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05/25/1976 - Packet AGENDA Tigard Site Development Plan & Architectural Design Review Board May 25, 1976 - 5 :00 p.m. General Telephone Building 'wow 12460 SW Main St. , Tigard, Oregon 1. CALL TO ORDER 2. ROLL CALL 3. MINUTES 4. COMMUNICATIONS 5. DESIGN REVIEW 5.1 SDR 19-76 (McClure Law Offices) A request by Charles McClure for design review of a 1570 sq. ft. office building at 9250 SW Tigard St. 5.2 SDR 15-76 (Associated Computer Center) A request for review of a parking lot expansion at 13700 SW 72nd Avenue. 5.3 SDR 16-76 (Mote/Klebe) A request for review of a landscaping plan for a commercial building at 12200 SW Main St. 5.4 SDR 18-76 (Southwest Church of Christ) A request for review of a new church at the northeast 4*W corner of SW 98th Avenue and Durham Road. 6. OTHER BUSINESS 7. ADJOURNMENT Design Review Board May 25, 1976 Item 5.1 Staff Report SDR 19-76 A request by Charles McClure for review of a proposed law office building at 9520 S.W. Tigard, Avenue. Basic Facts: 1. The Tigard Community Plan designates the area of the subject site as "Commercial-Industrial" and is zoned "C-3M, Main Street Commercial". 2. On May 4, 1976, the Planning Commission granted approval to a variance to the setback requirements of the zone thereby allowing a two foot setback from the northwest property line, rather than the 10' called for in the Tigard Municipal Code. The variance was approved with the following conditions: 1. The improvements at the corner of Tigard and Main Streets shall be extended along this property with curb, sidewalk and street margin improvements. 2. A five foot right-of-way dedication be provided so as to allow room for the half street improvement. Findings: 1. A discrepency between the survey submitted by the applicant and the Washington County tax maps has been discovered and is presently being researched. 2. Section 18.60. 120 (4) (F) of the Tigard Municipal Code requires 1 parking space be provided for each 350 square feet of gross floor area. A 1570 square foot office building would require a minimum of 4 spaces which the site plan has satisfied. The parking stalls meet the 9.5' x 19' requirement but the 24' aisle width is lacking and the 10' backout space for the southwest space has not adequately been provided. The entire block bounded by S.W. Tigard, S.W. Electric, S.W. Main and Pacific Highway is owned by two persons and is in 4 parcels of which two are developed. The prazent pattern of development is lacking any interrelation and could be improved by joining the parking areas thus creating a more efficient circulation and parking pattern. A sketch map has been prepared showing how this might be achieved (attached) . The applicant has stated his support for this concept. rwor� Design Review Board Page 2 May 25, 1976 3. The sidewalk and curbing improvements are shown as a continuation of the improvements existing on the adjacent parcel. This requires locating the sidewalk partially on the right-of-way and partially on the applicant's property through an easement. Although a dedication was required as a condition to the variance, the intent can be achieved through an easement and thereby satisfying the front yard landscaping requirements of the C-3M zone. The continuation of this sidewalk through the overpass along S.W. Tigard necessitated the proposed alignment at the northwestern property line. 4. The landscaping detail provided by the applicant is inadequate with only "planting" being noted. Evergreening shrubbery and ground cover should be provided to adequately buffer the building from S.W. Tigard Street. The planting area along the southwestern property line would be eliminated if the parking alternative is found to be more acceptable. But adequate parking area landscaping would be provided by the existing landscaped berm between the adjacent parcel to the southeast. 5. If the parking alternative is accepted the need for a 20' wide entrance would be alleviated and a 15' one way drive would be all that is necessary. Additional landscaping could be provided in the northwestern portion of the driveway. °' 6. Although an irrigation system is noted, no location has been shown. Staff Recommendation: Staff recommends approval with the following changes 1. Provisions be made for combining the parking area of this site with the adjacent sites utilizing a one way, through drive and 60 angle parking stalls and tle following conditions: 1) Easements along S.W. Tigard Ave. be provided for the sidewalk and street margin improvements including extending pavement and base rock from the existing location to the curb, in accordance of City standards. 2) The sidewalk be aligned to be a continuation of the existing sidewalk and located in such a manner as to allow passage through the Pacific Highway overpass. 3) The irrigation system and landscape plan be submitted to staff for final approval. 1 � t f z _ I 7g3 t 4 � �........_..... yam. t � ; i '4 s , `fr Staff Report Design Review Board May 25, 1976 Item 5.2 SDR 15-76 (Associated Computer Center) A request for review of a parking lot expansion at 13700 SW 72nd Ave. BASIC FACTS: 1. The site is designated "general industrial" on the TCP and zoned "M-2, General Industrial" . 2. Section 18.58.080(1) of the TMC requires landscaping within parking areas to be provided and maintained at approximately 70' on center. FINDINGS• 1. The current use of the proposed parking area is a vacant grassy area with some dead, immature trees. 2. The applicant proposes to plant "Quercus Borealis" (Northern Red Oak) along the landscape strip between the parking area and the curb which appear to be appropriate to the location. 3. The landscape along the existing parking lot is not being properly maintained. The ivy has not begun to infill. This appears to be due to lack of proper watering. Two of the existing trees are dead and need to be replaced. 4. Hedrea Helix ivy root cuttings are shown for ground cover. This will be appropriate if planted denser than the existing ivy and maintained with plenty of moisture. 5. The parking stalls are one foot over what the code requires. By reducing the length of the stalls, the landscape margin will be increased from 9141 to the required 101 . 6. Section 18.60.160 of the TMC requires that parking stalls be a minimum 916" wide. The plan shows 9' wide stalls. 7. Section 18.58.080(1) requires that a landscaped area be provided approximately 70' on center each way within parking areas. Using the middle space on each parking row for landscaping will satisfy the requirement. 8. Section 18.60.160 requires that a 10' backout space be provided for end stalls. Compliance with this provision will necessitate transplanting the existing small trees. STAFF RECOMMENDATION Staff recommends approval of the site plan with the following conditions: page 2 DRB Staff Report 5/25/76 Item 5.2 1. The parking stalls be shortened to provide for a 10' landscape strip between the curb and the parking lot. 2. The parking stalls be widened to 916". 3. The middle stall on both rows be curbed and landscaped. 4. The dead trees along the existing landscape strip be replaced with like trees of a minimum 2" caliper. 5. Additional ivy planting be added in the existing landscape strip. 6. An irrigation system be provided for the entire landscape strip. 7. The existing trees at the eastern end of the proposed parking lot be transplanted and a 10' backout be provided. 8. New trees be a minimum 2" caliper. 9. Mugo Pine be placed between each Northern Red Oak. STAFF REPORT Tigard Design Review Board May 25, 1976 Item 5.3 SDR 16-76 (Mote/Klebe) A request for review of a landscaping plan for a commercial building at 12200 SW Main St. BASIC FACTS: 1. The TCP designates this area as "commercial-industrial" and is zoned 11C-3M, Main Street General Commercial". FINDINGS• 1. No new exterior construction is being done. 2. The TMC requires 10 parking spaces. The site plan shows 17 spaces. The parking in area east of the building is large enough to accommodate ten 900 spaces with a 101 back-out, there- by increasing parking by 3 spaces with no additional spaces. Also, the easternmost tier of parking spaces would be extremely difficult to utilize as shown on the site plan. 3. The area between the subject building and the post office is partially shown for English ivy. The rock would be more 'WOW, attractive if river-run gravel and some type of evergreen shrub (azalea) in the front side portion of the building with vine maple clumped on the property line. 4. No irrigation system is shown. STAFF RECOMMENDATION: Staff recommends approval with the following conditions: 1. The rear parking lot be redesigned to show 900 parking stalls with a 101 back-out for the southernmost stalls. 2. Wheel blocks be provided 21 from the front end of each stall. 3. Means of irrigation be submitted to staff for final approval. *W Staff Report Design Review Board May 25, 1976 Item 5.4 SDR 18-76 (Southwest Church of Christ) A request for review of a new church at the northeast corner of SW 98th Avenue and Durham Road. BASIC FACTS: 1. The site is designated "urban low density residential" on the Tigard Community Plan. 2. This area was annexed in June, 1975, and zoned 11R-7, Single Family Residential". 3. Prior to annexation (1974) , a conditional use permit was granted by Washington County for construction of a church. Conditions of that approval were that the use be initiated within three years, public sewer be brought to the site, site and building be subject to DRB, dedication of additional right-of-way for SW 98th & SW Durham Rd. and compliance with all applicable zoning and health code requirements. Conditions attached by the county remain with the parcel although annexed into the City. FINDINGS: 1. Although the surrounding area is relatively undeveloped, Summer- field Phase IV has received Preliminary Plat approval for continu- ation of Summerfield across SW 98th. Development of this phase is expected to begin this summer. 2. The subject site consists of 3.15 acres which are presently vacant except for a deteriorated dwelling unit and an out-building whcih are both shown for removal. 3. The policies of the TCP specify that arterials will give limited access to adjoining property and that existing arterials of less than 80' right-of-way will require stringent access controls. Since the existing right-of-way is 701 , access could be pro- vided off of SW 98th Ave. , the ingress and egress shown on the proposed plan be changed to SW 98th. This change would also necessitate relocation of the parking area. The site is large enough to turn either just the parking area or also the church building 900. When relocating the parking lot it should be noted that the driveway must be placed a minimum of 100 ft. from the intersection of Durham & 98th. 4. The building is shown to be located 13'8" from the east lot line. Although the TMC specifies a 7 ft. setback for residential structures of this height, the proposed setback appears to be Nbw inadequate and could be more centrally located on the lot. page 2 DRB Staff Report 5/25/76 Item 5.4 5. The 45 parking spaces shown on the proposed plan far exceed the minimum called for in the TMC, but the parking stalls are in- adequate in that the TMC calls for a 19' x 916" stall. In utilizing 900 parking, the drive needs to be 24' rather than the 20 ' as shown on the site plan. A 10 ' back-up is also needed for the parking space shown at the NW corner of the parking lot. The 6" wheel block shown along most of the parking lot should be continued along the northern edge so as to pro- hibit intrusion into the sidewalk. 6. The existing pedestrian path along Durham Rd. should be main- tained and a 5 ' sidewalk is required by Section 17.44.040 of the TMC along SW 98th Ave. 7. All utility lines serving the site are required to be underground. 8. No specific width of the access drive has been shown. Due to the anticipated heavy use, the driveway width at the curb cut should be 30 ' . 9. A good number of existing large trees appear on the site and the applicant has stated his intent to maintain them. The remaining landscaping appears to be minimal and significantly IAW lacking immediate to the building. 10. The majority of the site is shown for "new lawn". This appears satisfactory due to the demonstrated intent to locate future buildings in these areas, if the lawn area is regularly mowed and maintained. A row of trees such as birch or maple between the sidewalk and curb would greatly enhance the site and provide a buffer to the residentially zoned parcel on the west side of SW 98th. Such planting would be in accordance with the arterial and collector street requirements of the TCP. 11. The area, type and configuration of the future buildings are not specified. A project shaving full development, but phased if necessary, allows better site planning. STAFF RECOMMENDATION Due to the major deficiences found in the submittal, the staff recommends denial of the request and that it be resubmitted, satisfying the points noted in the staff report. BASIC FACT: The Columbia Region Association of Governments Regional Transportation Plan, with concurrence of Washington County, designates SW Durham Rd. as a major connector linking I-5 with SW Pacific Hwy. and the TCP also designates it as an arterial with SW 98th Ave. being designated as a collector.