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SDR2004-00013
SDR2004- 00013 TIGARD TOWNE SQUARE RETAIL EXPANSION NOTICE OF TYPE II DECISION A SITE DEVELOPMENT REVIEW (SDR) 2004-00013 F T1 CITY O OF TIGARD SQUARE EXPANSION Community�DeContment TIGARD TOWNE S Q ShapingA Bettesommunity 120 DAYS = 6/3/2005 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION CASE NO.: Site Development Review (SDR) SDR2004-00013 PROPOSAL: The applicant is requesting Site Development Review approval to construct 2 new buildings. The first will be an 8,400 square foot retail building to replace the existing service station. The second building will be a '1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. The applicant has also requested an Adjustment to the stacking length requirement for the drive through. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street Portland, OR 97205 APPLICANT: STOA\EKA Architects & Planners 6775 SW 111w Avenue Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 and 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the request for Site Development Review subject to certain conditions of approval, and DENIES the adjustment. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR200400013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 1 OF 28 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Planning Division (contact: Morgan Tracy at 563-639-4171,ex 428) for review and approval. 1 . Prior to issuance of a site permit, the applicant shall submit final construction plans that show a pedestrian accessway, minimum 4 feet wide, between the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building #1. The plans shall also show the existing striped walkway between proposed building #2 (the 8,400 s.f retail building) and the grocery store replaced with a raised sidewalk with the exception of the two aisle crossings which may be no greater than 36 feet in length. All required walkways shall be constructed with a hard surface material. 2. Prior to commencing site work, the applicant shall submit a plan showing a 6' wide by 15' long concrete pad built to sidewalk standards, constructed behind the existing bus stop pole on Pacific Highway near the Home Street Bank building. 3. Prior to issuance of a site permit, the applicant shall submit final construction plans that show either the drive aisle for the drive through redesigned to provide the required stacking length for the corresponding use, or elimination of the drive through. 4. Prior to issuance of a site permit, the applicant shall submit final construction plans that show the proposed parking stalls in front of and along the south side of proposed building #2 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. These plans shall include planting specifications. 5. Prior to commencing on site improvements, the applicant shall either reconstruct the trash enclosure near Building #1 to comply with the waste hauler's requirements of 10x20 foot dimension, screened by a six foot tall masonry enclosure. Alternatively, the applicant may demonstrate that the criteria of Section 18.755.040 are otherwise met. This shall be included with the final construction documents. 6. Prior to issuance of a site permit, the applicant shall submit final construction plans that show all proposed parking stalls adjacent to walkways to be fitted with wheel stops. Additionally, the plans shall show 2 bicycle parking stalls provided for building #1, and 3 bicycle parking stalls provided for building #2. The plans will need to include a detail that shows the required bicycle rack is designed according to Section 18.765.050.C. of the Tigard Development Code. 7. Prior to issuance of a site permit, the applicant shall submit final construction plans that show the location of proposed tree protection measures. 8. Prior to issuance of a site permit, the applicant shall ensure that the tree protection measures have been installed and the City forester has inspected and approved their location. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover connections to the public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 2 OF 28 10. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 11. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 12. Prior to issuance of the site permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFft permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 16. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 17. The applicant must apply for adjustments to Sections 18.705.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. 18. Prior to issuance of a site permit, the applicant shall provide a public water line easement to the City for the existing public water line located within Tigard Towne Square. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Planning Division (contact: Morgan Tracy at 503-639-4171, ext. 2428) for review and approval. 19. Prior to final building inspection, the applicant shall ensure that the improvements and structures are constructed per the approved plans, and in compliance with the requirements and conditions of this decision. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 3 OF 28 Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 20. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. 21. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. 22. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG' format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 23. Additional right-of-way shall be reserved, to the Public, along the frontage of SW Durham Road to increase the right-of-way to 52 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication or reservation document shall be on City forms. Instructions are available from the Engineering Department. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property received Site Development Review approval for development of the Tigard Towne Square shopping center on May 6, 1987 (SDR87-05). The approved proposal included an 80,000 square foot retail major anchor store on the southern portion of the site. In 1991 the subject site received approval to develop a 46,192 square foot home improvement store and a 2,550 square foot general retail store and associated parking facility. The buildings and parking were planned and approved as part of the original Site Development Review approval for the shopping center but the approval had expired. On December 16, 2002, land use approval was granted for Site Development Review for an 8,000 square foot addition to the existing Dollar Tree building on the subject site, and a 1,400 square foot drive through food service building. The addition was completed in 2004, but construction for the smaller drive through building never started. That approval has since expired. A lot line adjustment was approved in February of 2005 to reconfigure the parcel surrounding the gas station in anticipation of this development. Vicinity Information: The subject site is located on the eastern corner of SW Pacific Highway and Durham Road across from King City. Site Information and Proposal Description: The applicant is requesting Site Development Review approval to construct the previously approved 1,400 square foot drive through food service building (Building #1), along with an approval to demolish the existing service station and construct an 8,400 square foot retail building (Building #2). NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 4 OF 28 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Representatives from Albertson's commented that they were concerned by the parking required for an 8,400 square foot building on such a small parcel. Additionally they expressed concern with the existing egress and ingress to the property. Parking is discussed under Chapter 18.765 and access is addressed under chapter 18.705 later in this decision. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.370 Variances and Adjustments) 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G: General Commercial District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-G Building#1 Building#2 Minimum Lot Size None 28,314 869,421sq. -Detached unit - ft. -Boarding,lodging, rooming house - Minimum Lot Width 50 ft >50 ft. >50 ft. Minimum Setbacks -Front yard Oft[11] 30 ft. 12 ft. -Side facing street on corner&through lots[1] - - - -Side yard 0/20 ft.[8] 90 ft. 10 ft. --Rear yard 0/20 ft[8] 530 ft. 35 ft Distance between front of garage&property line abutting a public or private street. Maximum Height 45 ft 22'-10'. 25 ft. Maximum Site Coverage[2] 85% 83.62% Minimum Landscape Requirement 15% 16.38% NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 5 OF 28 As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-G zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments (18.370) The applicant has requested an adjustment to the stacking length requirement for the proposed building #1. While the plans show the building as retail, the narrative indicates that it would likely be used for food service. A drive through retail use is not likely, and in fact, staff cannot think of another location in the city where this use exists. Therefore, it is presumed that the building will be used for food service as noted in the narrative. The Development Code section 18.765.040.D. requires that for drive through restaurants, a 200 foot stacking distance is required. The applicant has not specified how long the proposed queue length is, but scaling the information from the plans, staff determined that there is approximately 108 feet of stacking length. Reduction in length of stacking lane. By means of a Type I procedure, as governed by 18.390.030, the Director may allow a reduction in the amount of vehicle stacking area required in Section 18.765.040.D.2 if such a reduction is deemed appropriate after analysis of the size and location of the development, limited services available and other pertinent factors. In addressing this criteria, the applicant notes that "granting the adjustment will not be detrimental to public health, safety or welfare in this situation because the stack lane length here is similar to that of the adjacent bank, and the frequency of use of the stack lane should be no greater than that of the adjacent bank." Staff finds that the criteria are not met since the adjacent bank is subject to a different standard for queue length (150') and has met this standard. Moreover, the applicant notes that "the 1,400 square foot building may be a food service use, but it is too small for a drive through restaurant similar to well known national chains. It will most likely be a coffee service facility or perhaps ice cream or pizza." As the applicant has expressed that they do not even know the specific use, it is not appropriate to conjecture that deviation from the standard will be appropriate. Staff notes that the existing Starbucks tenant space is 945 square feet and the Subway Sandwich shop is the same size as the proposed Building #1. These are both well known national chains. Therefore, staff denies the requested adjustment, since there is no specific documentation of analysis related to the need or meeting the criteria. The applicant will be required to either show a stacking area that meets the standard or eliminate the drive through function from the site plan,pnorl'oissuance of a site permit. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 6 OF 28 No change to the existing access is proposed. Currently the site is accessed by two (2) driveways connecting to SW Pacific Highway, two (2) driveways from SW Durham Road and two (2) driveways from SW 113 Avenue. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Access is pre-existing; and existing access easements serve both parcels, therefore, this standard is met. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Pacific Highway, SW Durham Road and SW 113th Avenue, which are public streets that will be maintained as public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach is pre-existing. Therefore, this standard does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans, on-site pedestrian walkways are present and connect to the proposed buildings. However, Tri Met has commented that there is a lack of a direct connection between the bus stop and the site. This creates a situation where transit riders would have to walk out of direction to the driveway entrance and double back to the proposed building #1. Staff recommends that to facilitate transit ridership and be more inviting for sales, an additional connection between SW Pacific Highway at the bus stop to the site be constructed. NOTICE OF TYPE II DECISION SDR200400013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 7 OF 28 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The walkway from proposed building number 2 is preexisting. Nevertheless it does not meet this standard. This walkway is at grade and follows along the driveway some 200 feet without any grade or distance separation from vehicles. The applicant shall reconstruct this walkway with a raised sidewalk with the exception of the two aisle crossings. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has been required to submit final construction plans that show a pedestrian walkway for the proposed building #2. This will be constructed with a hard surfaced material. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. Access to the site is pre-existing. Therefore, this standard has been satisfied. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The access drive is designed for two-way traffic. Therefore, this standard does not apply. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No change in access is proposed. The existing driveways, with the exception of the northern driveway on 1131 Avenue, are located more than 150 feet from the intersections. The applicant has not addressed this standard, therefore the applicant shall either relocate this northern driveway to meet the standard or apply for an adjustment to the standard. The adjustment must be granted prior to beginning site work. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 8 OF 28 Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Both Pacific Highway and Durham Road are classified as Arterials on the City's TSP. The existing driveway spacing does not meet this standard. The applicant has not addressed this standard. The applicant must meet the standard or apply for an adjustment to the standard. The adjustment must be granted prior to beginning site work. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The access to the subject property is pre-existing and there is no substantial evidence to find that it should be considered hazardous or constitute a clear and present danger to the public health. Therefore, no access restriction beyond what the code already stipulates is required. ODOT has reviewed the request and noted that the proposed development did not trigger a change of use for the existing road approach permit. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITIONS: • Provide a pedestrian access from the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building #1 . • Separate the required walkway from vehicular traffic between building #2 (the 8,400 s.f retail building) and the grocery store in the main structure by constructing a raised sidewalk with the exception of the two aisle crossings which may be no greater than 36 feet in length. • Show the required walkways are to be constructed with a hard surface material. • The applicant must apply for adjustments to 18.705.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2004-000131TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 9 OF 28 Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). Street trees are pre-existing along SW Pacific Highway and SW Durham. Therefore, this standard does not apply. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The subject site for the proposed development is adjacent to an R-12 zone to the south that is developed as a mobile home park. The bordering property to the east is zoned R-4.5 and developed with a single-family home. According to the buffering matrix of the Tigard Development Code Table 18.745.1, proposed uses within the C-G zoning district that abut mobile home parks and detached single-family homes are required to provide a buffer that is equal to the "D" standard of the buffering matrix. The applicant has submitted plans that show a 26-foot buffer between the subject site and the mobile home park to the south. The buffer is pre-existing and planted with a combination of Cedar, Fir and Poplar trees. The buffer also contains a 6-foot chain link fence with wooden slats and a combination of low lying and vertical shrubbery. The eastern property line has a buffer equal to the "D-2" standard which is a 15-foot buffer consisting of existing 24-inch diameter trees, low lying and vertical shrubbery and a 6-foot chain link fence with wooden slats. Therefore, the buffer and screening standard has been met. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant is proposing to remove 5 parking stalls and construct new parking to compensate and to provide additional parking for the added uses. Along the perimeter of Building #2 there are 14 stalls shown. The landscape plan does not indicate trees in conformance with this standard. Just south of Building #2 are 17 more stalls without parking lot trees. The above standard requires a parking lot tree and a combination of low Iying and vertical shrubbery to be planted in a landscape island distributed on the basis of one (1) tree for every seven (7) parking spaces. The City Forester has requested that planting specifications be included in the final construction documents for the parking lot landscape trees. Screening Of Service Facilities: Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 10 OF 28 Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and RecyclabTe Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a plan showing the proposed parking stalls in front of and along the south side of proposed buflding #2 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. Final construction plans shall include planting specifications for these trees. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one _(1) of the following four (4) methods to demonstrate compliance: Minimum Standard,.Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has indicated an area for the trash enclosure that will serve Building #2. There is an existing 80 square foot trash enclosure located to the northeast of proposed Building #1 that the applicant has indicated will be adequate for trash and recycling containers for the proposed building. However, the trash hauler service provider letter notes that this enclosure does not meet their present standards. Therefore this criterion has not been satisfied. The applicant shall either reconstruct the enclosure to comply with the waste hauler's requirements of 10x20 foot dimension or actually address the criteria of 18.755.040. This will be required as part of the final construction documents. Location Standards: To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed refuse container will be located along Highway 99, but will be screened by a masonry enclosure. The opening of such enclosure faces into the site, and the location of such enclosure is not within a required setback. The applicant will need to ensure that if the other enclosure near Building #1 is reconstructed that it too be screened by a masonry enclosure. Design Standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 11 OF 28 The refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. CONDITION: Prior to commencing on site improvements, the applicant shall either reconstruct the trash enclosure near Building #1 to comply with the waste hauler's requirements of 10x20 foot dimension, screened by a six foot tall masonry enclosure. Alternatively, the applicant may demonstrate that the criteria of Section 18.755.040 are otherwise met. This shall be included with the final construction documents. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. As noted previously, the plans show removal of 5 spaces and the construction of 35 new spaces for a net increase of 30 spaces. The applicant provided a parking tabulation, however, the numbers were incorrectly calculated. The following table summarizes the correct tabulation for the entire site: Use Size (s.f.) Requirement Spaces Mixed Use Final Needed Parking Requirement Modifier Retail 159,801 3.7/1,000 591.26 100% 591.3 Rite Aid Albertsons Marshals Dollar Tree Tuesday Morning Fast Food 9,907 9.9/1,000 98.08 90% 88.3 Starbucks Baskin Robin Subway McDonalds Dotty's Personal Services 7,664 4.3/1,000 32.96 80% 26.4 With Drive Thru WAMU West 1 Homestreet Bank Restaurant 6,747 15.3/1,000 103.23 80% 82.6 Tin Tin Utility 868 0 0 Proposed Retail 8,400 3.7/1,000 31.08 100% 31.1 Proposed Fast Food 1,400 9.9/1,000 13.86 90% 12.5 TOTAL 194,787 871 832 Provided 852 NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 12 OF 28 Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The parking associated with the subject site has been calculated using the mixed use parking standard method. Without such tabulation there is inadequate parking. However, by applying this standard, there are 20 surplus spaces. Therefore, this standard is met. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a multi-family use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The subject site is predominantly a commercial retail site. Therefore, due to the short duration of time that customers visit the site, the associated parking stalls are not considered "long-term". Therefore, this criterion does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject parking area has a total of 852 parking stalls, 32 of which are ADA compliant. According to ADA standards, parking lots with 501 to 1,000 parking stalls must provide 17 ADA accessible stalls that are 9 feet wide with an 8-foot access aisle. NOTICE OF TYPE II DECISION SDR2004-000137IGARD TOWNE SQUARE RETAIL EXPANSION PAGE 13 OF 28 T Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. With the exception of the at grade walkway which was previously discussed and conditioned to be corrected, this standard is met. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. There are no drop off edges present with these conditions. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the new parking stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's plans show 30 additional parking stalls for buildings #1 and #2. The 4 new stalls for building #1 have been fitted with wheel stops. Proposed building #1 is shown to have 4 additional parking stalls. However, the 14 stalls in front of building #2 lack wheel stops. Therefore, the applicant is required to provide a final plan that shows all proposed parking stalls adjacent to walkways to be fitted with wheel stops. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's.plans indicate that the parking stalls associated with the proposed buildings will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 14 OF 28 On-site vehicle stacking for drive-in use: All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted by the following: STACKING LANE REQUIREMENTS FOR USES WITH DRIVE-IN WINDOWS Use Reservoir Requirement Drive-in banks 150 feet/service terminal Automated teller 50 feet/service terminal machines Drive-up telephones 50 feet Drive-in cleaner/repair 50 feet Drive-in restaurants 200 feet Drive-in theaters 200 feet Gasoline service 75 feet between curb cut and nearest pump Mechanical car washes 75 feet/washing unit Parking facilities: - Free flow entry 25 feet/entry driveway - Ticket dispense entry 50 feet/entry driveway - Manual ticket dispensing 100 feet/entry driveway - Attendant parking 100 feet The applicant has requested an adjustment to reduce the stacking length requirement. As discussed previously, the applicant failed to meet the burden of proof, and the adjustment was not granted. Therefore, the proposed drive lane does not meet the above noted standard. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a sales oriented use is 0.3 spaces per 1,000 square feet and 1.0 spaces per 1,000 square feet for fast food uses. Based on the size and type of the proposed uses, the applicant will need to provide 3 bicycle spaces for the retail building (#2) and 2 bicycle spaces for the food building (#1). Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 15 OF 28 The applicant has not provided a detail of the bike rack to be used; therefore, the applicant will be required to provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Bicycle parking has been discussed and will be conditioned. Therefore, this standard has been met. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for two buildings, building #1 is approximately 1,400 square feet and building #2 is approximately 8,400 square feet. Therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • The applicant is required to provide a final plan that shows all proposed parking stalls adjacent to walkways to be fitted with wheel stops. • Provide 2 bicycle parking stalls for building #1 and 3 bicycle parking stalls for building #2. • Provide a detail that shows the required bicycle rack designed according to Section 18.765.050.0. of the Tigard Development Code. • Prior to issuance of a site permit, the applicant shall submit final construction plans that show either the drive aisle for the drive through redesigned to provide the required stacking length for the corresponding use, or elimination of the drive through. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 16 OF 28 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees are proposed to be removed by the applicant. However, tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #1 and Pacific Highway. FINDING: Based on the analysis above, the tree removal standards have not been met. CONDITION: Tree protection measures must be installed, and approved by the City Forester for the existing fir trees between the construction site of building #1 and Pacific Highway. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. No modifications to the visual clearance at the access points of the site are being proposed with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Residential Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100 year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 17 OF 28 According to the applicant, the proposed building will have no impact on existing trees located on the site. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). Building #1 is to be constructed on a graded pad. Building #2 will be built in the location of an existing service station. There is ample separation between the proposed and existing buildings to provide adequate light, air circulation, and fire-fighting access. No trees will be removed as part of this project. Therefore, this standard has been satisfied. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Both buildings are readily visible from Pacific Highway with windows on each elevation. Exterior wall mounted lights and parking and street lights will provide ample illumination. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. Tri-Met has submitted comments with regard to this proposal as follows: Tri-Met line 12 serves the area with a bus stop (loc. ID#8663) located on Pacific Hwy adjacent to the Home Street Bank. The purpose of Tri-Met's recommendations is to minimize the traffic impacts of new development by encouraging development patterns that are transit, bicycle, and pedestrian supportive. Improved pedestrian access and connection promotes walking and reduces local dependence on automobiles. TRI-MET STAFF RECOMMENDATIONS 1) Transit pad to insure ADA accessibility and to allow for future amenity placement when ridership warrants it. To improve the bus stop landing area and to provide space for future amenities Tn-Met requests that the project include a 6 deep by 15' long concrete pad behind the public sidewalk and adjacent to the existing Tri-Met bus stop pole. 2) Provide a safe and more direct pedestrian connection from the bus stop to the existing and proposed pedestrian infrastructure. This request may be difficult to accommodate with drive through lanes serving both the bank and the phase II new retail building. I note that although there are good connections from the bus stop to the anchor building and the new phase II retail building, the accessible connection to the bank (as shown in the plan) includes an amazing amount of out of direction travel. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 18 OF 28 Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (C-G) General Commercial Zoning District have been addressed earlier in this decision under Section 18.510.040.B. FINDING: Additional measures to improve transit are needed. CONDITIONS: Prior to commencing site work the applicant shall submit a plan showing a 6' wide by 15' long concrete pad built to sidewalk standards, constructed behind the existing bus stop pole on Pacific Highway near the Home Street Bank building. Prior to commencing site work the applicant shall submit a plan showing a direct pedestrian access from the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building #1. D. Street And Utility Improvements Standards (Section 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 4-5 lane Arterial street to have a 104 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Pacific Highway, which is classified as a 4-5 lane Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 175 feet of ROW total, according to the most recent tax assessor's map. No additional ROW is required. SW Pacific Highway is currently improved. No additional improvements are required. This site also lies adjacent to SW Durham Road, which is classified as a 2-3 lane Arterial with a future 4-5 lane section. At present, there is approximately 90 feet of ROW total, according to the most recent tax assessor's map. The applicant shall provide additional ROW in a reserve strip to provide 52 feet of ROW from centerline. The applicant may also provide this area as dedicated right of way, however, this is not a requirement of this decision. The minimum required is a reservation easement for future right of way. SW Durham Road is currently improved. No additional improvements are required, but the applicant shall enter into a Restrictive Covenant for future street improvements. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 19 OF 28 Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities to provide additional connections that would meet the access standards of 18.705.030. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street improvements are required; therefore this criterion does not apply. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. This development has three street frontages, two of which are classified as Arterials. The third street, SW 113 Avenue, is classified as a local street. There is no residential through traffic across this development. There is residential development on the east side of 113 Avenue. Access to that development is provided off of 1131 Avenue. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 20 OF 28 • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. This is a nonresidential development. The parking lot provides ample block circulation however, so this standard is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Not required as suitable alternate connections are already present. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. No lots are being created with this application. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both lots front Pacific Highway for greater than 25 feet. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. There are existing sidewalks along all project frontages. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public sewer line that traverses this development. The applicant must provide separate laterals to each building. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 21 OF 28 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage areas that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The increase in impervious surface area is less than 5,000 square feet, therefore detention is not required. Bikeways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are existing bike lanes on SW Durham Road and Pacific Highway, thereby meeting this criterion. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: I he City of I igard provides service in this area. The applicant's engineer has shown the installation of a 2-inch reduced pressure principle backflow device downstream of the water meter. The applicant will also be required to provide a public water line easement to the City for the existing water main that runs behind and through the site. The easement must be recorded prior to beginning site work. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. NOTICE OF TYPE II DECISION SDR2004-000131TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 22 OF 28 The applicant's engineer has provided the calculations that indicate the net, new impervious surface area is less than 1 ,000 square feet; therefore the construction of an on-site water quality facility is not required. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 23 OF 28 The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the size and proposed uses for the new buildings, the development is expected to generate 482 trips per day. The removal of the gas station and car wash will reduce trips by 500. Therefore there is a net reduction of trips by 18. No TIFF will be assessed for this project. unless the proposed uses change. As no real property interests are being exacted, no proportionality analysis is needed. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Urban Forester has reviewed the proposal and has offered the following comments: • Phase II (building #2) needs tree protection for the fir trees between the building site and Pacific Highway. The building site sits up higher than the tree roots but any construction that occurs within the critical root zone must be approved by the City Forester. Planting specifications for parking lot trees must be included in final plans. The City of Tigard Operations Manager/Water Department has reviewed the proposal and has offered the following comments: • Water meters must be located in landscaped area only, service is provided by City of Tigard Public Works Department. • Must confirm easement for public water within entire development. An easement must be granted for the existing waterline if no evidence of an easement can be found. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation has reviewed the proposal and has offered the following comments: The site is adjacent to the referenced state highway. ODOT has permitting authority for the state highway and an interest in ensuring that the proposed land use is compatible with its safe and efficient operation. We have reviewed the applicant's proposal to replace the existing service station with 8,400 SF of retail and to construct a 1,400 SF fast food drive through on an existing vacant building pad at the shopping center. The proposed uses do not trigger a change of use of the existing ODOT Approach Road Permit. Thank you for the opportunity to review and comment on the proposed development. Tri-Met has reviewed the proposal and offered the following comments: Tri-Met welcomes the opportunity to comment on this proposal for a retail expansion On Pacific Highway Near Durham Road. Tri-Met line 12 serves the area with a bus stop (loc. ID#8663) located on Pacific Hwy adjacent to the Home Street Bank . NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 24 OF 28 The purpose of our recommendations is to minimize the traffic impacts of new development by encouraging development patterns that are transit, bicycle, and pedestrian supportive. Improved pedestrian access and connection promotes walking and reduces local dependence on automobiles. TRI-MET STAFF RECOMMENDATIONS Transit pad to insure ADA accessibility and to allow for future amenity placement when ridership warrants it. To improve the bus stop landing area and to provide space for future amenities Tri-Met requests that the project include a 6' deep by 15' long concrete pad behind the public sidewalk and adjacent to the existing Tri-Met bus stop pole. Provide a safe and more direct pedestrian connection from the bus stop to the existing and proposed pedestrian infrastructure. This request may be difficult to accommodate with drive through lanes serving both the bank and the phase II new retail building. I note that although there are good connections from the bus stop to the anchor building and the new phase II retail building, the accessible connection to the bank (as shown in the plan) includes an amazing amount of out of direction travel. Please address this concern if possible. Thank you for the opportunity to comment on this proposal. If you have any questions, please contact Tri Met (Ben Baldwin) at 962-2140. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND I UKNAKUUNUS: Access roads shall be within 1 bU teet of all portions of the exterior wall of the tirst story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER - • • ': ►► en •ui •ings are comp e e y pro ec e• wi an approve. au oma is ire sprinkler system the requirements for fire apparatus access may be modified as approved by the fire code official. 4) ADDITIONAL ACCESS ROADS — COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. 5) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 3U teet in height above the lowest level of-tire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 25 OF 28 6) REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. 7) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. 8) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. 9) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red Fetters on a white reflective background. 10) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 11) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. 12) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. 13) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). 14) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. 15) FIRE HYDRANTS — COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. 16) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 26 OF 28 Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 17) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. 18) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 19) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. 20) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. 21) KNOX BOX: A Knox Box for building access may be required for this building. Please contact the I-ire Marshal's Office for an order form and instructions regarding installation and placement. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies F inal Decision: THIS DECISION IS FINAL ON MARCH 7, 2005 AND BECOMES EFFECTIVE ON MARCH 22, 2005 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 27 OF 28 AAp e�al: The decision of the Director (Type II Procedure) or Review Authority (Type 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.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 AT 5:00 PM ON MARCH 21, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. (,. March 7, 2005 PR PARE :Y: Morgan Tr DATE Associate lanner I:\CURPLN\MORGAN\Workspace\SDR\SDR2004-00013 Service Station Tigard Towne\SDR2004-00013 decision DRAFT.dot NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 28 OF 28 1111111prelig# ■ ‘:t ,"# W ERE=.a CITY of TIGARD III C7\'C7\' �' 1, ,,t()GRAPHIC INFORMATION SYSTEM ## • i° ' '� ® g VICINITY MAP e E3 ��� ��a SDR2004-00013 . �, ,ul �.• �1 TIGARD TOWNE md ► l iL,,,,, s SQUARE RETAIL 11 1■ wN `1 i1 IN C ,�� Ro ; EXPANSION --1 1■ Ili Iii �� j III III IM el EN z ..�� 1 .111 ill & jtiv III 1111 u 1■ , • 411W#144 IIII Mil IN ) : • ±.1' L.:-V1P4■40.. em 0 / / .. ii : G�ESi1 1 Ell -■ A lwArAlp 111101 1 _______________ in ' - -- 0 100 200 300 400 500 Feet * � L r=309 feet 0* #41M11 L : t 4"ii Aik '� ,,-� City of Tigard - Information on this mop is for general location only and ■_ �,,, should be verified with 25 Development Services Division. Will. 13125 SW Hall Blvd maw . Tigard,503)OR 97223 ..-,,..Z- (503).ci hg 171 up 4 tdtpllwww.ct.tigard.or.us • Community Development Plot date:Feb 2,2005;C:Magic'MAGIC03.APR r:----... < S. W. DURHAM RD. (CO. RD. NO. 4 29 ) —"-- . �, (i ► , 0 LATISJI ( Q S 1 ..._ F i #1 ten- m ' ♦ 0:1 '• • • a • • '• • • • • • • •! �II{/��IIO�JI�� I ' ilis LU I ► . I. •-..-..-- MT: ; ". !II • ..:-_-__ . , .. , 0=1_17.■ JR i .......:,,„_1 i„,,..,,„, it 4, V 1 . Z(1'1.-44'W't C5' <■:,,.. .,41416. sub pi . iii —:—I J\li - r 'IF 1,..r- — /� — — — ----------—in L.' 1 ....... r .. i _, ... , , , , ,:,,,,, ,...., .. ,.. ,. ,. ,,. ..X.I Ir l� 1 t 4,11 ,...... 0.,,,,,„., .„ , 4. ,, ,. I i CRT o CITY OF TIGARD T SDR2004-000 I3 SITE PLAN N TIGARD TOWNE SQUARE RETAIL EXPANSION (Map is not to scale) NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2004-00013 CITY OF TIGARD Community Deve[opment TIGARD TOWNE SQUARE EXPANSION Shaping ABetterCommunity 11U DAYS = 6/3/1005 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION CASE NO.: Site Development Review (SDR) SDR2004-00013 PROPOSAL: The applicant is requesting Site Development Review approval to construct 2 new buildings. The first will be an 8,400 square foot retail building to replace the existing service station. The second building will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. The applicant has also requested an Adjustment to the stacking length requirement for the drive through. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street Portland, OR 97205 APPLICANT: STOAIEKA Architects & Planners 6775 SW 111t" Avenue Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 and 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the request for Site Development Review subject to certain conditions of approval, and DENIES the Adjustment. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. t THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 7, 2005 AND BECOMES EFFECTIVE ON MARCH 22, 2005 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 21, 2005. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at 503-639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 40,4%— y 74�,♦♦v -, . .:.; :,'.:.,.. .% ,,■♦ • , VICINITY MAP 4$0 ♦♦♦�♦��•i�� ii; :In iiiI J ' ka if l'ii, got.. Pat • I::i In 1 1 .,1111 .,,. N ,♦♦ , Cary of tfpm_.............,....................,..... Pa.ii1■■-__I _ _. .�:.. r. —• z. ...... .. .� .� ... o . � � M� �p1o !j., /.I .__JI.' - T Of.1 • Iti II LI II IJJ III III .-1 ___.. . - ...i.,.-,......„,,,„.., ::p_ i ke ''‘‘ :z 1: , , :4,5 ,1 IL _ ' ., �o � . A.. (ITT OF TIGARD I SDR2004-00013 ���~ N TIGARD TOWNE SQUARE RETAIL EXPANSION (Map I.not to scale( 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. NOTICE OF PENDING LAND USE APPLICATION 4.4 SITE DEVELOPMENT REVIEW TY O CITY OF TIGARD Community(DeveCopment Shaping B e tt er Community DATE OF NOTICE: February 3, 2005 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2004-00013 Type II Land Use Application FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION PROPOSAL: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FQIRTEEN, 14t ( ??Ri1QgfDS AT All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to morgan(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 17, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. 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. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." CITY;I TIGARD W . i v w ill G.oaRArw c mroamArlox....cm VICINITY PIAP ��' ������♦�•04 y SDR2004-00013 NI t.4* TIGARD TOWNE mu 1�j -b �"� . SQUARE RETAIL �i1 1iI '' R`l P. EXPANSION N. 111 111 , . INS a = E MI ND 4 „ ac \\ pi Ann" Illi IG JAMES Pl ii . ... . �� I� NE .� , 10101141bil" 1s. =P. . A e�'' ,, ; Ciry oo. tillej MI . °n.a on snn Ina REQUEST FOR COMMENTS Morgan Lac'. - FW: #565 -Tigard, OR Page 1 From: "Machalla Kirby" <Machalla.Kirby©albertsons.com> To: <morgan©ci.tigard.or.us> Date: 2/10/2005 1:40:44 PM Subject: FW: #565 - Tigard, OR Thank you for the notice of pending land use application for the Tigard Towne Square Retail Expansion. We are not aware of any construction and it isn't clear what kind of business will occupy the 8,400 square foot retail space. Since this will be a very large building on a small parcel, we are very concerned with parking space and if it has been property addressed in the proposal. Also, we are concerned with the egress and ingress to the shopping center from Pacific Highway. Will you please forward this information to us along with the elevations for further examination. Thanks! Machalla Kirby Maintenance Coordinator, Northwest Division (208)395-5779 (208)395-6888 Fax From: Randi Hart Sent: Thursday, February 10, 2005 1:11 PM To: Eric Holzer Cc: Brent Tingey; Machalla Kirby Subject: FW: #565 - Tigard, OR Importance: High Thanks Brent-we usually forward these to real estate and work with them if need be - From: Brent Tingey Sent: Thursday, February 10, 2005 10:32 AM To: Randi Hart Subject: #565 -Tigard, OR Importance: High Randi - I have attached hereto a Notice of Pending Land Use Application for this property. It came to legal and I was not sure who I should Morgan Tracy- FW: #565-Tigard, OR Page 2 forward it to. The deadline to respond is February 17. Please let me know who should receive it. Brent C. Tingey Senior Attorney, Real Estate Law Albertson's, Inc. 250 Parkcenter Blvd. Boise, Idaho 83706 Phone: 208/395-6550 Fax: 208/395-6575 brent.tingey @albertsons.com CC: "Eric Holzer" <Eric.Holzer @albertsons.com>, "Randi Hart" <Randi.Hart@albertsons.com> Morgan Tracy-0750 001.pdf Page 1 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. NOTICE OF PENDING LAND USE APPLICATION 41111, F SITE DEVELOPMENT REVIEW CfiY Y OF TIGARD Community(Development Shaping Better Community DATE OF NOTICE: February 3, 2005 FILE NUMBER: SITE DEVELOPMENT REVIEW(SDR)2004-00013 Type II Land Use Application FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION PROPOSAL: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 16200 SW Pacific Highway;WCTM 2S115BA,Tax Lots 2500&2600. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14)day period to submit written comments on the application to the City. f . ": AWR'sr tA. r.rN .PS.r'T s'TY.i ' 'N, ; CPV:°< L 7t( All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at(503)639-4171 or by e-mail to morganaci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 17, 2005. IF YOU PROVIDE COMMENTS,YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific"Applicable Review Criteria"described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Morgan Tracy- 0750_001.pdf • Page 2 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. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled"Your Right to Provide Written Comments." ,•���♦ice.' ♦ ♦ a a v�aNerr MAP• a ® 41�� �����♦♦i�� B SDR2004-00013 lir•Iii ��a „,�d In = _�� rt EXPANSION MN 1E1 In a•Ki In no zi . s,. Iri 1, .. 11111W k\iti1 . 04101 NAP iI1L C® FEB-17-2005 13 28 REAL PROPERTY DEPT. 503 962 2289 P.01/83 DocC NCP01915S TRI ® MET RECEIVED PLANNING February 17,2005 FEB 1 8 2005 • CITY OF TIGARD Morgan Tracy Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 RE I Tigard Towne Square Retail Expansion Dear Morgan: TriMet welcomes the opportunity to comment on this proposal for a retail expansion On Pacific Highway Near Durham Road. TriMet line 12 serves the area with a bus stop (loc. ID#$663)located on Pacific Hwy adjacent to the home Street Bank . The purpose of our recommendations is to minimize the traffic impacts of new development by encouraging development patterns that are transit, bicycle, and pedestrian supportive. Improved pedestrian access and connection promotes walking and reduces local dependence on automobiles. TRI-MET STAFF RECOMMENDATIONS Transit pad to insure ADA accessibility and to allow for future amenity placement when ridership warrants it. To improve the bus stop landing area and to provide space for future amenities TriMet requests that the project include a 6' deep by 15' long concrete pad behind the public sidewalk and adjacent to the existing TriMet bus stop pole_ Provide a safe and more direct pedestrian connection from the bus stop to the existing and proposed pedestrian infrastructure. Tri-County Metropolitan Transportation[District of Oregon • 710 NE Holladay Street,Portland,Oregon 97232 • 503.238-RIDE • TTY 503-238-5811 • trimet.org FEB-17-2005 13 28 REAL PROPERTY DEPT. 503 962 2289 P.02/03 Page 2 Morgan Tracy 2/17/05 This request may be difficult to accommodate with drive through lanes serving both the bank and the phase II new retail building. I note that although there are good connections from the bus stop to the anchor building and the new phase H retail building, the accessible connection to the bank (as shown in the plan) includes an amazing amount of out of direction travel. Please address this concern if possible. Thank you for the opportunity to comment on this proposal. If you have any questions, please contact me at 962-2140. Sincerely, —72:51...354/4.1 Ben Baldwin, Project Planner K:\ProjPlan\ben\DevRev-Commcnts 2005\Tigard Towne Sq.doc FEB-17-2005 13 28 REAL PROPERTY DEPT. 503 962 2289 P.03/03 • -414`. REQUEST FOR COMMENTS CI OFTIGARD Commuanty Deve(opment Sr:apingA Better Cornmumty DATE: February 3,2005 TO: Ben Baldwin Tri-Met Transit Devele I meat Pro ect Planner FROM: City It Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner ac24281 Phone: (5031 639-4171/Fax [503)684-1291 SITE DEVELOPMENT REVIEW MDR)2004-00013 ➢ TIGARD TOWNE SQUARE RETAIL EXPANSION REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 1 8.810. Attached is 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: FEBRUARY 17, 2005. 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. Please contact of our office. Please refer to the enclosed le etoTernaii. Written comments provided below: Name & Number of Person Commenting: TOTAL P.0_7 RECEIVED FEB 0 k 2 05 REQUEST FOR COMMENTS ~�`'' CITY or roam) Community Development Sfiaping Better Community DATE b ' 'railw a,2li TO: ,-411‘titsfr_ Washington County Department of Land Use a Transportation FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x24281 Phone: (508]6394171/Fax: 15031 684-7207 SITE DEVELOPMENT REVIEW ISDRI 2004-00013 ➢ TIGARD TOWNE SQUARE RETAIL EXPANSION Q REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. 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. Please contact of our office. — Please refer to the enclosed letter or email. Written comments provided below: Name& Number of Person Commenting: TO 'd V t:ZT SOOZ SZ qad 8062-9178-cOS:X12d •n Q QNIfl 00 HStifq 401‘. REQUEST FOR COMMENTS CITYIL of TIGARD Community Devefopment SfrapingA Better Community DATE: Mining 3,2005 RECEIVED PLANNING TO: City of King CityLCity Manager FEB 1 4 2005 FROM: C_l+ of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Moran Tracy,Associate Planner 1x24281 Phone: 1503)6394171/Fat 15031 684-1291 SITE DEVELOPMENT REVIEW ISDR]2004410013 TIGARD TOWNE SQUARE RETAIL EXPANSION< REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new ' buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. You may use the space provided below or attach a separate letter to return your comments. It 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. LPPLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: l/ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enc ose• e'er or emai . Written comments provided below: (712eg_g_ Name & Number of Person Commenting: C1 I/ . , . )14161( KING CITY 15300 SW.116th Avenue,King City,Oregon 97224.2693 m�� Phone:(508)689-4082•FAX(503)689-3771 FAX COVER SHEET DATE: 01 ` / a---o' - TO: 503 (pC' 7257 __ ATTN: VV10 I^ 1 a w 1Y-a c . FROM: Ck�, - MESSAGE: This transmittal contains pages, including this Cover Sheet. If you experience any problems, please contact: King City Hall Phone: (503) 639-4082 Flo Oregon Department of Transportation • " ' ; IIIregon ODOT Region 1 '59 Theodore R.Kulongoski,Governor 123 NW Flanders St Portland,OR 97209 Telephone(503)731-8200 FAX (503)731-8259 ODOT Response to Local Land Use Notification Jurisdiction: City of Tigard Case #: SDR2004-00013 Applicant: Project Name: Tigard Towne Square Expansion Address: 16200 SW Pacific Highway Tigard Legal Description: Tax Lot(s) State Highway: OR 99W Mileposts: - TRAFFIC CONTACT: Kathleen Freitag Phone: 503-731-8220 Traffic Analyst . PERMIT CONTACT: Sam Hunaidi ODOT District: 2A Phone: 503-229-5002 Access Mgt & Engineering Coordinator The site is adjacent to the referenced state highway. ODOT has permitting authority for the state highway and an interest in ensuring that the proposed land use is compatible with its safe and efficient operation. We have reviewed the applicant's proposal to replace the existing service station with 8,400 SF of retail and to construct a 1,400 SF fast food drive through on an existing vacant building pad at the shopping center. The proposed uses do not trigger a change of use of the existing ODOT Approach Road Permit. Thank you for the opportunity to review and comment on the proposed development. Signed: Marah Danielson Development Review Planner Phone: 503-731-8258 Date: 2/10/2005 Pl rl PlT I -- •I_. A I'•4 fl MEMORANDUM CITY OF TIGARD, OREGON DATE: 2/15/05 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: SDR2004-00013 Tigard Towne Square Expansion Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's traffic engineer has submitted a memo from John Bosket with ODOT. Mr. Bosket states that this proposed project does not require a change of use for the existing approach permits. Therefore, an access report is not required. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No change in access is proposed. The existing driveways, with the exception of the northern driveway on 113th Avenue, are located more than 150 feet from the intersections. The applicant has not addressed this standard, therefore the applicant shall either relocate this driveway to meet the standard or apply for an adjustment to the standard. The adjustment must be granted prior to beginning site work. ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 1 • Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Both Pacific Highway and Durham Road are classified as Arterials on the City's TSP. The existing driveway spacing does not meet this standard. The applicant has not addressed this standard. The applicant must meet the standard or apply for an adjustment to the standard. The adjustment must be granted prior to beginning site work. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 4-5 lane Arterial street to have a 104 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Pacific Highway, which is classified as a 4-5 lane Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 175 feet of ROW total, according to the most recent tax assessor's map. No additional ROW is required. SW Pacific Highway is currently improved. No additional improvements are required. This site also lies adjacent to SW Durham Road, which is classified as a 2-3 lane Arterial with a future 4-5 lane section. At present, there is approximately 90 feet of ROW total, according to the most recent tax assessor's map. The applicant shall provide additional ROW in a reserve strip to provide 52 feet of ROW from centerline. ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 2 SW Durham Road is currently improved. No additional improvements are required, but the applicant shall enter into a Restrictive Covenant for future street improvements. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities to provide additional connections that would meet the access standards of 18.705.030. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street improvements are required; therefore this criterion does not apply. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 3 • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. This development has three street frontages, two of which are classified as Arterials. The third street, SW 113th Avenue, is classified as a local street. There is no residential through traffic across this development. There is residential development on the east side of 113th Avenue. Access to that development is provided off of 113th Avenue. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 4 Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. There are existing sidewalks along all project frontages. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public sewer line that traverses this development. The applicant must provide separate laterals to each building. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 5 Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage areas that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The increase in impervious surface area is less than 5000 square feet, therefore detention is not required. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are existing bike lanes on SW Durham Road and Pacific Highway, thereby meeting this criterion. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant's engineer has shown the installation of a 2-inch reduced pressure principle backflow device downstream of the water meter. ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 6 The applicant will also be required to provide a public water line easement to the City for the existing water main that runs behind and through the site. The easement must be recorded prior to beginning site work. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant's engineer has provided the calculations that indicate the net, new impervious surface area is less than 1000 square feet; therefore the construction of an on-site water quality facility is not required. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 7 The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover connections to the public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tiqard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 8 Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). Prior to issuance of the site permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PH permit plans from the Engineering Department and construction of public water lines. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant must apply for adjustments to 18.7050.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 9 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. Prior to final building inspection, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Additional right-of-way shall be reserved, to the Public, along the frontage of SW Durham Road to increase the right-of-way to 52 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. Prior to final building inspection, the applicant shall provide a public water line easement to the City for the existing public water line located within Tigard Towne Square. ENGINEERING COMMENTS SDR2004-00013 TIGARD TOWNE SQUARE PAGE 10 From:PARSONS BRINKERHOFFID 503 274 1412 022005 12:35 #406 P.001/002 M FAX • • x-100 Parsons Brinckerhoff 400 SW Sixth Avenue, Suite 802 Portland, OR 97204 503-274-8772 Fax:503-274-1412 • to.. /110(46,40v 71-2A.6. _....- __..... ... .. ,... _- from: 1 r L► c. ._ __..._._ . ..... . .. v corr. date: Z./710S _._.... ........._._...._._...__. telephone no. 503-274-8772 A/v.z 1 v4 job no. 13 !i/ . .__. fax no. nn - 729 no, of paRes(including this cover Z comments_ 5c? 14/}iir4Aft.r NIA.xlat tuiwatt. tivi,m122 . __..._..._..�_..._.M.._�.._......._..___ .-____..._ . s'os- 654- 3771 This fax and any attachments may be confidential or legally privileged.If you received this message in error or are not the intended recipient,you should destroy the fax message and any attachments or copies,and you are prohibited from retaining, distributing disclosing or using any information contained herein. Please inform us of the erroneous delivery by return fax. Thank you for your cooperation. ****************w*******a*******************a******************************,was***s*ss*************r*** From:PARSONS BRINKERHOFF 503 274 1412 02/ ?005 12:35 #406 P.002. 002 °u. REQUEST FOR COMMENTS CITY OP TI • Community Dew/Omens Stiaping)J BetterCom.mttnity DATE [gamy 3,2005 TO: City of King City,dry Manager FROM elm IN TWIN PIunmg Division STAFF CONTACT: Nruan Tracy,Associate Bonner bd4281 Pion 15081609-4171/cox: [soap 004-7207 SITE DEVELOPMENT REVIEW ISDM 2004-00013 ➢ TIGARD TOWNE SQUARE RETAIL EXPANSION Q _ REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18,755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. 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. LPLEASE CHECK THE FOLLOWING ITEMS THAT APPLY; We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosedletter or email-. Written comments provided below: 4i114 L,'pc i - ti�t4 'PL.A,��,�At, AtJSULSA■J; `x'03- �7 • Z/4/0 Name & Number of Person Commenting; TVF AR, TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION Tualatin Valley Fire & Rescue February 17, 2005 Morgan Tracy, Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Tigard Towne Square Retail Expansion Dear Morgan, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. 4) ADDITIONAL ACCESS ROADS — COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. 5) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 6) REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. 7) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. 7401 SW Washo Court, Suite 101 •Tualatin,Oregon 97062 •Tel. (503)612-7000•Fax(503)612-7003•www.tvfr.com 8) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. 9) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking"signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. 10) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load)and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 11) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. 12) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. 13) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). 14) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM)or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC,Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. 15) FIRE HYDRANTS—COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system. 16) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 17) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. 18) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly Page 2 of 2 19) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. 20) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. 21) KNOX BOX: A Knox Box for building access may be required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. Please contact me at(503)612-7010 with any additional questions. Sincerely, Eric T . McMullen Eric T. McMullen Deputy Fire Marshal Page 2 of 2 I3 : P cl ,4N —1144C`? DATE: February 4, 2005 TO: ® Richard Sattler, Water Operations Supervisor 'i ® Howard Gregory, Streets Supervisor ® Eric Hand, Wastewater Operations Supervisor rA.� FROM: Brian Rager, Engineering Manager R.-- -"-' RE: REQUEST FOR COMMENTS FOR LAND USE APPLICATION Tigard Towne Square Retail Expansion SDR 2004-00013 Attached is a "Request for Comments" for the above-named project. Please route these materials between you for review. In order for me to provide a composite set of comments back to Planning by Feb. 17, 2005, I will need to get your comments or questions back to me no later than February 14, 2005. If you would like to discuss this project in more detail, please let me know. We can meet individually or as a group. d� TN1S P� �1 t art f � r 3 fofra) Aril`"` --- -1-i1:1 hll-e m��unc. E � laud SlTy lb enc./ o� w� sr ��� c PAGE 1 REQUEST FOR COMMENTS CITY OFTIOARD Community Dew Copment Shaping Better Community DATE: February 3,2005 TO: Brian Rager,Public Works Engineering Manager FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x24281 Phone: [5031639-4171/Fax: (5031 684-7297 SITE DEVELOPMENT REVIEW ISDRI 2004-00013 TIGARD TOWNE SQUARE RETAIL EXPANSION.< REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. 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. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: COUNTYWIDE Date:c� Plans Check No. TRAFFIC IMPACT FEE Project Title: WORKSHEET (FOR NON-SINGLE FAMILY USES) Applicant: `ce./4 Mailing Address: 1 ' Tax Map No. Site Address: Land Use Category Rate Per Trip Payment Method ❑ RESIDENTIAL $269.00 ❑ CASH/CHECK ❑ BUSINESS/COMMERCIAL $ 68.00 ❑ CREDIT ❑ OFFICE $247.00 ❑ BANCROFT(PROMISSORY NOTE) ❑ INDUSTRIAL $259.00 ❑ DEFER TO OCCUPANCY ❑ INSTITUTIONAL $111.00 LAND USE CATEGORY DESCRIPTION OF USE WEEKDAY AVG TRIP RATE WEEKEND AVG TRIP RATE(institutional) BASIS CALCULATIONS f g .4 X. LkD 3,4 a. trys ggoo X33 ADD 41 -PP 2 x l _ ! 4Q ADDITIONAL NOTES �� lc�c - 1,_puy i sand . � f i �} 5 x kob 5, 400 x +n135 PROJECT TRIP GENERATION ROAD AMOUNT TRANSIT AMOUNT TOTAL FEE PREPARED BY 601.26 REQUEST FOR COMMENTS CITY OFTIGARD Community Development Shaping Better Community DATE: February 3,2005 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning.Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: [5031 639-4171/Fax: [5031684-7291 SITE DEVELOPMENT REVIEW MDR]2004-00013 TIGARD TOWNE SQUARE RETAIL EXPANSION< REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. 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. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: O \1\®1k 254, I _ li REQUEST FOR COMMENTS CITY YOOFTIGARD Community Development Shaping Better Community DATE: February 3,2005 TO: Matt Stine,Urban Forester/Public Works Annex FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x24281 Phone: (503)639-4171/Fax: (503)684-1297 SITE DEVELOPMENT REVIEW ISDRI 2004-00013 TIGARD TOWNE SQUARE RETAIL EXPANSION REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. 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. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: 3CE (oltME T3 OAJ LErt'ER FIoM 1o&ARr krks n 121/20`0' Name & Number of Person Commenting: S December 20, 2004 City of Tigard Planning Dept. Attn: Morgan Tracy Dear Morgan, The following is in response to your completeness letter dated 11/29/04. 1. Pride Disposal has been contacted. Sign off letter is enclosed. 2. Typical parking space dimensions have been added to Site Plan, sheet SD-1 enclosed. 3. Light poles and wall mounted lights are shown on sheet SD-1, no new light poles will be added. Cut sheet of lighting fixtures is enclosed. See the revised Narrative. 4. All existing trees in the area of new work have been added to the Site Plan, sheet SD-1. No trees will be removed except for 4 in front of the ---,w/7-19. Phase Ill building, which will be replaced. The existing trees will be W�}�}-T • protected as required. 5. Required bicycle parking will be provided for the new work — as has P R4/K happened with 3 previous projects on this Site. See Narrative. SPk GS ? 6. Some of these sections were not identified as requiring responses in the pre-app notes. 18.755 and 18.780 were addressed in the original Narrative, however, please see the revised Narrative. 7. 2 sets of envelopes with mailing labels purchased 12/14/2004 are enclosed. Note that only one name changed from last summer's list. 8. See enclosed response to public facility comments from Civil Enginner. Regarding condition #14, see enclosed letter dated October 22, 2003 from Z-Tec Engineers. 9. Enclosed is 12 full size and 1 reduced set for final application. Thank you, Robert Klas STOA INTERNATIONAL EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue, Suite 20 • Beaverton,OR 97008 (503) 644-4222 • Fax(503)644-6567 STOA: SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE, THE SOURCE OF STOICISM ���� i 4604 REQUEST FOR COMMENTS CITTYOFTIGARD Community,DeveCopment Shaping Better Community DATE: February 3,2005 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) Phone: 15031 639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW ISDRI 2004-00013 TIGARD TOWNE SQUARE RETAIL EXPANSION REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Attached is 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: FEBRUARY 17, 2005. 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. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name & Number of Person Commenting: - - - TY OF TIGARD REQUEST FO. OMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.:_ 5R,20N-0006 FILE NAME: T1j&rb low. ct• 64, skh.si 6mt✓cam/e!) CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central III East (South ❑West CITY OFFICES _LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. _,POLICE DEPT./Jim Wolf,Crime Prevention Officer —BUILDING DIVISION/Gary Lampella,Building Official ✓F�NGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer i PUBLIC WORKS/Matt Stine,Urban Forester ¢STY ADMINISTRATION/Cathy Wheatley,City Recorder _V PUBLIC WORKS/Brian Rager,Engineering Manager -- PLANNER–POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* UALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* J'CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS — Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood(wt.uN Form Required) — Steven Sparks,Dev Svcs.Manager 18880 SW Martinazzi Avenue Salem,OR 97303 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G /CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY alt OR.DEPT.OF ENERGY(Poweriines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue _CITY OF LAKE OSWEGO alt Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 V/ Steve Conway(General Apps) Lake Oswego,OR 97034 _Gregg Leion(cpA) _ OR.DEPT.OF ENVIRON.QUALITY(DEC) ODOT,REGION 1 _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) ✓Marah Danielson,Development Review coordinator _Doria Mateja(zcA)Ms 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CeNZCA)MS,. 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(Zoe)MS is Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 —WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wcc CA)"911"iMwwen.Tnwe.) Sam Hunaidi,Assistant DistrctManager (Notify if ODOT RJR.Hwy.Crossing is Only Access to Landt PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,Sr Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street, NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. /'TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice (S..M.f,r Area Con r) it Project is Within 7.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 —PORTLAND GENERAL ELECTRIC —NW NATURAL GAS COMPANY —VERIZON _QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Florence Mott,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev(See M.,for Area Cm:n Diana Carpenter iAK.ear.,,,99.) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 alt 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). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 15-Nov-04) (Also update:is\curpin).setup\labeis\annexation_utilities and franchises.doc when updating this document) MAILING RECORDS AFFIDAVIT OF MAILING CITY OFTIGARD Community•Development Shaping f7(Better Community I, Patricia L. Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2004-000I3/TIGARD TOWNE SQUARE RETAIL EXPANSION ❑ AMENDED NOTICE (Fite No/Name Reference) ® City of Tigard Planning Director 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, on March 1,2005, and deposited in the United States Mail on March 1,2005, postage prepaid. (Person that Pre'-red Notice) Aff STATE OE OGON ) County of Washington )ss. City of Tigard- ) �, Subscribed and sworn/affirmed before me on the D day of , 2005. OFFICIAL SEAL SUE ROSS . r. NOTARY PUBLIC-OREGON COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY LIC 0 EGON My Com - ion Expires: / " EXHIBIT A NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2004-00013 AA ' .. CITY OF TIGARD Community(Development TIGARD TOWNE SQUARE EXPANSION Skaping a BetterCommuni ty 120 DAYS = 6/3/2005 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION CASE NO.: Site Development Review (SDR) SDR2004-00013 PROPOSAL: The applicant is requesting Site Development Review approval to construct 2 new buildings. The first will be an 8,400 square foot retail building to replace the existing service station. The second building will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. The applicant has also requested an Adjustment to the stacking length requirement for the drive through. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street Portland, OR 97205 APPLICANT: STOA\EKA Architects & Planners 6775 SW 111th Avenue Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 and 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the request for Site Development Review subject to certain conditions of approval, and DENIES the adjustment. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 1 OF 28 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit to the Planning Division (contact: Morgan Tracy at 563-639-4171, ext. 2428)for review and approval. 1. Prior to issuance of a site permit, the applicant shall submit final construction plans that show a pedestrian accessway, minimum 4 feet wide, between the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building #1. The plans shall also show the existing striped walkway between proposed building #2 (the 8,400 s.f retail building) and the grocery store replaced with a raised sidewalk with the exception of the two aisle crossings which may be no greater than 36 feet in length. All required walkways shall be constructed with a hard surface material. 2. Prior to commencing site work, the applicant shall submit a plan showing a 6' wide by 15' long concrete pad built to sidewalk standards, constructed behind the existing bus stop pole on Pacific Highway near the Home Street Bank building. 3. Prior to issuance of a site permit, the applicant shall submit final construction plans that show either the drive aisle for the drive through redesigned to provide the required stacking length for the corresponding use, or elimination of the drive through. 4. Prior to issuance of a site permit, the applicant shall submit final construction plans that show the proposed parking stalls in front of and along the south side of proposed building #2 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. These plans shall include planting specifications. 5. Prior to commencing on site improvements, the applicant shall either reconstruct the trash enclosure near Building #1 to comply with the waste hauler's requirements of 10x20 foot dimension, screened by a six foot tall masonry enclosure. Alternatively, the applicant may demonstrate that the criteria of Section 18.755.040 are otherwise met. This shall be included with the final construction documents. 6. Prior to issuance of a site permit, the applicant shall submit final construction plans that show all proposed parking stalls adjacent to walkways to be fitted with wheel stops. Additionally, the plans shall show 2 bicycle parking stalls provided for building #1, and 3 bicycle parking stalls provided for building #2. The plans will need to include a detail that shows the required bicycle rack is designed according to Section 18.765.050.C. of the Tigard Development Code. 7. Prior to issuance of a site permit, the applicant shall submit final construction plans that show the location of proposed tree protection measures. 8. Prior to issuance of a site permit, the applicant shall ensure that the tree protection measures have been installed and the City forester has inspected and approved their location. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover connections to the public utilities and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 2 OF 28 10. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 11. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Shirley Treat, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat, Engineering). 12. Prior to issuance of the site permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 16. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 17. The applicant must apply for adjustments to Sections 18.705.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. 18. Prior to issuance of a site permit, the applicant shall provide a public water line easement to the City for the existing public water line located within Tigard Towne Square. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Planning Division Tcontact:-Morgan Tracy at 503-639-4171, ext.—228 r review and approval. 19. Prior to final building inspection, the applicant shall ensure that the improvements and structures are constructed per the approved plans, and in compliance with the requirements and conditions of this decision. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 3 OF 28 Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 20. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. 21. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. 22. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts In "DWG' format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 23. Additional right-of-way shall be reserved, to the Public, along the frontage of SW Durham Road to increase the right-of-way to 52 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication or reservation document shall be on City forms. Instructions are available from the Engineering Department. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property received Site Development Review approval for development of the Tigard Towne Square shopping center on May 6, 1987 (SDR87-05). The approved proposal included an 80,000 square foot retail major anchor store on the southern portion of the site. In 1991 the subject site received approval to develop a 46,192 square foot home improvement store and a 2,550 square foot general retail store and associated parking facility. The buildings and parking were planned and approved as part of the original Site Development Review approval for the shopping center but the approval had expired. On December 16, 2002, land use approval was granted for Site Development Review for an 8,000 square foot addition to the existing Dollar Tree building on the subject site, and a 1,400 square foot drive through food service building. The addition was completed in 2004, but construction for the smaller drive through building never started. That approval has since expired. A lot line adjustment was approved in February of 2005 to reconfigure the parcel surrounding the gas station in anticipation of this development. Vicinity Information: The subject site is located on the eastern corner of SW Pacific Highway and Durham Road across from King City. Site Information and Proposal Description: The applicant is requesting Site Development Review approval to construct the previously approved 1,400 square foot drive through food service building (Building #1), along with an approval to demolish the existing service station and construct an 8,400 square foot retail building (Building #2). NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 4 OF 28 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Representatives from Albertson's commented that they were concerned by the parking required for an 8,400 square foot building on such a small parcel. Additionally they expressed concern with the existing egress and ingress to the property. Parking is discussed under Chapter 18.765 and access is addressed under chapter 18.705 later in this decision. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Zoning Districts 18.520 (Commercial Zoning Districts) B. Applicable Development Code Standards 18.370 Variances and Adjustments) 18.705 Access Egress and Circulation) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) C. Specific DR Approval Criteria 18.360 D. Street and Utility Improvement Standards 18.810 E. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONIING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the C-G: General Commercial District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD C-G Building#1 1 Building#2 Minimum Lot Size None 28,314 869,421sq. -Detached unit - ft. -Boarding, lodging,rooming house - Minimum Lot Width 50 ft >50 ft. >50 ft. Minimum Setbacks -Front yard 0 ft[11] 30 ft. 12 ft. -Side facing street on corner&through lots[1] - - - -Side yard 0/20 ft. [8] 90 ft. 10 ft. --Rear yard 0/20 ft[8] 530 ft. 35 ft. -Distance between front of garage&property line abutting a public or private street. Maximum Height 45 ft 22'-10". 25 ft. Maximum Site Coverage[2] 85% 83 62% Minimum Landscape Requirement 15% 16 38% NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 5 OF 28 As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the C-G zone. FINDING: Based on the analysis above, the Development Standards criteria have been satisfied. B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments (18.370) The applicant has requested an adjustment to the stacking length requirement for the proposed building #1. While the plans show the building as retail, the narrative indicates that it would likely be used for food service. A drive through retail use is not likely, and in fact, staff cannot think of another location in the city where this use exists. Therefore, it is presumed that the building will be used for food service as noted in the narrative. The Development Code section 18.765.040.D. requires that for drive through restaurants, a 200 foot stacking distance is required. The applicant has not specified how long the proposed queue length is, but scaling the information from the plans, staff determined that there is approximately 108 feet of stacking length. Reduction in length of stacking lane. By means of a Type I procedure, as governed by 18.390.030, the Director may allow a reduction in the amount of vehicle stacking area required in Section 18.765.040.D.2 if such a reduction is deemed appropriate after analysis of the size and location of the development, limited services available and other pertinent factors. In addressing this criteria, the applicant notes that "granting the adjustment will not be detrimental to public health, safety or welfare in this situation because the stack lane length here is similar to that of the adjacent bank, and the frequency of use of the stack lane should be no greater than that of the adjacent bank." Staff finds that the criteria are not met since the adjacent bank is subject to a different standard for queue length (150') and has met this standard. Moreover, the applicant notes that "the 1,400 square foot building may be a food service use, but it is too small for a drive through restaurant similar to well known national chains. It will most likely be a coffee service facility or perhaps ice cream or pizza." As the applicant has expressed that they do not even know the specific use, it is not appropriate to conjecture that deviation from the standard will be appropriate. Staff notes that the existing Starbucks tenant space is 945 square feet and the Subway Sandwich shop is the same size as the proposed Building #1. These are both well known national chains. Therefore, staff denies the requested adjustment, since there is no specific documentation of analysis related to the need or meeting the criteria. The applicant will be required to either show a stacking area that meets the standard or eliminate the drive through function from the site plan, prior to issuance of a site permit. Access, Egress and Circulation (18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 6 OF 28 • No change to the existing access is proposed. Currently the site is accessed by two (2) driveways connecting to SW Pacific Highway, two (2) driveways from SW Durham Road and two (2) driveways from SW 113 Avenue. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Access is pre-existing; and existing access easements serve both parcels, therefore, this standard is met. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building is accessible from SW Pacific Highway, SW Durham Road and SW 113th Avenue, which are public streets that will be maintained as public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. The driveway approach is pre-existing. Therefore, this standard does not apply. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; According to the plans, on-site pedestrian walkways are present and connect to the proposed buildings. However, Tri Met has commented that there is a lack of a direct connection between the bus stop and the site. This creates a situation where transit riders would have to walk out of direction to the driveway entrance and double back to the proposed building #1. Staff recommends that to facilitate transit ridership and be more inviting for sales, an additional connection between SW Pacific Highway at the bus stop to the site be constructed. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 7 OF 28 Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The walkway from proposed building number 2 is preexisting. Nevertheless it does not meet this standard. This walkway is at grade and follows along the driveway some 200 feet without any grade or distance separation from vehicles. The applicant shall reconstruct this walkway with a raised sidewalk with the exception of the two aisle crossings. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has been required to submit final construction plans that show a pedestrian walkway for the proposed building #2. This will be constructed with a hard surfaced material. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. Access to the site is pre-existing. Therefore, this standard has been satisfied. One-way vehicular access points: Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. The access drive is designed for two-way traffic. Therefore, this standard does not apply. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. No change in access is proposed. The existing driveways, with the exception of the northern driveway on 1131 Avenue, are located more than 150 feet from the intersections. The applicant has not addressed this standard, therefore the applicant shall either relocate this northern driveway to meet the standard or apply for an adjustment to the standard. The adjustment must be granted prior to beginning site work. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 8 OF 28 Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Both Pacific Highway and Durham Road are classified as Arterials on the City's TSP. The existing driveway spacing does not meet this standard. The applicant has not addressed this standard. The applicant must meet the standard or apply for an adjustment to the standard. The adjustment must be granted prior to beginning site work. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: • Cause or increase existing hazardous traffic conditions; or • Provide inadequate access for emergency vehicles; or • Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. To eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The access to the subject property is pre-existing and there is no substantial evidence to find that it should be considered hazardous or constitute a clear and present danger to the public health. Therefore, no access restriction beyond what the code already stipulates is required. ODOT has reviewed the request and noted that the proposed development did not trigger a change of use for the existing road approach permit. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met. CONDITIONS: • Provide a pedestrian access from the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building #1 . • Separate the required walkway from vehicular traffic between building #2 (the 8,400 s.f retail building) and the grocery store in the main structure by constructing a raised sidewalk with the exception of the two aisle crossings which may be no greater than 36 feet in length. • Show the required walkways are to be constructed with a hard surface material. • The applicant must apply for adjustments to 18.705.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 9 OF 28 Landscaping and Screening (18.745): • Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). Street trees are pre-existing along SW Pacific Highway and SW Durham. Therefore, this standard does not apply. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. The subject site for the proposed development is adjacent to an R-12 zone to the south that is developed as a mobile home park. The bordering property to the east is zoned R-4.5 and developed with a single-family home. According to the buffering matrix of the Tigard Development Code Table 18.745.1, proposed uses within the C-G zoning district that abut mobile home parks and detached single-family homes are required to provide a buffer that is equal to the "D" standard of the buffering matrix. The applicant has submitted plans that show a 26-foot buffer between the subject site and the mobile home park to the south. The buffer is pre-existing and planted with a combination of Cedar, Fir and Poplar trees. The buffer also contains a 6-foot chain link fence with wooden slats and a combination of low lying and vertical shrubbery. The eastern property line has a buffer equal to the "D-2" standard which is a 15-foot buffer consisting of existing 24-inch diameter trees, low lying and vertical shrubbery and a 6-foot chain link fence with wooden slats. Therefore, the buffer and screening standard has been met. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant is proposing to remove 5 parking stalls and construct new parking to compensate and to provide additional parking for the added uses. Along the perimeter of Building #2 there are 14 stalls shown. The landscape plan does not indicate trees in conformance with this standard. Just south of Building #2 are 17 more stalls without parking lot trees. The above standard requires a parking lot tree and a combination of low I ing and vertical shrubbery to be planted in a landscape island distributed on the basis of one (1 tree for every seven (7) parking spaces. The City Forester has requested that planting spec) ications be included in the final construction documents for the parking lot landscape trees. Screening Of Service Facilities: Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 10 OF 28 Screening of Service Facilities is addressed under Chapter 18.755 (Mixed Solid Waste and Recyclable Storage). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. CONDITION: Provide a plan showing the proposed parking stalls in front of and along the south side of proposed building #2 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. Final construction plans shall include planting specifications for these trees. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one 11) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling lan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has indicated an area for the trash enclosure that will serve Building #2. There is an existing 80 square foot trash enclosure located to the northeast of proposed Building #1 that the applicant has indicated will be adequate for trash and recycling containers for the proposed building. However, the trash hauler service provider letter notes that this enclosure does not meet their present standards. Therefore this criterion has not been satisfied. The applicant shall either reconstruct the enclosure to comply with the waste hauler's requirements of 10x20 foot dimension or actually address the criteria of 18.755.040. This will be required as part of the final construction documents. Location Standards: To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The proposed refuse container will be located along Highway 99, but will be screened by a masonry enclosure. The opening of such enclosure faces into the site, and the location of such enclosure is not within a required setback. The applicant will need to ensure that if the other enclosure near Building #1 is reconstructed that it too be screened by a masonry enclosure. Design Standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 11 OF 28 The refuse container facility on the proposed site is pre-existing. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Mixed Solid Waste/Recycling Storage Standards have not been met. CONDITION: Prior to commencing on site improvements, the applicant shall either reconstruct the trash enclosure near Building #1 to comply with the waste hauler's requirements of 10x20 foot dimension, screened by a six foot tall masonry enclosure. Alternatively, the applicant may demonstrate that the criteria of Section 18.755.040 are otherwise met. This shall be included with the final construction documents. Off-Street Parking and Loading (18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. As noted previously, the plans show removal of 5 spaces and the construction of 35 new spaces for a net increase of 30 spaces. The applicant provided a parking tabulation, however, the numbers were incorrectly calculated. The following table summarizes the correct tabulation for the entire site: Use Size (s.f.) Requirement Spaces Mixed Use Final Needed Parking Requirement Modifier Retail 159,801 3.7/1,000 591.26 100% 591.3 Rite Aid Albertsons Marshals Dollar Tree Tuesday Morning Fast Food 9,907 9.9/1,000 98.08 90% 88.3 Starbucks Baskin Robin Subway McDonalds Dotty's Personal Services 7,664 4.3/1,000 32.96 80% 26.4 With Drive Thru WAMU West 1 Homestreet Bank Restaurant 6,747 15.3/1,000 103.23 80% 82.6 Tin Tin Utility 868 0 0 Proposed Retail 8,400 3.7/1,000 31.08 100% 31.1 Proposed Fast Food 1,400 9.9/1,000 13.86 90% 12.5 TOTAL 194,787 871 832 Provided 852 NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 12 OF 28 Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. Therefore, this standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The parking associated with the subject site has been calculated using the mixed use parking standard method. Without such tabulation there is inadequate parking. However, by applying this standard, there are 20 surplus spaces. Therefore, this standard is met. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a multi-family use. Therefore, this standard does not apply. Preferential Long-Term CarpoolNanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The subject site is predominantly a commercial retail site. Therefore, due to the short duration of time that customers visit the site, the associated parking stalls are not considered "long-term". Therefore, this criterion does not apply. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The subject parking area has a total of 852 parking stalls, 32 of which are ADA compliant. According to ADA standards, parking lots with 501 to 1,000 parking stalls must provide 17 ADA accessible stalls that are 9 feet wide with an 8-foot access aisle. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 13 OF 28 Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. With the exception of the at grade walkway which was previously discussed and conditioned to be corrected, this standard is met. The access drive has been addressed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. There are no drop off edges present with these conditions. Pedestrian access has been discussed previously in this decision under Chapter 18.705 (Access Egress and Circulation). Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the new parking stalls to be clearly marked with striping. Therefore, this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's plans show 30 additional parking stalls for buildings #1 and #2. The 4 new stalls for building #1 have been fitted with wheel stops. Proposed building #1 is shown to have 4 additional parking stalls. However, the 14 stalls in front of building #2 lack wheel stops. Therefore, the applicant is required to provide a final plan that shows all proposed parking stalls adjacent to walkways to be fitted with wheel stops. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. The applicant's plans indicate that the parking stalls associated with the proposed buildings will meet the minimum dimensions for standard parking stalls. Therefore, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 14 OF 28 On-site vehicle stacking for drive-in use: All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted by the following: STACKING LANE REQUIREMENTS FOR USES WITH DRIVE-IN WINDOWS Use Reservoir Requirement Drive-in banks 150 feet/service terminal Automated teller 50 feet/service terminal machines Drive-up telephones 50 feet Drive-in cleaner/repair 50 feet Drive-in restaurants 200 feet Drive-in theaters 200 feet Gasoline service 75 feet between curb cut and nearest pump Mechanical car washes 75 feet/washing unit Parking facilities: - Free flow entry 25 feet/entry driveway - Ticket dispense entry 50 feet/entry driveway - Manual ticket dispensing 100 feet/entry driveway - Attendant parking 100 feet The applicant has requested an adjustment to reduce the stacking length requirement. As discussed previously, the applicant failed to meet the burden of proof, and the adjustment was not granted. Therefore, the proposed drive lane does not meet the above noted standard. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for a sales oriented use is 0.3 spaces per 1,000 square feet and 1.0 spaces per 1,000 square feet for fast food uses. Based on the size and type of the proposed uses, the applicant will need to provide 3 bicycle spaces for the retail building (#2) and 2 bicycle spaces for the food building (#1). Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 15 OF 28 The applicant has not provided a detail of the bike rack to be used; therefore, the applicant will be required to provide a plan that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Bicycle parking has been discussed and will be conditioned. Therefore, this standard has been met. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Minimum off-street parking has been addressed earlier in this section. Therefore, this standard has been met. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposal is for two buildings, building #1 is approximately 1,400 square feet and building #2 is approximately 8,400 square feet. Therefore, this standard does not apply. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully met, however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • The applicant is required to provide a final plan that shows all proposed parking stalls adjacent to walkways to be fitted with wheel stops. • Provide 2 bicycle parking stalls for building #1 and 3 bicycle parking stalls for building #2. • Provide a detail that shows the required bicycle rack designed according to Section 18.765.050.C. of the Tigard Development Code. • Prior to issuance of a site permit, the applicant shall submit final construction plans that show either the drive aisle for the drive through redesigned to provide the required stacking length for the corresponding use, or elimination of the drive through. Signs (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. Signs are reviewed through a separate permit process administered by the Development Services Technicians. FINDING: Because signs will be reviewed and approved as part of a separate permit process, this standard has been satisfied. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 16 OF 28 Tree Removal (18.790): Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. No trees are proposed to be removed by the applicant. However, tree protection measures must be installed, and approved by the City's Urban Forester for the existing fir trees between the construction site of building #1 and Pacific Highway. FINDING: Based on the analysis above, the tree removal standards have not been met. CONDITION: Tree protection measures must be installed, and approved by the City Forester for the existing fir trees between the construction site of building #1 and Pacific Highway. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right- of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. No modifications to the visual clearance at the access points of the site are being proposed with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the vision clearance standards have been met. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Residential Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 17 OF 28 According to the applicant, the proposed building will have no impact on existing trees located on the site. Drainage is addressed later in this decision under Chapter 18.810 (Street and Utility Improvement Standards). Building #1 is to be constructed on a graded pad. Building #2 will be built in the location of an existing service station. There is ample separation between the proposed and existing buildings to provide adequate light, air circulation, and fire-fighting access. No trees will be removed as part of this project. Therefore, this standard has been satisfied. Crime Prevention and Safety: • Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; • Interior laundry and service areas shall be located in a way that they can be observed by others; • Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; • The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and • Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. Both buildings are readily visible from Pacific Highway with windows on each elevation. Exterior wall mounted lights and parking and street lights will provide ample illumination. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. Tri-Met has submitted comments with regard to this proposal as follows: Tri-Met line 12 serves the area with a bus stop (loc. ID#8663) located on Pacific Hwy adjacent to the Home Street Bank. The purpose of Tri-Met's recommendations is to minimize the traffic impacts of new development by encouraging development patterns that are transit, bicycle, and pedestrian supportive. Improved pedestrian access and connection promotes walking and reduces local dependence on automobiles. TRI-MET STAFF RECOMMENDATIONS 1) Transit pad to insure ADA accessibility and to allow for future amenity placement when ridership warrants it. To improve the bus stop landing area and to provide space for future amenities Tri-Met requests that the project include a 6' deep by 15' long concrete pad behind the public sidewalk and adjacent to the existing Tri-Met bus stop pole. 2) Provide a safe and more direct pedestrian connection from the bus stop to the existing and proposed pedestrian infrastructure. This request may be difficult to accommodate with drive through lanes serving both the bank and the phase II new retail building. I note that although there are good connections from the bus stop to the anchor building and the new phase II retail building, the accessible connection to the bank (as shown in the plan) includes an amazing amount of out of direction travel. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 18 OF 28 • Provisions of the Underlying Zone: All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Dimensional Requirements: Provisions of the (C-G) General Commercial Zoning District have been addressed earlier in this decision under Section 18.510.040.B. FINDING: Additional measures to improve transit are needed. CONDITIONS: • Prior to commencing site work the applicant shall submit a plan showing a 6' wide by 15' long concrete pad built to sidewalk standards, constructed behind the existing bus stop pole on Pacific Highway near the Home Street Bank building. • Prior to commencing site work the applicant shall submit a plan showing a direct pedestrian access from the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building #1. D. Street And Utility Improvements Standards (Section 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 4-5 lane Arterial street to have a 104 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Pacific Highway, which is classified as a 4-5 lane Arterial on the City of Tigard adjacent Plan Map. At present, there is approximately 175 feet of ROW total, according to the most recent tax assessor's map. No additional ROW is required. SW Pacific Highway is currently improved. No additional improvements are required. This site also lies adjacent to SW Durham Road, which is classified as a 2-3 lane Arterial with a future 4-5 lane section. At present, there is approximately 90 feet of ROW total, according to the most recent tax assessor's map. The applicant shall provide additional ROW in a reserve strip to provide 52 feet of ROW from centerline. The applicant may also provide this area as dedicated right of way, however, this is not a requirement of this decision. The minimum required is a reservation easement for future right of way. SW Durham Road is currently improved. No additional improvements are required, but the applicant shall enter into a Restrictive Covenant for future street improvements. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 19 OF 28 Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities to provide additional connections that would meet the access standards of 18.705.030. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street improvements are required; therefore this criterion does not apply. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. This development hqs three street frontages, two of which are classified as Arterials. The third street, SW 113 Avenue, is classified as a local street. There is no residential throwg1 traffic across this development. There is residential development on the east side of 113 Avenue. Access to that development is provided off of 1131 Avenue. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to roviding adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 20 OF 28 • . For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. This is a nonresidential development. The parking lot provides ample block circulation however, so this standard is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Not required as suitable alternate connections are already present. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. No lots are being created with this application. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both lots front Pacific Highway for greater than 25 feet. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. There are existing sidewalks along all project frontages. This criterion is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch public sewer line that traverses this development. The applicant must provide separate laterals to each building. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 21 OF 28 • Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage areas that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The increase in impervious surface area is less than 5,000 square feet, therefore detention is not required. Bikeways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are existing bike lanes on SW Durham Road and Pacific Highway, thereby meeting this criterion. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: I he City of Tigard provides service in this area. The applicant's engineer has shown the installation of a 2-inch reduced pressure principle backflow device downstream of the water meter. The applicant will also be required to provide a public water line easement to the City for the existing water main that runs behind and through the site. The easement must be recorded prior to beginning site work. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. NOTICE OF TYPE n DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 22 OF 28 The applicant's engineer has provided the calculations that indicate the net, new impervious surface area is less than 1,000 square feet; therefore the construction of an on-site water quality facility is not required. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. Site Permit Required: I he applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assi nments: The City of igar is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. E. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 23 OF 28 The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the size and proposed uses for the new buildings, the development is expected to generate 482 trips per day. The removal of the gas station and car wash will reduce trips by 500. Therefore there is a net reduction of trips by 18. No TIFF will be assessed for this project, unless the proposed uses change. As no real property interests are being exacted, no proportionality analysis is needed. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and has no objections to it. The City of Tigard Urban Forester has reviewed the proposal and has offered the following comments: • Phase II (building #2) needs tree protection for the fir trees between the building site and Pacific Highway. The building site sits up higher than the tree roots but any construction that occurs within the critical root zone must be approved by the City Forester. Planting specifications for parking lot trees must be included in final plans. The City of Tigard Operations Manager/Water Department has reviewed the proposal and has offered the following comments: • Water meters must be located in landscaped area only, service is provided by City of Tigard Public Works Department. • Must confirm easement for public water within entire development. An easement must be granted for the existing waterline if no evidence of an easement can be found. SECTION VIII. AGENCY COMMENTS Oregon Department of Transportation has reviewed the proposal and has offered the following comments: The site is adjacent to the referenced state highway. ODOT has permitting authority for the state highway and an interest in ensuring that the proposed land use is compatible with its safe and efficient operation. We have reviewed the applicant's proposal to replace the existing service station with 8,400 SF of retail and to construct a 1,400 SF fast food drive through on an existing vacant building pad at the shopping center. The proposed uses do not trigger a change of use of the existing ODOT Approach Road Permit. Thank you for the opportunity to review and comment on the proposed development. Tri-Met has reviewed the proposal and offered the following comments: Tri-Met welcomes the opportunity to comment on this proposal for a retail expansion On Pacific Highway Near Durham Road. Tri-Met line 12 serves the area with a bus stop (loc. ID#8663) located on Pacific Hwy adjacent to the Home Street Bank . NOTICE OF TYPE II DECISION SDR2 004-000 1 3/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 24 OF 28 • The purpose of our recommendations is to minimize the traffic impacts of new development by encouraging development patterns that are transit, bicycle, and pedestrian supportive. Improved pedestrian access and connection promotes walking and reduces local dependence on automobiles. TRI-MET STAFF RECOMMENDATIONS Transit pad to insure ADA accessibility and to allow for future amenity placement when ridership warrants it. To improve the bus stop landing area and to provide space for future amenities Tri-Met requests that the project include a 6' deep by 15' long concrete pad behind the public sidewalk and adjacent to the existing Tri-Met bus stop pole. Provide a safe and more direct pedestrian connection from the bus stop to the existing and proposed pedestrian infrastructure. This request may be difficult to accommodate with drive through lanes serving both the bank and the phase II new retail building. I note that although there are good connections from the bus stop to the anchor building and the new phase II retail building, the accessible connection to the bank (as shown in the plan) includes an amazing amount of out of direction travel. Please address this concern if possible. Thank you for the opportunity to comment on this proposal. If you have any questions, please contact Tri Met (Ben Baldwin) at 962-2140. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND UKNAKOUNUS: Access roads shall be within 1bU teet ot all portions ot the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic tire sprinkler system the requirements for fire apparatus access may be modified as approved by the fire code official. 4) ADDITIONAL ACCESS ROADS — COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. 5) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 3U teet In height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 25 OF 28 6) REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. 7) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING' signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. 8) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. 9) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. 10) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 11) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. 12) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. 13) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). 14) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. 15) FIRE HYDRANTS — COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building on-site fire hydrants and mains shall be provided. This distance may be increased to 60'0 feet for buildings equipped throughout with an approved automatic sprinkler system. 16) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 26 OF 28 Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 17) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. 18) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 19) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. 20) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. 21) KNOX BOX: A Knox Box for building access may be required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 7, 2005 AND BECOMES EFFECTIVE ON MARCH 22, 2005 UNLESS AN APPEAL IS FILED. NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 27 OF 28 AApeal: The decision of the Director (Type II Procedure) or Review Authority (Type 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.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 AT 5:00 PM ON MARCH 21, 2005. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. Airs& March 7, 2005 Y organ r.*' DATE Associate 'lanner I:\CURPLN\MORGAN\Workspace\SDR\SDR2004-00013 Service Station Tigard Towne\SDR2004-00013 decision DRAFT.dot NOTICE OF TYPE II DECISION SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION PAGE 28 OF 28 ,,. �� ' CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM rntn r MAP� ���P� o� V' $4 E ° . QI SDR2004-00013 AI o N *ia l_l-Stc∎#* TIGARD TOWNS �q,4 s SQUARE RETAIL uRhAMRa EXPANSION nu 1 1 m 1i1 I E§ - li - i i , \�V `` �I.\'I SF III . Q Q. ��.0%, 1 �� we In '�I III 41111 1„ EKING JAMES PL _. 1 • ` Tigard Area Map im g 1 \���� A N . � r� ., l 100 200 300 400 500 Feet ' ,,,'' ' 1"=389 feet■ow 'i ;� I. A �%� ***P j ,ill '� 4 City of Tigard - Information on this map is for general location only and �',,' . should be verified with the Development Services Division. - 13125 SW Hall Blvd m Tigard.OR 97223 : .iIiL /ww 639-4171 htlp:/Iwww.ci.tigard.or.w Community Development Plot date:Feb 2,2005;C:lmagic'MAGIC03.APR ' S. W. DURHAM RD. (CO. RD. NO. 429 )- 1 ` �_ , .ki,`! #i Itims ::.\:;_i,... e j • •• • • • '• • 1• • • • • _ I '� s: .f. ,. ., /II s _ 1 I - , aoaaT�•v �' - (\''el Jeri.. I, fdl�j' ��y ' 4.1240S. i ■t,1a � E D ■i �� F 1 S I ' s — — t/"� -- -- 1 — � - - A— t - ----A:1 p 1 . 41 , / , I/ \\\\ 1 1 Co . ANA . A '! * 1 iitai, ' iMMilai I.I Li � ii. CITY of TIGARD I SDR2004-000 I3 SITE PLAN N . TIGARD TOWNE SQUARE RETAIL EXPANSION (Map is not to scale) EXHIBIT STOA/EKA Architects & Planners SDR2004-00013 6775 SW 111th Avenue TIGARD TOWNE SQUARE RETAIL EXPANSION Beaverton, OR 97008 SN Properties Partnership 1121 SW Salmon Street Portland, OR 97205 ODOT Region 1 Attn: Marah Danielson 123 NW Flanders Street Portland, OR 97209 Tri-Met Attn: Ben Baldwin, Project Planner 710 NE Holladay Street Portland, OR 97232 By email to: Machalla Kirby, Maintenance Coordinator, Northwest Division at: Machalla.Kirby(cr�albertsons.com Patty Lunsford -Tigard Towne Square Er- •ision Page 1 • From: Patty Lunsford To: Machalla.Kirby @albertsons.com Date: Monday, March 07, 2005 2:58:52 PM Subject: Tigard Towne Square Expansion Machalla, Because of your past interest in this project, I am attaching a copy of the"Notice of Decision" by email. It is in PDF format. If you would like to receive a copy of this decision by US mail, please provide me with your mailing address and I will promptly send it to you. Sincerely, Patricia Lunsford, Planning Secretary City of Tigard, Oregon (503) 639-4171, ext. 2438 patty @ci.tigard.or.us AFFIDAVIT OF MAILING CITYCFTIGARD Community Development Shaping Better Community I, Patricia L. Lansford", being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropnate Box(s)Below) © NOTICE OF DECISION FOR: SDR2004-00013/TIGARD TOWNE SQUARE RETAIL EXPANSION ❑ AMENDED NOTICE (File No./Name Reference) X City of Tigard Planning Director 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, on March 1,2005, and deposited in the United States Mail on March?,2005, postage prepaid. '1W, AP. A . 41 --i' , `! : :./.f4 (Person-tlh- Pre.Iar-. otice) STATE OT ORGON ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the /O day of , 2005. OFFICIAL SEAL At.,.. ,_ SUE ROSS , , • NOTARY PUBLIC-OREGON COMMISSION N0.375152 MY COMMISSION EXPIRES DEC.1,2007 i 1 NOTAR • :LIC OF OREGON My Co .1- ,ion Expires: /02 -(d'7 e EXHIBI NOTICE OF TYPE II DECISION I A mod►! SITE DEVELOPMENT REVIEW (SDR) 2004-00013 CITY OF TIGARD Community rDeve[■ ment TIGARD TOWNE SQUARE EXPANSION Shaping ABetter Community 120 DAYS = S1312005 SECTION I. APPLICATION SUMMARY FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION CASE NO.: Site Development Review (SDR) SDR2004-00013 PROPOSAL: The applicant is requesting Site Development Review approval to construct 2 new buildings. The first will be an 8,400 square foot retail building to replace the existing service station. The second building will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. The applicant has also requested an Adjustment to the stacking length requirement for the drive through. OWNER: SN Properties Partnership Harsch Investment Properties, LLC 1121 SW Salmon Street Portland, OR 97205 APPLICANT: STOA\EKA Architects & Planners 6775 SW 111th Avenue Beaverton, OR 97008 LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 and 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retain, 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II . DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the request for Site Development Review subject to certain conditions of approval, and DENIES the Adjustment. The findings and conclusions on which the decision is based are noted in the full decision. available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 7, 2005 AND BECOMES EFFECTIVE ON MARCH 22, 2005 UNLESS AN APPEAL IS FILED. AAp eal:� The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 21, 2005. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at 503-639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -.0%- w" ♦ 1,.. t B B VICINITY MAP �,�, �'• �',,�', e 9 ' 9 8 e������ ,����;4)** ' . SDR2004-00013 �w1 .•�•4if ' TIGARD TOWNS ni in '� SQUARE RETAIL • in 11 In ��°� EXPANSION Rif Imo �� I f In m mi .=.-. = it , . 4 N.\\ dt14411$ NM IN \. 1 13('welP4OLO II �a P. 0.AI", ilL NA I City of hgerd III ��1aO� -;. w NM ■ �� L• auaxfS an tea as .a ea.t �7 i k I c; o C.F A r rl.+�- I •10 d iiiiiftri 1::,;71-44) : i mi . _ : _ i ! f,' ' n,, ,,- J�A* d�� II ?L. - t _ CITY OF TIGARD 1 SDR2004-00013 SITE PLAN II TIGARD TOWNS SQUARE RETAIL EXPANSION jap is not to scale) __ 2S115AB-01200 2S115BA-01600 EXHIBIT/ AGORIO ENRIQUE R&DIANA D HANRAHAN WILLIAM L 16425 SW 113TH AVE 2525 NE GLISAN#1 PORTLAND,OR 97224 PORTLAND, OR 97232 2S115BA-90219 2S 5BA-01601 ALBRECHT JOSEPHINE F HANR ILLIAM L 11992 SW ROYALTY CT#19 2525 G N#1 KING CITY, OR 97224 RTLAND,OR 97232 2S115BA-00102 2S110DC-02300 ARCHLAND PROPERTY I LLC HIP WILLOWBROOK LLC PO BOX 66207 BY TAX DEPARTMENT A.M.F.O'HAARE 1211 SW SALMON ST 5TH FLOOR CHICAGO, IL 60666 PORTLAND,OR 97205 2S1 10C D-00111 2S 115BA-00100 BOBOSKY JUDEEN IBJ SCHRODER BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSONS INC#565 COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE, ID 83726 2S1158D-00200 2S115AB-01901 BRAND-BROADWAY ASSOCIATES& IBJ WHITEHALL BANK&TRUST CO KARNO NORTON S BY ALBERTSON'S INC 16255 VENTURA BLVD ATTN:TAX DEPT SUITE 410 PO BOX 20 ENCINO, CA 91436 BOISE, ID 83726 2S115AB-01300 2S115BA-00600 B ND-BROAD Y ASSOCIATES& KCM ASSOCIATES LLC KA 0 NO N S ATTN:ANDREW A ILG 16255 URA BLVD 16105 SW PACIFIC HWY#100 SUI 41 TIGARD,OR 97224 E LINO, CA 91436 2S115BD-00100 2S1158A-90121 B ND-BROADW ASSOCIATES& KEMP SARA C&ROBERT C KAR O NORT S 11992 SW ROYALTY CT#21 16255 RA BLVD KING CITY,OR 97224 SUIT 10 E INO,CA 9 36 2S115A8-01400 2S115BD-02800 CRAIG JAMES N&VICKI TRS KING CITY PROPERTIES LLC 16325 SW 113TH AVE 25117 SW PARKWAY STE F TIGARD,OR 97223 WILSONVILLE,OR 97070 2S115BA-01200 2S110CD-00113 EVELSIZER GEORGE E AND KING CITY RESIDENTIAL EVELYN M CENTER LTD 11955 SW KING JAMES PL BY LARRY DRAPER KING CITY,OR 97224 3722 SW CORBETT AVE PORTLAND,OR 97239 2S115AB-00900 2S110DC-02400 FOSTER ROBERT B AND LAYTON PROERTIES LLC KATHERINE E c/o FRY DOUGLAS 16565 SW 113TH 2423 REMINGTON DR TIGARD, OR 97223 WEST LINN,OR 97068 2S110DC-01300 2S115BA-01900 LUTON ROBERT C PRITCHARD REV LIVING TRUST c/o KVERNLAND ERIC B BY CHARLOTTE ANN GAMBLE PRITCHARD T 11445 SW SUMMERFIELD DR 5524 LANGFORD LN TIGARD,OR 97224 LAKE OSWEGO,OR 97035 2S110DC-00500 2S115BA-00700 LU ROB C RANDALL HAROLD E JR/AMY& c/o KV ND ERIC B RANDALL DONALD D/JOANN 11 UMMERFIELD DR 15120 SW 119TH AVE T ARD, 0 97224 TIGARD,OR 97224 2S115AB-01000 115BA-9000 MCKNIGHT A GARTH&DENISE L RO L DENS CONDO 13181 SW CHELSEA LOOP OW OF UNITS TIGARD,OR 97223 2S115AB-01500 2S115BA-00500 MESKEL TIMOTHY&KELIA SEPP TOIVO T 16285 SW 113TH AVE 118 SW CORNELL CT TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S115BA-01800 2S1158A-02500 MITCHELL LOREN H&DOROTHY J SN PROPERTIES PARTNERSHIP 11940 SW KING JAMES PL 1121 SW SALMON ST KING CITY,OR 97224 PORTLAND,OR 97205 2S115BA-01700 2 115AB-0190 MORLEY RICHARD S&MAVIS M SN P TIES PARTNERSHIP 11930 SW KING JAMES PL 112 ON ST KING CITY,OR 97224 P RTLAND,OR 97205 2S115BA-01300 2S•15AB-01600 MOWRY RONALD R SN P IES PARTNERSHIP 11945 SW KING JAMES PL 1121 LMON ST TIGARD,OR 97224 P TLAND, 97205 2S110CD-00107 2S1 5BA-02600 MOYER THEATRES INC SNP PE S PARTNERSHIP BY BURR WOLFF LP 1121 ALMON ST PO BOX 2818 P TLAN , R 97205 ALPHARETTA,GA 30023 2S115BA-01400 2S115BA-02000 OLSON ROSS E/CAROLE J& STOECKLEIN MARGARET L LIV TRUST OLSON IDA E TRUSTEE BY MARGAGET STOECKLEIN TR 11935 SW KING JAMES PL 4316 NE 125TH PL KING CITY,OR 97224 PORTLAND,OR 97230 2S115BA-01500 2S110CD-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND,OR 97202 KING CITY,OR 97224 2S1 10C D-00105 UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS, MN 55406 2S110CD-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY, OR 97224 2S115BA-90122 WERSCH AUGUSTA ET AL CO-TRS 11992 SW ROYALTY CT#22 KING CITY, OR 97224 Josh Thomas 10395 SW Bonanza Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 21-Sep-04 o a) a) c 0 a) `) CITY OF TIGARD Z co CURRENT PLANNING °' 13125 SW HALL BLVD. , �, rlf Z TIGARD, OR 97223-8189 c X Z c w 0 -° t X 0 `�o o .( RECEIVED PLANNING 0 — a) E MAR 1 0 2005 co —w =L 2S115BA-90219 r,,) w w ALBRECHT JOSEPHINE F O Z H O c CITY OF TIGARD 11992 SW ROYALTY CT#19 O O LL KING KING CITY, OR 97224 H O 0 0 0 w o ~ X 970 NO 1 903 I 00 03/0710$ N V FORWARD TIME E?CP RTN TO SEND C7 Q U 21012C SW MEADOWZWAYF A Z TUALATIN OR 97062-7795 RETURN TO SENDER S-?22.4 ifigrar2=0198 1),I„l,,,1„LI„1,I„I1,I„1,,,,lii,i,,,ll„1,,,l„11,,,11,1 w V X F Z W p O m Z 0 O Q J Z a 2 w } w LL H AFFIDAVIT OF MAILING ,„. I 1 CITY OF TIOARD Community'Development Shaping A'Better Community I, cPatricia L. Lansford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for of the City Tigardd,"Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below} © NOTICE OF PENDING IAN USE APPLICATION FOR: SDR2004-000I3/TIGARD TOWNE SQUARE RETAIL EXPANSION ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director 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 EXhlblt'B",and by reference made a part hereof, on February 3,2005,and deposited in the United States Mail on February 3,2005, postage prepaid. 7 ( `/ )//dia 1 - . telVd- (Person that r epared Notice) i STRFE OF OcGON ) of County Washington )ss. City of 24ard ) Subscribed and sworn/affirmed before me on the o'' day of ACZAtk- , 2005. 0,.-- or"'^'ALS��+EAL , NOTAR LIC OF OR RON 1*ji NOT:;P•! 'H'tb;'C-OREGON CCI. '3.a iv Na 375152 / i/- �'rn MY COMMISSION EXPIRES DEC.1,2007 My 0001 1 1011 EXpIreS: r �v EXHIBIT.,,... 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. NOTICE OF PENDING LAND USE APPLICATION A ■SITE DEVELOPMENT REVIEW CI TI TY OF TIGARD Community rDeve(opment Shaping Better Community DATE OF NOTICE: February 3, 2005 FILE NUMBER: SITE DEVELOPMENT REVIEW (SDR) 2004-00013 Type II Land Use Application FILE NAME: TIGARD TOWNE SQUARE RETAIL EXPANSION PROPOSAL: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 17, 2005. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171 or by e-mail to morgan(a�ci.tigard.or.us. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 17, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. 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. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ' 04 ,�,-7---'' .;:,,,, i --= CITY of riana o..,,, I * #• ,'�• VICINITY nap • , 7* SDR2004 00013 iii ��� .it.*�� TIGARD TOWNE od pm lai ` `1 SQUARE RETAIL ul In �� EXPANSION i�l In P11,1, ' OM 3111 I Aired IPOPAPIFP . . N ow — '.— . ----.- ,-_-- teun, cm.,i 4,10 -44• *# 4 44 mob *pal 1111111111 11.1,OM WPM 2S115AB-01200 2S115BA-01600 EXH I B IT._ AGORIO ENRIQUE R& DIANA D HANRAHAN WILLIAM L 16425 SW 113TH AVE 2525 NE GLISAN#1 PORTLAND,OR 97224 PORTLAND,OR 97232 2S115BA-90219 2S 5BA-01601 ALBRECHT JOSEPHINE F HANR ILLIAM L 11992 SW ROYALTY CT#19 2525 G N#1 KING CITY,OR 97224 RTLAND, OR 97232 2S115BA-00102 2S110DC-02300 ARCHLAND PROPERTY I LLC HIP WILLOWBROOK LLC PO BOX 66207 BY TAX DEPARTMENT A.M.F.O'HAARE 1211 SW SALMON ST 5TH FLOOR CHICAGO, IL 60666 PORTLAND,OR 97205 2S1 10C D-00111 2S1 15 BA-00100 BOBOSKY JUDEEN IBJ SCHRODER BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSONS INC#565 COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE, ID 83726 2S115BD-00200 2S115AB-01901 BRAND-BROADWAY ASSOCIATES& IBJ WHITEHALL BANK&TRUST CO KARNO NORTON S BY ALBERTSON'S INC 16255 VENTURA BLVD ATTN:TAX DEPT SUITE 410 PO BOX 20 ENCINO,CA 91436 BOISE, ID 83726 2S115AB-01300 2S115BA-00600 ND-BROAD Y ASSOCIATES& KCM ASSOCIATES LLC KA ONO N S ATTN:ANDREW A ILG 16255 URA BLVD 16105 SW PACIFIC HWY#100 SUI 41 TIGARD,OR 97224 E CINO, CA 91436 2S115BD-00100 2S1158A-90121 B ND-BROADW ASSOCIATES& KEMP SARA C&ROBERT C KAR O NORT S 11992 SW ROYALTY CT#21 16255 RA BLVD KING CITY,OR 97224 SUIT 10 E I NO, CA 91 36 2S115AB-01400 2S115BD-02800 CRAIG JAMES N&VICKI TRS KING CITY PROPERTIES LLC 16325 SW 113TH AVE 25117 SW PARKWAY STE F TIGARD, OR 97223 WILSONVILLE,OR 97070 2S115BA-01200 2S110CD-00113 EVELSIZER GEORGE E AND KING CITY RESIDENTIAL EVELYN M CENTER LTD 11955 SW KING JAMES PL BY LARRY DRAPER KING CITY, OR 97224 3722 SW CORBETT AVE PORTLAND,OR 97239 2S1 15AB-00900 2S1 10 DC-02400 FOSTER ROBERT B AND LAYTON PROERTIES LLC KATHERINE E c/o FRY DOUGLAS 16565 SW 113TH 2423 REMINGTON DR TIGARD,OR 97223 WEST LINN,OR 97068 2S110DC-01300 2S115BA-01900 LUTON ROBERT C PRITCHARD REV LIVING TRUST c/o KVERNLAND ERIC B BY CHARLOTTE ANN GAMBLE PRITCHARD T 11445 SW SUMMERFIELD DR 5524 LANGFORD LN TIGARD, OR 97224 LAKE OSWEGO,OR 97035 2S110DC-00500 2S115BA-00700 LU ROB- C RANDALL HAROLD E JR/AMY& c/o KV• : • AND ERIC B RANDALL DONALD D/JOANN 11••. UMMERFIELD DR 15120 SW 119TH AVE T ARD, O' 97224 TIGARD,OR 97224 2S115AB-01000 115BA-9000 MCKNIGHT A GARTH&DENISE L RO L G DENS CONDO 13181 SW CHELSEA LOOP OW OF UNITS TIGARD,OR 97223 2S115AB-01500 2S115BA-00500 MESKEL TIMOTHY& KELIA SEPP TOIVO T 16285 SW 113TH AVE 118 SW CORNELL CT TIGARD,OR 97224 LAKE OSWEGO,OR 97034 2S115BA-01800 2S115BA-02500 MITCHELL LOREN H&DOROTHY J SN PROPERTIES PARTNERSHIP 11940 SW KING JAMES PL 1121 SW SALMON ST KING CITY, OR 97224 PORTLAND,OR 97205 2S115BA-01700 2 115AB-0190 MORLEY RICHARD S&MAVIS M SN P TIES PARTNERSHIP 11930 SW KING JAMES PL 112 ON ST KING CITY,OR 97224 P RTLAND,OR 97205 2S1158A-01300 2S. 15AB-01600 MOWRY RONALD R SN "•P• IES PARTNERSHIP 11945 SW KING JAMES PL 1121 0 •LMON ST TIGARD, OR 97224 Pr--TLAND, •- 97205 2S110CD-00107 2S1 5BA-02600 MOYER THEATRES INC SNP PE S PARTNERSHIP BY BURR WOLFF LP 1121 ALMON ST PO BOX 2818 P TLAN , R 97205 ALPHARETTA, GA 30023 2S115BA-01400 2S115BA-02000 OLSON ROSS E/CAROLE J& STOECKLEIN MARGARET L LIV TRUST OLSON IDA E TRUSTEE BY MARGAGET STOECKLEIN TR 11935 SW KING JAMES PL 4316 NE 125TH PL KING CITY, OR 97224 PORTLAND, OR 97230 2 S 115 BA-01500 2S1 10 C D-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND,OR 97202 KING CITY, OR 97224 2S1 10C D-00105 UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS, MN 55406 2S110CD-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY,OR 97224 251158A-90122 WERSCH AUGUSTA ET AL CO-TRS 11992 SW ROYALTY CT#22 KING CITY,OR 97224 STOA/EKA Architects & Planners 6775 SW 111th Avenue Beaverton, OR 97008 Josh Thomas 10395 SW Bonanza Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 21-Sep-04 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2004-00013 Land Use File Name: TIGARD TOWNE SQUARE RETAIL EXPANSION I, Morgan Tracy, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 1 L7 5 W ?ac f Ft and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the II 4.4 day of relN✓ary , 2005. Signature Person Who P ormed Posting h\login\patty\masters\affidavit of posting for applicant to post public hearing doc TIGARD TOWNE SQ. RETAIL EXPANSION SITE DEVELOPMENT REVIEW (SDR) 2004-00013 REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station . The second will be a 1 ,400 square foot fast food drive through use constructe on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION : 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE : C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non- conforming , residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.39C , 18.520, 18.705, 18.725, 18.745, 18. 755, 18.765, 18.780, 18.790, 18. 795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Morgan Tracy, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to morgan@ci.tigard.or.us. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. FILE NUMBER: SiJB2004-00013 TIGARD TOWNE SQUARE RETAIL EXPANSION TYPE OF NOTICE: NOTICE OF PENDING DECISION REMAILED ON: February 8, 2005 to the forwarding address listed on the yellow "Return To Sender" mail label. � OO Div 0 70 �' �° (nm O m RECEIVED PLANNING o FEB 0 7 2005 co r z 33 CITY OF W z TIGARD o 0 co r tit V N Itto.; (D r cn z co W •Y'■ c) N 7, q1 ••}• n m y CD 1- m a N _ Z. Z m � m -1ND-1 Cµ.O DOOM Dom> • HU)YQ ,�, z C-1 , -a 0 fl O3c.H = o -9 D1OI C D If iii 0 Fi 0 • z -4OVr1 • -i on 1-4110 • 0 i3EZ IDrn r i4 4< 0 o 01 0I ti - m0 I is ri 1.1 •� � 41:7.* Sae BB a 8 Will ■ 11 r 'r,/,I I =' ,,,,,, ,,,• ' a BB B GEOGRAPHIC INFORMATION SYSTEM �, , t , .i l888E a'' ♦•. ,,,, '', . B a BBB, utw'- AREA NOTIFIED,. ►s����►�� I� ��� �� BBB_v 'MO, e. (500') �' ♦ $ ♦♦ 8 B B B $ y' ' 01 B 8 11 lop II FOR: Bob Klas ff 11 pi El Beee I Inn il Ba BB RE. 2S I I SBA, 2500/2600 1II II4 t_ °° BB 1„ • `\ AMR'oE�.•�. in as °° BB 111 .111 il , ' 1 Property owner information Ii -ill '„ a�twtRmem� ,a is valid for 3 months from CI =_ — » .r =n m. = `- = m m 55152101900 1„ • `1 pi 1-55 KJNG ES :f! ' 4111 fil 11111 imp mg* inie"-t Al 1 1 4 !jv1 , I 4._,' . N r I . 1.,', .'*' 12„5555:» VMS . , tsnsmeono , 4 2U0 400 a/ Feet •+•. �c ,`497 feet .. Il� *pill IA,r m I - -- -- 1111111.11" SW KING RK L4RD OR m 05 City of Tigard I 1 11.111 1 111 1 )� °' Information on this map is for general location only and cx - 2 FISCHER RD should be verified with fhe Development Services Division. • „I „"I""'I,,11 13125 SW Hall Blvd Tigard,OR 97223 ti• -• 2 R htip:ll cL.tigard.or.us 11 MI Oat=n Iih■ Community Development Plot date:Dec 13,2004;C:lmagicWIAGICO3APR • 2 S 1 15A B-01200 2S 115 BA-01600 AGORIO ENRIQUE R&DIANA D HANRAHAN WILLIAM L 16425 SW 113TH AVE 2525 NE GLISAN#1 PORTLAND,OR 97224 PORTLAND, OR 97232 2S115BA-90219 2S4 5BA-01601 ALBRECHT JOSEPHINE F HANR ILLIAM L 11992 SW ROYALTY CT#19 2525 G N#1 KING CITY,OR 97224 RTLAND,OR 97232 2S115BA-00102 2S110DC-02300 ARCHLAND PROPERTY I LLC HIP WILLOWBROOK LLC PO BOX 66207 BY TAX DEPARTMENT A.M.F.O'HAARE 1211 SW SALMON ST 5TH FLOOR CHICAGO, IL 60666 PORTLAND,OR 97205 2S110CD-00111 2S115BA-00100 BOBOSKY JUDEEN IBJ SCHRODER BANK&TRUST CO BY FIRST AMERICAN REAL ESTATE TAX S BY ALBERTSONS INC#565 COMMERCIAL TAX ATTN:TAX DEPT 8435 N STEMMONS FREEWAY PO BOX 20 DALLAS,TX 75247 BOISE, ID 83726 2S115BD-00200 2S115AB-01901 BRAND-BROADWAY ASSOCIATES& IBJ WHITEHALL BANK&TRUST CO KARNO NORTON S BY ALBERTSON'S INC 16255 VENTURA BLVD ATTN:TAX DEPT SUITE 410 PO BOX 20 ENCINO, CA 91436 BOISE, ID 83726 2S1 15AB-01300 2S115BA-00600 B ND-BROAD Y ASSOCIATES& KCM ASSOCIATES LLC KA 0 NO N S ATTN:ANDREW A ILG 16255 URA BLVD 16105 SW PACIFIC HWY#100 SUI 410 TIGARD,OR 97224 E CINO, CA 91436 2S115BD-00100 2S115BA-90121 B''•ND-BROADW• ASSOCIATES& KEMP SARA C&ROBERT C KAR 0 NORT• S 11992 SW ROYALTY CT#21 16255 ■ RA BLVD KING CITY,OR 97224 SUIT- •10 E. INO, CA 91.36 2S1 15A B-01400 2S 115 BD-02800 CRAIG JAMES N&VICKI TRS KING CITY PROPERTIES LLC 16325 SW 113TH AVE 25117 SW PARKWAY STE F TIGARD, OR 97223 WILSONVILLE,OR 97070 2S1156A-01200 2S11000-00113 EVELSIZER GEORGE E AND KING CITY RESIDENTIAL EVELYN M CENTER LTD 11955 SW KING JAMES PL BY LARRY DRAPER KING CITY, OR 97224 3722 SW CORBETT AVE PORTLAND,OR 97239 2S115AB-00900 2S110DC-02400 FOSTER ROBERT B AND LAYTON PROERTIES LLC KATHERINE E c/o FRY DOUGLAS 16565 SW 113TH 2423 REMINGTON DR TIGARD, OR 97223 WEST LINN,OR 97068 2S110DC-01300 2S115BA-01900 LUTON ROBERT C PRITCHARD REV LIVING TRUST c/o KVERNLAND ERIC B BY CHARLOTTE ANN GAMBLE PRITCHARD T 11445 SW SUMMERFIELD DR 5524 LANGFORD LN TIGARD, OR 97224 LAKE OSWEGO, OR 97035 2S110DC-00500 2S115BA-00700 LU .' ROB. C RANDALL HAROLD E JR/AMY& c/o KV• : AND ERIC B RANDALL DONALD D/JOANN 114•. UMMERFIELD DR 15120 SW 119TH AVE Ti ARD, 0' 97224 TIGARD,OR 97224 2S115AB-01000 115BA-9000 MCKNIGHT A GARTH& DENISE L RO L G DENS CONDO 13181 SW CHELSEA LOOP OW OF UNITS TIGARD, OR 97223 2S115AB-01500 2S115BA-00500 MESKEL TIMOTHY&KELIA SEPP TOIVO T 16285 SW 113TH AVE 118 SW CORNELL CT TIGARD, OR 97224 LAKE OSWEGO, OR 97034 2S115BA-01800 2S115BA-02500 MITCHELL LOREN H&DOROTHY J SN PROPERTIES PARTNERSHIP 11940 SW KING JAMES PL 1121 SW SALMON ST KING CITY, OR 97224 PORTLAND,OR 97205 2S115BA-01700 2 115AB-0190 MORLEY RICHARD S&MAVIS M SN P TIES PARTNERSHIP 11930 SW KING JAMES PL 1121 ON ST KING CITY, OR 97224 P RTLAND, OR 97205 2S115BA-01300 2S 15AB-01600 MOWRY RONALD R SN "•P. IES PARTNERSHIP 11945 SW KING JAMES PL 1121 LMON ST TIGARD, OR 97224 P• TLAND. •- 97205 2S1 10C D-00107 2S1 15 BA-02600 MOYER THEATRES INC SN P PE S PARTNERSHIP BY BURR WOLFF LP 1121 ALMON ST PO BOX 2818 P TLAN , R 97205 ALPHARETTA, GA 30023 2S115BA-01400 2S115BA-02000 OLSON ROSS E/CAROLE J & STOECKLEIN MARGARET L LIV TRUST OLSON IDA E TRUSTEE BY MARGAGET STOECKLEIN TR 11935 SW KING JAMES PL 4316 NE 125TH PL KING CITY, OR 97224 PORTLAND, OR 97230 2S115BA-01500 2S110CD-07600 OPOCENSKY EDWARD JR& TOBIAS INVESTMENT CO DOROTHY L 300 SE SPOKANE ST 11925 SW KING JAMES PL PORTLAND, OR 97202 KING CITY, OR 97224 2S110CD-00105 UNITED STATES NATIONAL BANK BY US BANK PROPERTIES 2800 EAST LAKE ST MINNEAPOLIS, MN 55406 2S1 10C D-00100 VARELDZIS DIMITRIOS J 15885 SW 116TH AVE KING CITY, OR 97224 2S115BA-90122 WERSCH AUGUSTA ET AL CO-TRS 11992 SW ROYALTY CT#22 KING CITY, OR 97224 Josh Thomas 10395 SW Bonanza Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 21-Sep-04 DEC-13-2004 05:03PM FROM- 1-451 P.001/001 F-750 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT lie PLANNING DIVISION 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 97223 Community Devefopment PHONE: 503-639-4171 FAX: 503-684-7297 (Attn: Patty/Planning) SfiapingA BetteiCommuruty RiEOWl? N12 § AO *TY @N: R MAIIS • Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: s , j-<-604/- e0 - D c X 7 5 \\/t o L t—,t H\\r A.-)t INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: 2 (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: m mss PHONE: so3--X 44.-4—L?2 This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Call' by their last name, at the Communit9 Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* "-COST FOR THIS REQUEST 11 4 sheets of labels x$2/sheet= $8.00 x 2 sets= $16.00 31 sheet(s)of labels x$2/sheet= $ ;v x sets= mod•‘`' r G 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 7/__sheet(s)of labels x$2/sheet for CIT area = $al-- x i GENERATE LIST =$11,00 W GENERATE LIST = TOTAL =$31.00 TOTAL Cc_ , C_m t ►, r-tix Ors to t`t CITY OF TIGARD 12/14/2004 13125 SW Hall Blvd. 10:20:58AM • 4,1 `�;�� Tigard,Oregon 97223 '� (503) 63 9-417 1 Receipt #: 27200400000000005370 Date: 12/14/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees&Charges-25.0000 @$1.0000 100-0000-451000 25.00 Line Item Total: $25.00 Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check STOA/EKA ARCHITECTS KJP 12333 In Person 25.00 Payment Total: $25.00 •t,:"y}},F, ,�tt, �... '�[ i # s -'� ,"� !w f' S-a':.•'A:d •,f 3 STOA/EKA, ARCHITECTS ; AMERICAN PACIFIC BANK :fr��. ;;�',: � ? A'ii!e, . .�Z: ' a k PORTLAND OFFICE i U.,4� ,�yx ,, �. ..,, r . § 6775 SW'111TH AVENUE,SUITE ,„ 2 ,1 � $W MORRISON STREET,STE 00 ::::::;,..::::-='.:T.,',:::)' ' *x � ;,,e.-44--,;<-,::.; ,- ;'" 'r�` BEAVERTON,OR 97008 5300 PORTLAND.OR 97204 (503)2215801 2, _� t�r " . �,, •s�?„ •�_ � ,b: Lf Y ... as ..rP t 4;' �.C', ^' "F•k°��.i iii! 4 ^ r , ,,t,:.„ !':gL:-;•. �,� > t &�„y L6�a` A..,y. 96-631/1232 ' "+•d k..rn� t , a, '�" 4 • j '";'-'.7,7 i s ,a •A j' [ !.`n tea+ 14, ^v r 4 a",: 411<.t. .:4,'"!:,,:,1. y . i r 9 1,4 soma..'•R W'e ". tia ';'4 S -• 7i,— } i a 4.y� TO THE ? >> : f . . :; , `ra "4.4.7 ¢r + X 4, `t ..4 'p iy t, .? R ,:s.'gS p9'r` y �' ORDER OF •‘"?. ., 3 I / 4. x fns, 3` y �n lt� :1" 11 '''','>i I 7C1(Z.,� '� 3 M110 ' i/ia� h,ms's � � �� � �'�' sX)'�a A * !��L ��i, e�2,�t,3�� rt'r�',�iZ � + ,, %.7.;,..�^, •�t .. � .�. a . j'+�4.t L i �w��� (,,:# Ax ''J'k. f F 'e"a t S:14,'ri .., Y-y ,SST :; �`'� ,:, ? .'•. ',�' �aw ',.. ".,-- r' cD 3r` 4, S S '..C.417.,.4.:-: -...:S, . 45.,..:.' :`k. r+: 'zx" ' 1. ..l•`3a= i� : r r..e y eti#:✓ 7•-T 4 ,''"Yi"£ ...y+ 6 S r• sr f �$• ,;V:,,. t &�,;. �r r4 4 ,wz f• a��'' .""" a r a, aFbt,J�^'' g'. 4:t '.."'Z'i a 3 .� ,r4� ,,,8vvv ass. wpb s . • .f ,VIM1. „'•+,p'• .c' f.. z5 , -C'` 'x !. ,s s. .. !. . '� •,F, �.k 'S sj°Y" �•1' .ar �t a „N� .,s r.. ., y . 4` r a .. z y i •':)..)k � x .'. 1 x WS^'if'� J 4:���f`4�7� ' R `�+.t•w >iT•Pk,+�°xs� . `�yyy .. .,nt "�i` 33 S r�1" • yd 3'cY$� ,�.' .‘.� ��„n +iyy4 _,w :aa^.{ 6� .y�' l c-, . as Page 1 of 1 cReceipt.rpt 2S115BA-02600 . SN PROPERTIES PARTNERSHIP 1121 SW SALMON ST PORTLAND,OR 97205 2S115BA-02500 SN PROPERTIES PARTNERSHIP 1121 SW SALMON ST PORTLAND, OR 97205 PRE-APP.HELD BY: 4111, CITY OF TIGARD PLANNING DIVISION CFR/ • 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 l``all� 503.639.4171/503.684.7297 OCT 2 4 2U04 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION CIT OF TiGAR0 File#1.SDR3ou -I — oO ,3 Other Case#I MIS ao0'4 -oOO IS Date By Oici Receipt# [a o°4 " 7/ I City )( Urb Date Complete 10-.)(o-o ti TYPE OF PERMIT YOU ARE APPLYING FOR a(l es rev;tea urn s Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development(III) El Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay (II or III) El Site Development Review (II) RECI„,1 111 Home Occupation (II) ❑ Subdivision (II or III) LOCAl ION WHERE PROPOSED AC 1 IVI FY WILL OCCUR(Address if available) 16200 SW Pacific Highway Orr � '� 41114 l AX MAP& FAX LOT NOS. CITY 2S1 , 15BA, TL 101 OF ri0 IOIALSIIESILE Service Station Site Ix)sm. LUNING CLASSIFICATION 869,421sf 18,140sf 4'ScosF CG APPLICAN f' STOA/EKA Architects and Planners RECEiV MAILING ADDRESS/CI IY15[Al E/ZIP ED 6775 SW 111th Avenue, Beaverton, OR 97008 OCT 2 c 2004 PHONE NO. FAX NU. 503.644.4222 503.644.6567 O'YOr"'`"+:o PRIMARY CON FACT PERSON PHONE NO. Bob Klas 503.644.4222 PROPER fY OWNER/DEED HOLDER(Attach list if more than one) SN Investment Properties, LLC MAILING ADDRESS/CI rY/STA]E/LIP 1121 SW Salmon Street, Portland, OR 97205 PHONE NO. FAX NO. 503.973.0244 503.226.8523 *When the owner and the applicant are different people, the applicant must be pap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The wners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Replace existing service station with 8,400sf lease building - SDR will also require a lot line adjustment - Type I LLA p.KQ Cirwcrq,ue-T 1,16-4./ P■o I+i4. ivy- SAY to niEA eg Tf•+E cft • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT 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. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. / /A-07 Owner's `ig ature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date Case Activity Listing 2/3/2005 10:22:38AM TIDEMARK Case #: MIS2004-00015 COMPUTER SYSTEMS. INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes MIS1020 Application received 10/20/2004 None DONE CAC 10/21/2004 CAC MIS1030 Case created 10/20/2004 None DONE CAC 10/21/2004 CAC MIS1080 Application voided 2/2/2005 None DONE CAC 2/2/2005 Applicant paid for lot line adjustment CAC but did address the adjustment in t'- narrative. On 1/18/05 submitted 1 separate lot line adjustment application. Fees will be refunded. Page 1 of 1 CaseActiviry..rpt 10/26/2004 CITY OF TIGARD 13125 SW Hall Blvd. 10:59:41AM ��I=�\ Tigard,Oregon 97223 J °._.. (503) 63 9-4 17 1 Receipt #: 27200400000000004679 Date: 10/26/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2004-00013 [LANDUS] SDR Under$1,000,000 100-0000-438000 113.00 MIS2004-00015 [LANDUS]Lot Line Adjustment 100-0000-438000 12.00 Line Item Total: $125.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check SN INVESTMENT PROPERTIES, CAC 26005361 By Mail 125.00 LLC Payment Total: $125.00 THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER Disbursement Account ir P.O. Box 2708 U.S.Bank of Oregon 2600536 t l Portland,Oregon.97208 Main Branch.. (503)242 2906 Portland,OR 97208 :n tS 123-000-220 g ONE HUNDRED TWENTY FIVE. AND 00/100 DOLLARS �t TO THE a ORDER OF Void After 6 Months n' 10/22/04 $125. 00*** City of Tigard g Attn: Bus . Tax Dept . 13125 S .W. Hall Blvd. Tigard, OR 97223 ti .. Authorized Representative THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK-HOLD AT AN ANGLE TO VIEW Page 1 of 1 cReceipt.rpt CITY OF TIGARD 10/20/2004 13125 SW Hall Blvd. 3:05:10PM ,,,, 1 1 Tigard,Oregon 97223 411 (503) 63 9-4 17 1 Receipt #: 27200400000000004609 Date: 10/20/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2004-00013 [LANDUS] SDR Under$1,000,000 100-0000-438000 3,423.00 MIS2004-00015 [LANDUS]Lot Line Adjustment 100-0000-438000 371.00 Line Item Total: $3,794.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check SN INVESTMENT PROP,LLC CAC 26005110 In Person 3,794.00 Payment Total: $3,794.00 THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER ca Disbursement Account In 26005110 P.O. Box 2708 U.S. Bank of Oregon (.? Portland,Oregon 97208 Main Branch n Portland, OR 97208 v (503)242-2900 v 4 123-000-220 CD Fs b ° **** THREE THOUSAND SEVEN HUNDRED NINETY FOUR AND 00/100 DOLLARS a › 43t TO THE Void After 6 Months 1 ORDER OF 09/10/04 $3, 794 . 00*** LT. - i-A ai City of Tigard Attn : Bus . Tax Dept, m 131.25 S .W. Hall Blvd. m m Tigard, OR 97223 d _ , , Authorized Representative THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK HOLD AT AN ANGLE TO VIEW cReceipt.rpt Page 1 of 1 3D,2.aoOy-o O CITY OF TIGARD OREGON February 23, 2005 SN Investment Properties 1121 SW Salmon St. Portland, OR 97205 Re: Permit No. MIS2004-00015 Dear Sir/Ms.: The City of Tigard has canceled the above referenced permit(s)and enclose a refund for the following: Site Address: 16240 SW Pacific Hwy. Project Name: Shell Job No.: N/A Refund: Check#036206 in the amount of$383.00. Credit card"return"receipt in the amount of$N/A. Notes: Refund fees at 100% for permit not addressed in packet/narrative - see new permit MIS2005-00001. If you have any questions please contact me at(503) 718-2430. Sincerely, Dianna Howse Permit Specialist Enc. i:l Buildingl RefundslLtrRefund-CancelPermit.doc 05/04 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 tot tT or tt1Hmu, UtItUUN 036206 Vendor: SN Investment Properties Check Date: 02/15/2005 Vendor No: PER00240 Vendor Acct No: Check Amount: S383.00 Invoice Number Date Description Invoice Amount Refund-Permit 02/152005 MISO4-00015/Shell rd 16240 Pacific Hwy 383.00 • BP.74514:Tx:TW.:T ilwiliTSCiel.:∎•1 C!i`! OF TiGARD 036206 ti BANK OF AMERICA 13 _5 S. "i. Hail Bi`J�, r _ OP 97223 5iJ CITY OF T1 GARD F c - -- - 'dOfO AFTER 180G.`, Pay: *** Three hundred eighty-three dollars and Zero cents Date Amount 02/15/2005 $383.00 To the order of: SN Investment Properties 1121 SW Salmon Street Portland, OR 97205 e City of Tigard ALI Check Refund Request City of Tigard This form is used for refund requests of permit application fees paid by check transactions only. Receipts, documentation and applicant's request for refund, if applicable, must be attached to this form. Approved request (original and one copy) due Monday 5:00 PM to Accounts Payable for checks by Friday. A/P will route a copy of the request to the Tidemark System Administrator for refund of case fees. VENDOR NO.: DATE: February 15, 20005 PAYABLE TO: SN Investment Properties REQUESTED BY: Dianna Howse 1121 SW Salmon St. Portland, OR 97205 TRANSACTION Receipt#: See Attached Case#: MIS2004-00015 INFORMATION: Receipt Date: See Attached Site Address: 16240 SW Pacific Hwy Check#: See Attached Project Name: Shell EXPLANATION: Refund fees at 100% for case not addressed in packet/narrative -see new case MIS2005-00001. EXPENDITURES: Fee Description From Receipt Revenue Account No. $Amount Example: [BUILD]Permit Fee Example: 245-0000-432000 [LANDUS] Lot Line Adjustment 100-0000-438000 $383.00 TOTAL REFUND: $383.00 APPROVALS: (IF UNDER$50) Section Manager/Professional Staff (IF UNDER$2500) Division Manager /-1-5 (IF UNDER$7500) Department Manager (IF UNDER$25000) City Manager OF OVER$25000) Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Refund Processed: Date: j / /� By: — i:'Building`Refunds RefundCheckRequest.doc 05 04 CITY OF TIGARD ""'",U' , 13125 SW Hall Blvd. 9:12:34AM Tigard,Oregon 97223 Aar (503) 63 9-4 17 1 Receipt #: 27200400000000004679 (late: 10/26/2004 Line Items: Case No Tran Code Description Revenue Account No Anion nt !'aid SDR2004-00013 [LANDUSJ SDR Under$1,000,000 100-0000-438000 113.00 MIS2004-00015 ILANDUS] Lot Line Adjustment 100-0000-438000 12.00 Line Item Total: $125.00 1' ■mews: Method Payer User II) AcctJCheck No.Approval No. !loss Received ,mount Paid Check SN INVESTMENT PROPERTIES, CAC 26005361 By Mail 125.00 LLC Payment Total: $125.00 , rpt Page 1 of I ,� 10 U4 , 4 . JIrM,nnrbl.rI 1nveLment ; 15032742093 # 1/ 9 Frill HARSCH INVESTMENT PROPERTIES LLC Facsimile Transmission Date: September 16, 2002 To: Bob Klas From: Mary Ann Kolen (503) 973-0248 Company: STOAJEKA No. of P ges: (including cover page) Fax number: (503) 644-6567 Time: 3:38 PM Original will not be sent I Original sent by US Mail Original sent by overnight delivery RE: Tigard Towne Square Here is a copy of the Special Warranty Deed used to transfer title to the center to SN Properties. Oh—please be advised that the ownership entity has changed to SN Investment Properties, LLC. (This transmission is intended only for the person(s) addressed above, and may contain confidential or privileged information. If you have received this message in error, please telephone immediately. Any use, disclosure, copying or communication of its content is prohibited. Your understanding and compliance is appreciated) 1121 SW Salmon Street • Portland, OR 97205 • Phone: 503-242-2900 • Fax: 503-274-2093 0 IIIV Lmcn1 ; 15022742093 # 2/ 9 • SPECIAL WARRANTY DEED GRANTOR'S NAME AND ADDRESS: --- BIT Holdings Twelve, Inc. Attention: Mr. David C. Schenning Vice President Two Hopkins Plaza, Suite 804 Baltimore, Maryland 21201 GRANTEE'S NAME AND ADDRESS: SN Properties Partnership Attention: Mr. Edward P. Borst Senior Vice President, Acquisitions 1 12I SW Salmon Street . Portland, Oregon 97205 After recording, return to: T''11C DOCUMENT IS A TRUE COPY OF :-• OPR31NAL INnF LL F RCE AND EFFECT SN Properties Partnership IN COUNTY, Attention: Mr. Edward P. Borst UNDER FEE# ` . , Senior Vice President, Acquisitions 117 L°rl:c: v 1121 SW Salmon Streets Portland,Oregon 97205 — Until requested otherwise, send all tax statements to: • • SN Properties Partnership Attention: Mr.Ted Malaska, Vice President,Taxation 1121 SW Salmon Street Portland, Oregon 97205 SPECIAL WARANTY DEED—STATUTORY FORM (CORPORATE GRANTOR) BIT HOLDINGS TWELVE, INC., a corporation duly organized and existing under the laws of the State of Maryland, Grantor, conveys and specially warrants to SN PROPERTIES PARTNERSHIP, an Oregon general partnership, Grantee, the real . property described on Rider 1 attached hereto, free of encumbrances created or suffered by Grantor, except as set forth on Rider 2 attached hereto, situated in Washington County, Oregon. The property is free of all encumbrances created or suffered by Grantor, except as set forth on Rider 2 attached hereto. The true consideration paid for this conveyance is an amount equal to Thirteen Million One Hundred Seventy-Five Thousand Dollars ($13,175,000).** **Which is paid by a Qualified Intermediary as part of an IRS Section 1031 deferred exchange. • .-.1,1V4,1101 J.Il 1 1.vc, uvii l ; 15032742093 # 3/ 9 Done by order of Grantor's board of directors with its corporate seal, if any, affixed on October 26, 2000. THIS INSTRUMENT WILL NOT ALLOW BIT HOLDINGS TWELVE, INC. USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND By:BEFORE SIGNING OR y /��-- . Vice President ACCEPTING THIS INSTRUMENT, THE Davv id chenning PERSON QCQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE B 1 � /gin 1 APPROPRIAT>r CITY OR COUNTY -;�L��/i . I�!. 2� pcc a PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN OREGON 30.930. STATE OF MARYLAND, CITY OF BALTIMORE) ss. This instrument was acknowledged before me on October 26, 2000 by David C. . Schenning, as vice president of BIT Holdings Twelve, Inc. Notary Public tfSI F JOH?SON My commission expires: ! a-" el c-00 NOTARY PUBLIC STATE OFMA A ) MY COMMISS10N FXTKS A 11S, • • • • 2 11A3:1 5.1966.3 ; 15032742093 # 4/ 9 RIDER I TO DEED LEGAL DESCRIPTION PARCEL 1: Parcels I and 2, PARTITION PLAT NO. 1994-028, in the City of Tigard, County of Washington and State of Oregon; EXCEPTING THEREFROM that portion of Parcel 2 conveyed to Albertsons, Inc., by Deed recorded July 9, 1999 as Recorder's Fee No. 99082159 and described as follows: • Beginning at the Southwest corner of said Parcel 2, PARTITION PLAT NO. 1994-028;• thence along the Westerly line of said Parcel 2 North 00° 02' 39" West, 144.43 feet; thence South 89° 57' 21" West, 7.00 feet; thence North 000 02' 39" West, 345.83 feet; thence North 89° 57' 21" East, 44.30 feet; thence leaving said Westerly line South 00° 02' 39" East, 345.85 feet; thence North 89° 57' 21" East, 7.00 feet; thence South 000 02' 39" East, 144,46 feet to the Southerly line of said Parcel 2; thence along said Southerly line North 89° 58' 42" West, • 44.30 feet to the point of beginning. PARCEL 2: That portion of the Northwest quarter of Section 15, Township 2 Soul,.; Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, described as follows: • Beginning at a point on the East line of the Northwest quarter of Section 15, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, which point bears South 00° 08' 50" East 645.17 feet from the quarter corner on the North line of said Section; thence South 00° 08' 50" East along the East line of the• Northwest quarter of said section, a distance of 383.17 feet to a point which is 20.00 feet North 00° 08' 50" West from the Southeast corner of that tract of land conveyed to Mountain Park 1-Icaith Care Facilities, Inc. by Real Estate Contract recorded in Book 1 121 page 125, Deed Records for Washington County, Oregon; thence South 88° 19' 48" West 650.21 feet to an iron rod on the Easterly right of way line of SW Pacific Highway and marking the Southwest corner of said Mountain Park Health Care Facilities Tract; thence Northeasterly along said right of way line on the arc of a 3769,72 foot radius curve.to the right (the chord of which bears North 14° 35' 31" East 400.72 feet) a distance of 400.91 feet to an iron rod opposite Engineers Station Ln 212+45.73 P.S.C.; thence Northeasterly continuing along said • right of way line on the arc of a spiral curve to the right (the chord of which bears North 17° 46' 13" East 1.13 feet) a distance of 1.13 feet to a point on the South line of that tract of land • conveyed to Herbert W. Dayson and .Betty Jean Dayson by deed recorded in Book 479 page 136, Deed Records of Washington County, Oregon; thence North 89° 50' 18" West along said South line, a distance of 10.49 feet to a point marking an angle point in said I-Tighway right of way line; thence Northeasterly along said right of way line on the arc of a 3779.72 foot radius curve to the right (the chord of which bears North 17° 37' 24" East 2.02 feet) a distance of 2.02 feet to a point opposite Engineers Station Ln 212+45.73 P.S.C.; thence Northeasterly along said right of way line on the arc of a spiral curve to the right (the chord • of which bears North 19° 31' 45" East 372.85 feet) a distance of 372.89 feet to an iron rod opposite Engineers Station Ln 208+70.73 P.S.; thence North 20° 34' 58" East continuing 3 i,I,Yd 3 m ,u vc, c •J,rrvr,nai L ; 1 5032 74 2093 # 5/ 9 'along said right of way ,one, a distance of 362.67 feet to an iron rod; thence North 65° 27' 40" East 28. 16 feet to an iron rod on the Southerly right of way of the relocated portion of Durham Road; thence South 69° 30' 00" East along the Southerly right of way line of said Durham Road, a distance of 135.49 feet; thence South 00° 02' 39" East 362.38 feet; thence North 89° 57' 21" East 29.18 feet; thence South 00° 02' 39" East 137.33 feet; thence South 89° 57' 21" West 7.00 feet; thence South 00° 02' 39" East 144.12 feet; thence South 89° 58' 42" East 130.18 feet to the point of beginning; EXCEPTING THEREFROM that portion thereof conveyed to System Capital Real ' Property Corporation by Deed recorded May 17, 1999 as Recorder's Fee No. 99059949 and described as follows: . Beginning at a point that •is South 0° 08' 50" East, 59.00 feet along the East line of the Northwest one-quarter of said Section 15, and North 89° 55' 20" West, 179.96 feet from the North one-quarter corner of said Section 15; thence South 0° 04' 40" West, 200.00 feet; thence North 89° 55' 20" West, 200.00 feet; thence North 0° 04' 40" East, 89.97 feet to a point on the Easterly right-of-way line of S.W, Pacific Highway; thence along said Easterly right-of-way, North 20° 34' 58" East, 117.47 feet; thence South 89° 55' 20" East, 158.85 feet to the point of beginning. PARCEL 3: Beginning at the Southwest corner of Parcel HI as described in a Real Estato Contract to William Brownson II and Judith M. Brownson, recorded September 16, 1980, as • Recorder's Fee No. 80032465, which point bears South 00° 08' 50" East 695.17 feet from the one-quarter corner on the North line of Section 15, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon; thence North 00° 08' 50" West along the East line•of the Northwest one-quarter of said Section 15, a distance of 50.00 feet; thence South 89° 58' 42" East parallel with the South line of said Brownsen tract, 629.86 feet to a point on the West line of S.W. 113th Avenue; thence South 00° 09' 02" East along the West line of said street, 50.00 feet to a point on the South line of • said 1rownson tract; thence North 890 58'42" West along said South line, a distance of 629.86 feet to the point of beginning. PARCEL 4: An easement for parking, ingress,and egress, over the land described therein pursuant to the terms and provisions thereof as granted in that certain Declaration of • Restrictions and Grant of Easements recorded June 12, 1987 as Recorder's Fee No. 87030100, as amended by instrument recorded July 9, 1999 as Fee No. 99082160, Records of Washington County, Oregon. • 4 • 11/ 1:15.1966.3 y-is-ut; ; :.S/rM;Marscn investment ; 15032742093 # 6/ 9 • RI DER 2' TO DEED . Access Restrictions, including the terms and provisions thereof, contained in Deed., To: State of Oregon, by and through its State Highway Commission Recorded: May 10, I952 Book: 332 Page: 387, as amended by instrument recorded February 5, 1988, Fee No. 88-05090 Records of Washington County, Oregon. 2. Access Restrictions, including the terms and provisions 'thereof, contained in Deed, To: State of Oregon, by and through its State Highway Commission Recorded: June 24, .1952 Book: 334 Page: 98, as amended by instrument recorded June 26, 1972 in Book 874, Page 100 and further amended by instrument recorded February 5, 1988, Fee No. 88-05090 Records of Washington County, Oregon. 3. Easement(s) as created in instrument, including the terms and provisions thereof, To: adjacent property owners Recorded: October 28, 1963 Book: 499 Page: 220 Records of Washington County, Oregon. For: roadway purposes �I. Tasernent(s) as created in instrument, including the terms and provisions thereof, To: Portland General Electric Company, an. Oregon corporation 'Dated: November 1, 1972 Recorded: October 28, 1963 Book:, 910 Page: 221 Records of Washington County, Oregon. For: power lines • 5. Easernent(s) as created in instrument, including the terms and provisions thereof, To: Tualatin-Franklin, a joint venttue of Tualatin Development Co., Inc,. an,Oregon corporation and Franklin Service Corporation, an Oregon corporation Dated: August 29, 1974 Recorded, September 30, 1974 Book: 990 Page: 9.44 • Records of Washington County, Oregon. •For: sewer pressure line 6. Easements fer existing public utilities in vacated street area and the conditions imposed thereby. Ordinance No.: 75 29 _ _ ,u uc, c . o,r,,nai awn inveSUner1L ; 15032742093 # 7/ 9 • r '7. Easement(s) as created in instrument, including the terms and provisions thereof, To: City of Tigard Recorded: June 12, 1987 Fee: 8703 0098, re-recorded October 14, 1987, Fee No. 87052056 Records of Washington County; Oregon. For: sanitary sewer 8. Declaration of Restrictions and Grant of Easements, including the terms and provisions thereof, By and Between: Westwood Corporation, an Oregon corporation and Albertson's Inc., a Delaware corporation Dated: June 8, 1987 Accorded: June 12, 1987 Fee No,: 87030100, as amended by instrument recorded July 9, 1999 as Fee No, 99082160 9. Common Area Maintenance Agreement, including the terms and provisions thereof, Between: Westwood Corporation, an Oregon corporation; and Albertson's Inc., a Delaware corporation Dated: June 8, 1987 Recorded: June 12, 1987 Fee: 87030101, as amended by instrument recorded July 9, 1999 as Fee No. 99082161 Records of Washington County, Oregon. 10, Cz,semcnt(s) as created in instrument, including the tern-is and provisions thereof, To: City of Tigard I Recorded: June 12, 1987 Fe; 87030780, re-recorded October 14, 1987, Fee No. 87052055 Records of Washington County, Oregon. For; , storm drainage 11 . Boundary Line Agreement, including the terms and provisions thereof, Between: William Wessinger. and Frederic Wessinger doing business as W & F Properties and Westwood Corporation, Developers and Contractors, an Oregon corporation • Dated: February 10, 1988 Recorded: February 26, 1988 Fee: , 88-07836 Records of Washington County, Oregon. • `.v _..!-- rvi not a..i� I IIVC.11111C11 ; 15032742093 # 8/ 9 Covenant Not To Compete, including the terms and provisions thereof, Between: Westwood Corporation, Developers and Contractors And: McDonalcls Corporation Recorded: December 8, 1988 Fee: 88-54663 • Records of Washington County, Oregon, • • b, Restrictive Covenant, including the terms and provisions thereof, Executed by: BIT Holdings Twelve, Inc., o Maryland corporation, as successor in interest to Westwood Corporation In favor of: System Capital Real Property Corporation, a Delaware corporation Recorded: May 17, 1999 Fee: 99059950 Records of Washington County, Oregon. • 13. Conditions and Restrictions contained in Memorandum of Lease, including the terms and provisions thereof, . Between: Westwood I-Iolding Corporation and Pay Less Drug Stores Northwest, Inc. Recorded: April 14, 1989 • Fee No.: 89-16522 • Records of Washington County, Oregon, 14, Easement, as shown on the recorded Partition Plat No. 1994-28 f tor: private access easement for Parcel 1, Partition Plat No. 1994-28 ;P;ecords of Washington County, Oregon, • Affects: a 24 foot wide strip across Parcel 2, Partition Plat No, 199428 lying adjacent to the South line of Parcel 1, Partition Plat No, 1994-28 and the Easterly extension thereof 15. Conditions and restrictions, including the terms and provisions thereof, as set forth and as disclosed by Section 6 of Memorarrdtun of Lease Between: BIT Holding Twelve, Inc., a Maryland corporation and Mars.halis of MA, Inc,, a Massachusetts corporation Recorded: April 10, 1998 Fee: 98036774 Records of Washington County, Oregon. 9- 1045-02; 2 ; 3 7PM;Hersch Investment 15032742093 # 9/ 9 16. Subject to the rights of party or parties in possession, as tenants only, in accordance with any leases affecting portions of said land for the term and upon the terms, covenants, conditions and provisions therein contained, limited to those leases listed in the Rent Roll delivered by Grantor to Grrar;;ee concurrently with the Deed. 2 7. Any''rights, interest or claims which may exist or arise by reason of the following facts shown on survey by Clarence E. Barker of said land dated June 19, 1989, last revised May 30, 2000, Job No. 00036, 'a) Traffic sign post in Northwest corner of Parcel 1 b) Guy and anchors along East line of Parcel 1 • • • • • • • • 1 14 July 2004 Property Owner Within 500' of Tigard Towne Square RE: New Retail Buildings at Tigard Towne Square Dear Interested Party: STOA/EKA Architects and Planners are the architects representing the owner of the property located at 16200 SW Pacific Highway, 2S1 15BA, Lot 101. We are considering proposing a site development review to build two new Retail Buildings at the West Property Line. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: 3 August 2004 Suite B1, Next door to Tin Tin Chinese Buffet Tigard Towne Square Shopping Center 16200 SW Pacific Hwy. 6:00pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503.644.4222, if you have any questions. Sincerely, -obert R. Klas Managing Architect STOA/ EKA Architects i ::i7s: '41L-.— S. W. D U R H A M RD. (C O. R D. N O. 4 2 9 ) ! i *II,$� - - - ` --_r� _ W _/ _ ' 11 _ / ' 11 ._ k 1 110 / � � 1 , I L.i P AP re—pi i i i 1 0 . . ,, , ,,_ ... . tli all 1 . 1 i q / I d) O Till01 ® 0 0 0 0 0 0 .i ® ® ® O 1 I ' I 1 41.E a.. A.. �� ' II 411.." IL," •- s LU,, Jo La..-7-7IFJ/I 0 11:':Ii r--- — • co a% [ < _.00-O L7n--rtrP ° I D S • / o .. T a g • t y/ U`P�\\\V , IAA,. �,. I Z �z .i.l/Ili .0 • _/c at d/9_10°10 IMAM �„ 3 !:;UF I�}\\\} _ / M I a / tl (r�\,\\\\\\\\�\\\\\ /~�� �.o,o xa I ��. .• 1 J I m .3Z, Wilkr— __1r sL},=r '‘..-." k \\\\\\\ 9 -4. .,1,444, /111. 111 . i ---- " 1 i jC. ir.... Tt 0''' 1 li 1 / ._.._ / ... i `1, r � I"'' !I SITE DATA _ ME AREA= 869.421 S.F. +/- / 'J LANDSCAPE AREA REQUIRED: 130,413 Si. = 15.00X 1^ /s: R = �I I' `I PROVIDED: 142,417 S.F. = 16.38X; d / I di 11JE A e14D 1 . �,... BUILDNG AREA= 186,387 S.F. +/- a• we A ' PARKING H0. �� .. 1�a ' / �= ' .. I + �: --' '- -, i I RETAIL: 127,960 S.F. 0 J.7 CARS/1000 = 474 a.e n z MARSHALS: 31.841 S.F. 0 5.0 CARS/1000 = 160 co . ,4 t..;BANNS: 7,664 S.F. 0 3.7 CARS/1000= 29 a OHM= It w RESTAURANT: 16,654 S.F. 0 9.9 CARS/1000= 165 Q arn. �... ,a- i UTILITY: 868 S.F. 0 0.0 CARS/1000= 00 } /''- _ _ _ - - _ I RETAIL: 9,800 S.F. 0 3.7 CARS/1000= 37 ® M" v 1^� _ A Q TOTAL: REQUIRED = 865 CARS .'^I N"br PROVIDED = 865 CARS xxr SD-1 I' -•�7 i1r, '. off" ter, ��RO !MI—__® , CITY of TIGARD-� ,io�� ', ,� '' B GEOGRAPHIC INFORMATION SYSTEM ♦ ,,..;�� ���''�� a U e »e E3 ltt�wa.oo c (500) er������►� Imo. �I�� �� {. B� oR � '' 0.,,.4\' '•., ','� �♦ e 0#,• , $4 ♦ r zr _ e E3 all E3 1111 ♦ ♦ ♦ I - y `I Klas ii 1 ��• , / ��. FOR: Bob 11 �N ��� ��; � � r F ee8B oo RE: -id I SBA; 2500, 2600 111 : ,•,£ m"#!"1O'y A a M ^-�. „t .a.c, , _ eBBB o0 ` � y� , " BB 88BB 00 ll '„ !i - � s RO m 11 , . s e " :' , Property owner information t Ir j,' St r E Et, I4 ,- Is valid for 3 months from p• �11 ii i} the date rinted on this map'' „ „ - annum Tsnousim 3Y._ a 7* s:-f P e i- Fi17 r �� as i1 °5.,.�. �1 'm --11■ 111 - rte} ��s � � 4: I. Iml .:f Ste. Y` f _ 6\I E. V .ir,. I 411111e ' '--iT'r 4 ...NYC... Y'_ ; AFFIDAVIT OF MAIL1.-..i/POSTING NEIGHBORHOtiii MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE, TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, Eo-H�47'r' , being duly sworn, depose and say that on the 17'', -t t, day of �u i 20 c'4 , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) M7-4* c p N S��AJE. , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at -t,/(G MI�r►•ZV'lus. CDIZ:isamOrN with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: , do affirm that I am (represent) the party initiating interest in a proposed � v � rn7^tT affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) — ..4,,,.1 Sc0 p�E and did on the ICo-rH day of u c_.y , 2009— personally post notice indicating that the site may be proposed for a St PM.r P ,nom'.application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Przo fEs> / (13Y ) A nto off 511 (214 brit) 2/9A0 (state location you posted notice on property) • Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF C)`‘e�c r\ ) County of yoch- h t LL ) ss. Subscribed and sworn/affirmed before me on the day of A. - , 20 S;e, ^ OFFICIAL SEAL ) • GLENDA K. HANDER l (J mot" j NOTARY PUBLIC-OREGON O � COMMISSION NO.380275 t' � 1 A&i1 % 1.4:111.42 MY COMMISSION EXPIRES MAY 2.2008 NOT a RY PUBLIC OF OREGON My Commission Expires: Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:\login`,patty\mastersaffidavit of mailing-posting neighborhood meeting.doc NCDft h2Q2ZZ g2-2 "'"Nit �c Ce06Y JYq� n-J-J 1 ► A\5 SP 4.. Poe. ss-g--ina,c/ #zee4f-- MINUTES FOR NEIGHBORHOOD MEETING FOR ADDITIONS TO TIGARD TOWNE SQUARE SHOPPING CENTER,TIGARD,OR HELD AT BUILDING B1,NEXT DOOR TO TIN TIN CHINESE BIFFET IN TIGARD TOWNE SQUARE SHOPPING CENTER Convened the meeting at 5:55 pm. In attendance: 2 Owner's Representatives mad Architect. No neighbors attended. We reviewed " Statement of Purpose",and discussed project. Meeting ended at 6:20 pm. 4WLV4S f ?A ffritif W f • . September 14,2004 NARRATIVE FOR TYPE 2 SITE DEVELOPMENT REVIEW AND LOT LINE ADJUSTMENT TIGARD TOWNE SQUARE SHOPPING CENTER 16200 SW DURHAM ROAD,TIGARD,OREGON Tax map 2S1, 15BA,lot#00101 CG Zone Site Area=869,421 square feet Existing Building Area= 184119 square feet New Building Areas=8,400 square foot Retail Building in Phase III 1400 square foot food service in Phase II. Total Parking Required=863 cars. Parking provided=864 cars. Required Accessible Parking= 18 cars. Provided Accessible Parking=34 cars. Bicycle Parking Provided=30. Required Landscaping 130,413 square feet= 15%. Provided Landscaping 142,417 square feet= 16.4% Note that the New Buildings will be phased within a 3-year period. We anticipate that the 8,400 square foot retail building will be constructed first,followed by the 1400 square foot building. Each phase will be completed during its construction period. The 1400 square foot building was previously approved in development review and permitting in 2003 and the approvals were allowed to expire. The following is in response to Specific Development Code sections as identified at the pre- application meeting: Chapter18.520 Commercial Zoning Districts: This property is in a CG Zone. All existing and anticipated uses are approved for CG Zones. The size of the lot,building heights, site coverage,landscaping and setbacks comply with CG Zone Requirements. Chapter 18.390.040 Type 2 Procedure: Type 2 procedure will be complied with. The following is the Impact Study: Complete and adequate Utility and Transportation Services currently exist around and thru out the Shopping Center. This includes Mass Transit and Bike Ways. Odot has agreed that the project can proceed, and will not require a traffic impact study(see enclosed email). STOA INTERNATIONAL ? EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM . Sanitary Sewer: An existing 8"Public Sanitary Sewer in a 15' easement is located on-site on the east sid he 1400 square foot building. The sewer is approximately 9' deep and a 4"service has bee tubb to the building area anticipating future development. The 8400 square foot building can be serviced by on site utilities now serving the service station. Water Supply: 8"Water Line is on the south side of the site and can be tapped for water service to each building. There is also a 12' public water main on the west side of the property for water service. Storm Drainage: The development of the 8400 square foot building will not increase the impervious surface. The addition of some landscape areas will decrease the impervious area. No storm water quality or detention facilities are proposed for this area. The new downspouts will be connected to the existing storm drain system. The 1400 square foot building area is covered with a gravel pad,left this way anticipating future development. The change to a 1,400 square foot lease building and paved drive-thru and parking will not increase the impervious area more than 5,000 square feet,so water quality and storm detention facilities are not proposed. The drive-thru and parking areas will drain to an existing on-site catch basin 45'east of the building. This work will add approximately 5.3%to the building area of the center. Existing services will be very adequate to accommodate the additions The anticipated uses of these new areas will be the same types of uses as already exist in the shopping center,and will have no additional noise or traffic impacts. No change is anticipated to the existing site lighting. Avalon Park is the nearest park to the Shopping Center. The activities in the Shopping Center will have no impact upon Avalon Park. Chapter 18.705 Accesses,Egress and Circulation: The site is currently served by two driveways onto Pacific Highway,two driveways onto SW Durham Road,and two driveways onto SW 113th Avenue. These are adequate and functioning well. There is no intention to change these driveways. See enclosed email from ODOT dated July 23,2004 stating that"ODOT had no problem with the additions to Tigard Towne Square". There is currently a pedestrian access off Highway 99 at the south end of the property,a second nearer to the intersection with Durham Road,and a third pedestrian access off SW Durham Road near the middle of the Shopping Center. Chapter 18.745 Landscaping: The Shopping Center currently has landscaping in compliance with City requirements. Note that there are (5)36"Fir Trees at the buffer area adjacent to SW Pacific Highway. There are approximately 83 Deciduous and Evergreen Trees in the buffer area with the residential property at the south and east side of the site. We currently have a 26' heavily planted buffer area at the south property line,and a 16' wide buffer area at the east property line. Both the south and the STOA INTERNATIONAL w EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM east property lines have a 6' high chain link fence with wood slats. The south property ]tn currently complies with the D1 buffer option. The east property line complies with the ffer option. Also note that the adjacent residential property is at a lower level than the Shop g Center,and the relatively steep bank is heavily planted. Chapter 18.755 Waste and Recyclable Storage: A new trash enclosure will be provided at 8400 square foot building. There is an existing 80 square foot trash enclosure located to the northeast of the 1400 square foot building that will be adequate for the trash and recycle facility for that building. Both trash areas are accessible to existing haulers who service the Shopping Center frequently. Chapter 18.765 Parking: As indicated above existing parking is in excess of requirements of the development code. It is hard surfaced through out. We have anticipated 3.7 spaces per 1000 square feet for both buildings. There will be minimal changes to the existing parking layout.A few new spaces will be added adjacent to each of the new buildings. The parking provided meets the minimum requirements—863 required, 864 provided. The code requires 18 handicap spaces,and the site currently provides 34. The site plan indicates 28 bicycle parking spaces,and 15 of them are undercover. They are seldom used. We proposed 2 additional bike spaces at the 1400 SF Building. Table 18.765.1 indicates a stacking lane requirement of 200' for drive in restaurants. The site does not have enough area for a 200' stack lane without encroaching on other parking and circulation areas that would adversely the entire site layout. The 1400 square foot Building may be a food service use,but it is too small for a drive thru restaurant similar to the well-known national chains. It will most likely be a coffee service facility or perhaps ice cream or pizza. We request a special adjustment for the 200' stack length requirement. Granting the adjustment will not be detrimental to public health,safety or welfare in this situation because the stack lane length here is similar to that of the adjacent bank,and the frequency of use of the stack lane should be no greater than that of the adjacent bank. The current stack lane requirement is such that the owner's right to use this pad area on the property is limited. Chapter 18.780 Signs: The Shopping Center currently has two free standing signs in compliance with code requirements, one on SW Pacific Highway,and the other on SW Durham Road. The owner would like to request an additional freestanding sign at the southerly driveway onto SW Pacific Highway. The owner would also like to request that"up to an additional 50%of sign area be permitted under the review process"as noted in chapter 17.180.130.G.4. This is necessary to provide adequate signage for a center of this size, in this particular location,especially with the new tenants that who have joined the center. Chapter 18.790 Tree Removal: There are 5 large Fir Trees on the property line fronting Pacific Highway. There are 83 mature trees in the buffer areas at the south and east property lines. None of these will be removed as part of this project. STOA INTERNATIONAL EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM Chapter 18.795 Visual Clearance Areas: Visual Clearance areas currently exist at all driveways onto the right of ways. The wor is project will be in the vicinity of SW Pacific Highway. Site Plan Sheet SD-1 indicates v al clearance triangles with 35' legs to be maintained at these driveways. We believe these two proposed additions will complete the center as it was intended to be. Please note that the exterior elevations of these additions are designed to be complimentary to the exteriors of the other buildings in the center. See sheets Al,A2,and A3 which show floor plans and exterior elevations. The Following Materials are enclosed: Signed land use permit application Special Warranty Deed. Notes from pre-application conference from Planning Department and Engineering,which was held June 8,2004 Copy of Notification letter,Affidavit of Mailing and Posting,and minutes of Neighborhood Meeting held August 3,2004 Email from ODOT dated July 23,2004 Clean Water Services Sensitive Area Prescreening Site Assessment dated September 9,2004 2 sets of envelopes with stamps and address labels Check for$3794.00 based upon$100,000 budget estimate,and adjustment. Thank you for your consideration of this proposal. STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 5W 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS, ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM December 20, 2004 NARRATIVE FOR TYPE 2 SITE DEVELOPMENT REVIEW AND LOT LINE ADJUSTMENT TIGARD TOWNE SQUARE SHOPPING CENTER 16200 SW DURHAM ROAD, TIGARD, OREGON Tax map 2S1, 15BA, lot #00101 CG Zone Site Area = 869,421 square feet Existing Building Area = 184119 square feet New Building Areas = 8,400 square foot Retail Building in Phase III 1400 square foot food service in Phase II. Total Parking Required = 863 cars. Parking provided = 864 cars. Required Accessible Parking = 18 cars. Provided Accessible Parking = 34 cars. Bicycle Parking Provided = 30. Required Landscaping 130,413 square feet = 15%. Provided Landscaping 142,417 square feet = 16.4% Note that the New Buildings will be phased within a 3-year period. We anticipate that the 8,400 square foot retail building will be constructed first, followed by the 1400 square foot building. Each phase will be completed during its construction period. The 1400 square foot building was previously approved in development review and permitting in 2003 and the approvals were allowed to expire. The following is in response to Specific Development Code sections as identified at the pre-application meeting: Chapter 18.360 Site Development Review : Requirements of Site Development Review are being complied with regarding submittals and procedures. This is a new building requiring parking necessitating a major modification procedure. The zoning is approved for the existing shopping center. We are requesting no exceptions. No changes will be made in the R.O.W. This project will not harm the existing environment, including the existing trees. STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM 2 All buffering and screening requirements from adjacent properties are being complied with. Note that there is a 26' plus wide heavily planted buffer strip at the south property line. This was very acceptable for the "Tuesday Morning" project in 2002. The Site is not in a flood plain. Crime has not, and will continue not to be a problem within this shopping center. Transit facilities already exist for the shopping center. Landscape requirements are exceeded in the center. Approved storm drainage is already in place, and will not be negatively affected. All accessibility requirements will be satisfied. Chapter 18.370 Variances and Adjustments: If a drive-turn lane is required for the Phase II building, it will have at least a 5 car queue length. Table 18.765.1 indicates a stacking lane requirement of 200' for drive in restaurants. The site does not have enough area for a 200' stack lane without encroaching on other parking and circulation areas that would adversely affect the entire site layout. The 1400 square foot Building may be a food service use, but it is too small for a drive through restaurant similar to the well-known national chains. It will most likely be a coffee service facility or perhaps ice cream or pizza. We request a Special Adjustment for the 200' stack length requirement. Granting the adjustment will not be detrimental to public health, safety or welfare in this situation because the stack lane length here is similar to that of the adjacent bank, and the frequency of use of the stack lane should be no greater than that of the adjacent bank. The current stack lane requirement is such that the owner's right to use this pad area on the property is limited. Chapter 18.520 Commercial Zoning Districts: This property is in a CG Zone. All existing and anticipated uses are approved for CG Zones. The size of the lot, building heights, site coverage, landscaping and setbacks comply with CG Zone Requirements. Chapter 18.390.040 Type 2 Procedure: Type 2 procedure will be complied with. STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM 3 The following is the Impact Study: Complete and adequate Utility and Transportation Services currently exist around and thru out the Shopping Center. This includes Mass Transit and Bike Ways. Odot has agreed that the project can proceed, and will not require a traffic impact study (see enclosed email). Sanitary Sewer: An existing 8" Public Sanitary Sewer in a 15' easement is located on-site on the east side of the 1400 square foot building. The sewer is approximately 9' deep and a 4" service has been stubbed to the building area anticipating future development. The 8400 square foot building can be serviced by on site utilities now serving the service station. Water Supply: 8" Water Line is on the south side of the site and can be tapped for water service to each building. There is also a 12' public water main on the west side of the property for water service. Storm Drainage: The development of the 8400 square foot building will not increase the impervious surface. The addition of some landscape areas will decrease the impervious area. No storm water quality or detention facilities are proposed for this area. The new downspouts will be connected to the existing storm drain system. The 1400 square foot building area is covered with a gravel pad, left this way anticipating future development. The change to a 1,400 square foot lease building and paved drive-thru and parking will not increase the impervious area more than 5,000 square feet, so water quality and storm detention facilities are not proposed. The drive-thru and parking areas will drain to an existing on-site catch basin 45'east of the building. This work will add approximately 5.3% to the building area of the center. Existing services will be very adequate to accommodate the additions. The anticipated uses of these new areas will be the same types of uses as already exist in the shopping center, and will have no additional noise or traffic impacts. No change is anticipated to the existing site lighting. STOA INTERNATIONAL EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS, ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM • 4 Avalon Park is the nearest park to the Shopping Center. The activities in the Shopping Center will have no impact upon Avalon Park. Chapter 18.410 Lot Line Adjustment: We are reconfiguring the existing lot at the Phase Ill building to make it in conformance with zoning and dimensional standards. Note that all the property is under the same ownership. Type I application requirements are being complied with. No additional parcels will be created. Reciprocal easements will be made for access and mutual uses within the shopping center. The lot line adjustment will be recorded. Chapter 18.705 Accesses, Egress and Circulation: The site is currently served by two driveways onto Pacific Highway, two driveways onto SW Durham Road, and two driveways onto SW 1131h Avenue. These are adequate and functioning well. There is no intention to change these driveways. See enclosed email from ODOT dated July 23, 2004 stating that "ODOT had no problem with the additions to Tigard Towne Square". There is currently a pedestrian access off Highway 99 at the south end of the property, a second nearer to the intersection with Durham Road, and a third pedestrian access off SW Durham Road near the middle of the Shopping Center. Chapter 18.725 Environmental Performance Standards: This project is to construct 2 additional retail lease buildings within an exiting well-maintained shopping center as we have done 3 times in the past 5 years. There were no adverse comments at the neighborhood meeting. Since the center is well maintained, there has been, and will be, no adverse effects from noise, emissions, vibration, odors, or insects and rodents. There will be no change to existing site lighting, which currently produces no glare. See the comments regarding Chapter 18.745 (below) about the buffer area with the residential property to the south. STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM S Chapter 18.745 Landscaping: The Shopping Center currently has landscaping in compliance with City requirements. Note that there are (5) 36" Fir Trees at the buffer area adjacent to SW Pacific Highway. There are approximately 83 Deciduous and Evergreen Trees in the buffer area with the residential property at the south and east side of the site. We currently have a 26' heavily planted buffer area at the south property line, and a 16' wide buffer area at the east property line. Both the south and the east property lines have a 6' high chain link fence with wood slats. The south property line currently complies with the D1 buffer option. The east property line complies with the D2 buffer option. Also note that the adjacent residential property is at a lower level than the Shopping Center, and the relatively steep bank is heavily planted. Chapter 18.755 Waste and Recyclable Storage: A new masonry trash enclosure will be provided at 8400 square foot building. There is an existing 80 square foot trash enclosure located to the northeast of the 1400 square foot building that will be adequate for the trash and recycle facility for that building. Both trash areas are accessible to existing haulers who service the Shopping Center frequently. See enclosed letter from Pride Disposal. Chapter 18.765 Parking: As indicated above existing parking is in excess of requirements of the development code. It is hard surfaced through out. We have anticipated 3.7 spaces per 1000 square feet for both buildings. There will be minimal changes to the existing parking layout. A few new spaces will be added adjacent to each of the new buildings. The parking provided meets the minimum requirements — 863 required, 864 provided. The code requires 18 handicap spaces, and the site currently provides 34. In the last 3 projects, including SDR 2002-00016, we have added bicycle parking to comply with the new work. This has always been approved by the Planning Division with no questions. The site plan indicates 28 bicycle parking spaces, and 15 of them are undercover. They are seldom used. We propose 2 additional bike spaces at the 1400 SF Building. See Comments regarding Chapter 18.370 about the Phase II Drive-thru. STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS, ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM 6 Chapter 18.780 Signs: The Shopping Center currently has two free standing signs in compliance with code requirements, one on SW Pacific Highway, and the other on SW Durham Road. The owner would like to request an additional freestanding sign at the southerly driveway onto SW Pacific Highway. The owner would also like to request that "up to an additional 50% of sign area be permitted under the review process" as noted in chapter 17.180.130.G.4. This is necessary to provide adequate signage for a center of this size, in this particular location, especially with the new tenants that who have joined the center. Chapter 18.790 Tree Removal: There are 10 large Fir Trees on the property line fronting Pacific Highway. There are 83 mature trees in the buffer areas at the south and east property lines. None of these will be removed as part of this project. Chapter 18.795 Visual Clearance Areas: Visual Clearance areas currently exist at all driveways onto the right of ways. The work in this project will be in the vicinity of SW Pacific Highway. Site Plan Sheet SD-1 indicates visual clearance triangles with 35' legs to be maintained at these driveways. The Following Materials are enclosed: Signed land use permit application Special Warranty Deed. Notes from pre-application conference from Planning Department and Engineering, which was held June 8, 2004 Copy of Notification letter, Affidavit of Mailing and Posting, and minutes of Neighborhood Meeting held August 3, 2004 Email from ODOT dated July 23, 2004 Clean Water Services Sensitive Area Prescreening Site Assessment dated September 9, 2004 2 sets of envelopes with stamps and address labels Check for $3794.00 based upon $100,000 budget estimate, and adjustment. STOA INTERNATIONAL * EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM air• • We believe these two proposed additions will complete the center as it was intended to be. Please note that the exterior elevations of these additions are designed to be complimentary to the exteriors of the other buildings in the center. See sheets Al, A2, and A3, which show floor plans and exterior elevations. Thank you for your consideration of this proposal. STOA INTERNATIONAL -a EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM • December 20, 2004 City of Tigard Planning Dept. Attn: Morgan Tracy Dear Morgan, The following is in response to your completeness letter dated 11/29/04. 1. Pride Disposal has been contacted. Sign off letter is enclosed. 2. Typical parking space dimensions have been added to Site Plan, sheet SD-1 enclosed. 3. Light poles and wall mounted lights are shown on sheet SD-1, no new light poles will be added. Cut sheet of lighting fixtures is enclosed. See the revised Narrative. 4. All existing trees in the area of new work have been added to the Site Plan, sheet SD-1. No trees will be removed except for 4 in front of the Phase III building, which will be replaced. The existing trees will be protected as required. 5. Required bicycle parking will be provided for the new work — as has happened with 3 previous projects on this Site. See Narrative. 6. Some of these sections were not identified as requiring responses in the pre-app notes. 18.755 and 18.780 were addressed in the original Narrative, however, please see the revised Narrative. 7. 2 sets of envelopes with mailing labels purchased 12/14/2004 are enclosed. Note that only one name changed from last summer's list. 8. See enclosed response to public facility comments from Civil Enginner. Regarding condition #14, see enclosed letter dated October 22, 2003 from Z-Tec Engineers. 9. Enclosed is 12 full size and 1 reduced set for final application. Thank you, i Robert Klas STOA INTERNATIONAL r EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM DFC-21-200d(TDF) 12:06 P. 002i001 LEWIS N. Li VAN VLEET I noorpo rcco❑ principols chrls c.von vleet.p. . Dare J.levels.a.e. December 21, 2004 City of Tigard Development Review Engineer 13125 S W Hall Blvd. Tigard, OR 97223 RE: Completeness Review—Tigard Town Square Gas Station Conversion Case File No. SDR2004-11111113 This letter is in response to the Public Facility Plan Completeness Checklist,referred to as item number B (Public Facility Items)in the Completeness Review letter dated November 7.9, 2t104_ The items noted in the completeness checklist were addressed as follows: 1. The water service for the building is at the right-of-way line adjacent to Highway 99. The exit-Air-1g 2"water mel Cr is to remain. We have i eviaeUU our note to indicate that a reduced pressure principle backflow device is required. 2. The Site creates less than 1,000 sf of new impervious area(836 st). Calculations were previously submitted addressing that this i3 less than the required amowil to trigger,water quality or detention measures for sturmwater runoff. We have attached the calculations with this re-submittal as well. If you have any questions regarding our response to your review comments,please feel free to contact me at(503) 885-8605 or email me at bryand(u�,lvvi.com. Sincerely, ......zz r Bryan Dickerson,PE Consulting engineers 1E560 s.w. boones ferry road rlialairin. orepon 97052 15D3; 8B5.86D5 phony [503] 885.1206 Pax DIVISION 5 METALS SECTION 5.1 GENERAL 5.1.1 The "General Requirements" of these specifications are hereby made a part of this Division. SECTION 5.2 STRUCTURAL & MISCELLANEOUS METALS 5.2.1 SCOPE A. Includes bolts, washers, anchors, straps, rods, bars, etc., used in connection with the miscellaneous steel and iron work, where indicated on plans. B. Fabricate and install roof access ladder, trash enclosure gates, entry canopy, exterior metal handrails, metal fencing, and metal fence gates as detailed on the drawings. 5.2.2 MATERIALS A. Conform to these standards: 1. Structural Steel: ASTM A-36 2. a)Welding Standards: Comply with applicable provisions of AWS D1.1 "Structural Welding Code—Steel". b)Welding Electrodes: Comply with AWS requirements. c)Weld Connections: Comply with AWS D1.1 for procedures, appearance and quality of welds, and methods used in correcting welding work. 3. Paint: Federal Specification TT-P-664 & TT-P-636. 4. Bolts and Nuts: ASTM A-307. 5.2.3 FABRICATION A. Fabricator shall detail, fabricate and erect work in accordance with the drawings. B. Bolt holes shall be 1/16 inch larger diameter than nominal size of bolt used, unless noted otherwise. C. After working members, re-straighten as required before assembly. After erection, steel work shall be free from twists, bends, buckles, or open joints. D. All miscellaneous steel except members or portions of members to be encased in concrete shall receive one (1) shop coat of rust-inhibitive paint. Paint used as Div-5 5-1 Updated 7/9/2003 • CITY OF TIGARD November 29, 2004 OREGON Bob Klas STOA/EKA Architects and Planners 6775 SW 111th Avenue Beaverton, OR 97008 RE. Completeness Review-Tigard Towne Square Gas Station Conversion, Case File No. SDR2004-00013 Dear Mr. Klas: The City has received your application for Site Development Review (SDR2004-00013) to demolish the existing service station, reconfigure the lot lines, and construct a new retail building in its place. In addition, your proposal includes the 1,400 s.f. building in Phase II from SDR2002-00016 (which has consequently expired). Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1 . Waste Hauler Sign Off. Either obtain a sign off from Pride Disposal (preferred) or address one of the four methods for compliance with 18.755. �2. Parking Space Dimensions. The site plans should include typical dimensions for the standard and compact spaces, and should also specify the number of standard to compact spaces. 3. Environmental Performance Standards. A lighting plan is required. Based on the distance from residential structures, photometrics are not needed, but an indication as to the location of lighting is required, whether pole or wall mounted. This is needed to address the environmental performance standards. Along those lines, how will noise from the drive through be contained from residential properties to the south? You need to include a statement to address the criteria of18772:5 4. Tree Inventory. Your inventory is not complete. There are a number of fir trees in the construction area that are not accounted for. Moreover, a 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 protection plan prepared by a certified arborist is required, and if necessary, a mitigation program for replanting trees on or off site. 5. Bicycle Parking. Based on the square footage of the retail center, a total of 92 spaces are required. You may need to request an adjustment to this °� requirement, but be prepared to justify the adjustment based on the criteria of 18.370. An additional fee of $238.50 would also be needed to include this application request. ° 6. Narrative. Additional responses are required to address the criteria of 1836 , Site Development Review; 18"370 Variances and Adjustments (for queue length and possibly bike parking); 1 ; Lot Line Adjustments, 1375; Environmental Performance Standards; 16 ; Mixed Solid Waste (or service provider sign off); and 18.780, signs. You requested additional signage but did not include any details about it or specific justifications for granting the additional signage. 7. Mailing List. Please note that the addresses on the envelopes that were submitted are only valid for 3 months from the date they were printed. Please include a copy of the mailing list to verify the correct number of envelopes were submitted, as well as to verify that the addresses are still valid. 8. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 9. Number of application copies. Please submit 12 FULL SETS of your application materials: plans, written documents, forms etc, along with one set of plans reduced to 8.5x11. This means everything, background material, preapp notes, application form, plans, calculations, everything that you are relying on for your application package. Should you have any questions with regard to these items, please contact me at 503-639-4171 . Since ly, organ racy (/(_,_,7 -., Associate Planner c: SDR2004-00013 Land Use File I:\curpin\morgan\workspace\sdr\sdr2004-00013 service station tigard townelsdr2004-00013 incomplete.doc L--Ew t S a \14,+,i Yt,-. .r 7 A.s- ,... F -E S o+2a2 `('o, C t V t c_- Q_52, W S1'\t1`5 • PUBLIC FACILITY PLAN Project: . .vice Station - Towne Sq. COMPLETENESS CHECKLIST Date: 11/10/04 GRADING ® Existing and proposed contours shown. _❑ Are there grading impacts on adjacent parcels? No ❑ ' Adjacent parcel grades shown. [-1 Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. _ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Not required per ODOT ❑ Street grades compliant? n Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? • Other: Letter from ODOT provided SANITARY SEWER ISSUES ^® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Provide easement or evidence of an existing easement for existing water line on the Tigard Towne Square development. Water Department requested a reduced pressure principle backflow device be shown. ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existin•/•ro•osed lines shown? in Preliminary sizing calcs for water quality/detention .1• • : a� s s�' provided? . �� - t i ,T ac ea. I I Water sualit /detention facilit shown on •lans? ❑ Area for facility match requirements from calcs? 4' 22-0016 ❑ Facility shown outside any wetland buffer? GQn oe lL1 ❑ Storm stubs to adacent •arcels required/shown? The submittal is hereby deemed ❑ COMPLETE E INCOMPLETE REVISED: 11/10/04 12/20/2004 16: 23 5036256',1 PRIDE DISPOSAL -WPM PAGE 02/05 p *R * i *D * DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 December 20, 2004 STOA Int'l ERA Architects&Planners, PC 6775 SW 111th Ave Suite#20 Beaverton, OR 97008 Re. Tigard Town Square (Account#948594) We have reviewed the site plan for the enclosures at Tigard Town Square located at 16200 SW Pacific Hwy, and with the following stipulation we will approve the enclosures. We stipulate that the inside dimensions of the new enclosure that is being built be 20 feet wide and 10 feet deep, We also stipulate that the enclosure has full swinging gates with lock back gates, as shown in the diagram. We would like to point out that the enclosure that is already located here does not meet our requirements for adequate service needs by having an enclosure that measures 20 feet wide and 10 feet deep. If you have any additional questions, feel free to call me at 503-625-6177 *124 Sincerely, ) d^ Kristin Leichner Pride Disposal Company a�ti iictoV"\ PART III: OTHER AFFIRMATIVE ACTION ACTIVITIES I agree to: A. Insert the regulations contained in 24 CFR Section 135 pertaining to Section 3 in all bid documents for block grant funded projects. B. Take steps to insure that contracts typically let on a negotiated rather than a bid basis will be let in this Section 3 covered project area. C. Seek the assistance of Washington County Office of Community Development staff when needed to prepare and implement this affirmative action plan. D. Submit this "Steps to Comply With Section 3" plan within 10 days of the contract award. E. Cooperate with the County Contract Compliance Officer in his/her efforts to provide assistance in the accomplishment and evaluation of these goals. F. Other: be Signature Agency or firm siSep • 9 . 20044, 3 : 28PM CL7"1 WATER SERVICES 503 6814439 it () L GJ No • 312 7 P . � T_I 1 32, Pile ber 457 3 Services ,SS EP. p i Our cnrnmiTnieut is clear. Sensitive Are e-Screening Site Assessment By Jurisdiction CTti r,-T eP 'fie I < P CO Z q--, Map & Tax Lot 2. S I lh$A 11_ (cr.,t. l o z Owner - Site Address s�, I��rs-. , _ . .--r,. . (..1_c Icozg0 ���-au Re Nwy [l21 5W Sa.x,ON Per ur c)2 6)1z1✓5" 11-c.A PZ Q 1, C-e Contact Proposed Activity C°""`��--�'""-�^� P y Co,vs 7 e1-�cr 'ice !3,t tpi�s Address ski a IJ e�m �'1 s fa v>; QVJ -ES.ieT/ VT)Pee:IN/ .1, C. IT Phone 51-) 0,73--0 2.41- Ofh'ciel use only balow this line Y N NA V N NA N I Map Sensitive rea Co p9site Map 0 [ iv Stormwater Infrastructure maps 5/ QS# e/?/? a,e.,74 n n - Locally adopted studies or maps Other I I I I Specify - Specify 2cv2 Q,.,,rct/ Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: i I Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. I The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: lJasa� oh red:NW a 2pc o.a 'n/ r>in��e�r`d ���'D +'r w _r- __24.,;f1 d 6.rcrl d f.Cr Q." F :IZZ/ .T..' -_:1-;tip R.r9h de.r.1 a4 r r r rF • 1.-7p• Reviewed By: e _ Date: 7/y/py — Post-It"Fax Note 7671 to 19-U� IPaO' `I Returned to Applicant T° NA uric From 13Q� K QS_ Mail Fax Counter__ co �-I n ' -t� s uicao c�.STOAI KPe bate 9 Byq Pone 7 Hn9nt t-,-1,4_'4 72,2 Fax 450.„. ..68 1_IA 3 c Faxll 62,444 "(2S o7 What's required? A Stormwater Connection Permit is required by the District for all "development". However, prior to issuance of the stormwater connection permit authorization,you will need either: • A pre-screening determination by the District or local jurisdiction that states that no water quality sensitive areas are within 200 feet of your development site; or • A Service Provider Letter from the District, which states that the District has reviewed and concurs with your proposed site plan. [Note: Clean Water Services strongly recommends that you obtain your Service Provider Letter prior to submitting your land use or building permit application to the City or County.] In order to get a Service Provider Letter and a Stormwater Connection Permit Authorization from Clean Water Services, you must comply with the District's Design and Construction Standards. This means that if you are proposing a project that meets the definition of"development", you must do the following: Step 1: Pre-Screening Determination Request that City or District staff make a"pre-screening"determination of whether your property is likely to require a site assessment under the current Design and Construction Standards. Based on mapped information and other available resources, City or District staff will tell you whether or not . it's likely that There are water quality sensitive areas on or near your property and provide you with documentation of their determination. a) If the pre-screening determines that it is likely that there are water quality sensitive areas on or near your property, proceed to Step 2. b) If the pre-screening determines it is not likely that there are water quality sensitive areas on or near your property, you may proceed with the land use or building permit application process. NOTE: The pre-screening does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Step 2: Initial Site Assessment The applicant or authorized.agent shall conduct an initial site assessment to determine if there are water quality sensitive areas present on the site or within 200 feet and complete the Sensitive Area Certification form(attached). The initial site assessment shall include at a minimum; a site reconnaissance, the proposed site plan (with dimensions) and photographs documenting the location of the potential sensitive areas(keyed to the site plan). a) If the initial site assessment indicates that there are water quality sensitive areas on or within 200 feet of your site,proceed to Step 3. b) If the initial site assessment indicates that there are no water quality sensitive areas on or within 200 feet of your site,submit the completed Sensitive Area Certification form, your proposed site plan,and supporting documentation to Clean Water Services. If the District concurs that there are no water quality sensitive areas on site or within 200 feet, the District will issue a Service Provider Letter and Stormwater Connection Permit Authorization confirming. A copy of this letter should be submitted to the City or County with your land use or building permit application. Step 3: Natural Resource Assessment If the initial site assessment indicates that there are water quality sensitive areas present or within 200 feet of your site,you will need to complete a Natural Resource Assessment and determine appropriate vegetated corridors. Depending on your proposed site.plan, you may also need to complete an Alternatives Analysis. You will need to submit your Sensitive Area Certification form, Natural CleanWater Services Our commitment is clear. Water Quality Regulations Permitting Process This summary is intended to provide general information about Clean Water Services'water quality regulations. However, it is not a substitute for the regulations themselves. If you have any questions or concerns about how these new regulations may affect you.please contact Clean Water Services for additional information. Clean Water Services(the District) is a service district formed under ORS Chapter 451 with lead responsibility for urban surface water management in urban Washington County, including all of the incorporated cities. To better protect water quality within its service district, the District has adopted rules that affect how and where "development"can occur by requiring vegetated corridors, enhancement, and mitigation for impacts to"water quality sensitive areas". Water quality sensitive areas are land features which serve as water quality filtering systems, protect aquatic communities,or otherwise function to improve the water quality and quantity management of the storm and surface water system, and include any drainage system with a basin greater than 10 acres, wetlands, rivers, streams, springs, lakes and ponds. However, various types of man-made stormwater facilities are not considered "sensitive areas". The"vegetated corridor" is a corridor adjacent to a sensitive area that is preserved and maintained to protect the water quality functions of the sensitive areas. When did the rules go into effect? On February 22, 2000, these water quality protection rules went into effect for all of urban Washington County, including the incorporated cities of Banks,Beaverton, Cornelius, Durham, Forest Grove, Hillsboro, King City, North Plains, Sherwood,Tigard and Tualatin. Who is subject to the water quality regulations? These rules apply to all new"development", as defined below. Development under these rules refers to all human-induced changes to improved or unimproved real property including: • construction of structures requiring a building permit if such structures are external to existing structures; • land division; • drilling; • site alterations resulting from surface mining or dredging; • grading; • construction of earthen berms; • paving; • excavating; and • clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal notification. Section 1.02.15, Clean Water Services Design and Construction Standards Resolution and Order 00-7 (R&O 00-7). As noted in the definition, "development" includes a wide range of activities such as land divisions,the construction of structures requiring a building permit, grading, and excavating. However, the definition of"development"does not include the construction on a lot of record within a subdivision which is inside the urban growth boundary and which was approved by a local government decision on a land use application under an acknowledged comprehensive plan after September 9, 1995. 9' • • File Number An on-site, water-quality-sensitive area reconnaissance was completed on: Date By Title Company A. Existence of Water-Quality-Sensitive Areas As defined in the District's Design and Construction Standards, water-quality-sensitive areas: ❑ do ❑ do not exist on site (check appropriate box). ❑ do ❑ do not exist within 200' on adjacent properties, or ❑ unable to evaluate adjacent property (check appropriate box). • If water-quality-sensitive areas exist, complete Section B below. • If water-quality-sensitive areas do not exist, skip Section B, sign this form and submit to the District with plan approval package. B. Types of Water-Quality-Sensitive Areas The type(s)of water-quality-sensitive area(s) that occur on site or within 200 ft on adjacent properties are (check all that apply): ❑wetland(s) ❑ spring(s) ❑ intermittent stream(s) ❑ perennial stream(s) ❑ ponds Sign this form and submit to the District with plan approval package and one (1) copy of the Natural Resources Assessment Report (information and forms are available through the District). • The Natural Resources Assessment Report includes: • Wetland Delineation Report per DSL/Corps reporting requirements (if wetlands present). • Rapid Stream Assessment Technique Form and maps or other District-approved assessment (if construction or discharge is proposed into, through, or across an intermittent or perennial streams). • Vegetated corridor documentation, including a base map and photographs showing the surveyed location of all sensitive areas, vegetated corridors, and vegetated corridor condition. I certify that I am familiar with the information contained in this document, and to the best of my knowledge and belief, this information is true, complete, and accurate. Property Owner: Sty I �+vES-rt� r ov riES 1. l s_ kItNAY Y`it J iR R- (9F2EUELoPrnEitif-- Print/Type Name Print/Type Title Si ature a Page 1 of 3 EKA From: "Del Huntington" <dhuntington@kittelson.com> To: <randyk @harsch.com>; <colleend @harsch.com> Cc: "Chris Brehmer" <CBREHMER @kittelson.com>; "Robert Klas(E-mail)" <eka @teleport.com> Sent: Friday, July 23, 2004 10:34 AM Subject: FW: Tigard Towne Square, Pacific Highway 99E Congratulations, ODOT has agreed to the findings and is satisfied that the project can go ahead as planned. They will not require a Traffic Impact Study for this development, nor will they need to be involved from this point forward. John Bosket, ODOT Region 1 Access Management Engineer, informed the appropriate ODOT District staff of his decision in the email that he distributed. During the pre-application meeting with the city last month, the city traffic engineer wanted to ensure that ODOT's concerns were met. Outside of that requirement, her concern was to ensure that the sight triangle standard in the city code is satisfied. This standard should be addressed at the site plan continues to be developed. Please let us know if we can be of further assistance. Del Huntington Original Message From: J ohn.A.BOSKET@odot.stateor.us [ma lto:John.A.BOSKET @odot.state.or.us] Sent: Friday, July 23, 2004 9:23 AM To: Del Huntington Cc: Rkyte @Langly.Com; eka@telep_.ort com; Chris Brehmer; colleend@harsch com; Sam,H_HUNAIDL._@.odot.state or us; Marah.B.DANIEL.SON@odot_state.oLus; Raphael,T.HAOU_@odot,state.orus Subject: RE: Tigard Towne Square, Pacific Highway 99E Del - I've taken a look at your memo and concur with the finding that this proposal would not constitute a change of use from the existing approach permits. - John John Bosket, P.E. Region 1 Access Management Engineer Oregon Dept. of Transportation 123 NW Flanders St. Portland, OR 97209 (P): 503-731-3427 (F): 503-731-8259 ��x -1 M On can LL,s cm, 5 3 -c.z 4 —oZ ti 2 Q2- 1r',bco'E". 12-01-04 18:55 FROM-PRAIRIE ELECTRIC 1-dou-ore-oouu . , Catalog Numocr • z/THON/4 Li./GHT/NQ. KSF2-400M-R3 NuT.S Type FEATURES & SPECIFICATIONS A3 INTENDED USE-Ideal tor use in car lots,street bgntrng or parking areas. CONSTRUCTION-Rugged, .063"thick. aluminum rectilinear housing Con- tinuously seam welded for weather-tight seal and integrity Area Lighting Naturally anodized, extruded, aluminum door frame wan mitered cor- ners is retained with(two) 188" diameter hinge pins aria securel with lone)quarter-turn,quick release fastener.Weatherproof seal between housing end poor frame is accomplished with an integrally designed. extruded silicone gasket that snaps into doorframe .j ,,„„�grep;., �rtfea-fir METAL MALICE FINISIi-Standard finish is dark bronze(DOS)polyester powder Other pow- ...„,„,.. -• 320t/y/ 3501A/, 400w der architectural colors available. 15” to 25' Mounting OPTICAL SYSTEM - Reflectors are anodized and segmented for superior undormdy and control.which allows theflexibilityto mix distributions with- :::::;::::::.......:7:,1..n..orau rinhrinn inh Rehectors attach wan tool-less fasteners and are rotatable and rnTercnangeaple. Flee cutoff distribu- t ) c Irons available.Typo II(roadway),Type Hi(asymmetric).Type IV(forward throw,sharp cutott),Type Iv(wide,lurward Throw).and Type V(square --- —7 symmetrical).a)). Lens is 125'thick,impact-resistant,tempered.glass with thermally-ap- p plied.silk screened power door afield ELECTRICAL SYSTEM-Constant-wattage aututransTormer is 100%copper- —L wound and factory-tested. Super CWA Pulse Start ballast required for 320w and 350W Imust order SCWA option) Removable power Door and Specifications -Arm-1-------- L Positive-locking grscannect plug EPA.20 ft 2(28n2) Porcelain, fari2ontally-oriented, mogul-base socket wan copper alloy, (induces Waal AU Oimtnaiona ara.nchaa icBnLmator6r anlaols otherw■ae apeCih®0. nickel plated screw shell and center contact_UL listed 1500W-500V. Length:25-5/l6 164.3) INSTALLATION -Extruded. 4- aluminum arm for pole or wall mounting is Width:15-1/2(47.01 ivieuncna dzig7 gnWng Tagyulatrll snipped in Tigure carton.Optional mountings available Depth:8-5/16 121 1) SP•x.RPaa.0Al2P 5 LISTING-UL listed for wet locations.Listed and labeled to comply with Ca- WeignT:521he 1236kgl WB.,xpar2WB 6 Radian Standards Nee Optional Arm:4110.2) Mac% 7 ORDERING INFORMATION Example' KSF2 400M 83120 SP04 SF 1)013 LPI Ch0000 rho poiOiece ca13,o0 nomonciature 1nos best au 1[6 yuur rice and was a on the appropnato hna Orcl r accanao,a6 as scparete catalog numbor KSF2 400M R3 r Ss Series J Mounting' Options Voltage_ KSF2 320M 1Y0 SPoq Square pole (4' arm) Snipped Inatulled in fiesiue Archrtecture1 Colors KSF2 350M Z0$2 Istandarel' SF Single tusc 1120,277,34711,rya T81 (powder f+menl0 KSF2 400M' 2402 SKI Square pole (9' arml OF Oaupre ruse 1205.240.480V,n/4 781 Standard Contra RPO4 Round pole (4' arm!° GPI Lamp included as standard DUO nark bronze Istendardl Distribution 347 RP09 Round pole II arm! 1-/LP Less Tamp pW►t white WW04 Wood pole or wan PER NEMA twist-roc► receptacle only (no DBL Oleck 82 IES Type II roadway 4601 pnotocontroti 83 IES Type III asymmetric Ts, (4'amid ORS tluartz restrikes Dram I75W max;lamp Classic Colors MSC IES Type IV rorwara WW09 Wood pole or wall not included,120l only) OMB Medium Worth: throw,sharp cutoff 19' arm) EC Emergency circuit DNA Natural aluminum RAW IES Type IV wide,forward WBO4 Wall bracket 14'arm) cif Corrosion-resistant finisn DS5 Sandstone throw W809 Wall placket 15' arm) CSA Listed and labeled to comply with UGC Cnarcoal gray R5S IES Type v square VARM When ordering KMA. Canaman Standards DA12 9 SCWA Super CWA Pulse Stan 8auasf DIG Tennis green Optional Mounting Shipped Separately° DER aright red lshlpped separatelYl PE1 NEMA twist-lock PE(120,209.240V) DSB Steel blue voTEs DA12P Degree anti (pole) PE3 NEMA twist-lock PE 1347v) I use F028 rua..coo,3Cket +amp 0Al2Wf3 Degree arm lwalrl PE4 NEMA twist-lock PE(450VI 2 Consvit rectory roe ..a.r,u,wy ,n PE7 NEMA twist-lock PE 1277V) Canna. KMA Mast arm adapter SC Snorting cap tar PER option 3 Op[,onai rnwiTrtop baiieer 1120, 208 KTMB Twin mounting Dal 240. 277vi 112u. 277 3o7v in Canna» K5F2RS (louse sioe shield (R2.R31 4 SPOS. Rpr19. or WWO9 most pc «acv KSFIVG Vandal guard when too or inure i.,i.i,ne,es]■t_ oricnrou Oh a 50-0,,1189 p1110m S May ac oracrcJ ao ar.a.ensOry. 8 Adq.t.unai di en itccrw rar wlora a.a�lBO+o• eec Archui ctoral Ct1+0i5 Accessories:Tenon Modnting Sl_pfrrter (Order SeOa r3 TB fyl - brocn„ra. form no 784 3 ry rnoar of h=c roe 7 Rcrcr co tecnmcai Data accr,on .n Tnwu 00 One T.-baud- I,. aeu-r tnr..e+Oa” Tnreo58a" rowrreso_' Ou1010ot binuer ?Or nnu.ng tcrr.pIb[o 2-3/8 720-190 720-280 T20-290 120-320 120-390 120-490 2-78• T25-190 125.240 125-250 725-320 T25.3511 125.490 4' T35-190 735.230 135-210 735-320 T35-350 735-450 OUTDOOR Sheet 1;<: KSF2-M AL-330 12-01-Q4 18:56 FROM-PRAIRIE ELECTRIC 1-360-5f3-8tlbb I—cur r.uoruo r YJJ KSF2 400M Arm-Mounted Rectilinear Cutoff Lighting Coefficient of Utilization Initial Faatcandles KSF2 400M R2 leolnu 1153041801 KSF2 400M R3 ie.1No TEST NO 1194I00501 KSF2 400M R4SC Test No 1193041301 CdEFFCIENTOliBTU tAitrty CDEFFICIENTOFu➢tiaTrav COEilC)ErrTuFulIu22TION a1laMME ,,,,�I± , l,♦li���� 11111000=MUM 111 10. ��r��� , a 25�i��1�� u I e 9 9 . 4 g e c e 1 4 5 e 400W Metal 1W:41a lamp,32090 rata. Ivnlans Ft/attanola gall' 2amw4 un'i5' 40Ow MCWI nabOc tamp,MIN rataa nwuminY nellml DrarnOuoon I0,c flOn 7 1 2 1 4 5 u IurMns Fuotranale yalu65 cases on 35' 400W Mewl Haber lamp.32000 ratra maunnni nrlgnt.Clan■Ownori u,awn lumens Foatcanala vamau basr5 on 35' fluun0llg neigh[,D15tl,Dution N,ap'arp tutor KSF2 400M R4W T851 No.LTLa5Q9 KSF2 400M R5S Test No 1193051801 cOEFfICIEN I Of u rILIZATION COEFFICIENT OF utallaflON 2 �, z 11IA .:\►►i�� !!►:�tII v 5 .E01 ►1� .‘---.4:14, staIllo ., , - ...._A.1....li�it!FEPA. I I s� ar t 15 MEIalII► 3 = e%'�rl/J►\� J%r■ z,- Ps 4 I 8 c a D T 2 3 a 5 0 0 , 2 3 q 5 5 400w Metal hall&lamp. ratnu 4006,Metal iahae lamp.32804 raTcd lumens Roma/vie values based on 35' Iufrfs FuulcanOlc values Da sea on 35' mounting ns1Qrrt,Distioutldn wine.TOrwarC T11TOw maun■ng ncgni.Dlstlllutrun V cu101T NOTES Mounting Height Correction Factor 1 For 6■cctncal characTar,atrcu. c0n6v11 tccnn,cal oota top IM6h■ply mw It level Dy MO corract■ur, facaorl 2 Twetaa so currant IES ono NEMra atanoaros .,nclor SI3O,h,eO hboratory 15 ti.. 5 e eono.LOne. Vanow oporouna Iaaora can causo artlercncor. petwaan laoora- 30 tr.— 1 35 tory anq atom Cata mcaa..rarnanta.O,msns,onc ana apccuhcac,urrw.rd uosec on 010 moat c..rrant a.wdaone aata 1110 arc:■GeaC9 10 mange .W Tt- >7 3 Pnotomalnc acts for Omar o.etr,a,.t,ons Can 04 accc;aaa born III. L,thon,a L,ern,ng wepcaa 1.......N...,honor,.come 2 I EK,strnQMounun nq�o,yrrt ) Cor,ect,onfactor New MO nnng Me,gnt (a L/7 / l/.4 L/G# T/NG- Aowne ie�ing in9 ACYIL>j l,Qbllns fro..p.Inc (humor trgdtuog An'fAcuity&rands Company Ong lanun,a way.Conyers GA 30012.38Yi Prose eeo yet me/Fa.770-916-IAN in Canana ION.,.,-n,...cau.uNoa hn,nl C.55 1c,P 0.non IAI Sheet#:KSF2-M c.-'s000 N;.,,,r I g,(. Cru,.1, Ioc k. 1,C4 K)tv ivi p6C vrw..:al,orna LOPI Sforv3'l \ Jo+€Y' C& IwIo +, o15 LEWIS & VAN VLEET Incorporated principals chris c.van vleet. p.e. gary j. lewis. p.e. PRELIMINARY STORM WATER REPORT FOR TIGARD TOWN SQUARE NEW RETAIL BUILDING S.W. PACIFIC HIGHWAY (99W) TIGARD, OREGON Client: STOA-EKA ;.. GIN a c= 5623 E r 5 / �� ' OREG 2 �� -21- � 15, O 076 -414/S. DlC'+(�'� I EXPIRES: /ZZ/)//601 Lewis & Van Vleet, Inc. Job Number 04229 consulting engineers 18560 s.w. hoones ferry road tualatin. oregon 97062 [503) 885.8605 phone [503) 8E15.1206 fax ' LEWtS & COr1SUft.. 1g engineers Job TIGARD TOWNE SQUARE 4,... 18550 a boones rerrq rood Client STOA-EKA Architects , tuaiacirs oregcyn 97062 15031 885 8605 phone {503)985.1206 fax Job No. 04229 By MZS VAN VLEET Date 09/16/2004 Sheet 1 :'are te7 — ------ --- --- SITE AREAS Total Disturbed Area: 25,848 sf= 0.59 ac Proposed Impervious Area: 19984 sf= 0.46 ac Existing Impervious Area: 19148 sf= 0.44 ac New Impervious Area: 836 sf= 0.02 ac NARRATIVE The existing site consists of a gas station and car wash with adjacent pavement and concrete areas. The impervious area that will be removed and/or replaced is approximiately 19,148 sf. The proposed retail building and improvements will create approximately 19,984 sf of impervious area. The City of Tigard stormwater requirements only requires water quality if the new impervious area is greater than 1,000 sf and detention if the new impervious area is greater than 5,000 sf. Since the new development will only increase impervious area by 836 sf, no water quality or detention measures are required or proposed. CITY OF TIOARD Community Deve&opment Shaping/7 Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 6/3/2005 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2004-00013 FILE TITLE: TIGARD TOWNE SQUARE RETAIL EXPANSION APPLICANT: STOA/EKA Architects & Planners OWNER: SN Properties Partnership 6775 SW 111th Avenue 1121 SW Salmon Street Beaverton, OR 97008 Portland, OR 97205 REQUEST: The applicant is requesting Site Development Review approval to construct two (2) new buildings. The first will be a 8,400 square foot retail building to replace the existing service station. The second will be a 1,400 square foot fast food drive through use constructed on an existing vacant building pad adjacent to SW Pacific Highway. LOCATION: 16200 SW Pacific Highway; WCTM 2S115BA, Tax Lots 2500 & 2600. ZONE: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: FEBRUARY 3, 2005 DATE COMMENTS ARE DUE: FEBRUARY 17, 2005 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: MARCH 17, 2005 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ❑ DRAINAGE PLAN ® IMPACT STUDY ® SITE PLAN ❑ STORM WATER ANALYSIS ® SIGHT DISTANCE ANALYSIS ® NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, Ext. 2428 Zs '5T36 f ( PUBLIC FACILITY PLAN Project: Service Station - Towne Sq. COMPLETENESS CHECKLIST Date: 11/10/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? No ❑_ Adjacent parcel grades shown. El Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. ❑ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Not required per ODOT ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ® Other: Letter from ODOT provided SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Provide easement or evidence of an existing i / easement for existing water line on the Tigard Towne Square development.i 4'ater Depar neon —requesteP ducedjiressure principle backflow device be shown. ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention No net increase in impervious surface area. provided? Calculations not required. `iQ,cd C Water quality/detention facility shown on plans? ..) ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? ^ !I-to- The submittal is hereby deemed El COMPLETE COMPLETE I ® INCOMPLETE REVISED: 11/10/04 I - Z5 -05 • CITY OF TIGARD November 29, 2004 OREGON Bob Klas STOA/EKA Architects and Planners 6775 SW 111th Avenue Beaverton, OR 97008 RE: Completeness Review-Tigard Towne Square Gas Station Conversion, Case File No. SDR2004-00013 Dear Mr. Klas: The City has received your application for Site Development Review (SDR2004-00013) to demolish the existing service station, reconfigure the lot lines, and construct a new retail building in its place. In addition, your proposal includes the 1,400 s.f. building in Phase II from SDR2002-00016 (which has consequently expired). Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Waste Hauler Sign Off. Either obtain a sign off from Pride Disposal (preferred) or address one of the four methods for compliance with 18.755. 2. Parking Space Dimensions. The site plans should include typical dimensions for the standard and compact spaces, and should also specify the number of standard to compact spaces. 3. Environmental Performance Standards. A lighting plan is required. Based on the distance from residential structures, photometrics are not needed, but an indication as to the location of lighting is required, whether pole or wall mounted. This is needed to address the environmental performance standards. Along those lines, how will noise from the drive through be contained from residential properties to the south? You need to include a statement to address the criteria of 18.725. 4. Tree Inventory. Your inventory is not complete. There are a number of fir trees in the construction area that are not accounted for. Moreover, a 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 protection plan prepared by a certified arborist is required, and if necessary, a mitigation program for replanting trees on or off site. 5. Bicycle Parking. Based on the square footage of the retail center, a total of 92 spaces are required. You may need to request an adjustment to this requirement, but be prepared to justify the adjustment based on the criteria of 18.370. An additional fee of $238.50 would also be needed to include this application request. 6. Narrative. Additional responses are required to address the criteria of 18.360, Site Development Review; 18.370 Variances and Adjustments (for queue length and possibly bike parking); 18.410, Lot Line Adjustments, 18.725, Environmental Performance Standards; 18.755, Mixed Solid Waste (or service provider sign off); and 18.780, signs. You requested additional signage but did not include any details about it or specific justifications for granting the additional signage. 7. Mailing List. Please note that the addresses on the envelopes that were submitted are only valid for 3 months from the date they were printed. Please include a copy of the mailing list to verify the correct number of envelopes were submitted, as well as to verify that the addresses are still valid. 8. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 9. Number of application copies. Please submit 12 FULL SETS of your application materials: plans, written documents, forms etc, along with one set of plans reduced to 8.5x11. This means everything, background material, preapp notes, application form, plans, calculations, everything that you are relying on for your application package. Should you have any questions with regard to these items, please contact me at 503-639-4171. Since -ly, organ racy Associate Planner c: SDR2004-00013 Land Use File i:l curpin\rnorganlworkspace\sdr\sdr2004-00013 service station tigard towne\sdr2004-00013 incomplete.doc PUBLIC FACILITY PLAN Project: Service Station - Towne Sq. COMPLETENESS CHECKLIST Date: 11/10/04 GRADING _ ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? No ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. ❑ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Not required per ODOT ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? _ ® Other: Letter from ODOT provided SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES U Existing/proposed lines w/ sizes noted? Provide easement or evidence of an existing easement for existing water line on the Tigard Towne Square development. Water Department requested a reduced pressure principle backflow device be shown. ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existin./proposed lines shown? A ❑ Preliminary sizing calcs for water quality/detention k • ,M775,R 0r• fllfil: e . provided? • fef'� i - W r W it• • N ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? 6.EC 474002-ofol 6 ❑ Facility shown outside any wetland buffer? bon ft 0.1 e 4/ ❑ Storm stubs to adjacent parcels required/shown? CAL t5 Rat The submittal is hereby deemed n COMPLETE ® INCOMPLETE REVISED: 11/10/04 By: C65M Date: I I ' t O 'O REVISED: 11/10/04 LAND USE APPLICATION Project: COMPLETENESS REVIEW t COMPLETE L__] INCOMPLETE a/ST NOARD INFORMATION: r`ait train a iCz41^'S ref ad 41-ci'lkJ.` Deed/Tide/Proof Of Ownership e) Neighborhood Mtg.Affidavits. Minutes, list Of Attendees Id Impact Study(18.390) 1 USA Service Provider letter /411.110 onstruction Cost Estimate a # Sets Of Application Materials/Plans Fir Pre-Application Conference Notes `trO Envelopes With Postage (Verify Count) 4111I U/RnE 1-14- R C16.0 0 F PR9JECT STATISTICS: l 3";/Building footprint Size ❑ °/.Of landscaping On Site Er %Of Building Impervious Surface On Site Ig Lot Square footage PLANS DIMENSIONED: Building footprint (-Parking Space Dimensions(include Accessible&Bike Perking) 1`01 Truck loading Space Where Applicable 0/Building Height [ Access Approach And Aisle [" Visual Clearance Triangle Shown AD ITIONAL PLANS: -. [t1'Vicinity flap Q/Architectural Plan py Tree Inventory Icil Existing Conditions Plan Q' Landscape Plan Er Site Plan Lighting Plan E PLANIMITIGATION PLAN: Su'rye./ oPfiretu ›iuc ilium-fot41t..1,sr2ic,Sp;c,i,S Praia:11GO Pk14.4 Re,Wtoval ?LA M•i,ya�tr PP.) ta..N ADDITIONAL REPORTS: (list any special reports) d❑ Arbd�t 4 I ❑ ar&U-(L sw Ai -0 di- red 111 111 RESPONSE TO APPLICABLE CODE SECTIONS; ❑ 18.3 30 p aditio.4 0,4 ❑ 18.620(fief trim&Aga Sdnduds) ❑ 1836510.-street Parking/loading tcquire nets) ❑ 18.340 ptireciues loterrtetatioa) 18.630 nv,i,ington Sq.n kgiaul(tab) 18.715(Sensitive Lanes Re C1 183 50('booed De,44....0 18.705 plaess/Ffie& nut tio.) 18.180 km) - u f 1 t 44 0.n61 ec#al r Sts ❑ 18.360(lite Development kvieu) 18310(Accessory ksidarud units) 18.785(impart ow remits) rc.� CJ 18370(rariarsasnld,mme.ts) ❑ 18.115(Density Computations) [✓]" 18.190{tree kn. !) ❑ 18.380 pocking DOW knendments) 18.120 pink.emepatierjq StundMds) rir 18.795 parson at. ct it ) - 1111 I8.38S 0.14.revolts) 18.125(Ernirairrrental eets«nunce stana,nis) - ❑ 18.797(weft ks.irras(war()wig ussoio • 18.390(Decision Pak Proadureshrpxt study) 18.130(Exapuons k Development Standards) El 18.798 pK.eiess(amuniatian hakes) _ Vizi 18.410 pot bee lid�ritnen� - ❑ 18.140 prisswic Onvliy) ❑ 18.810 Owed i Mg Improvement standards)-- 18.420 pm r,rit;..4 ❑ 18.142 flame Occupation remits) ❑ 18.430(1.'4.i.) Q' 18.145(t g s screening Standards) ❑ 18.510 01,si1e.64 brunt asoicts) • 18.750(1lar,uUtmreint.ba hone Regulations) _[ 18.520(cat.t�.r Zoning oizoids)- L, 18.155 platy)s.ea wuerRigding Sway) - ❑ 18.530(Ina.stful boil Districts) • 18.760(a.ttc,.ntorr,.og saiations) ADDITIONAL ITEMS: 6, 6, rkt.� �z 5pu. retd 1:lcurpin%masters5revisedVand use application completeness review.dot REVISED: 17-Jan-01 41111! CITY OF TIGARD OREGON February 3, 2005 Bob Klas STOA/EKA Architects and Planners 6775 SW 111th Avenue Beaverton, OR 97008 RE: Completeness Review-Tigard Towne Square Gas Station Conversion, Case File No. SDR2004-00013 Dear Mr. Klas: The City has received the information necessary to begin the review of your Site Development Review application (SDR2004-00013). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. Please note that the engineering staff has identified some items that are not clearly shown in the plans (public waterline easement). However, to satisfy the criteria in the Development Code, staff will impose these items as necessary conditions of approval, and require more specific information on the construction documents to address these items. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sin rely, 11,--„,--- Morgan Tracy Associate Planner SDR2004-00013 Land Use File i:\curpin\morgan\workspace\sdr\sdr2004-00013 service station tigard towne\sdr2004-00013 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES Community,De vt1 m it Shaping?Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) NON-RESIDENTIAL MG IRE 06—o o r s i : I,(Y1 APPLICANT: X 7' /A(/U-�-_ AGENT: Phone: ( ) Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: _ . / TAX MAP(S)/LOT #(S): ,t57/5;64 101 CLL ) 1. tine, jay1- ►i ;-i(Ift,i-) , NECESSARY APPLICATIONS: • I �. i PROPOSAL DESCRIPTION: ��p4 dQ____ eX�4 i s '1"&e_ 7 .5 ed./'c---01 Lcrr COMPREHENSIVE PLAN MAP DESIGNATION: ut�s � y'i—�. ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: s� ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. ,"z� I MINIMUM LOT SIZE: —sq. ft. Average Min. lot width: J O ft. Max. building height: Setbacks: Front ?S ft. Side o ft. Rear P ft. Corner a ft. from street. MAXIMUM SITE COVERAGE: SLCY0 Minimum landscaped or natural vegetation area: /S—%. V NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section ,IR NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. CRT_ IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. i ACCESS [Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: 1r WALKWAY REQUIREMENTS [Refer to Code Section 18.705.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. I SPECIAL SETBACKS (Refer to Code Chapter 18.7301 ➢ STREETS: feet from the centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.RJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ➢ A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual building setbacks will be at least half (1/2) of the building's height; and kr The structure will not abut a residential zoned district. IUFFERING AND SCREENING (Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. I RECYCLING (Refer to Code Chapter 18.155) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. YL PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: • Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. • Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: • All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. l I LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section ISL BICYCLE RACKS [Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS [Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES [Refer to Code Section 18.775.080.01 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES(CWSI BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDE 5 • Streams with intermittent flow draining: <25% 15 feet 0 10 to <50 acres 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet 0 10 to <50 acres 0 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine6 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ,;SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. Er TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 0 Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; 0 Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; 0 Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 0 Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: 0 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. kr CLEAR VISION AREA [Refer to Code Chapter 18.795] The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. tO ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) - 18.350(Planned Development) 74-18.705(Access/Egress/Circulation) '' 18.780(Signs) 18.360(Site Development Review) 18,710(Accessory Residential Units) - 18.785(Temporary Use Permits) 18.370(variances/Adjustments) 18.715(Density Computations) x 18.790(Tree Removal) - 18.380(Zoning Map(TextAmendments) 18.720(Design Compatibility Standards) )( 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) >( 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) �L-18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) ,� 18.810(Street&Utility Improvement Standards) g7 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) - 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) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: / off# 111 7 Q ...(�.,`- 4-74 7'/ l- 7 lr!'d�ce e.d: /3 r y' o-s-t ,p : su 4 3, � � �o„r�/ • ,<,rJ.- 30—x , c0/Ui o.. -v PROCEDURE i< Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal •er.od follows all land use •ecisions. An appeal on this matter would be heard by the Tigard „ _� �rik,� - . A basic flow chart which illustrates the review proce is availabl--H'rom the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: - �^ CITY Of TI ARD Pig ` N6 D ' ON - STIp tSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL: (staffs first name)@ ci.tigard.or.us TITLE18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigartl.or.US H:\patty\masters\Pre-App Notes Commercial.doc Updated: 3-Oct-02 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION CCnityof Tigard,Oregon Shaping Better Community PUBLIC FACILITIES Tax Miffs): 2S11511A Tax Lotts): 00101 Use Type: Commercial The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ❑ SW to feet SW to feet SW to feet SW to feet Street improvements: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section E Other: Hiqhwa is an ODOT facility. Applicant luired to contact ODOT for any improvements that n be imposed upon this development. Provide City with a letter from ODOT outlining improvements or indicating that no improvements are required at this time. ❑ street improvements will be necessary along SW , to include: I I feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb I storm sewers and other underground utilities -foot concrete sidewalk ❑ street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: feet of pavement ❑ concrete curb storm sewers and other underground utilities -foot concrete sidewalk ❑ street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: I I street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section J street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located on this development. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide a connection to the public sewer. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section All proposed development \ 'n the City shall be designed such t storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Detention is required if the net, new impervious surface area exceeds 5000 square feet. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality is required if the net, new impervious surface area exceed 1000 square feet. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Provide a public water line easement for the existing line that runs behind and through the site. If this has already been done by the property owner, pro vide documentation. 2) A backflow device is required to be installed behind the meter. A reduced pressure principle backflow devise will also be required. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section .circumstances, payment of TIF may be allowed to be deferrer ,til the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the T1F. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Master Permit (MST; his permit is issued for all single ar iulti-family buildings. It covers all • work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY:,4201t11154— 5.21 • a ENGINEERING DEPARTMENT STAFF DATE Phone: 15031639-4171 Fax: 15031624-0152 document3 Revised. September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 016 Engineering Department Section PUBLIC FACILITY PLAN Project: COMPLETENESS CHECKLIST Date: GRADING ❑ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ _ Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. Li Centerline of street(s) clearly shown. ❑ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. Li Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? Li Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Li Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ❑ INCOMPLETE By: Date: REVISED: 04/06/04 Kim Mcmillan - Preap: Bob Klas, 16240 P - Hwy. _ Page 1 From: Brian Rager To: Kim Mcmillan Date: 5/17/04 9:47AM Subject: Preap: Bob Klas, 16240 Pac. Hwy. This is for the preap at the Albertsons complex at 99W/Durham Rd. 1. We need to verify that they have given the City a public waterline easement for the existing main that runs behind and through the site. A preliminary title report should show us at least if an easement exists. If no easement exists, we will want to make sure that takes place with this development. 2. The site will be required to have a backflow device behind the meter. Since we do not know the use, we will request a reduced pressure principle backflow device. 3. Do they anticipate a fireline to the building? Thanks. Brian D. Rager Public Works Engineering Manager City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503/639-4171, Ext. 2471 E-mail: brianr @ci.tigard.or.us PRE-APPLICATION � 44i1 CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: ` �� ��1°c1-\t l'� ��-►'w � Address: C:;7 75 5\Y I ( JT.t,I AY-s_ Phone:��3-C=44--4-222 Case No.: Z-c)7k-f- DO© l 7 City: ,cv Q(. Zip: °D7c zrY Receipt No.: .20 c`-, - (9 Q g Contact Person:-.._ (.9r3 ��AS Phone:603-(,94-4-222 Application Accepted By: F--?-r Date: S /t7/4 y Property Owner/Deed Holder(s): 4azN Iruv>�,st' DATE OF PRE-APP.: �S /0 y 1 1 TIME OF PRE APP.: Uv Address: 1 ( 2.1 S W' >-d Phone:603-2.4-2-2°)p0 PRE APP. HELD WITH: C1ty: Zip: 2,0 Rev 11/8/2002 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): I Co**) S\V Po.c-A H vv----/ REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s)25., - I E ISA , LT (C7 Zoning: 25-)01° QC,\PCr Pre-Application Conf. Request Form Co Site Size: Al COPIES EACH OF THE FOLLOWING: Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are -111 The Proposed Uses. one (1) hour lonq and are typically held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. ❑ Filing Fee $287.00 7 K Del Huntington, P.L.S. ff�� Associate Planner dhuntington@kittelson.com KITTELSON & ASSOCIATES, INC. TRANSPORTATION PLANNING/TRAFFIC ENGINEERING 610 SW Alder,Suite 700 Fax:(503)273-8169 Portland,OR 97205 www.kittelson.com Telephone:(503)228-5230 CITY OF TIGARD 5/12/2004 13125 SW Hall Blvd. 3:53:29PM /444,•r._ ( Tigard,Oregon 97223 IL (50 3)63 9-4 17 1 Receipt #: 27200400000000001998 Date: 05/12/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2004-00047 [LANDUS] PreApp Conf 100-0000-438000 287.00 Line Item Total: $287.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pr Check STOA/EKA ARCHITECTS KJP 12121 In Person 287.00 Payment Total: $287.00 STOA/EKA, ARCHITECTS 6 AMERICAN PACIFIC BANK 12 15 ` PORTLAND OFFICE 6775 SW 111TH AVENUE, SUITE 20 ,. 121 SW MORRISON STREET.STE 900 BEAVERTON,OR 97008-5300, `' ,._. PORTLAND,OR 97204 (503),221-5801 96-631/1232 �/ (Z./0 PAY —(-- p–^ TO THE C RDER OF I I r \ 1 C4.a>i�.r--, $ 2 7 / t WO k W N 1?e- S2 f I Cor`r t -'..Y 4. �C C,c D S'4e-a fkep, l ,s�e 3 caTL TAw>.I $ c V -- OO DSIGNATURE MEMO Page 1 of 1 cReceipt.rpt . (� 'Pre-Apps (CD Meetings) June2004 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Tuesday, June 08, 2004 _ 8:00 8:30 9:00 Pre-app Bob Klas 644-4222 16240 SW Pac Hwy SDR 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 12:05PM Monday,May 17,2004 /71,. - NPa -{ 4-(•12o4"vi� a- QIcoz ►Fr Vn ild 12 May 2004 City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Proposed Improvements to Tigard Towne Square Enclosed is Pre-application Conference Request form, check for $287 for fee, and Site Plan showing proposed improvements to Tigard Towne Square Shopping Center. Specifically, these improvements will be made to the Service Station area fronting on Pacific Hwy. at 16200 SW Pacific Hwy. The Service Station will be replaced with a new 8400 sq. ft. lease building. We do not anticipate significant site changes to the site access, site circulation, parking or landscaping. Existing utility services should be adequate for the new uses. Please get back to us with any questions. Very truly yours, /jme, 'obert R. Klas Managing Architect STOA INTERNATIONAL tr EKA • ARCHITECTS • PLANNERS • MANAGERS • 6775 SW 111th Avenue,Suite 20 • Beaverton,OR 97008 (503)644-4222 • Fax(503)644-6567 STOA:SUPERB TEAM OF ARCHITECTS,ANCIENT GREEK COLONNADE,THE SOURCE OF STOICISM e (11. • SS. W.WDURHAM R D. IC(Co.0 R D. N O. 4 2 9 1 �� —�- _ _ _ _ - - F '! t Hil _ g�� WASHINGTON I. , , •Propc_e i., 2.130 S.F I ; AM& % ® 1 i AI ..,./ • � 4- 1 I 1 1 ti 0 I I- PIP P P A ... j6, 0 ® m $® e e e e m 0 0 0 e po, ir,„ , . „id/'I r!i Ii ,Q P i I s 11 I i 44. W Ct • :,rr,:,:r: F _�n.n.C7 Q-_r-P 1 r t, ��. AL9ER75 •5 s.x.; s Z / c v< ■ , U I 3 BE7611 I ... % Q a F �\\\\\\���\\\\� a/rr ,• LowiYC - -.C�., I i 4 I nma•aao <01- fA it w pYC wY..� I ■�� J C7 «< ..... U \\\�\\\\�\\\� asx s.,. 7..... Rn\ \\\\\A i '''' 1.407, r A — -'4,._DC T __,.,_ I.H0 SF '.� i _ / 1 ABLITIMURAL •r —BWIWIN9IF BBC — r 1 I ( / ! I x ij, 1 \% \:k 1 0 cl / SITE DATA r� 'R ��` SITE AREA = 869,421 S.F. 41— _.. I / 1 _ Ilpn�a Tncr _ / -- d LANDSCAPE AREA = REO�iRED: 130,413 S.F. = 15.00 PROVUED: 142,417 S.F. = (16.38%) 0----:--: Vim° Il , I r to Q BUILDING AREA = 186.387 S.F. +/- / i �I 4 Q_ lama o�10 ' �= PARKING NO. = W DYr 3-ia-ma 0 . v RETAIL: 129,360 S.F. 0 3.7 CARS/1000 = 479 F— A« Ala =L;,,,,,,_,_' ' LI l I I I 1 ? IAARSHALS: 31,841 S.F. 0 5.0 CARS/1000 = 160 DRAWN Kr e BANKS: 7,664 S.F. 0 3.7 CARS/1000 = 29 CO ,4 w RESTAURANT: 16,654 S.F. 0 9.9 CARS/1000 = 165 s CFE°KIED: as U11LITY: 868 S.F. 0 0.0 CARS/1000 = 00 Q sl••Tile f olai TORX-7 _ —_ ZI RETAIL 8,400 S.F. 0 3.7 CARS/1000 - 31 >,,, P,)I SITE — — TOTAL: REQUIRED = 864 CARS In er PROVIDED = 864 CARS suaE: r.so• SD-1 ADDITIONAL DOCUMENTS RECEIVED September 5th,2006 S E P 0 5 2006 BAYSINGER CITY OFTIGARD PARTNERS Director PLANNING/ENGINEERING City of Tigard Planning Division Tigard City Hall 13125 SW Hall Boulevard Tigard, OR 97223 RE: Land Use Decision Extension SDR2004-00013,Tigard Towne Square Retail Expansion (HA0624) Dear Director, On behalf of our client, Harsch Investment Properties,we are submitting this written request,along with the associated 5259.00 fee,for an extension on the Site Development Review decision for the Tigard Towne Square Retail Expansion project(SDR2004-00013). As it currently stands,the land use approval for the project will expire September 22nd,2006. Several issues have delayed the start of the project and at this time,construction will not be able to begin before the September deadline. Our client expects to have the obstacles to construction resolved shortly and would like to request a one year extension on the Site Development decision to ensure they can proceed with the project as soon they are able. While there have been no changes to the original site plan submitted,several features of the original building elevations have been modified. All materials and building size/heights will remain the same however,as we discussed with Gary Pagenstecher on May 30th,2006,some of the features(columns&gables) have been refined or relocated to a different portion of the building. Also,it is our belief that none of the Comprehensive Plan policies and ordinance provisions under which our design was reviewed and approved have changed. Thank you for your time in considering this matter. We look forward to continuing our partnership with the city and beginning work on the Tigard Towne Square Retail Expansion project. If we can be of any further assistance please contact us at(503)546.1600. Sincerely, BAYSINGER PARTNERS ARCHITECTURE PC _ of % 4 Ethan Edwards Jennifer Rinkus Baysinger Partners Architecture PC formerly(S(B Architects P( Planning Manager Job Captain 1006 SE Grand Are.,Suite 300 cc: Randy Kyte&Colleen Duncan (Harsch Investment Properties, LLC) Portland,OR 97214 file 503.546.1600 503-546-1601 www.8oysingerPoriners.tom CITY OF TIGARD J/�/2UUb IN . 13125 SW Hall Blvd. 10:49:42AM I Tigard,Oregon 97223 TIGARD (503)639-4171 Receipt #: 27200600000000004370 Date: 09/05/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2004-00013 [LANDUS]Approval Extension 100-0000-438000 226.00 SDR2004-00013 [LRPF] LR Planning Surcharge 100-0000-438050 33.00 Line Item Total: $259.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check SN INVESTMENT PROPERTIES KJP 26009526 In Person 259.00 LLC Payment Total: $259.00 cReceipt.rpt Page 1 of 1 {i74` .a R. ,.k r I t+' il:: >w 1 �� "✓ 5* A �' ...Jw..w...r.,.a.u.r... Sa° { _.rJ.._,.....:r..,.....t,... .. Y:x,l.........,,...�.elkiltAUIL 1� . .�..sn... lc�...'J�"t, I1 D 21 A Gf Exit New Open Tn-.k List OBE GIS n q 9 ,��qq ��nn,�, mod, IV.I © t2 t' X `D 123 x=11 a C IEI lose View Add Delete Insert Renumber Multi-Cue Print Condition Condition 0001 ,+PPLY FOR ADJUSTMENTS TO 1 Updated 615,2006 By GBP Edit I Condition Met: I✓ Date f512006 By 1GBP Hold Level No Hold Report Tag r Condition Text 17. The applicant must apply for adjustments to Sections 18.705.030.H.2 and Hel p '�. � 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. I . (NOTE: See VAR2005-00054 for partial compliance with this condition!) ...A. Cancel 1 1111 g Number of Dwelling _, 13 DURHAM RD RESTRICTIVE COVENANT Not Met KSM 3128 � (i) ,,,h. 14 PROVIDE PUBLIC S/S CONNECTION Not Met KSM 3/28 ■�,; f.'- `' Resolution Nu 15 SHOW PUBLIC H2O LINE EXTENSIONS Not Met KSM 3128 : ! ` Z 16 EROSION CONTROL PLAN Not Met KSM 3128 ■®APPLY`FOR ADJIJSTMENTS TO 18,70 Met 6 5J2l i06 GBP 18 PROVIDE PUBLIC H2O LINE EASEMENT Not Met KSM 3128 • d #?' `' `�t '� ;'r -,r'< ,r. ' '-'M: 1; ! 19 IMPROVEMENTS PER APRVD.PLANS Not Met MET 328 ' - H..t:- ,, �' 4. J l i I �, 20 PAY H2O QUAUQUANT.FEE IN-LIEU Not Met KSM 3/28 + v.'i its g l i� +J is• r !„ , It I 21 COMPLETE ROWWORK-GET APPROVAL Not Met KSM 3128 !° tit + f 'r-_"F s "f 1 �«,s f1 �` '� X r } 22 PUBLIC IMPRV.AS-BUILT DRAWINGS Not Met KSM 3/28 a 4 r �,,,.: , `� t* , `.:1'-,`',$" ii, n w ` ' . .`'S `� ter ix' ' xJc..?'3','1.1.',',1 • 23 RESERVE ADDTN'L DURHAM RD-ROM/ Not Met KSM 328 t a ? , . i—'t rA <S t1i! 'St s MM { ,. ark 3':,-.4, f ._," w,, , ,f; .� tom;/i n; �i I -,,,,A;‘, n. e x• s , f ° a �< .J 4 A fcta *sXr k Fr r. � %� ....,.....:,;,...,.f.- s „..--,4.:.'i �T nc app ''” zn ti k rs + hid' c a t ,,,b y ,.« , s a i° St fi? '? Tidemark Advantage ,,, y It �,1 PF,' Case Activity Listing 7/7/2006 12:05:11PM TIDEMARK Case #: VAR2005-00054 COMPUTER SYSTEMS, INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes VAR1020 Application received 5/23/2005 one DONE (':AC 5/24/2005 CAC VAR1030 Case created 5/24/2005 None DONE CAC 5/24/2005 CAC VAR1050 Planner assigned 5/24/2005 None DONE CAC 5/24/2005 Morgan Tracy. CAC VAR1100 Application voided 8/5/2005 None VOID MET PLL 8/5/2005 Based on discussions with PLL Engineering staff,the city has determined that an access spacing adjustment is not necessary for this project for the following reasons: 1. The non-conforming access lies along Pacific Highway 2. Pacific Highway is an ODOT managed facility. 3. ODOT has reviewed the existing access and determined that no modifications are necessary to continue use of the driveway. 4. ODOT has greater authority over its road system than the City of Tigard. 5. The City's criteria for an adjustment could result in a different decision from ODOT. 6. Therefore,if ODOT has permitted this access,the City does not have the authority to override this decision. Page 1 of 1 CaseActivity..Tpt • ; 3• • �R� .1 _( .f�• L 1 u ty x1 ,CITY OF TIGARD (OREGON t August i9,2005 r 3` l • SN Investment Properties 1121 SW Salmon St: Portland;OR 97205 - Atta: ColleenDuncan ;: Re: , Permit No Dear Ms."Duncan: ' 2 -- The City of Tigard has.canceled the above referenced permits) and enclose a refund for. . • the following:..:',." : Site Address 16200 SW Pacific Hwy Project Name:': • Tigard Towne Square Job No - N/A Refund; Check#40500 in the amount of$566.00. Credit card"return".receipt in the amount of$N/A. Notes:.Variance permit not required. Refund 100%of all application fees. If you have any questions please contact me at(503)718-2430. Sincerely, Dianna Howse Permit Specialist Enc. i:\Building\Refunds\LtrRefimd-CancelPermit.doc 05/04 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 City of Tigard • . . --is ;41111 Check Refund Request City of Tigard This form is used for refund requests of permit application fees paid by check transactions only. Receipts, documentation and applicant's request for refund,if applicable, must be attached to this form. Approved request due to Tidemark System Administrator by Friday at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Tidemark System Administrator for distribution and refund of case fees. • VENDOR NO.: DATE: August 8,2005 PAYABLE TO: SN Investment Properties REQUESTED BY: Dianna Howse 1121 SW Salmon St. Portland, OR 97205 Attn: Colleen Duncan TRANSACTION Receipt#: 2005-2313 Case#: VAR2005-00054 INFORMATION: Receipt Date: 5/23/05 Site Address: 16200 SW Pacific Hwy Check#: 26006722 Project Name: Tigard Towne Square EXPLANATION: Application not required. Refund 100%of all fees. ^r EXPENDITURES, . : ' r .:::,,' _. i 4* ., ,.r ..-''':::!=:-; Fee)Descriyption FromReceipt: '. T Z-- =.tt BevenaeAccountNo S Muount Example: `[BUILD}PernitFee .° 4 : ' aziiple."245-0000432000 [LANDUS] Special Adjust 100-0000-438000 $566.00 TOTAL REFUND: $566.00 APPROVALS: (IF UNDER $50) Section Manager/Professional ff , OF UNDER $2500) Division Manager _ t ji (IF UNDER$7500) Department Manager (IF UNDER$25000) City Manager (IF OVER$25000) Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Refund Processed: Date: I ' ' / .c 1 By: ./Y+/ is\Building\Refunds\RefundCheckRequest.doc 03/05 CITY OF TIGARD, OREGON 40500 , Vendor:SN Investment Properties Check Date: 08/12/2005 Vendor No: Per00240 Vendor Acct No: Check Amount: $566"00 Invoice Number Date Description Invoice Amount Refund-Permit 08/08/2005 VAR2005-00054/Tigard Town Square 566.00 OEM 491101MIESEPS) CITY OF TIGARD US BANK 24-22 40500 13125 S.W. Hall Blvd. PORTLAND.OREGON 97204 1230 E Tigard, OR 97223 ABL r (503)639-4171 CITY OF TIGARD Fed. I.D. #93-0503940 VOID AFTER 180 DAYS Pay: *** Five hundred sixty-six dollars and Zero cents Date Amount 08/12/2005 $566.00 To the order of: SN Investment Properties 1121 SW Salmon Street Portland, OR 97205 _ PeP y�rr� TAGA 1:11, :ewer SECURITY FEATURES INCLUDED.DETAILS ON BACK. • Case Activity Listing g/s/loos �5� 2:43:28PM � TIDEMARK Case #: VAR2005-00054 /-�i /� •Gel) COMPUTER SYSTEMS. INC. SDP./ °Z -600 Assigned Done Updated "t Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes VAR 1020 Application received 5/23/2005 None DONE CAC 5/24/2005 CAC VAR1030 Case created 5/24/2005 None DONE CAC 5/24/2005 CAC VAR1050 Planner assigned 5/24/2005 None DONE CAC 5/24/2005 Morgan Tracy. CAC VAR1100 Application voided 8/5/2005 None VOID MET PLL 8/5/2005 Based on discussions with PLL Engineering staff,the city has determined that an access spacing adjustment is not necessary for this project for the following reasons: 1. The non-conforming access lies along Pacific Highway 2. Pacific Highway is an ODOT managed facility. 3. ODOT has reviewed the existing access and determined that no modifications are necessary to continue use of the driveway. 4. ODOT has greater authority over its road system than the City of Tigard. 5. The City's criteria for an adjustment could result in a different decision from ODOT. 6. Therefore,if ODD f has permitted this access,the City does not have the authority to override this decision. Page 1 of 1 CaseActivity..rpt CITY OF TIGARD September 13, 2006 OREGON Ethan Edwards Baysinger Partners Architecture PC 1006 SE Grande Ave., Suite 300 Portland, OR 97214 RE: Land Use Decision Extension Request for Tigard Towne Square Retail Expansion (SDR2004-00013) Dear Mr. Edwards: On September 5, 2006, the City received your request for an extension of the City's decision on the Tigard Towne Square Retail Expansion(SDR2004-00013). The Decision is currently valid through September 22, 2006. The City approves your request for a one- time, one-year extension making the permit valid through September 22, 2007. If you have questions regarding this letter,please call me. Sincerely, Cyce. - Gary Pagenstecher Associate Planner C SDR2004-00013 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Michael Striplin Striplin's Tree Service, tic 503-257-2475 503-699-TREE Fax 503-252-9988 striptree@aol.com Begin forwarded message: From: "Adam Flint" <aflinta,landgraphics.biz> Date: April 19, 2010 8:48:18 AM PDT To: "Michael Striplin" <striptree @,aol.com> Subject: Tigard Towne Square Strip, What would it cost to cut this dead Fir down. Also, can you get a hold of your dude from the City and see if he will issue a hazardous tree removal permit just like Willowbrook? Adam Flint Commercial Landscape Management and Installation Services Landgraphics,Inc.-www.landaraohics.biZ 503.650.0590 Fax 503.650.0484 Cell 503.969.2530 Providing eco-friendly green services since 1982. Please consider the environment before printing this email. Confidentiality Notice.This email communication from Landgraphics,Inc.may contain confidential and/or legally privileged information and is intended only tut the use of the intended recipient(s) If you are not the intended recipient of this communication.you are hereby notified that any unauthorized review,use,dissemination, distribution,downloading,or copying of this communication is strictly prohibited If you have received this communication in error,please immediately notify Landgraphics,Inc by reply email,then delete the original message 2 !4 F1 J 1. i - ,+': ' ,L)'644 i'. kl. V! (i A,..f' 4 1 . i . i 'r K 4 4+A ' in l 1 •.l, tit, ` �i Iti \ e Y N.i . ti A 1, ' i. . i .r ) Oil'I" •'r' ' .**3. '..• *k At"sV-. 1.0.--, ' . r'..,,, ; ) . ' 1 ,- --* -AlE,....r,, piro 4.' 4 ,, .4,-• .... I k Ji` , (t . ,r •4 . .., ,a- : • 'µ ,fir 1 - !tic ill' i ' i:t ‘ i li •• ..,Aril X -..i.• .4400,1piel ..• "rt,...•,•• „.. - . 4� ? 1 I�N,1 w !,Py i_.II •• 141.1, ' I c fir. 4. ,vii-.,.. '4.. , ! ,: � ,i � 'w � • � � ` . !,*+ k� ..I 41,,, it, ". tg--..7 . • ,\ . ._ .40Ai• r .f• r ) • 'j 11. i r; •r :te. • r • • V - ...- /� 1. • f Todd Prager From: Todd Prager Sent: Wednesday, April 21, 2010 11:26 AM To: 'Michael Striplin' Subject: RE: Tigard Towne Square pic Michael, Please accept this email as written permission to remove the dead oak tree at 16200 Pacific Highway in Tigard. This tree was required to be protected as a condition of development approval for SDR2004-00013 (Tree 22), and therefore a permit is required for its removal (replacement is not required). Permission to remove this tree has been recorded in the City records as permit number TRE2010-00011. Please note that you are solely responsible for obtaining permission from the property owner for any tree removal activity associated with this permit. Please do not hesitate to contact me if you have any questions regarding this correspondence. Sincerely, Todd Prager Associate Planner/Arborist City of Tigard 503.718.2700 From: Todd Prager Sent: Wednesday, April 21, 2010 9:57 AM To: 'Michael Striplin' Subject: RE: Tigard Towne Square pic Michael, I did not receive the photo of the tree, please resend. Also, I found that many of the trees on this site are protected. There will be no barriers to removing a dead tree, but I will need to issue a permit and document which tree you are removing. I have an inventory of the trees for this site. If you like, I could scan and email you a copy of tree plan so you can identify the tree number that needs to be removed. Otherwise, we should meet on site to figure out which tree and its corresponding number on the tree plan. Please let me know your preference. Thanks, Todd Prager Associate Planner/Arborist City of Tigard 503.718.2700 From: Michael Striplin [mailto:striptree©aol.com] Sent: Wednesday, April 21, 2010 9:30 AM To: Todd Prager Subject: Fwd: Tigard Towne Square pic 1 ice_ { • ho..,,. S. W. DURHAM RD. (Co. RD. NO. 429 ) i1I.I` • ---_,../. . o 7' n56 va --- __ 703•-r •�(tt.116, °••• •TN 1 - 42s-x 31aSIIICER r62T1� Ttsl o • •1..�..7bt p63 n6H r,6s "Try- ,� 5 "\ rel.. VP ' `� 'ARTNERS .. •rNl _..—..� • rrotl ® .es. • Z:-- ® tr i T ng — —— ; � ER� f5l/ ! Tin- WASHINGT•i,IA • MUTUAL o �gso ©i T ✓ BANK 1 =yam a I Tlpg Q e E :?. McDONALVS ! ,: ;:itf .i • T f •I/ ,. Ili, / ° Y. OC ° e /TALI• ___.1' 1 y2�• ON A XS•IIIN 3• p (m�) / -° PLAY AREA 41' # ( % Z Z C'^ y VISUAL CLEARANCE •,/ T"t -(1:471:".>7' •,�I L''� CO A� �' A� I z W 4,1 CI a w �, VISUAL CLEARANCE .. y • C '/� {.1J 14<kl C�✓vS / % d • r • y C!� I rj GC �,�. ��' Z3� T13Z. Tr rr2y 728 llc7.Tnb u rxs -rizi .,T1 t21-7ru True -no N6 rtry 7u6 z Q AREA OF >I ?•... � $ ifs I Q = ,.. WORK i r r3Z r7 , o\„.�"—'.- T37 Tag _ i C •`/ Z \ ' ® '9 . p se- 1I =cAgp��. / \ i.73 , �. : ua. Lr3j Paz \� \\� f -�l � C — o 0 -2- / .1,;\` wr19 , 4,. r�r,'., RE9 elm RE T IL BUFFET •I _ _ o �; .7 rY N RESTAUET f - f= - rLy T. iv/ / , ALBERT43SF RITE AID 6.7+7V •i / ° .- c. +/-18.843 SF ,,, i qa f \ \ \,� vc J ® I. T i — DRUGS T� . vi /,yC+ \ f4 Y OA, 27,46,SF 18: v Y I ' p • o _ f 7YZ ; d RETAIL w M1 j 6:.'"\\\7\\\\\ \\\ \ \ +/-9.600 SF p �e PLAYGROUND \\may/\ \`\ r�( '+.�° 1•*M / I r ii 4421_8/ \ /J\ \\\\\\\ \\ '.\*\ \ $ g4 i LOADING �COIOACT01j _J Ir 0 ''A I` I ; • .._. T,., ,ICOI4PACTOR SUBWAY l �' ., `, r4 / 777 1.1DO SF /' 41{M2r� / \ \ \ \ \ \\ x.19 rsl• � RETAIL s'NIGH FExcE�I —.._..—..—.. i1i _.. • 'T - \ \ - +/_3.952 5T I aw.,�.n..., oar a an,sara• Q i A ' \��\\�\\\\\�\ • \�W A `�� .'' I • ro�.,..,�. I >vm..4m.o a.aw,.oru .._..i .«,uw ,TLC RAISED CONC.WALK j�� �. 180.08' 1 I i rLG, NORTH TAX LOT 1800 � �OF O 4'WOE Cdlc.WALK � P +.� \ \ \\ \ \ \ ��. r5j e \.,;\,,\, --, 1 Y _ ` I ® SITE PLAN TOTAL AREA: .56 AC iY w.�. u. r �O 'i'\:.- Y � "\i\ z4.7� 1 Mr `alit' SCALE:r=50'-0• em..,.,,...,.,..da.. .■ �- 7fS,.j \_\ b a my (c wu ROW. �' ,...,...r...., `...�..A,. AREA OF \ .\ \ \\ \ ublr axNe[s YaV wan.rid.>T�°.�i'b' r 'MORN e _61 I $ MARSHALLS za6r Q Tr3 \\\\ \ \ \\\ \ \ Tss ," 31.64E S.F. Tax Lor oz \ \ ro AL AfiEA: /y �7 ”% ; ,/z; C`�:\\`\'�\\\\\\\ i 61 ISSUED/REVISED DATE +r v \ \ \\\ 7'grP J TAX LO-00100 TAX LOT 1900 •4 Fl Nt7! B X I � rlI CO BU�i I TOTAL AREA: 3.90 AC TOTAL AREA: 6.07 AC CONG P A \ 1;BI I`� \\\\\ \`\\ .A'..- 233.30• . :. i copy AREA VI�DI \\ \. 7\ ■\ _ ∎.'n� TAX LOT 2800 I,/7i \ \ \ \ \ 70TAL AREA .56 AC j i �s N. \, \. \\ \ �\ \\\, DOLLAR TREE i � � T�� '^ Isar S.F. 1 I b ;.r . ;; �� 8.,\\,,,,_\_\,\\\\\•\,.\\ . \ ,\ \ \\\44y 2D4.7r 1 _I RECEIVED j \\ \ • 18tl ' - I ORIGINAL ISSUE DATE 03.16.07 ,?)Y• I TS ® ± / \\ \ \\ \ t 11,, TUESDAY MORNING I — DRAWN BY 111 CHECKED BY -- e TO i 8.000 S.F. LOADING I •/ .a`■% /!l l 1 Ir' \\ \ \\. r61 .-,_fi�++T r ININIED �. I MAR 19 2007 TAX LOT 2800 O '"'^°"r =Ly DEVELOPMENT SITE `. I r 7.. T� `Tir . 4 \ \\. \\ .\ ` l\�'\\\\ `� -.— A. — I-- —D / TOTAL AEA: 8.46 AC T-lA'TLSC.r' Co PI (smart dt w) PENN F TIGARD / I CITY O —a .�� TREE PLAN %7-'70 TO r-s8 rb7 rbb r6s rb4 S rb3 r62 ------ ' PLANNINGIENGINEERING �i, —— Rte_--_,_ -_—___ 7-2ct Fog PR�S�uARPA/ �N j%. i ,� • • � • K HIGH FEN _._.._.. ..__..�.._..� 0' cONSTR.C.TtoAl A-4E,a 1 Ti t_ A- 01 ..�� — — — — — — — — I • T28-&REED)",4,4 eys0 ELL Foe.ReA40u.A.L •TRAM OUTSIDE CONST2UCT70■J ALC A P I 1 / i 4 < , MMD2DD9-DODD r b/ /0� Site Vii : C��2� Pigy~e/;/- 9 p /04 ... .z 4,,te..v,z", aittA4A7 744‘4. \ S. W. DURHAM RD. (Co. RD. NO. 429 P. , /_ BAYSINGER . �--� PARTNERS •` —. r�/ _______,,,...,, kBANOK [ WASHINGTh� ■ = =o^ € / �' �,/J� / l MUTUAL I , lF/ / , p ° I O i BANK I /o 0 o I o „/ ) J x o p . m cr Pill , —w . ai o Ce / 7r ii I k 1 2 0 J 1-11-1 es- Z K I . I Lil ,, . AREA OF : z d LIJI WORK LA-1 /,� •�. 't tom. %j ; 0 A., l,� 4 ` v FN TO ��•� ��� i > = o 0)41 i5/ c\t/: . ' i REMAIN -•��RANP TO BE DENO'D y/ Q / TREES TO BE I . TREES O / ' DEM0'0 O� DS as D.S. as u.�. 1..7 t. 7 ' ate'. UTILITIES TO JJJ .� °0 0 REMAIN a,00T .T��. •. RETAIL RETAIL _ Q a Ii t D 4 .�.'•. . vsla s® I , �' ALBERTSONS n 6,7/7 g CONCRETE WALL / % �l ./-18.80 SF I RITE AID , y' w/wiRE MESH • `yam\ �4 J T I T DRUGS °""1 T j I vi / FENCE TO R ALL. ( ```\ \\ \ 4/x.4 u / 27.461 Sr ■, 7 CONCRETE WALL. 8 \\`\P",\ E •/ 1 r �' C RE MESH FENCE 01 / . 7 CURB To RE DEMO' ' RETAIL / (Jp/��\\\ ,(� Y ./-s.sm s I • vuv«aao I SE P �� ����A�\T 'o-, PJ' r D. LO4 4G i L T r LOAOa1C • I CO FPCipR 1 COMPACTOR IZ -I � .• CURS TO BE DEMO'S.TIP 8.'L I ] 7 1,400 5F - L4i-\� �\���� ., SUBWAY - r- -----15i- Li iy °° //. d L.�L J 1 1,100 SF /"' 0, `- TREES TO REMAIN \04,* TREES 10 BE --_--- / - - - - __ �`Y'�`yA ' C71 'CC PI,I c Baa�D \\\\V °. RE��AIg s•�FENCE �....o...— --- �� o IL I TREES TO BE ' _ I7�r. Off.7 / OEMO'D O e Ll00 NORTH... . g;jy� 1 _ (j� DEMOLITION SITE PLAN ° ,� Cc AREA OF uMI n,RKS 'Ka r....�r,..Pr w• wire Prr..R.n.,.c WI WORK /% MARSHALL$ 78.57'' ▪ `w.."�+� / g s1.ea sF. �..M1 .. :K /f . ° , \\\��\\\\`� I ISSUED/REYKED DATE TREE TO BE " OEMO'0 / r ;� / M (E)BIAIOIK NEIL BU NI o "��,/ 7".30' IR�n`e1�Tr;"' 8.1®To REMAIN AREA OF i 217CDF \\�\\\ \\ �% °" 7��' I (E)MASH DOLLAR TREE .'' CURB TO BE 7 V ENCLOSURE 15.041 S.F. F @ coon) 8 WALL TO REMAIN ,CURB TO BE , ��///qj j�0 1 7w� o M L TO BE ORIGINAL ISSUE DATE 031607 `� 0 I 0ENa191E0 / - j TUESDAY MORNING DRAWN BY pt CHECKED BY TREES TO 1 4000 S.F. LOWIO REMAIN.TY? / Ilb.0"Fixa ED •��. I DEMOLITION SITE l / i r •......, ...till I I- , PLAN a .s J T ��` _- 76'BUFFER 6'NIOI iCNQ� - - - - - - SD-2 TAX LOT 1800 TOTAL AREA: 56 AC ZIb,o. S. W. DURHAM RD. (Co. RD. NO. 429 ) IN 171 s, \..` TA, 02 TOT A I Y .. .87 in TAX LOT 00100 TOTAL AREA: 3.90 AC TAX LOT 1900 30J'-1' TOTAL AREA: 607 AC � 441-8• � BAYSINGER .� �--� PARTNERS —_--- TA%LOT 2600 _._- rte.•- 7 •" I �`TOTA: ` / ° -- r-/ I, ®L"vlar r• , ca.., Q LIE o df"3Y"Lro P-c1---3 cA��1ri e_i // ,.�/ �_ o TAX LOT I500 (520 O' 4101) _. I ,� ���--,�/; L,i r Z a l 'a;■11 M TOTAL AREA: 0.N AG csraRU pRAN) A1cDONALD'S w p , L f- NORTH TAX LOT PLAN FOR o I aQ.N a %� ' WCTM 25115BA I I tag I I I ' c�cr �" .� SCALE NYS - I Z W o V VISUAL CLEARANCE ® O V O 0 ® ® ® ® ® I ® ® •; ® I 1 ' m L.L.1 S .-- I .- D © _ z VI a cel Pv NSUN.CLEARANCE i 7 0) AREA DE I / I / - I Q = n ° WORK .ua...v° 4' / i; ' '�� - LL � p7 'o��R1. :� I Ill ° v 4 r--------�— I ° 119 1 _ = z _ o ��Q. 9j O.S D.S DS D.S u.a T P.') ��/ 1 O p .ems• !•� t _ T I is O moo Z m a : ;, RES6tJL I E ,.u�• -4 ALBERTSON'S _RITE AID BIKE RACX . A/mss -1 • L T 1 I ('T •3 ONES I RETAIL I O — - 41-9.600 SF I I -q._ t ■ I RAYCFOUND ` ,. %\\\": 0, LOADING . I COMPACT • I- /4.. I J 1 i IAOO SF -�3• °Y A• r-r-- -15r •L°,S UU r- '7 [n ///,. SUBWAY /A' u 1__ 4. 1,B s Q ' ° \\\\W RETAIL s = 6'OOr FENQJr 1 ..me rp,oRr. .. — i I .r�1,eana...°d art a 180.06• •1ma1 R•0.1 I RNSEO CONC.WALK -' ` I O -,e I NORTH .'WOE CONC.wx y, �[f r riri ` _ , /../,/, ,. 4 � 1 _ 1 I 4111111/1 SITE PLAN /,., AREA Of If�� ��;,i, ��/E�� /D/,,,Is, IU vu wwrtD ^ �7 I i E SCALE:1'=SU'-U •r r.+T a�.v•WORK / MARSHALLS ...,,,_......._....d.,k...er r� A 31.841 SF. ••••••••~44∎44. .w a/ v ��� �\ \\\\ I SITE AREA 869.421 SF(/' • a ; `\ LANDSCAPED AREA. 130.413 SF 15x REWIRED ISSUED/REVISED DATE 710( 116,396$F(16.835)PRONGED CCNC.P 16'8 is Nom D^ (E)BU.dIG I BUILDING AREA: 183,884 SF 4./-EXISTING O!1 8.400 SF NEW # •i R�,j 233.30' 11U 11s.p 192.284 SF+/- TOTAL AREA.OF * N� • iijl „ 86H-Sly• f.'s-- (E) R 91 DOLLAR TREE 654 I Parkin Requirements Bicycle Requirements !� EKQ09XE 9^ 15,041 SF ,,i I g quiremen Sc quiremen / u \�_ • %R,j O Pah p� Y6.d w PsA..q S..Pohiq by R.b P fold / // 204.77 5l5 fl 1000• wwAR Rep par Im0 d ... 1000.r 11.puir.d — / I ) & j/ .I 1., �I OdGINAI ISSUE DATE 0316 07 ®` TUESDAY MORNING s' I Casting Ra.q 50048 3.7 99.5 0490 80.87 s0 51 766.7 " ° Fe.,Read loose q.q gq.es o.qo eq.e7 qo 11.4 175.1 126 DRAWN BY Or CHOCKED BY •• • I I 8,000 SF. LOSWC 6110 2.5 15.28 O.eO 11.7] 13 30 16.3 19 TrAa P.r.me1 Service y I _6E I R%YOBkD�I i 7656 s, ;; s', 27 54 1z 2 ;9 SITE DEVELOPMENT — MO 9e3 e7 a �o q 1 PLAN NsuN — / A R P.O.,rt .. CLEARANCE \ /.` / �' Ru `mn- 7u.m., .1.1.0 TN \7 I Ie3.Ae1 eoq ton •g ill TPlal Mal 417 1139 s.0 NSIIAL MAR/NU " 067 !j/ T 26•BUFiER Pro Mded _ I I K/ I f SA A-101 .\ ....�. ---- f -...-vee-....-- _— Disabled-- ceee,b I 17 Provided k 0 0 CD o '2I ® ® p METAL COPING AA STUCCO SYSTEM .o METU CANOPY \ STOREFRONT TO MATCH EXISTING CENTER METAL COPING �� —STANDING SEAM METAL AWNING BAYSINGER • ROOF A / STUCCO SYSTEM `: PARTNERS •ia _i LINE i -— — -- --- — _2 ll - -� d .o METAL COPING ■� ACI w a L 1 _— stucco SYSTEM W °a Cl 1. - -L,k.':74MtMIIIIIIIIIIIIMIIIEIIIIIIIIIIIIIIIIIIIIIIII II 1111111111111111111111ell F.,- t,,„ —. _ . • • • • • • • • • • r r • • • " E BRICK I— — c . E.Ce•I •I _-u_vi+I?�+w LE x+-�"' _ — .WALL MOUNTED ~ LL K' X - _ ��?-= LIGHT FI%TURF . .;=,-o m x x • • x • • • 1 • S oc Ud I .C.-"r= •I SOLDIER COUR SI ♦� T RAITRIp21IUl' • BRIM • li ` N d IIIIIII,III II - it BRICK Q v c I Li. 3E • • • • . -Ti r • • • r •I+= • • •.�.� r _ x x • • • = • • • Timm BRICK O N" I A�...��// w a , B•-0• A. 19•-0• !'-0' 2S-0• 4•-0' 24•-0' 4'-0' 23'-0• !'-0• 19•-0• B'-0- f^: Z r 1.._ ce ° a 140.-0. d N BF. EAST ELEVATION ~ F') w o m 1J=1`p W Z _ @J YJLY� - Ln r 1— m m VI 0 W a A ® C 0 E F w o cc METAL COPING Z Q o STUCCO SYSTEM T w Les METAL CANOPY i1 , OA. p —STUCCO SYSTEM (V/� e=. ROOF �T'.• METAL COPING • E �' LINE ._ __- _..._.—.-_ —STANDING SEAM METAL AIMING Q STUCCO SYSTEM Q Q N t.I I — —II _ — I METAL COPING 2 ,— y SB STUCCO SYSTEM Ai =- ��Ii~biiiI.IIIIi�1 I��IN I=; 4: • BRICK J-- .gzEtzi VA III qq��I�T -.__ ��-g... _ �..-_ fi FALL MOUNTED LIGHT 4M 5. 'I I 3W A SOLDIER COURSE BRICK BNB mono ' . .0� i® rdm®11 � II I�I�0 T'Ogs.R BRICK 8•-0• 19•-0• •-0• 23•-0• !'-0• 24•-0• 4'-0• 23'-0- 4'-0- 19•-0• B'-0- OMAN DOOR,TYP 140'-0• Q WEST ELEVATION gir POT I wawa 4St .AWAWK $ ® ® 2 1 1 2 O3 ® �,,'OF 0 �_«.I.. METAL COPING METAL COPING +�♦M ' `Of r•010• awns WI METAL COPING METAL COPING a.•�'•....w A^^^Y STOREFRONT TO MATCH STOREFRONT TO MATCH °.'..,. w «,M, EXISTING CENTER STUCCO SYSTEM STUCCO SYSTEM EXISTING CENTER of•...i....r.,...,..,..x....,..<. STANDING SEAM STANDING AWNING STANDING SEAM STANDING SEAM METAL AWNING METAL AWNING 1 NE TAI.AWNING METAL AWNING STANDING SEAM STANDING SEAM ISSUED/REVISED DATE METAL ROOF ROOF LINE A wwwwwww.m. ROOF LINE METAL ROOF METAL COPING ®�IRI i�� METAL COPING STUCCO SYSTEM �� , ®_ I? Is il°'�^ � �� i �L STUCCO SYSTEM id r 0 � ° _= - II11111�1�1�Bill�IIIIIII __ �� � _ 111111 - 1111111 = _4 '►•BRICK,TYP E _ ~ _ • x x x -4., BRICK,TYP WALL MOUNTED z• ' __-__—_.—._. ,� —.. ._____ —_ _... _- __ rx WALL MOUNTED r rd UGHT FIXTURE,rw �i � _ it LIGHT FIXTURE,TYP ORIGINAL ISSUE DATE 03 16.07 Ira SOLDIER COURSE BIB Y'.xs �_ __ _ _-__ • r x } x �- SOLDIER COURSE BRIO(,TYP NMI ®I�BI IR-ap�i IINUBfO _i -wINRi � +- DRAWN BY I ENURED BY BRICK.TYP zn nASataeeman _ I m z. �„ —...__ a1BINia BNRIIk# RIO ,A BRICK. I Or x -- I ...: A. \ rx:-.. _ .-.' Tin S BRICK. TYV' 2•-O" 5'-O• B'-0• 20•-0• 4-0• zo-o• 8-O• 8'-0• 20•-0- 4•-0• 20•-0• 8'-0- 5'-O• 2•-0• BUILDING ELEVATIONS T-0• 60'-0• 50'-0' r-o• Q NORTH ELEVATION Q SOUTH ELEVATION �,7 SCALE 1/1f.1•-D• V 7 SCALE:I/8-`1.-p' A-102 ,,, 7 d ., �) 1 ,I � __ _ /Oi ll0 _- I III / 1� I I I�WH ,, I / m F YN46 ' 1 ""u" ""�1► V BAYSINGER i i ) f w' I .'� t `r i uJ` �' �,, —J PARTNERS ' 1 ' // j I �/ TOPOGRAPHY SURVEY --� �,^ E % - / FOR CV 0-r o i ? / / / _ - - --__-_.-' I STOA INTERNATIONAL EKA `^ .p ti I I __ - ' IN THE NW 1/4 OF SEC. 15,T. 2S, R. 1W,W.M. O ...°''O `m I' / / �° / __T -- , ; �' CRY OF KING CITY,WASHINGTON COUNTY,OREGON LLI Q =p cyb ,t w.9�10 / / /- _ AUGUST ,9. 2004 x e N a / leery ///.%// %//////////II % ~ u+c .% ■ % !r py — ':.. — __ _ / NOTES W =8 (mr°�1—f / \ / 1.ONE FOOT CONTOUR INTERVALS OC a Y C lea' / 1 • f i1 \ II ''��,' I / '�----- z.KRT1C L DATUM NGVD 29(47).RASED FROM �� Q S d / °°/' tJ / `t I \\ I f I I WASHINGTON COUNTY BENCH MMN NO.561. O N u+ J _ ' / LOCATED R,THE NORTHEAST OW�OWM of MCHWAY QC ( '! ! f • I OM AND SW DURHAM RD (ELEVATION-1901W) �/ Z a c: I .-'''''...' il CL. cc E 2 11 ) ! ' j / II d L li I I J ! / cMAWS i ! I- \\ � <` _ 7 / / / I 1 `. it Z ,\\in \ /0 ; 1rYMa.... / f I I i Q Q Old itn 9 m 1 / 1 r d o / Q 1r MIL. 1 II I Z N— i C.)!/ 1 1 f / it I Q�/ .A_ 1r Q ' 7 ' a 1 :,I . 1 I O �. vv vv / i j �I 0 I,4 1 r. �♦ \♦♦\ ,�/ / A9lWLTNda/6 I I I ' 1 i 1 14 / li, ^ \ \ I f f V��I • C ' It k•17.4, W...1 \ I ' • 1 I 1 1 �� \ f I I I 1 \ �k\ \\ I t ■I POWER ',4 • / \ N. a / I VAL N. N.732\\ '1/4, ‘. 9 /1 /al. X s. \ \ a '.5 ,f/ / .E / t*„. ISSUED/REVISED DATE / /1/, \ `'� r. — —— ORIGINAL ISSUE DATE 03.16.01 fi \.,\ \ ai ii/ .. \ .T... \\.\\ / / /1);'.- y // VWI� ��' / _1 _ /'I — \ 1KIYti/ L.i-1 _..__._ __ BASE CS - c. t NT, i// v♦ v 11 NORTH ■ EXISTING / t MATCHLINE th = �� ��'� MI-----NE"wIw_∎�- — � I � CONDITIONS R"a �f,\ C0.11 SCALE 0 10 20 40 i0 / / \ / . ,-- ' / �� 1 INCH 20 FEET s1. / /1 .1 /ft. e. r:l� / if''' / ;:- .- v \ \\\ \ \ \\ \ \ \ \ \ \ --- ��. ` � _ _ �,� / \\ \\ I MI Ili, \/ ,' T H NE V BAVSINGER / \ r ► ; `\ `\ \\' 4"1.���, W PARTNERS / y, / / i TOPOGRAPHY SURVEY —I I "Q s } I \\ y Ham.. '!//!�////////!vI////!////_ j/�///���/ E a – J,7 , Tf i� I �+ , VOA INTERNATIONAL 2S. �� .74•1,4 .,.0 C ' lI fi I / / / / \ �Q �� , IN THE NW 1/4 OF SEC. 15, N. 2O, R. 1W, W.M. O =e,e o r/'\ I // I1/,/ ^/ / �/ / \\\ 1vQ \ ■ Yy� car OF KING CITY, WASHINGTON COUNTY, OREGON L.LI Q p`^ t �"^S' AUGUST 79, 2004 = o o d•. % ■ 1/ / w 6. \ �. \\ \\ I- -- ■c / :' // / , b \ 'oily \ \ t fc - ,/ ./ /' / / \\ \ / \ \ NOTES W V o° 2 1 / / / // �\ \ g /� ■♦ :.ONE FOOT CONTOUR INTERVALS I� --"' CaJ / / ) //' ,/ /// ; \'� %, `\ \'1` wASHINGTTOON COuNNFY BENCH RIc NNo.E561. O 4„/�■. .' \ LOCATED AT THE NORTHEAST OUADRANT OF HIGHWAY CC - /s.'A' �' // /,/1/ i° \\ j \ /^ \'- 99*AND SW DURHAM RD.(ELEVATION-190.991 �/ Z c° // I ' I // / Q' \ % 4, \ LP f� a— /- /4 / / '/ . s -- V '�\ 9 VCa CO '� / \ \ Li ," 7--'167 % I \\ / T - \ C8 / I / ..,LIJ II 1 I I l .) �\\\ l Ala V o S r \.. \ / ! to I— �/ I - M .-Li •,,,,. r /��r' 4W R ,1 !1 / I/ '1 -._"''' \\\ / / ',,� ,j ■ / I --164-�`/- -_-') ...1 / 0 roam .. / ' ...��. f 0 � , /I MP/ l / i __ �NI I i A I ■ ' \ 6�r V - I �F..1 ♦\ CB - 11.- - - - - ,/ v \-_1-, \`16r, 1 . / I l ® 5 BIKE / /\ \ /' 1 X361--' �3 RACK \ - —_— - - • I,V// .///. / /'0 \ \ \ Ce \ \ \ . P - \ CID DECID DEC 615 _CID DECD 67I5 ECID DECID DELI[Il v_s '— /�w>r.�� r_'� .... ...„6 r F ' /— } / — — — — — — — ——— ISSUED/REVISED DATE ORIGINAL ISSUE DATE 0116 07•Lt ') _ NORTH yc EXISTING ti, =r; CONDITIONS bl SCALE 20 0 10 20 40 n tO r 1 INCH = 20 FEET C O > > Ft . f'.' G� I A ° / R "41) 1 a i dj/ g 1 'o j l 'r� / ' I AY511J(FR - � I J -d- a^$ .• i _____f ________a i �I GRADING NOTES c/'f ,o r ,.... ...._.., •:1� 64• \ / 1Q THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE:::: W Q =O,,J,,' O — — `— — —►�� EXISTING STORMWATER FEATURES. _ it n. / `- - °' '•" � \'� / N. - THE CONTRACTOR$HALL MAINTAIN POSITIVE DRAINAGE •••g e c _ I / Qz Li TC17.5B0, ! f _ ,;. ait'-- 9� :::.` BUILDING AT ALL LOCATIONS. =d"-m• l • •` w....._ Cr © SEE LANDSCAPE PLANS FOR PLANTER BED PREPARATION. W V H a _�-- ' i j���%//� ^ © ADJUST VAULT UD TO FINISH GRADE N N N°�/ 79 •C� ' /- •• I ® \ l \ %��: l\ / I Q REMOVE CRUSHED ROCK BASE MATERIAL FROM LANDSCAPE PLANTER O OC •�/ `7.500,- /j $ TC1. 3'� �,3D / \ \ '\ AREAS. SEE LANDSCAPE PUNS FOR PLANTER LOCATIONS AND PLANTING W a`�IJ! CI .62. / • /, I DETAILS. H d ; d. aid i _ / 1 X / , I TOP OF CURB ELEVATIONS ARE 0,5'ABOVE TOP OF PAVEMENT d N, ,,/I/,._- I --.....,/ I ELEVATIONS,UNLESS NOTED OTHERIMSE. ' OC, ,:oW17e.2e �/•f/ / Z= c.,_/ 1 TW178.78 c%a - f / I BENCHMARK NOTE 5 a I —_ I SURVEY PROVIDED BY KPFF CONSULTING ENGINEERS,DATED MAY 2005. /� G Z" ' .- /= / ! ALL ELEVATIONS ARE BASED UPON THE CITY OF BEAVERTON VERTICAL Let• C178.32 ! I /�3 DATUM AND WERE BASED UPON THE CITY OF BEAVERTON BENCHMARK NO. �I d �' O a !6777.82 _ L Las ) / 3079,DESCRIBED AS A 3 1/2'BRASS DISC SET IN THE HANDRAIL ON /. 4` •••`' I f! I I THE BEAVERTON-T1GARD HIGHWAY(HWY 217), AT THE NORTHEAST •C� 'e\ / TC17 ,00 1 k I CORNER OF THE HALL BLVD.(OLD HWY 217)OVERPASS.THE BENCHMARK = e� IS STAMPED'OSHD E 622-AND HAS AN ESTABLISHED ELEVATION OF .�i ., 1\ �\ �\ ,' • /! 617,50 1 / I '�I (` I 224.938 FEET,NGVD 1929, VERTICAL DATUM. v LL,„ c..._,,„ �, TC178.32 f _. . . O Y ._ _-_ \.A •. 6777.82 / // �� +* \` ` I i 1 - I i GEOTECHNICAL NOTE DC cc E 9 I C.,..7 ��,,' _ - FF7j '\ \J - - 7� I THE CONTRACTOR SHALL REFERENCE THE GEOTECHNICAI REPORT BY Q Q 3 e d•v '��' •'TPI77.90 e� �� (• / SOUIRE/KLEINFELDER DATED MAY 6,2004, THE REPORT UPDATE DATED T ^0 0 N!; .•• I�, / 0 — — 1 APRIL TA ING ALL JUNE 15,2 JJLY MEMO 05SMEMO SOIL PNGATHE i -_ n-i I FOR RETAINING WALLS, AND THE JULY B.2005 MEMO DESCRIBING THE _.1,,-6 iC17.500 I I GRADATION SPECIFICATIONS FOR SUB-BASE MATERIAL FOR THE SITE SOIL / ; ray_ 0177.50 / j / — -- II p CONDITIONS AND CONSTRUCTION RECOMMENDATIONS. IT IS THE . �`' — 5 CONTRACTOR'S RESPONSIBILITY TO FOLLOW ALL OF THE GEOTECHNICAL / 76.66 ,. L—y/ 7 � REPORTS'RECOMMENDATIONS FOR CONSTRUCTION WITH REGARD TO THE DD •.16 7.178.13 'T.% c ^ • - 'I ED I SITE SOIL CONDI110NS AND PREVENT COMPROMISING OF THE SUBGRADE. // - 6776.00 7107.532 p r I ; x I COPIES AVAILABLE UPON REQUEST TO SO DEACON. / - � �—X017.573 'Nil" I' Ar�wxrui j 0 S 0 D O 1 ; 1 � :4:3..3:\` \ ,�� 7 I I 3. �4" .�` f a � LEGEND / ' • ^, ,`© 1 ( 1 I , I TC701.00 PROPOSED TOP OF CURB I , ■' \\ I 11 1 I TP102.00 PROPOSED TOP OF PAVEMENT r °sue �N. f 1 I . R105.00 PROPOSED RIM ELEVATION 7277 N. j i %1t /far,r 7217 �\ 1 7 It I , FF,06.00 FINISHED FLOOR ELEVA710N• \ ' ,/' / TF+f7R37 \` _�.Pf I L\ 1 ~� (TP107.00) EXISTING TOP OF PAVEMENT •,j' I �Q�y T0172.66 �.,,.� 11 W GB GRADE BREAK N �'� ..0172.1e .. .,.\ \ 7 M r N` / ri 72..76 �\ I \ \' 130.108.00 PROPOSED BACK OF WALK• P1 P'// I ,� `a \, i r 1 • 6109.00 PROPOSED GUTTER r, Y/ w".' \ . 7.110.00 PROPOSED TOP OF WALL o T \H ��' ,.o,. \ \ try, 5 / 2px _ ISSUED/REVISED DATE W - / TC171.00 I \\��, `--— ORIGINAL ISSUE DATE 031607 G TG17D.32 G170.50 s? 'R' C170•82 / _ -•, 1P,.../ \ //` / \ _ - __ METER •lU ••••.\\L.\,, ,.\\\' /, �� -49 TC189.50 \ �` - - BASE /� ,= 9.00' -/ n r NORTH N os /', TG165.97 GRADING \ MATCHLINE c omo // A ✓ x - _ G188.47 \��--- ----- PLAN 0167.91 \ -- 1 '_�_ - - - �� IN us ma Es am————ma===== = = = = = =-1•---7 r MA M• � „ `\ C0.2L_._ ,66 1. \ 0 SCALE gee 166.78 f `-� ' N. - 20 00 20 40 0 o !- EX •.,.R. m II. ! , %:v:f /%//��// I��Vy////�///./� //////////�� i INCH 20 FEET CD.L� riq \441;\41gli?'.\' �� I ° GRADING NOTES ./� i / \ G1 68.97 \ `\ \ - `-y Qi THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE TOWARD ALL . / ATE' C18B.47 \ \ EXISTING STORMWATER FEATURES. / �! _ / 6187.9=_\�= `\ `�11111■-_-_ _ __1111. 1-_=�, IN r IN O THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE AWAY FROM als=I 7 '�, _ T H INE BUILDING AT ALL LOCATIONS. 16-.78�� ,,-••.7 \ 4 \ i SEE LANDSCAPE PLANS FOR PLANTER BED PREPARATION. BAYSINGER /' ' \ MAT F�\ `\ \T -� © J 166.7: , - EX \ T•, \\ o� , �. ® ADJUST VAULT LID TO FINISH GRADE �� PARTNERS / ! �� -' • '� / '� SQ REMOVE CRUSHED ROCK BASE MATERIAL FROM LANDSCAPE PLANTER N d - E /� I r / ! / / , '• •: t r ����`�>r����II�`I�. , %���I�_ %%��� '-"� AREAS. SEE LANDSCAPE PLANS FOR PLANTER LOCATIONS AND PLANTING V? `p n. e. ' / / 168-.73 _ ��r � ` -. �� DETAILS. p ....6 g / / / x '� I. /' i n / _ ` \ II. TOP OF CURB ELEVATIONS ARE 0.5'ABOVE TOP OF PAVEMENT C o`^ I <iv/ /i// /I nn' \ •,\= \ \ ( ELEVATIONS. UNLESS NOTED OTHERWISE. R..✓L o .r g //, , i r' I' \\`��,� �\ `\\ `�� BENCHMARK NOTE O iamm OQ(/1G ^m c °' ' // //r r / `\ / \\ \\- _ SURVEY PROVIDED BY KPFF CONSULTING ENGINEERS,DATED MAY 2005. = ...• o� v Y1 / / / \ ' \ ALL ELEVATIONS ARE BASED UPON THE CITY OF BEAVERTON VERTICAL ^ I / \ / \ \ DATUM AND WERE BASED UPON THE CITY OF BEAVERTON BENCHMARK NO. a.,. e I///,',I I 1 r/ T\ / �‘ ` / \\, `\ 3079. DESCRIBED AS A 3 1/2'BRASS DISC SET IN THE HANDRAIL ON Q w a hil/ f \ 7 / R. THE BEAVERTON-TIGARD HIGHWAY(HWY 217), AT THE NORTHEAST I..� G-v+ �/ / r/ / \ \ \\ LP `-'i CORNER OF THE HALL BLVD. (OW HWY 217)OVERPASS. THE BENCHMARK oe c V .. �err': / / ! 1� \ \ IS STAMPED-05H0 E 622W AND HAS AN ESTABUSHED ELEVATION OF Z C. W cs // / / / a ` 224.936 FEET, NGVD 1929,VERTICAL DATUM. 1 A 1 Z Z i / 41�T` / I ..' \\\\\ \\`\ GEOTECHNICAL NOTE W ' Ex V f / // // Q� 1 r / THE CONTRACTOR SHALL REFERENCE THE GEOTECHNICAL REPORT BY oe SQUIRE/KLEINFELDER DATED MAY 8, 2004, THE REPORT UPDATE DATED Q I/' ibK' / '/ I . l / / \\\ CB ,-., j APRIL 2B, 2005. THE JUNE 15. 2005 MEMO DESCRIBING SOIL PARAMETERS Z g g /, /�• / ` _ \ - / / FOR RETAINING WALLS, AND THE JULY 8, 2005 MEMO DESCRIBING THE Q LL GRADATION SPECIFlCATIONS FOR SUB-BASE MATERIAL FOR THE SITE SOIL lI'1 CONDITIONS AND CONSTRUCTION RECOMMENDATIONS.IT IS THE I'll ,/ / J/. �l\ \ / e- �I�I���/. • CONTRACTOR'S RESPONSIBILITY TO FOLLOW ALL OF THE GEOTECHNICAL / I / °. \ \ j/ SITE SOIL CONDITIONS AND PREVENT COMPROMISING OF THE SUBGRADE. ` A E COPIES AVAILABLE UPON REQUEST TO SD DEACON. _ r Q , ' / -, � ' ~� 1 LEGEND //' 7P1511 i . /' • \\ i TC701.00 PROPOSED TOP OF CURB v �, \I ! �- ,%�� \� _...._�.-.-...____.__.,_.....__._.... TP102.00 PROPOSED TOP OF PAVEMENT r / i---le4 J_ /7 `` TP16a.7D.,.. / ,,,, �•� // f i •Jfi1 //f,S.� //' O R105.00 PROPOSED RIM ELEVATION `,'/ /'/ O p..* 1 TC764.•• ! FF706.00 FlNISHED FLOOR ELEVATION ' r I 6764.36 I (TP107.00) EXISTING TOP OF PAVEMENT !' ! ' TC164.62 / GB GRADE BREAK • /// / I• 1 `'\�'-\1 7 84.9' f , G164.12 / / BOW108.00 PROPOSED BACK OF WALK /' / • /-- ` 1\\ t / t G109.00 PROPOSED GUTTER / ` / 1 - 7•Jj. RIM763.94 1 RIM762 I '� _ ! 1 \ TW110.00 PROPOSED TOP OF WALL\\1 1 1 ` 1 �\ ' \ �ttr 1 '\ / ( 5 BIKE T1Tr // //\ / 1 -10--L. _�--- RACK/ b\'/ a \\ \ \\ P.-------. ti ,// \\ \\ \ ��\ al --- 4 \ .\ yy DECID DECID DECID DECI( 1. , . I \ - ; ' \ M! DECID DECID .DEC CID DECTD i FH E. VW i 'I LL f _- -- -- -- ISSUED/REVISED DATE - /- f ! M ORIGINAL ISSUE DATE 03.16.07 a � y v J C ? , 7 d ,v NORTH ''N GRADING `� aEx PLAN E °7- SCALE 20 0 10 20 40 `‘ C0.21 0 1 INCH 20 FEET 9` • v` - 0 �� I $ I I i--- ' 'de li ‘,-.:. ‘,...) HAN Ili3i N if I �J FAARTIJERS 1 01 p o m _ �i W z C° € j/� 4 / e,rIIb__o 4 WATER LINE CONSTRUCTION NOTES d- a A/ 6• p .4 / I <> CONNECT TO EXTING WATER UNE/ IE°178.00 j Ce Z I. 2 INSTALL 5LF 2•COPPER PIPE WATER UNE "g m , j 7 �j 3 CONNECT TO EXISTING LINE-CONSTRUCT THRUST BLOCK 0.=TYP Q"' d /. \ / / I ® F.'. a r{ r q �4 INSTALL 320LF 6 DIP FIRE LNE / Yli °,�,`1�E%/� I �, I 445 INSTALL DOUBLE DETECTOR CHECK ASSEMBLY IN VAULT ® Z CD$/ •! ' �� �� \ V INSTALL FIRE DEPARTMENT CONNECTION(FOC) VW� Q N / 1� ��� . INSTALL 4LF 6•DIP FIRE UNE 5 Q / r 6 \ / li''. /�,j 73 8'S0 m m// IE=175.00 r j S=0.0100 \ `� I j II/ I p INSTALL 90'BEND WITH THRUST BLOCK 4" `(j `/ O INSTALL 22.5'BEND WITH THRUST BLOCK LLJ - .m O cd ! ' I JtT 57 LF 6•S. /.( `,� .� \- I-MD I 0 INSTALL 22.5'AND 45'BEND WITH THRUST BLOCK ' p / >' �. 5=0.0100 !,, I 0 SECURELY ATTACH TO THE FOC, A DURABLE METAL SIGN WITH Z IN SIZE)ON RAISED, RED OR BLUE i '7 or �� I REFLECTIVE BACKGROUND.SIGN SHALL READ"AUTOMATICC ©4• 6• ./ •j ICH BUILDINGS THEY SERVE BY TT �+VI \ -._.._ ADDRESS RAS•(SHOWN BELOW). i LAJ OvIE°175.00 I dSH .� ' insert building name and address here ■ GREASE UNE 7'•.,j 3 LF 6•SD 4 I Ls) } c h' 1Q INSTALL BLUE, REFLECTIVE HYDRANT MARKER.THE MARKERS ie ! 0 // r 1�'�� /.� ,e r I I SHALL BE LOCATED ADJACENT AND TO THE SIDE OF THE ��// �• E oPC r �. ©6• I I CENTERLINE(OR ASSUMED CENTERLINE)OF THE ACCESS Ii G o N ij © IE=174.00 / _ '\ ROADWAY THAT THE FIRE HYDRANT IS LOCATED ON. Q Q c 1Q PRIVATE FIRE SERVICE MAINS AND LEAD-IN CONNECTIONS TO T C7 n o I SYSTEM RISERS SHALL BE FLUSHED THOROUGHLY BEFORE i �L I CONNECTION IS MADE TO SYSTEM PIPING IN ORDER TO REMOVE I o.d Q7/'3 7y _ ;`` I \ ��, ;J _ FOREIGN MATERIALS THAT MIGHT HAVE ENTERED THE MAIN �- wit/�'yy /1-: l `J DURING THE COURSE OF THE INSTALLATION OR THAT HAVE BEEN / / r , .I `� '-� I PRESENT IN EXISTING PIPING.THE MINIMUM FLOW RATE SHALL / p NOT BE LESS TITAN THE WATER DEMAND RATE OF THE SYSTEM. \ 4ai 11E7. • pt WHICH IS DETERMINED BY THE SYSTEM DESIGN, OR NOT LESS (� / 40 LF 6•SD .'•1�. ® ( THAN THAT NECCESSARY TO PROVIDE A VELOCITY OF 10 FT/SEC. '�J j / /��"_ �'�1�- r.; 11• a • z I WHICHEVER IS GREATER.SECTION 9-1.1 (NFPA Std.24) �,' / j/ 77° 6•SS ANRAtx PAmm>D IE 173.. _ 14 BEFORE ASKING FlNAL APPROVAL THOFE AN INSTALLATION BY THE 5=0.0100 I AUTHORITY HAVING JURISDICTION,THE INSTALLING COMPANY I y I 72 LF GREASE LINE /� D 3 3 3 3 # _ SHALL FURNISH A CONTRACTOR'S MATERIAL AND TEST 5=0.0100 .� REPRESENTATIVE.NSECTIION 9-21 (NFPA Std.24)WNER OR // // �E°% \�, . �// 1Q ALL NEW PRIVATE FIRE SERVICE MAINS SHALL BE TESTED M ,, : _ - C-- '/.I HYDROSTATICALLY AT NOT LESS THAN 200 PSI PRESSURE FOR / TWO HOURS,OR AT 50 PSI IN EXCESS OF THE MAXIMUM STATIC 1 . ��i IE=XXX.%t• . PRESSURE WHEN THE MAXIMUM STATIC PRESSURE IS IN EXCESS -- OF 150 PSI.SECTION 9-2.3.2(NFPA Std. 24) 1.7 :'.�.r 1• 3 / r / d 18 ALL FIRE SERVICE PIPING SHALL HAVE 3 FT.MINIMUM COVER j j// I / il '''''''s . g // i / 7)11. _,,,Iiiik, . • z j / �~ `\\� 7 ISSUED/REVISED DATE ``\\ i..7__ ORIGINAL ISSUE DATE 03.16-07 Li .n 1 IP/ —\ 2 jl' v § a /- ..,1 A / A1,71 q I ,__I\ , _\ �c � U / M � r - �— n r NORTH E�' / _ APAALSPAtl.6 t ` / / �` '�' ` / I c UTILITY MATCHLINE . . PLAN E n - j C031 SCALE-_ o i io I. i 20 . . 204 . .,WAS;► ��.������. ....�.������...�� ���0.,1,,��.0 C0.30 .%-m 1 _l 1 INCH=20 FEET / , &1h =ate L.nx •4 -ti . ) 4i: Z - .Jf 11 - 1 File: I:\c\p 2006\306130— Tigord Towne Center\CAD\PLOT\ADJUSTMENT\8130UT.dwg TAB:C0.31 Plotted: 3/16/07 cl 2:13pm 8Y. revans %REFS: 61 xor 6130xsv ADD SURVEY 613Dxst 8130xut 6130xtb—adi t S1/1/ PAC_ u _ ��F I c H'CH� 1 --\- -,..;,,,,i." 71"-- I Ii l\Nta 1_,7 „' ,.' \i 1 / 9 k / i �\ 1 v L 1 / Y / % \ n`\ n O 1 1 /.. r C u klZ-------------- MI 1 \\ ILd, ilifi/ I x II , 1 .--,, •-,-, Pt no Ir. r, r, r., re re rft i i (-\\. (1 -..-1 (i R n 1 ( I 1 \ I N O Z o ^ O ° D om S �� HARSCH INVESTMENT PROPERTIES LLC "' 0 TIGARD TOWNE SQUARE PAD BUILDING HA0624 BAYSINGER PARTNERS ARCHITECTURE P( A E °'` 1121 SW Salmon St 1006 SE Grand Ave.,Suite 300,Portland,OR 97214 o n Portland,OR 97205 Phone:503-546-1600 Fax:503-546-1601 r`C`) °^"` m Phone:503242-2900 Fax:503 226-8523 JenniferR @BoysingerPartners.corn v�7 0 �J ' 1 10/ 3 ��� /7.,_ /I �.,I I /I �.,I yA / I ,.V , /��i�" Plant Materials Lislinq: n Vd /�� I� FY/i]XQ BO1ANCAL NAVE OTY SCE LONG I REMAP` i ! Nom ki w 4 Uew.N.Y. /' COMYON NAYS! OY.Y r..Ww '�� .e;. ,` S Aa ar rr s y rwwr nw ham/rk. %� °�%•,4,J•� MIS r..rr. II T .z: ;!!�`r.. . EIO�Q ' / Aca cremation a 1...,. ,r.3 I/�ro% '\`,... ,'''4,,, O r ►Q t sine Meek M. s a.. //__° •- {4."{a1 :We .ww e.... �I.Oe r���l ® p 1 Ater rearxri'Romeo' 6 ,. BAA a aa..wr. \\}}�I�� / BAYSINGER r 1 lit ♦ Scanel Smlkd Rea Ylgle 3 ._ �■ J PARTNERS 3 11rrM o� 3 a.I.►w Ir/ ®« ' : 3 L.3•�y CAamI HAOis celiac'GacN'K + ';RF Li*.w. //V Groan Ninaki Nees, I N c •i► 3 row w..Mw ori R • /taw:� 3 r Ppus cdkryaw'thmlklea' B&B E E J pQ ce a thmliaeer Pea =p�_H e. '• � C/1°\• ( Azdeo vakti s r` =e o a$���o�,. u W ve Vr �Ik,E ���' , lira Lrknsan 1 Gal. Gen 10-12' /1 "r 1-ri ► \�`\\I a ar I..+ V.in Q^ c w...•..• ,� ' Ir...err,. ' Bea, tlxnbaq rberrsm P3gny t Got Can 12-15' O T/1 In'r r.> 4w_ ! ars nr Crkruan P3gmT Babary ce ,LA c o.w.n. ���i s rrw rr.ew j rZ rr�. v t e r.. �✓� �`, �� Festum orno'Glom' t Gd. Con 10-12' /� . ea i ;+ r.aw....r... r0114. • • lee Fescue 1..`� pC o • �1 2L�a NaMko aannhc Mean Boy 5 Fzl. Can 18-24'\/` ` . Mean Bay HoBboo F°® �1L `�ii/ _= Pln tenm'ack saatl' 1 c. cn 6-12' Z Z I 4f$ 'w, a a.u,Aw I..• Ce c• Jock Spott Ne Zd Fb1 1 1 tE A Bs.r... ® C J Av.rA w.r... 3 M... Prunus lout/MOWS*Otto AA en' 15-18' B&B C Sr- ex I a. .w lw.• ///a ��b 0 . a.w.-- Otto Luykm Land � m m o ar. ` '" • P. g. tA c o Alk p7�r 5- Li a o . 118-21' Bab W ��:�;r mock(,hide .R Y WO�yc e• Bock Eyed Susan 1 Gal. Con 10-12' C e a:e.///��� 3 orra e.e er.ra. /__': /- AP 117 ... 3 3.r rr/—�,.`e00 °"""`T Yeurz,n doli6 1 rd ., 12-15' Z ••.••r /--v ' 1kw d rewa.n LJ = ., Xt0 NDCOVER a va3ES �� o —J _ 1--- E°.r Ce r=1 _ e�•��'IN i t'" Ynco Yiar 4' Pots OC MA• j�/'. Perkkkk C7 it o m \\:\\\ .t.:1; _ = 1= 3 a.+r 3.... 4 ME'."3 /1111 NOTE:AUT17NA11C RRIWIO3 TILL BE PROVIDED. AIICE �ak�h \ O \\\*** r �°.1cLR' 36rB Q B K® T 2'x 2"P.T,D.F. B•-0" Tree Stakes ! Oar!" Do Not Penetrate Root Bdl. (3 Stakea a r r avr. 1∎1L3�� — 0;4: Per Tree- One Coot gympic Slain - _C ,l /713 Required) s.. '.I,wi - Tree Des Rubber Hose w 12 Gou•e '„1!r��".t Tree Wro. -From Ground To First r.. ' . .„,q-::).'/ - • o C 0.1 :rant 9 r -::FH1113111f11 v t R�mave akin.. c wo Booker r° 4/1114/ \ / / V , Remove Burlap k T me From lop ////%/)\ �// / / // ':41/ /'T177 ZZ C 1�/ Of Boll After Stakin Place T DI k 1// FinishoGradeMin. Above Adpcen[ t ,�,\\\ \\ P� `311 `CJ• / n. � : Mulch Circle Water Basin 1 1/2"m 3 BeD E- / •3 ,' Min. 4"Wide Bork Mulch Circle In r ' W' 'ER U lurl Areas. % OREGON(� I — �.®� Backt0l Soil Mizture As Specified. cfr� �`_ Iii is 1 I i Scor'fy Walls a Bottom Of Planting E W'a o I I_ 1 1 Pit, o •..a.r.n....Awrr.rc i, 1ll. Tree Root Barricade Nadel RB-18 °•r�.....r r r.�.nAr... 3 rm.. ..w r 11000000000 mencon Bromaggee •roducts A**• •�•^'^•"r! •.ar a.e Xo° 1=I:c=-°_ 1 ___ -_-= As Drstrubuled 6y Hor¢on Inc. �4∎.4.4"M'"..`•""., M�a • I ` Set Root 1 On Undisturbed Soil J...w r r.r.r..r.��`r�.r. "3 BEST- ANS As Specified. ".`°���'rmL Q Trees 8,P Shrubs Typ. Q O ® ° ��i /�% 2 B Ua of Root Ball ISSUED/REVISED DATE • /.� `.i• _/ TREE PLANTING DETAIL - SHRUB PLANTING SIMILAR !— .-W _ _ NOTES r memow..rra E�IYY14Y ;e;^,�o. . I min -ME—I 00......_.. ..�iEO-O_.,�, 1. B&B STOCK MAY BE SUBSTITUTED WITH CONTAINER STOCK OF EQUAL GRADE. woo. .-- ` °:kr,;^. .p��/// /,-7 •' • 2. CONTAINER STOCK MAY BE SUBSTITUTED MTH AN STOCK OF EQUAL GRADE. ,► _�`_J 3isi l 3. PLANT MATERIAL SHALL CONFORM WITH AMERICAN STANDARD FOR NURSERY STOCK, , O /� / • 4. All 7REE5•SHALL NG BEDS WITH D. ORIGINAL ISSUE DATE 3.16.07 Cff ) I������ 5. MULCH ALL PLANTING BEDS WITH 3'MIN.LAYER OF SPECIFIED MULCH. DRAWN El atom CHECKED IT Asb 6. IN THE EVENT OF A DISCREPANCY BETWEEN THIS MATERIAL LISTING AND THE Q "3 Om. • DRAWINGS. THE DRAWINGS SHALL GOVERN THE PLANT SPECIES AND QUANTITIES RED. N. Cl 7. IN THE CONTRACTORTI�O�CALL LANDSCAPE ARCHITECTYBEFFORE PROCEEDING.CDSCAPE LANDSCAPE nj I." ` 0 o.... B. LANDSCAPE CONTRACTOR IS TO NOTIFY LANDSCAPE ARCHITECT PRIOR rr.�e...r TO INSTALLATION OF PLANT MATERIAL/GREEN SIDE UP. `` .e.r 9. ADJUST PLANT LAYOUT AS REQUIRED TO FIT IRRIGATION COVERAGE PATTERN. CONCEPT•1 `' � , , '�1� L BEIGHLEY & ASSOCIATES INC. PLAN• Alnla•1.][R^ o LANDSCAPE ARCHITECTURE AND PLANNING `��R�OX de" i,, NI%///////// 12M6 N.W.Cornell Rood,Portland.643 Oreten 87rn (503)643-4796 PAX(503)643-4796 MB/: 0654 Ll 12`..14.r.....T ;; ® LANDSCAPE CONCEPT PLAN t 0 o.N a... SCALE:1.•30'-0" RECEIVED r AR 1 9 2007 PLANNI Y e : G/N EGA GINS NG COLLIER ARBOR CARE Environmentally Friendly. . .Since 1937 March 8, 2007 Tree Inventory and Preservation Plan Site: Tigard Town Square 16200 S.W. Pacific Highway, Tigard, OR. Prepared for: Harsch Investment Properties 851 S.W. 6th Avenue #550 Portland, OR. 97204 Prepared by: Wendall P. Wich Certified Arborist #PN1694 COLLIER - ARBOR CARE >. Environmentally Friend) Since 1937 Harsch Investment Properties � y y 851 S.W. 6th Ave. #550 11814 SE Jennifer Street, Clackamas, Oregon 97015 Portland, OR. 97204 RE: Tree Preservation Plan for the Tigard Town Square construction site located at 16200 S.W. Pacific Highway, Tigard, OR 97224 ASSIGNMENT I was engaged by Colleen Duncan at Harsch Investment Properties to provide a Tree Preservation Plan and Tree Inventory for proposed new building and parking lot construction located along the western edge of the existing Tigard Town Square site. The City of Tigard Municipal Code chapter 18.790 requires that a Tree Plan be prepared for this site containing the following: • Identification, location and size of trees located within the building site (as defined on the Site Plan map A-101 dated 2-01-07 provided by Baysinger Partners Architecture PC) including those designated as significant by the city. • Preparation of a program to save existing trees or mitigate the removal of trees over 12 inches in diameter. • Identification of all trees which are proposed to be removed. • A protection program defining standards and methods that will be used to protect trees during and after construction as described in City of Tigard Municipal Code Chapter 18.790.030. LIMITATIONS AND ASSUMPTIONS • Development Site Plan map A-101 dated 2-01-07 prepared by Baysinger Partners Architecture PC was used in the preparation of this document. • The City of Tigard's Municipal Code chapter 18.790 Tree Removal will be referenced in this plan when discussing preservation plan requirements and specifications. • Destructive sampling or other invasive techniques were not employed during the gathering of tree data for this report. • Tree inventory and tree preservation specifications can be found in the appendices found in the back of this report. All trees found within the site boundaries as defined on the Development Site map A-101 dated 2-01-07 were inspected and inventoried. Tree preservation recommendations apply to the trees in or immediately adjacent to the areas of proposed construction(along the western side of the Town Square Site) only. • The Tree Plan Requirements states all trees included in the plan to have diameters measured in caliper inches. Trees included in this plan will have diameters measured at 4.5 feet above ground level (dbh)to meet accepted industry standards. Portland: 503-722-7267 Vancouver: 360-693-6056 Fax: 503-723-5531 www.collierarbor.com Tree Preservation Plan Page 2 of 5 Tigard Town Square Site 16200 S.W. Pacific Highway • Trees that are recommended for removal are located either inside or within close proximity to the proposed construction foot print that would likely to suffer construction damage. OBSERVATIONS The Tigard Town Square PAD Building and accompanying parking spaces are proposed for construction along the western side of the existing Tigard Town Square commercial site. This PAD site is bordered by parking lot access drives to the north and south,the Pacific Highway to the west and the parking lot to the east. The 188 trees included in this report can be found throughout the proposed construction site. Only the western-most end of the site along Pacific Highway is designated for construction. See Appendix #4 for photographs of trees located in construction area. In Appendix# 1 you will find a listing of the trees inventoried or this report. Trees were measured at breast height (4.5 feet above ground level referred to as dbh)measured to the nearest inch, tree height estimated to the nearest 5 foot increment,preservation potential, preservation or removal recommendations and any applicable comments. Determination of preservation potential was reached based upon a visual tree health inspection and the relative proximity of each tree to the proposed construction footprint. Definitions of preservation potential can be found in the Tree Preservation Potential definition portion of this plan. There are 188 trees included in this Preservation Plan,42 of which are either within the proposed construction footprint or close enough to the footprint to warrant consideration. Trees range in size from 2 to 34 inches in diameter and 20 to 75 feet in height. The Douglas Fir(Pseudotsuga menziesii)trees are the dominant trees on the site. Ten fir trees along the Pacific Highway side of the site show signs of tree climbing damage from spurs inflicted during recent pruning activities. The remaining fir trees show no visible signs of pruning damage. See Appendix#4 for photographs. The White Birch(Betula papyrifera)trees on this site are relatively healthy and fair to good shape. Flowering Cherry(Prunus serrulata)trees are located in several places throughout the site and have good form. There are many Red Maple(Acer rubrum)trees located in the parking lot tree islands. These trees show no signs of decline and generally have good form(see Appendix# 4 for photographs). There are a handful of Norway Maple trees along the southern edge of the site and scattered throughout the remainder of the complex and are in good shape. The City of Tigard Municipal code chapter 18.790.030 requires mitigation for all trees removed over 12 inches in caliper. Of the 188 trees on this site, 84 have diameters over12 inches. 72 of the 84 trees with diameters over 12 inches are candidates for preservation. There are 12 trees with diameters over 12 inches that are within the proposed construction footprint. These 12 trees account for 15 %of all trees over 12 inches in diameter on site. This project will retain 85%of the trees over 12 inches in diameter on site. ©Collier Arbor Care 3/7/2007 Tree Preservation Plan Page 3 of 5 Tigard Town Square Site 16200 S.W. Pacific Highway DISCUSSION The identification, size, species, health and preservation potential for the trees included in this plan can be found in Appendix#1. Tree Identification and location relative to proposed construction activities can be found on the accompanying site map. The City of Tigard Municipal Code section 18.790.030 Tree Plan Requirement states that"all trees designated as significant by the city must be identified". Conversation's with the City representative indicates that a listing of significant trees does not exist at this time and identification of said significant trees is not required in this plan. The tree removal mitigation requirements found in section 18.790.030 of the City of Tigard Municipal Code states that retention of 75% of existing trees over 12 inches in caliper will require no tree removal mitigation This project will retain 85% of the trees over 12 inches in diameter on site therefore not requiring the implementation of mitigation measures. PRESERVATION POTENTIAL DEFINITIONS Preservation potential is a rating that identifies trees which have the highest likelihood of long term survival following construction based on the combination of health condition, failure potential and tree species. • Remove: Trees that are dead or are in very poor health and are not expected to survive construction. Also included in this category are trees within the building footprint. • Poor: Trees likely to show signs of severe health effects and may die within 1-2 years after construction. • Moderate: Trees that may show signs of ill health from construction such as reduced growth, development of deadwood in the crown, etc. • High: Trees with the highest likelihood of long term survival following construction. There are 188 trees on this site and 172 are considered good candidates for preservation because they have a high or moderate preservation potential and are outside the building footprint. There are 12 trees that are inside or in close proximity to the building footprint that would not be considered good candidates for preservation. PROTECTIVE FENCING Placement of protective fencing to establish a tree protection zone(TPZ) is one of the key ingredients for successful tree preservation. Tree protective fencing is to be placed at the drip line (the lateral extent of the longest limbs) of the tree. This may be adequate for ©Collier Arbor Care 3/7/2007 Tree Preservation Plan Page 4 of 5 Tigard Town Square Site 16200 S.W. Pacific Highway open grown, wide-spreading trees; however, in the case of narrow-crowned conifers or closely spaced trees growing with narrow and/or asymmetrical crowns,this may not give adequate root zone protection. An alternative root zone protection concept is for each inch of trunk diameter; allow 1 foot of root zone protection. This would better protect the root zone of narrow crowned trees such as Douglas fir or trees with branches on only one side such as can be found on this site. It is recommended to allow the consulting arborist to establish the TPZ using both concepts to best fit the circumstances found on the site. GRADING AND CONSTRUCTION AFFECTS ON TREES Grading and trenching can negatively affect the health and anchorage of a trees root system. Trenching for utilities can sever roots resulting in a loss of anchoring roots and increased potential for windthrow. Cutting the roots results in the loss of the trees ability to absorb water and nutrients. Substantial root loss decreases the potential for the long term survivability or may cause the trees eventual death. Lowering of soil grades will most likely result in the removal of tree roots. Raising of soil grades can lead to root suffocation. As little as 6 inches of soil fill can eventually lead to root system suffocation and eventual tree death. CONCLUSION It is my conclusion that of the total 188 trees on the site, 172 be preserved. Preservation guidelines outlined in Appendix#2 are recommended for the 26 trees located in the construction area along the perimeter of the proposed building and parking lot footprints. Implementation of the tree preservation guidelines will preserve 85% of all trees over 12 inches in diameter. Trees with diameters over 12 inches that are recommended for removal account for 15% of all trees over 12 inches on the site. Tree removal mitigation specifics can be found in Appendix#3 Tigard Municipal Ordinances section 18.790.060D Guides for replacement. Based upon the percentage of trees preserved on the site over 12 inches in diameter,tree removal mitigation measures will not be required. RECOMMENDATIONS • Remove the following 16 trees: T11,15,16,19,21,23,31,32,33,34,35,36 39,40,41,42. • Preserve the remainder of the 172 trees on the site. Preservation measures outlined in Appendix#2 will be implemented for the preservation of the 26 trees located in proximity to the construction areas as defined on the site map A-101. Trees away from the construction area will not require preservation measures. • The consulting arborist shall direct the establishment of a Tree Protection Zone with protective fencing as described in Appendix#2 to protect trees recommended for preservation in construction areas. ©Collier Arbor Care 3/7/2007 Tree Preservation Plan Page 5 of 5 Tigard Town Square Site 16200 S.W. Pacific Highway Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the arborist can neither guarantee nor be responsible for the accuracy of information provided by others. The information contained in this report reflects the condition of those items at the time of inspection. There is no warranty or guarantee, expressed or implied,that problems or deficiencies of the trees in question may not arise in the future. Wendall P. Wich, Certified Arborist#PN1694 Appendix #1 Tree Inventory Appendix #2 Tree preservation Specifications Appendix#3 City of Tigard Municipal Ordinance Chapter 18.790 ©Collier Arbor Care 3/7/2007 Appendix#1-Tree Inventory Tigard Town Square Site 16200 S.W. Pacific Highway Page 1 of 6 PRESE TREE# SPECIES COMMON NAME DIAMETER HEIGHT POTENTIALTION T-1 Betula papyrifera White Birch ACTION COMMENTS 7 inches 20 Feet Moderate Preserve Fair form T-2 Pseudotsuga menziesii Douglas Fir 34 inches 75 Feet Moderate Preserve Fair form T-3 Pseudotsuga menziesii Douglas Fir 23 inches 55 Feet Moderate Preserve Fair form T-4 Betula papyrifera White Birch 10 inches 30 Feet Moderate Preserve Trunk burl present T-5 Pseudotsuga menziesii Douglas Fir 22 inches 65 Feet Moderate Preserve Fair form T-6 Pseudotsuga menziesii Douglas Fir 32 inches 75 Feet Moderate Preserve Fair form T-7 Pseudotsuga menziesii Douglas Fir 18 inches 40 Feet Moderate Preserve Thin canopy, recently spurred T-8 Pseudotsuga menziesii Douglas Fir 19 inches 50 Feet High T-9 Pseudotsuga menziesii Douglas Fir Preserve Nice form, recently spurred 9 22 inches 35 Feet High Preserve Nice form, recently spurred T-10 Pseudotsuga menziesii Douglas Fir 23 inches 40 Feet High T-11 Pseudotsuga menziesii Douglas Fir 9 Preserve Nice form, recently spurred 9 19 inches 40 Feet Poor Remove In footprint, recently spurred T-12 Pseudotsuga menziesii Douglas Fir 19 inches 40 Feet High T-13 Prunus serrulata Flowering Cherry g Preserve Recently spurred, decent form T-14 Prunus serrulata Flowering Cherry 17 inches 20 Feet High Preserve Nice tree T-14 Acer rubrum Flowering Cherry 14 inches 20 Feet High Preserve Nice tree Red Maple 15 inches 30 Feet Poor T-16 Acer rubrum Red Ma le Remove In footprint T-17 Pseudotsuga menziesii Dou IaspFir 14 inches 30 Feet Poor Remove In footprint g 17 inches 40 Feet High Preserve Recently spurred, decent form T-18 Pseudotsuga menziesii Douglas Fir 21 inches 40 Feet High T-19 Pseudotsuga menziesii Douglas Fir 9 Preserve Recently spurred, decent form 9 22 inches 40 Feet Poor Remove In footprint T-20 Pseudotsuga menziesii Douglas Fir 20 inches 40 Feet High T-21 Pseudotsuga menziesii Douglas Fir Preserve Nice form, recently spurred 9 23 inches 45 Feet Poor Remove In footprint T-22 Pseudotsuga menziesii Douglas Fir 20 inches 45 Feet High T-23 Pseudotsuga menziesii Douglas Fir 9 Preserve In footprint form, recently spurred 9 13 inches 40 Feet Poor Remove In footprint T-24 Pseudotsuga menziesii Douglas Fir 18 inches 40 Feet High T-25 Acer rubrum Red Maple g Preserve Nice form, recently spurred T-26 Acer rubrum p 13 inches 35 Feet High Preserve Decent form Red Maple 15 inches 35 Feet Hi h T-27 Acer rubrum Red Ma le g Preserve Decent form T-27 Acer rubrum p 18 inches 35 Feet High Preserve Decent form Red Maple 16 inches 35 Feet High Preserve Decent form T-29 Betula papyrifera White Birch 10 inches 30 Feet Moderate Preserve Decent form T-30 Betula papyrifera White Birch 9 inches 30 Feet Moderate Preserve Decent form T-31 Betula papyrifera White Birch 8 inches 30 Feet Poor T-32 Betula papyrifera White Birch Remove In footprint T-33 Betula papyrifera 12 inches 30 Feet Poor Remove In footprint P PY White Birch 7 inches 30 Feet Poor Remove In footprint ©Collier Arbor Care 3/7/2007 Appendix#1-Tree Inventory Page 2 of 6 Tigard Town Square Site 16200 S.W. Pacific Highway PRESERVATION TREE# SPECIES COMMON NAME DIAMETER HEIGHT POTENTIAL ACTION COMMENTS T-34 Betula papyrifera White Birch 9 inches 30 Feet Poor Remove In footprint T-35 Acer rubrum Red Maple 17 inches 35 Feet Poor Remove In footprint T-36 Acer rubrum Red Maple 13 inches 35 Feet Poor Remove In footprint T-37 Acer rubrum Red Maple 12 inches 35 Feet Moderate Preserve Fair form T-38 Acer rubrum Red Maple 13 inches 35 Feet Moderate Preserve Fair form T-39 Acer rubrum Red Maple 19 inches 35 Feet Poor Remove In footprint T-40 Acer rubrum Red Maple 17 inches 35 Feet Poor Remove In footprint T-41 Acer rubrum Red Maple 13 inches 35 Feet Poor Remove In footprint T-42 Acer rubrum Red Maple 14 inches 35 Feet Poor Remove In footprint T-43 Acer rubrum Red Maple 10 inches 30 Feet _High Preserve Decent form T-44 Acer rubrum Red Maple 10 inches 30 Feet High Preserve Decent form T-45 Acer rubrum Red Maple 6 inches 20 Feet High Preserve Decent form T-46 Acer rubrum Red Maple 13 inches 30 Feet ,High Preserve Decent form T-47 Acer rubrum Red Maple 12 inches 30 Feet High Preserve Decent form T-48 Acer rubrum Red Maple 12 inches 30 Feet High Preserve Decent form T-49 Acer rubrum Red Maple 6 inches 20 Feet High Preserve Decent form T-50 Acer rubrum Red Maple 6 inches 20 Feet High Preserve Decent form T-51 Acer rubrum Red Maple 9 inches 25 Feet High _Preserve Decent form T-52 Acer rubrum Red Maple 8 inches 25 Feet Nigh Preserve Decent form T-53 Acer rubrum Red Maple 8 inches 25 Feet High Preserve Decent form T-54 Acer rubrum Red Maple 6 inches 20 Feet High Preserve Decent form T-55 Acer rubrum Red Maple 5 inches 20 Feet High Preserve Decent form T-56 Acer rubrum Red Maple 6 inches 20 Feet High 'Preserve Decent form T-57 Acer rubrum Red Maple 6 inches 25 Feet High Preserve Decent form T-58 Acer rubrum Red Maple 5 inches 25 Feet High Preserve Decent form T-59 Acer rubrum Red Maple 6 inches 25 Feet High Preserve Decent form T-60 Acer rubrum Red Maple 5 inches 25 Feet High Preserve Decent form T-61 Acer rubrum Red Maple 6 inches 25 Feet High Preserve Decent form T-62 Acer platanoides Norway Maple 7 inches 25 Feet High Preserve Decent form T-63 Acer platanoides Norway Maple 7 inches 25 Feet High Preserve Decent form T-64 Acer platanoides Norway Maple 8 inches 25 Feet High Preserve Decent form T-65 Acer platanoides Norway Maple 10 inches 25 Feet High Preserve Decent form T-66 Acer platanoides Norway Maple 6 inches 25 Feet High Preserve Decent form T-67 Acer platanoides Norway Maple 9 inches 25 Feet High Preserve Decent form T-68 Acer platanoides Norway Maple 7 inches 25 Feet High Preserve Decent form T-69 Acer platanoides Norway Maple 8 inches 25 Feet High Preserve Decent form ©Collier Arbor Care 3/7/2007 Appendix#1-Tree Inventory Page 3 of 6 Tigard Town Square Site 16200 S.W. Pacific Highway PRESERVATION TREE# SPECIES COMMON NAME DIAMETER HEIGHT POTENTIAL ACTION COMMENTS T-70 Acer platanoides Norway Maple 8 inches 25 Feet High Preserve Decent form T-71 Acer platanoides Norway Maple 10 inches 25 Feet High Preserve Decent form T-72 Acer rubrum Red Maple 3 inches 20 Feet High Preserve Decent form T-73 Acer rubrum Red Maple 2 inches 20 Feet High Preserve Decent form T-74 Acer rubrum Red Maple 3 inches 20 Feet High Preserve Decent form T-75 Betula papyrifera White Birch 6 inches 15 Feet High Preserve Decent form T-76 Betula papyrifera White Birch 6 inches 15 Feet High Preserve Decent form T-77 Prunus serrulata Flowering Cherry 16 inches 20 Feet High Preserve Decent form T-78 Betula papyrifera White Birch 8 inches 25 Feet High Preserve Decent form T-79 Betula papyrifera White Birch 11 inches 25 Feet High Preserve Decent form T-80 Betula papyrifera White Birch 8 inches 25 Feet _High Preserve Decent form T-81 Betula papyrifera White Birch 11 inches 25 Feet High Preserve Decent form T-82 Betula papyrifera White Birch 12 inches 25 Feet High Preserve Decent form T-83 Betula papyrifera White Birch 10 inches 25 Feet High Preserve Decent form T-84 Betula papyrifera White Birch 10 inches 25 Feet High _Preserve Decent form T-85 Betula papyrifera White Birch 11 inches 25 Feet High Preserve Decent form T-86 Acer rubrum Red Maple 14 inches 35 Feet High Preserve Decent form T-87 Acer rubrum Red Maple 14 inches 35 Feet High Preserve Decent form T-88 Acer rubrum Red Maple 14 inches 35 Feet High Preserve Decent form T-89 Acer rubrum Red Maple 15 inches 30 Feet High Preserve Decent form T-90 Acer rubrum Red Maple 19 inches 30 Feet High Preserve Decent form T-91 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form T-92 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form T-93 Acer rubrum Red Maple 16 inches 35 Feet High Preserve Decent form T-94 Acer rubrum Red Maple 17 inches 35 Feet High Preserve Decent form T-95 Acer rubrum Red Maple 12 inches 30 Feet High Preserve Decent form rT-96 Acer rubrum Red Maple 13 inches 30 Feet High Preserve Decent form T-97 Acer rubrum Red Maple 18 inches 35 Feet High Preserve Decent form T-98 Acer rubrum Red Maple 13 inches 35 Feet High Preserve Decent form T-99 Acer rubrum Red Maple 17 inches 35 Feet High Preserve Decent form T-100 Acer rubrum Red Maple 7 inches 35 Feet High Preserve Decent form T-101 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form T-102 Acer rubrum Red Maple 16 inches 35 Feet High Preserve Decent form T-103 Acer rubrum Red Maple 16 inches 35 Feet High Preserve Decent form T-104 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form T-105 Acer rubrum Red Maple 16 inches _35 Feet High Preserve Decent form ©Collier Arbor Care 3/7/2007 Appendix#1-Tree Inventory Tigard Town Square Site 16200 S.W. Pacific Highway Page 4 of 6 PRESERVA TREE # SPECIES I COMMON NAME DIAMETER HEIGHT POTENTIALTION ACTION COMMENTS T-106 Acer rubrum Red Maple 17 inches 35 Feet High T-107 Acer rubrum Red Maple 9 Preserve Decent form P 15 inches 35 Feet High Preserve Decent form T-108 Acer rubrum Red Maple 14 inches 35 Feet High Preserve Decent form T-109 Acer rubrum Red Maple 14 inches 35 Feet High Preserve Decent form T-110 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form T-111 Acer rubrum Red Maple 16 inches 35 Feet High T-112 Acer rubrum Red Maple 9 Preserve Decent form P 14 inches 35 Feet High Preserve Decent form T-113 Acer rubrum Red Maple 14 inches 35 Feet High Preserve Decent form Acer platanoides Norway Maple 16 inches 35 Feet High Preserve Decent form T-115 Acer rubrum Red Maple 8 inches 30 Feet High T-116 Acer rubrum Red Ma le Preserve Decent form P 6 inches 25 Feet High Preserve Decent form T-117 Acer rubrum Red Maple 8 inches 25 Feet High Preserve Decent form T-118 Acer rubrum Red Maple 7 inches , Feet High T-119 Acer rubrum Red Ma le Preserve Decent form P 7 inches 30 Feet High Preserve Decent form T-120 Acer rubrum Red Maple 8 inches 30 Feet High T-121 Acer rubrum Red Maple 9 Preserve Decent form P 12 inches 35 Feet High Preserve Decent form T-122 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form Acer rubrum Red Maple 11 inches 35 Feet High Preserve Decent form T-124 Acer rubrum Red Maple 12 inches 35 Feet High Preserve Decent form T-125 Acer rubrum Red Maple 13 inches 35 Feet High Preserve Decent form T-126 Acer rubrum Red Maple 8 inches 35 Feet High T-127 Acer rubrum Red Maple 9 Preserve Decent form P 11 inches 35 Feet High Preserve Decent form T-128 Acer rubrum Red Maple 13 inches 35 Feet High Preserve Decent form T-129 Acer rubrum Red Maple 7 inches 30 Feet High T-130 Acer rubrum Red Maple 9 Preserve Decent form P 11 inches 35 Feet High Preserve Decent form T-131 Acer rubrum Red Maple 12 inches 30 Feet High T-132 Acer rubrum Red Maple 9 Preserve Decent form T-133 Acer rubrulAcer r Red Maple 9 inches 30 Feet High Preserve Decent form T-133 Acer rubrum Maple 8 inches 30 Feet High Preserve Decent form Red Maple 9 inches 30 Feet High Preserve Decent form T-135 Acer rubrum Red Maple 7 inches 30 Feet High Maple 9 Preserve Decent form T-136 Acer rubrum Red Ma Pch 7 inches 30 Feet High Preserve Decent form T-137 Betula papyrifera White Birch T-138 Pseudotsuga menziesii Douglas Fir 11 inches 30 Feet High Preserve Decent form 9 19 inches 40 Feet High Preserve Decent form T-139 Pseudotsuga menziesii Douglas Fir 19 inches 40 Feet High T-140 Pseudotsuga menziesii Douglas Fir Preserve Decent form 9 21 inches 40 Feet High Preserve Decent form T-141 Betula papyrifera White Birch _5 inches 15 Feet Moderate Preserve Decent form ©Collier Arbor Care 3/7/2007 Appendix#1-Tree Inventory Page 5 of 6 Tigard Town Square Site 16200 S.W. Pacific Highway PRESERVATION TREE # SPECIES COMMON NAME DIAMETER HEIGHT POTENTIAL ACTION COMMENTS T-142 Betula papyrifera White Birch 3 inches 15 Feet Moderate Preserve Decent form T-143 Acer rubrum Red Maple 10 inches 30 Feet High Preserve Decent form T-144 Acer rubrum Red Maple 13 inches 30 Feet High Preserve Decent form T-145 Betula papyrifera White Birch 5 inches 15 Feet Moderate Preserve Decent form T-146 Betula papyrifera White Birch 10 inches 25 Feet High Preserve Decent form T-147 Betula papyrifera White Birch 9 inches 25 Feet High Preserve Decent form T-148 Pseudotsuga menziesii Douglas Fir 18 inches 35 Feet High Preserve Decent form T-149 Pseudotsuga menziesii Douglas Fir 16 inches 35 Feet High Preserve Decent form T-150 Pseudotsuga menziesii Douglas Fir 15 inches 35 Feet High Preserve Decent form T-151 PSeudotsuga menziesii Douglas Fir 20 inches 35 Feet High Preserve Decent form T-152 Pseudotsuga menziesii Douglas Fir 18 inches 35 Feet High Preserve Decent form T-153 Pseudotsuga menziesii Douglas Fir 19 inches 35 Feet High Preserve Decent form T-154 Pseudotsuga menziesii Douglas Fir 22 inches 35 Feet High Preserve Decent form T-155 Pseudotsuga menziesii Douglas Fir 20 inches 35 Feet High Preserve Decent form T-156 Pseudotsuga menziesii Douglas Fir 19 inches 35 Feet High Preserve Decent form T-157 Pseudotsuga menziesii Douglas Fir 19 inches 35 Feet High Preserve Decent form T-158 Pseudotsuga menziesii Douglas Fir 19 inches 35 Feet High Preserve Decent form T-159 PSeudotsuga menziesii Douglas Fir 20 inches 35 Feet High Preserve Decent form T-160 Pseudotsuga menziesii Douglas Fir 18 inches 35 Feet High Preserve Decent form T-161 Pseudotsuga menziesii Douglas Fir 21 inches 20 Feet High Preserve Decent form T-162 Betula papyrifera White Birch 10 inches 20 Feet High Preserve Decent form T-163 Betula papyrifera White Birch 6 inches 20 Feet High Preserve Decent form T-164 Betula papyrifera White Birch 8 inches 20 Feet High Preserve Decent form T-165 Betula papyrifera White Birch 6 inches 20 Feet High Preserve Decent form T-166 Betula papyrifera White Birch 8 inches 20 Feet High Preserve Decent form T-167 Betula papyrifera White Birch 11 inches 25 Feet High Preserve Decent form T-168 Betula papyrifera White Birch 11 inches 25 Feet High Preserve Decent form T-169 Betula papyrifera White Birch 8 inches 25 Feet High Preserve Decent form _ T-170 Betula papyrifera White Birch 10 inches 25 Feet High Preserve Decent form T-171 Betula papyrifera White Birch 9 inches 30 Feet High Preserve Decent form T-172 Betula papyrifera White Birch 14 inches 30 Feet High Preserve Decent form T-173 Betula papyrifera White Birch 12 inches 30 Feet High Preserve Decent form T-174 Acer platanoides Norway Maple 8 inches 20 Feet High Preserve Decent form T-175 Betula papyrifera White Birch 10 inches 20 Feet High Preserve Decent form T-176 Betula papyrifera White Birch 11 inches 20 Feet High Preserve Decent form T-177 Acer platanoides _Norway Maple 9 inches 20 Feet High Preserve Decent form ©Collier Arbor Care 3/7/2007 Appendix#1-Tree Inventory Tigard Town Square Site 16200 S.W. Pacific Highway Page 6 of 6 TREE# SPECIES I COMMON NAME PRESERVATION 1-178 Betula papyrifera DIAMETER HEIGHT POTENTIAL ACTION COMMENTS p pY White Birch 5 inches 20 Feet High T-179 Acer platanoides Norway Maple g Preserve Decent form T-180 Betula papyrifera y p 8 inches 20 Feet High Preserve Decent form p pY White Birch 8 inches 20 Feet High T-181 Betula papyrifera White Birch g Preserve Decent form T-182 Betula papyrifera 7 inches 25 Feet High Preserve Decent form p pY White Birch 9 inches 25 Feet Hi h T-183 Betula papyrifera White Birch g Preserve Decent form T-184 Betula papyrifera 6 inches 25 Feet High Preserve Decent form p pY White Birch 6 inches 25 Feet High T-185 Acer platanoides Norway Maple 4 inches 15 Feet High Preserve Decent form T-186 Acer platanoides Norway Maple 4 inches 15 Feet High Preserve Decent form T-187 Pyrus calleryana Floweing Pear 5 inches 25 Feet High Preserve Decent form T-188 Acer rubrum Red Maple 15 inches 35 Feet High Preserve Decent form 9 Preserve decent form ©Collier Arbor Care 3/7/2007 Appendix #2- Tree Preservation Specifications Page 1 of 2 Tigard Town Square Site- 16200 S.W. Pacific Highway TREE PRESERVATION SPECIFICATIONS 1). The site contractor shall meet with the certified arborist at the site prior to beginning work to review all work procedures, access and haul routes and tree protection measures. 2). Establish a Tree Protection Zone as directed by the consulting arborist to protect and preserve the trees and their root systems. Install temporary protective fencing such as; chain link or snow fencing affixed to metal "t"posts to establish a Tree Protection Zone. Place the protective fencing around the edge of the trees drip line. Tree Protection Zones will be established prior to construction activities and will remain until all construction is complete or the consulting arborist permits the removal of the fencing. 3. Equipment will stay at least 5 feet away from the trunks of all trees. Care shall be taken to prevent damage to tree trunks and exposed roots. Do not operate equipment when soil is saturated. When possible, operate around trees only when soil is dry. 4). Trees having branches extending into the construction area outside the Tree Protection Zone that must be removed to facilitate construction,must be removed by a qualified arborist and not by demolition or construction contractors. The qualified arborist shall remove the branches in a manner that causes no harm to the tree. 5). If temporary haul or access roads must pass over the root area of trees to be preserved, a road bed of 6 inches of mulch or gravel shall be created to protect the soil. The road bed material shall be replenished as necessary to maintain a 6 inch depth. 6). Construction activities within the Tree Protection Zone are prohibited except by permission and under the supervision of the consulting arborist. Contractors will contact the consulting arborist beforehand, for any construction within the Tree Protection Zone. 7). Stockpiling of materials, vehicle operation and parking is prohibited in the Tree Protection Zone. 8). Maintain existing soil grade within the TPZ. Raising or lowering of soil grades are prohibited except as permitted by and under supervision of the consulting arborist. Final soil grades may need to be adjusted from what is shown on the grading plan to further protect the trees. Contractors shall contact the consulting arborist when soil grading conflicts with tree preservation recommendations. 9). Removal of branches or root pruning of trees recommended for preservation is to be performed by a qualified arborist under the supervision of the consulting arborist. © Collier Arbor Care 3/7/2007 Appendix#2- Tree Preservation Specifications Tigard Town Square Site- 16200 S.W. Pacific Highway Page 2 of 2 10). Excavation and trenching around tree roots within the Tree Protection Zone is prohibited except by permission of the consulting arborist. 11). When trenching is required within the Tree Protection Zone, tunnel under the roots by hand digging or boring. Do not cut roots larger than 2 inches in diameter. Smaller roots may be cut if they interfere with construction. Root cutting must be done with a sharp saw or knife. 12). Do not allow any exposed or cut roots to dry out before permanent backfill is placed. Provide temporary earth cover or mulch to keep roots moist until permanent backfill can be placed. 13). In the event that any tree roots larger than 3 inches in diameter are unearthed or damaged during construction,provide temporary cover of soil over the roots until the consulting arborist can inspect the damage. 14). Water trees which are to remain, as necessary, to maintain their health during the course of construction. © Collier Arbor Care 3/7/2007 Appendix#3 —City of Tigard Municipal Code: Chapter 18.790 Tigard Town Square Site-16200 S.W. Pacific Highway Chapter 18.790 TREE REMOVAL Sections: 18.790.010 Purpose 18.790.020 Defmitions 18.790.030 Tree Plan Requirement 18.790.040 Incentives for Tree Retention 18.790.050 Permit Applicability 18.790.060 Illegal Tree Removal 18.790.010 Purpose A. Value of trees. After years of both natural growth and planting by residents, the City now benefits from a large number of trees. These trees of varied types add to the aesthetic beauty of the community,help clean the air,help control erosion,maintain water quality and provide noise barriers. B. Purposes. The purposes of this chapter are to: 1. Encourage the preservation,planting and replacement of trees in the City; 2. Regulate the removal of trees on sensitive lands in the City to eliminate unnecessary removal of trees; 3. Provide for a tree plan for developing properties; 4. Protect sensitive lands from erosion; 5. Protect water quality; 6. Provide incentives for tree retention and protection; and 7. Regulate commercial forestry to control the removal of trees in an urban environment. C. Recognize need for exceptions. The City recognizes that,notwithstanding these purposes, at the time of development it may be necessary to remove certain trees in order to accommodate structures, streets utilities,and other needed or required improvements within the development. 18.790.020 Definitions A. Definitions. The following definitions apply to regulations governing the preservation and removal of trees contained in this chapter exclusively: 1. "Canopy cover"means the area above ground which is covered by the trunk and branches of the tree; 2. "Commercial forestry"means the removal of ten or more trees per acre per calendar year for sale. Tree removal undertaken by means of an approved tree removal plan under Section 18.790.030 is not considered commercial forestry under this definition; Tree Removal 18.790-1 SE Update: 10/04 Appendix #3 —City of Tigard Municipal Code: Chapter 18.790 Tigard Town Square Site-16200 S.W. Pacific Highway 3. "Hazardous tree" means a tree which by reason of disease, infestation, age, or other condition presents a known and immediate hazard to persons or to public or private property; 4. "Pruning" means the cutting or trimming of a tree in a manner which is consistent with recognized tree maintenance practices; 5. "Removal" means the cutting or removing of 50 percent (50%) or more of a crown,trunk or root system of a tree, or any action which results in the loss of aesthetic or physiological viability or causes the tree to fall or be in immediate danger of falling. "Removal"shall not include pruning; 6. "Tree" means a standing woody plant, or group of such, having a trunk which is six inches or more in caliper size when measured four feet from ground level; 7. "Sensitive lands"means those lands described at Chapter 18.775 of the title. B. General rule. Except where the context clearly indicates otherwise, words in the present tense shall include the future and words in the singular shall include the plural. 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the plantin , removal and protection of trees prepared by a certified arborist shall be-provid or any otl , parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping,streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Tree Removal 18.790-2 SE Update: 10/04 Appendix#3 —City of Tigard Municipal Code: Chapter 18.790 Tigard Town Square Site-16200 S.W. Pacific Highway C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees,the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1%reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as .a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. Tree Removal 18.790-3 SE Update: 10/04 Appendix 43 —City of Tigard Municipal Code: Chapter 18.790 Tigard Town Square Site-16200 S.W. Pacific Highway C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability,flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland,tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands,but does not stand on sensitive lands. Tree Removal 18.790-4 SE Update: 10/04 • Appendix #3 —City of Tigard Municipal Code: Chapter 18.790 Tigard Town Square Site-16200 S.W. Pacific Highway E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above,is not permitted. 18.790.060 Illegal Tree Removal A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removal permit; or c. In noncompliance with any condition of any City permit or development approval; or d. In noncompliance with any other section of this title. 2. Breach of a condition of any City permit or development approval, which results in damage to a tree or its root system. B. Remedies.If the Director has reason to believe that a violation of this chapter has occurred,then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation, which may include a written statement from a qualified arborist or forester,showing that removal of the tree was permitted by this chapter; 2. Pursuant to Section 18.390.050.,initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.230 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to,the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section D below; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; Tree Removal 18.790-5 SE Update: 10/04 Appendix#3 —City of Tigard Municipal Code: Chapter 18.790 Tigard Town Square Site-16200 S.W. Pacific Highway 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; 3. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property,the Director may require one or more replacement trees to be planted on other property within the City, either public property or,with the consent of the owner,private property; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. F. Exclusivity.The remedies set out in this section shall not be exclusive.■ • Tree Removal 18.790-6 SE Update: 10/04 Appendix#4 Site Pictures Tigard Town Square site 16200 S.W.Pacific Highway ilmilan 7' r _ a., , . rte' _r t.. -ry { ,\ "` Iwo y4 42 1. a: - .:::' a S • .k '• 7, .a• Nam i. }{ A -qe ' ,.?, e .. fill /r 1#,. I.e f Trees T-17 through T-23 Appendix#4 Site Pictures Tigard Town Square site 16200 S.W.Pacific Highway . "Nt' 4,4■i 5 r.. It 41 IR f''''r a0111 Trees T-3 I through T-34 recommended for removal Appendix#4 Site Pictures • Tigard Town Square site 16200 S.W. Pacific Highway 1,. I. 1, 4 fir;0.4, 1 ; 4 1 � j I; ii.,, 1 i. io..,,,, " , i, ,,.'' —, ,., -,4‘.t 1 , ,'(7 .;,/4.40.'r, .' -‘ ., ‘ s''■:'1...1'1 ' ) ''+1470.4"'Fi . ,ii. r Trees T-35 through T-42 Appendix#4 Site Pictures Tigard Town Square site 16200 S.W.Pacific Highway f • :11: 7 ''',7,' • . .4.' i1 N. 1 ' A la 0 eb. atifft" . M Is._ 1. t Trees T-1 through T-8 recommended for preservation BAYSINGER PARTNERS May 2,2007 City of Tigard,City Hall Community Development Department Planning/Engineering Division 13125 SW Hall Blvd Tigard,Oregon 97223 RE: PH permit redlines—HA0624: Tigard Towne Square Pad Building @ 16230 SW Pacific Hwy Dear Mr.White, Enclosed please find your original redline comments to the PH permit application for Tigard Towne Square Pad Building along with 3 sets of corrections. The following comments are in response to your outline of the outstanding Conditions of Approval listed on sheet C1.0 of the PFI redline set. 6.The location of a bike rack to accommodate 3 bikes was shown sheet A-101 of both the Adjustment submittal and Building Permit submittal. Details for the rack will be submitted to Gary Pagenstecher. `e,,t3u- Y 7. A tree protection plan was submitted to Gary Pagenstecher as part of the package submitted when we applied for our last adjustment. 13. My client, Harsch Investment Properties, is currently working with the city to finish the required covenant. 18. Water easement paper work has been submitted to the city twice several months ago. Per Kim McMillian,she saw the paperwork and passed it on to the Water Department for recording. She is currently trying to track down a copy to show that it has been recorded. 21. The contractor will obtain the necessary ODOT permit 22. The vault easement will be provided prior to final sign off,once the vault has been installed. We trust that these new corrections and comments will be to your satisfaction and look forward to proceeding with approval of the PFI permit. Sincerely, BAYSINGER PARTNERS ARCHITE RE PC (--)„ i • Baysinger Partners Architecture PC formerly(5(B Architects P( Jennifer L.Rinkus Project Manager 1006 SE Grand Ave.,Suite 300 cc: Colleen Duncan,Harsch Investment Properties LLC,Matt Johnson KPFF&File Portland,OR 91214 503-546.1600 503-546-1601 www.BoysingerPortners.cum City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 April 20,2007 q N I N Ethan Edwards Baysinger Partners T I G A R D 1006 SE Grand Ave,Suite 300 Portland, OR 97214 RE: Minor Modification Request, Case File No.MMD2007-00008 Dear Mr. Edwards: This letter is in response to your letter to the City, dated March 19, 2007,requesting a minor modification to the T and Towne Square site development approval (SDR2004-00013) located at 16240 SW Pacific Highway, 2S1 15BA,Tax Lots 02500 and 02600. The following analysis shows that the proposed development is a minor modification and is hereby approved,with conditions of approval. Analysis of Modification Request: Section 18.360.060 of the Tigard Development Code Site Development Review chapter,states; "any modification which is not within the descnption of a major modification as provided in section 18360.050 shall be considered a minor modification." Section 18.360.050 states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. An increase in dwelling unit density or lot coverage for residential development. This application is a request to modify the previous approved Site Development Review(SDR2004-00013) by eliminating the 1,400 square foot "Phase II New Retail" with drive through building located at the most southwesterly portion of the site and replace it with 12 parking spaces. The proposal does not involve residential development and,therefore,does not apply. 2. A change in the ratio or number of different types of dwelling units. This application is a request to modify the previous approved Site Development Review (SDR2004-00013)by eliminating the 1,400 square foot "Phase II New Retail" with drive through building located at the most southwesterly portion of the site and replace it with 12 parking spaces. The proposal does not involve residential development and,therefore,does not apply. 3. A change that requires additional on-site parking in accordance with Cha ter 18.765. This application is a request to modify the previous approved Site Development Review(SDR2004-00013) by eliminating the 1,400 square foot "Phase II New Retail" with drive through build ng located at the most southwesterly portion of the site and replace it with 12 parking spaces. Although this modification application proposes additional parking, it is not required. The previous approval provided 865 parking spaces and this modification proposed 867 parking spaces. The minimum parking required for this site is 841 and the maximum is 1,138 parking spaces. Therefore, the proposed modification does not require additional on-site parking. 4. A change in the type of commercial or industrial structures as defined by the Uniform Buildin Code. This application is a request to modify the previous approved Site Development Review (SDR2004-00013 by eliminating the 1,400 square foot "Phase TI New Retail" with drive through bbuilding located at the most southwesterly portion of the site and replace it with 12 parking spaces. Therefore,this proposal does not involve a change in the type of commercial structure. 5. An increase in the height of the building(s) by more than 20 percent. The parapet height of the approved building is 19 feet. The proposed parapet height is 21 feet,or a change of 10%. Page 1 of 3 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected.—The applicant does not propose to change the type or location of any access ways. However,the applicant does propose to replace a previously approved drive through restaurant with a 12-space parking area. The additional spaces would increase parking availability but would not affect off-site traffic on Hwy 99W. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. This application is a request to modify the previous approved Site Development Review (SDR2004-00013) by eliminating the 1,400 square foot "Phase IINew Retail" drive through building located at the most southwesterly portion of the site and replace it with 12 parking spaces. Therefore, the traffic to and from the site would be expected to decrease from that which was previously approved. 8. An increase in the floor areas ro osed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. This app lication is a request to modify the previous approved Site Development Review (5DR2004-00013) by eliminating the 1,400 square foot Phase II New Retail" with dnve through building located at t e most southwesterly portion of the site and replace it with 12 parking spaces. The previously approve total floor area is 193,919 square feet and this modification would reduce the total floor area to 192,284 square feet. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by the code or reduces the open space areas by more than ten percent. This application is a request to modify the previous approved Site Development Review(SDR2004-00013) by eliminating the 1,400 square foot "Phase II New Retail" drive through building located at the most southwesterly portion of the site and replace it with 12 parking spaces.No reduction in open space is proposed. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. This application is a request to modify the previous approved Site Development Review (SDR2004-0003) by eliminating the 1,400 square foot "Phase II New Retail" drive through building located at the most southwesterly portion of the site and replace it with 12 parking spaces. This modification includes an increase of landscaping area from the previously approved amount of 142,417 square feet (16.38%) to 146,396 (16.83% 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria B1 through 10 above. The applicant has proposed to eliminate Conditions of approval 3 and 5 and to modify Condition 6. These conditions of approval relate to drive aisle stacking length, reconstruction of a trash enclosure, and provision of bicycle parking for the approved 1,400 square foot Phase II Retail Building. Any modification to these conditions would require a new Site Development Review. However, the proposed eliminations and change to the identified conditions are unnecessary with the statement that the applicant does not intend to build the 1,400 square foot Phase II Retail Building. It follows that the applicable conditions would simply not be expected to be met. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental or injurious to surrounding properties provided that development which occurs after this decision complies with all applicable local,state, and federal laws and the following conditions of approval: CONDITIONS: 1. Provide water quality treatment for new parking lot area. Provide plans and calculations to the Engineering Department for review and approval pnor to issuance of site permit. 2. The provisions of the March 6, 2007 Tree Preservation Plan, submitted with the Minor Modification Application,shall be implemented under the existing conditions of approval contained in SDR2004-00013 for tree preservation. April 19,2007 2 Minor Modification Request,MMD2007-00008 THIS REQUEST HAS BEEN APPROVED BY THE PLANNING DEPARTMENT. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR BUILDING PERMIT APPLICATION. If you have any questions,please feel free to call me at 503-639-4171 ext.2434. Sincerely, Gary Pagenstecher Associate Planner c: SDR2004-00013 Land use file April 19,2007 3 Minor Modification Request,MMD2007-00008 j y� - - �g ,�•y1�, N� I� FLO BBB BB B B B • CITY of TIGARD I 14=� �� '', p/, ,,,. '' B B GEOGRAPHIC INFORMATION SYSTEM ��� Vary ♦ 1� • BBBB S BB e .111. 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IIuIIuuIIIII D m- ,3,25 SW Hat Blvd• FISCHER RD Tigard,OR 97223 . ,11111U� (503)839.417, SW .INA hapllwww,cl.tigard.or.us Community Development Plot date: Mar 30,2007;C:\magic\MAGIC03.APR • ------.-- —...__.— _ 1•11TE•11•111•17.=71•11171■117•••,WrIrraMr,••r•RIMTVM-•••■••••••-•- -=0 re- •■■1•11 --.. .... . N2,� fi,Mr!•ftECMf1•Rnr2l.mf:a^..ar_-ras ,, I I - �� ` ••Id ti1MIrn V�fTf.121a•'Y12'2:11f21f'i7l dd 1N3Wd013A30311S 0���®��®r7!– . 7 ' '+I j • aanfmofa•m•rrirrr•r,I-TIIIMI -- °°01 ONINa0Y��530C • ` /�/. - r®• M rim t 1�mm�41�r1RY'1•'S•2^2f11•I""If�2� '� fry mm•••rte�--�nm.r�rm1••ea�r..�+•�:••-^s ,,.. I 111/111 imigeMerie v2=71 2T21.. '.an ewwr "°� /7/ �/a..2 . IINI U3Sri1703fbfl aa.ro p U i role. :van t.N••M ,/I/ -/.i I2.YN VAN L• L......—..w.._. Nrld 31IS ® I 14 1. a \s 1" -�S7 .� �a.�/_a. ww am a., til • ' i1 r gpp f r-1 —ME _QQQ2S----- --ill V/ s m Z 1 '•• ,► x , %► I■ f d . ,► ;` ►c. v► ...Of 2a..ma•a {.n c • • • • • • el • • • • • I • i' • -• 2a..na a.... ., I _ 0 m #� c 1 I i 1 / YOSIISZ N1DAI i `7 / aoe Mild ioi xrt IMO MOO z....3..„". a rn'r iwp 7.10 {II— m .. �Ae9 �I 1 iii5gA • SEill/re al�.. ""' III "•u.m+no. m n �1 FR. •niu..n o1... u y39sIRrB - ■/ r, ek_ ..\ { IlMi c:1 16Z t 'ON '0a '0 3) '0a II tl 1-1 11 fl0 'M 'S FINAL APPROVAL CITY OF TIGAR( PLANNING G DIVISION B G`__.'Ai DATE:_ y ' 4D7 - I • CITY OF TIGARD 3:16: 4 3:16:2P M 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SDR2004-00013 Project Name: TIGARD TOWN SQ. RETAIL EXPANSI FPI # DESCRIPTION STATUS* DATETATUS BY DA EPDATEDBY I FINAL CONSTRUCTION PLAN DETAILS N MET 3/28/2005 PLL 1. Prior to issuance of a site permit,the applicant shall submit final construction plans that show a pedestrian accessway, minimum 4 feet wide,between the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building#1. The plans shall also show the existing striped walkway between proposed building#2(the 8,400 s.f retail building)and the grocery store replaced with a raised sidewalk with the exception of the two aisle crossings which may be no greater than 36 feet in length. All required walkways shall be constructed with a hard surface material. 2 NEW BUS STOP PAD DETAILS N MET 3/28/2005 PLL ✓ 2. Prior to commencing site work,the applicant shall submit a plan showing a 6'wide by 15'long concrete pad built to sidewalk standards,constructed behind the existing bus stop pole on Pacific Highway near the Home Street Bank building. 3 DRIVE THROUGH STACKING LENGHT N MET 3/28/2005 PLL f 3. Prior to issuance of a site permit,the applicant shall submit fmal construction plans that show either the drive aisle for the ` drive through redesigned to provide the required stacking length for the corresponding use,or elimination of the drive through. 4 S.PKNG. STALLS W/PKNG LOT TREES N MET 3/28/2005 PLL 4. Prior to issuance of a site permit,the applicant shall submit final construction plans that show the proposed parking stalls in front of and along the south side of proposed building#2 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. These plans shall include planting specifications. 5 TRASH ENCLOSURE REQUIREMENTS N MET 3/28/2005 PLL A/ 5. Prior to commencing on site improvements,the applicant shall either reconstruct the trash enclosure near Building#1 to comply with the waste hauler's requirements of 10x20 foot dimension,screened by a six foot tall masonry enclosure. Alternatively,the applicant may demonstrate that the criteria of Section 18.755.040 are otherwise met. This shall be included with the final construction documents. 6 PKNG. STALLS FITTED W/WHEEL STOPS N MET 3/28/2005 PLL 6. Prior to issuance of a site permit,the applicant shall submit final construction plans that show all proposed parking stalls adjacent to walkways to be fitted with wheel stops. Additionally,the plans shall show 2 bicycle parking stalls provided for building#1,and 3 bicycle parking stalls provided for building#2. The plans will need to include a detail that shows the required bicycle rack is designed according to Section 18.765.050.C.of the Tigard Development Code. 7 TREE PROTECTION MEASURES ON PLANS N MET 3/28/2005 PLL 7. Prior to issuance of a site permit,the applicant shall submit final construction plans that show the location of proposed tree protection measures. 1:3_ TREE PROTECTION MEASURES APPROVAL N MET 3/28/2005 PLL 8. Prior to issuance of a site permit,the applicant shall ensure that the tree protection measures have been installed and the City forester has inspected and approved their location. 9 PFI PERMIT FOR ROW WORK N KSM 3/28/2005 PLL 9. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover connections to the public utilities and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 10 PFI PERMIT FINANCIAL ASSURANCE N KSM 3/28/2005 PLL 10. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the"Permittee",and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate Ping-CaseConditions.rpt Page 1 of 3 URRENT STATUS UPDATED RIPTION TATU DATE BY iiiialilliMaaTE BY information to the Engineering Department will delay processing of project documents. 11 SUITE LAYOUT MAP M 5/6/2007 ST 5/8/2007 BRS 11. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Shirley Treat,Engineering Department. If the applicant is not sure how many suites will be used,they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat,Engineering). 12 PAY ADDRESSING FEE M 5/7/2007 ST 5/8/2007 BRS 12. Prior to issuance of the site permit,the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 13 DURHAM RD RESTRICTIVE COVENANT N KSM 3/28/2005 PLL 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property,when arty of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14 PROVIDE PUBLIC S/S CONNECTION N KSM 3/28/2005 PLL 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15 SHOW PUBLIC H2O LINE EXTENSIONS N KSM 3/28/2005 PLL 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement(PFI)permit construction drawings and shall be reviewed and approved by the City's Water Department,as a part of the Engineering Department plan review. NOTE: An estimated 12%of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 16 EROSION CONTROL PLAN N KSM 3/28/2005 PLL 16. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI)permit drawings. The plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 17 APPLY FOR ADJUSTMENTS TO 18.705 M 6/5/2006 GBP 6/5/2006 GBP 17. The applicant must apply for adjustments to Sections 18.705.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. (NOTE: See VAR2005-00054 for partial compliance with this condition!) 18 PROVIDE PUBLIC H2O LINE EASEMENT N KSM 3/28/2005 PLL 18. Prior to issuance of a site permit,the applicant shall provide a public water line easement to the City for the existing public water line located within Tigard Towne Square. 19 IMPROVEMENTS PER APRVD.PLANS N MET 3/28/2005 PLL 19. Prior to final building inspection,the applicant shall ensure that the improvements and structures are constructed per the approved plans,and in compliance with the requirements and conditions of this decision. 20 PAY H2O QUAL/QUANT.FEE IN-LIEU N KSM 3/28/2005 PLL 20. During issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. 21 COMPLETE ROW WORK-GET APPROVAL N KSM 3/28/2005 PLL 21. Prior to a final building inspection,the applicant shall complete any work in the public right-of-way(or public easement) and obtain approval from the Engineering Department. 22 PUBLIC IMPRV.AS-BUILT DRAWINGS N KSM 3/28/2005 PLL 22. Prior to final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)3 mil mylar,2)a diskette of the as-builts in"DWG"format, if available;otherwise"DXF"will be acceptable, and 3)the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure(manholes,catch basins,water valves,hydrants and other water system features) Ping-CaseConditions.rpt Page 2 of 3 hESCRIPTION MI6 CURRENT STATUS* p STA in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 23 RESERVE ADDTN'L DURHAM RD.ROW N KSM 3/28/2005 PLL 23. Additional right-of-way shall be reserved,to the Public,along the frontage of SW Durham Road to increase the right-of-way to 52 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication or reservation document shall be on City forms. Instructions are available from the Engineering Department. Condition Status Index: M=Met N=Not Met Ping-CaseConditions.rpt Page 3 of 3 6/5/2007 CITY OF TIGARD 1:38:41PM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: SDR2004-00013 Project Name: TIGARD TOWN SQ.RETAIL EXPANSI CURRENT STATUS UPDATED # DESCRIPTION ►TUS* DATE BY DATE BY l FINAL CONSTRUCTION PLAN DETAILS M 5/21/2007 GBP 5/22/2007 GBP 1. Prior to issuance of a site permit,the applicant shall submit final construction plans that show a pedestrian accessway, minimum 4 feet wide,between the bus stop on Pacific Highway through the landscape area to either the bank building or the proposed Building#1. The plans shall also show the existing striped walkway between proposed building#2(the 8,400 s.f retail building)and the grocery store replaced with a raised sidewalk with the exception of the two aisle crossings which may be no greater than 36 feet in length. All required walkways shall be constructed with a hard surface material. 2 NEW BUS STOP PAD DETAILS M 5/21/2007 GBP 5/22/2007 GBP 2. Prior to commencing site work,the applicant shall submit a plan showing a 6'wide by 15'long concrete pad built to sidewalk standards,constructed behind the existing bus stop pole on Pacific Highway near the Home Street Bank building. 3 DRIVE THROUGH STACKING LENGHT N MET 3/28/2005 PLL 3. Prior to issuance of a site permit,the applicant shall submit final construction plans that show either the drive aisle for the drive through redesigned to provide the required stacking length for the corresponding use,or elimination of the drive through. 4 S.PKNG. STALLS W/PKNG LOT TREES M 5/21/2007 GBP 5/22/2007 GBP 4. Prior to issuance of a site permit,the applicant shall submit final construction plans that show the proposed parking stalls in front of and along the south side of proposed building#2 to be separated with parking lot trees and a combination of low lying and vertical shrubbery planted in landscaped islands and distributed on the basis of one tree for each seven spaces. These plans shall include planting specifications. 5 TRASH ENCLOSURE REQUIREMENTS }( f�... MET 3/28/2005 PLL 5. Prior to commencing on site improvements,the applicant sha l either reconstruct the trash enclosure near Building#1 to comply with the waste hauler's requirements of 10x20 foot dimension,screened by a six foot tall masonry enclosure. Alternatively,the applicant may demonstrate that the criteria of Section 18.755.040 are otherwise met. This shall be included with the final construction documents. 6 PKNG. STALLS FITTED W/WHEEL STOPS /N MET 3/28/2005 PLL 6. Prior to issuance of a site permit,the applicant shall submit fmal construction plans that show all proposed parking stalls adjacent to walkways to be fitted with wheel stops. Additionally,the plans shall show 2 bicycle parking stalls provided for building#1,and 3 bicycle parking stalls provided for building#2. The plans will need to include a detail that shows the required bicycle rack is designed according to Section 18.765.050.C.of the Tigard Development Code. 7 TREE PROTECTION MEASURES ON PLANS N MET 3/28/2005 PLL 7. Prior to issuance of a site permit,the applicant shall submit final construction plans that show the location of proposed tree protection measures. 8 TREE PROTECTION MEASURES APPROVAL N MET 3/28/2005 PLL 8. Prior to issuance of a site permit,the applicant shall ensure that the tree protection measures have been installed and the City forester has inspected and approved their location. 9 PFI PERMIT FOR ROW WORK N KSM 3/28/2005 PLL 9. Prior to issuance of a site permit,a Public Facility Improvement(PFI)permit is required for this project to cover connections to the public utilities and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 10 PFI PERMIT FINANCIAL ASSURANCE N KSM 3/28/2005 PLL 10. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the "Permittee",and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate Ping-CaseConditions.rpt Page 1 of 3 CURRENT STATUS UPDATED # DESCRIPTION -``TATU DATE BY DATE BY information to the Engineering Department will delay processing of project documents. 11 SUITE LAYOUT MAP M 5/6/2007 ST 5/8/2007 BRS 11. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Shirley Treat,Engineering Department. If the applicant is not sure how many suites will be used,they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Shirley Treat,Engineering). 12 PAY ADDRESSING FEE M 5/7/2007 ST 5/8/2007 BRS 12. Prior to issuance of the site permit,the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 13 DURHAM RD RESTRICTIVE COVENANT N KSM 3/28/2005 PLL 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property,when any of the following events occur: A. when the improvements are part of a larger project to be fmanced or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14 PROVIDE PUBLIC S/S CONNECTION N KSM 3/28/2005 PLL 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15 SHOW PUBLIC 1420 LINE EXTENSIONS N KSM 3/28/2005 PLL 15. Any extension of public water lines shall be shown on the proposed Public Facility Improvement(PFI)permit construction drawings and shall be reviewed and approved by the City's Water Department,as a part of the Engineering Department plan review. NOTE: An estimated 12%of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 16 EROSION CONTROL PLAN N KSM 3/28/2005 PLL 16. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI)permit drawings. The plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 17 APPLY FOR ADJUSTMENTS TO 18.705 M 6/5/2006 GBP 6/5/2006 GBP 17. The applicant must apply for adjustments to Sections 18.705.030.H.2 and 18.705.030.H.3. The adjustments must be granted prior to issuance of the site permit. (NOTE: See VAR2005-00054 for partial compliance with this condition!) 18 PROVIDE PUBLIC 1120 LINE EASEMENT N KSM 3/28/2005 PLL 18. Prior to issuance of a site permit,the applicant shall provide a public water line easement to the City for the existing public water line located within Tigard Towne Square. 19 IMPROVEMENTS PER APRVD.PLANS N MET 3/28/2005 PLL 19. Prior to final building inspection,the applicant shall ensure that the improvements and structures are constructed per the approved plans,and in compliance with the requirements and conditions of this decision. 20 PAY H2O QUAL/QUANT.FEE IN-LIEU N KSM 3/28/2005 PLL 20. During issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. 21 COMPLETE ROW WORK-GET APPROVAL N KSM 3/28/2005 PLL 21. Prior to a final building inspection,the applicant shall complete any work in the public right-of-way(or public easement) and obtain approval from the Engineering Department. 22 PUBLIC IMPRV.AS-BUILT DRAWINGS N KSM 3/28/2005 PLL 22. Prior to final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)3 mil mylar,2)a diskette of the as-builts in"DWG"format,if available;otherwise"DXF"will be acceptable, and 3)the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure(manholes,catch basins,water valves,hydrants and other water system features) Ping-CaseConditions.rpt Page 2 of 3 CURRENT TE STATUS ______________________ STATUS DA in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83(91). 23 RESERVE ADDTN'L DURHAM RD. ROW N KSM 3/28/2005 PLL 23. Additional right-of-way shall be reserved,to the Public,along the frontage of SW Durham Road to increase the right-of-way to 52 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication or reservation document shall be on City forms. Instructions are available from the Engineering Department. Condition Status Index: M=Met N=Not Met PIng-CaseConditions rpt Page 3 of 3 - October 17,2007 RECEIVED OCT 1 7 2007 BAYSINGER CITVOF riGARD PARTNERS Gary Pagenstecher PLANNINnich rrrtrccmin City of Tigard Planning Division Tigard City Hall 13125 SW Hall Boulevard Tigard,OR 97223 • RE: Land Use Decision Extension SDR2004-00013,Tigard Towne Square Retail Expansion (HA0624) Dear Gary, Attached please find 3 full size copies of sheet L1 (landscaping)for our Tigard Town Square project. At the clients request the original landscaping material, Heavenly Bamboo, has been changed to Barberry and per a phone conversation with Dan Nelson he requested we submit the change to you for your records. If you have any questions regarding this change or need further copies of the drawings please feel free to contact me at (503)546.1623 or via email jenniferr @baysingerpartners.com Sincerely, BAYSINGER PARTNERS ARCHITECTURE PC Jennifer Rinkus Job Captain cc: file /l C!?' , ,D o sad' � s /le• . L� edify lat -6,412t5,41c, 343 /0/2v,7 Baysinger Partners Architecture PC formerly CS(S Archrterts P( 1006 SE Grand Ave.,Suite 300 Portland,OR 97214 Phone 503-S46-1600 Far S03-546-1601 www.BaysingerPartners.com • ARCHITECT'S SUPPLEMENTAL INSTRUCTION Tigard Towne Square Expansion ASI#014 HA 0624 Delta 14 ARCHITECT: Baysinger Partners Arch. CONTRACTOR: SD Deacon Owner 1006 SE Grand Ave., Ste 300 Architect ❑ Portland,OR 97214 Consultant ❑ Contractor PROJECT#: HA 0624 DATE OF ISSUANCE: October 16, 2007 Field ❑ Other ❑ The Work shall be carried out in accordance with the following clarification issued in accordance with the Contract Documents without change in Contract Sum or Contract Time. Proceeding with the Work in accordance with these instructions indicates your acknowledgement that there will be no change in the Contract Sum or Contract Time. DESCRIPTION: Drawings: Item Drawing Description 1 L1 Revised: L1, planting along west retaining wall modified ISSUED BY: Jennifer L.Rinkus