E of Gaarde Park has been a source of despair for many
of us in this development. Perhaps this Tract E could be purchased by the developer and
better utilized to resolve the traffic and drainage problems. Of course this would mean a
variance from the City. If further information is required for these ideas to be seriously
considered, please contact me.
Scott O. Pratt/Attorney for Perry Kenin was given an opportunity to review the proposal and
submitted the following comments: I represent Perry Kenin. Mr. Kenin owns propert adjoining
the property.that is the subject of the above-referenced site development review. The subject
propertyhas been a continuous problem for my, client. Due to improper design or construction,
water dainage from the existing parking lot spills onto my client's property, causing substantial
flooding and a regular mess in the yard. My client objects to the application to construct a retail
pharmacy unless the drainage problem is resolved. If all existing buildings are to be removed
and a new building constructed, drainage from the parking lot should be corrected so that it
drains to the appropriate sewer system rather than onto my client's property. Thank you for
your consideration of this matter. Any response to these comments should be directed to me,
Scott O. Pratt.
STAFF RESPONSE: Drainage concerns raised by neighbors have been addressed earlier
in this decision under the Street and Utility Improvement Standards
Section.
SECTION VII, PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON AUGUST 3, 1999 AND
EFFECTIVE ON AUGUST 18, 1999 UNLESS AN APPEAL IS FILED.
'Appeal:
The Director's Decision is final 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 Decision was mailed. The appeal fee schedule and forms are
available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision
shall be confined to the specific issues identified in the written comments submitted by the
parties during the comment period. Additional evidence concerning issues properly raised in
the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any
additional rules of procedure that may be adopted from time to time by the appellate body.
WALGREENS PHARMACY PAGE 20 OF 21
SDR 199940009
THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON AUGUST 17, 1999.
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall,
mp
13125 SW Havard, Tigard, Oregon at (5 3) 639-4171.
August 3. 1999
PREPARED BY: Mark J. Roberts DATE
As to Planner
Auaust 3. 1999
APPROVED Y: Richard Bewers _ DATE
Planning Manager r\curp1n\mark\sdr\sdr9M9.DEC.doc
WALGREENS PHARMACY PAGE 21 OF 21
SDR 1999-00009
EXHIBIT
NOTICE OF TYPE I DECISION
MINOR MODIFICATION (MMD) 2010-00013 =
REDBOX INSTALLATION AT WALGREENS
120 DAYS = 08-25-2010
SECTION I. APPLICATION SUMMARY
FILE NAME: REDBOX INSTALLATION AT WALGREENS
CASE NO.: Minor Modification (MMD) MMD2010-00013
PROPOSAL: Installation of a Redbox DVD rental vending machine at an existing Walgreens
store located at 13939 SW Pacific Hwy. The machine will be located on the
outside of the building, under the southern arcade of the structure approximately
32 feet from the main entrance.
APPLICANT: Walgreen/HDGroup OWNER: Walgreen Co.
Attn: Emily McGowin 200 Wilmot Rd.
6542 Meadowbrook Ct. Deerfield, IL 60015
West Chester,OH 45069
LOCATIONS: 13939 SW Pacific Highway;Washington County Tax Assessor's Map 2S103DD,Tax
Lot 01100.
ZONING
DESIGNATION: 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 18.360, 18.390 and 18.520.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in Section IV.
NMID2010-00013 Walgreen Redbox P.I,g( I of �
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Information:
The subject parcel is located at 13939 SW Pacific Highway, at the northwest intersection of Pacific
Hwy. and Gaarde Road. The site contains an existing Walgreens Drug Store.
Proposal Description:
Installation of aRedbox DVD rental vending machine at an existing Walgreens store located at
13939 SW Pacific Hwv. The machine will be located on the outside of the building, under the
southern arcade of the structure approximately 32 feet from the main entrance.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
MINOR MODIFICATION TO A SITE DEVELOPMENT REVIEW: Section 18.360.060
contains the following criteria for approval of a request for Minor Modification of a Site
Development Review:
Section 18.360.060.0 states that the Director shall determine that the modification is not a
major modification. A major modification will result if one or more of the following criteria are
met:
1. An increase in dwelling unit density, or lot coverage for residential development;
There are no dwelling units on the property. Therefore, this criterion does not apply.
2. A change in the ratio or number of different types of dwellings;
There are no dwelling units on the property.Therefore, this criterion does not apply.
3. A change that requires additional on-site parking in accordance with Chapter 18.765.
The proposal does not include a change of use or occupancy, or area increase. leo additional
on-site parking is required. Therefore, this criterion does not apply.
4. A change in the type of commercial or industrial structures as defined by the Uniform
Building Code;
There are no proposed changes in the type of structures. Therefore, this criterion does not
apply.
5. An increase in the height of the building(s) by more than 20%;
There is no proposed change in building height. Therefore, this criterion does not apply.
6. A change in the type and location of access ways and parking areas where off-site traffic
would be affected;
The pro osal does not change the type or location of access ways or parking areas where off-
site traffic would be affected. Therefore,this criterion does not apply.
7. An increase in vehicular traffic to and from the site and the increase can be expected to
exceed 100 vehicles per day;
\1\ID2010-0001.3 Walgreen Redhox Page ^of 3
The proposal does not include a change of use or occu an or or area increase. The proposed
vending machine will not add 100 new car trips per day. Therefore, this criterion does not
apply.
8. An increase in the floor area proposed for a nonresidential use by more than 10%
excluding expansions under 5,000 square feet;
The proposal does not increase floor area. Therefore, this criterion does not apply.
9. A reduction in the area reserved for common space and/or usable open space which
reduces the open space area below the minimum required by this code or reduces the
open space area by more than 10%;
The proposal would result in the loss of 13 square feet of existing outdoor arcade space to the
proposed vending machine, which would not reduce existing outdoor common and/or usable
space by more than 10%.Therefore, this criterion does not apply.
10. A reduction of project amenities below the minimum established by this code or by
more than 10%where specified in the site plan:
a. Recreational facilities;
b. Screening; and/or
c. Landscaping provisions.
The proposal does not reduce the project amenities.Therefore, this criterion does not apply.
11. A modification to the conditions imposed at the time of site development review
approval which are not the subject of B 1 through 10 above of this subsection.
The proposal does not modify conditions imposed at the time of site development review
approval which are not the subject of Bl through 10 above of this subsection. Therefore, this
criterion does not apply.
FINDING: Based on the analysis above, and compliance with all applicable requirements of the
"Tigard Development Code, staff finds that the criteria for minor modification of a site
development review have been met.
SECTION V. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
• The applicant and owners
Z Affected government agencies
Final Decision:
A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is
mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not
be appealed locally and is the final decision of the City.
THIS DECISION IS FINAL ON JUNE 11, 2010
AND BECOMES EFFECTIVE ON JUNE 12, 2010.
Questions:
If you have an v uestions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, ga n 3) 639-4171.
_June 11,2010
APPR D BY: John Floyd DATE
Associate Planner
.%MD2010-00013 Walgreen Redbox Page 3 of 3
CITY OF TIGARD BUILDING PERMIT
PERMIT M BUP1999-00428
DEVELOPMENT SERVICES DATE ISSUED: 01/12/2000
13125 SW Hall Blvd.,Tigard, OR 97223 (503) 639-4171 PARCEL: 2S103DD-01000
SITE ADDRESS: 13939 SW PACIFIC HWY
SUBDIVISION: ZONING: C-G
BLOCK: LOT: JURISDICTION: TIG
REISSUE: FLOOR AREAS EXTERIOR WALL CONSTRUCTION
CLASS OF WORK: NEW FIRST: 15.120 sf N: S: E: W:
TYPE OF USE: COM SECOND: sf PROJECT OPENINGS?
TYPE OF CONST: 5N sf N: S: E: W:
OCCUPANCY GRP: M TOTAL AREA: sf ROOF CONST: FIRE RET?
OCCUPANCY LOAD: 475 BASEMENT: sf AREA SEP. RATED:
STOR: 1 HT: ft GARAGE: sf OCCU SEP. RATED:
BSMT?: MEZZ?: REQD SETBACKS REQUIRED
FLOOR LOAD: 60 psf LEFT: ft RGHT: ft FIR SPKL: Y SMOK DET:N
DWELLING UNITS: FRNT: ft REAR: ft FIR ALRM : N HNDICP ACC:Y
BEDRMS: BATHS: IMP SURFACE: PRO CORR: N PARKING:
VALUE: $ 1,150,000.00
Remarks: Single story retail building with drive-thru pick-up window_
Owner: Contractor:
PACIFIC/GAARDE PARTNERS LP YORKE + CURTIS
562 MISSION ST 4480 SW 101 STAVE
STE 201 BEAVERTON, OR 97005
S% FReANCISCO, CA 94105 Phone: 646-2123
Reg#: LIC 55644
FEES REQUIRED INSPECTIONS
Type By Date Amount Receipt Mechanical Permit Require Framing Insp
PLCK BON 09/27/199E $2,769.98 99-318648 Electrical Permit Required Roof naiing Insp
Sprinkler Permit Required Insulation Insp
FIRE BON 09/27/199 $1,704.80 99-318648 Plumbing Permit Required Shear Wall Insp
PRMT BON 01/12/2000 $4,216.50 00-321106 Foot/Found Insp Gyp Board Insp
5PCT BON 01/12/2000 $337.32 00-321106 Foot/Found Insp Susp Ceiing Insp
Reinf Steel Insp Appr/sdwlk Insp
(additional fees not listed here) Slab Insp Final Inspection
TotalMasonry Insp
$10,985.40 Plm/undslb Ins
This permit is issued subject to the regulations contained in the Tigard Municipal Code, State of OR.
Specialty Codes and all other applicable law. All work will be done in accordance with approved plans.
This permit will expire if work is not started within 180 days of issuance, or if work is suspended for more
than 180 days. ATTENTION: Oregon law requires you to follow the rules adopted by the Oregon Utility
Notification Center. Those rules are set forth in OAR 952-001-0010 through OAR 952-001-1987. You
may obtain a copy of these rules or direct questions to OUNC by calling (503) 246-1987.
Pe rm itee
Signature:
Issued By:
Call 639-4175 by 7 p.m.for an inspection the next business day
CITY OF T I G A R D PEBUILDING PERMIT
RMIT M BUP2000-00019
DEVELOPMENT SERVICES O&'/
INZ
DATE ISSUED: 1/27/00
13125 SW Hall Blvd..Tigard,OR 97223 (503)631PARCEL: 2S103DD-01000
SITE ADDRESS: 13939 SW PACIFIC HWY"'
SUBDIVISION: ZONING: C-G
BLOCK: LOT: JURISDICTION: TIG
REISSUE: FLOOR AREAS EXTERIOR WALL CONSTRUCTION
CLASS OF WORK: FPS FIRST: sf N: S: E: W:
TYPE OF USE: COM SECOND: sf PROJECT OPENINGS?
TYPE OF CONST: 5N sf N: S: E: W:
OCCUPANCY GRP: M TOTAL AREA: sf ROOF CONST: FIRE RET?
OCCUPANCY LOAD: BASEMENT: sf AREA SEP. RATED:
STOR: HT: ft GARAGE: sf OCCU SEP. RATED:
BSMT?: MEZZ?: REQD SETBACKS REQUIRED
FLOOR LOAD: psf LEFT: ft RGHT: ft FIR SPKL: SMOK DET:
DWELLING UNITS: FRNT: ft REAR: ft FIR ALRM : HNDICP ACC:
BEDRMS: BATHS: IMP SURFACE: PRO CORR: PARKING:
VALUE: $ 33,665.00
Remarks: Add sprinkler system to new commercial bldg.
Owner: Contractor:
WALGREENS JND FIRE SPRINKLER INC
13939 SW PACIFIC HWY 12155 SW GRANT
TIGARD, OR 97223 ST�;EgD IR3� ZZ2222
Phone: TlPiione! %8_%y D3
Reg#: LIC 64395
FEES REQUIRED INSPECTIONS
Type By Date Amount Receipt Sprinkler Rough-In
PRMT DST 1/24/00 $235.00 00-321336 Sprinkler Final
5PCT DST 1/24/00 $18.80 00-321336
FIRE DST 1/24/00 $94.00 00-321336
PRM2 DEB 1/27/00 $88.50 00-321450
(additional fees not listed here)
Total $478.78
This permit is issued subject to the regulations contained in the Tigard Municipal Code, State of OR.
Specialty Codes and all other applicable law. All work will be done in accordance with approved plans.
This permit will expire if work is not started within 180 days of issuance, or if work is suspended for more
than 180 days. ATTENTION: Oregon law requires you to follow the rules adopted by the Oregon Utility
Notification Center. Those rules are set forth in OAR 952-001-0010 through OAR 952-001-1987. You
may obtain a copy of these rules or direct questions to OUNC by calling (503) 246-1987.
Permitee
Signature:
Issued y:
Call.639-4175 by 7 p.m. for an inspection the next business day
CITY OF TIGARD ELECTRICAL PERMIT
PERMIT#: ELC2008-00532
COMMUNITY DEVELOPMENT DATE ISSUED: 10/2/2008
13125 SW Hall Blvd.,Tigard,OR 97223 503.639.4171
PARCEL: 2S 103 D D-01100
SITE ADDRESS: 13939 SW PACIFIC HWY ZONING: C-G
SUBDIVISION: LOT: JURISDICTION: TIG
PROJECT: WALGREENS
Project Description: Solar electric system.
RESIDENTIAL UNIT TEMP SRVC/FEEDERS MISCELLANEOUS
1000 SF OR LESS: 0 - 200 amp: PUMP/IRRIGATION:
EACH ADD'L 500SF: 201 - 400 amp: SIGN/OUT LINE LTG:
LIMITED ENERGY: 401 - 600 amp: SIGNAL/PANEL: 2
MANF HMI SVC/FDR: 601+amps-1000 volts: MINOR LABEL (10):
SERVICE/FEEDER BRANCH CIRCUITS AOD'L INSPECTIONS
0 - 200 amp: 1 W/SERVICE OR FEEDER: 11 PER INSPECTION:
201 - 400 amp: 1st W/O SRVC OR FDR: PER HOUR:
401 - 600 amp: EA ADD'L BRNCH CIRC: IN PLANT:
601 - 1000 amp: PLAN REVIEW SECTION
1000+amp/volt: —4 RES UNITS: >600 VOLT NOMINAL:
Reconnect only: SVC/FDR—225 AMPS: CLASS AREA/SPEC OCC: X
Owner: Contractor:
WALGREENS LOCAL ELECTRIC CO INC
200 WILMOT ROAD 9952 SE ASH ST SUITE B
DEERFIELD, IL 60015 PORTLAND,OR 97216
Phone: 847-914-2500 Contact#: PRI 503-256-0045
FAX 503-771-3584
FEES
Description Date Amount Reg#: ELE 37-932C
{ELPRMT) ELC Permit 10/2/2008 $303.25 LIC 153034
{ELPLCK) ELC Pln Rev 10/2/2008 $75.84 SUP 52015
(TAX) 12%State Surchar 10/2/2008 $36.39
REQUIRED ITEMS AND REPORTS
Total $415.48
This Permit is issued subject to the regulations contained in the Tigard Municipal Code,State of OR.Specialty Codes and all or applicable laws. All
work will be done in accordance with approved plans. This permit will expire if work is not started within 180 days of issuance, r if work is suspended for
more than 180 days. ATTENTION: Oregon law requires you to follow rules adopted by the Oregon Utility Notification Center. Those rules are set forth in
OAR 952-001-0010 through OAR 952-001-0100. Yo n ea 'es of these rules or direct questions t UNC at 503.2 6.6699 or 1.800.332.2344.
Issued By Permittee Signature:
OWNER INSTALLATION ONLY
The installation is being made on property I own which is not intended for sale, lease,or rent.
OWNER'S SIGNATURE: DATE:
CONTRACTOR INSTALLATION ONLY
SIGNATURE OF SUPR. ELEC'N: DATE:
LICENSE NO:
Call 503.639.4175 by 7:00 a.m.for an inspection that business day.
This permit card shall be kept in a conspicuous place on the job site until completion of the project.
Approved plans are required on the job site at the time of each inspection.
CITY OF TIGARD ELECTRICAL PERMIT
COMMUNITY DEVELOPMENT Permit#: ELC2011-00699
13125 SW Hall Blvd..Tigard OR 97223 503.718.2439 Date Issued: 12/13/2011Parcel: 2S103DD01100
Jurisdiction: Tigard
Site address: 13939 SW PACIFIC HWY
Project: Walgreens Subdivision: MELROSE Lot: 7-8
Project Description: (1)branch circuit for EV charging station.
Contractor: A&A ELECTRICAL CONTRACTORS INC Owner: WALGREEN CO#5780
1588 SKY TERRACE PO BOX 901
SALEM,OR 97306 DEERFIELD, IL 60015
PHONE: 503-949-3193 PHONE:
FAX: 503-378-9085
FEES
Quantity Description Date Amount
1 crt Branch Circuits wo/Purchase 12/13/2011 $56.18
Specifics: Service or Feeder
1 ea 12%State Surcharge- 12/1312011 $6.74
Type of Use: COM Electrical
Class of Work: ALT
Type of Const:
Occupancy Grp:
Total $62 92
Required Items and Reports(Conditions)
This permit is issued subject to the regulations contained in the Tigard Municipal Code, State of OR. Specialty Codes and all other applicable law. All work will
be done in cor an th approved plans. This permit will expire if work is not started within 180 days of issuance, or if work is suspended for more the 180
days AT . TION: Oregon aw re res you to follow the rules adopted by the Oregon utility Notification Center Those rules are set forth in OAR
952-001- �thhAR 952- 1- 9d3 Y u ay obtain a copy of the rules or direct questions to OUNC by calling 503.232.1987 or 1.800.332.2344.
Issued PermitteeSignature:
OWNER INSTALLATION ONLY
The installation is being made on property I own which is not intended for sale,lease or rent.
OWNER'S SIGNATURE Date:
CONTRACTOR INSTALLATION ONLY
SIGNATURE OF SUPR.ELEC' Date:
LICENSE NO. :5-
Call 503.639.4175 by 7:00 a.m.for the next available inspection date.
This permit card shall be kept in a conspicuous place on the job site until completion of the project.
Approved plans are required on the job site at the time of each Inspection.
CITY OF TIGARD ELECTRICAL PERMIT
COMMUNITY DEVELOPMENT Permits: ELC2015-00293
13125 SW Hall Blvd,Tigard OR 97223 503.718.2439 Date Issued: 04/27/2015Parcel: 2S103DD01100
Jurisdiction: Tigard
Site address: 13939 SW PACIFIC HWY
Project: Walgreens Subdivision: MELROSE Lot: 7-8
Project Description: Sign lighting for relocating existing freestanding sign due to road widening project
Contractor: RUDNICK ELECTRIC SIGNS LLC Owner: WALGREEN CO#5780
1625 WASHINGTON ST PO BOX 901
OREGON CITY, OR 97045 DEERFIELD, IL 60015
PHONE 503-655-2610 PHONE
FAX 503-980-7919
FEES
Quantity Description Date Amount
Specifics: 1 ea Signor Outline Lighting 04/27/2015 $6784
1 ea 12%State Surcharge- 04/27/2015 $8 14
Electrical
Type of Use: COM
Class of Work: ALT
Type of Const
Occupancy Grp:
Total $7598
Required Items and Reports(Conditions)
This permit is issued subject to the regulations contained in the Tigard Municipal Code. Slate of OR Specialty Codes and all other applicable law All work will
be done in accordance with approved plans This permit will expire 6 work is not started within 180 days of issuance. or if work is suspended for more the 180
days ATTENTION Oregon law requires you to follow the rules adopted by the Oregon Utility Notification Center Those rules are set forth in OAR
952-001-0010001-0090 You may obtain a co les or direct questions to OUNC by calling 503 232 1987 or 1 800 2 2344
Issued By:through AR 952.,!,—,—'— Permittee Signature:
L.
OWNER INSTALLATION ONLY
The installation s being made on property I own which is not intended for sale lease or rent
OWNER'S SIGNATURE Date:
CONTRACTOR INSTALLATION ONLY
SIGNATURE OF SUPR ELEC' Date:
LICENSE NO.
Call 503.639.4175 by 7:00 a.m.for the next available inspection date.
This permit card shall be kept in a conspicuous place on the job site until completion of the project.
Approved plans are required on the job site at the time of each inspection.
Case# Number Street Name Suffix Case Status Active Task Opened Application Name Parcel# Record Type Alias Module Name Owner Name
MIS2015-00001 13939 PACIFIC HWY Closed 5/6/2015 Walgreens 2S103DD01100 Miscellaneous Planning WALGREEN CO#5780
BUP2015-00120 13939 PACIFIC HWY Issued Inspections 4/27/2015 Walgreens 2S103DD01100 Commercial-Building Building WALGREEN CO#5780
ELC2015-00293 13939 PACIFIC HWY Issued Inspections 4/27/2015 Walgreens 2S103DD01100 Commercial-Electrical Building WALGREEN CO#5780
SGN2015-00054 13939 PACIFIC HWY Closed 4/27/2015 Walgreens 2S103DD01100 Sign Permit Planning WALGREEN CO#5780
PRE2015-00017 13939 PACIFIC HWY Under Review Completeness Review 2/24/2015 Walgreens#5780 2S103DD01100 Pre-Application Conference Planning WALGREEN CO#5780
DCC2014-00017 13939 PACIFIC HWY Closed 10/24/2014 2S103DD01100 Development Code Compliance Enforce WALGREEN CO#5780
ELC2011-00699 13939 PACIFIC HWY Closed 12/13/2011 Walgreens 2S103DD01100 Commercial-Electrical Building WALGREEN CO#5780
ELC2011-00317 13939 PACIFIC HWY Issued Inspections 6/9/2011 Redbox DVD Rental Vending Machine 2S103DD01100 Commercial-Electrical Building WALGREEN CO#5780
MMD2010-00013 13939 PACIFIC HWY Closed 5/25/2010 Redbox DVD Rental Vending Machine 2S103DD01100 Minor Land Modification Planning WALGREEN CO
ZIL2009-00003 13939 PACIFIC HWY Closed 10/14/2009 Walgreen's 2S103DD01100 Zone Inquiry Letter Planning WALGREEN CO
BUP2008-00316 13939 PACIFIC HWY Closed 9/12/2008 WALGREENS 2S103DD01100 Commercial-Building Building WALGREENS
ELC2008-00532 13939 PACIFIC HWY Closed 9/12/2008 WALGREENS 2S103DD01100 Commercial-Electrical Building WALGREENS
CE02008-00244 13939 PACIFIC HWY Closed 9/5/2008 WALGREENS 2S103DD01100 Code Enforcement-Planning Planning WALGREENS
CE02007-00155 13939 PACIFIC HWY Closed 6/28/2007 WALGREENS 2S103DD01100 Code Enforcement-Planning Planning WALGREENS
ELR2006-00068 13939 PACIFIC HWY Closed 2/24/2006 WALGREENS 2S103DD01100 Commercial-Electrical Limited Energy Building JEFFERY, HARRY E AND JUDITH A
BCE2005-00006 13939 PACIFIC HWY Closed 7/25/2005 DRAINAGE 2S103DD01100 Code Enforcement-Building Building JEFFERY, HARRY E AND JUDITH A
CE02004-00407 13939 PACIFIC HWY Closed 11/12/2004 WALGREEN 2S103DD01000 Code Enforcement-Planning Planning BC REAL ESTATE INVESTMENTS INC
BCE2003-01004 13939 PACIFIC HWY Closed 1/29/2003 DRAINAGE 2S103DD01100 Code Enforcement- Building Building WALGREENS
CE02001-00150 13939 PACIFIC HWY Closed 5/16/2001 WALGREENS 2S103DD01000 Code Enforcement-Planning Planning BC REAL ESTATE INVESTMENTS INC
ELR2000-00163 13939 PACIFIC HWY Closed 7/5/2000 WALGREENS 2S103DD01000 Commercial-Electrical Limited Energy Building BC REAL ESTATE INVESTMENT
ELR2000-00159 13939 PACIFIC HWY Closed 6/28/2000 WALGREENS 2S103DD01000 Commercial-Electrical Limited Energy Building BC REAL ESTATE INVESTMENT
MEC2000-00257 13939 PACIFIC HWY Closed 6/23/2000 WALGREENS 2S103DD01000 Commercial-Mechanical Building WALGREENS
ELR2000-00157 13939 PACIFIC HWY Closed 6/22/2000 WALGREENS 2S103DD01000 Commercial-Electrical Limited Energy Building BC REAL ESTATE INVESTMENT
BUP2000-00207 13939 PACIFIC HWY Closed 6/1/2000 WALGREENS 2S103DD01000 Commercial- Fire Protection System Building B C REAL ESTATE INVESTMENT
ELR2000-00127 13939 PACIFIC HWY Closed 6/1/2000 WALGREENS 2S103DD01000 Commercial-Electrical Limited Energy Building B C REAL ESTATE INVESTMENT
ELR2000-00117 13939 PACIFIC HWY Closed 5/18/2000 WALGREENS 2S103DD01000 Commercial- Electrical Limited Energy Building BC REAL ESTATE INVESTMENTS
PLM2000-00164 13939 PACIFIC HWY Closed 5/18/2000 WALGREENS 2S103DD01000 Commercial- Plumbing Building BC REAL ESTATE INVESTMENTS
ELC2000-00083 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Commercial- Electrical Building BC REAL ESTATE INVESTMENT
SGN2000-00037 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Sign Permit Planning
SGN2000-00038 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Sign Permit Planning
SGN2000-00039 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Sign Permit Planning
SGN2000-00040 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Sign Permit Planning
SGN2000-00041 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Sign Permit Planning
SGN2000-00042 13939 PACIFIC HWY Closed 2/29/2000 WALGREENS 2S103DD01000 Sign Permit Planning
SGN2000-00033 13939 PACIFIC HWY Closed 2/28/2000 WALGREENS 2S103DD01000 Sign Permit Planning BC REAL ESTATE INVESTMENTS INC
SGN2000-00034 13939 PACIFIC HWY Closed 2/28/2000 WALGREENS 2S103DD01000 Sign Permit Planning BC REAL ESTATE INVESTMENTS INC
SGN2000-00035 13939 PACIFIC HWY Closed 2/28/2000 WALGREENS 2S103DD01000 Sign Permit Planning BC REAL ESTATE INVESTMENTS INC
SGN2000-00036 13939 PACIFIC HWY Closed 2/28/2000 WALGREENS 2S103DD01000 Sign Permit Planning
ELR2000-00025 13939 PACIFIC HWY Closed 1/31/2000 WALGREENS 2S103DD01000 Commercial-Electrical Limited Energy Building BC REAL ESTATE INVESTMENTS
ELC2000-00036 13939 PACIFIC HWY Closed 1/25/2000 WALGREENS 2S103DD01000 Commercial- Electrical Building WALGREENS
BUP2000-00019 13939 PACIFIC HWY Closed 1/24/2000 WALGREENS 2S103DD01000 Commercial- Fire Protection System Building WALGREENS
ELC1999-00711 13939 PACIFIC HWY Closed 11/30/1999 WALGREENS 2S103DD01000 Commercial- Electrical Building BC REAL ESTATE INVESTMENTS
ELC1999-00700 13939 PACIFIC HWY Closed 11/18/1999 WALGREENS 2S103DD01000 Commercial- Electrical Building B C REAL ESTATE
PLM1999-00375 13939 PACIFIC HWY Closed 11/16/1999 WALGREENS 2S103DD01000 Commercial- Plumbing Building VILLAGE PROPERTIES
SWR1999-00242 13939 PACIFIC HWY Closed 11/16/1999 WALGREENS 2S103DD01000 Commercial-Sewer Building VILLAGE PROPERTIES
ENG1999-00054 13939 PACIFIC HWY Closed 10/19/1999 WALGREENS PHARMACY 2S103DD01100 Right of Way Permit Engineering
BUP1999-00428 13939 PACIFIC HWY Closed 9/30/1999 WALGREENS 2S103DD01000 Commercial-Building Building PACIFIC/GAARDE PARTNERS LP
MEC1999-00409 13939 PACIFIC HWY Closed 9/30/1999 WALGREENS 2S103DD01000 Commercial- Mechanical Building PACIFIC/GAARDE PARTNERS INC
SIT1999-00063 13939 PACIFIC HWY Closed 9/30/1999 WALGREENS 2S103DD01000 Commercial-Site Work Building PACIFIC/GAARDE PARTNERS LP'
BUP1999-00415 13939 PACIFIC HWY Closed 9/27/1999 DEMO 2S103DD01000 Commercial-Building Building PACIFIC GAARDE PARTNERS LP
SDR1999-00009 13939 PACIFIC HWY Closed 6/10/1999 WALGREENS PHARMACY 2S103DD01000 Site Development Review Planning JEFFERY, HARRY E AND JUDITH A
• City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT 100
Request for Permit Action /z/z/ s
TIGARD 13125 SW Hall Blvd. •Tigard,Oregon 97223 • 503-718-2439 • www.dgard-or.gov
TO: CITY OF TIGARD
Building Division
13125 SW Hall Blvd.,Tigard, OR 97223
Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov
FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff
Check(✓)one
REFUND OR Name: N/A
INVOICE TO: (Business or Individual)
Mailing Address: N/A
City/State/Zip: N/A
Phone No.: N/A
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1):
® CANCEL/VOID PERMIT APPLICATION.
® TRANSFER REFUND PERMIT FEES (attach copy of original receipt and provide
explanation below).
❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below).
❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit).
Permit#: MIS2015-00003
Site Address or Parcel#: 6911 SW Oak Street,Tigard, OR 97223
Project Name: Sarvay
Subdivision Name: N/A Lot#: N/A
EXPLANATION: Case was mistakenly created as an MIS type,when it should be a ZAL type.
Please cancel MIS2015-00003, and transfer$718 from MIS2015-00003 to ZAL2015-00002.
•
Signature: Date: 11/18/15
Print Name: Lina Smith
Refund Policy
1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of:
• Any fee which was erroneously paid or collected.
• Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort
has been expended.
• Not more than 80%of the application or permit fee for issued permits prior to any inspection requests.
2. All refunds will be returned to the original payer in the form of a check via US postal service.
3. Please allow 3-4 weeks for processing refund requests.
FOR OFFICE USE ONLY
Route to Sys Admin: Date By Route to Records: Date 7,/2- ' /S B;f"f
dZ—.items 4_Processed: Date /)_/2 Y S :, Ail Invoice Processed: Date By
Permit Canceled: Date/L/L4'/ By arcel Tag Added: Date By
I:\Building\Forms\RegPermitAction_092314.doc