SLR2019-00002 APPROVED
DDR2O 19 - 00004
SLR2O 19- 00002
SECOND
LEVEL OF
12559 SW MAIN
STREET
NOTICE OF TYPE I DECISION
DOWNTOWN DESIGN REVIEW DDR2019-00004
•
SENSITIVE LANDS REVIEW SLR2019-00002
SECOND LEVEL OF 12559 SW MAIN STREET T I GARD
120 DAYS = December 19th, 2019
SECTION I. APPLICATION SUMMARY
FILE NAME: SECOND LEVEL OF 12559 SW MAIN STREET
CASE NO.: Downtown Design Review(DDR) DDR2019-00004
Sensitive Lands Review(SLR) SLR2019-00002
PROPOSAL: The applicant is proposing a second level to the building at 12259 SW Main Street,
which adds windows to the street facing facade and increases the height of the
building by less than 20 percent. The property is partially located within both the
FEMA 100 year floodplain and steep slopes. No changes to the building footprint
are proposed.
APPLICANT: Eric (Yu) Xu
10755 SW Naeve Street
Tigard, OR 97224
OWNER: Xu,Yu
Han, Ziye
10755 SW Naeve Street
Tigard, OR 97224
LOCATION: 12559 SW Main Street;WCTM 2S102AD Tax Lot 00800
ZONING
DESIGNATION: MU-CBD: Mixed-Use Central Business District zone. The MU-CBD zone is
designed to provide a pedestrian-friendly urban village in downtown Tigard. A
wide variety of commercial, civic, employment, mixed-use, apartments, and
rowhouses are allowed.
SUB-AREA: Main Street-Center Street
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.510 and 18.650
DDR2019-00004&SLR2019-00002.SECOND LEVEL OF 12559 SW MAIN STREET 1 of 7
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request.The findings and conclusions on which the decision is based are noted in
Section IV.
SECTION III. BACKGROUND INFORMATION
Site Information:
The subject property is located at 12559 SW Main Street (WCTM 2S102AC, Tax Lot 00800). Which is
located southeast of OR 99W, north and northwest of SW Main Street, and southwest of Fanno Creek.
The .22 acre site contains one 8,376 square foot building, a segment of the Fano Creek Regional Trail,
Goal 5 Significant Habitat Areas,a CWS Vegetated Corridor,and steep slopes. This site is located within
the FEMA 100 year floodplain and also located in the Main Street- Center Street subarea of the Mixed-
Use Commercial Business District (MU-CBD) zone. A map from FEMA shows that the base flood
elevation for this area is 155 feet above sea level.
Proposal:
The applicant is proposing to create a second floor on the southwest portion of the building,which is farthest
away from Fanno Creek. The portion of the building where work will take place is partially located within
the FEMA 100 year floodplain. The improvements will all take place at approximately 170 feet above sea
level, which is above the base flood elevation identified from the FEMA website. No grading changes are
proposed for this project.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
Staff has reviewed the proposal for consistency with the applicable criteria in the following Community
Development Code (CDC) chapters. Findings for only the applicable code sections are found below:
18.510. Sensitive Lands
18.650. Tigard Downtown Plan District
18.510 Sensitive Lands
18.510.020 Applicability
E. Administrative sensitive lands review.
1. Administrative sensitive lands reviews within the special flood hazard area (excluding the
floodway), drainageway, slopes that are 25 percent or greater, and unstable ground are
processed through a Type I procedure,as provided in Section 18.710.050,for the following
actions:
a. The repair, reconstruction, or improvement of an existing structure or utility, the
cost of which is less than 50 percent of the market value of the structure prior to the
improvement or the damage requiring reconstruction.
The applicant is proposing to improve an existing structure that is located within the FEMA 100 year
flood plain and slopes that are 25 percent or greater. No grading changes or changes to the building
DDR2019-00004&SLR2019-00002.SECOND LEVEL OF 12559 SW MAIN STREET 2 of 7
footprint are proposed. According to tax information from Washington County, the total market value
of the structure prior to the improvement is $494,740. The total valuation of the proposed work is
$100,000, therefore the improvements are less than 50 percent of the building market value. Therefore,
the proposal is a Type I Sensitive Lands Review (SLR).
18.510.040 General Provisions for Special Flood Hazard Areas
E. Resistant to flood damage. All new construction and substantial improvements, including
manufactured homes, must be constructed with materials and utility equipment resistant to
flood damage.
As shown in the applicant's submittal, the proposed construction is resistant to flood damage because
the applicant is constructing a second floor on an existing building. The second floor is well above the
flood level. This criterion is met.
F. Minimize flood damage. All new construction and substantial improvements, including
manufactured homes,must be constructed using methods and practices that minimize flood
damage.
As shown in the applicant's submittal,the proposed development can be constructed using methods and
practices that minimize flood damage because the applicant is constructing a second floor on an existing
building. The second floor is well above the flood level and would not be damaged in a flood. This
criterion is met.
G. Equipment protection. Electrical, heating, ventilation, plumbing, and air-conditioning
equipment and other service facilities must be designed or otherwise elevated or located so
as to prevent water from entering or accumulating within the components during conditions
of flooding.
As stated in the applicant's narrative, the applicant will build facilities according to code criteria that will
ensure that electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service
facilities will be designed,elevated,or located so as to prevent water from entering or accumulating within
the components during conditions of flooding. This criterion is met.
I. Anchoring. All new construction, all manufactured homes and substantial improvements
must be anchored to prevent flotation, collapse, or lateral movement of the structure.
As shown in the applicant's submittal, the proposed development is a second floor on an existing
building. The second floor is well above the flood level and would not be subject to flotation, collapse,
or lateral movement in a flood event. This criterion is met.
M. Nonresidential construction. New construction and substantial improvement of any
commercial, industrial, or other nonresidential structure must either have the lowest floor,
including basement, elevated to the level of the base flood elevation, or together with
attendant utility and sanitary facilities, must:
1. Be floodproofed so that below the base flood level the structure is watertight with walls
substantially impermeable to the passage of water;
The applicant is not proposing any work to the existing first floor of the structure. The applicant states
that the first floor is at or above 157 feet above sea level, and that the area of work is at approximately
DDR2019-00004&SLR2019-00002.SECOND LEVEL OF 12559 SW MAIN STREET 3 of 7
170 feet above sea level. The base flood level at this location is at approximately 155 feet above sea level.
This criterion is met.
3. Be certified by a registered professional engineer or architect that the design and methods
of construction are in compliance with accepted standards of practice for meeting
provisions of this subsection based on their development or review of the structural
design, specifications and plans. Such certifications must be provided to the building
official as provided in Paragraph_18.510.030.E.2; and
As stated in the applicant's narrative, the structural components will meet building code criteria. This
criterion is met.
18.650 Tigard Downtown Plan District
18.650.020 Applicability
A. Applicability. The regulations of this chapter apply to the Tigard Downtown Plan District in
addition to all other applicable regulations of this title. The boundaries of the plan district
are shown on Map 18.650.A, which is located at the end of this chapter, and on the official
zoning map.
2. Pre-existing uses and development. Pre-existing land uses and associated
development that were lawfully established prior to the effective date of this chapter are
treated as lawful or approved uses and developments, subject to the following:
a. Modifications associated with lawfully established pre-existing uses and
structures are allowed,provided the modifications meet or move the nonconforming
use or structure toward compliance with all applicable standards, except that single
detached houses used for residential purposes that were lawfully established prior to
the effective date of this chapter are exempt from the design standards of this
chapter.
The applicant is proposing a modification to a lawfully established pre-existing use and structure on
WCTM 2S102AC, Tax Lot 00800, which is located within the Main Street-Center Street subarea of the
Tigard Downtown Plan District. Specifically, the applicant is proposing to add a second story to the
portion of the building that is located on the southwest corner of the lot. Because the applicant is
proposing modifications to an existing development, only the building, site development, and design
standards that specifically apply to proposed changes to the site are addressed below.
18.650.030 Approval Process
A. Procedures.
1. Type I downtown development review. Downtown development review applications for
development or modifications that meet the thresholds of Paragraph 18.650.030.B.1 are
processed through a Type I procedure, as provided in Section 18.710.050, using the
approval criteria in Subsection 18.650.040.A.
The proposal meets the threshold criteria for a Track 1 design compliance letter.
DDR2019-00004&SLR2019-00002.SECOND LEVEL OF 12559 SW MAIN STREET 4 of 7
B. Review Thresholds. If a proposed development or modification is unlisted, the Director will
determine the most appropriate review type.This determination is the final local decision and
will favor the review type that provides the most appropriate public notice and opportunity for
public comment.
1. Type I downtown development review. A Type I downtown development review is
required for the following:
a. Addition,elimination,or change in location of windows that does not decrease
the window coverage on a street-facing facade below the minimum required;
g. An increase in the height of a building of less than 20 percent;
The applicant is proposing to build a second story to the structure on WCTM 2S102AC,Tax Lot 00800,
which will add windows to the street facing facade and increase the height of the building by less than 20
percent. This modification will be reviewed according to the Track 1 Downtown Design Review (DDR)
procedures.
18.650.040 Approval Criteria
A. Type I downtown development review. The approval authority will approve or approve with
conditions an application for Type I downtown development review when the following are
met:
1. The modification does not cause the development to go out of conformance with any
applicable standard of this chapter or further out of conformance if already
nonconforming, except where an adjustment has been approved; and
The applicant is proposing to build a second story to the structure on WCTM 2S102AC,Tax Lot 00800,
which will add windows to the street facing facade and increase the height of the building by less than 20
percent. The applicant's proposal will not cause the existing development to go out of conformance with
any applicable standard or further out of conformance. This criterion is met.
2. The modification complies with all other applicable standards of this title.
The proposed modification complies with all other applicable standards of this title as described in the
other sections of this staff report. This criterion is met.
18.650.050. Development Standards
A. Development Standards. Development standards are provided in Table 18.650.1.
Table 18.650.1
Development Standards
Standard u•- ea v am treet1 Pro'osal Meets Standard?
Buildin' He.'ht
-Minimum 20 ft. 20.83 ft. Yes
80 ft. 20.83 ft. Yes
[1] See Subsection 18.650.080.D.
DDR2019-00004&SLR2019-00002.SI CONI)LEVEL OF 12559 SW MAIN STREET 5 of 7
The applicant is proposing a second story to an existing structure within the Main Street subarea of the
Tigard Downtown Plan District. No changes are proposed to the height of the first story. The proposal
meets all of the applicable standards in Table 18.650.1. This standard is met.
18.650.060 Design Standards
A. Create vibrant first stories, streetscapes, and rights-of-way; provide weather protection; and
promote safety and security.
2. Standards.
c. Windows. Minimum window coverage includes any glazed portions of doors.
iii. Upper floor windows for all buildings.
(A)The minimum window area of street-facing facades above a first story is 30
percent, except on top stories that include sloped roofs and dormer
windows.
The existing partial second story of the facade has 0 percent window coverage. The proposed façade
change for the second floor will have 29.3 percent window coverage. This increase in the window
coverage brings the structure closer to conformance. This standard is met.
(B)The minimum ratio of vertical to horizontal dimensions for windows on a
street-facing facade above a first story is 1.5:1).
The applicant has presented staff an elevation drawing that shows window dimensions for the street
facing façade.The windows are 4 feet wide and 6 feet tall,which correlates to a 1.5:1 ratio.This standard
is met.
iv. Window shadowing for all buildings. Windows must be recessed 3 inches into
the facade.Nonresidential and mixed-use buildings may instead incorporate trim
of a contrasting material or color.
As stated in the applicant's narrative,the applicant will recess the windows 3 inches into the façade. This
standard is met.
C. Integrated building facade standards.
2. Standards.
a. Facades.
i. Nonresidential and mixed-use buildings without residential component.
Buildings 2 stories and above must have 3 clearly defined elements on the street-
facing facade: a base (extends from the sidewalk to the bottom of the second story
or the belt course that separates the ground floor from the middle of the building);
a middle (distinguished from the top and base of the building by use of building
elements); and a top (roof form or element at the uppermost portion of the facade
that visually terminates the facade).
The applicant is proposing that the new second level facade match the façade of the existing building.
The applicant's building elevation drawings show that there will be a base,middle,and top for the building
facade. This standard is met.
DDR2019-00004&SLR2019-00002.SECOND LEVEL OF 12559 SW MAIN STREET 6 of 7
b. Roof forms.
i. The roof form of a building must follow one(or a combination)of the following
forms:
(A)Flat roof with parapet or cornice;
The applicant is proposing a flat roof to match exactly with the existing roof for the second level of the
same building. This standard is met.
v. When an addition to an existing structure or a new structure is proposed in an
existing nonresidential development, the roof forms for the new structures
must have similar slope and be constructed of the same materials as the
existing roof.
The applicant is proposing a flat roof to match exactly with the existing roof for the second level of the
same building. This standard is met.
FINDING: The proposal meets all applicable standards.
SECTION V. PROCEDURE AND APPEAL INFORMATION
Final Decision:
A downtown design review is a Type I procedure. As such, this decision is final for purposes of appeal
on the date it is mailed or otherwise provided to the applicant, whichever occurs first. This decision is
not appealable locally and is the final decision of the City.
THIS DECISION IS FINAL ON SEPTEMBER 19TH, 2019,
AND BECOMES EFFECTIVE ON SEPTEMBER 20TH, 2019.
Questions:
If you have any questions,please contact Samuel Copelan at (503) 718-2450 or SamuelC(a,tigard-or.gov.
c544fit_
September 19`h, 2019
APPROVED BY: Samuel Copelan
Assistant Planner
DDR2019-00004&SLR2019-00002.SECOND LEVEI.OF 12559 SW MAIN STREET 7 ot 7
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APPLICANT
MATERIALS
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LAND USE APPLICATION TYPE
❑ Accessory Dwelling Unit(ADU) 0 Modification: ❑Type I O Type II
O Adjustment 0 Planned Development:
❑ Annexation ❑ Consolidated Plan
O Comprehensive Plan Map Amendment ❑ Concept Plan
O Conditional Use ❑ Detailed Plan
Downtown Design Review: %Sensitive Lands Review:
k Track 1 ❑ Track 2 Li Track 3 Type I ❑ Type II ❑ Type III
O Home Occupation—Type II ❑ Si&evelopment Review: U Type I ❑ Type II
O Land Partition O Subdivision
❑ Lot Line Adjustment/Lot Consolidation O Temporary Use Permit
O Marijuana Facility Permit O Urban Forestry Plan:
0 Miscellaneous: ❑ Modification U Discretionary Review
❑ Type II O Type III 0 Zoning Map Amendment
PROJECT INFORMATION / /(.�
Project name: so-c 7J Coro" /2_44-2 $C) " ,,- ", s
Brief description of project: �rC ,0c21't � G -�� T0' �'c`oteit" 49'`-L' ,e- f—A.I 1
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SITE INFORMATION
Location (address if available): k 7 SCC.) M `ci St-
Tax map and tax lot number(s):
Site size: Zone:
APPLICANT INFORMATION
Name: t. I ` IA) )c'
Mailing address: to 5'0 `V Cr; City/State: freffri4--/� / Zip: 91'22y-
Phone: (If70 ZT 0/13 Email: ,></u 6�Q /lam( ?t?4 i(IGe2,J 1
Applicant's representative:
Phone: Email:
City ofTigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of2
PROPERTY OWNER INFORMATION ,ame as applicant
(Attach list for additional owners) �'
Name:
Mailing address: City/State: Zip:
Phone: Email:
SUBMITTAL REQUIREMENTS
In addition to this application form,you must submit all required items listed in Subsection 18.710.030.0 of
Tigard's Community Development Code. If you are unsure what is required with your application,please contact
the planner on duty at 503-718-2421 or tigardplanneronduty@tigard-or.gov.
I certify that I am the property owner or I am eligible to initiate this application,as provided in the Tigard
Community Development Code. To the best of my knowledge,all the information provided within this application
package is complete and accurate.
Applicant's signature* Print name Date
Property owner's signature* Print name Date
Property owner's signature* Print name Date
*The owner must sign this application or submit a separate written authorization when the owner and applicant are
different people.
STAFF USE ONLY ��++
Case No.: Aft G?-2O)9'-Oab,ipplication fee: Received by: f11 Dater 1
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Related Case(s): Determined complete by: Date:
City ofTigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of2
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GEORGE K.ADEY
i {Washington County,Oregon
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OPfldo County Clerk for Washington County.Oregon,do hereby
certify that the within instrument of writing was received and
�& rat K.p, THiS SPACE R E- retarded!n the book records of said county.
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( 1 Richard Hobernicht,mir.,-tor of
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T'i-narti: OR 97224 I RECEIVED
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I Until a change Is requested all tax
statements shall be sent to the CITY OF TIGARD
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Tigard, OR 97224
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ciudIng those shown on rerorderi pint survey.
the i.Jt3Lr"�ti.record, .e...0 :y .. u- -v.ay.:.. -rc.. any_ _ --- - = or .
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The true consideration for this conveyance Is$600,000.00. (Here comply with requirements of ORS 93.030)
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-continued
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE I I i LE SHOULD
AO i'S RIGHTS,
IF ANY, U ORS 300 1 95 7.14 AND l i.i --1• TO
INQUIRE ABOUT THE PERSON'S RIGH 1 J, UNDER I95..7O0, 17a1.JUI I95.JNJ i V
195.336 AND SECTIONS 5 TO ii, CHAPTER ER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,
CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS
INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN
VIOLA IION UV APPLICAtiIt LANU USE LAWS AND KtlGUtAt I IONS. owr uKt SIGNING OR ACCEPTING
ING
THIS INSTRUMENT,THE PERSON ACQUIRING FEE TI I LL 10"1 HE PROPERTY SHOULD CHECK WITH THE
APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING
TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN QRS 92.010 OR 215.010,
Tn VERIFY THE APPROVED USES OF THE I QT OR PARCEL; TO OE 1 ERMINE ANY LIMITS ON LAWSUI 15
AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE
RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305
TO 195.33i AND SECTIONS 5 TA 11, CHARTER 424, OREGON LAWS 2007, SECTIONS 7 TO.9 AND 17,
C a 1i PIT!R Sr OREGON LAWS 2009. AND SECTIONS 2 TO 7,CHAR 8, OREGON 1 AWS 2010.
. �'ar�r i� is t-')�;���� iv LAWS 4 �e�..... -..��-.
Dated this 3 L day of /y 7 f tp ,20/ 7 .
i
\George j,ra� . 1
[Kw:Ivy Jr. %
i )
JIMIL Or Vicyoii i
County of Washington ) - 11
,,
'i
- ��- - i i nn � fi
� e
L31
F Y . i iFi
This ihst•r irnPnf%A ac aeknr wledged before me on this v 1 day of,, 1 1 «t , 20 1
by George S. Kadey,3r.. vi
( t _ tLA-1, ( ,i/-
OFFICIAL STAMP Notary Public for Oregon
AMY 7 CARR 11-7
NOTARY PUBI tC-OREGON My mission expires: i t k r`.i.I
i =tats- OT.I Yii... �l pin,Ci50,-.17. i - e
1 MY Cn""!S101...€X IRFr:.fi.:.t so 1 f i
___ �i�iiV
c
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Page 7.cif 3 !
II
i
i
1
'
APN:R461743 Statuto!y Warranty Deed He No.:7072-2802743(cdj)
-continued
I1
LEGAL DESCRIPTION: Real property in the County of Washington,State of Oregon,described as
follows:
.d in Section Tom+ .._�im$s 2 A tract of iand in the Emil A.and Olivia T.Johnson Tract 2, T owaship South,
Range 1 West, of the Willamette Meridian,in the City of Tigard,County of Washington and
State of Oregon,described as follows:
Beginning at an iron rod found on the Southeasterly tine or tate relocated State Highway,said
iron rod bears South 55° 09'West 177.95 feet from the iron pipe at the Northeast corner of
the Chrigeeesen Tract(Deed Book y78, Pane 1,Washington,Oregon County,Deed Records,
wherein rale.Northeast corner is said to he South 45°01)'East 131 feet south aa" 00'West
1807.10 feet from the Northeast corner of the South one-half of the John Hicidin Donation
Land Claim);thence from aforesaid rod and true point of beginning and following the
!flnh:,.a..::....G.n..t/.4.50 Ac' Q0"tuagt In facet to an iron rod nine on
gevathwesterly!hie of a 2C of width foot. th n''remant(near#conic 18$. Pane 4c7);
thence continuing South 45°45'30" West 84.24 feet to an iron pipe;thence South 45°03'
East 62.78 feet to an iron pipe on the Northwesterly line of the County Road;thence on said
_ _ ._r_ .a s„ the
s �gjclo +r _. $mss :•ate ar=�� as rs i aFae.a..rc, ...
esvv.tri .Yvr.+...+p
SUtI.h7westeity Hilo of tho 70 footML.i"�� �y���'i( '{9cAllnt— k1pt on with the County
Road; thence continuing North 57° 57' East 37.48 feet to a point in Fanno Creek;thence a
meander thereof North 36° 30'West 78.6 feet to a point;thence continuing on creek
N.....,n.t_ P5<$ 52'West s 10feet the point on the iefli..i-etsteri iYi it -.lri' :
m>rdnUCf"D�Uf U7.77- vssv to ...e.�......,.....-....-.� _� _..
thence South 45°45'30"West 21.55 feet to the true point of beg;nning.
EXCEPTING,therefrom the aforementioned said footpath easement of record.
NOTE:This legal description was creates prior to 3anuary 1,2008.
li
ve.... 3 of 3
CORRESPONDENCE
ADDITIONAL
INFORMATION
RECEIVED
Samuel Copelan AUG 8 2019
¶,31$10
From: Yu Xu <xuyu62@hotmail.com> PLANNING/ENGINEERING
Sent: Wednesday, August 28, 2019 9:24 AM
To: Samuel Copelan
Subject: Re: DDR2019-00004
Caution!This message was sent from outside your organization. Allow sender I Block sender
Hi Sam,
1)The total valuation of adding second level to match the whole building is$100,000.00.
2)The project will take place as follows,
A.Tear off current roof of 12559 see main st.
B. Building up frame of second level.
C. Put on roof and sidings on the new framing.
D. Interior insulation, electrical wiring, hvac system,dry wall, ...
Hope the above answers your questions.
Please let me know if you need anything else.
Thanks,
Eric
(971)244-2073
On Aug 28, 2019, at 8:58 AM, Samuel Copelan<samuelc@tigard-or.gov>wrote:
Good morning Eric,
I am reviewing your application and I need the following:
• Valuation of the work that will take place
• Detailed description of all work to take place
Please note that this is not an official completeness letter, these are only the missing items that I
easily identified from looking at your submittal.
Thanks,
Sam Copelan
Assistant Planner
City of Tigard; Community Development
1
13125 SW Hall Boulevard
Phone: (503)-718-2450
Email: Samuelc@,tigard-or.gov
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If
requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public
Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative
Rules "City General Records Retention Schedule."
2
RECEIVED
SEP 10 2019
18.650.060 Design Standards CITY OF TIGARD
PLANNING/ENGINEERING
A. Create vibrant first stories, streetscapes, and rights-of-way; provide weather protection;
and promote safety and security.
2. Standards.
c. Windows. Minimum window coverage includes any glazed portions of doors.
iii. Upper floor windows for all buildings.
(A)The minimum window area of street-facing facades above a first story
is 30 percent,except on top stories that include sloped roofs and dormer
windows.
je S fiVre_ at) ;,(.72 .
(B)The minimum ratio of vertical to horizontal dimensions for windows on
a street-facing facade above a first story is 1.5:1.
YeS 445 / ( (rte t ��� v e )
iv. Window shadowing for all buildings. Windows must be recessed 3 inches
into the facade. Nonresidential and mixed-use buildings may instead
incorporate trim of a contrasting material or color.
Ye5, ha- )
A. Integrated building facade standards.
2. Standards.
a. Facades.
i. Nonresidential and mixed-use buildings without residential component.
Buildings 2 stories and above must have 3 clearly defined elements on the
street-facing facade: a base (extends from the sidewalk to the bottom of the
second story or the belt course that separates the ground floor from the middle
of the building); a middle (distinguished from the top and base of the building
by use of building elements); and a top (roof form or element at the uppermost
portion of the facade that visually terminates the facade).
b. Roof forms.
i. The roof form of a building must follow one (or a combination) of the
4-0-Flat
following forms:
roof with parapet or cornice; e
(B)Hip roof;
(C)Gabled roof;
(D)Full mansard roof;
(E)Dormers; or
(F) Shed roof.
RECEIVED
SEP 10 2019
CITY OF TIGARD
18.510.040 General Provisions for Special Flood Hazard Areas PLANNING/ENGINEERING
E. Resistant to flood damage.All new construction and substantial improvements,including
manufactured homes, must be constructed with materials and utility equipment resistant
to flood damage.
y&5
jtfl Id a Strre7 frtf( r &fen,e
F. Minimize flood damage. All new construction and substantial improvements, including
manufactured homes, must be constructed using methods and practices that minimize
flood damage.
)/( - 1�,".,L s,,. ,�;�,a',n, f(- 4 e_
G. Equipment protection. Electrical, heating, ventilation, plumbing, and air-conditioning
equipment and other service facilities must be designed or otherwise elevated or located
so as to prevent water from entering or accumulating within the components during
conditions of flooding. / / L
(iVE� *` .147 C�t,(.�'t i f x717"4 `-A'" (t�'rt''Tj' .
I. Anchoring. All new construction, all manufactured homes and substantial improvements
must be anchored to prevent flotation, collapse,_/or lateral movement of the structure.
c et.,���d�� /f a e#i `...
M. Nonresidential construction. New construction and substantial improvement of any
Y
commercial,industrial,or other nonresidential structure must either have the lowest floor,
including basement, elevated to the level of the base flood elevation, or together with
attendant utility and sanitary facilities, must:
1. Be floodproofed so that below the base flood level the structure is watertight with walls
substantially impermeable to the passage of water;
7-711 74try,etdaeris ,at„,/02,r_ javvit_/..4-9 7----Xe ANA) area rf--491411c c
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2. Have structural components capable of resisting hydrostatic and hydrodynamic loads
and effects of buoyancy;
Y r •,,v,-,6( 4-1-rO/L�a7�c
3.
rye
certified by a registered professional engineer or architect that the design and
methods of construction are in compliance with accepted standards of practice for
meeting provisions of this subsection based on their development or review of the
structural design,specifications and plans. Such certifications must be provided to the
building official as provided in Paragraph_18.510.030.E.2; and
4. Nonresidential structures that are elevated, not floodproofed, must meet the same
standards for space below the lowest floor as described in Paragraph 18.510.040.L.2.
Applicants flood-proofing nonresidential buildings must be notified that flood
insurance premiums will be based on rates that are 1 foot below the floodproofed level
(e.g., a building constructed to the base flood level will be rated as 1 foot below that
level).
RECEIVED
SEP 102019
CITY OF TIGARD
iv. All flat roofs or those with a pitch of less than 5/12 must Otigiift4gOlinikEERING
treated or articulated with a parapet wall that projects vertically above the
roof line at least 12 inches or a cornice that projects from the building face
at least 6 inches. / 110
i4 °0jt- /' P''i2a noe hfv Pcu}b.%
v. When an addition to an existing structure or a new structure is proposed in
an existing nonresidential development, the roof forms for the new
structures must have similar slope and be constructed of the same materials
as the existing roof.
National Flood Hazard Layer FIRMette Z FEMA Legend
45°25'49.75"N SEN Fl S R�CET FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUr
*
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HAZARD AREAS
CO ` .ham ,i 0.2%Annual Chance Rood Hazard,Areas
= ri . Y ! of 1%annual chanceflood with average
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.a = OTHER AREAS OF
- FLOOD HAZARD Area with Rood Risk due to Levee
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�_� Effective LOMRs
'• 153 T=t
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*N •r i - GENERAL'-—-- Channel,Culvert,or Storm Sewer
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STRUCTURES 1 1 1 1 1 I I Levee,Dike,or Floodwall
, ► { lv"cif Tigardn. Ip 20.2 Coss Sections with 1%Annual Chance
4 410270 l <, ,`1 I : Water Surface Elevation
AREA'OF MINIMAL FLOOD HAZARD ''� t� A coastal Transect
f q Zone .X. Base Rood Bevation Line(BFE)
r Limit of Study
�,i-'" Jurisdiction Boundary
r , _ - -- Coastal Transect Baseline
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_ .. °i' `- * - . - FEATURES1 Hydrographic Feature
t;, elf.1 R/2016 .-i-ii'''' '4\-1
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Zone AE Zc he 3'+: •
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l ., 1i MAP PANES 0 Unmapped U
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* II b• p The pin displayed on the map is an approximate
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fi v !I t an authoritative property location.
'.--` This map complies with FT3vIA's standards for the use of
°kFLQQDWAY digital flood maps if it is not void as described below.
ri, •3 1 '., - The basemap shown complies with FEMA's basemap
ti accuracy standards
,. `'. 411` i The flood hazard information is derived directly from the
I V, authoritative NFHL web services provided by FEMA.This map
kik was exported on 9/11/2019 at 2:00:07 PM and does not
+ "` ,; .6 -�f--_ reflect changes or amendments subsequent to this date and
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Ate `-- �. "fir F t�4 ��fi�f2hr° DC7 «7 ). legend,scale bar,map creation date,community identifiers,
45°25'24 41 4.51"N FlRM panel number,and FlRM effective date,Map images for
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0 250 500 1,000 1,500 2,000 regulatory purposes.
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*
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Map Created: (503) 639-4171 ., lc AR
,-.
'‘.., AleAk 09/11/2019 www.tigard-or.gov
IN
TIGARD
City of Tigard
September 4th,2019
Eric (Yu)Xu
10755 SW Naeve Street
Tigard,OR 97224
Project: Second Level of 12559 SW Main Street
Site: 12559 SW Main Street;WCTM 2S102AC00800
Land Use File: DDR2019-00004
Dear Mr. Xu:
The City received the above referenced application on August 21s`, 2019. Staff has evaluated your
application for completeness against Tigard's submittal requirements and determined that additional
information is required.
I. Completeness Items
In order for your application to be deemed complete,please submit the following items:
1. Sensitive Lands Review(I) Submittal
a. Please submit a check with the amount of$831, ayable to the City of Tigard, to the ci
City of Tigard Permit Center
2. Building Elevations
a. Staff needs a copy of the site plan that is drawn to scale on either 8 1/2"x 11" or on 11"'✓'
x 17" paper.
b. Staff needs all the dimensions for the buildings shown on the site plan
3. Narrative
a. Please state that your application is for a Downtown Design Review (DDR) and
Sensitive Lands Review (SLR).
b. Please confirm that no changes to the building footprint or any ground disturbance
is proposed.
c. Please submit a document responding to the criteria listed in CDC 18.510.040 and 1,--
CDC
CDC 18.650.060
d. Please confirm that 12549, 12551, 12555,and 12559 are all active addresses within 1.-----
the
-the building.
i. If not,please fill complete an Address and Commercial Suite Application
form and send electronically to samuelc@tigard-or.gov
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
Determination of Completeness Page 2
Land Use File DDR2019-00004
II. Completeness Options
This letter contains the completeness review from all relevant City Departments. Please be advised
that no further action will be taken on your application until one of the following events occurs: (1)
you submit all completeness items, (2)you submit some completeness items and request that the City
deem your application complete, or (3) you submit no completeness items and request that the City
deem your application complete. Once your application is deemed complete, staff will review your
application for approvability.
III. When Your Application Become Void
Per ORS 227.178, your application will be void if one of the three actions listed above is not taken
within 180 days of the date you submitted your application.The date on which your application would
become void is February 17th, 2020. Please be aware that application fees are non-refundable. If an
application becomes void,the City may retain some or all of the related application deposits.
If you have any questions or concerns, please feel free to contact me at (503) 718-2450 or
SamuelCO,tigard-or.gov.
Sincerely,
idel, C6rLim—
Samuel Copelan
Assistant Planner