ADJ2016-00105 AD i 2016 -00105
RED ROCK
CENTER
PARKING
ADJUSTMENT
Notice of a Type II Decision
_ Parking Adjustments Review
Case ID: ADJ2016-00105
RED ROCK CENTER PARKING ADJUSTMENT
The Decision
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the requested land use action, subject to certain conditions of approval. The findings and
conclusions on which the decision is based are noted in the Final Decision and the proposal is described
below.
Tigard Community Development Contact Information
Date of Notice: Tuesday,July 12,2016 120 days = Tuesday,August 30,2016
Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov
Appeal Information
All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may
appeal the decision.Appeal forms are available on the city's website or by person at the Permits Center.
If you would like to appeal this land use decision, we need to receive your completed appeal form by
4 p.m. on Thursday,July 28, 2016. Please include the Case ID Number: ADJ2016-00105. Please
hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal
fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions
regarding this decision please address them to the appropriate staff person noted on this form: Gary
Pagenstecher and note the Case ID Number:ADJ2016-00105
This decision is final on Tuesday,July 12, 2016 unless an appeal is filed. The decision will go into
effect on Monday,August 01, 2016, unless an appeal is filed. A copy of the Final Decision is available
upon request from the staff contact person noted above.
Information About the Decision
Applicant: Winterbrook Planning Owner: Red Rock Business
c/o Jesse Winterowd Associates,LLC
310 SW Fourth Avenue,Suite 1100 c/o Doug Fry
Portland,OR 97204 18187 Siena Drive
Lake Oswego,OR 97034
Description of the Proposal:
The applicant requests an adjustment to the minimum parking standards for a change from office to
medical office use. The approved Red Rock Center Planned Development (PDR2010-00002) provided
145 parking spaces for a mix of retail, office, and medical office uses. Market demand is for full use of
the site for medical office. Required parking for medical office on the site would be 157 spaces. A
parking study provided by the applicant concluded that actual parking demand for the proposed uses is
115 spaces.
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1
Legal
Description: Washington County Tax Map 2S101AB,Tax Lots 300,3000, 03100,and 90000.
Zoning: C-G: General Commercial District (PD)
Appeal Procedure Details
The decision of the Director (Type Il Procedure) or Review Authority (Type Il Administrative Appeal or
Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as
provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of
the Tigard Community Development Code which provides that a written appeal together with the required
fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was
mailed. The appeal fee schedule and forms are available 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.
The deadline for filing an appeal is 4 p.m. on Thursday,July 28,2016
Site Plan
Figure 2: Updated Site Plan
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El'.tHEIRS7 ST DED'G+TKIN
S'TE PLAN
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2
NOTICE OF TYPE II DECISION
RED ROCK CENTER PARKING ADJUSTMENT
ADJ 2016-00105
120 DAYS = 8/30/2016
SECTION I. APPLICATION SUMMARY
FILE NAME: RED ROCK CENTER PARKING ADJUSTMENT
CASE NO: ADJUSTMEMENT (ADJ) ADJ2016-00105
APPLICANT: Winterbrook Planning
c/o Jesse Winterowd
310 SW fourth Avenue,Suite 1100
Portland, OR 97204
ARCHITECT: Anderson Dabrowski Architects,I.LC
c/o Jon Anderson
1430 SE 3rd Avenue,Suite 200
Portland, OR 97214
OWNER: Red Rock Business Associates,LI.0
c/o Doug Fry
18187 Siena Drive
Lake Oswego,OR 97034
REQUEST: The applicant requests an adjustment to the minimum parking standards for a
change from office to medical office use. The approved Red Rock Center
Planned Development (PDR2010-00002) provided 145 parking spaces for a mix
of retail, office, and medical office uses. Market demand is for full use of the
site for medical office. Required parking for medical office on the site would be
157 spaces. A parking study provided by the applicant concluded that actual
parking demand for the proposed uses is 115 spaces.
LOCATION: 12625 SW 70th avenue;Washington Count 7 'fax Map 2S101AB, Tax Lots 300,
3000, 03100,and 90000. Red Rock Center, Building C (Phase INS.
ZONE/
COMP PLAN
DESIGNATIONS: C-G (PD): 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. 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,arc permitted conditionally.
(PD):The property has a planned development overlay designation.
MUE': mixed-use employment. "IThe I NUE zoning district is designed to apply to a
majority of the land within the Tigard Triangle, a regional mixed-use employment
district bounded bN, Pacific Highway (Iiwy. 99), Highway 217 and I-5. This zoning
ND120i6-(x)In5--It FA)MU K( I.ti I'I RP Nit KING \D11.IS IAIIIN-I P V T 10115
district permits a wide range of uses including major retail goods and services,
business/professional offices, civic uses and housing; the latter includes multi-
family housing at a maximum density of 25 units/acre, equivalent to the R-25
zoning district. A wide range of uses, including but not limited to community
recreation facilities, medical centers, schools, utilities and transit-related park-and-
ride lots, are permitted conditionally. Although it is recognized that the
automobile will accommodate the vast majority of trips to and within the
Triangle, it is still important to (1) support alternative modes of transportation to
the greatest extent possible; and (2) encourage a mix of uses to facilitate intra-
district pedestrian and transit trips even for those who drive. The zone may be
applied elsewhere in the city through the legislative process.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters, 18.370, 18.390,and 18.765.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request.The findings and conclusions on which the decision is based are noted in
Section V of this decision.
SECTION III. BACKGROUND INFORMATION
Site History
The subject site for Building C and associated parking (Phase IV, Red Rock Center) is partially vacant
with minor provisional parking improvements and a waste storage area. It is one of three lots approved by
the Planning Commission in the Detail Plan for Red Rock Center Planned Development (PDR2010-
00002) under Final Order No. 2011-01 PC. A minor land partition (MLP2010-00002) creating three lots
was approved concurrently with the final order.A Sensitive Lands permit (SLR 2010-00002) was obtained
earlier as Phase I for the associated Red Rock Creek drainage and wetland enhancements on portions of
the subject site. Phase II and 1II, including Buildings A and B, respectively, have been built and are
occupied.
Vicinity Information
The Red Rock Center PD created three parcels out of a 4.09-acre site zoned primarily GG (PD) with a
0.90 acre parcel in the southeast corner zoned MUE, all located between SW 70 and 72 Avenues and
between SW Dartmouth and SW Elmhurst Streets. The property is surrounded on the north and west
by C-G (PD) zoned land, and on the south and east by land zoned MUE. The area to the south along
Elmhurst zoned MUE, is a neighborhood in transition from single-family residential to commercial
uses. The area north across SW Dartmouth is developing with site development approvals for all
parcels located between SW 68" and SW 72"d. However, some of these approvals have since become
void as casualties of the economic downturn of 2008.
Proposal Description
The applicant requests an adjustment to the minimum parking standards for a change from office to
medical office use. The approved Red Rock Center Planned Development (PDR2010-00002) provided
145 parking spaces for a mix of retail, office, and medical office uses. The applicant finds that market
demand is for full use of the site for medical office. Required parking for all medical office on the site
would be 157 spaces. A parking study provided by the applicant concluded that actual parking demand
AD.PH64005-RI?ll R(XX(:I'.NTER PARKING ADJUs"TIENT 1' 2OP 5
for the proposed uses is 115 spaces.
As outlined in the application, the change in the proportion of medical office uses ninpacts parking
space requirements from the approved PUD in three ways:
• First, Tigard 's code has changed - general office and retail uses require less parking now (from
3.4 to 2.7, and 3.7 to 3.0 parking spaces per 1,000 square feet, respectively), but medical office
parking requirements have remained the same;
• Second, Tigard requires more parking for medical office (3.9/1,000 sq. ft.) than for general
office (2.7/ 1,000 sq. ft.) or retail sales (3.0/1 ,000 sq ft) perTDC 'fable 18.765.2.
• Third, the proposal loses the mixed-use parking reduction allowed through TDC Section
18.765.030.D.
'Therefore, the 145 spaces of on-site parking approved for the 1117 has shifted from providing More
parking than required by code- 131 under the original approval and 113 under current code standards-
to proxidingy less (fables I , 2 and 3,Applicant's Narrative).
'I'lle proposed adjustment is to the parking standards of rDC Table 18.765.2, and would allow 147
parking spaces (the updated site plan includes an additional two parking spaces on site) rather the 157
spaces for the planned development - a reduction of 10 spaces or 6.4,,'0. 'flie applicant's narrative argues
that the parking adjustment approval criteria found in TDC Section 18.370.020.C.6.a. are met.
SECTION IV. PUBLIC COMMENTS
On Nlay 25, 2016, staff mailed a notice of pending land use application to property owners within 500
feet of the subject site and to the Interested parties list maintained b), the city. Staff received written
comments in opposition to the adjustment from members of the Red Rock Condominium Association
and an additional comment letter from an attorney retained by the Association. After the applicant and
the Association members had an oPPOrtuffltv to roductivel), address the issues raised between them,
the cin,- received written requests to withdrawthe letters.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Chapter 18.370 VARIANCES AND ADJUSTMENTS:
18.370.020.C. Special adjustments.
6. Adjustments to parking standards (Chapter 18.765).
a. Reduction from minimum parking requirements. By means of a Type 11 procedure,
as governed by Section 18.390.040, the director may authorize up to a 20% reduction
in the total minimum vehicle parking spaces required in 18.765.070.H when an
applicant for a development permit can demonstrate in a parking study prepared by
a traffic consultant or in parking data from comparable sites that:
"The applicant has applied for a 6.5 percent parking adjustment to reduce the required 157 spaces to the
proposed 147 spaces for a change of the approved office use to medical office.The application 'includes
a parking stud), as Exhibit A, prepared by 'Todd NiobleN•, Lancaster Engineering, dated April 26, 2016.
'I'lle studs' Includes parking data obtained from the subject site,
i. Use of transit, demand management programs, and/or special characteristics of
the customer, client employee or resident population will reduce expected
vehicle use and parking space demand for this development, as compared to
\DJ--0J60WW5 1W.DW)CK(Y'�11 RI'\RKI\G \D11's1\W\1 PV& iol 5
standards Institute of Transportation Engineers (ITE) vehicle trip generation
rates and minimum city parking requirements;and
The Lancaster parking study finds that special characteristics of the customer and employees will reduce
expected vehicle use and parking space demand for this development, as compared to standards
Institute of Transportation Engineers (ITE) vehicle trip generation rates and minimum city parking
requirements. The empirical analysis of actual parking on-site showed that parking demand for the all-
medical office tenants in Buildings A and B is approximately 2.85 spaces/1,000 sf. for both customers
and employees. In addition, the city's standard of 3.9/1,000 s£ exceeds the ITE rate of 3,2/1,000 sf.
The City's Development Review Engineer reviewed the Lancaster study and agrees with its findings.
This criterion is met.
ii. A reduction in parking will not have an adverse impact on adjacent uses.
The Red Rock Center is topographically isolated from existing development to the east across 70'h by
an approximately 10 foot high retaining wall along the property's frontage. The site is otherwise
bordered by an arterial and collector, SW 72"`'
and SW Dartmouth Street, respectively. Property to the
south is in transition from residential to commercial use which is accessed by SW Elmhurst Street,
which is currently only partially improved. On-street parking is available on SW 70"' for use adjacent to
the site. Other bordering streets do not allow on-street parking. Adjacent users across major streets are
not likely to use the subject parking lots. However, adjacent users could potentially use the on-strcet
parking on SW 70".
Given the relative isolation of the subject site from the parking demands of adjacent uses,the proposed
reduction in parking would not likely have an adverse impact.
This criterion is met.
FINDING As shown in the analysis above,the adjustment to parking standards criteria are met.
Therefore, the adjustment can be approved.
SECTION VI. OTHER STAFF COMMENTS
Planning staff received comment from the City's Development Review Engineer finding that the
applicable approval criteria were adequately addressed by the Lancaster"Technical Memorandum dated
April 26,2016.
SECTION V11. AGENCY COMMENTS
No agencies were notified of the proposed parking adjustment. Denial or approval of the parking
adjustment would not substantively change the development with respect to agency considerations.
SECTION V111. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
XDJ_h06-(K)105--R11)R(X X CENTER PARKING ADJt),,FN1VM. PAGI'4 OF5
1 The applicant and owners
Z Owner of record within the required distance
Z affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JULY 7, 2016 AND BECOMES
EFFECTIVE ON JULY 27, 2016 UNLESS AN APPEAL IS FILED.
A1212cal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adverseh, affected or aggrieved by the decision as provided in Section 18.390.040.6.1 ma}-
a
peal this decision in accordance with Section 18.390.040.6.2 of the 'Tigard Community Development
Fode-vvhich provides that a written appeal together kvith 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 Cit- 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 concernuig issues properl), raised in the Notice of Appeal maybe
submitted y any part- during the appeal hearing, subject to ani" additional rules of procedure that may
be adopted from time to time by the appellate bode.
THE DEADLINE FOR FILING OF AN APPEAL IS 4:00 P.M. ON JULY 26,2016.
Questions:
If you have an questions, please call the Cit' of Tigard Planning Division,Tigard Cit• Hall, 13125 SW
Hall Boulevard,Tigard, Oregon at (503) 639-4171.
C_,r 14 July 7,2016
PRE.PARI:D By: Gafy Pagensteclier DATE
Associate Planner
c'
APPROVED BY: Tom McGuire DATE
Assistant Community Development Director
\I>�_i1Giw l l5- Ia'.11R(k ht'1.\1'I.ItI'1Rhl\( \UII' I"VI \I' I'\GI 5OI 5
l,gurc 2: Updated Site Plan
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SITE FLAN
REQUEST
FOR
COMMENTS
CITY OF TIGARD REQUEST FOR COMMENTS
NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS: FILE NAME-
Ali
AME
Mark the block to the left of the name of each person or organization that needs to be notified.
CITY OFFICES
CD Administration/Kenny Asher,CD Director
CD Administration/Tom McGuire,Asst CD Director
CD Administration/Buff Brown Sr.Transportation Planner(electronic copy)
City Administration/Carol Krager,City Recorder
Development Services/Planning-Engineering Techs. (except annexations)
Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision)
Building Division/Mark VanDomelen,Building Official
Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision)
Public Works/John Goodrich
Public Works/Paul Izatt(Subdivisions ONLY-Full size plan set)
Public Works/Jeremy Hanson
Hearings Officer(2 sets)
Planning Commission(12 sets)
City Attorney
'Jl File/Reference(2 sets)
LOCAL AND STATE JURISDICTIONS
City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076*
City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076*
City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224*
City of King City City Manager,15300 SW 116th Ave,King City OR 97224*
City of Lake Oswego,Planning Director,PO Box 369,Lake Oswego OR 97034*
City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201
City of Tualatin Planning Manager,18880 SW Martinazzi Ave,Tualatin OR 97062*
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center
(ZCA-Adopted)*
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)*
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Brian Harper,PhD,(CPA/DCA/ZON)*
ODOT,Rail Division,Dave Lanning,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179
(Notify if ODOT R/R-Hwy Crossing is only access to land).Email:Regionl_DEVREV_Applications@odot.state.or.us
ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NW Flanders,Portland
OR 97209-4037 (Vacations)* Email:Regionl_DEVREV_Applications@odot.state.or.us
ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209
Email:Regionl_DEVREV_Applications@odot.state.or.us
OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR
97208-3621 (powerlines in area)
OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers)
OR Dept of Environmental Quality(DEQ),Regional Administrator,700 NE Multnomah St#600,Portland,OR 97232
(Notify for Wetlands and Potential Environmental Impacts)
OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie
Island Road,Portland OR 97231
OR Dept of Geo.&l\lineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232
OR Dept of Land Conservation&Dev.,Alara Ulloa,635 Capitol Street NE,Suite 150,Salem OR 97301-2540(Comp
Plan Amendments&Measure 37) -You have the option to send electronic copies. See DLCD website for online
submittal procedures
hCommunity DevelopmentlLand Use Applications103_Admin MaterialslRequest for comments\Request for Comments Notification List.xlsx Rev.20160505 Page 1 of 2
CITY OF TIGARD REQUEST FOR COMMENTS
NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS
OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR
97301-1279 (Documents should be emailed/do not send hard copies)
OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if
property has HD overlay)
OR Public Utilities Commission,PO Box 1088,Salem OR 97308-1088
US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (Maps and
CWS letter only)
WCCCA 9-1-1,Ian Crawford,17911 NW Evergreen Pkwy,Beaverton,OR 97006 (preliminary plats-subdivisions)
(Documents should be emailed to icrawford@wccca.com /do not send hard copies)
Washington County Consolidated Communications Agency(WCCCA) "911",Kelly Dutra, 17911 NW Evergreen Pkwy
Beaverton,OR 97006 (monopole towers)
Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St MS 51 Hillsboro OR 97123-
5625 (general apps)*
Washington County,Assessment&Taxation, 155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA)*
Principal Planner,Community Planning,Washington County,Dept of Land Use&Trans,Planning and Development
Services,155 N First Ave,Suite 350,NIS 14,Hillsboro OR 97124(ZCA)*
Washington County,Dept of Land Use&Trans,ATTN:Transportation,155 N First Ave,Suite 350,NIS 14,Hillsboro
OR 97124(ZCA)*
UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES
Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152
Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle
WA 98115
Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation
notices)
Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and
approved Annexation notices)
Clean Water Services,Development Services Department,David Schweitzer/SWT%1 Program,2550 SW Hillsboro Hwy,
Hillsboro OR 97123*
Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005 (See map for area contact)
Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR
97006-4886 (annexations only)
NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991
NW Natural Gas Company,Account Services,AT'1N: Annexation Coordinator 220 NW Second Ave,Portland OR
97209-3991 (Annexations only)
Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006
Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006
Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R
predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294
Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock
Nelson,503-249-3079)
Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039
Tigard Water District,POB 230281,Tigard OR 97281-0281
Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006*
Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196*
Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006*
Tri-Flet Transit Development,Ben Baldwin,Project Planner,1800 SW 1 st Ave#300,Portland,OR 97201 (If project is
within 1/4 mile of a transit route)
Frontier Communications,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005
(Documents should be emailed to John.Cousineau(gftr.com-do not send hard copies)
*Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property
for any/all city projects(Project Planner is Responsible for Indicating Parties to Notify)
This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you.
hCommunity DevelopmentlLand Use Applications103_Admin MaterialslRequest for commentslRequest for Comments Notification List.xlsx Rev.20160505 Page 2 of 2
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: May 25,2016
TO: PER ATTACHED
FROM: City of Tigard Planning Division
STAFF CONTACT: Gary Pagenstecher,Associate Planner
Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: Garyp@tigard-or.gov
ADJUSTMENT (ADJ) 2016-00105
- RED ROCK CENTER ADJUSTMENT -
REQUEST: The applicant requests an adjustment to the minimum parking standards for a change from office to medical
office use. The approved Red Rock Center Planned Development (PDR2010-00002) provided 145 parking spaces for a
mix of retail, office, and medical office uses. Market demand is for full use of the site for medical office. Required parking
for medical office on the site would be 157 spaces. A parking study provided by the applicant concluded that actual parking
demand for the proposed uses is 115 spaces. LOCATION: 12625 SW 70th Avenue; Washington County Tax Map
2S101AB, Tax Lots 300, 3000, 3100, and 90000. ZONE C-G (PD): 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. MUE: mixed-use employment. The MUE zoning district is designed to apply to a majority of the
land within the Tigard Triangle. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.370, 18.390,and 18.765.
Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: TUESDAY JUNE 14, 2016. You may use the space provided below or attach a separate letter to
return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your
comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning
Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
_ Pof our office.
Please contact
_ Please refer to the enclosed letter or email.
Written comments provided below:
Name&Number of Person Commenting:
Gary Pagenstecher
From: Gary Pagenstecher
Sent: Tuesday,June 14, 2016 5:10 PM
To: 'jesse@winterbrookplanning.com'
Cc: Tom McGuire
Subject: Public Comment on proposed parking adjustment
Attachments: Public Comment.pdf
Jesse,
Please see attached comments on the proposed adjustment.As we discussed, I hope an internal discussion will reconcile differe
to strengthen the argument in favor of the adjustment in light of the opposition's testimony.
I will be out on vacation next week, the week of the 20'n, and will look for direction from you when I get back Monday the 27tH
Regards,
Gary
Gary Pagenstecher, AICP
Associate Planner
Community Development
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
Phone: 503-718-2434
Fax: 503-718-2748
Email: garvp@tigard-or.gov
l
Gary Pagenstecher
From: Roger McKee <mckeeroger@yahoo.com>
Sent: Tuesday,June 28, 2016 8:04 PM
To: Gary Pagenstecher
Cc: Sunil Thanik; Elyce Quarry; Meghan Hoobler,Jane McKee; Parisa Sepehri; Roger McKee
Subject: RRCCA withdrawal request
Follow Up Flag: Flag for follow up
Flag Status: Completed
June 281, 2016
Gary Pagenstecher
City of Tigard
Community Development Division
13125 SW Hall Blvd.
Tigard, OR 97223
Dear Gary,
Red Rock Creek Condominium Association (Pad A) is comprised of Dr. Sunil Thanik
(Progressive Periodontics), Dr. Parisa Sepehri (PS Dental Services), Colin and
Meghan Hoobler (CH Physical Therapy) and Jane and Roger McKee (Meridian
Acupuncture & Wellness).
As a group, we would like to withdraw our comments regarding the parking adjustment
request from Doug Fry. We are supporting his efforts to designate the entire
development, Pads A, B and C, as "full medical" use.
Because we are classified as medical offices, and to meet our number of required
parking spots, we will have access to 10 parking spaces in the proposed Pad C
overflow parking area.
Please let us know if you need any additional information from us.
Thank you, Roger McKee
Sincerely,
Red Rock Creek Condominium Association
2
�RIDIA
ACUPUNCTURE & WELLNESS
Bridging Eastern and Western Medicine
RUCEINED
June, 14th, 2016 jN 14 2016
0i►Y OF TIGARD
To: Gary Pagenstecher �'i i-NNING/ENGINEERING
Thank you for the notification of the proposed parking adjustment, regarding
Case ID: ADJ 2016-00105 Red Rock Center.
We are the business and property owners of Meridian Acupuncture &
Wellness in Pad A. We total 12 employees, business owners and staff. We
oppose any parking variance proposal by the applicant, Winterbrook
Planning, to reduce parking standards in this development. The Full
Medical Office Use (Table 3 of the April 28th, 2016 Application for
Adjustment) listing 157 spaces (3.9 per 1,000) is a necessary minimum.
The attached June 2016 parking study of Metro Area Medical Office
Building Parking Ratios by CBRE reflects an average ratio was 4.94 spaces
per 1,000 square feet. Using the Winterbrook Planning calculations of April
26, 2016, the original plan for Red Rock Center, 157 parking spaces, is only
3.9 spaces per 1,000. If this proposal is accepted, the ratio decreases to 3.65
spaces per 1,000. As a medical complex, we need a higher parking ratio.
We supported an earlier variance proposed by Doug Fry. That support was
offered with the expectation that the proposed full medical office parking
standards would be integral to the completion of Pad C.
We purchased our property knowing that the inadequate number of parking
spaces would be mitigated with the inclusion of the Pad C overflow parking
area easement. Based on the 5/4/2012 Amended and Restated Declaration
of Cross-Parking Roadway Maintenance and Easement Agreement (see
attached), we expect the overflow parking will be completed as diagrammed
and filed.
12005 SW 70th Avenue, Tigard, OR 97223
www.MeridianAcupuncture.com
PH: 503.692.9680 • FX: 503.670.4954
There are issues of availability of parking spaces, safety, and accessibility.
At times, staff must park across Dartmouth on 70th at Tualatin Valley Fire
& Rescue. Crossing Dartmouth Street is dangerous.
We do not accept 70th Street on-street parking as part of the long-term
solution for the completed Red Rock development. We know the City of
Tigard is developing a master plan for the Tigard Triangle. With future
development, we should not be in competition with other businesses for on-
street parking or risk its elimination.
We attract patients from Tigard and other parts of the metro area, bringing
more business to the city. Many patients are frail or in pain, don't qualify
for handicapped parking, and need to be close to the clinic. Convenient
parking is necessary.
We committed to, and pursued, our opportunity to relocate our business to
the Red Rock Center in the Tigard Triangle with the agreement of medical
office standards for on-site parking. This proposed variance to reduce
parking standards will create safety issues for patients and staff.
In conclusion, we see no advantage to the Red Rock Center Development if
this proposed adjustment is approved. Please keep us informed if further
action is required.
Sincerely,
`Dr. Linda Grass, Nll Jane McKee, L c Colleen White
Jeremy Jacks, Ac Michelle Harris VJilrlave, L
�4 �'^1.. i w GJ•` Lia -/hs'wLd��,. '�l zA
Tina�oddell, CTT ichard Powell, OT Laura Burda, LMT
Emily Henderson, LPCi rill Jonson Roger cKee
Created June 2o16
METRO AREA MEDICAL OFFICE BUILDING PARKING RATIOS
MAPSQUARE PARKING
NUMBER BUILDING NAME BUILDING ADDRESS FOOTAGE RATIO'
18o4o Lower Boones Ferry Road 80,1
I Providence Bridgeport Tigard,OR 97224 74 5
s Mercantile Village(Three buildings) 3975-4015 Mercantile DriveLake Oswego,OR 97o35 89,849 4.21
3 Willamette Marketplace 2020 SW 8th Avenue 26,644 5
West Linn,OR 97o68
Peterkort Centre I 9555 SW Barnes Road 72,000 5
4 Portland,OR 97225
Peterkort Centre III 97oi SW Barnes Road 77854 5
5 Portland,OR 97225
6 Providence Mother Joseph Plaza 9427 SW Barnes Road 132,554 6Portland,OR 97225
Providence St Vincent Medical Center 9155 SW Barnes Road 290,245 7.5
7 (Buildings 2&3) Portland,OR 97225
8 Barnes Road Professional Center 1175o SW Barnes Road 8,500 4.83Portland,OR 97225
Providence Tanasbourne 18610 NW Cornell Road 72,846 4
9 Hillsboro,OR 97124
to Cornell Medical Plaza 196o NW 167th Place 23,054 5
Beaverton,OR 97225
II Tanasbourne Professional Center II 17885 NW Evergreen Parkway 20,000 4.2
Beaverton,OR 97oo6
48o5 NE Glisan Street 1,359,230 3.5
t2 Providence Medical Center Portland,OR 97213
lobi SE Main Street
13 Adventist Medical Center 46'254 5
Portland,OR 972x6
'Spaces per
1,000 SF
Created By:
Jan Bottcher I Senior Vice President
CBRE,Inc.I Advisory and Transaction Services
Licensed in OR and WA
9 2016 CBRE Limited.The informatim amtmi—d herein(the 7nfmmatim�)is 6rtended for informational purposes only and should not be relied upon b_y recipients hereof.Although the InfcNmatim. .
'VJVPc-nnPro 7"()rr
To Community Development Director of Tigard Tigard Planner -Mr. Gary
Pagenstecher,
Our business, Progressive Periodontics, is housed within the large building "Building A"
facing Dartmouth Street. Our address is 12025* SW 70th.
We employ 5 people. We have been in business in Tigard since 2012 at this location.
The purpose of this letter is to formally appeal the proposal to adjust the minimum
parking standards.
h
Last year, a new business "pediatric associates of the norfwest" opened up in "Building
B" on the corner of Dartmouth and SW72nd Ave. They are a high volume multi-doctor
pediatric practice. Since they have opened we have seen a surge in the demand for
parking spaces. Many of their patients and staff encroach the few spaces in front of our
business. We do not have any reserved parking spaces for any of the 4 businesses in
"Building A". When we were developing "Building A", we all chose to share spaces in
the spirit of community.
Our concern is that the new building "Building C", if not provided with adequate parking,
will further cause a constriction on the available parking spots we have.
This concern is supported by the daily search for available parking. Our staff is already
parking near the dumpster which is adjacent to the new proposed building. These spots
will probably not be available once the new building is occupied. Our patients have told
us that they have a hard time finding parking already - a problem that will only get worse
if "minimum parking standards" are enforced.
I have spoken to the director of operations at pediatric associates, Liz McElhinny. She
told me that in their busy season, in the winter, their staff is required to park at
Walmart! This is due to the lack of available parking spaces for their staff and
patients. Walmart is located across busy SW72nd Ave. It is a 1/4 mile walk from the lot
of Walmart to their building entrance. This presents a hazard for anyone not provided
adequate parking and a liability for the City of Tigard. We certainly don't want to create
a situation, by shorting available parking, that creates an endangerment to our staff and
patients.
We would like the city to enforce the current law to maintain the parking calculation at
3.9 spots/1,000sq ft (@40,327 sq ft) = 157 spots.
Dr- Sunil Thanik & Dr. Mandac, Nassirf 12025 SW 70M Ave Tigard OR 9722?
P Q 2 4 t i 5 0
MVPerjc)Prr
Igo
The response of WinterBrook Planning to allow this reduction by 6.4% is predicated on
the standards of the Institute of Transportation Engineers (ITE). This is a vague, non-
local standard that may not be germane to Tigard and certainly not to our local business
area. To use the ITE's recommendation as the sole basis for the reduction is near-
sighted and ultimately wrong.
TZC Section 18.390.040 can authorize a 20% reduction only "when the use of transit ,
demand management programs....will reduce expected vehicle use". We suggest that
NO demonstration of demand management programs exist. Therefore, the reduction is
not and should not be valid.
The WinterBrook study supports its recommendations by citing a Lancaster Engineering
Study. The study says it made "observations...during both the morning and the
afternoon...... The study does not say how many days these observations were
done. Was this study only done on one day? If so, it may not be truly representative of
a normal work week at this site. Furthermore, the study does not mention what day this
observation was performed on. There are days of the week that one or many
businesses are closed. If the study was done on a day when all 5 businesses were not
working, the numbers will be inherently flawed. There was no communication from
Lancaster to ensure the study would be performed on a typical working day. It is
because of this flaw in the study that we suggest WinterBrook's recommendations are
without merit.
In conclusion, we at Progressive Periodontics strongly suggest to deny the request for
the application of minimum parking standards.
Sincerely,
Dr. Sunil Thanik
Elyce Quarry
Randi Stieglitz
Lauren Lawless
MaryBeth Marvin
Dr Sunill _Tt)anik & Dr Mandad Nassir; i 202F SVl' 70th Ave Tiqar(,-' OR q7'�'Y�
, I f_�
PS Qli�
DentaC
June 12,2016
RE:Case ID#ADJ2016-00105 RED ROCK CENTER
To:Gary Pagenstecher,
I am the business and the property owner of the PS Dental at the Red Rock Creek in Pad A.I oppose
the parking variance proposal by WinterBrook planning to reduce the number of parking in this
development.We have been having parking shortage since the Pad B,the NW Pediatric,has been
built.The staff have been parking at the Walmart parking lot,at the Tualatin Valley Fire and Rescue
Building and both sides of the 70th avenue.They have to walk quarter of a mile,or cross Dartmouth to
get to their job sites.It can get dangerous crossing the road with the heavy traffic or walking to
Walmart parking lot when it gets dark.We have been promised and been relying on the overflow
parking that was planned for Pad C.We are currently at 3.9 spaces per 1000 and we are having
parking issues.If the proposed plan is to cut it to 3.6/1000,it will create a very unpleasant experience
for patients and unsafe environment for our staff.
Again we like to state our disapproval of reducing the number of parking from 157 to 145,considering
it is already a big problem at 3.9/1000.
Regards,
Dr.Parisa Sepehr �'-n-- - ---- ---------------------
Nanette Nielson — -:----- - -------------------
Judy Cutts ---- - - ----------------------
San Juana Mendez -- t - -----------------------
Jessica Leonard - -- --------------------------------
12017 SW 70th Ave.Tigard,OR 97223 503.574.4000 www.psdentalservices.com
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www.chphysicaltherapy.com
June 13, 2016
RE: Case ID # ADJ2016-00105 RED ROCK CENTER PARKING
ADJUSTMENT
Attn: Gary Pagenstecher
We are the owners of c.h. Physical Therapy, LLC located in Pad A of the Red
Rock Creek Condominium Assocation and strongly oppose the parking variance
proposal #ADJ2016-00105. We are located at 12011 SW 70th Ave. part of the
original Red Rock Center development. In no way should this proposal for reduced
parking at Red Rock Center be approved as 3.9 parking spots per 1000 sq. ft. of
medical office space are well below the legal recommendation of 5 per 1000 sq. ft.
Tenants and patients from our Condominium Association (Pad A) are currently
having to park on the street along SW 701h Ave. Continuing to do this is unknown
as the City has plans to expand this street with the building of Pad C which may
eliminate street parking altogether. As a physical therapy clinic the majority of our
patients need close parking as they are recovering from surgery or injury but don't
qualify for a handicap pass. Our staff and patients already complain about lack of
parking.
Since Pediatrics NW (Pad B) opened in this Red Rock Center development parking
has been a problem. Their office manager Liz McElhinny approached us soon after
opening as she was/is greatly concerned for her employee's safety because they are
were/are having to park at Walmart t/4 of a mile away. I too am concerned for the
safety of my staff because we see patients from lam — 7pm Monday thru Friday.
This means we have staff arriving at 6am and leaving at Bpm or later walking alone
in the dark to their cars which are on the street outside of our lit parking lot.
HILLSBORO/CORPORATE BE"ERTON TIGARD PEARL MALL 205 MILWAUKIE
936 SE Oak Street 16985 NW Cornell Rd.,Ste. 110 1201 1 SW 70th Avenue 914 NW 13th Avenue 1034 SE 96th Avenue 14874 SE Webster Road
Hillsboro,OR 97123 Beaverton,OR 97006 Tigard,OR 97223 Portland,OR 97209 Portland,OR 97216 Milwaukie,OR 97267
P:503.546.6392 P:503.601.9000 P:503.213.2020 971.244.9000 P:503.546.7640 1,:503.406.9024
F:503.546.9150 F:503.601.9001 F:503.213.2023 971.244.9005 =:503.546.7641 F:503.406.9025
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www.chphysicaltherapy.com
The parking study mentioned by the applicant in no way makes sense and makes
me wonder as to when they came and had this done. Clearly it wasn't during a day
or time that all 5 businesses are open and seeing patients as finding a parking space
at this time is very difficult and any professional would see that. Nor did this
person ask each business owner any information which would have been helpful in
determining this like "how many employees do you have on a given day" or "what
is the average number of patients seen on a given day." I can tell you that we
employ 8 employees at this location in which at least 4 are there the entire time we
are open, and an average of 30 patient per day in which 4-6 are usually there at the
same time.
I am sure the City of Tigard will see that the solution to our parking problem
would be to NOT approve this proposal.
Regards,
Meghan and Colin Hoobler
HILLSBORO/CORPORATE BEAVERTON TIGARD PEARL MALL 205 MILWAUKIE
936 SE Oak Street 16985 NW Cornell Rd.,Ste.110 1 201 1 SW 70th Avenue 914 NW 13th Avenue 1034 SE 96th Avenue 14874 SE Webster Road
Hillsboro,OR 97123 Beaverton,OR 97006 Tigard,OR 97223 Portland,OR 97209 Portland,OR 9721 6 Milwaukie,OR 97267
P:503.546.6392 r:503.601.9000 P:503.213.2020 :971.244.9000 P:503.546.7640 P:503.406.9024
F:503.546.9150 =:503.601.9001 F:503.213.2023 :971.244.9005 F:503.546.7641 F:503.406.9025
1
pediatric
associates
OF THE NORTHWEST
June 10, 2016
2701 NW Vaughn St.,
Ste.360
Portland,OR 97210
Tel:503-227-0671 Tigard Planning Department
Fax:503-227-0676 13125 SW Hall Blvd.
Tigard, Oregon 97223
4103 SW Mercantile Dr.
Lake Oswego,OR 97035
Tel:503-636-4508 RE: ADJ2016-00105
Fax:503-635-3729 Red Rock Center Parking Adjustment
Dear Sir:
We received the notice of Type II Proposal for this proposed parking adjustment
We are a tenant in one of the existing structures on the site. We are a medical
Clinic.
The applicant requests an adjustment to minimum parking standards for a
Change from office to medical. However, medical use is higher than commercial
Office or retail use. Since the proposed additional building to be constructed
was originally planned for office, and now the intended use will be all medical,
or mixed medical and office/retail, it is possible that the parking demand could
increase. We do not see how the parking need would be reduced. And as a
medical tenant on the site,we are concerned that the available parking for the
total site could be insufficient if the amount of constructed parking spaces is
reduced.
We respectfully hope this will be taken into consideration as you make your
decision.
Sincerely,
Sil Pienovi
Administrator
Pediatric Associates of the Northwest
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Gary Pagenstecher
From: Gary Pagenstecher
Sent: Tuesday, July 05, 2016 10:03 AM
To: 'David Phillips'
Cc: Francesca B. Hurd
Subject: RE: Red Rock Parking Adjustment
David,
Duly noted.
Thank you,
Gary
Gary Pagenstecher, AICP CUD
Associate Planner
Community Development
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
Phone: 503-718-2434
Fax: 503-718-2748
Email: garyp@tigard-or.gov
From: David Phillips [mailto:David.Phil lips@vf-law.com]
Sent: Tuesday, July 05, 2016 8:55 AM
To: Gary Pagenstecher
Cc: Francesca B. Hurd
Subject: Re: Red Rock Parking Adjustment
Gary,
After conferring with my clients and yourself I withdraw the comment letter we submitted into the record
because I understand a compromise has been struck between my clients and the applicant.
Pleasure working with you and please let me know you received this email.
David
VF Law
David Phillips, JD, EnvE
Attorney
17355 SW Boones Ferrer
Lake Oswego. OR 97035
Telephone: 503-684-4111
i
p,I -a; FOTHERINGHAMLLP IDM. PHILLIPS
RECEIVEDv 503.684.4111 x329
FAx 503.598.7758
��k� 14
z 01havid.phillipsnvf-la`v.com
Admitted to practice in:
CITY OF TIGARD Oregon
>,LANNING ENGINC~.ERING Washington
June 14, 2016
Gary Pagenstecher
City of Tigard, Community Development Division
13125 SW Hall Blvd,Tigard, OR 97223
(503) 718-2434
Garyp@tigard-or.gov
RE: Red Rock Center Parking Adjustment;ADJ 2016-00105
Mr. Pagenstecher:
This office represents the Red Rock Creek Condominium Association ("Red Rock Association"), the
commercial condominium association that manages and operates the Red Rock Center. I am in
receipt of your Notice of Type II Proposal for the Red Rock Parking Adjustment application
submitted by Winterbrook Planning. Because the original 2010 Decision approved Red Rock Center
for mixed use and the first two buildings are currently operated as high parking demand medical
offices operated by my clients, who also manage the Red Rock Association, together with the demand
for medical office use in Building C at the center of the site already creates a signiFeant shortage
ofparking, the City should deny the applicant's request to adjust and reduce available parking spaces.
The Applicant argues that merely because the code changed recently to allow a reduction in General
Office parking spaces and "they believe" that "adequate parking exists on the site to accommodate
existing and proposed medical office use." This argument is flawed because the Applicant did not
take into account the excessive parking demand and offsite parking problems already occurring at Red
Rock Center. The employees of Progressive Periodontics which operates in Building A on SW
Dartmouth and SW 72"`' Avenue have no choice but to park at the Wal-Mart parking lot and walk or
car-pool one quarter mile to work. Meridian Acupuncture and Wellness, a business operating in
Building A, cites the off-site parking demand created along SW 72" as further evidence that adequate
parking onside does not exist. The bottom line is that there is a current parking shortage and reducing
the number of parking spaces through the present application will exacerbate an existing problem
further.
The Applicant has not proven that "[u]se of transit, demand management programs, and,/or special
characteristics of the customer, client employee or resident population will .reduce expected vehicle
use and parking space demand" for Red Rock Center. In fact, the current evidence shows that
parking demand is an ongoing problem, which was anticipated by the Declarant in 2012 which he
recorded the "Amended and Restated Declaration of Cross-Parking, Roadway Maintenance and
Northwest HOA Law Center, 17355 SW Boones Ferry Road,Suite A,Lake Oswego,OR 97035 503.684.4111
Intermountain West HOA Law Center,515 South 400 East,Suite 200,Salt Lake City,UT 84102 801.355.9594
Northwest HOA Law Center,Boise 12828 LaSalle Street,Suite 101 Boise,ID 83713 208.629.4567
Southwest HOA Law Center,2333 W University Drive,#C103 Tempe,AZ 85281 480.448.1331
Website:www.vf-law.com
Red Rock Center Parking Comment
June 14, 2016
Page 2
Easement Agreement" Filed for Record under Auditor's File No. 2012-036500. This amendment to
the original declaration recognized the unmitigated parking demand and provides a minimum potential
solution yet the Applicant asks the City to reduce the available parking spaces even further "because
they believe adequate parking exists on the site to accommodate existing and proposed medical office
use." Again, this assumption is false based upon current conditions onsite and the City should not
permit the Declarant to deviate in the least from the Cross Parking agreement which encumbers all of
the Red Rock Center property.
The Applicant admits that the City's requirement of 3.9 on-site parking spaces per 1,000 square feet of
medical office space is significantly higher than the ITE manual and the Association urges the City to
enforce its own standard strictly in light of the current parking shortage at Red Rock Center. The
Applicant merely submits a summary parking study by Lancaster Engineering which observed parking
one day and opines that demand is much lower than what current conditions clearly show. A false
assumption of this report is that "[g]iven the topography and separation from other uses ... Red Rock
traffic does not park in any other lot." This assumption is clearly contrary to the evidence submitted
by owners of businesses whose employees and customers must park offsite on a regular basis. Mr.
Mobley's conclusion that Red Rock's demand is less than current code requires is simply false. We
advise the City to require an additional comprehensive parking study if it entertains the possibility of
accepting the Lancaster parking study as evidence in support of a decision to approve a parking
adjustment.
The Applicant erroneously argues that the reduction it seeks will not have an adverse impact on
adjacent uses yet fails to recognize that NW 72"d is currently choked with off-site parking demand and
Progressive Pediatrics' employees must park a quarter of a mile away at the Wal-Mart parking lot and
walk or car pool the remaining distance to work...in the winter. The Applicant asserts that "[t]here is
more than adequate on-site parking available to meet demand to needs of the new medical office
building; no off-site parking demand would result" yet there is already off-site parking demand and
the current proposal is to reduce parking availability thereby increasing off-site parking demand.
In sum, the Applicant has not met the standard which requires proof that mechanisms of transit,
demand management programs, or special characteristics of those who demand parking will reduce
expected vehicle use at Red Rock Center. The Applicant has provided no evidence that any of these
mechanisms of parking demand reduction come to bear on the parking problem on-site. They merely
provided a parking study which opines that actual demand observed on the particular day observed
somehow shows demand is low, without taking into account full parking lots, off-site demand on 72nd
and Wal-Mart as well as other adjacent property. The Applicant has also failed to prove that adjacent
uses will not be adversely impacted by the proposal in light of the off-site. Based upon the foregoing
and evidence and comment submitted by individual owners and operators of units at Red Rock
Center, the City should deny the parking adjustment request and enforce its own code strictly.
Sincerely,
VI OTHERINGHAM LLP
Da P s
DMP/fbh
Enclosures
MAILING /
NOTIFICATION
RECORDS
AFFIDAVIT OF MAILING
!z;
I, Gary Pagenstecher,being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of
Tigard,Washington County, Oregon and that I served the following:
{Check Appropriate Box(es)Below•
® NOTICE OF Type II Decision FOR: Red Rock Center Parking Adjustment
ADJ2016-00105
❑ AMENDED NOTICE—
® City of Tigard Community Development Director/ Designee
❑ Tigard Hearings Officer
❑ Tigard Planning Commission
❑ Tigard City Council
A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part
hereof, July 12,2016 and deposited in the Unite es Mail on July 12,2016 ,postage prepaid.
t
ary agenstecher
STATE OF OREGON )
County of Washington ) ss.
City of Tigard )
Subscribed and sworn/affirmed before me on the day of rll/ / 52016.
OFFICIAL STAMP
BETSY GALICIA
NOTARY PUBLIC-OREGON k
COMMISSION NO.925741
MY COMMISSION EXPIRES MARCH 09,2018 c�L�
NOTARY PUBLIC OF OREGON p�
My Commission Expires: /Cl /�v
1:\Commuruty Dcvelopment\Land Use Applications\03_Admin Afaterials\Aftidavits of\Sailing\2016\Affidavit of Ntailing_ADI2016-00105_Garv-2O160712.docx
EXHIBIT A
Notice of a Type II Decision
r
I Parking Adjustments Review
Case ID: ADJ2016-00105
RED ROCK CENTER PARKING ADJUSTMENT
The Decision
Notice is herebygiven that the City of Tigard Community Development Director's designee has
APPROVED the requested land use action, subject to certain conditions of approval. The findings and
conclusions on which the decision is based are noted in the Final Decision and the proposal is described
below.
Tigard Community Development Contact Information
Date of Notice: Tuesday,July 12,2016 120 days = Tuesday,August 30,2016
Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov
Appeal Information
All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may
appeal the decision. Appeal forms are available on the city's website or by person at the Permits Center.
If you would like to appeal this land use decision, we need to receive your completed appeal form by
4 p.m. on Thursday,July 28, 2016. Please include the Case ID Number. ADJ2016-00105. ]'lease
hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal
fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions
regarding this decision please address them to the appropriate staff person noted on this form: Gary
Pagenstecher and note the Case ID Number: ADJ2016-00105
This decision is final on Tuesday,July 12, 2016 unless an appeal is filed. The decision will go into
effect on Monday,August 01, 2016, unless an appeal is filed. A copy of the Final Decision is available
upon request from the staff contact person noted above.
Information About the Decision
Applicant: Winterbrook Planning Owner: Red Rock Business
c/o Jesse Winterowd Associates,LLC
310 SW Fourth Avenue,Suite 1100 c/o Doug Fry
Portland, OR 97204 18187 Siena Drive
bake Oswego,OR 97034
Description of the Proposal:
The applicant requests an adjustment to the minimum parking standards for a change from office to
medical office use. The approved Red Rock Center Planned Development (PDR2010-00002) provided
145 parking spaces for a mix of retail,office, and medical office uses. Nlarket demand is for full use of
the site for medical office. Required parking for medical office on the site would be 157 spaces. A
parking study provided by the applicant concluded that actual parking demand for the proposed uses is
115 spaces.
Cite of'1'igard,Communitc Development Dixision•1312-5 SWIM Blvd.,Tigard,Oregon 97223 pg. 1
Legal
Description: Washington County Tax Map 2S101AB,Tax Lots 300,3000,03100,and 90000.
Zoning: C-G: General Commercial District (PD)
Appeal Procedure Details
The decision of the Director (Type II Procedure) or Review Authority (I'ype II Administrative Appeal or
Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as
provided in Section 18.390.040.6.1. may appeal this decision in accordance with Section 18.390.040.G.2. of
the Tigard Community Development Code which provides that a written appeal together with the required
fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was
mailed. The 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.
The deadline for filing an appeal is 4 p.m. on Thursday,July 28,2016
Site Plan
Figure 2:Updated Site Plan
}' WETLAND _
RFSFRVF I - .I' Ij I inl
i---1-l- - ---- -I---
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Cite of Tigard,Communis}•Development Division•13125 SXX'Hall Blvd.,Tigard,Oregon 97223 pg.2
EXHIBIT B
2S101AB90111 ALBERTSON,BARRY
3 MONKEY PROPERTIES LLC 15445 SW 150TH AVE
BY THANIK,SUNIL MGR TIGARD,OR 97224
12025 SW 70TH AVE
TIGARD,OR 97223
1S136DCO2504 2S101A1301100
AMERICAN INDUSTRIES INC BARBARA G BAUER
1750 NW FRONT AVE STE#106 12335 SW 72ND AVE
PORTLAND,OR 97209 TIGARD,OR 97223
BEACH,DAYLE D.&EVELYN O. BEILKE,SUSAN
11530 SW 72ND AVENUE 11755 SW 114TH PLACE
TIGARD,OR 97223 TIGARD,OR 97223
BEILSTEIN,ELLEN BONILLA,NACIA/ STASNY,JAMIE
14630 SW 139TH AVE METROPOLITAN LAND GROUP,LLC
TIGARD,OR 97224 17933 NW EVERGREEN PARKWAY,SUITE 300
BEAVERTON,OR 97006
BRENNEMAN,HEIDI BUEHNER,GRETCHEN
11680 SW TIGARD DRIVE PO BOX 230268
TIGARD,OR 97223 TIGARD,OR 97281
CAFFALL,REX CAROL RENAUD
13205 SW VILLAGE GLENN WACO CPO NEWSLETTER COORD.
TIGARD,OR 97223 OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY
155 NORTH 1ST AVENUE SUITE 200 MS48
HILLSBORO,OR 97124
CITY OF TIGARD multiple:2S101BA00300 to 2S101BA00402
ATTN: GARY PAGENSTECHER CLACKA1\IAS COUNTY BANK
13125 SW HALL BLVD. 38975 PROCTOR BLVD
TIGARD,OR 97223 SANDY,OR 97055
1S136DC04600 CONNERY,STACY
COMMERCIAL NET LEASE REALTY,INC 12564 SW:MAIN STREET
450 S ORANGE AVE,STE 900 TIGARD,OR 97223
ORLANDO,FL 32801
multiple: 25101AA01800 to 25101AA05200 CRAGHEAD,ALEXANDER
CORLISS-1 LLC 12205 SW HALL BOULEVARD
CORLISS,JAMES L&CORA K TIGARD,OR 97223-6210
PO BOX 23970
TIGARD,OR 97281
CRAWFORD,L-kN multiple: 1S136DD07500 to 1S136DD07600
WCCCA 9-1-1 DARTMOUTH TOWNHOMES LLC
17911 NW EVERGREEN PARKWAY 2508 NE 24TH AVE
BEAVERTON,OR 97006 PORTLAND,OR 97212
DEFILIPPIS,VICTOR ENGVALL,ANN
13892 SW BRAYDON CT 15461 SW 82 PL
TIGARD,OR 97224 TIGARD,OR 97224
ERDT,DON&DOROTHY 2S101AB00601
13760 SW 121ST AVENUE FULL FUN PROPERTIES LLC
TIGARD,OR 97223 BY JOHN KUHLMAN
117 RIVER GLEN TER
KALAI\L-�,WA 98625
1S136DC03900 FROUDE,BEVERLY
FARZA,JAVAD&MAFAR 12200 SW BULL MOUNTAIN ROAD
7110 SW CLINTON ST TIGARD,OR 97224
TIGARD,OR 97223
2S101AB00500 GOODHOUSE,JOHN
GARRETT,MEGAN E 9345 SW MOUNTAIN VIEW LANE
7100 SW ELMHURST ST TIGARD,OR 97224
TIGARD,OR 97223
2S101AB00600 HAMILTON,LISA CPO 4B VICE CHAIR
GUILLEUX,FENlY 13565 SW BEEF BEND ROAD
11424 SE ORIENT DR TIGARD,OR 97224
BORING,OR 97009
multiple:2SIOlAB00800 to 2S101AB01000 HARDING,TODD&HERING JR,BLAKE.
HAMPTON PARK APARTI`1ENTS LLC NORRIS BEGGS&SIMPSON
BY COOPER'S CHASE LLC 121 SW MORRISON,SUITE 200
17952 SW PARRISH LN PORTLAND,OR 97204
SHERWOOD,OR 97140
2S101AB00700 HOGAN,KEVIN
HERAS,MIGUEL RAMON REN'LI\'TRUS 14357 SW 133RD AVENUE
HERAS,ELAINE CLARE REV LIV TRUST TIGARD,OR 97224
12280 SW 72ND AVE
TIGARD,OR 97223
HOWLAND,HAROLD AND RUTH KEERINS,PATRICIA
13145 SW BENISH 15677 SW OREGON ST.APT 209
TIGARD,OR 97223 TIGARD,OR 97140
KUN MEL,DAVID KNAPP,MONA
1335 SW 66TH SUITE 201 9600 SW FREWING STREET
PORTLAND,OR 97225 TIGARD,OR 97223
LISA HAMILTON CHAIR CPO 4B VICE-CHAIR LONG,JIM CHAIR,CPO 4M
16200 SW PACIFIC HWY SUITE H BOX 242 10730 SW 72ND AVE
TIGARD,OR 97224 PORTLAND,OR 97223
1 S 136DC04000 2S 101AB90141
11BG LLC MCKEE,JUNE T&ROGER W
2338 SW MADISON ST 6000 SUNCREEK DR
PORTLAND,OR 97205 L--1KE OSWEGO,OR 97035
MILDREN,GENE 2S101AB00400
MILDREN DESIGN GROUP MILLER,PRISCILLA
7650 SW BEVELAND ST,STE 120 DITTER,CODY
TIGARD,OR 97223 7070 SW ELMHURST ST
TIGARD,OR 97223
I\fURDOCK,NATHAN AND ANN NEAL BROWN.GRI
7415 SW SPRUCE STREET MEADOWS INC REALTORS
TIGARD,OR 97223 12655 SW NORTH DAKOTA STREET
TIGARD,OR 97223
NEWTH,PATTY 25101AB00303
12180 SW MERESTONE COURT NGCH LLC
TIGARD,OR 97223 751 TURKEY CRICK LN
ROSEBURG,OR 97471
2S 101AB00302 2S 1011102301
NORDLING,GEORGE DALE&JOANNE T OPDAL,ELLA J
6695 SW HYLAND WAY 12170 SW 69TH AVE
BEAVERTON,OR 97008 TIGARD,OR 97223
2S101AB90121 1S136DD07601,2S101AB00301
P S PROPERTIES LLC PARSA LLC&POOYA LLC
12017 SW 70TH AVE 1510 6TH ST
TIGARD,OR 97223 WEST LINN,OR 97068
2S101AB03200 2S101AB03000
RED ROCK BUSINESS ASSOCIATES LLC RETAIL SPECIALTY VENTURES LLC
23077 SW NEWLAND RD 61067 DESERT ROSE DR
WILSONVILLE,OR 97070 LA QUINTA,CA 92253
RORMAN,SUE 1S136DD06900, 1S136DD07001
11250 SW 82ND AVE ROTH,JACOB T JR&THERESA A
TIGARD,OR 97223 12600 SW 72ND AVE#200
TIGARD,OR 97223
RUEDY,ROBERT multiple:2S101AA02900 to 2S101AA09100
14185 SW 100TH AVENUE SDC TIGARD CORPORATE CENTER INC
TIGARD,OR 97224 ATTN:ANDREW HARPER
101 CALIFORNIA ST,26TH FLOOR
SAN FRANCISCO,CA 94111
multiple: 1S136DD06200 to 1S136DD06600 1S136DD07300
SFP DARTMOUTH LLC SORENSEN,JOHN ALAN&EVANGELINE
15325 SW BEAVERTON CREEK CT V PHILO-SORENSEN REV LIN'TRUST
BEAVERTON,OR 97006 250 STAMPHER RD
LAKE OSWEGO,OR 97034
SPRING,BRAD STALZER,CHARLIE AND LARIE
7555 SW SPRUCE STREET 14781 SW JULIET TERRACE
TIGARD,OR 97223 TIGARD,OR 97224
SUNDBERG,ROSS 2S101AB00101
16382 SW 104TH AVE TCCT CAMPBELL LLC
TIGARD,OR 97224 BY ADAMS&STEWART CPA
8565 SW BARBUR BLVD
PORTLAND,OR 97219
THOMPSON,GLENNA 2S101AB90131
13676 SW HALL BLVD UNIT 2 TIGARD CH HOLDING LLC
TIGARD,OR 97223 515 NW SALTZMAN RD#898
PORTLAND,OR 97229
multiple:2S101A1300300 to 2S101AB03100 multiple: 1S136DC04100 to 1S136DC04402
TIGARD TRIANGLE PARTNERS LLC TLB LLC
18187 SIER1 DR PO BOX 25716
LAKE OSWEGO,OR 97034 PORTLAND,OR 97298
2S 1011102300 2S 101 BA00401
TRAN,GINA TRI-COUNTY CENTER TRUST
12190 SW 69TH AVE BY ADAMS&STEWART
TIGARD,OR 97223 8565 SW BARBUR BLVD
PORTLAND,OR 97219
multiple:2S101AB00200 to 2S101BA00100 multiple: 1S136DC03600 to 1S136DC03700
TRI-COUNTY CENTER TRUST TUALATIN VALLEY FIRE&RESCUE
1 L=1N,GORDON R TR ATTN:DEBRA GUZl\lAN
BY ADAMS&STEWART 20665 SW BLANTON ST
8565 SW BARBUR BLVD ALOHA,OR 97007
PORTLAND,OR 97219
1S136DC03800, 1S136DC04400 WALSH,DAVID
TUALATIN VALLEY FIRE&RESCUE 10236 SW STUART COURT
ATTN: GUZMAN,DEBRA TIGARD,OR 97223
11945 SW 70TH AVE
TIGARD,OR 97223
WEGENER,BRIAN 1S136DC04500
9830 SW KI-MBERLY DRIVE WINCO FOOD LLC
TIGARD,OR 97224 ATTN:TAX DEPARTMENT
PO BOX 5756
BOISE,ID 83705
WINTERBROOK PLANNING
ATTN:JESSE WINTEROWD
310 SW 4TH AVENUE,SUITE 1100
PORTLAND,OR 97204
Notice of a Type II Proposal
Parking Adjustments Review
Case ID: ADJ2016-00105 RED ROCK CENTER
PARKING ADJUSTMENT
Tigard Community Development Contact Information
Date of Notice: Wednesday, May 25, 2016 120 days = Tuesday,August 30, 2016
To: Interested Persons
Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov
If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on
Tuesday, June 14, 2016 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon
97223. Include the Case ID Number: ADJ2016-00105 RED ROCK CENTER PARKING
ADJUSTMENT. Please address your comments to the appropriate staff person: Gary Pagenstecher.
Information About the Proposal
Description of the Proposal:
The applicant requests an adjustment to the minimum parking standards for a change from office
to medical office use. The approved Red Rock Center Planned Development (PDR2010-00002)
provided 145 parking spaces for a mix of retail, office, and medical office uses. Market demand is
for full use of the site for medical office. Required parking for medical office on the site would be
157 spaces.A parking study provided by the applicant concluded that actual parking demand for the
proposed uses is 115 spaces.
Applicant: Winterbrook Planning
c/o Jesse Winterowd
310 SW Fourth Avenue, Suite 1100
Portland, OR 97204
Owner: Red Rock Business Associates,LLC
c/o Doug Fry
18187 Siena Drive
Lake Oswego,OR 97034
Proposal Address: 12625 SW 70th Avenue;
Legal Washington County Tax Map 2S101AB,Tax Lots 300, 3000, 3100, 90000
Description:
Zoning: C-G: General Commercial District (PD)
Approval Criteria: Community Development Code Chapters 18.370, 18.390, and 18.765.
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223
What You Should Know About This Type 11 Proposal
The proposed development requires a land use review. The goal of this notice is to invite interested parties
to participate early in the decision-making process by submitting comments in writing during the open
comment period.
Type 11 Decisions are made by the Community Development Director after consideration of relevant
evidence and public comments received during the open comment period. The decision will be mailed to the
applicant and to owners of property located within 500 feet of the proposal site and anyone who
submitted written comments or is otherwise entitled to a decision notice.The decision maker may:
* Approve the proposal. 0 Approve the proposal with conditions. * Deny the proposal.
All evidence considered in the decision will be contained in the public record and available for public review.
If you would like to review this material, please schedule an appointment with the Records Management
Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you
at a reasonable cost.
Appeal Information
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at
the relevant approval criteria ffigard Development Code) are what constitute relevant evidence. Details
regarding the appeal process and requirements are contained within Tigard Development Code Chapter
18.390. There is a fee charged for appeals.
Attachments Included in this Notice
Site Map
Notice to Mortgagee,Lienholder,Vendor, or Seller
The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the
purchaser.
City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223
;v
a Figure 2: Updated Site Plan w
SW DARTMOUIH STREET
BUILDING B.
p rD N WETLAND -
I']' RESERVE LI I !
e DONS
ANDERSON
5ABROWSKI
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W ! FLMHURSI ST DEDICATION
1 SITE PLAN �I, AZ
"FOR COUNCIL NEWSLETTER" (Sent on 5/25/2016)
LAND USE PROPOSAL DESCRIPTION
T I
R.
120 DAYS = 8/30/2016
FILE NOS.: ADJUSTMENT (ADJ) 2016-00105
FILE TITLE: RED ROCK CENTER PARKING ADJUSTMENT
APPLICANT: Winterbrook Planning
c/o Jesse Winterowd
310 SW Fourth Avenue,Suite 1100
Portland, OR 97204
OWNER: Red Rock Business Associates,LLC
c/o Doug Fry
18187 Siena Drive
Lake Oswego,OR 97034
REQUEST: The applicant requests an adjustment to the minimum parking standards for a change from office
to medical office use. The approved Red Rock Center Planned Development (PDR2010-00002)
provided 145 parking spaces for a mix of retail, office, and medical office uses. Market demand is
for full use of the site for medical office. Required parking for medical office on the site would be
157 spaces. A parking study provided by the applicant concluded that actual parking demand for
the proposed uses is 115 spaces.
LOCATION: 12625 SW 70'b Avenue; Washington County Tax Map 2S101AB, Tax Lots 300, 3000, 03100, and
90000.
ZONE/
COMP PLAN
DESIGNATION: C-G (PD)/MUE: 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.
MUE: mixed-use employment. The MUE zoning district is designed to apply to a majority of the
land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific
Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses
including major retail goods and services, business/professional offices, civic uses and housing; the
latter 'includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25
zoning district. A wide range of uses, including but not limited to community recreation facilities,
medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally.
Although it is recognized that the automobile will accommodate the vast majority of trips to and
within the Triangle, it is still important to (1) support alternative modes of transportation to the
greatest extent possible; and (2) encourage a mix of uses to facilitate intra-district pedestrian and
transit trips even for those who drive. The zone may be applied elsewhere in the city through the
legislative process.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18,390, 18.765.
DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: May 25,2016 COMMENTS ARE DUE: Tune 14.2016
❑ HEARINGS OFFICER (MON.) DATE'OF HEARING: TIME: 7:00 PM
❑ P1,ANNING COMMISSION (MON.) DATE OF HEARING: "TIMI': 7:00 PM
❑ CITY COUNCIL (TUES.) DATE OF HEARING: 'TIME: 7:30 PM
® STAFF DECISION (TENTATIVE) DATE OF DECISION: June 23,2016
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
® VICINITY MAP ❑ DRAINAGE'PLAN ❑ IMPAC:T STUDY
® SITE PLAN ❑ STORM WATER ANALYSIS ❑ TRAFFIC STUDY
® NARRATIVE ❑ TREE PLAN ® OTHER:MISCEZ.LANEOUS
STAFF CONTACT: Gary Pagenstecher,Associate Planner (503)718-2434
Figure 2: Updated Site Plan
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APPLICANT
MATERIALS
RECEIVED
City of Tigard MAY 0 2! 2016
CN11\1tINITDEV
Y FLOPND
IENT EPARTNIENT E '"'I- t!GA91D
M O
Master Land Use Application
LAND USE APPLICATION 'rYPE
St\djustment/Variance (11) El jT\finor [,and Partition (11)
0 Comprehensive Plan ,amendment OV) 0 Planned Development (111)
0 Conditional Use (111) r_1 Sensitive I,and Review (11 or 111)
0 Development Code Amendment (IV) 0 Site Development Review (11)
El Downtown Design Review (11, 111) El Subdivision (11 or 111)
❑ f I j s toric Over]ay (II or III.)I) El Zone Change (111)
El Home Occupation (11) El Zone Change Annexation (Iv)
NOTE: For required subtnittal elements,please refer to your pre-application conference notes,
PROPOSAL SUMMARY (Brief description)
Adiustment to miniMUM Darking standards for medical office use. The approved PUD
r vided-J45 parking spaces for a mix of retail, office, and medical office uses. Site
demand is for full us the site for medical office. Required parki fQ -medical office
n the site wo jld h157-spaces. A parkinq study concluded that actual arkin.
.-demand for the prQposed uses is 115 spaces,
PROPERTY INFORMATION (where proposed activity will occur)
Location (address if available): 12625 SW 70th Avenue
Tax maps and tax lot #s: 25 101 AB 300, 3000, 3100, 90000
Total site size: 4.09 Acres Zoning classification: CG (PD) / MUE
APPLICANT INFORMATION
Name: -Jesse Winterowd. AICP case N o.: A=2� 1_— _016
Nlailing address: - 310 SW 4th Ave.. Ste 1100 Related Case No,(s):__
Application Fee:
City/state'. Portland, OR Zip: —972-04 Application accepted:
Phone number: 503-827-4422 x 109 By': Z— S Date:
Primary contact name: JesseWinternwd A application determined complete:
Phone number: 503-827-4422. x 109
F,mail: com By: Date:
jesse(aminterbrookplanning
1.,\CURFLN\Masters\Land Use Applications Rev.11/25/2014
City ofTigard - 13125 SW Hall Blvd. - Tigard,Oregon 97223 - www.tigard-or.gov - 503-718-2421 - Page lof2
PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one)
Name: __Doug Fry, Red Rock Business Associates, LLC
Mailing address: 18187 Sienna Drive. Lake Oswego, OR 97034
City/state: Lake Oswego, QR -- zip: --W-0-34—
Phone: 503-348-2237 Frnail: -,delfc.ifafrontier.com
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 owners must sign this application
in the space provided on the back of this form or submit a written authorization with this application.
THE APPLICANT(S) SHALL CERTIFY THAT:
• If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all
the conditions and limitations of the approval.
• AU the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and
the applicants so acknowledge that am,permit issued,based on this application, map be revoked if it is found that anv such
statements are false.
• The applicant has read the entire contents of the application,including the policies and criteria,and understands the
requirements for approving or denying the application(s).
A
Applicant's signature Print name Date
:applicant/Agent/Representative's signature Print name Date
,-apphcant/Agent/Representative's signature Print name Date
--..4�GNATURES of each o er of the subject property required
14
Owner Print name DW�
Owner's signature Print name Date
Owner's signature Print name Date
Owner's signature Print name Date
MASTER LAND USE APPLICATION
City of Tigard - 13125 SW'Hall Blvd. - Tigard,Oregon 97223 - www.tigard-or.gov 503-718-2421 - Page 2 of 2
CITY OF TIGARD RECEIPT
13125 SW Hall Blvd.,Tigard OR 97223
503.639.4171
Receipt Number: 403688 06/02/2016
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
ADJ2016-00105 Reduction Min or Increase Max Parking 100-0000-43116 $769.00
Ratio
Total: $769.00
PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 1313 LSMITH 05/02/2016 $769.00
Payor: Red Rock Business Associates, LLC
Total Payments: $769.00
Balance Due: $0.00
Page 1 of 1
Anderson Dabrowski Architects, LLC
Application for Adjustment to Minimum
Parking Standards
April 28, 2016
APPLICANT: Winterbrook Planning RECEIVED
310 SW Fourth Avenue, Suite I 100, MAy 0 2 2016
Portland, OR 97204
Contact: Jesse Winterowd CITY OF TIGARD
(503) 827-4422 (phone) PLANNING/ENGINEERING
(503) 827-4350 (fax)
Email:jesse@winterbrookplanning.com
REPRESENTING:
Architect Owner
Anderson Dabrowski Architects, LLC Red Rock Business Associates, LLC
1430 SE 3'd Avenue, Suite 200 18187 Sienna Drive
Portland, OR 97214 Lake Oswego, OR 97034
Contact: Jon Anderson Contact: Doug Fry
503-239-7377 (phone) 503-348-2237 (phone)
503-239-7327 (fax)
Email:janderson�adarchitects.com Email: dafqjfCofrontier.com
APPLICATION- Type 11 Adjustment
PROPOSAL: Adjustment to Minimum Parking Standards for
Medical Office use.
LOCATION: The property is located at 12625 SW 70ti,Avenue, south of SW Dartmouth
Road and east of SW 72nd Avenue; Washington County Tax Map 2S 101 AB, Tax Lots
00300, 03000, 03 100 and 90000,
ZONING: CG (PD)1 MUE
DATE: April 28, 2016
Anderson Dabrowski Architects, LLC
Application for Adjustment to Minimum Parking Standard
Prepared by Winterbrook Planning
April 28,2016 Page i
Table of Contents
Contents
Introduction .................................................................................................................1
Pre-Application Conference................................................................. 3
The Proposed Adjustment............................................................ 3
..............
ImpactStudy............................................................................................................................4
Figures
Figure 1: Approved Concept Plan (embedded in narrative and attached)
Figure 2: Updated Site Plan (attached)
Exhibits
Exhibit A: Red Rock Center Parking Study (Lancaster Engineering, April 2016)
Anderson Dabrowski Architects,LLC
•
IQOR Application for Adjustment to Minimum Parking Standard
=go Prepared by Winterbrook Planning
April 28, 2016 Page ii
Introduction
In 2011 the Tigard Planning Commission approved a three-phased planned development
application and concept plan for Washington County Tax Map 2S 101 AB, Tax Lots
00100 and 00300 (PDR 2010-00002). Figure 1 shows the approved concept plan.
r _
l 7
— a .. .... 1.
"1
Figure 1: Approved Concept Plan
The concept plan, as approved, included a mix of uses: retail, medical office, and general
office. However, demand has been almost exclusively for medical office, rather than
general office uses. 'The first two buildings (Buildings A and B, along SW Dartmouth
Street) are leased out for medical office use. The third building(Building C, in the center
of the site), is also in demand for medical office use.
The change in the proportion of medical office uses impacts parking space requirements
from the approved PUD in three ways:
Anderson Dabrowski Architects, LLC
Application for Adjustment to Minimum Parking Standard
Prepared by Winterbrook Planning
April 22, 2016 Page 1
• First,Tigard's code has changed—general office and retail uses require less parking
now (from 3).4 to 2.7, and 3.7 to 3.0 parking spaces per 1,000 square feet,
respectively),but medical office parking requirements have remained the same;
• Second,Tigard requires more parking for medical office(3.9/1,000 sq. ft.)than for
general office(2.7/1,000 sq. ft.)or retail sales(3.0/1,000 sq ft)per TZC 'Fable
18.7652.
• Third,the proposal loses the mixed-use parking reduction allowed through TZC
Section 18.765,030,1},
Therefore, the 145 spaces of on-site parking approved for the PUD has shifted from
providing more parking than required by code - 131 under the original approval, 113
under current code standards —, to providing less (see Tables 1, 2 and 3, below).
Table 1: Parking Calculations, PUD Approyal
Use Square Feet Parking Required Spaces
Calculation
General Office 20,000 3.4/1,000 68
Medical Office v 11,400 3.9/1,000 @90% 40
Medical Office 3,850 19/1,000 @80% 12
Retail . 31875 3.7/1,009 @80% 11
Total `39,125 131
Table 2: Parking C Iculations, Current Code Standards, Original Use
Use Square Feet Parking Required Spaces
Calculation
General Office 20,000 2.7/1,000 54
Medical Office15,250 3,9/1,000 @85% 51
Retail 875 3.0/1,000 1�1_),700%/,
Total 39,125
Table 3: Parking Calculations, Full Medical Office Use
Use Square Feet Parking Required Spaces
Calculation
Medical Office 40,327 3.9/ 1,000
Because we believe that adequate parking exists on the site to accommodate existing
and proposed medical office use,we request an adjustment to parking standards as
set forth in TZC Section 18.765.070.F.2.
Anderson Dabrowski Architects,LLC
Application for Adjustment to Minimum Parking Standard
Prepared by Winterbrook Planning
A% April 28,2016 Page 2
Pre:A
"lLicgCtion Conference
A pre-application conference was conducted on March 1, 2016. Winterbrook Planner
Jesse Winterowd met with Tigard Planner Gary Pagenstecher, and discussed project
approach and adjustment criteria. The proposed adjustment, discussed below, is
consistent with the approach discussed in the pre-application conference.
The Proposed Adjustment
The proposed adjustment is to the parking standards of TZC Table 18.765.2, and would
allow 147 parking spaces (the updated site plan includes an additional two parking spaces
on site) rather the 157 spaces for the planned development.-a reduction of 10 spaces or
6.4%. The following narrative demonstrates that the parking adjustment approval criteria
found in TZC Section I 8.370,020.C.6.a are met.
Reduction from minimum parking requirements. By means of a Type If procedure,
as governed by Section 18.390.040, the director may authorize lip to a 20%
reduction in the total minimum vehicle parking spaces required in 18.765.070.H
when an applicant for a development permit can demonstrate in a parking study
prepared by a traffic consultant or in parking data from comparable sites that:
i. Use of transit, demand management programs,andlor special
characteristics of the customer, client employee or resident population will
reduce expected vehicle use and parking space demand for this
development, as compared to standards Institute of Transportation
Engineers (ITE) vehicle trip generation rates and minimum city parking
requirements;and
Response: The proposed 147 parking spaces are a reduction of 6.4% of parking required
byTZC Table 18.765.2, and therefore qualify for a Type 11 adjustment,
Exhibit A is a Parking Study prepared by Todd Mobley of Lancaster Engineering, a
registered traffic engineer.
As explained in Exhibit A, the City's requirement of 3.9 on-site parking spaces per 1,000
square feet of medical office uses is significantly higher than ITE manual's average peak
demand of 3,2 spaces per 1,000 square feet of medical office use. In addition, the site
currently contains 19,327 square feet of medical office uses, fully occupied. This
provides the ability to directly evaluate parking demand for medical office uses on this
site.
As shown in Exhibit A, Lancaster's observed peak hour parking demand on the site was
55 spaces (including 8 on-street spaces). This indicates a peak demand of 2.85 parking
spaces per 1,000 square feet of medical office use on the site. At full buildout, this
—Nam Anderson Dabrowski Architects, LLC
Application for Adjustment to Minimum Parking Standard
Prepared by Winterbrook Planning
=49"" April 28, 2016 Page 3
demand would require a total of 115 parking spaces. `IThe proposed 147 spaces on site
more than accommodates observed parking demand for medical office use.
ii. A reduction in parking will not have an adverse impact on adjacent itses.
Response: As discussed in Exhibit A: "The proposed 6.4% reduction from the code
requirement will readily accommodate future parking demand on the site from the
proposed building and will not cause adverse parking impacts to adjacent land uses." The
proposed development results in a demand for 115 on-site parking spaces. The site plan
provides for 147. There is more than adequate on-site parking available to meet the needs
of the new medical office building; no off-site parking demand would result from the
proposed development.
Irnact Study
An "impact study" is an application requirement for Type II applications, per TZC
18.390.040(13)(2)(e). However, as this application is consistent with an approved planned
development (PDR 2010-00002), an impact study was performed for that application and
approval. In addition, the Lancaster Engineering parking study addressed impacts on
adjacent uses and is effectively an "impact study" for this specific adjustment. Therefore,
no further"impact study" analysis is required.
Anderson Dabrowski Architects,LLC
Application for Adjustment to Minimum Parking Standard
_ Prepared by Winterbrook Planning
April 28,2016 Page 4
TECHNICAL MEMORANDUM
To: Jesse Winterowd, Winterbrook Planning LANCASTER
FROM: Todd Mobley, PE ENIG iNEER!NG
321 SW P Ave.,Suite 400
DATE: April 26, 2016 Portland,OR 97204
phone:503.248.0313
SUBJECT: Red Rock Center, Tigard, Oregon fax:503.248.9251
Parking Study lancasterengineering.com
Introduction
A parking study was conducted at the existing medical office complex located at 12017 SW 70"'
Avenue in Tigard, Oregon. The subject development is partially built out and the third and final
building is planned for construction. Tenant space within the project has been leased entirely to
medical or dental offices, which was not anticipated at the time the project was originally approved.
The original approval assumed a mix of general office, medical office, and retail. Because of this, the
on-site parking supply within the project (147 spaces) will be 10 spaces short of the standard City
code requirement for medical office(157 spaces).
Tigard Community Development Code section 18.370.020.C.6.a allows adjustments to the parking
standards in Chapter 18.765 by up to 20% when the code criteria can be satisfied. The 9-space
deficit represents a reduction of 6.4%, which can be allowed through a parking study and satisfaction
of the code criteria.
Parking Study
To gauge parking demand, parking observations were made at the existing medical office complex.
Currently there are two buildings totaling 19,327 square feet. Both buildings are 100 percent
occupied with medical/dental office
tenants. Medical/Dental Office Parking Demand
Percent of Peak by 'Hr-,!.;r
Peak periods for medical/dental office
parking demand were identified based 3;
t
on information in the manual Parking
Generation, 3rd Edition, published by 70 y
the Institute of Transportation
Engineers (ITE). Data in the manual 50',
shows two distinct peaks in parking 40 0
demand throughout the course of the 306,11
day, with the first and largest being -'0'c
from 10:00 AM until noon. The 10
second peak is from 3:00 to 4:00,
r'OG 3 00 goo tU 00 11 00 12,07 1 70 Z OC 3 00 4 00 5,W
which is 96% of the earlier peak. The ANI AM Ain AIA AM PIM PM PM aril P"°' Pr"
Figure 1
JooaeVWntenowd
ApM|26. 2018
Page 2of3
profile of parking demand throughout the day from the manual is shown in Figure 1 on the previous
page, Consistent with these data, parking observations were made at Rad Rock Center during both
the morning and the afternoon peak periods. Given the configuration of the parking lot and the
adjacent street, 10096 of the parking demand can easily be maomunsd by including the parking lot
and the on-street parking on SVV70mAvenue south of SW Dartmouth Streot, Given the topography
and separation from other uses such as the office buildings tnthe east and the nodh, there is no
parking from other uses in the Rod Rock Center parking !ot, and conversely, Red Rock Center traffic
does not park inany other lot.
The perking observations show that the morning peak is indeed the highest. with 47 vehicles in the
parking lot and 8 vohio/ao parked on the utreet, for atota| demand of 55 vehicles. The afternoon
peak had 40 vehicles in the lot and 8 vehicles on the atroet, for a bm(a| of 48 vehicles. This is
summarized in the table bo/ow,
Table 1: Parking Demand Observations
Observation Parking Lot On-Street Total
Morning Peak (11:00 AM) 40 8 48
Afternoon Peak(3:38 PM) 47 8 55
Based on the peak observed parking demand of 55 vehicles and the existing building area of 19,327
square feot, this results in a peak demand of 2,85 spaces per 1.000 square feet of floor area. The
average peak demand inthe ITE Parking Generation manual is 3.2 spaces per 1.000 square feet
and the City's code requirement io3.Ospaces per 1.O0Dsquare feet.
Code Criteria
As mentioned in the introduction. Tigard Community Development Code allows adjustments \nthe
parking standards when the code criteria can be satisfied. Code section 1D,37O.O2O.C.Gioquoted
below and contains the applicable criteria.
U. Adjustments/oparking standards(Chapter yR.705).
e, Reduction from minimum parking requirements. By means of a Type //procedure, as
governed by Section 18.390.040, the director may authorize up to a 20%reduction in
the total minimum vehicle parking spaces required in 18.765.070.H when an applicant
for a development permit can demonstrate in a parking study prepared by a traffic
consultant or/nparking data from comparable sites that:
i Use nftransit, demand management programs, endlorspecial characteristics ufthe
customer, client, employee, or resident population will reduce expected vehicle use
and parking space demand for this development, eocompared tostandards Institute
of Transportation Engineers(ITE) vehicle trip generation rates and minimum city
parking requirements;and
_4��
Jesse Winterowd
April 26, 2016
Page 3 of 3
ii. A reduction in parking will not have an adverse impact on adjacent uses.
In this case, the on-site parking study shows that medical/dental office space on the subject site
generates fewer parking spaces than the City's standard code requirement. It is also worth noting
that the average peak demand from the Parking Generation manual also reflects a parking ratio that
is lower than the code requirement. This parking study demonstrates that the special characteristic of
the local population reduces parking demand compared to City requirements.
With respect to impact to surrounding properties, the parking study shows demand that is well within
what can be accommodated on the site. The proposed building that will complete Red Rock Center
is 21,000 square feet. Added to the existing 19,327 square feet, this is a total of 40,327 square feet.
Applying the measured parking ratio of 2.85 spaces per 1,000 square feet, this results in a total
anticipated demand of 115 spaces. The current site plan includes a total of 147 spaces.
It should also be noted that existing on-street parking is included in the measured demand, then also
included in the calculation of required off-street parking. The on-street parking supply was purposely
ignored in this case to result in a worst-case analysis, but clearly the on-street parking will be utilized
by patrons and employees of businesses in the center, further increasing available parking.
Conclusions
The parking study shows that the parking demand for Red Rock Center is less than the standard City
code requirement. The proposed 6.4% reduction from the code requirement will readily
accommodate future parking demand on the site from the proposed building and will not cause
adverse parking impacts to adjacent land uses.
Figure 1: Approved Concept Plan
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PRE -
APPLICATION
CONFERENCE
NOTES
PRE-APPLICATION NOTES FOR ►2E U b` t'G G 2 D
Red Rock Center Parking Adjustment
March 1, 2016
STAFF PRESENT: Gary Pagenstecher
APPLICANT: Jesse Winterowd,Winterbrook Planning
PROPERTY LOCATION: SW 72'id and Dartmouth
TAX MAP/ LOT#'s: 1S101AB00300, 3000, 3100, an 90000
PROPOSAL DESCRIPTION:
Proposed uses in Red Rock Retail have changed from a mix of general office, medical office, and retail
to full medical office. This alters the parking space requirement form 131 to 157 spaces. Therefore a
parking adjustment is proposed to provide 145 spaces.
COMP PLAN DESIGNATIONS: General Commercial with PD overlay,Mixed Use Employment
ZONING: CG (PD), MUE
NEIGHBORHOOD MEETING
Not applicable
NARRATIVE
Include a narrative that responds to the applicable review criteria. Provide background and findings of
fact as to why the comprehensive plan amendment and zoning map amendment are necessary, or what
public benefit is being promoted. Note: The list of specific goals and standards below is intended to
provide guidance in preparation of your application, and that additional criteria may be identified
dependant upon the nature of the specific application, or as other issues are raised. This is not an
exhaustive list of all criteria. It is the applicant's responsibility to ensure that all applicable standards
are met.
APPLICABLE CRITERIA
18.765.070.F.2 and Table 18.765.2 Parking and Loading
18.370.020.C.6 Adjustment to Parking Standards
PROCESS
Type II review pursuant to 18.390.040
DECISION
Six week review period from a complete application with at two week appeal period.
APPLICATION FEES:
Parking adjustment for a reduction in the minimum parking standard $769.00
City of Tigard
Pre-Application Conference Notes
.Engineering Division
Nel
Land Use Name: Red Rock Center
Land Use No.: PRE16-20
Tax Map(s): 2S101AB
Tax Lots(s): 300
These notes were prepared based on information provided by the applicant showing a proposal for a
parking reduction.
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 and are subject to
change as the project develops and is better understood.
PUBLIC FACILITIES
None are expected to be required.
City of Tigard Pre-Application Notes for: Dick. i)ere 10 ki.
Alare118, 2016 1 of 2
CONTACTS
Organization Contact Phone/Email
City of Tigard 503.718.2704
(Wastewater and Storm) Theresa Reynolds Theresaa-tigard-or.gov
City of Tigard Rob Block 503.718.2607
(Wastewater and Storm) rob.00gard-or.
-gov
............
Comcast Margret Porter 503.596.3809
Frontier Communications Tam Nguyen 503.641.4463
Frontier Communications John Cousineau 503.643.0371
Northwest Natural Gas (NWN) Bob Keller 503.226.4211 x2964
rmk(a)nwnatural.com
Portland General Electric (PGE) Jeff Steigleder jeffery.steigieder@pgn.com
Streetlighting
Portland General Electric(PGE) LorraineKatz 503.672-5483
Undergrounding
Tigard/Tualatin School District Maryann Escriva 503.431.4049
Operations Manager m escriva(a-)-ttsd.k I 2.or.us
Tualatin Valley Water District(TVWD) Ryan Smith 503.642.1511
Washington County(WACO) Naomi Vogel 501846.7639
yogeloco.washin.qton.or.us
Oregon Department of Transportation Marty Jensvold 503.731.8219
(ODOT) 1 martin.r.iensvoldaodot.state.or.us
PREPARED BY:
Greg Berry 2/2/16
Development Review Engineer Date
Contact Information: 503.718.2468, greg@tigard-or.gov
MENGkOl Development EngineeringIPRIV-DEV(Private Devlopment)Wocuments%Pre-AppkPre-Application.docx
City of Tigard Pre-Application Notes for: Click here to enter text.
Alarch 8, 2016 2 of 2
P City Of Tigard
C(MINIUNITi' DEVELOPMENT DEPAIZTNIENT
Pte-Application Conference Request
PROJECT DESCRIPTION REQUIRED SUBMITTAL
Project name/title: _,Red-Rock Center Parkiqq_Aqj_qstrT1ent ELEMENTS
Please write a brief description of proposed project, (Note: applications will not be accepted
Proposed uses in Red Rock Center have changed _ without the required submittal elements)
from a mix of general-office, medical office, and ---- 5 COPIES OF EACH OF THE
FOLLOWING:
r
e-tai-I-t-o-tu 11_M e_d:j_QW__Qff
jQe-j—his alt rs_fte_aarKi_n_g__ El Brief description of the proposal and
space requirement from. 131 to 157. Therefore, a--- any site-specific questions/issues that
parking adjustment is proposed to provide 145. lou would Eke to have staff research
prior to the meeting.
PROPERTY INFORMATION ❑ Site Plan.The site plan must show the
proposed lots and/or building layouts
Property address/loca tion(s): drawn to scale. Also,show the I
SW 72nd Avenue at SW_Dartmouth St location of the subject pro
in
relation to the nearest streets;and the
locations of driveways on the subject
Tax map and tax lot #(s):2S101AB 300 3000.3100,90000 properry and across I the street,
Zoning: _f1G_(P_D) / MUE.___ El N icinity 1\1ap.
PROPERTY OWNER/HOLDER INFORMATION El The Proposed Uses.
Name(s): Douglas Fry, DF Development, LLC,.-. 0 ropographic Information.
Include Contour Lines if Possible.
Address: 908_Deborah Road phone: El Filing Fee,
City/state: Newberg, OR zip: 97312
FOR STAFF USE ONLY
APPLICANT INFORMATION ------
Name: Jesse Winterowd, AICP Case No.:
Address:310 SW 4tb Ave, Ste 110 Phone:503-827-4422 Related Case No.(s):
City/state: Portland,OR Zip: 97204 _71 ,
application fee:-
Contact person: Jesse Winterowd Application accepted:
Phone: 503-827-4422umaii-.iesse@winterbrookplanning.com Bv: Date: 2 2
Pre-application Conference Information Date of pre-app:
All of the information identified on this form is required and must be 'rime of pre-app::
submitted to the Planning Division a minimum of ten (10) days prior
p( C,07
to officially scheduling a pre-application conference. Pre-application Planner assigned to pre-ap
conferences are one(1) hour long and are typically held between the [:\CURPLN\Masters\Land Use Applicattons Rev 01/06/201S
, .
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 8-4:30 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 ofTigard - 13125 S\V Hall Blvd. - Tigard,Oregon 97/223 - w\vwtigard-orgov - 503-718-2421 - Page lofl
~�'
MEMORANDUM
WINI ER
F)ROOK
To: Gary Pagenstecher, City of Tigard
From: Jesse Winterowd,AlCP
Date: February 25,2016
Re: Red Rock Center—Parking Adjustment Pre-Application
Conference
Proposed uses on the Red Rock Center site have changed from a mix of general office,
medical office, and retail to a single use of medical office. This impacts parking space
requirements in two ways:
• First,Tigard requires more parking for medical office(3.9/1,000 sq ft)than for general
office(2,7/1,000 sq ft)or retail sales(3.0/1,000 sq ft)per Table 18.765.2.
• Second,the proposal loses the mixed-use parking reduction allowed through Section
18,765.030.D.
Therefore,the 145 spaces of on-site parking provided through the PUD approval has flipped
from a significant parking surplus to a deficit of 12 spaces(see Table 1,below).
Table 1: Parking Calculations, Original
Use Square Feet Parking Calculation Required Spaces
General Office 20,000 2.7/1,000 54
Medical Office 15,250 3.9/1,000 @85% 51
Retail3,875 3.0/1,000 @70% 8
Total 39,125 113
Table 2: Parking Calculations,Proposed -
Use Square Feet Parking Calculation Required Spaces
Medical Office 40,327L 3.9/ 1,000 ] 157
Per Section 18.765.070.F.2,we're requesting an adjustment to minimum parking standards.
While Section 18.765.070.F.2 directs parking adjustment standards to sign code adjustment
standards(Section 18.370.020.C.7.a),we assume this is a clerical error and the appropriate
adjustment standards are contained in Section 18.370.020.C.6(Adjustments to parking
standards). We intend to apply under 18.370.020.C.6.a:
eY,
Wnter6roolK Flannin
"7
10 5W llourtk Avenue, Suite I 100
Fortk,J,OK 97204
503.427+4 Z ■ 503.427.4550 Sfax)
ic55et�winterkrL)ol�planiiino con,
o-
Reduction from minimum parking requirements. By means of a Type 11 procedure, as
governed by Section 18.390.040, the director may authorize up to a 20%reduction in the
total minimum vehicle parking spaces required in 18.763.070.H u;hen an applicant for a
development permit can demonstrate in a parking study prepared by a traffic consultant
or in parking data from comparable sites that:
i. (Ise o f transit, demand management programs, andlor special characteristics
of the customer, client employee or resident population will reduce expected
vehicle use and parking space demand for this development, as compared to
standards Institute of Transportation Engineers (ITE) vehicle trip generation
rates and minimum city parking requirements; and
ii. ii. A reduction in parking will not have an adverse impact on adjacent uses.
Our initial review indicates the ITE Parking Generation manual median(50"'percentile) for
medical office uses is 3.2 vehicles per 1,000 square feet(this would result in a need for 129
parking spaces on site—well within the 145 provided). We intend to prepare a parking study
that evaluates parking usage for the existing—19,000 square feet of medical office on the site.
If existing usage is comparable to the ITE manual,the 145 parking spaces provided will be
demonstrably adequate for the proposed uses, as this will be over 10%higher than parking
demand.
If the parking study indicates that parking on site is consistent with City requirements, we may
re-evaluate our approach to uses and the parking adjustment. It would be helpful to discuss
these options in the pre-application conference.
Winterbrook Planning Page 2
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Q 4 Y I - I I GRAVEL CONSTRUCTION ENTRANCES,ETC.)MUST BE IN PLACE,FUNCTIONAL,AND Z
W DRECTION OF nRAINAGEF LOW SEE LANDSCAPE IPLANS FOR DETAILS - I - I I APPROVED IN AN INITIAL INSPECTION,PRIOR TO COMMENCEMENT OF CONSTRUCTION
x STIR CTURAL SOIL LIMITS Q
m (_ ACTIVITIES.
I LANDSCAPE PLAN CONTROL IF THERE .L,, C.7
z m p __�-SF PRECONSTRUC ON SILTENCS //.�` RE DISCREPANCIES/'// L�-----j I - �' I 2.SEDIMENT BARRIERS APPROVED FOR USE INCLUDE SEDIMENT FENCE,BERMS
aI P I I /'e (TYP.) �L. J f�` y� I,' J CONSTRUCTED OUT OF MULCH,CHIPPINGS,OR OTHER SUITABLE MATERIAL,STRAW
0 ] I ,.- 1`" �, WATTLES,OR OTHER APPROVED MATERIALS.
J N I "_ -$'--•$^� CONSTRUCTION FENCE 48'ORANGE OR APPROVED EQUAL I II \ I
3.SENSITIVE RESOURCES INCLUDING,BUT NOT LIMITED TO,TREES,WETLANDS,AND
AREA OF INLET PROTECTION •� L- .1 I "I I I j-- RIPARIAN PROTECTION AREAS SHALL BE CLEARLY DELINEATED WITH ORANGE
CONSTRUCTION FENCING OR CHAIN LINK FENCING IN A MANNER THAT IS CLEARLY W
T- I I I VISIBLE TO ANYONE IN THE AREA.NO ACTIVITIES ARE PERMITTED TO OCCUR BEYOND Z
z I ( I I I j-- I bl I ILII THE CONSTRUCTION BARRIER. W O
rn I '.' 1
CONSTRUCTION ENTRANCE I I ' I w
I I ! L- I 4.CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF C, Of
j CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT.ADDITIONAL Y O
I
z > I _ _ MEASURES INCLUDING,BUT NOT LIMITED TO,STREET SWEEPING,AND VACUUMING,MAY
BE REQUIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION V Of
Y I I I TEMPDRARY CULVERT I I �` -- I '. I OF THE PROJECT. Q
w n I O
cc
U I S, J 5.RUN-ON AND RUN-OFF CONTROLS SHALL BE IN PLACE AND FUNCTIONING PRIOR TO 0
BEGINNING SUBSTANTIAL CONSTRUCTION ACTIVITIES.RUN-ON AND RUN-OFF CONTROL W
CONCRETE WASHOUT 4'X2`Xt` ,
o \, IL-- I 25S -L MEASURES INCLUDE:SLOPE DRAINS(WITH OUTLET PROTECTION),CHECK DAMS, cc
0.m w cCONSTRUCTION ENTRANCE T 9 1 - SURFACE ROUGHENING,AND BANK STABILIZATION.
s m
OUTLET PROTECTION
12 CL =
1 U `' I y BAR IS ONE INCH ON DATE:
00 .._......., ,. _ I _ �._--- ORIGINAL ORAYANO
n9 ¢j _ - - - _..- _ - __ - -.�-k -_ - _-._ _. �` __„ I• a P 8/13/2010
000�� 1'� _ I' _ _ DESIGNED BY: CHECKED BY:
/o ow a OHW— —
0�N1'� �OHw— _
AAR BDL
JOB NUMBER
10838
DWG NAME:
ZPF-zI� y' P10838-C4.0 GRADING
,<oN� - _ ,, ���----�--r— PRELIMINARY SHEET C4.o
G lna::)x
TDT Estimate Red Rock Center - Changes 3/3/2016
2S101AB00300, 03000, 03100, 90000 AMS
TDT RATES EFFECTIVE 7/1/15
TSDC CITYWIDE&TSDT RT OVERLAY RATES EFFECTIVE 7/1/15 INSIDE RIVER TERRACE
TSDC CITYWIDE EFFECTIVE 1/1/16 O Yes
Project is in River Terrace ? C.O No
Former Use
Rate Type Use# ITE Code # Units Rate TDT Amount Description
TDT 1 710 20.00 $8,515 $170,300 General Office
TDT 2 720 15.25 $28,850 $439,963 Medical Office
TDT 3 814 3.88 $10,766 $41,718 Retail
1 0.00 $0
Total TDT and TSDCs Former Uses $651,981
Proposed Use
Use# ITE Code # Units Rate TDT Amount Description
TDT 1 720 40.33 $28,850 $1,163,434 Medical Office
TSDC-Imp 1 $0
TSDC-Reim 1 $0
TSDC-RT 1 $0
TDT 2 $0
TSDC-Imp 2 $0
TSDC-Reim 2 $0
TSDC-RT 2 $0
TDT 3 $0
TSDC-Imp 3 $0
TSDC-Reim 3 $0
TSDC-RT 3 $0
Total All TDTs&TSDCs Proposed Uses $1,163,434
Less: Total All TDTs&TSDCs Former Uses $651,981
Total All TDTs&TSDCs Net Increase $511,453
Total Net County TDT $511,453
Total Net TSDC-Imp $0
Total Net TSDC-Reim $0
Total Net TSDC RT Overlay $0 $511,453
TDT TSDC Imp+ Reim
Target Recovery Rate 28.0% 30%
Estimated Total Impact $1,826,619 $0
Estimated Unmitigated Impact $1,315,165 $0
All TDT&TDSC TSDC RT Overlay
Target Recovery Rate 28% 30%
Estimated Total Impact $1,826,619 $0
Estimated Unmitigated Impact $1,315,165 $0
TDT=County Transportation Development Tax
TSDC Citywide=City of Tigard Transportation System Development Tax(TSDC-Imp&TSDC-Reim)
TSDC RT=River Terrace Transportation System Development Tax Overlay
Parks Estimate Red Rock Center - Changes 3/3/16
2S101AB00300, 03000, 03100, 90000 AMS
ALL PARKS RATES EFFECTIVE 7/1/15
O Yes
Project is in River Terrace ? O No
Note: All Neigh-Imp# Units entries=0 if project is in River Terrace;
All Neigh-RT# Units entries=0 if project is elsewhere in the city.
Former Use
Rate Type Use# ITE Code # Units Rate Parks Amount Description
Parks-Imp 1 710 33.33 $367 $12,232 General Office
Parks-Reim 1 710 33.33 $66 $2,200 General Office
Neigh-Imp 1 710 33.33 $0 $0 General Office
Parks-Imp 2 720 43.57 $367 $15,990 Medical Office
Parks-Reim 2 720 43.57 $66 $2,876 Medical Office
Neigh-Imp 2 720 43.57 $0 $0 Medical Office
Parks-Imp 3 814 5.54 $367 $2,033 Retail
Parks-Reim 3 814 5.54 $66 $366 Retail
Neigh-Imp 3 814 5.54 $0 $0 Retail
Total Parks Former Use $35,697
Proposed Use
Use# ITE Code # Units Rate Parks Amount Description
Parks-Imp 1 720 115.22 $367 $42,286 Medical Office
Parks-Reim 1 720 115.22 $66 $7,605 Medical Office
Neigh-Imp 1 720 115.22 $0 $0 Med ica I Office
Total Parks Outside RT Proposed Uses $49,890
Less: Total Parks Outside RT Former Uses $35,697
Total All Parks Outside RT Net Increase $14,194
General Office = 600sf/EE; 20,000/600= 33.33EEs.
Medical Office/Clinic= 350/EE; 15,250/350=43.57EEs; 49,327/350 = 115.22EEs.
Retail = 700sf/EE; 3,875/700= 5.54EEs.
Total Parks-Imp $12,030
Total Parks-Reim $2,163
Total Neigh-Imp $0 $14,194
Total Neigh-RT $0
Parks-Imp = Parks Improvement, Citywide including River Terrace
Parks-Reim = Parks Reimbursement, Citywide including River Terrace
Neigh-Imp= Neighborhood Parks Improvement Outside River Terrace
Neigh-RT= Neighborhood Parks Improvement Inside River Terrace
TDT Estimate Red Rock Center - Changes 3/3/2016
2S101AB00300, 03000, 03100, 90000 AMS
TDT RATES EFFECTIVE 7/1/15
TSDC CITYWIDE&TSDT RT OVERLAY RATES EFFECTIVE 7/1/15 INSIDE RIVER TERRACE
TSDC CITYWIDE EFFECTIVE 1/1/16 O Yes
Project is in River Terrace ? O No
Former Use
Rate Type Use# ITE Code # Units Rate TDT Amount Description
TDT 1 710 20.00 $8,515 $170,300 General Office
TDT 2 720 15.25 $28,850 $439,963 Medical Office
TDT 3 814 3.88 $10,766 $41,718 Retail
1 0.00 $0
Total TDT and TSDCs Former Uses $651,981
Proposed Use
Use# ITE Code # Units Rate TDT Amount Description
TDT 1 720 40.33 $28,850 $1,163,434 Medical Office
TSDC-Imp 1 $0
TSDC-Reim 1 $0
TSDC-RT 1 $0
TDT 2 $0
TSDC-Imp 2 $0
TSDC-Reim 2 $0
TSDC-RT 2 $0
TDT 3 $0
TSDC-Imp 3 $0
TSDC-Reim 3 $0
TSDC-RT 3 $0
Total All TDTs &TSDCs Proposed Uses $1,163,434
Less: Total All TDTs &TSDCs Former Uses $651,981
Total All TDTs &TSDCs Net Increase $511,453
Total Net County TDT $511,453
Total Net TSDC-Imp $0
Total Net TSDC-Reim $0
Total Net TSDC RT Overlay $0 $511,453
TDT TSDC Imp+ Reim
Target Recovery Rate 28.0% 30%
Estimated Total Impact $1,826,619 $0
Estimated Unmitigated Impact $1,315,165 $0
All TDT&TDSC TSDC RT Overlay
Target Recovery Rate 28% 30%
Estimated Total Impact $1,826,619 $0
Estimated Unmitigated Impact $1,315,165 $0
TDT=County Transportation Development Tax
TSDC Citywide=City of Tigard Transportation System Development Tax(TSDC-Imp&TSDC-Reim)
TSDC RT=River Terrace Transportation System Development Tax Overlay
Parks Estimate Red Rock Center - Changes 3/3/16
2S101AB00300, 03000, 03100, 90000 AMS
ALL PARKS RATES EFFECTIVE 7/1/15
O Yes
Project is in River Terrace ? O No
Note: All Neigh-Imp# Units entries=0 if project is in River Terrace;
All Neigh-RT# Units entries= 0 if project is elsewhere in the city.
Former Use
Rate Type Use# ITE Code # Units Rate Parks Amount Description
Parks-Imp 1 710 33.33 $367 $12,232 General Office
Parks-Reim 1 710 33.33 $66 $2,200 General Office
Neigh-Imp 1 710 33.33 $0 $0 General Office
Parks-Imp 2 720 43.57 $367 $15,990 Medical Office
Parks-Reim 2 720 43.57 $66 $2,876 Medical Office
Neigh-Imp 2 720 43.57 $0 $0 Medical Office
Parks-Imp 3 814 5.54 $367 $2,033 Retail
Parks-Reim 3 814 5.54 $66 $366 Retail
Neigh-Imp 3 814 5.54 $0 $0 Retail
Total Parks Former Use $35,697
Proposed Use
Use# ITE Code # Units Rate Parks Amount Description
Parks-Imp 1 720 115.22 $367 $42,286 Medical Office
Parks-Reim 1 720 115.22 $66 $7,605 Medical Office
Neigh-Imp 1 720 115.22 $0 $0 Medical Office
Total Parks Outside RT Proposed Uses $49,890
Less: Total Parks Outside RT Former Uses $35,697
Total All Parks Outside RT Net Increase $14,194
General Office = 600sf/EE; 20,000/600= 33.33EEs.
Medical Office/Clinic= 350/EE; 15,250/350=43.57EEs; 49,327/350= 115.22EEs.
Retail = 700sf/EE; 3,875/700= 5.54EEs.
Total Parks-Imp $12,030
Total Parks-Reim $2,163
Total Neigh-Imp $0 $14,194
Total Neigh-RT $0
Parks-Imp = Parks Improvement, Citywide including River Terrace
Parks-Reim = Parks Reimbursement, Citywide including River Terrace
Neigh-Imp = Neighborhood Parks Improvement Outside River Terrace
Neigh-RT= Neighborhood Parks Improvement Inside River Terrace
ADDITIONAL
DOCUMENTS
07;05 2012 08:18 [FAX 3111. M QI)01 007'
Washington County,Oregon 2012-036500
05104/2012 03:54:32 PM
D-E Cnt 3 Stn-29 RECt7RD51
$35.00;10.40;5.40$11.00$13.06-Total.576.00
After recording return to: �� � � ���� � �
Stan N. Rosenberg
3 C.enterpointe Drive,Suite 250 600N of=.==-
recaMe
e0t1u70ul3e1o3s20
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70
Lake Oswego,Oregon 97035 n » xm.W pazn
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Tsxatton,ex-0111400 CRUM aim*
AMENDED AND RESTATED DECLARATION OF
CROSS-PARKING,ROADWAY MAINTENANCE AND EASEMENT
AGREEMENT
This Amended and Restated Declaration of Cross-Parking,Roadway and Access Easement
Agreement("Amended Agreement")is made by RED ROCK BUSINESS ASSOCIATES,LLC,an
Oregon limited liability company("Declarant")and is effective upon recording
This Amended Agreement supersedes and replaces a certain Declaration of Cross-Parking,
Roadway Maintenance and Easement Agreement,dated March 15, 2012, recorded on March 19,
2012,as Number 2012-020372,in the Washington County,Oregon Recorder's Office.
RECITALS:
I
A. Declarant is the owner ofthree(3)adjacent Parcels of real property and improvements
located thereon which will be developed in three (3) phases identified as Parcels 1, 2 and 3 as
delineated on Partition Plat No,2012-009("Partition Plat").The Parcels are hereinafter respectively
referred to as"Parcel I","Parcel 2"and"Parcel 3". The Partition Plat created an access easement
shown on the Plat as"Private Access Easement for the Benefit of Parcels 1,2 and 3("Private Access
Easement").
B. Declarant also owns additional real property which is adjacent to Parcel 3 and is
legally described as Parcel I Doc.No.2011-042536("Parcel 1-2011"). Parcel 1,Parcel 2,Parcel 3
and Parcel 1-20I]are collectively referred to herein as the"Property".
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u
C. The Property is being developed with common vehicular access,a common roadway
(within the Private Access Easement)and certain common parking areas located on the Property to
be used and maintained in common by the Declarant and its successors in ownership of the
respective Parcels(hereinafter referred to as an "Owner"or collectively as "Owners"), and their
tenants,employees,customers,invitees and guests.
D. In order to provide uniform and pre-determined procedures for the maintenance,
upkeep and use of the access to the Property and its roadway and parking areas,the Declarant desires
to create mutually beneficial easements for the respective Owners of the Property in the manner set
forth herein.
NOW, THEREFORE, in consideration of the mutual covenants and conditions set forth
herein,it is agreed as follows:
1. MAINTENANCE OF COMMON PRIVATE ACCESS EASEMENT. The
responsibility for the maintenance,upkeep and repair of the Private Access Easement depicted on the
Partition Plat and on the attached Exhibit A shall be as follows:
1.1 Only Parcel, Parcel 2 and Parcel 3 are responsible for the maintenance,
upkeep and repair of the Private Access Easement.Until such time as Parcel 1,Parcel 2 and Parcel 3
are all developed(or in the process of being developed),the Owners of Parcels that arc developed(as
well as the Owner(s)of Parcels in the process of being developed)shall share equally in the costs
associated with the maintenance,upkeep and repair ofthe Private Access Easement.[Examples:(a)
If Parcel I is fully developed and no other Parcels have been or are being developed,the Owner(s)of
Parcel 1 shall be responsible for all such maintenance,upkeep and repair.(b)If Parcel I is developed
and Parcel 2 is in the process of being developed,the Owner(s) of Parcel I and the Owner(s) of
Parcel 2 shall each be responsible for fifty percent 50%of the costs of the maintenance,upkeep and
repair of the Private Access Easement].
1.2 At such time as Parce I,Parcel 2 and Parcel 3 are a]I developed(or are in the
process of being developed),each PareeI Owner shall be responsible for one-third(1/3)of the costs
associated with the maintenance,upkeep and repair of the Private Access Easement.
1.3 Notwithstanding Sections 1.1 and 12, the prorated allocation ("Pro-rata
Share")of maintenance,upkeep and repair costs of the Private Access Easement,shall be subject to
future adjustment between the Owners of the Parcels in order to account for the actual usage of the
Private Access Easement by the Owners,tenants,employees,customers, invitees and/or guests of
each particular Parcel such that the amount charged to each Parcel Owner correlates to their relative
usage of the Private Access Easement. If the parties are unable to agree upon any such adjustments.
they shall resort to the mediation and arbitration procedures set forth in Section 5 below.
1.4 If, in the reasonable discretion of any Owner ("Initiating Owner(s)"), the
Private Access Easement requires maintenance,replacement or repair, upon providing the other
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Owners with not less than thirty(30)days notice of the need for such maintenance,replacement or
repairs (unless an emergency condition exists which necessitates a shorter notice), the Initiating
Owner(s)shall have the right to cause the maintenance,replacement or repair work to be perforated
in a manner which is designed to cause as little interference with the operation of the Property as is
reasonably possible. Nothing herein shall require the Owners to cause such maintenance,
replacement or repair work to be performed during the evenings or on weekends,unless all of the
Owners unanimously agree otherwise in writing. Subject to the terms of Section 5 below,the other
Owners shall reimburse the Initiating Owner(s) for their Pro-rata Share of the cost of the
maintenance,replacement and repair within fifteen(15)days of receipt of written invoice detailing
the work performed and the cost thereof.
1.5 Notwithstanding the foregoing, if an Owner, or the tenant, employee,
customer,invitee or guest of such Owner("Responsible Parcel Owner"),negligently or intentionally
damages any area in the Private Access Easement,the Responsible Parcel Owner shall be responsible
for the cost of any necessary maintenance,replacement or repair costs incurred as a result thereby. If
the damaged caused by the Responsible Parcel Owner is repaired by any of the other Owner(s),the
Responsible Parcel Owner shall reimburse such other Owner(s) for the cost of the maintenance,
replacement and repair within fifteen (15)days of receipt of a written invoice detailing the work
performed and the cost thereof.
1.6 Maintenance, replacement and repair obligations and costs concerning the
Private Access Easement shall include,but not necessarily be limited to,sweeping,snow removal
and the repair of potholes.
2. TEMPORARY PARKING EASEMENT / CROSS-PARKING EASEMENT.
The Declarant hereby grants the Owner(s)of Parcel I a non-exclusive,temporary easement to utilize
certain improved parking spaces located on Parcel 3 and as designated on Exhibit "A" as Pad C
Temporary Parking Easement ("Parcel 3 Temporary Parking Easement") for the benefit of the
Owners of Parcel I and their tenants, employees. customers, invitees and guests. The Parcel 3
Temporary Parking Easement is located adiacent to the Private Access Easement on an
approximately 30' X 100' area depicted with diagonal striping on Exhibit A. The Parcel 3
Temporary Parking Easement shall benefit Parcel 1, burden Parcel 3 and shall run with the land.
j 2.1 Subject to the terms of Section 2.2 below,the Declarant also hereby grants to
I the Owner(s)of Parcel 1 the non-exclusive,perpetual easement to utilize up to ten(10)improved
parking spaces located on Parcel 1-2011 within the area designated as "Overflow Parking Area
Easement"on Exhibit "A". The Overflow Parking Area Easement shall be for the benefit of the
Owners of Parcel 1 and their tenants,employees.customers,invitees and guests and shall burden
Parcel 1-2011 and shalt run with the land.
2.2 At such time as the parking area depicted on Exhibit A as`Parcel 1 Doc.No.
2011-042536'is developed with paved surface parking spaces("Overflow Parking Area"),the Parcel
3 Temporary Parking Easement shall automatically terminate and the Owner(s)of Parcel 1.their
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tenants, employees, customers, invitees and guest shall have the right to enter onto Parcel 3 for
access to Parcel 1-2011 and to enter directly onto Parcel 1-2011 in order to utilize the Overflow
Parking Area Easement in the Overflow Parking Area.
2.3 All other parking spaces depicted on Exhibit"A"shall be used only by the
respective Owners(and their tenants,employees,customers,invitees and guests)of the Parcel to
which such parking spaces are shown to be appurtenant on Exhibit"A". Nothing contained herein is
intended to preclude Owners from entering into parking space sharing agreements amongst each
other. The Parcel 3 Temporary Parking Easement and the Overflow Parking Area Easement are
sometimes referred to herein collectively as the"Parking Easements".
3. MAINTENANCE OF PARKING EASEMENTS.
. The respective Owners of the Parcels 1,2,3 and 1-2411 shall be responsible for the costs
associated with the maintenance, upkeep and repair of the parking areas (and the improvements
located therein)that now or hereafter are located on their respective Parcels(regardless of whether
any such Parcel is encumbered by a parking easement); Provided,however,that if another Parcel
Owner,or the tenant,employee,customer,invitee or guest of another Parcel Owner("Responsible
Parking Damage Owner"), negligently or intentionally damages any area in a Parking Easement
located on a Parcel owned by another Parcel Owner,the Responsible Parking Damage Owner shall
be responsible for the cost of any necessary maintenance,replacement or repair costs incurred as a
result thereby. If the damaged caused by the Responsible Parking Damage Owner is repaired by the
Owner(s) of the applicable Parcel, the Responsible Parking Damage Owner shall reimburse the
Owner(s)of the applicable damaged parking area for the cost of the maintenance,replacement and
repair within fifteen(15)days of receipt of written invoice detailing the work performed and the
cost thereof.
3.i Maintenance, replacement and repair costs of the Parking Easements shall
include,but not necessarily be limited to,the sweeping,snow removal and the striping of the parking
areas,the fixing of potholes in the parking areas and the repaving of the parking area surfaces located
on the applicable portion of the Property that now or hereafter exist on or under the Property,and any
and all costs associated with the replacing or repairing of those portions of the Property affected by
any of the foregoing described work.
4. BINDING AGREEMENT; EASEMENTS TO RUN WITH THE LAND. This
Agreement shall be binding upon and benefit the Declarant,the Owners and their successors and
assigns,and sha1l run with the land.
5. MEDIATION AND ARBITRATION. In the event of a disagreement between the
Owners of any Pads for any reason concerning the interpretation or enforcement of the terms of this
Agreement(including,but not limited to,the necessity or the manner and means of making repairs to
any of the Easements described herein), any Owner may, initiate Mediation and, if Mediation is
unsuccessful within sixty (60) days of the date of the initiation of the Mediation, Arbitration,
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utilizing Arbitration Services of Portland, Inc.("ASPI"). If ASPI is not then in business,then such
mediation and, if necessary,arbitration shall be conducted pursuant to the rules then in etTect for
commercial real estate disputes in accordance with the American Arbitration Association. Any
arbitration shall utilize the services of a single arbitrator and the arbitrator may award the prevailing
party attorney fees if deemed warranted by the arbitrator,provided,that the prevailing party in the
arbitration agreed to,and in good faith,attempted to resolve the dispute through Mediation.
6. COMPLETE AGREEMENT. This Agreement sets forth the entire understanding
of the parties hereto with respect to the matters provided herein and supersedes all prior agreements,
covenants,arrangements,communications,representations or warranties,whether oral or written,by
any of the parties or by any officer,employee or representative of any party.
7. JURISDICTION AND VENUE. This Agreement shall be interpreted and enforced
in accordance with the laws of the State of Oregon. Venue for any mediation or arbitration shall be
held,at the election of the party initiating such proceedings,in either Washington County,Oregon.
8. INJUNCTIVE RELIEF. Nothing herein shall prevent either party from seeking
injunctive relief through the Washington County, Oregon, Circuit Court. In the event injunctive
relief is sought, the losing party agrees to pay the prevailing party its attorney fees and costs as
awarded at trial or upon any appeal or review thereof.
9. NOTICES. Any notice that is required to or may be given pursuant to the terms of
this Agreement shall be in writing,and effective two(2)days afferdeposit in the US Mail,certified.
return receipt requested, or upon hand delivery by a commercial delivery services with written
receipt of service,or by next day air courier sen!ice with written receipt or written confirmation of
delivery by the courier service,at the address of the Owner whose name and address is identified on
property tax statement in the County records,or at such other address or addresses as may be given
by written notice from the Owners of the respective Pads from time to time.
IU. AMENDMENT, This Agreement shall only be amended by all instrument in writing
signed by the all of the Owners. Any such amendment shall be recorded as an encumbrance against
the title to the Property.
IN WITNESS WHEREOF,the Declarant has executed this Agreement effective the date this
instrument is recorded in the Washington County,Oregon Recorder's Office.
DECLARANT:
RED ROCK BUSINESS DEVELOPMENT, LLC.
an Oregon limited Iiability company
5:�
By:
Its:
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STATE OF OREGON )
County of� Cc Y-Q MC?� )
�irncra( �'
t
instrument was acknowledged before me on t ,2 l?,by Douglas
Fry asn Q jz:: - of Red Rock Business D3 velopment, LLC, an Oregon limited
liability company.
Notary Public for Oregon
OFFICIAL SEAL M Commission Expires: 12-1412 ,912.
MARIA A MART1N8fANC0 y p
NOTARY PU6"REGON
COMMISSION NO.434242
MY COMMISSION EXPIRES DEC.4,2D12
I
1
I
i
I
I
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EXH13 T A
SW DARTMOUTH STREET
.1 ;
_ PARCEL 2ui
►-.! !
._ • . ;• �— •������ I ?�. ;:.,_ . . 'PARCEL 'I'. .a_ - ..
04
lI
779-1 9 Q
I I i PRIVATE ACCESS EASEMENT--
Q-71 j'
n
IN 2-
µ JS
TEMPORARY
C ' PARCEL 3 I rr
PARKING ! __
EASEMENT
OVERFLOW
PARKING AREA
EASEMENT PAr' y1 �'
DOC. N�2t 4l" 3f<;
NOTE: THE OVERFLOW PARKING
AREA WILL CONTAIN 10
UNASSIGNED PARKING SPACES _
WHICH WILL CONSTITUTE TH£ `_`'M f i{
"PAD C PERMANENT PARKING -
EASEMENT".
0 30 60 120 FUTURE ELMHURST ST.
Scala In Feet ACCESS
DESIGNED AAR PARKING EASEMENT JOB NUMBER
DRAWN . AR RED RUCK BUSINESS CENTER 10838
CHECKED TIGARD OREGON SHEET NAME EXHIBIT
DATE 4/34 12 , , �s,
lke tW,k
SCALE SHEET--!—OF 1
City of Tigard
May 24, 2016
Jesse Winterowd
Winterbrook Planning
310 SW Fourth Avenue, Suite 1100
Portland, OR 97204
RE: Completeness Review for Red Rock Center Parking Adjustment,
Case File No: ADJ2016-00105 (PDR2010-00002)
Dear Mr. Winterowd:
The City received your application May 2, 2016 for an adjustment to the minimum parking
standards for a change in use for Building C from office to medical office in the approved
Red Rock Center Planned Development (PDR2010-00002).
The application is deemed complete. Notice of Type I1 Proposal will be mailed tomorrow
and a decision will follow in mid-June. If you have any questions regarding this letter or
your application, please don't hesitate to contact me at 503-718-2434.
Sincerely, /
Gary Pagenstecher, ACIP
Associate Planner
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 0 www.tigard-or.gov
LAND USE APPLICMIOProject: f?�t l�=cx
Date:_ 6V
COMPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE
STANDARD INFORMATION:
❑ Deed/Title/Proof of Ownership ' Neighborhood Mtg.Affidavits,Minutes,List of Attendees Impact Study(18.390)
yfiAQ- USA Service Provider Letter IV Construction Cost Estimate 10Envelopes with Postage(Verify Count)
E #Sets Of Application Materials/Plans-"Paper Copies" -i�7 Pre-Application Conference Notes
❑ /-Vg Sets Of Application Materials/Plans-"CD's"
PROJECT STATISTICS: ///�--
❑ Building Footprint Size ❑ %of Landscaping On Siteto a
❑ Lok Square Footage ❑ of Building Impervious Surface On Site
PLANS DIMENSIONED: N
❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable
❑ Building Height ❑ Access Approach and Aisle ❑ Visual Clearance Triangle Shown
ADDITIONAL PLANS:
❑ Vicinity Map ❑ Architectural Plan
Ig Existing Conditions Plan ❑ Landscape Plan ❑ Tree Inventory
VK Site Plan ❑ Lighting Plan
TREE PLAN 1 MITIGATION PLAN: AJ &-
❑ ❑
ADDITIONAL REPORTS: (list any special eports)
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18,775(Sensitive Lands Review)
❑ 18.340(Director's Interpretation) ❑ 18.705(Access/Egress/Circulation) ❑ 18,780(Signs)
❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits)
❑ 18.360(Site Development Review) ❑ 18.715(Density Computations) ❑ 18.790(Tree Removal)
' 18.370(Variances/Adjustments) ❑ 18,720(Design Compatibility Standards) ❑ 18.795(visual Clearance Areas)
❑ 18,380(Zoning Map/Text Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities)
18,390(Decision Making Procedures/impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards)
❑ 18.410(Lot line Adjustments) ❑ 18.740(Historic Overlay)
❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Pen-nits)
❑ 18 430(Subdivisions) ❑ 18 745(Landscaping&Screening Standards)
❑ 18.510(Residential Zoning Districts) ❑ 18,750(Manufactured/Mobil Home Regulations)
❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage)
❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations)
❑ 18,620(Tigard Triangle Design Standards) 18.765(off-Street Parking/Loading Requirements)
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ALL IDEAS,DESIGNS,ARRANGEMENTS,DRAWINGS,AND
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ARCHITECTS,LLC. ANY USE,REUSE,OR DISCLOSURE OF
SAID PLANS,REPRODUCTIONS,IDEAS,DESIGNS,AND/OR
ARRANGEMENTS WITHOUT THE WRITTEN PERMISSION
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Tigard,OR
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Date:
Scale: AS NOTED
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