# x.rr"^ ^ U.S . DEPARTMEN T O F TRANSPORTATIO N FEDERA L AVIATIO N ADMINISTRATIO N I n th e Matte r

o f th e Federa l Aviatio n Administratio n Part

1 6 Forma l Complain t of : DESER T WING S JE T CENTER , LLC , a n Orego n Limite dLiability Company , an d SPIRI T FLIGHT , INC . db aWING S O F TH E CASCADES , a

n Orego n Corporation , Complainant . Docke t No . 16-09-0 7 ^ j REBUTTA L O F RESPONDEN T CIT Y ^ ' O F REDMON D 

# lECIfcuv ^ 

# I OC T 1 5 ZUU9 

# m . PAR T 1 6 DOCKET S Responden t

Cit y o f Redmon d("City" ) provide s th e followin g rebutta l t o Complainant' s FA A Part 1 6 Forma l Complain t

an dReply . 1 . GRAN T ASSURANC E #1 9 - OPERATION S AN D MAINTENANCE : A . Flooding . Complainan t allege s tha t

Redmon dAir, LLC , an adjacen t tenant , faile d t o contro l stormwater , whic h floode daportio n o f th e propert y lease db y Complainant , an dtha t th e City faile dt o addres s thi s issu e wit h Redmon dAir, LLC . A s an initia l matte r

i t i s interestin g t o not e tha t Complainan t

di dno t tak e any actio n agains t Redmon dAir , LL C fo

r th e allege dtrespasses . Unde r Orego n law , Redmon dAir, LLC' s incursio n ont o Complainant' s propert y viastormwate r woul dgiv e ris e t o aclai magains t Redmon dAir, LLC . N o suc h clai mha s eve r

bee n asserted . Th e substanc e o f

thi s issu e i s tha t

th e City allowe dth e incursio n b y failin g t o monito r Redmon dAir, LLC' s activitie s an dfailin g t o tak e actio n onc e th e incursio n occurred . Th e fac t i s Pag e 1 - CIT Y O F REDMON D REBUTTA L BRYANT , EMERSO N & FITCH , U P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 that

onc e th e incursio n was discovered , cit y staf f directe dRedmon dAir , LL C t o contro l it s storm 2 wate r

an dth e situatio n wa s corrected . Attache di s th e Affidavi t o f E dGilmore , amembe r

o f 3 Redmon dAir , LL C confirmin g tha t hi s compan y wa s directe db y city staf f t o contro l it s floo dwater , 4 an dtha t

i t ha s don e so . (Rebutta l Ex . 1) . 5 B . Trespass . Complainan t allege s that

Redmon dAir , LL C trespasse do n property lease d 6 b y Complainan t

b y trenchin g for

anatura l ga s line , an dthat th e City consente dt o o r

condone dthes e 7 actions . 8 Again , i t

i s interestin g t o not e that Complainan t

di dnot tak e any actio n agains t

th e adjacen t 9 tenan t

(Redmon dAir, LLC ) for th e allege dtrespasses . Unde r Orego n law , Redmon dAir, LLC' s 1 0 incursio n ont o Complainant' s propert y viatrenchin g woul dgiv e ris e t o aclai magains t Redmon d 1 1 Air , LLC . N o suc h clai mha s eve r bee n asserted . 1 2 Complainan t include s aserie s o f

email s tha t

purpor t t o sho w tha t

th e City consente dt o th e 1 3 trespass . Th e City , throug h it s airport manager , directe dRedmon dAir, LL C t o locat e thei r ga s lin e 1 4 i n autility easemen t o r o n thei r lease dproperty . Specifically , th e airport manage r directe dRedmon d 1 5 Air , LL C a s follows : 1 6 Ther e i s autility corrido r of f S.E . Salmo n Avenu e tha t rim s alon g th e fenc e whic h 1 7 provide s power , phone , an dwate r t o hange r

developmen t

o n Robert s Fiel d- Redmon dMunicipa l Airport . I t i s thi s utility corrido r

tha t yo u ar e t o plac e you r 1 8 natura l ga s line . [Jun e 28 , 200 5 Airport Manage r letter] . 1 9 2 0 Thi s i s aconcurrenc e with Keeto n King s reques t t o instal l aga s lin e approximatel y 100 feet fro mSalmo n Avenu e alon g th e property the y currentl y leas e fromth e airport 2 1 a s aparkin g lot . I f yo u hav e any forther

question s abou t

i t pleas e don' t

hesitat e t o contac t m e at 504-3496 . [Decembe r

20 , 200 7 Airport

Manage r letter] . 2 2 2 3 A t n o poin t i n eithe r communicatio n doe s th e airport manage r authoriz e Redmon dAir, LL C t o ente r 2 4 ont o th e property lease db y Complainant . Rather , bot h communication s ar e clea r tha t th e wor k i s 2 5 t o b e performe di n eithe r th e existin g utility corrido r o r o n Redmon dAir, LLC' s lease dproperty that 2 6 it was usin g a s aparkin g lot . Moreover , th e subsequen t emai l include db y Complainan t demonstrat e Pag e 2 - CIT Y O F REDMON D REBUTTA L BRYANT , EMERSO

N 

### & FITCH , U

P ° ATTORNEY S A T LAi W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 9775fr010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 that

th e airport

staf f acte dpromptl y t o terminat e th e trespass . Mr . Gilmore' s affidavi t makes i t clear 2 tha t

Redmon dAir , LL C stoppe dwork promptl y onc e th e trespas s wa s brough t t o thei r attentio n b y 3 cit y staf f (Rebutta l Exhibi t

1) . 4 C . Sit e an dDesig n Review . Complainan t appear s t o asser t

tha t i t wa s require dt o 5 obtai n Sit e an dDesig n revie w o f it s buildings , an dtha t

thi s i s not

require do f

othe r tenant s a t th e 6 airport . 7 A s an initia l matter , eac h o f Complainant' s thre e lease s hav e include daSit e an dDesig n 8 revie w (sometime s referre dt o a s Sit e Plan review ) requirement . Thi s was neve r a n issu e durin g th e 9 negotiation s o f

thos e lease s becaus e Complainan t understoo dthat

thi s wa s arequire dprocedur e fo r 1 0 al l ne w leases . 1 1 Al l developmen t o n th e airport

i s require dt o g o throug h Sit e an dDesig n Review , whic h 1 2 include s a

t aminimu mbuilding , publi c work s an dfire departmen t revie w o f

th e propose dplans . 1 3 Th e City explaine dthi s proces s i n it s Answer . Attache da s Rebutta l Exhibit s 2 an d3 , ar e th e Sit e 1 4 an dDesig n approva l for th e Le s Schwa

b hange r an dth e Bonneville Powe r Administratio n hanger , 1 5 bot h o f

whic h wer e require dt o obtai n Sit e an dDesig n revie w fo r thei r propose dhange r 1 6 improvements . 1 7 Complain t

ha s no t complete dSit e an dDesig n revie w unde r any o f it s thre e leases . 1 8 Complainan t

di dsubmi t

on e applicatio n for

Sit e an dDesig n revie w unde r th e 200 5 leas e (Answe r 1 9 Exhibi t

1 ) bu t Complainan t

withdre w th e applicatio n befor e adecisio n wa s issued . Complainan t 2 0 subsequentl y ha dinformal conversation s with cit y staf f abou t possibl e plans , bu t

ha s not mad e any 2 1 further

application s fo

r Sit e an dDesig n review . Complainan t assert s he r

reaso n fo r bein g unabl e t o 2 2 complet e Sit e an dDesig n revie w i s tha t leas e lin e boundarie s wer e neve r receive dfro mth e City . 2 3 Eac h o f

th e thre e lease s prepare dfo r Complainan t

containe ddrawing s showin g th e locatio n o f th e 2 4 lease dproperty an dalega l descriptio n o f th e leas e property . Se e Answe r Exhibit s 1,3 , an d7 . 2 5 D . Redmon dAir , LL C Encroachment . Complainan t assert s that

Redmon dAir , LL C 2 6 constructe dabuildin g tha t encroache do n propert y i t wa s leasing . Pag e 3 - CIT Y O F REDMON D REBUTTA L BRYANT , EMERSO

N 

### & FITCH , U

P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 Th e Cit y acknowledge dtha t

Redmon dAir, LL C constructe daportio n o f thei r facilit y outsid e 2 o f th e leas e boundaries , bu t denies tha t

th e propert y was unde r

leas e t o Complainan t

at that time . 3 Redmon dAir , LL C assert s tha t i t di dnot begi n constructio n o f

th e buildin g vmti

l it s leas e wa s 4 modifie dt o includ e al l o f th e necessary property . Rebutta l Exhibi t 1 . 5 6 2 . GRAN T ASSURANC E #2 5 - AIRPOR T REVENUES : 7 Complainan t allege s tha t

airport resource s wer e use dt o benefi t Ai r Life , Epi c Air , an dLe s 8 Schwab Tir e Co , an dthat Le s Schwa

b Tir e C o receive dapreferentia l lease . 9 A . Epi c Ai r an dAi r Life . Neithe r

entity ha s o r

eve r ha s ha daleas e at

th e airport . 1 0 Therefore , the y coul dneve r hav e benefitte dfro mimprovement s at th e airport . 1 1 B . Connec t I I Orego n Grant . Th e specifi c allegatio n i s that th e airpor t

use dairport 1 2 resource s for

engineerin g an dspecifi c improvement s t o portion s o f th e airport

property fo

r th e 1 3 benefi t

o f Le s Schwab . 1 4 Th e Cit

y ha s no t use dany resource s t o specificall y benefi t any curren t

o r fiiture tenants . Th e 1 5 Connec t

II Gran t wa s ahighl y competitiv e stat e transportatio n gran t tha t th e City received . Th e 1 6 purpos e o f

th e gran t was t o construc t

acarg o ram p an dprovid e for developmen t

o f apreviousl y 1 7 unuseabl e portio n o f airport property . Th e stat e o f

Orego n wa s awar e o f

an dmonitore dal l o f

th e 1 8 wor

k performe dunde r

th e gran t a s wel l a s th e us e o f

th e gran t funds . The y wer e satisfie dthat th e 1 9 wor

k performe dfel l withi n th e gran t an dthat th e City appropriatel y use dal l o f th e gran t funds . Thi s 2 0 gran t

i s no w closed . I n fact , th e Cit y wa s abl e t o complet e th e improvement s for les s tha n estimate d 2 1 and , a s aresult , returne dove r $700,00 0 t o th e Orego n Departmen t o f Transportation . 2 2 Th e Cit

y use s gran t

fund s t o mak e improvement s t o area s o f th e airport

that woul dotherwis e 2 3 g o undeveloped . Th e Cit y intend s t o appl y for

aConnec t

II I gran t t o hel p develo p othe r

area s o f th e 2 4 airport . Thes e grant s provid e improvement s t o portion s o f th e airport

propert y tha t

woul dotherwis e 2 5 remai n unusabl e s o tha t thos e area s ca n b e develope dan dprovid e revenu e for th e airport . I n tha t 2 6 sense , airport

improvement s that

ope n ne w area s for

developmen t

d o benefi t

th e future tenant s wh o Pag e 4 - CIT Y O F REDMON D REBUTTA L BRYANT , EMERSO N 

### & FITCH , U

P ° ATTORNEY S A T UK W 88 8 S.W . EVERGREE N AVENU E

RO . BOX 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 leas e that

space . However , i t

i s th e airport

tha t benefit s b y th e increase drevenu e fo r thes e newl y 2 lease dareas . 3 I n th e cas e o f Le s Schwab Tir e Co. , th e gran t an dothe r cit y resource s were use dt o provid e 4 fill t o a

n are ao f th e airport

that woul dotherwis e b e unusable . Th e Cit y provide dth e fill fo

r th e site 5 usin g materia l excavate dfro mth e termina l expansion . Th e en dresul t was that th e Cit y create d 6 developabl e site s for whateve r entitie s ultimatel y lease dthem . I n thi s instance , th e tenant s that hav e 7 ultimatel y lease dthes e site s ar e Le s Schwab an dth e Bonnevill e Powe r Administratio n (BPA) . I t 8 was the n th e obligatio n o f th e tenan t

t o provid e thei r

ow n engineering , additional fill, compactio n 9 an dasphal t

for thei r leas e site . Th e City di dnot provid e engineering , fill, compactio n o r asphal t fo r 1 0 Le s Schwa

b o r th e BPA . Le s Schwab provide dan dpai dfor al l o f thos e service s fo

r th e constructio n 1 1 o f thei r specifi c hanger . Th e Cit y di dpav e th e are aad

j acen t t o th e leas e spac e becaus e that wa s par t 1 2 o f th e carg o ram p an dLe s Schwab di dno t hav e permissio n t o construc t improvement s outsid e o f 1 3 thei r

lease dproperty . Th e pavin g provisio n was adde dt o th e Le s Schwab leas e t o insur e that th e 1 4 carg o ramp wa s constructe dbecaus e withou t tha t ramp th e hange r

site s woul db e unusable . 1 5 Th e Cit

y di dagre e t o temporaril y relocat e th e security fenc e s o tha t hange r constructio n 1 6 woul doccu r

outsid e th e security area . Thi s wa s don e wit h th e approva l o f th e Transportatio n 1 7 Security Administratio n (T S A ) an dwas considere dasubstantia l benefi t t o bot h th e airport

an dT S A , 1 8 sinc e neithe r

agenc y ha dt o manag e th e airfiel dacces s b y constructio n workers . I f BP A (o r an y 1 9 similarl y situate dtenant ) mad e suc h arequest , th e City , with th e approva l o f TSA , woul dlikel y 2 0 permi t

th e tenan t

t o temporaril y relocat e th e security fenc e fo r constructio n purposes . 2 1 B . Inequitabl e Leases . Complainan t assert s tha t

ther e i s inequalit y betwee n th e Deser t 2 2 Wing s leas e an dth e Le s Schwab lease . A s support o f tha t contentio n Complainan t

quote s froma 2 3 portio n o f

sectio n 1 o f

bot h leases . Complainant' s quotatio n is , a t best , misleading . 2 4 First , al l materia l term s betwee n th e tw o lease s are identical . Th e leas e termi s 2 0 year s wit h 2 5 tw o five year

extensions . [Answe r

Exhibi t 7 - Desert

Wing s leas e sectio n 2 , an dAnswe r Exhibi t 1 3 - 2 6 Le s Schwa

b leas e sectio n 2] . Th e leas e rat e i s $0.2 1 pe r squar e foot . [Answe r

Exhibi t 7 - Deser t Pag e 5 - CITY O F REDMON D REBUTTA L BRYANT , EMERSO N & FITCH , U P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 Wing s leas e sectio n 3 , an dAnswe r Exhibi t 1 3 - Le s Schwa

b leas e sectio n 3] . 2 Moreover , i f ther e i s an y inequalit y betwee n th e leases , i t i s i n favo r

o f Desert Wings . Th e 3 Le s Schwa

b leas e require s tha t

al l improvement s b e complete dwithi n on e year o f th e dat e o f

th e 4 lease . [Answe r

Exhibi t 13 , sectio n IE] . Th e Desert Wing s leas e allow s for

constructio n t o b e 5 complete don e year fro mth e dat e the y begi n construction , whic h mus t begi n withi n 18 0 day s afte r 6 sit e an ddesig n review , whic h mus t b e complete dwithi n 18 0 day s o f signin g th e lease . [Answer 7 Exhibi t

7 sectio n 1] . Unde r

thos e provisions . Desert Wing s coul dhav e a

t leas t 18 0 day s an da s 8 muc h a s 36 0 day s mor e tha n Le s Schwa b t o complet e th e constructio n o f it s facilities . That 9 additiona l tim e was aresul t o f anegotiate dsettlemen t

o f th e underlyin g litigation . 1 0 Th e City acknowledge s that no t al l lease s wil l b e identical . Th e Cit y wil l continu e t o adjus t 1 1 som e non-materia l term s o f th e lease s base do n th e uniqu e circumstance s that ma y arise . Fo r 1 2 example , Le s Schwab wa s contingen t o n th e City completin g certai n improvement s an dha s a 1 3 delaye dpossessio n provisio n du e t o th e constructio n activity (addin g fill an dconstructin g th e carg o 1 4 ramp ) tha t

preclude dLe s Schwab fro mtakin g possessio n immediately . However , ther e i s n o 1 5 deviatio n o n th e materia l term s o f th e lease . 1 6 1 7 3 . ADDITIONA L ISSUE S RAISE D B Y COMPLAINAN T 1 8 A . Statu s o f Lease : 1 9 Complainan t assert s tha t

i t ha s acurren t

leas e with th e City an dthat eac h o f th e prio r lease s 2 0 "wa s rolle dint o th e nex t lease " o r "enfolde dint o anothe r

lease. " Complainan t

i s incorrect . A s a 2 1 matte r

o f Orego n law , eac h prio r

leas e was terminatedan deac h leas e was aseparat e contrac t with 2 2 th e City ; th e ne w lease s wer e no t addendums , supplements , o r enfolde dint o an y othe r

lease . Th e 2 3 200 5 an d200 7 lease s wer e terminate dfor failure t o construc t

improvement s a s require dunde r th e 2 4 provision s o f

eac h lease . Th e 200 9 leas e wa s terminate dfor non-paymen t

o f ren t (Complainan t 2 5 mad e n o payment s t o th e Cit y unde r tha t lease , despit e repeate drequests) . 2 6 Th e Cit

y entere dint o eac h subsequen t leas e t o provid e Complainan t with th e opportimity t o Pag e 6 - CIT Y O F REDMON D REBUTTA L ^^^^"^ ^ EMERSO

N 

### & FITCH , U

P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 complet e th e propose dimprovements . Wit h eac h successiv e lease , Complainan t represente dtha t 2 i t neede dadditional leas e spac e i n orde r t o mak e it s developmen t financiall y feasible . Th e City 3 accommodate deac h o f thos e requests . Unfortunately , Complainan t wa s unabl e t o mee t

th e leas e 4 requirement s unde r any o f it s thre e leases . 5 B . Publi c Records : 6 Complainan t raise s issue s abou t

th e City' s respons e t o it s publi c record s requests . 7 Distributio n o f

publi c record s i s controlle db y stat e law . Th e stat e statut e authorize s acit y t o charg e 8 for

th e actua l cost s o f

locatin g an dcopyin g th e records . Th e City ha s established , b y resolution , it s 9 fee s for

tim e an dmaterial s associate dwit h apubli c record s request . Th e statut e no w als o require s 1 0 tha t

th e cit y designat e asingl e contac t perso n for

receivin g an dmanagin g publi c requests . Th e Cit y 1 1 ha s designate dth e city recorde r a s tha t person . Th e City ' s publi c record s proces s complie s with stat e 1 2 la w an dapplies t o al l publi c recor drequests . 1 3 Complainan t als o raise s issue s abou t

th e deposi t

require dfor

apubli c record s request . Th e 1 4 Cit y alway s notifie s requester s o f th e estimate dcos t

for thei r publi c record s reques t

s o the y ca

n 1 5 determin e i f

the y wan t

t o proceed . Requester s mus t pay th e actua l cos t

o f gatherin g th e record s (an 1 6 hourl y amoun t

se t b y th e Cit

y Council ) a s wel l a s th e cop y costs . Th e stat e la w permit s acit y t o 1 7 requir e th e paymen t o f th e entir e estimate damoun t befor e gatherin g th e requeste ddocuments . Th e 1 8 City' s polic y i s t o requir e adeposi t o f one-hal f o f th e estimat e for

al l publi c record s requests . 1 9 Complainant' s numerou s request s wer e extensiv e an dwoul dhav e involve dsubstantia l hour s o f staf f 2 0 time . A deposi t

was require do n eac h reques t that Complainan t

wante dstaf

f t o procee dwith . 2 1 Th e Cit

y di drequir e Complainan t t o pa y b y cas h o r

cashier' s chec k

for th e records . 2 2 Complainan t

previousl y mad e apubli c record s reques t that require dsubstantia l staf

f tim e an dabil l 2 3 ove r

$600.00 . Complainan t

the n refuse dt o pic k

u p th e document s o r

pay for th e staf f time . 2 4 2 5 4 . CONCLUSIO N 2 6 Complainan t ha s ha dthre e separat e lease s with th e City o f Redmond , tw o o f

whic h hav e Pag e 7 - CIT Y O F REDMON D REBUTTA L BRYANT , EMERSO N & FITCH , U P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BOX 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 2 0 2 1 2 2 2 3 2 4 2 5 2 6 provide dfor

Complainan t

t o operat e a s an FBO . Eac h leas e ha s provide dfor increasin g amount s o f leas e space , eve n thoug h i t ha s becom e clear

tha t Complainan t

ha s becom e unabl e o r

unwillin g t o performit s obligation s unde r th e term s o f

thos e agreements . Thos e leas e term s ar e consisten t wit h al l othe r lease s that

th e City ha s recentl y entere dinto . Th e Cit y o f Redmon dha s not , i n an y manner , misuse dfunds , discriminate dagains t Complainant , o r

violate dany othe r

provision s o f

th e Gran t Assurances . I n fact , th e City ha s mad e substantia l effort s t o assis t Complainan t

t o b e successfu l with it s propose dbusiness . Th e complain t shoul db e dismisse dwith prejudice . Date dthi s 12t

h da y o f October , 2009 .

BRYANT , EMERSO N & FITCH , LL P 

# cs3 ^ STEVE N D . BRYANT , OS B #91530 2 O f Attorney s for

Sponsor , City o f

Redmon d

Pag e 8 - CIT Y O F REDMON D REBUTTA L BRYANT , EMERSO N & FITCH , U P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### 1 2 3 4 5 6 7 8 9 1 0 I I 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 2 0 2 1 2 2 2 3 2 4 2 5 2 6 U.S . DEPARTMEN T O F TRANSPORTATIO N FEDERA L AVIATIO N ADMINISTRATIO N I n th e Matte r

o f th e Federal Aviatio n Administratio n Par

t 1 6 Formal Complain t of : DESER T WING S JE T CENTER , LLC , a n Orego n Limite dLiability Company , an d SPIRI T FLIGHT , INC . db aWING S O F TH E CASCADES , a

n Orego n Corporation , Complainant . Docke t No . 16-09-0 7 AFFIDAVI T O F E D GILMOR E

STAT E O F OREGO N County o f Deschute s ) ss .

) 

### 1 , E D GILMORE , bein g first dul y sworn , depos e an dsay : 1 . I a mamembe r

o f Redmon dAir , LLC . W e ar e on e o f

tw o curren t

FBO s a t th e Redmon dAirport . I mak e thi s affidavi t i n respons e t o th e complain t file db y Deser t Wing s Jet Cente r i n thi s matter . 2 . Complain t

ha s allege dthat

ou r compan y has , with th e consen t o f th e cit y o f Redmond , impaire dit s ability t o us e property that it wa s leasin g fromth e city o f Redmond . Thos e allegation s ar e fals e fo

r th e reason s below . 3 . I n term s o f

th e buildin g w e constructe do n ou r property . W e entere dint o aleas e wit h th e cit y o f Redmon dfor

airport property . Subsequentl y w e bega n plannin g for th e additio n o f

ane w Pag e 1 - GILMOR E AFFIDAVI T 

# 1 EXHiBrr__^_ _ PAG E / o- P 3

### 1 building . Before w e bega n constructio n o f th e buildin g w e determine dthat w e neede dadditiona l 2 lan dt o properl y sit e th e building . We approache dth e cit y o f Redmon dan dthe y agree dt o addsom e 3 additiona l lan dt o ou r origina l leas e s o w e coul dconstruc t ou r buildin g a s planned . Th e are aadde d 4 t o ou r

leas e wa s no t

subjec t t o an y othe r leas e an dhadno t

bee n lease db

y complainan t

a t tha t time . 5 4 . I

n term s o f

th e drainag e issues , th e topograph y o f th e property complainan t wa s 6 previousl y leasin g i s suc h that aportio n o f

it i s lowe r tha n th e surroundin g propertie s an dstreets . 7 A s aresult , ther e i s som e drainag e tha t collect s o n aportio n o f

that property . Th e airport

staff , 8 includin g th e airport manager , approache dm e abou t th e stormwate r

fro mou r property flowing ont o 9 th e adjacent

property an ddirecte du s t o immediatel y correc t th e proble man dretai n th e stor mwate r 1 0 o n ou r

property . W e di dcorrec t th e proble man dwil l continu e t o monito r th e situatio n andmak e 1 1 additiona l correction s a s needed . 1 2 5 . I n term s o f th e trenching , w e advise dth e airport manage r an dobtaine dhe r

consen t 1 3 t o locat e anatura l ga s lin e withi n a n existin g utility easement . Ther e was amisunderstandin g 1 4 betwee n ou r

staf f an dth e utility company, an da s aresul t aportio n o f

th e trenchin g wa s don e o n 1 5 property that

wa s lease dby complainant . Whe n airport staf f sa w th e work , the y recognize dthat it 1 6 wa s outsid e o f

th e utility easemen t

an ddirecte dthat

th e wor k immediatel y stop , whic h i t did . ] 7 Several utility worker s returne don asubsequen t da y t o d o som e additiona l work , an dwere agai n 1 8 directe dby cit

y staf f to sto p work . N o furthe

r wor k wa s don e o n tha

t ga s lin e whil e i

t wa s lease d 1 9 b y complainant . At

n o tim e di dw e interfere wit h complainant' s us e o f

th e property . A

t th e tim e th e 2 0 trenchin g wa s done , complainan t wa s no t usin g th e property an dhadn o schedule dplan s t o us e th e 2 1 property . 2 2 6 . W e hav e n o animosity o r il l wil l towar dcomplain t

base don he r

previousl y propose d 2 3 busines s plan s a

t th e Redmon dAirport . We hav e trie dt o b e supportiv e o f he r operation s i

n th e past , 2 4 an dMs . Sch

u wa s atenan t

i n ou r facilitie s fo

r alon g time . 1 do , however , resen t th e innuend o that 2 5 2 6 Pag e 2 - GILMOR E AFFIDAVI T £XHIBI T 

### ^ PAG E 1 o- P g

>

### 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 2 0 2 1 2 2 2 3 2 4 2 5 2 6 w e ar e tryin g t o preven t he r fromoperatin g o r

interfer e with he r

operation s a

t th e Redmon dAirport . Nothin g coul db e further

fro mth e truth . DATE D thi s / ^ da y o f October , 2009 . 

# *4 ^ E D GILMORE , lember , Redmon dAir , LL C SUBSCRIBE D AN D SWORN t o befor e m e thi s /J l day o f October , 200 9

Pag e 3 - GILMOR E AFFIDAVI T HXHBI T PAGE_^_JD£_2 LDATE :

APPLICANT : OWNER : ENGINEER : STAFF : REQUEST : LOCATION : REDMON D PLANNIN G STAF F NOTIC E AN D DECISIO N S P 08-22 : SFP- C Limite dPartnershi p Hange r Augus t 8 , 200 8 SFP- C Limite dPartnershi p 64 6 N W Madra s Hw y Prinevilie , Orego n 9775 4 City o f Redmon d 252 2 S E Jess e Butle r

Circl e #1 7 Redmond , Orego n 9775 6 LB Engineerin g 2038 0 Halfwa

y Road , Ste 3 Bend , Orego n 9770 1 Sea n Cook , Senio r

Planne r Th e apphcan t

i s requestin g approva l fo r th e constructio n o f

ane w privat e 11,20 0 squar e foo t hange r on Redmon dAirport

property . Sout h on S E Veteran s Wa

y near S E Sister s Avenu e (Redmon dMunicipal Airport ) i n Redmond , Orego n Aeria l Photograp h



# 9 EXHmr r ^Illllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll ^ DECISION : APPROVA L WIT H CONDITION S iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiniiiiiiiiiii ^ SUMMAR Y Th e applican t

i s requestin g approva l for th e constructio n o f

ane w 11,20 0 squar e foo t hange r wit h a n associate doffic e on Redmon dAirport property . Ther e ar e n o obviou s capacity issue s wit h thi s proposa l regardin g streets , sewe r o r wate r services . Staf

f identifie dn o significan t

issue s tha t

coul dno t

b e addresse dthroug h th e condition s o f approva l include d i n thi s report . I n regard s t o comment s fro magencies . Publi c Works , th e Engineerin g Department , th e Fire Department , th e Financ e Departmen t an dth e Buildin g Departmen t hav e al l reviewe dan d approve dth e propose dplans . A s permitte db y Redmon dCity Code , thi s report i s acombinatio n decisio n an d notice . Therefore , neighbor s are bein g notifie do f

thi s actio n by thi s decision . Th e 12-da y appea l perio dapplies , an d i s effectiv e beginnin g th e dat e th e decisio n i s mailed , an d vali dunti l th e en d o f busines s on th e 1 2 da

y fromth e dat e th e decisio n wa s mailed . Any comment s o r

question s fromneighbor s shoul db e directe dtowar dPlannin g Staf f a t 541-923-7722 . A ful l pla n se t i s provide di

n Exhibi t D . EXHIBIT S Th e followin g exhibit s ar e on-fil e an d mak e u p th e recor di n thi s matter ; 1 . Application , sit e elevations , sit e plan , an d othe r miscellaneou s information . 2 . Agenc y comment s ATTACHMENT S Exhibi t A - Decisio n an d Condition s o f Approva l Exhibi t B - Conclusionar y Finding s Exhibi t C - Agenc y Comment s Exhibi t D - Sit e Plan an d Elevations , city dat e stampe dJul y 31 , 2008 .

EXHIBI T 

# 5 . PAG E J n f 11/ .EXHIBI T A - DECISIO N AN D CONDITION S O F APPROVA L

DECISIO N Base don th e finding s an dconclusions , th e Plannin g Departmen t hereb y grant s approva l o f S P 08-22 , subjec t

t o th e condition s o f

approval . Any substantia l alteratio n t o th e approve dplans , excep t a s modifie dby th e followin g condition s o f

approval , require s amodificatio n o f approval , mino r

alteratio n o r

ane w application . CONDITION S O F APPROVA L Th e followin g condition s o f approva l shal l b e required : 1 . Require dparkin g space s shal l b e availabl e for th e parkin g o f

automobiles , customers , patron s an demployee s only , an dshal l no t

b e use dfor

storag e o f

material s o r

for th e parkin g o f

truck s use di

n conductin g th e busines s o r use . Th e provision s an dmaintenanc e o f off-stree t parkin g i s th e continuin g obligatio n o f th e property owner . 2 . Require dclear

visio n area s shal l b e maintaine da t al l times . /////////////////////////////////////////////W^^^ ^ TH E PLANNIN G DEPARTMENT S DECISIO N BECOME S FINA L TWELV E (12 ) DAY S FRO M DAT E MAILE D UNLES S A WRITTE N APPEA L I S SUBMITTE D T O TH E PLANNIN G DEPARTMEN T WIT H PAYMEN T O F TH E APPLICABL E FEE . FO RINFORMATIO N O N TH E APPEA L PROCESS , PLEAS E CAL L (541 ) 923-7721 . I n accordanc e wit h RD C Sectio n 8.1605 , al l lan dus e approval s shal l b e vali dfo r aperio do f

tw o (2 ) year s unles s extende di n complianc e wit h Sectio n 8.161 0 o f th e Redmon dDevelopmen t Code . Suc h extension s shal l b e administrative , i n writing , an dno t subjec t t o appeal . An y chang e o r modificatio n wil l requir e a ne w applicatio n an dapprova l b y th e Cit y o f Redmon dPlannin g Department . Sea n Coo k Date Senio r Planne r Nic k Lelac k Dat e Plannin g Directo r

Maile db y Date c ; Adjacen t

property owner s wit

h 100 ' o f th e sit e Plannin g Commissioner s Davi dPilling , Engineerin g Pamel aThomas , Buildin g Fil e

EXHIBI T 

# A PAG E . % 5- p l UEXHIBI T B -CONCLUSIONAR Y FINDING S

APPLICABL E ORDINANC E PROVISION S Chapte r 8 o f th e Redmon dDevelopmen t Cod e (RDC ) Articl e I - Zonin g Standard s -Sectio n 8.0220 , Airpor t -Sectio n 8.0305-8.0310 , Clea r Visio n Are a -Sectio n 8.0370 , Buildin g Setback s fo r th e Protectio n o f

Sola r Acces s -Sectio n 8.0500

- 8.050 5 OfT-Stree t Parkin g an dLoadin g Requirement s -Sectio n 8.0510 , Desig n & Improvemen t Standard s fo r

Parkin g Lot s Articl e I I - Lan dUs e Procedure s Articl e II I - Sit e & Desig n Revie w Standard s -Sectio n 8.3035 , Desig n Revie w Criteri a City o f Redmon dUrba

n Are aComprehensiv e Plan , i f specifi c policie s an dobjective s ar e foun dt o appl y t o thi s proposal . City o f Redmond' s Publi c Work s Standard s & Specification s adopte d1995 . FINDING S O F FACT : 1 . Location : Sout

h o n S E Veteran s Wa

y near S E Sister s Avenu e (Redmon dMunicipa l Airport ) i n Redmond , Oregon .

2 . Zon e an dComprehensiv e Pla n Designation : Th e subjec t property i s zone dan dplanne dAirpor t on th e Redmon dUrba n Are aComprehensiv e Pla n an dZon e map . 3 . Sit e Description : Currently , th e subjec t propert y i s undeveloped . 4 . Surroundin g Lan dUse s & Zoning : Th e subjec t property i s surrounde db y Airpor t zone dproperty , 5 . Proposal : Th e applican t i s requestin g approva l fo r th e constructio n o f

ane w 11,20 0 squar e foot hange r wit h a n associate doffic e on th e Redmon dAirport property . 

# a RXHIBI T 

### PAG E V ftf l UCONCLUSIONAR Y FINDING S

1 , Redmon dDevelopmen t Code , Chapte r

8 , Articl e I , 8,0235

- Airport 8.023 5 Airpor t

Zone . I n a n Airport Zone , th e followin g regulation s shal l apply : 2 , Use s Permitte dOutright . I n a n Airport Zone , th e followin g use s andaccessory use s ar e permitte d subjec t t o th e provision s o f

subsectio n (4 ) o f

thi s section : A . Airfield s B . Genera l Aviatio n Facilitie s C . Passenge r

Termina l Complexe s D . Ai r

Cargo/Airlin e Maintenanc e Facilitie s E . Support

Facilitie s includin g Aircraf t Rescu e an dFirefightin g (ARFF ) facilities . F . Any compatibl e us e whic h compliment s aviatio n uses . FINDING : Th e propose dus e o f ahange r

wit h a n offic e i s a"Genera l Aviatio n Facility" , whic h i s a permitte duse . Thi s standar di s met . 3 , Limitation s o n Use .

A . Al l use s mus t

mee t local , stat e an dfedera

l environmenta l standard s relatin g t o noise , smoke , odor , water , sewage , ai r

emissions , dus t

an dhazardou s waste . B . Material s shal l b e store dan dground s shal l b e maintaine di n amanne r

whic h wil l not

attrac t o r ai dth e propagatio n o f

insect s o r

rodent s o r

otherwis e creat e ahealt

h hazard , FINDING : Complianc e wit h thes e standard s i s th e on-goin g responsibl e o f th e propert y owner . C . Al l parkin g an dloadin g deman dcreate db y an y us e permitte db y thi s sectio n shal l b e accommodate do

n th e subjec t

premise s entirel y off-street . FINDING : Off-stree t

parkin g i s addresse dlate r i n thi s report . D . N o us e permitte db y thi s sectio n shal l requir e th e backin g o f traffi c ont o apubli c stree t o r roa d right-of-way for

acces s t o any us e o n th e premise s thereo f FINDING : Th e desig n o f thi s projec t

doe s no t facilitat e backin g o f

traffi c ont o publi c street s o r roa dright

of-way . 4 , Dimensiona l Standards . I n a n Airport Zone , th e followin g dimensiona l standard s shal l apply : A , Th e minimu mlo t siz e shal l b e determine di n accordanc e wit

h th e provision s o f

thi s sectio n relativ e t o setbac k

requirements , off-stree t

parkin g an dloading , an da s deeme dnecessary by th e Hearing s Body t o maintai n air , wate r an dlan dresourc e quality an dt o protec t adjoinin g an d are alanduses . B , Th e minimu mbuildin g setbac k betwee n astructur e an da n arteria l stree t

shal l b e 5 0 feet

unles s agreate r setbac k i s require dfor

complianc e wit

h th e Comprehensiv e Pla n policie s or

criteria , an d2 5 feet

fromacollector , C , Th e right-of-way betwee n th e property lin e an dth e edg e o f th e improve dstree t

shal l b e landscape dan dmaintaine db y th e contiguou s property owne r i n accordanc e wit

h th e provision s o f th e Sit e an dDesig n Revie w Standards . 5 , Yards . Excep t

a s provide dby Section s 8.0550-8,0575 , i n a n Airport Zone , th e minimu msid e yard EXHTOI T 

# A PAG E . 5 o f l(j >shal l b e 1 0 feet fromth e foundatio n for

on e an dtw o stor

y building s an d1 5 feet

fro mth e foundatio n fo

r thre e stor y buildings ; an dfron

t an drea r yard s shal l b e aminimu mo f 1 0 fee t o r a s approve db

y th e Hearing s Body , FINDING : Th e propose dbuildin g complie s wit h th e abov e standards . 6 , Heigh t

o f Buildings . I

n a n Airport Zone , al l buildin g shal l mee t th e requirement s se t

fort h i n th e Airport Contro l (AC ) zone , FINDING : Th e heigh t

o f th e propose dbuildin g i s 3 1 feet , whic h i s belo w th e maximu mheigh t allowe di n th e zone . 2 . Redmon dDevelopmen t Code , Sectio n 8.0305-8.0310 , Establishmen t an dMeasuremen t

o f Clea r Visio n Areas . I n al l zones , o n al l corner s o f al l buildin g site s adjacen t to th e inter-sectio n o f

tw o street s o r

o f astree t an d a n alley , withi n atriangl e forme dby th e stree t cur b o f suc h buildin g sit e (ignorin g an y corne r radius ) an d alin e draw n betwee n point s on suc h stree t line s a t designate ddistance s fro mth e intersectio n thereof , ther e shal l b e n o fence , wall , hedge , o r buildin g highe r

than thre e feet

no r an y obstructio n t o visio n othe r than apos t

colum n o r

tre e trun k

(clear o f branche s or

foliage ) betwee n aheigh t o f thre e fee t an daheight o f eigh t feet abov e th e leve l o f

th e curb , o r

o f th e leve l o f

th e abov e mentione dpoint o f intersectio n i

f th e street s ar e sloping . A clear visio n are ashal l consis t o f atriangular

are atw o side s o f

whic h ar e line s measure dfro m th e come r

intersectio n o f

th e stree t

cur b line s fo r adistanc e specifie di

n thi s regulation , or , wher e th e cur b line s hav e rounde dcomers , th e line s extende di n astraigh t

lin e t o apoin t

o f intersectio n an ds o measured , an dth e thir dsid e o f whic h i s alin e acros s th e come r o f th e lo t joinin g th e non-intersectin g end s o f th e othe r tw o sides . Th e followin g measurement s shal l establis h clear visio n area s withi n th e city : (1 ) A t a n intersectio n o f

tw o streets , th e minimu mdistanc e shal l b e 2 5 feet . (2 ) At al l othe r intersections , includin g stree t t o alle y an dstree t

t o privat e driveway intersections , th e minimu mdistanc e shal l b e 1 5 feet . FINDING : Maintenanc e o f th e clea r

visio n are ai s astandar dconditio n o f approval . Th e applican t ca n mee t thi s standar db y complyin g wit h conditio n o f approva l 2 . 3 . Redmon dCode , Chapte r 8 , Articl e I , Sectio n 8.037 0 Buildin g Setback s fo r th e Protectio n o f

Sola r Acces s (3 ) Exemptions : (a) Property whic h i s zone dcommercia l o r industria l shal l b e exemp t fro mmeetin g th e solar setback . FINDING : Propertie s zone dAirport , simila r t o commercia l o r

industria l zone dproperties , ar e exemp t fro mmeetin g sola r

setbacks . Thi s standar di s no t applicable . 4 . Redmon dDevelopmen t Code , Chapte r

8 , Articl e I , Sectio n 8.0500-5 , OfT-Stree t Parkin g an dLoadin g Parkin g spac e requirement s ar e base don th e followin g standard s accordin g t o th e us e (note : al l require d handicappe dparkin g i s include di n th e parkin g standard s withi n thes e charts) . Manufacturing , warehousing , an dothe r

industria l use s ma

y bas e th e numbe r

o f require dparkin g space s on th e numbe r o f employees . When th e numbe r o f employee s i s specified , person s counte dshal l b e thos e workin g o n th e premises , includin g proprietors , durin g th e larges t shif t at pea k season . EXHIBI T 

# A PAG E l^n P f UFINDING : Th e parkin g tabl e i n th e cod e doe s no t specificall y identif

y "airpor t

hangers" . However , Staf f finds tha t

th e closes t

categor y fo r

ahange r

i s awarehouse . Th e char t describe di n thi s sectio n include s warehous e a s 1 parkin g spac e pe r 100 0 squar e fee t

an doffic e a s 1 parkin g spac e pe r 30 0 squar e feet

o f ne t offic e floor

area . A s such , 1 2 space s ar e require dfo r th e warehouse /

hange r us e an d4 space s fo r

th e office . Th e tota l require dparkin g i s 1 6 spaces . Th e applican t i s proposin g 2 7 parkin g space s includin g 2 AD A spaces . Thi s standar di s met . 8,050 5 Off-Stree t

Parkin g an dLoading . Genera l provision s ar e a s follows : 1 . Th e provision s an dmaintenanc e o f off-stree t

parkin g an dloadin g space s i s th e continuin g obligatio n o f

th e propert y owner . Shoul dth e owne r o r occupan t o f an y lo t or buildin g chang e th e us e t o whic h th e lo t

or buildin g i s sited , thereb y increasin g off-stree t parkin g o r

loadin g requirements , thi s sectio n mus t the n b e complie dwith . Businesse s withi n th e Centra l Busines s Distric t (C- 2 zone ) shal l b e exemp t fro mthi s provisio n i f

ther e i s a

n existin g buildin g o n th e subjec t sit e tha t prevent s th e additio n o f

on-sit e parking . Expansion s o f building s i

n th e C- 2 zon e howeve r mus t compl y wit

h thi s section , FINDING : Adequat e are afo r parkin g i s availabl e on-site . Th e provision s an dmaintenanc e o f off-stree t parkin g an dloadin g space s i s th e continuin g obligatio n o f th e propert y owner . Th e applican t ca n mee t

thi s standar db y complyin g wit h conditio n o f approva l 1 . 2 . Requirement s for type s o f building s an duse s no t

specificall y liste di

n thes e standard s shal l b e determine dby th e Community Developmen t Directo r

or Hearing s Bod

y base dupo n th e requirement s for

comparabl e use s listed . FINDING : Thi s standar dwa s previousl y addressed . 3 . I n th e even t

tha t severa l use s occup y asingl e structur e o r parce l o f land , th e total requirement s fo r off-stree t parkin g shal l b e th e sumo f th e ne t floor are arequirement s o f

th e several use s compute d separately . 4 . Owner s o f

tw o o r mor e uses , structure s o r parcel s o f

lan dma y agre e t o utiliz e jointl y th e same parkin g an dloadin g space s when th e hour s o f operatio n d o no t

overlap ; provide dtha

t satisfactor

y legal evidenc e i s presente dt o th e Cit y i n th e for mo f deeds , lease s o r

contract s t o establis h th e join t use . 5 . Off-stree t

parkin g space s fo

r dwelling s shal l b e locate don th e sam e parce l wit h thos e dwellings , o r writte n contrac t

o f agreemen t

shal l b e provide dt o th e Cit y tha t expressl y permit s share dus e o f parkin g area s whic h ar e of f site . 6 . Al l require dparkin g space s shal l b e locate dno t farthe r than 30 0 fee

t fro mth e buildin g or

us e the y ar e require dt o serve , measure di n astraigh t

lin e fromth e building . FINDING : Standard s 3 throug h 6 ar e no t applicabl e o r

ar e me t a s describe di n th e applicant' s proposal . 7 . Require dparkin g space s shal l b e availabl e for th e parkin g o f

passenger

automobile s o f

residents , customers , patron s an demployee s only , an dshal l no t b e use dfo

r storag e o f

vehicle s or

material s o r for th e parkin g o f

truck s use di

n conductin g th e busines s o r use . FINDING : Thi s i s astandar dconditio n o f approval . Th e applican t ca n mee t

thi s standar db y complyin g wit h conditio n o f

approva l 1 . 8 . I n an y zone , eve^

- bd.din g havin g agros s floor are ao f ,0,00 0 squar e fee , o r

n,o. , whic h i s ,o , EXHIBI T <7 \ 

### PAG E 7 O- T / C /b e occupie dfor manufacturing , storage , warehousing , good s display , retai l sales , ahotel , a hospital , amortuary, alaundry , dr y cleanin g establishment , o r othe r use s simila

r requirin g th e receip t o r distributio n by vehicle s o r material s o r

merchandise , shal l provid e on e off-street loadin g berth , plu s on e additiona l loadin g bert h for eac h additiona l 20,00 0 squar e fee t o f gros s floor area . Eac h loadin g bert h shal l b e provide dwit

h pave daccess , driveway s an dsurfacin g i n th e sam e manne r

a s for off-stree t parking , excep t

tha t eac h spac e shal l b e 1 0 feet wid e an d2 2 fee

t lon g wit h aheigh t

clearanc e o f

at leas t 1 4 feet . A sight-obscurin g screen , berm , o r landscapin g shal l concea l al l loadin g area s fro mvie w frompubli c street s o r roads , FINDING : Airpor t

hanger s ar e no t

liste di n thi s standar da s needin g off-stree t loadin g berth s o r

spaces . Th e inten t

o f thi s standar di s t o provid e fo r aloadin g an dunloadin g are afo r material s o r

merchandis e wit h relate duses . A n airpor t hange r i s exemp t

fro mthi s standar da s th e buildin g i s designe dt o stor e airplanes . Thi s standar ddoe s no t apply . 9 . Interio r

loadin g docks , o

r loadin g area s o r

dock s locate dinsid e buildings , shal l b e considere da s bein g screene dwhe n securabl e by apowere doverhea ddoo r that totall y enclose s th e openin g for vehicle s bein g loade d/

unloaded . 10 . Loadin g an dunloadin g o f merchandise , equipment , etc . shal l no t b e permitte dfro

mpubli c street s o r roads . FINDING : N o loadin g o r unloadin g wil l b e conducte dfro mth e publi c righ t o f wa y a s designed . 8.051 0 Desig n an dImprovemen t Standard s for

Parkin g Lots . Th e desig n andimprovemen t standard s for parkin g lot s are : 1 . Vehicl e Parkin g Spac e Size s an dBicycl e Parkin g Requirements . A . Eac h regular

size dparkin g spac e o r

stal l shal l b e governe db y th e requirement s o f

Sectio n 8,0515 , an dshal l hav e aminimu mwidt h o f 9 feet an daminimu mlengt

h o f 2 0 feet ; mus t b e individuall y accessible , paved , an dshal l b e continuousl y maintaine dby th e propert y owner . B . If desire dby th e applican t / owner, eac h compac t

parkin g spac e o r

stal l shal l b e a minimu mwidt

h o f 8 feet an daminimu mlengt

h o f 1 8 feet . C . A maximu mo f

20 % compac t

space s i s permitte da s require dparking . D . A securabl e parkin g spac e shal l b e provide dfo r bicycle s for

eac h ne w commercia l use . Credi t fo r 1 vehicular

parkin g spac e shal l b e give n for eac h 5 bicycl e parkin g space s (u p t o 1 0 bicycl e parkin g space s / 2 vehicular

parkin g space s credi t

possible) . However , parkin g lot s containin g les s than 1 0 vehicular space s ar e no t

eligibl e for

credits , anda

t n o tim e shal l alo t

subjec t t o credit s contai n les s tha n 1 0 vehicular

spaces . Also , bicycl e space s shal l no t

tak e u p mor e than 20 % o f th e require dparkin g unde r any circumstance , FINDING : Th e applican t ha s provide dparkin g space s tha t ar e 9 ' x 20 ' a s required . A n airpor t hange r i s no t acommercia l use ; therefor e n o bicycl e parkin g i s required . Th e applican t reported , however , ther e i s ampl e roo minsid e th e hange r fo r an y bicycl e parking . 2 . Excep t

for parkin g i

n connectio n wit

h singl e famil y o r

duple x dwellings , parkin g an dloadin g area s adjacen t

t o o r withi n aresidentia l zon e or adjacen t t o any dwellin g shal l b e screene dwit h a sight-obscurin g fenc e o r

plante dscree n o f

no t les s than thre e feet

i n height , FINDING : Th e subjec t

propert y i s no t

locate dadjacen t

t o aresidentia l zon e o r dwellings . Thi s standar di s no t applicable . EXHIBr r ^ 

### PAGE_S_fl£_lL ^3 . Parkin g space s betwee n pavemen t an dlandscapin g shal l b e containe dby abumpe r rai l or b y a cur b whic h i s a

t leas t four inche s hig h an dwhic h i s se t bac k aminimu mo f

on e an done-hal f

fee t fro mth e property line . FINDING : Th e applican t i s proposin g acombinatio n o f curbin g an dbumper s a s describe di n thi s standard . Thi s standar di s met . 4 . Exterio r

Artificial lightin g o f

an y typ e shal l no t

shin e o r creat e glar e i

n any dwelling , property , o r ont o any publi c righ t

o f way . FINDING : Th e applican t ha s provide dlightin g informatio n a s apar t o f th e application . Th e onl y lightin g propose dwil l b e lo w li t

wal l pack s o n th e subjec t building . N o excessiv e lightin g i s proposed . Thi s standar d i s met . 5 . Acces s aisle s shal l b e o f sufficien t

widt h t o permi t

eas y turnin g an dmaneuvering . I n n o cas e shal l acces s aisle s b e les s tha n 20 ' i n width . Any acces s aisl e les s than 24 ' i n widt h shal l provid e "n o parkin g /

fire lane " stripin g o r

signage , o r

curb s painte dre dfor

"n o parking" . Further , any acces s aisl e bein g use da s backu p roo mfor parkin g space s shal l b e n o les s than 24 ' wide . FINDING : Propose dacces s aisle s ar e large r tha n 2 4 fee t

i n width . Thi s standar di s met . 6 . Excep t

for dwelling s no t

require dt o underg o lan dus e review , group s o f mor e tha n tw o parkin g space s shal l b e s o locate dan dserve db y adriveway tha t thei r us e wil l requir e n o backin g movement s o r

othe r maneuverin g withi n astree t right-of-way othe r

than a n alley . FINDING : N o backin g int o publi c right s o f wa y i s facilitate db y th e desig n o f th e subjec t

property . Thi s standar di s met . 7 . Servic e drive s t o off-stree t parkin g area s an dinternal acces s aisle s shal l b e designe dand constructe dbot

h t o facilitat e th e flow o f traffi c an dt o provid e maximu msafet y fo r vehicle s an

d pedestrians . Pedestria n pathway s shal l b e clearl y differentiate dfro mvehicular

driv e aisle s o

n site an dma y b e require dt o b e physicall y separate dfro mvehicular

drive s o r

aisle s t o ensur e pedestrian safety . Th e numbe r o f servic e drive s shal l b e limite dt o th e minimu mthat wil l accommodat e anticipate dtraffic . FINDING : A s reporte db y th e applicant , ther e i s onl y on e employe e (mechanic ) on-sit e durin g regula r busines s hours . Mos t

o f th e propose dparkin g (includin g AD A spaces ) abut s th e sidewal k aroun dth e subjec t building , whic h provide s clea r an dsaf e access . Thi s standar di s met . 8 . Driveway s shal l hav e aminimu mvisio n clearanc e are aa s describe dwithi n RD C sectio n 8,030 5 an d8.0310 , "Clear

Visio n areas" . FINDING : Thi s standar dha s bee n previousl y addressed . 9 . Th e followin g standard s shal l appl y t o parkin g withi n industria l zones : A . Parkin g shal l no t b e allowe dwithi n 1 0 feet o f th e front yar dproperty lin e o r

5 feet o f a sid e property line . FINDING : Thi s propert y i s zone dAirport , no t industrial . Thi s standar ddoe s no t apply . 5 . Redmon dDevelopmen t Code , Chapte r

8 , Articl e IV , Sectio n 8.303 0 Specia l Studies , Investigation s an d Reports . EXHIBr r (T \ 

## PAGE_3_CL-I USpecial studies , investigation s an dreport s ma y b e require dt o insur e tha t th e propose ddevelopmen t o f a particular sit e doe s no t

adversel y affec t

th e surroundin g community , doe s no t creat e hazardou s condition s for person s o r

improvement s o n th e site . Thes e ma y includ e traffi c impac t studie s impac t

o f contaminate dsoils , soi l conditions , flooding o f water s an dexcessiv e stor mwate r runoff , tre e preservation , an dothe r

concern s o f

th e development' s impac t o n adjacen t

propertie s o r

publi c facilities . FINDING : Thi s sectio n provide s fo r adherenc e t o fire/life safet y standard s tha t coul dpotentia l impac t

th e community . Th e Redmon dFir e Departmen t ha s reviewe dan dapprove dth e permit s fo r thi s applicatio n an dbuilding . Thi s standar di s met . 6 . Redmon dDevelopmen t Code , Chapte r

8 , Articl e IV , Sectio n 8.303 5 Desig n Revie w Criteri a 1 . Installatio n o f

Utilities . Al l ne w servic e line s an drelocate dtransmissio n line s shal l b e place d underground . Existin g overhea dtransmissio n line s o r utility line s shal l b e relocate dundergroun d unles s otherwis e approve dby th e CD D Director , Cit y Engineer , or

Hearing s Body . FINDING : Th e applican t i s proposin g t o hav e al l ne w servic e line s an drelocate dline s place dunderground , whic h i s i n complianc e wit h thi s standard . 2 . Right

- of

- Wa y Dedicatio n & Publi c Improvements . Adequat e right-of-way dedicatio n an d improvement s t o streets , alleys , sidewalks , bikeway s an dothe r publi c way s shal l b e provide db y th e Owne r

tha t confor mt o City o f

Redmon dadopte dTransportatio n Plan , Transportatio n Impac t Analysi s & Acces s Managemen t Standards , Publi c Work s Standard s & Specificatio n an dth e local servic e stree t

policies , includin g th e gri dpolicy . I n lieu o f actual constructio n o f improvements , th e Cit

y ma y choos e t o accep t

financial payment , contribution , othe r approve d security o r

agreement

fo r th e purpos e o f

providin g th e neede dimprovements . The Cit y ma y requir e tha t

n o buildin g permi t

b e issue dunti l publi c improvement s ar e completed ; thi s shal l b e clearl y identifie d(i f

applicable ) withi n th e Site Improvemen t Agreement , FINDING : Thi s sectio n ha s bee n reviewe dan dsigne dof f b y th e Engineerin g Department . Thi s standar di s met . 3 . Neighborhoo dCompatibility . Thi s standar dshal l no t appl y t o an y developmen t tha t als o require s aconditiona l us e permit ; a . Th e proposa l wil l b e consisten t with applicabl e zonin g standards . b . Th e location , size , design , an dphysica l characteristic s o f th e proposa l (suc h a s setbacks , height , positio n o f

structur e o n th e site ) wil l hav e minima l advers e impac t on th e livability o r valu e o f abuttin g properties . FINDING : Thi s projec t

i s compatibl e wit h th e othe r airpor t use s an dth e zonin g standards . Thi s standar d i s met . c . Th e projec t wil l no t excee dth e operationa l capacit y o f publi c facilitie s an dwhic h ar e require dt o serv e th e developmen t unles s th e City Enginee r determine s tha t

sufficient capacity ca n b e provided . Th e capacit y o f publi c facilitie s an dservice s shal l b e base dprimaril y o n th e City' s Wate r

an dWastewate r

Maste r Pla n an dth e Transportatio n Syste mPlan . FINDING : Thi s proposa l ha s bee n reviewe db y th e Engineerin g Departmen t i n regard s t o exceedin g capacit y o f

publi c facilities . Th e Engineerin g Departmen t foun dn o issue s wit h capacit y fo r thi s proposal . 

## exHiBr r 

# A 1 0 

### PAG E I D o4 ^ I U4 , Architectura l Requirements . a . Architectura l theme . A specifi c architectura l them e i s require dfo r an y structur e tha t

i s a candidat e fo

r Sit e an dDesig n review . Th e them e use dshal l b e carrie dou t completel y i

n th e desig n an dno t

mixe dwit

h conflictin g themes . Th e them e use dshal l b e consisten t wit h al l building s o n th e subjec t

site . b . Fals e fron

t design . A fals e fron

t desig n o f

abuildin g shal l b e avoided , excep t fo r th e Downtow n (C-2 ) Commercia l District . c . Historica l Buildings . Complianc e wit h th e preservatio n o f

histori c building s an dsite s pursuan t t o sectio n 8.085 5 an d8.086 0 wher e applicable , FINDING : Th e subjec t buildin g i s astandar dhange r buildin g wit h it s them e bein g consisten t wit h it s use . Th e subjec t

buildin g i s no t

acommercia l buildin g wit h regula r hour s an dactivities , bu t rathe r ha s on e employe e an dwil l b e otherwis e use dsporadically . Unlik e commercia l building s whic h shoul dhav e a n invitin g presence , th e subjec t buildin g i s designe dt o no t attrac t attentio n base do n it s non-publi c us e an d location . N o fals e front s ar e propose dan dth e sit e i s no t identifie da s ahistori c site . Thes e standard s ar e met . d . Commercia l buildings .

1 . Commercia l Buildin g Orientation . Th e City may requir e th e applican t t o positio n commercia l building s t o hav e thei r architectura l orientatio n towar dth e primary focal poin t o n th e sit e (typicall y th e highe r ordere dstreet) . However , th e Cit y may als o requir e th e applican t

t o orien t th e buildin g i

n any positio n o n th e sit e i f th e perceive dfoca

l poin t i s internal t o th e site . A

t n o tim e shal l unbroke n span s o f sid e o r rea r wall s o f building s b e visibl e fromany stree t withou t architectura l treatment s andscreenin g added . Orientatio n o f

th e buildin g shal l conside r compatibility wit

h neighborin g structure s i n term s o f setbacks , heigh t

o f building , architectura l treatment , an dentrance s o f neighborin g buildings . 2 . Commercia l building s shal l compl y wit h th e City' s acces s policie s regardin g vehicl e acces s an dprovid e adequat e pedestria n way s t o safel y navigat e th e parkin g area s an dt o connec t t o th e publi c sidewalks . Adequat e interna l vehicl e acces s shal l b e designe dt o minimiz e o r

eliminat e vehicle/vehicl e o r vehicle/pedestria n conflicts . 3 . Drive-u p window s shoul db e oriente daway fromth e principl e street . FINDING : Th e subjec t buildin g i s aprivat e airplan e hanger , no t acommercia l building . Thes e standard s d o no t apply . f

Exterio r

Mechanica l Equipment , Thes e shal l b e screene ds o a s no t t o b e visibl e fro

mpubli c street s o r residences . FINDING : Th e applican t provide dinformatio n abou t acompresso r

locate doutsid e nea r

th e fac e o f

th e subjec t building . Th e applican t ha s reporte dtha t

thi s compresso r

i s surrounde db y achain-linke dfenc e wit h slat s tha t

wil l matc h th e subjec t

building . N o othe r

exterio r mechanica l equipmen t

i s propose dfo r

thi s project . Thi s standar di s met .

5 . Landscaping . Are aRequired . Each property develope dshal l sho w a t leas t th e followin g percentag e o f th e total sit e o r projec t are at o b e develope di

n landscaping . 

## EXHmr r (r \" PAG E H o f 1 U

## ZONE S R- 1 t o R- 5 Wit h th e exceptio n o f singl e famil y o rduple x construction . C- 1 C- 2 C- 3 C- 4 C- 5 M- 1 M- 2 Airpor t Par k OSP R P F F G 15 %

15 % 5 % 15 % 15 % 15 % 15 % 15 % pe rsectio n 8.303 5 only . 15 % 15 % 15 % No t Applicabl e a . Plan t

sizes . Al l require dshrub s shal l b e a t leas t 1 gallo n siz e an dal l require dtree s 1 5 gallo n siz e a t tim e o f planting , an dno les s than 1-1/2 " calipe r measure d3 ' abov e finishe dgrade . b . Vegetativ e cover . Al l require dlandscap e area s shal l b e plante dwit h shrubs , tree s an dor

livin g groun dcove r

t o aminimu mo f

50 % vegetativ e cove r

a t th e tim e o f

planting . FINDING : Propertie s i n th e Airpor t Zon e d o no t

hav e aspecifi c landscap e percentag e requiremen t lik e th e othe r zone s i n th e city . Propose dlandscapin g o f thi s propert y wil l consis t o f non-irrigate dnativ e grasse s plante daroun dth e site . Thes e standard s ar e met .

c . Outdoo r

storag e an dservic e areas . Outdoo r storag e an dservic e area s shal l b e screene dor buffere dfro

madjacen t

propertie s o r

frompubli c right s o f

wa y wit h aminimu m3 foo t

tal l an dwid e landscap e stri p o r

sit e obscurin g fencin g unles s otherwis e approve dwhe n adjacen t t o asimilar

us e o r aus e that doe s no t requir e screenin g fromth e propose duse . Screenin g shal l provid e n o les s tha n 50 % visua l screenin g a

t time o f plantin g o r

installation , an dshal l b e show n b y detai l o r photo , FINDING : N o outdoo r

storag e o r

servic e area s ar e proposed . d . Area s betwee n building s an dproperty line s adjacen t t o astreet . Area s betwee n building s an d property line s adjacen t

t o astree t

shal l b e landscape dwit

h tree s an dshrub s withi n aminimu m3 foo t wid e landscap e strip . FINDING : Th e subjec t

propert y i s no t

locate dadjacen t

t o astreet . e . A parkin g o r

loadin g area . A parkin g o r loadin g are ashal l b e separate dfro many lo t lin e adjacent t o aroadway by alandscape dstri p a t leas t 1 0 feet i n width , an dany lo t

lin e by alandscape dstri p a t 1 2 JDOnBI T 

### PAGEJ ^leas t 5 feet i n width . Withi n th e C-2 , C-4 , o r Airport zone , stree t

tree s o r othe r landscapin g withi n th e publi c right-of-way may b e provide dan dconsidere da s landscapin g o n site . Require dlandscap e strip s ma y b e reduce dt o 3 feet

i n th e C-2 , C-4 , an dAirport zon e i f th e stri p i s densel y plante dwit h trees , shrub s an dlivin g groun dcove r t o aminimu mo f

90%> vegetativ e cove r

a t tim e o f planting . FINDING : Th e applican t i s proposin g landscapin g (nativ e grass ) aroun dth e mai n (non-fenced ) parkin g area , excep t

a s prohibite db y th e servic e road . f . Landscap e area s abuttin g parkin g area s spaces , acces s aisle s an dloadin g zones . Landscap e area s abuttin g parkin g spaces , acces s aisle s an dloadin g zone s shal l incorporat e asigh t obscurin g landscap e screen . Th e scree n shal l b e at leas t 3 feet highe r than th e finishedgrad e o f th e parkin g area , excep t

i n require dclear

visio n area s wher e th e clear visio n requirement s mus t b e met . Th e scree n heigh t ma y b e achieve db y acombinatio n o f eart h moundin g an dplan t

materials . Fence s wit

h o r withou t slat s ma y qualif y for parkin g lo t

screenin g on interior , sid e o r rea r lo t line s o r whe n adjacen t

t o a n alley . FINDING : Thi s standar daddresse s screenin g o f th e parkin g are afro mpubli c view . Th e propose dparkin g are ai s locate dove r

10 0 fee t fro mth e neares t

stree t (Veteran' s Way) . Also , th e parkin g are ai s behin da n existin g buildin g o n th e adjacen t nort h property . Staf

f finds tha t

th e parkin g are ai s sufficientl y screene da s proposed . g . Parkin g lo t landscaping . I

n additio n t o meetin g al l othe r landscap e requirements , a t leas t ten (10% ) percen t

o f th e tota l require dlandscapin g for th e site shal l b e plante dwithi n or immediatel y adjacen t t o th e parkin g lot(s) , plu s arati o o f on e tre e per

te n parkin g space s shal l b e planted . Thi s parkin g lo t

landscapin g ma

y b e considere da s meetin g aportio n o f th e underlyin g zone's minimu m landscap e percentag e requirements . Parkin g lot s exceedin g 2 0 space s shal l incorporat e aportio n o f thi s require dlandscapin g i n interio r island s no t

les s than thre e fee t

i n width . FINDING : Propertie s i n th e Airpor t Zon e d o no t

hav e aspecifi c landscap e percentag e requiremen t lik e th e othe r zone s i n th e city . Propose dlandscapin g o f thi s propert y wil l consis t o f non-irrigate dnativ e grasse s plante daroun dth e site .

h . Protectio n o f

Parkin g Lo t

Landscaping . Parkin g lo t landscapin g shal l b e protecte db y acur b or secure dwhee l guard s a

t leas t 4 " hig h wit

h aminimu mthre e foo t

setbac k fro mth e property line . Thi s require d3 ' setbac k

ma y b e reduce dt o 1-1/

2 feet if th e plante dare ai s plante dwit h 90 % vegetatio n a

t th e tim e o f planting . FINDING : Th e applican t i s providin g curbin g and / o r bumper s t o protec t

th e landscapin g i n th e parkin g lot . Thi s standar di s met .

i . Preservatio n an dReplacemen t o f Trees . Al l existin g tree s havin g asi x (6 ) inch trun k diamete r 3 ' abov e grad e o r

greate r shal l b e preserve do r

replace dwit

h fiftee n gallon-size dtree s a

t a'one-to-one ' ratio . Replacemen t

tree s shal l hav e aminimu m1-1/ 2 inc h trun k

diamete r measure dat

3 ' abov e grade . Thes e criteri ashal l b e me t i n th e submitte dlandscap e plan . FINDING : Th e sit e doe s no t contai n an y tree s o f

significan t

size . Thi s standar di s no t applicable . j . Irrigatio n o f

plant s an dtrees . Irrigatio n system s shal l b e require dfo r al l landscap e area s an d stree t tree s excep t

thos e designate dfor

nativ e vegetation . Typ e o f irrigatio n syste man dapproximat e lin e locatio n shal l b e show n on th e sit e plan . FINDING : A s previousl y described , th e applican t wil l b e plantin g nativ e gras s o n site , whic h doe s no t requir e a n irrigatio n system . Thi s standar di s met . EXHIBI T 

## PAG E J^iorl U ^k . Stree t trees . A stree t

tre e pla n i s require dfor

al l developmen t

frontin g on publi c or privat e roads . Al l stree t

tree s shal l mee t

th e followin g requirements . 1 . Certai n tree s ar e prohibite dby Cit y Code . Prohibite dtre e specie s include : fir, cedar , willow , balm , popla r an daspen , nut , locust , al l fruit bearin g specie s andcottonwood . 2 . Tree s chose n for

th e publi c right-of-way shal l b e singl e stem , round , compac t crown , deciduou s trees , fre e o f

fruit , thorn s o r

othe r harmfu l apjiendages . Tree s tha t ar e toleran t

o f extreme s i

n weather , cultivatio n aroun dth e roo t area , an dpes t

an ddisease s ar e recommended . 3 . Tap roo t

tree s an dsurfac e roo t

tree s shal l b e avoided . 4 . Tree s shal l b e chose n with amatur e heigh t o f n o mor e tha n 3 0 feet

an daminimu mbranchin g clearanc e o f

8 feet at maturity . 5 . Th e cente r

o f al l tree s plante di

n publi c righ t

o f wa y shal l b e aminimu mo f 18 " fro mth e fac e o f th e stree t curb . 6 . Stree t tree s shal l b e place da

t th e rat e o f

on e tre e fo

r every 2 5 feet

o f stree t frontage . Tree s ma

y b e evenl y space dwit

h variation s t o th e spacin g permitted . Irrigatio n system s shal l b e require dfo r all stree t trees , 7 . Whe n stree t

tree s ar e plante do

n privat e property , th e tree s shal l no t b e plante dfurthe

r tha n 25 ' fro mth e curb . Evergree n specie s ar e acceptabl e stree t tree s on privat e property provide dtha t the y ar e mor e than 5 feet

away fro mpathway s an ddriveways . FINDING : Th e subjec t propert y i s locate do n Airpor t property . Th e leas e area , whic h i s th e describe d subjec t property , doe s no t

touc h an y roa dfrontage ; therefor e n o stree t tree s ar e required . 1 . Maintenanc e o f

landscaping . Al l landscapin g shal l b e continuousl y maintaine dan dreplace dwhen necessary t o maintai n complianc e wit h a n approve dlandscap e plan . Fo r landscapin g i

n exces s o f $5,000 , th e City ma

y requir e amaintenanc e bond . FINDING : Landscapin g o f th e subjec t

propert y i s limite dt o non-irrigate dnativ e grasses . Maintenanc e of landscapin g i s th e continua l responsibilit y o f th e applicant . 6 , Genera l Sit e Criteri a a . Gradin g an dDrainag e 1 , Gradin g on th e sit e shal l tak e plac e s o ther e i s n o advers e affec t on neighborin g propertie s o r

publi c right-of-way . A gradin g pla n ma y b e require dt o assur e tha t al l drainag e i s retaine don site . 2 . Al l drainag e shal l b e retaine don sit e a t al l times . A drainag e pla n ma y b e require dtha

t show s slope , metho do f

drainag e retentio n an ddisbursemen t o f water o n site a t th e discretio n o f th e City Engineer . FINDNG : A gradin g an ddrainag e pla n wa s provide db y th e applicant . Th e Engineerin g Departmen t ha s reviewe dan dapprove dthi s plan . Thi s standar di s met .

b . Clear

Visio n Standard . N o obstruction s greate r than thre e an don e hal f

( 3 V-i ) feet high , includin g any landscapin g whic h wil l gro w greate r tha n thre e an don e hal f

( 3 Vi ) feet high , wit h th e exceptio n o f

tree s whos e canop y height s are a t al l time s greate r

than eight(8 ) feet , ma

y b e place di n aclear visio n are aa s define di

n Articl e 1 , "Supplementar y Provisions" . FINDING : Clea r

visio n standard s hav e bee n previousl y addressed . c . Tras h collectio n areas . Tras h collectio n area s shal l no t b e oriente dtoward s buildin g entrance s o r publi c street s othe r

than alley s an dshal l b e screene do r enclose dwit

h buildin g material whic h i s compatibl e wit

h thos e use di

n th e exterio r

o f th e building . Location(s ) o f al l tras h collectio n 

### EXHiBrr_JZ L PAH R1 ^ f>4^) Uarea(s ) shal l b e reviewe dan dapprove dby th e Fire Marsha l o r designate . FINDING : Th e applican t ha s reporte dtha t

thi s facilit y wil l us e on e o r tw o standar dtras h can s tha t wil l b e locate dinsid e th e subjec t building . Thes e can s wil l b e rolle dou t o n th e assigne dtras h da y an dreturne d insid e th e buildin g onc e emptied . N o permanen t outsid e tras h enclosur e i s neede do r required . Thi s standar di s met .

d . Wate r

& Sewe r Service . Connectio n t o City publi c wate r & sewe r system s ar e require dan d mus t compl y wit

h curren t Publi c Work s Standard s & Specifications , FINDING : Wate r

an dsewe r

servic e issue s wer e reviewe db y th e Engineerin g Department . Th e Engineerin g Departmen t ha s approve dth e propose dwate r an dsewe r

connection s fo r

th e subjec t

property . Thi s standar di s met .

e . Accessibility . At

leas t on e pedestrian pathway , whic h meet s UB C accessibility requirements , shal l b e provide dwithi n th e boundary o f th e sit e frompubli c transportatio n stops , accessibl e parkin g spaces , passenge r loadin g an ddro p of

f zones , an dpubli c street s o r sidewalk s t o a

n accessibl e entry . When mor e than on e buildin g o r facility i s locate don asite , a t leas t on e accessibl e rout e shal l b e provide dbetwee n accessibl e building s an daccessibl e sit e facilities . Th e accessibl e rout e shal l b e th e mos t practica l an ddirec t

rout e amon g accessibl e buildin g entries , accessibl e sit e facilitie s an dth e accessibl e entry t o th e site . Walk s parallelin g vehicular way s shal l b e separate dfromvehicular way s by curbs , plante dareas , railings , o r othe r mean s betwee n th e pedestria n wa

y an dvehicular

routes . FINDING : Th e applican t ha s show n 2 AD A parkin g space s o n th e sit e plan . AD A complianc e i s reviewe d b y th e Buildin g Departmen t a t th e tim e o f

issuanc e o f

Buildin g Permits . 7 . Traffi c Impac t

Analysi s (TIA) a . Th e followin g vehicl e tri p generatio n threshold s shal l determin e th e leve l andscop e o f transportatio n analysi s require dfor ane w o r expande ddevelopment . Tri p end s shal l b e calculate da s per

th e Institut e o f

Transportatio n Engineer s manual . Tri p Generation , 6'' ' editio n (o r subsequen t

documen t

updates) , o r

loca l tri p generatio n studie s prepare dby aqualifie dregistere d professiona l enginee r

an dapprove dby th e Cit

y Engineer . Th e City Enginee r shal l determin e whe n aTI A ha s satisfie dth e requirement s of th e development' s impac t analysis . Th e TIA shal l bea r th e stamp an dsignatur e o f aqualifie dregistere dprofessional Enginee r wit h alicens e vali di

n th e Stat e o f

Oregon . FINDING : Th e applican t provide datri p generatio n repor t fro mL B Engineerin g date dJul y 30 , 2008 . Th e Cit y Enginee r

reviewe dth e repor t

an dprovide da n email , date d8/7/08 , statin g tha t aTrafll c Impac t Analysi s wil l no t

b e required . Thi s standar di s met . //////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// / CONCLUSION S I n al l landus e proceedings , th e "burde n o f proof ' rest s wit

h th e applican t

t o demonstrat e complianc e wit h th e lan dus e regulations . After reviewin g al l availabl e evidenc e submitte db y th e applicant , staf f conclude s tha t condition s o f

approva l (Exhibi t

A ) ar e warrante dfor

th e developmen t

t o compl y full

y wit h th e RD C standard s and criteria . fiXHiBrr_^i—- 1 5 

## PAGEjS-eO=2

-EXHIBI T C - AGENC Y COMMENT S

Agenc y Comments : Th e Plannin g Departmen t receive dth e followin g agenc y comments ; A . B . C . D . E . F . Police : "Approval " Finance : "Approve d7/16/08 " Building : "Approve d7/15/08 " Engineering : "Approve d7/23/08 " Publi c Works : "Approve d7/21/08 " Fire : "Approve d7/22/08 "

EXHIBI T 

# ? . PAG E l b T^\l i 1 6DATE :

APPLICANT : OWNER : PROFESSIONAL : SERVICES : STAFF : REQUEST : LOCATION : REDMON D PLANNIN G STAF F NOTIC E AN D DECISIO N S P 09-06 : BP A Hange r Septembe r

11,200 9 BPA (Bonnevill e Powe r

Admin ) 541 1 N E Highwa y 9 9 Vancouver , Washingto n 9866 3 Cit y o f Redmon d 252 2 S E Jess e Butle r

Circl e #1 7 Redmond , Orego n 9775 6 Wome r & Associate s 181 9 Eas t Springfiel dAv e Spokane , Washingto n 9920 2 Sean Cook , Senio r

Planne r Th e applican t

i s requestin g approva l for th e constructio n o f

ane w privat e 4,55 0 squar e foo t helicopte r

hange r on Redmon dAirport

property . Sout h o f S E Veteran s Wa

y near S E Sister s Avenu e (Redmon dMunicipa l Airport ) i n Redmond , Oregon . (Adjacen t wes t o f th e ne w Le s Schwa

b Hange r property ) Aeria l Photograp h



### EXHIBIT J D PAG E / a\

- ;^T }//////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// / DECISION : APPROVA L WIT H CONDITION S ///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// / SUMMAR Y Th e applican t

i s requestin g approva l for th e constructio n o f

ane w privat e 4,55 0 squar e foo t helicopte r hange r o n Redmon dAirport

property . Thi s hange r

i s adjacen t

wes t o f th e ne w Le s Schwa

b Hange r (city file #S P 08-22) .

e HT .

("CLEA RHT

- 24'-* " O RC+HANlS e AfMNSB T 

# O ^ powsfw r SOUT H ELEVATIO N S'-<rx7-0 " SLAZOte

TTPICA L A T H»NW « IXW

R TRlSHE D FLOO R

<K f Ther e ar e n o obviou s capacity issue s wit h thi s proposa l regardin g streets , sewe r or wate r services . Staf

f identifie dn o significan t

issue s that

coul dno t

b e addresse dthroug h th e condition s o f approva l include d i n thi s report . Comment s fro mrelate dagencie s tha t affec t thi s projec t

ar e presente di n Exhibi t C . A ful l plan se t i s provide di

n Exhibi t D . EXHIBIT S Th e followin g exhibit s ar e on-fil e an dmak e u p th e recor din thi s matter : 1 , Application , sit e elevations , sit e plan , andothe r miscellaneou s information . 2 . Agenc y comment s ATTACHMENT S Exhibi t A - Decisio n an dCondition s o f Approval Exhibi t B - Conclusionar y Finding s Exhibi t C - Agenc y Comment s Exhibi t D - Site Pla

n an dElevations, cit

y dat e stampe dAugus t

18 , 200 9

EXHIBI T ^ 

## PAG E B \gf'^ UEXHIBI T A - DECISIO N AN D CONDITION S O F APPROVA L

DECISIO N Base do n th e finding s an dconclusions , th e Plannin g Departmen t hereb y grant s approva l o f S P 09-06 , subjec t

t o th e condition s o f

approval . Any substantia l alteratio n t o th e approve dplans , excep t a s modifie dby th e followin g condition s o f

approval , require s amodificatio n o f approval , mino r

alteratio n o r

ane w application . CONDITION S O F APPROVA L Th e followin g condition s o f approva l shal l b e required : 1 . Transportation : Sit e Acces s - Propose dsit e acces s vi aexistin g Airport security gat e eas t

o f th e Le s Schwa

b hanga r an d existin g share dacces s t o Veteran s Wa y shal l b e subjec t

t o Cit y clear visio n standard s or

a s otherwis e approve db y th e Cit

y Publi c Work s Directo r

an dCit y Engineer . 2 . Water : Existin g twelv e (12 ) inc h Cit y wate r mai n an dsi x (6 ) servic e stu b locate di n Veteran s Wa

y nort h o f subjec t site . A ) Propose ddomesti c wate r servic e shal l confor

mt o City standard s fo

r commercia l property wit h mete r and backflo w preventio n devic e locate doutsid e th e existin g and/o r relocate dAirport

fence . A City approve d backflo w preventio n devic e shal l als o b e require dfor al l fire servic e an dirrigatio n systems . Metere ddomesti c servic e shal l b e separatel y connecte dt o th e twelv e (12 ) inc h publi c mai n i n Veteran s Wa

y an dshal l no t

b e connecte dt o th e propose dsi x (6 ) inch fire hydran t line . All wate r

line s locate dwithi n th e Airpor t boundary/fenc e an doutsid e o f Cit y easement s shal l b e considere dprivatel y owne dan dmaintaine dunles s otherwis e approve dby th e Cit y Publi c Work s Department , B ) Th e propose dne w fire hydran t an dhydran t

lin e shal l b e considere dpublicl y owne dan dmaintained . A twenty (20 ) ft, wid e Cit

y wate r easemen t

an dunobstructe dacces s shal l b e require dfor any portio n o f

th e publi c wate r

syste mlocate don Airport property . If

unobstructe dacces s canno t b e provided , th e propose dfire hydran t shal l b e locate doutsid e th e existin g and/o r relocate dAirport

fence . C ) Fir e flow, fire hydrant'servic e location s and/o r fire cod e requirement s t o b e determine dby Redmon dFir e & Rescue , A wate r

system/fir e flow analysi s an dmitigatio n pla n prepare dby aregistere dprofessional enginee r shal l b e require da

t th e discretio n o f

th e Redmon dFir e Marsha l t o verif y conformanc e t o internationa l an dOrego n fire cod e requirements . Th e fire flow analysi s mus t sho w existin g availabl e pressures/flo w an dprojecte dflow a t 2 0 ps i for

th e propose dne w hydrant . 3 . Wastewater : Existin g eigh t (8 ) inc h City gravit y sewe r mai n an dservic e locate di n Airport Wa y nort h o f subjec t property . A J Propose dsewe r

servic e wit

h cleanou t

locate doutsid e th e relocate dAirport fenc e shal l confor

mt o Cit y standards . B ) Sewe r servic e connection s shal l b e subjec t t o Cit y Wastewate r

Divisio n pretreatment , monitorin g and samplin g requirements , 4 . Sit e Drainage : Al l sit e drainag e shal l b e maintaine don sit e an dshal l no t drai n ont o publi c street s or neighborin g propertie s an dnon-designated/ non-approve dleas e areas . Al l eart h fill area s locate doutsid e o f publi c right-of-way requir e certificatio n by alicens e professiona l Engineer . A ) Th e propose dGrading/Horizonta l Contro l Pla n pe r shee t C2, 0 date d8/14/0 9 an dStormwate r Pla n an d Profil e per

shee t C2. 1 date d8/14/0 9 shal l b e resubmitte dt o th e Engineerin g Departmen t wit h th e followin g information : 1 ) Stor mwate r runof f volum e vs . capacity an dintensity calculation s a s note di n #4. , B ) below . 2 ) Sizin g an dtestin g dat afor an y propose dinfiltratio n facto r o r system . EXHIBI T 

### PAG E 3 0^-^Q O 

# 33 ) Cros s sectio n fo r propose dretentio n pond/swal e wit h 3: 1 max . slope , filtering layer , surfac e treatment , landscaping , irrigation , an dany necessary security . 4 ) Al l othe r

relevan t stor mdrainag e constructio n detai l drawings . B ) Sit e drainag e includin g undergroun dinjectio n contro l (UIC ) systems , stormwate r retentio n basins , bio

swale s o r acombinatio n thereo f

shal l b e designe dfor

a5 0 year/2 4 hou r

stormeven t

( 2 inche s per NOAA/Isopluvials) . Stor mdrai n conveyanc e shal l b e designe dfo r 5 0 year intensity (3. 2 inches) . Water quality stor

mvolume s base don 2 year/2 4 hou r ( 1 inch ) rainfal l even t

t o b e provide dvolumetrically . Th e applican t shal l identif

y th e 10 0 year/2 4 hou r

stor meven t wit h path/footprin t

t o outfal l area . 5 . Constructio n Plans : Upo n lan dus e approval , aseparat e se t o f constructio n drawing s shal l b e submitte dt o th e Engineerin g Departmen t

fo r water/sewe r

connections , sit e grading/drainag e an dth e ne w fire hydrant , 6 . Require dclear

visio n area s shal l b e maintaine da t al l times . 7 . Th e provision s an dmaintenanc e o f off-stree t parkin g an dloadin g space s i s th e continuin g obligatio n o f th e property owner . Require dparkin g space s shal l b e availabl e fo r th e parkin g o f

passenge r

automobile s o f

residents , customers , patron s an demployee s only , an dshal l no t b e use dfo

r storag e o f

vehicle s o r

material s o r

fo r th e parkin g o f

truck s use di

n conductin g th e busines s o r use . 8 . Fiv e (5 ) parkin g space s ar e require dfor th e subjec t

property . Currently , th e applican t i s proposin g 3 space s (includin g on e AD A space) . Th e applican t shal l revis e th e pla

n t o includ e 2 additiona l space s (total o f 5) . Th e revise dpla

n shal l b e submitte dt o th e Plannin g Departmen t for revie w an dapproval . 9 . Parkin g space s are require dt o b e 9 ' x 20' . Th e applicant' s propose dstall s ar e undersized . Th e applican t shal l revis e th e sit e pla

n t o sho w th e parkin g stall s bein g 9 ' x 20 ' a s required . Th e revise dpla n shal l b e submitte dt o th e Plannin g Departmen t

fo r revie w an dapproval , 10 . Th e applican t

shal l compl y wit

h th e requirement s o f

th e Redmon dFir e Department , a t thei r discretion , a s outline di

n thei r comment s submitte dconcernin g thi s applicatio n (Exhibi t C) . Fire flow, fire hydrant/servic e location s and/o r

internationa l fire cod e requirement s t o b e determine dby Redmon dFire & Rescue . ////////////////////////////////////////////////////////EN D O F CONDITIONS///////////////////////////////////////////////////////////////////// / TH E PLANNIN G DEPARTMENT S DECISIO N BECOME S FINA L TWELV E (12 ) DAY S FRO M DAT E MAILE D UNLES S A WRITTE N APPEA L I S SUBMITTE D T O TH E PLANNIN G DEPARTMEN T WIT H PAYMEN T O F TH E APPLICABL E FEE . FO RINFORMATIO N O N TH E APPEA L PROCESS , PLEAS E CAL L (541 ) 923-7721 . I n accordanc e wit h RD C Sectio n 8.1605 , al l lan dus e approval s shal l b e vali dfo r aperio do f

tw o (2 ) year s unles s extende di n complianc e wit h Sectio n 8.161 0 o f th e Redmon dDevelopmen t Code . Suc h extension s shal l b e administrative , i n writing , an dno t subjec t t o appeal . An y chang e o r modificatio n wil l requir e a ne w applicatio n an dapprova l b y th e Cit y o f Redmon dPlannin g Department . Sea n Coo k Date Senio r Planne r Heathe r Richard s Date Interi mCommunity Developmen t Directo r Maile dby Dat e cc : Plannin g Commissioner s Engineerin g & Buildin g Q EXHIBI T \ J 

### PAG E '^p-T^ VEXHIBI T B -CONCLUSIONAR Y FINDING S

APPLICABL E ORDINANC E PROVISION S Chapte r 8 o f th e Redmon dDevelopmen t Cod e (RDC ) Articl e I - Zonin g Standard s -Sectio n 8.0220 , Airpor t -Sectio n 8.0305-8.0310 , Clea r Visio n Are a -Sectio n 8.0370 , Buildin g Setback s fo r th e Protectio n o f

Sola r Acces s -Sectio n 8.0500

- 8.050 5 OfT-Stree t Parkin g an dLoadin g Requirement s -Sectio n 8.0510 , Desig n & Improvemen t Standard s fo r

Parkin g Lot s Articl e I I - Lan dUs e Procedure s Articl e II I - Sit e & Desig n Revie w Standard s -Sectio n 8.3035 , Desig n Revie w Criteri a Cit y o f Redmon dUrban Are aComprehensiv e Plan , if specifi c policie s an dobjective s ar e foundt o appl y t o thi s proposal . Cit y o f Redmond' s Publi c Work s Standard s & Specification s adopte d1995 . FINDING S O F FACT : 1 . Location : Sout

h o f S E Veteran s Wa

y nea r S E Sister s Avenu e (Redmon dMunicipa l Airport ) i n Redmond , Oregon .

2 , Zon e an dComprehensiv e Pla n Designation : Th e subjec t property i s zone dan dplanne dAirpor t o n th e Redmon dUrban Are aComprehensiv e Pla n an dZon e map . 3 , Sit e Description : Currently , th e subjec t propert y i s undeveloped . 4 . Surroundin g Lan dUse s & Zoning ; Th e subjec t property i s surrounde dby Airpor t zone dproperty . 5 . Proposal : Th e applican t i s requestin g approva l for th e constructio n o f

ane w privat e 4,55 0 squar e foot helicopte r hange r o n Redmon dAirport

property . Thi s hange r

i s adjacen t

wes t o f th e ne w Le s Schwa

b Hange r (S P 08-22) . EXHIBr r 

## PAGE_S_e£JL

DCONCLUSIONAR Y FINDING S

1 . Redmon dDevelopmen t Code , Chapte r

8 , Articl e I , 8.0235

- Airport 8.023 5 Airpor t

Zone . In a

n Airport Zone , th e followin g regulation s shal l apply : 2 . Use s Permitte dOutright . In a n Airport Zone , th e followin g use s an daccessory use s ar e permitte d subjec t t o th e provision s o f

subsectio n (4 ) o f

thi s section : A . Airfield s B . Genera l Aviatio n Facilitie s C . Passenge r

Termina l Complexe s D . Ai r

Cargo/Airlin e Maintenanc e Facilitie s E . Support

Facilitie s includin g Aircraf t Rescu e an dFirefightin g (ARFF ) facilities . F . An y compatibl e us e whic h compliment s aviatio n uses . FINDING : Th e propose dus e o f ahange r

i s a"Genera l Aviatio n Facility" , whic h i s apermitte duse . Thi s standar di s met . 3 . Limitation s o n Use .

A . Al l use s mus t

mee t local , stat e an dfederal environmenta l standard s relatin g t o noise , smoke , odor , water , sewage , ai r

emissions , dus t

an dhazardou s waste . B . Material s shal l b e store dan dground s shal l b e maintaine di n amanne r

whic h wil l no t

attrac t or ai dth e propagatio n o f

insect s o r

rodent s o r

otherwis e creat e ahealt

h hazard , FINDING : Complianc e wit h thes e standard s i s th e on-goin g responsibl e o f th e propert y owner . C . Al l parkin g an dloadin g deman dcreate db y an y us e permitte db y thi s sectio n shal l b e accommodate don th e subjec t premise s entirel y off-street . FINDING : Off-stree t

parkin g i s addresse dlate r i n thi s report . D . N o us e permitte dby thi s sectio n shal l requir e th e backin g o f traffi c ont o apubli c stree t or road right-of-way for

acces s t o any us e o n th e premise s thereof. FINDING : Th e desig n o f thi s projec t

doe s no t facilitat e backin g o f

traffl c ont o publi c street s o r roa dright

of-way . 4 . Dimensiona l Standards . I n a n Airport Zone , th e followin g dimensiona l standard s shal l apply : A . Th e minimu mlo t siz e shal l b e determine di n accordanc e wit

h th e provision s o f

thi s sectio n relativ e t o setbac k

requirements , off-stree t

parkin g an dloading , an da s deeme dnecessary b y th e Hearing s Body t o maintai n air , wate r an dlan dresourc e qualit y an dt o protec t adjoinin g an d are alan duses . B . Th e minimu mbuildin g setbac k betwee n astructur e an da n arteria l stree t

shal l b e 5 0 feet

unles s agreate r setbac k i s require dfor

complianc e wit

h th e Comprehensiv e Pla n policie s o r

criteria , an d2 5 feet

fromacollector . C . Th e right-of-way betwee n th e propert y lin e an dth e edg e o f th e improve dstree t

shal l b e landscape dan dmaintaine db y th e contiguou s property owne r i n accordanc e wit

h th e provision s o f th e Sit e an dDesig n Revie w Standards . 5 . Yards . Excep t

a s provide db y Section s 8,0550-8.0575 , i n a n Airport Zone , th e minimu msid e yard 

### EXHIBr r L 5 

# PAGE_^£3!S 2shal l b e 1 0 feet fromth e foundatio n for

on e an dtw o story building s an d1 5 feet fromth e foundatio n fo

r thre e story buildings ; an dfront an drea r yard s shal l b e aminimu mo f 1 0 feet o r a s approve dby th e Hearing s Body . FINDING : Th e propose dbuildin g complie s wit h th e abov e standards . 6 . Heigh t

o f Buildings . I

n a n Airport Zone , al l buildin g shal l mee t th e requirement s se t

fort h i n th e Airport Contro l (AC ) zone . FINDING : Th e heigh t

o f th e propose dbuildin g i s 29. 1 feet , whic h i s belo w th e maximu mheigh t allowe di n th e zone . 2 , Redmon dDevelopmen t Code , Sectio n 8.0305-8.0310 , Establishmen t an dMeasuremen t

o f Clea r Visio n Areas . I n al l zones , o n al l corner s o f al l buildin g site s adjacen t t o th e inter-sectio n o f

tw o street s o r

o f astree t an d a n alley , withi n atriangl e forme db y th e stree t cur b o f suc h buildin g sit e (ignorin g any corne r radius ) an d alin e draw n betwee n point s on suc h stree t line s a t designate ddistance s fromth e intersectio n thereof , ther e shal l b e n o fence , wall , hedge , o r buildin g highe r

tha n thre e fee t

no r an y obstructio n t o visio n othe r than apos t

colum n o r

tre e trun k

(clear o f branche s or

foliage ) betwee n aheigh t o f thre e fee t an daheigh t o f eigh t feet abov e th e leve l o f

th e curb , o r

o f th e leve l o f

th e abov e mentione dpoin t o f intersectio n i

f th e street s ar e sloping . A clear visio n are ashal l consis t o f atriangula r

are atw o side s o f

whic h ar e line s measure dfro m th e come r

intersectio n o f

th e stree t

cur b line s for

adistanc e specifie di

n thi s regulation , or , wher e th e cur b line s hav e rounde dcomers , th e line s extende di n astraigh t

lin e t o apoin t

o f intersectio n ands o measured , an dth e thir dsid e o f whic h i s alin e acros s th e come r o f th e lo t joinin g th e non-intersectin g end s o f th e othe r tw o sides . Th e followin g measurement s shal l establis h clear visio n area s withi n th e city : (1 ) A t a n intersectio n o f

tw o streets , th e minimu mdistanc e shal l b e 2 5 feet . (2 ) At al l othe r intersections , includin g stree t t o alle y an dstree t

t o privat e driveway intersections , th e minimu mdistanc e shal l b e 1 5 feet . FINDING : Maintenanc e o f th e clea r

visio n are ai s astandar dconditio n o f approval . Th e applican t ca n mee t thi s standar db y complyin g wit h conditio n o f approva l 6 . 3 , Redmon dCode , Chapte r 8 , Articl e I , Sectio n 8.037 0 Buildin g Setback s fo r th e Protectio n o f

Sola r Acces s (3 ) Exemptions : (a) Property whic h i s zone dcommercia l o r industria l shal l b e exemp t fro mmeetin g th e solar setback . FI>rDING : Propertie s zone dAirport , simila r t o commercia l o r

industria l zone dproperties , ar e exemp t fro mmeetin g sola r

setbacks . Thi s standar di s no t applicable . 4 , Redmon dDevelopmen t Code , Chapte r

8 , Articl e I , Sectio n 8.0500-5 , Off-Stree t Parkin g an dLoadin g Parkin g spac e requirement s are base do n th e followin g standard s accordin g t o th e us e (note : al l require d handicappe dparkin g i s include di n th e parkin g standard s withi n thes e charts) . Manufacturing , warehousing , an dothe r

industrial use s ma

y bas e th e numbe r

o f require dparkin g space s on th e numbe r o f employees . Whe n th e numbe r o f employee s i s specified , person s counte dshal l b e thos e workin g on th e premises , includin g proprietors , durin g th e larges t shif t a t pea k season . EXHIBr r 

# 4 ''AGEJ7-C£,2 0FINDING : Th e parkin g tabl e i n th e cod e doe s no t specificall y identif

y "airpor t

hangers" . However , Staf f find s tha t

th e closes t

categor y fo r

ahange r

i s awarehouse . Th e char t describe di n thi s sectio n include s warehous e a s 1 parkin g spac e pe r 100 0 squar e feet . A s such , 5 space s ar e require dfo r th e warehouse / hange r use . Currently , th e applican t i s proposin g 3 space s (includin g on e AD A space) . Th e applican t shal l revis e th e pla n t o includ e 2 additiona l spaces . Th e revise dpla n shal l b e submitte dt o th e Plannin g Departmen t

fo r revie w an dapproval . Th e applican t ca n mee t

thi s standar db y complyin g wit h conditio n of approva l 8 . 8.050 5 Off-Stree t

Parkin g an dLoading . Genera l provision s ar e a s follows : 1 . Th e provision s an dmaintenanc e o f off-stree t

parkin g an dloadin g space s i s th e continuin g obligatio n o f

th e property owner . Shoul dth e owne r o r occupan t o f an y lo t o r buildin g chang e th e us e t o whic h th e lo t

o r buildin g i s sited , thereb y increasin g off-stree t parkin g or

loadin g requirements , thi s sectio n mus t the n b e complie dwith . Businesse s withi n th e Centra l Busines s Distric t (C- 2 zone ) shal l b e exemp t fro mthi s provisio n if

ther e i s a

n existin g buildin g on th e subjec t sit e that prevent s th e additio n o f

on-sit e parking . Expansion s o f building s i

n th e C- 2 zon e howeve r mus t compl y wit

h thi s section . FINDING : Adequat e are afo r parkin g i s availabl e on-site . Th e provision s an dmaintenanc e o f off-stree t parkin g an dloadin g space s i s th e continuin g obligatio n o f th e propert y owner . Th e applican t ca n mee t

thi s standar db y complyin g wit h conditio n o f approva l 7 . 2 . Requirements for type s o f building s an duse s no t

specificall y liste di

n thes e standard s shal l b e determine db y th e Communit y Developmen t Directo r o r Hearing s Body base dupo n th e requirement s fo

r comparabl e use s listed . FINDING : Thi s standar dwa s previousl y addressed . 3 . I n th e even t

that severa l use s occup y asingl e structur e o r parce l o f land , th e total requirement s fo r off-stree t parkin g shal l b e th e su

mo f th e ne t floor are arequirement s o f

th e several use s compute d separately . 4 . Owner s o f

tw o o r mor e uses , structure s o r parcel s o f

lan dmay agre e t o utiliz e jointl y th e sam e parkin g an dloadin g space s whe n th e hour s o f operatio n d o no t

overlap ; provide dtha

t satisfactor

y legal evidenc e i s presente dt o th e Cit y i n th e for mo f deeds , lease s o r

contract s t o establis h th e join t use . 5 . Off-stree t

parkin g space s for

dwelling s shal l b e locate don th e sam e parce l wit h thos e dwellings , o r writte n contrac t

o f agreemen t

shal l b e provide dt o th e City tha t expressl y permit s share dus e o f parkin g area s whic h ar e of f site . 6 . Al l require dparkin g space s shal l b e locate dno t farthe r than 30 0 fee

t fro mth e buildin g o r

us e the y ar e require dt o serve , measure di n astraigh t

lin e fromth e building . FINDING : Standard s 3 throug h 6 ar e no t applicabl e o r

ar e me t a s describe di n th e applicant' s proposal . 7 . Require dparkin g space s shal l b e availabl e for th e parkin g o f

passenger

automobile s o f

residents , customers , patron s an demployee s only , an dshal l no t b e use dfor

storag e o f

vehicle s or

material s o r for th e parkin g o f

truck s use di

n conductin g th e busines s o r use . FINDING : Thi s i s astandar dconditio n o f approval . Th e applican t ca n mee t

thi s standar db y complyin g wit h conditio n o f

approva l 7 . 

## axHiBr r ^ s PAG E8 . I n any zone , every buildin g havin g agros s floor are ao f 10,00 0 squar e fee t

o r more , whic h i s t o b e occupie dfo

r manufacturing , storage , warehousing , good s display , retai l sales , ahotel , ahospital , amortuary, alaundry , dr y cleanin g establishment , o r othe r use s simila

r requirin g th e receip t

o r distributio n by vehicle s o r material s o r

merchandise , shal l provid e on e off-stree t loadin g berth , plu s on e additiona l loadin g bert h fo r eac h additiona l 20,00 0 squar e fee t o f gros s floor

area . Each loadin g bert

h shal l b e provide dwit

h pave daccess , driveway s an dsurfacin g i n th e sam e manne r a s for off-stree t parking , excep t

tha t eac h spac e shal l b e 1 0 feet wid e an d2 2 fee

t lon g wit h a heigh t clearanc e o f

at leas t 1 4 feet . A sight-obscurin g screen , berm , o r landscapin g shal l conceal al l loadin g area s fromvie w frompubli c street s o r roads . FINDING : Th e propose dhange r i s les s tha n 10,00 0 squar e fee t i n size . Thi s standar ddoe s no t apply . 9 . Interio r

loadin g docks , o r

loadin g area s o r

dock s locate dinsid e buildings , shal l b e considere da s bein g screene dwhe n securabl e by apowere doverhea ddoo r tha t totall y enclose s th e openin g for vehicle s bein g loade d/

unloaded . 10 . Loadin g an dunloadin g o f merchandise , equipment , etc . shal l no t b e permitte dfro

mpubli c street s o r roads . FINDING : N o loadin g o r unloadin g wil l b e conducte dfro mth e publi c righ t o f wa y a s designed . 8.051 0 Desig n an dImprovemen t Standard s for

Parkin g Lots . Th e desig n an dimprovemen t standard s fo

r parkin g lot s are : 1 . Vehicl e Parkin g Spac e Size s an dBicycl e Parkin g Requirements . A , Eac h regular

size dparkin g spac e o r

stal l shal l b e governe db y th e requirement s o f

Sectio n 8.0515 , an dshal l hav e aminimu mwidt h o f 9 feet an daminimu mlengt

h o f 2 0 feet ; mus t b e individuall y accessible , paved , an dshal l b e continuousl y maintaine dby th e property owner . B , If desire db

y th e applican t

/ owner , eac h compac t

parkin g spac e o r

stal l shal l b e a minimu mwidt

h o f 8 fee t an daminimu mlengt

h o f 1 8 feet . C , A maximu mo f

20 % compac t

space s i s permitte da s require dparking . D , A securabl e parkin g spac e shal l b e provide dfor bicycle s fo

r eac h ne w commercia l use . Credi t for 1 vehicular

parkin g spac e shal l b e give n fo r eac h 5 bicycl e parkin g space s (u p t o 1 0 bicycl e parkin g space s / 2 vehicular

parkin g space s credi t

possible) . However , parkin g lot s containin g les s than 1 0 vehicular space s ar e no t

eligibl e for

credits , anda

t n o tim e shal l alo t

subjec t t o credit s contai n les s than 1 0 vehicular spaces . Also , bicycl e space s shal l no t

tak e u p mor e than 20 % o f th e require dparkin g unde r any circumstance . FINDING : Parkin g space s ar e require dt o b e 9 ' x 20' . Th e applicant' s propose dstall s ar e undersized . Th e applican t shal l revis e th e sit e pla n t o sho w th e parkin g stall s bein g 9 ' x 20 ' a s required . Th e revise dpla n shal l b e submitte dt o th e Plannin g Departmen t fo r revie w an dapproval . Th e applican t ca n mee t

thi s standar db y complyin g wit h conditio n o f approva l 9 . A n airpor t hange r i s no t acommercia l use ; therefor e n o bicycl e parkin g i s required . However , ther e i s ampl e roo minsid e th e hange r fo r an y bicycl e parking . 2 . Excep t

for parkin g i

n connectio n wit

h singl e famil y o r

duple x dwellings , parkin g an dloadin g area s adjacen t

t o o r withi n aresidentia l zon e or adjacen t t o any dwellin g shal l b e screene dwit h a sight-obscurin g fenc e o r

plante dscree n o f

not les s tha n thre e fee

t i n height . FINDING : Th e subjec t

propert y i s no t

locate dadjacen t

t o aresidentia l zon e o r dwellings . Thi s standar di s no t applicable . 

## EXmBI T 3 ^ PAG E3 . Parkin g space s betwee n pavemen t an dlandscapin g shal l b e containe dby abumpe r rai l or b y a cur b whic h i s a

t leas t fou r inche s hig h an dwhic h i s se t bac k aminimu mo f

on e an done-hal f

fee t fromth e property line . FINDING : Th e applican t i s proposin g acombinatio n o f curbin g an dbumper s a s describe di n thi s standard . Thi s standar di s met . 4 . Exterio r

Artificial lightin g o f

any typ e shal l no t

shin e or creat e glar e i

n any dwelling , property , or ont o any publi c righ t

o f way . FINDING : Th e applican t ha s provide dlightin g informatio n a s apar t o f th e application . Th e onl y lightin g propose dwil l b e lo w li t

wal l pack s o n th e subjec t building . N o excessiv e lightin g i s proposed . Thi s standar d i s met . 5 . Acces s aisle s shal l b e o f sufficient widt h t o permi t

eas y turnin g an dmaneuvering . I n n o cas e shal l acces s aisle s b e les s than 20 ' in width . An y acces s aisl e les s than 24 ' i n widt h shal l provid e "n o parkin g /

fire lane " stripin g o r

signage , o r

curb s painte dre dfor

"n o parking" . Further , any acces s aisl e bein g use da s backu p roo mfor parkin g space s shal l b e n o les s than 24 ' wide . FINDING : Propose dacces s aisle s ar e large r tha n 2 4 fee t

i n width . Thi s standar di s met . 6 . Excep t

fo r dwelling s no t

require dt o underg o lan dus e review , group s o f mor e than tw o parkin g space s shal l b e s o locate dan dserve db y adrivewa y that

thei r us e wil l requir e n o backin g movement s o r

othe r maneuverin g withi n astree t right-of-way othe r

than a n alley . FINDING : N o backin g int o publi c right s o f wa y i s facilitate db y th e desig n o f th e subjec t

property . Thi s standar di s met . 7 . Servic e drive s t o off-stree t parkin g area s an dinterna l acces s aisle s shal l b e designe dand constructe dbot

h t o facilitat e th e flow o f traffi c an dt o provid e maximu msafet y fo r vehicle s and pedestrians . Pedestria n pathway s shal l b e clearl y differentiate dfro mvehicular

driv e aisle s on sit e an dma y b e require dt o b e physicall y separate dfro mvehicular

drive s or

aisle s t o ensur e pedestria n safety . Th e numbe r o f servic e drive s shal l b e limite dt o th e minimu mtha t wil l accommodat e anticipate dtraffic , FINDING : Th e propose dparkin g (includin g th e AD A space ) abut s a n entranc e sid e o f th e building , whic h provide s clea r

an dsaf e access . Thi s standar di s met . 8 . Driveway s shal l hav e aminimu mvisio n clearanc e are aa s describe dwithi n RD C sectio n 8,030 5 an d8.0310 , "Clear

Visio n areas" . FINDING : Thi s standar dha s bee n previousl y addressed . 9 . Th e followin g standard s shal l appl y t o parkin g withi n industria l zones : A . Parkin g shal l not b e allowe dwithi n 1 0 feet o f th e fron t yar dproperty lin e o r

5 fee t o f a sid e property line . FINDING : Thi s propert y i s zone dAirport , no t industrial . Thi s standar ddoe s no t apply . 5 , Redmon dDevelopmen t Code , Chapte r

8 , Articl e IV , Sectio n 8,303 0 Specia l Studies , Investigation s an d Reports . EXHIBrT__CL^___ ^ ' 0Specia l studies , investigation s an dreport s ma y b e require dt o insure tha t th e propose ddevelopmen t o f a particular sit e doe s no t

adversel y affec t

th e surroundin g community , doe s no t creat e hazardou s condition s fo r person s o r

improvement s on th e site . Thes e ma y includ e traffi c impac t studie s impac t

o f contaminate dsoils , soi l conditions , flooding o f water s an dexcessiv e stor mwate r runoff , tre e preservation , an dothe r

concern s o f

th e development' s impac t on adjacent

propertie s o r

publi c facilities , FINDING : Thi s sectio n provide s fo r adherenc e t o fire/lif

e safet y standard s tha t

coul dpotentia l impac t

th e community . Th e Fir e Departmen t provide dcomment s concernin g thi s applicatio n (Exhibi t C) . Also , thi s standar daddresse s stormwate r relate dissues . Th e applican t ca n mee t

thi s standar db y complyin g wit h condition s o f

approva l 4 an d10 . 6 . Redmon dDevelopmen t Code , Chapte r

8 , Articl e IV , Sectio n 8.303 5 Desig n Revie w Criteri a 1 . Installatio n o f

Utilities . Al l ne w servic e line s an drelocate dtransmissio n line s shal l b e place d underground . Existin g overhea dtransmissio n line s o r utility line s shal l b e relocate dundergroun d unles s otherwis e approve dby th e CD D Director , Cit y Engineer , o

r Hearing s Body . FINDING : Th e applican t i s proposin g t o hav e al l ne w servic e line s an drelocate dline s place dunderground , whic h i s i n complianc e wit h thi s standard . 2 . Right

- of

- Wa y Dedicatio n & Publi c Improvements . Adequat e right-of-way dedicatio n an d improvement s t o streets , alleys , sidewalks , bikeway s andothe r publi c way s shal l b e provide dby th e Owne r

tha t confor mt o City o f

Redmon dadopte dTransportatio n Plan , Transportatio n Impac t Analysi s & Acces s Managemen t Standards , Publi c Work s Standard s & Specificatio n an dth e local servic e stree t

policies , includin g th e gri dpolicy . I n lieu o f actua l constructio n o f improvements , th e City ma y choos e t o accep t

financial payment , contribution , othe r approve d security o r

agreemen t

fo r th e purpos e o f

providin g th e neede dimprovements . The Cit y ma y requir e tha t

n o buildin g permi t

b e issue dunti l publi c improvement s ar e completed ; thi s shal l b e clearl y identifie d(i f

applicable ) withi n th e Site Improvemen t Agreement . FINDING : Thi s sectio n ha s bee n reviewe db y th e Engineerin g Department . Thi s standar di s me t subjec t t o condition s o f

approva l 1,2,3 , an d5 . 3 . Neighborhoo dCompatibility . Thi s standar dshal l no t appl y t o any developmen t that als o require s aconditiona l us e permit ; a . Th e proposa l wil l b e consisten t wit h applicabl e zonin g standards . b . Th e location , size , design , an dphysica l characteristic s o f th e proposa l (suc h a s setbacks , height , positio n o f

structur e on th e site ) wil l hav e minima l advers e impac t on th e livability or valu e o f abuttin g properties . FINDING : Thi s projec t

i s compatibl e wit h th e othe r airpor t use s an dth e zonin g standards . Thi s standar d i s met . c . Th e projec t wil l no t excee dth e operationa l capacity o f publi c facilitie s an dwhic h ar e require dt o serv e th e developmen t unles s th e Cit

y Enginee r

determine s tha t

sufficient capacity can b e provided . Th e capacity o f publi c facilitie s an dservice s shal l b e base dprimaril y on th e City' s Wate r

an dWastewate r

Maste r Plan an dth e Transportatio n Syste mPlan . FINDING : Thi s proposa l ha s bee n reviewe db y th e Engineerin g Departmen t i n regard s t o exceedin g capacit y o f

publi c facilities . Th e Engineerin g Departmen t foun dn o issue s wit h capacit y fo r thi s proposal . EXHIBr r O n 

### PAG E J I oiD O4 . Architectura l Requirements . a . Architectura l theme . A specifi c architectura l them e i s require dfo r an y structur e that

i s a candidat e fo

r Sit e an dDesig n review . Th e them e use dshal l b e carrie dou t completel y i

n th e desig n an dno t

mixe dwit

h conflictin g themes . Th e them e use dshal l b e consisten t wit h al l building s o n th e subjec t

site . b . Fals e fron

t design . A fals e fron

t desig n o f

abuildin g shal l b e avoided , excep t fo r th e Downtow n (C-2 ) Commercia l District . c . Historica l Buildings . Complianc e wit h th e preservatio n o f

histori c building s an dsite s pursuan t t o sectio n 8.085 5 an d8.086 0 wher e applicable . FINDING : Th e subjec t buildin g i s astandar dhange r buildin g wit h it s them e bein g consisten t wit h it s use . Th e subjec t

buildin g i s no t

acommercia l buildin g wit h regula r hour s an dactivities , bu t rathe r ha s on e o r tw o employee s an dwil l b e otherwis e use dsporadically . N o fals e front s ar e propose dan dth e sit e i s no t identifie da s ahistori c site . Thes e standard s ar e met .

d . Commercia l buildings . 1 . Commercia l Buildin g Orientation . Th e Cit y ma y requir e th e applican t

t o positio n commercia l building s t o hav e thei r architectura l orientatio n towar dth e primar y foca l poin t o n th e sit e (typicall y th e highe r ordere dstreet) . However , th e Cit y ma y als o require th e applican t

t o orien t th e buildin g i

n any positio n o n th e sit e i f th e perceive dfoca

l poin t i s interna l t o th e site . A t

n o tim e shal l unbroke n span s o f sid e or rea r wall s o f building s b e visibl e froman y stree t withou t architectura l treatment s an dscreenin g added . Orientatio n o f

th e buildin g shal l conside r compatibilit y wit

h neighborin g structure s i n term s o f setbacks , heigh t

o f building , architectura l treatment , an dentrance s o f neighborin g buildings . 2 . Commercia l building s shal l compl y with th e City' s acces s policie s regardin g vehicl e acces s an dprovid e adequat e pedestria n way s t o safel y navigat e th e parkin g area s an dt o connec t t o th e publi c sidewalks . Adequat e interna l vehicl e acces s shal l b e designe dt o minimiz e o r

eliminat e vehicle/vehicl e or vehicle/pedestria n conflicts . 3 . Drive-u p window s shoul db e oriente daway fromth e principl e street . FINDING : Th e subjec t buildin g i s aprivat e airplan e hanger , no t acommercia l building . Thes e standard s d o no t apply . f

Exterio r

Mechanica l Equipment . Thes e shal l b e screene ds o a s no t t o b e visibl e fro

mpubli c street s or residences . FINDING : Th e applican t provide dinformatio n abou t acondense r

locate doutsid e nea r

th e fac e o f

th e subjec t building . Th e propose duni t i s ver y smal l (les s tha n 3 fee t high) . Thi s uni t

wil l no t b e visibl e fro m th e publi c right-of-way . N o othe r exterio r mechanica l equipmen t i s propose dfo r

thi s project . Thi s standar di s met .

5 . Landscaping . Are aRequired . Eac h property develope dshal l sho w a t leas t th e followin g percentag e o f th e total sit e o r projec t are at o b e develope di

n landscaping .

EXHIBI T O 1 2 

## PAG E / ^ pf_2 D

## ZONE S R- 1 t o R- 5 Wit h th e exceptio n o f singl e famil y o rduple x construction . C- 1 C- 2 C- 3 C- 4 C- 5 M- 1 M- 2 Airpor t Par k OSP R P F F G 15 %

15 % 5 % 15 % 15 % 15 % 15 % 15 % pe rsectio n 8.303 5 only . 15 % 15 % 15 % No t Applicabl e a . Plan t

sizes . Al l require dshrub s shal l b e at leas t I gallo n siz e an dal l require dtree s 1 5 gallo n siz e a t tim e o f planting , an dn o les s tha n 1-1/2 " calipe r measure d3 ' abov e finishe dgrade . b . Vegetativ e cover . Al l require dlandscap e area s shal l b e plante dwit h shrubs , tree s an dor

livin g groun dcove r

to aminimu mo f

50 % vegetativ e cove r

a t th e tim e o f

planting . FINDING : Propertie s i n th e Airpor t Zon e d o no t

hav e aspecifi c landscap e percentag e requiremen t lik e th e othe r zone s i n th e city . Propose dlandscapin g o f thi s propert y wil l consis t o f non-irrigate dnativ e grasse s plante daroun dth e site . Thes e standard s ar e met .

c . Outdoo r

storag e an dservic e areas . Outdoo r storag e an dservic e area s shal l b e screene dor buffere dfromadjacen t

propertie s or

frompubli c right s o f

way wit h aminimu m3 foo t

tal l an dwid e landscap e stri p o r

sit e obscurin g fencin g unles s otherwis e approve dwhe n adjacen t t o asimilar

us e o r aus e tha t doe s no t requir e screenin g fromth e propose duse . Screenin g shal l provid e n o les s than 50 % visua l screenin g at

time o f plantin g o r

installation , an dshal l b e show n by detai l or photo . FINDING : N o outdoo r

storag e o r

servic e area s ar e proposed . d . Area s betwee n building s an dproperty line s adjacen t t o astreet . Area s betwee n building s an d property line s adjacen t

t o astree t

shal l b e landscape dwit

h tree s an dshrub s withi n aminimu m3 foot wid e landscap e strip . FINDING : Th e subjec t

propert y (leas e area ) i s no t locate dadjacen t

t o astreet . e . A parkin g o r

loadin g area . A parkin g o r loadin g are ashal l b e separate dfromany lo t lin e adjacent to aroadwa y b y alandscape dstri p a t leas t 1 0 feet i n width , an dan y lo t

lin e b y alandscape dstri p at 

### EXHIBI T 3 

## PAG E J A DV^ O 1 3leas t 5 feet i n width . Withi n th e C-2 , C-4 , o r Airport zone , stree t

tree s o r othe r landscapin g withi n th e publi c right-of-way ma y b e provide dan dconsidere da s landscapin g o n site . Require dlandscap e strip s ma y b e reduce dt o 3 feet

i n th e C-2 , C-4 , an dAirport zon e i f th e stri p i s densel y plante dwit h trees , shrub s an dlivin g groun dcove r t o aminimu mo f

90 % vegetativ e cove r

a t time o f planting . FINDING : Th e applican t i s proposin g t o landscap e wit h nativ e gras s aroun dth e entir e leas e are atha t i s no t improve dwit h pavemen t o r structure . Thi s standar di s met . f Landscap e area s abuttin g parkin g area s spaces , acces s aisle s an dloadin g zones . Landscap e area s abuttin g parkin g spaces , acces s aisle s an dloadin g zone s shal l incorporat e asigh t obscurin g landscap e screen . Th e scree n shal l b e at leas t 3 feet highe r tha n th e finishedgrad e o f

th e parkin g area , excep t

i n require dclear

visio n area s wher e th e clea r visio n requirement s mus t b e met . Th e scree n height ma y b e achieve dby acombinatio n o f eart h moundin g an dplan t

materials . Fence s wit

h o r withou t slat s ma y qualif y fo r parkin g lo t

screenin g on interior , sid e o r rea r lo t line s o r whe n adjacen t

t o a n alley . FINDING : Thi s standar daddresse s screenin g o f th e parkin g are afro mpubli c view . Th e propose dparkin g are ai s locate dove r

10 0 fee t fro mth e neares t

stree t (Veteran' s Way) . Ther e i s als o afenc e aroun dth e leas e are aa s describe di n thi s standard . Staf f find s tha t

th e parkin g are ai s sufficientl y screene da s proposed . g . Parkin g lo t

landscaping . I

n additio n t o meetin g al l othe r landscap e requirements , a t leas t ten (10% ) percen t

o f th e total require dlandscapin g for th e sit e shal l b e plante dwithi n or immediatel y adjacen t t o th e parkin g lot(s) , plu s arati o o f on e tre e pe r

te n parkin g space s shal l b e planted . Thi s parkin g lo t

landscapin g ma

y b e considere da s meetin g aportio n o f th e underlyin g zone's minimu m landscap e percentag e requirements . Parkin g lot s exceedin g 2 0 space s shal l incorporat e aportio n o f thi s require dlandscapin g i n interio r island s no t

les s than thre e feet

i n width . FINDING : Propertie s i n th e Airpor t Zon e d o no t

hav e aspecifi c landscap e percentag e requiremen t lik e th e othe r zone s i n th e city . Propose dlandscapin g o f thi s propert y wil l consis t o f non-irrigate dnativ e grasse s plante daroun dth e site .

h . Protectio n o f

Parkin g Lo t

Landscaping . Parkin g lo t landscapin g shal l b e protecte db y acur b or secure dwhee l guard s a

t leas t 4 " hig h wit

h aminimu mthre e foot

setbac k fro mth e property line . Thi s require d3 ' setbac k

ma y b e reduce dt o 1-1/

2 fee t if th e plante dare ai s plante dwit h 90 % vegetatio n a

t th e tim e o f planting . FINDING : Th e applican t i s providin g curbin g and / o r bumper s t o protec t

th e landscapin g i n th e parkin g lot . Thi s standar di s met .

i . Preservatio n an dReplacemen t o f Trees . Al l existin g tree s havin g asi x (6 ) inc h trunk diamete r 3 ' abov e grad e or

greate r shal l b e preserve do r

replace dwit

h fifteen gallon-size dtree s a t a'one-to-one ' ratio . Replacemen t

tree s shal l hav e aminimu m1-1/ 2 inc h trun k

diamete r measure da

t 3 ' abov e grade . Thes e criteri ashal l b e me t i n th e submitte dlandscap e plan . FINDING : Th e sit e doe s no t contai n an y tree s o f

significan t

size . Thi s standar di s no t applicable . 

### J

- irrigatio n o f

plant s an dtrees . Irrigatio n system s shal l b e require dfo r al l kndscup e Rfe^

S ^ M fl^ r """" h 'f"'PV''"' " ^"^P^*^' ^ f° ^ "^tiv e vegetation . Typ e o f irrigatio n syste man dapproximat e lin e locatio n shal l b e show n o n th e sit e plan . ° J vi ' Aiumic un c FINDING : A s previousl y described , th e applican t wil l b e plantin g nativ e eras s o n «t P .vh:. h A requir e a n irrigatio n system . Thi s standar di s met . ^ ' ^'"" ^ ^""^ ^ "° * EXHIBr r A ' 4 PAG E 

# Jf^^ Marea(s ) shal l b e reviewe dan dapprove dby th e Fire Marshal o r designate . FINDING : Th e applican t ha s reporte dtha t

thi s facilit y wil l us e on e o r tw o standar dtras h can s tha t wil l b e locate dinsid e th e subjec t building . Thes e can s wil l b e rolle dou t o n th e assigne dtras h da y an dreturne d insid e th e buildin g onc e emptied . N o permanen t outsid e tras h enclosur e i s neede do r required . Thi s standar di s met .

d . Wate r

& Sewe r Service . Connectio n t o City publi c wate r & sewe r system s ar e require dan d mus t compl y wit

h curren t Publi c Work s Standard s & Specifications , FINDING : Wate r

an dsewe r

servic e issue s wer e reviewe db y th e Engineerin g Department . Th e Engineerin g Departmen t ha s approve dth e propose dwate r an dsewe r

connection s fo r

th e subjec t

property , subjec t t o condition s o f

approva l 2,3 , an d5 . e . Accessibility . At

leas t on e pedestria n pathway , whic h meet s UB C accessibility requirements , shal l b e provide dwithi n th e boundary o f th e sit e frompubli c transportatio n stops , accessibl e parkin g spaces , passenge r loadin g an ddro p of

f zones , an dpubli c street s o r sidewalk s t o a

n accessibl e entry . When mor e than on e buildin g o r facility i s locate do n asite , at leas t on e accessibl e rout e shal l b e provide dbetwee n accessibl e building s an daccessibl e sit e facilities . Th e accessibl e rout e shal l b e th e mos t practica l an ddirec t

rout e amon g accessibl e buildin g entries , accessibl e sit e facilitie s an dth e accessibl e entr y t o th e site . Walk s parallelin g vehicular way s shal l b e separate dfro

mvehicular

way s by curbs , plante dareas , railings , o r othe r mean s betwee n th e pedestrian wa

y an dvehicular

routes . FINDING : Th e applican t ha s show n a n AD A parkin g spac e o n th e sit e plan . Furthe r AD A complianc e i s reviewe db y th e Buildin g Departmen t a t th e tim e o f

issuanc e o f

Buildin g Permits . 7 . Traffi c Impac t

Analysi s (TIA ) a . Th e followin g vehicl e tri p generatio n threshold s shal l determin e th e leve l andscop e o f transportatio n analysi s require dfo r ane w o r expande ddevelopment . Tri p end s shal l b e calculate da s pe r

th e Institut e o f

Transportatio n Engineer s manual . Tri p Generation , 6" " editio n (o r subsequen t

documen t

updates) , o r

local tri p generatio n studie s prepare db y aqualifie dregistere d professiona l enginee r

an dapprove dby th e Cit

y Engineer . Th e Cit

y Enginee r

shal l determin e whe n aTI A ha s satisfie dth e requirement s o f th e development' s impac t analysis . Th e TI A shal l bea r th e stamp an dsignatur e o f aqualifie dregistere dprofessiona l Enginee r wit h alicens e vali di

n th e State o f

Oregon . FINDING : Accordin g t o th e Engineerin g Division : Base d o n th e Institut e o f Transportatio n Engineers manual , S" " Edition , les s tha n tw o hundre d (200 ) averag e dail y trip s (ADT ) o rtwent y (20 ) p m pea k hou rtrip s ar e expecte d t o b e generate d by th e propose d development . Therefore , a traffi c stud y wil l no t b e require d a t thi s time . Thi s standar di s met . //////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// / 

### CONCLUSION S I n al l landus e proceedings , th e "burde n o f proof ' rest s wit

h th e applican t

t o demonstrat e complianc e wit h th e landus e regulations . After reviewin g al l availabl e evidenc e submitte dby th e applicant , staf f conclude s tha t condition s o f

approva l (Exhibi t

A ) ar e warrante dfor

th e developmen t

t o compl y full

y wit h th e RD C standard s an d criteria . EXHIBI T O ' ^ 

### PAG E J I f o f ;;) D

### EXHIBI T C - AGENC Y COMMENT S

Agency Comments : Th

e Planning Departmen

t receivedthe followin

g agency comments ; A . PP&L : "N o Comments " B . Finance : "N

o Comments " C . Airport : "Approved " D . Police : "Approved " E . Fire : Redmon dFir e an dRescu e Commercia l Comment s Date : Augus t

26 , 200 9 Location : 1513220000100 , N W come r o f Robert s Fiel d Subject : S P 09-06 , Bonneville Powe r Admin , Construc t

ne w helicopte r

hange r From : Clar aButler , Deputy Fire Marsha l If ther e ar e question s regardin g Fir e Cod e issues , pleas e contac t th e Redmon dFir e an dRescu e Deputy Fire Marsha l at

541-504-501 6 o r

emai l a t clarab@ci.redmond.or.us . WATER : • Wate r

Suppl y - 200 7 OF C Appendi x B / Fir e Hydran t

Spacin g - 200 7 OF C Sectio n 50 8 an d Appendi x C o Typ e II B constructio n a t 4,55 0 squar e feet

= 1,50 0 gp m= minimu mo f

1 hydrant s require d with no t mor e tha n 50 0 feet

spacin g betwee n the man dno t mor e than 25 0 feet

t o ahydran t fromany poin t

o n th e street . Note : Buildin g no t

sprinkiered .

• Fir e Hydran t

- 200 7 OF C Sectio n 508. 5 o Wher e aportio n o f

th e buildin g i s mor e than 40 0 ft fromahydran t

o n afire apparatu s acces s roa da s measure db y a

n approve drout e aroun dth e exterio r o f th e building , on-sit e hydrant s an dmain s shal l b e provide dwher e required . Th e above requiremen t

ha s bee n met .

• Fina l Wate r

Flo w Requiremen t o Base do n th e abov e modifications , th e require dwate r suppl y fo

r thi s buildin g shal l b e 1,50 0 gp ma t 2 0 ps i residua l pressure , wit h hydrant s space devery 50 0 fee t aroun dth e exterio r

o f th e structur e an dno t

mor e than 25 0 fee t

t o ahydran t

froman y poin t

o n th e street .

• Obstructio n & Protectio n o f Fir e Hydrant s - 200 7 OF C 508.5. 4 thr u 508.5. 6 o A 3 foo t

clear spac e shal l b e maintaine daroun dth e circumferenc e o f fire hydrant . Whe n expose dt o vehicular

damage , concret e curbing , sidewalks , o r 4 inc h concret e filledbollard s place d3 fee t

fro mhydran t

shal l suitabl y protec t

fire hydrants .

• Fir e Safet y durin g Constructio n - 200 7 OF C Chapte r 1 4 o Approve dfire departmen t acces s roads , require dwate r supply , fire hydrants , and safet y precaution s shal l b e mad e availabl e a s soo n a s combustibl e materia l arrive s on site . EXHIBI T 3

### • Note : Befor e th e applicatio n ca n b e deeme dcomplet e astampe dengineere dfir e flo w analysi s

wil l b e required . ACCESS : • Premise s Identificatio n - 200 7 OF C 505, 1 o Approve dnvunber s o r addresse s shal l b e place do n al l ne w an dexistin g building s i n suc h a positio n a s t o b e plainl y visibl e an dlegibl e fro mth e stree t or roa dfrontin g th e property . Sai d number s shal l contras t

with thei r

backgroun dan dvisibl e a t night . Number/lette r

shal l b e a minimu mo f

4 " hig h an da0.5 " strok e width .

• Fir e Apparatu s Acces s Road s - 200 7 OF C Sectio n 50 3 & Appendi x D o Fir e apparatus acces s road s shal l exten dt o withi n 15 0 f t o f al l portion s o f

th e buildin g a s measure db y a

n approve drout e aroun dth e exterio r o f th e building , o Fir e apparatus acces s road s shal l hav e a n unobstructe dwidth o f

no t les s tha n 2 0 fee t

an da n unobstructe dvertica l clearanc e o f no t les s tha n 1 3 feet

6 inches , o Fir e apparatus road s shal l b e designe dan dmaintaine dt o support th e impose dload s o f

70,00 0 lb s an dshal l b e surface ds o a s t o provid e all-weathe r drivin g capabilities , o Th e require dturnin g radiu s o f afire apparatus acces s roadshal l b e 3 0 feet insid e an d5 0 feet outside , o Th e grad e o f

th e fire apparatu s acces s road s shal l b e withi n th e limit s establishe dby th e fire cod e officia

l (10%) . Th e above requirement s hav e bee n met .

• Fir e Lane s - 200 7 OF C 503. 3 & Appendi x D o Approve dsign s o r

othe r approve dnotice s shal l b e provide dfor fire apparatus acces s road s t o identif y suc h road s o r

prohibi t th e obstruction thereof. Suc h sign s o r notice s shal l b e kep t

i n legibl e condition s a

t al l times . Th e strok e shal l b e 1 inc h with letter s 6 inches hig h an drea d "N o Parkin g Fir e Lane" . Spacin g for signag e shal l b e every 5 0 feet . • Recommende dt o als o (i n additio n t o Fir e lan e signs ) pain t fire lan e curb s i n brigh t re dpain t wit h whit e letters . o Appendi x D Sectio n D 103.6. 1 Road s 20-2 6 Ft . Wide : Shal l hav e Fir e Lan e sign s poste do n bot h side s o f afire lane . o Appendi x D Sectio n 103.6. 2 Road s mor e tha n 2 6 Ft . Wide : Road s 26-3 2 ft wid e shal l hav e aFir e Lan e sign s poste do n on e sid e o f th e roada s afire lane .

• Emergenc y Acces s Roa dGate s - 200 7 OF C Appendi x D 103. 5 o Minimu m2 0 feet

wide . o Gate s shal l b e swingin g o r slidin g type . o Shal l b e abl e t o b e manuall y operate db y on e person . o Electri c gates shal l b e equippe dwith ameans o f openin g b y emergenc y personne l & approve dby fire official , o Lockin g device s shal l b e fire departmen t padlock s purchase dfromA- 1 Lock , Saf e Co . o r Vanc e Loc k

& Alarmo r

contac t Redmon dFir e & Rescu e fo r a n orde r form , o Sectio n 503.3 : Instal l asig n o n th e gat e "Emergenc y Access " EXHIBI T O 1 8 

# PAGE_il^JJ 5F , Engineering : vOMo * 716S W Evergree n Avenu e "" ^ —^^ 1 Redmond , O R97756-010 0 

### CIT Y OF REDMOND Engineerin g Departmen t (541)504-200 2 Fax ; (541 ) 923-403 5 inl'o(t<>redmond.or.u s www.redmond.ur.u s TO : REDMON D PLANNIN G DIV./COMMUNIT Y DEVELOPMEN T DEPT . FROM : DAVI D PILLING , Developmen t Manager/Engineerin g Departmen t DATE : Augus t 27 , 200 9 SUBJECT : SP09-06 , Airpor t Helicopte rHangar , Bonnevill e Powe rAdministratio n

Ta x Lo t 15-13-22-10

0 Subjec t propert y locate dsout h o f S W Veteran s Wa

y an d east o f Airpor t Way , Th e Engineering Departmen

t provide s th

e followin g recommendation s base

do n th e submitte dsit e pla n date d8/14/09 : 1 . Transportation : A ) S W Veteran s Wa y - Mino rarteria l street . Existin g pave d roa d nort h o f subjec t site . B ) Sit e Acces s - Propose d sit e acces s vi a existin g Airpor t securit y gat e eas t o f th e Le s Schwa b hanga ran d existin g share d acces s t o Veteran s Wa y shal l b e subjec t t o City clea rvisio n standard s o ra s otherwis e approve d by th e Cit y Publi c Work s Directo ran d Cit y Engineer . C ) Traffi c Impact s - Base d o n th e Institut e o f Transportatio n Engineer s manual , 8" " Edition , les s tha n tw o hundre d (200 ) averag e dail y trip s (ADT ) o rtwent y (20 ) p m pea k hou rtrip s ar e expecte d t o b e generate d b y th e propose d development . Therefore , a traffi c stud y wil l no t b e require d a t thi s time . 2 . Water : Existin g twelv e (12 ) inc h Cit y wate rmai n an d si x (6 ) servic e stu b locate d i n Veteran s Wa y nort h o f subjec t site . A ) Propose d domesti c wate rservic e shal l confor m t o Cit y standard s fo rcommercia l propert y wit h mete ran d backflo w preventio n devic e locate d outsid e th e existin g and/o rrelocate d Airpor t fence . A Cit y approve d backflo w preventio n devic e shal l als o b e require d fo ral l fir e servic e an d irrigatio n systems . Metere d domesti c servic e shal l b e separatel y connecte d t o th e twelv e (12 ) inc h publi c mai n i n Veteran s Wa y an d shal l no t b e connecte d t o th e propose d si x (6 ) inc h fir e hydran t line . Al l wate rline s locate d withi n th e Airpor t boundary/fenc e an d outsid e o f Cit y easement s shal l b e considere d privatel y owne d an d maintaine d unles s otherwis e approve d by th e Cit y Publi c Work s Department . B ) Th e propose d ne w fir e hydran t an d hydran t lin e shal l b e considere d publicl y owne d an d maintained . A twent y (20 ) ft . wid e Cit y wate reasemen t an d unobstructe d acces s shal l b e require d fo ran y portio n o f th e publi c wate rsyste m locate d o n Airpor t property . I f unobstructe d acces s canno t b e provided , th e propose d fir e hydran t shal l b e locate d outsid e th e existin g and/o rrelocate d Airpor t fence . C ) Fir e flow , fir e hydranfservic e location s and/o rfir e cod e requirement s t o b e determine d b y Redmon d Fir e & Rescue . A wate rsystem/fir e flo w analysi s an d mitigatio n pla n prepare d by a registere d professiona l enginee r shal l b e require d a t th e discretio n o f th e Redmon d Fir e Marsha l t o verif y conformanc e t o internationa l an d Orego n fir e cod e requirements . Th e fir e flo w analysi s mus t sho w existin g availabl e pressures/flo w an d projecte d flo w a t 2 0 ps i fo rth e propose d ne w hydrant . 3 . Wastewater : Existin g eigh t (8 ) inc h Cit y gravit y sewe rmai n an d servic e locate d i n Airpor t Wa y nort h o f subjec t property . A ) Propose d sewe rservic e wit h cleanou t locate d outsid e th e relocate d Airpor t fenc e shal l confor m t o City standards . B ) Sewe rservic e connection s shal l b e subjec t t o Cit y Wastewate rDivisio n pretreatment , monitorin g an d samplin g requirements . 4 . Sit e Drainage : Al l sit e drainag e shal l b e maintaine d o n sit e an d shal l no t drai n ont o publi c street s o r neighborin g propertie s an d leas e areas . Al l eart h fil l area s locate d outsid e o f publi c right-of-wa y requir e certificatio n by a licens e professiona l Engineer , A ) Th e propose d Grading/Horizonta l Contro l Pla n pe rshee t C2. 0 date d 8/14/0 9 an d Stormwate rPla n andi 9 

### fiXHiBrr - ^ PAGE_15; ^Profil e pe rshee t C2. 1 date d 8/14/0 9 shal l b e resubmitte d t o th e Engineerin g Departmen t wit h th e followin g

information : 1 ) Stor m wate rrunof f volum e vs . capacit y an d intensit y calculation s a s note d i n #4. , B ) below . 2 ) Sizin g an d testin g dat a fo ran y propose d infiltratio n facto ro rsystem . 3 ) Cros s sectio n fo rpropose d retentio n pond/swal e wit h 3: 1 max . slope , filterin g layer , surfac e treatment , landscaping , irrigation , an d an y necessary security . 4 ) Al l othe rrelevan t stor m drainag e constructio n detai l drawings. B ) Sit e drainag e includin g undergroun d injectio n contro l (UIC ) systems , stor m wate rretentio n basins , bio swale s o ra combinatio n thereo f shal l b e designe d fo ra 5 0 year/2 4 hou rstor m even t ( 2 inche s pe r NO/Wlsopluvials) . Stor m drai n conveyanc e shal l b e designe d fo r5 0 yea rintensit y (3. 2 inches) . Wate rqualit y stor m volume s base d o n 2 year/2 4 hou r( 1 inch ) rainfal l even t t o b e provide d volumetrically . Identif y th e 10 0 year/2 4 hou rstor m even t wit h path/footprin t t o outfal l area . 5 . Constructio n Plans : Upo n lan d us e approval , a separat e se t o f constructio n drawing s shal l b e submitte d t o th e Engineerin g Departmen t fo rwater/sewe rconnections , sit e grading/drainag e an d th e ne w fir e hydrant . G . Wastewater : We d 8/26/200 9 8:0 8 A M Not e t o Planner : Pleas e includ e al l "Wastewate rDivisio n conditions " int o th e Finding s an d Decisions " documen t a s Condition s o f Approval . Applicabl e regulatory o rcod e citation s ar e reference d i n parenthesis . Pleas e als o sen d a cop y o f th e Finding s an d Decisio n fo rthi s applicatio n t o th e Wastewate rDivision . Wastewate rDivisio n conditions : Complianc e wit h th e wastewate rpretreatmen t progra m shal l b e require d fo ral l commercia l o rinstitutiona l users . A wastewate rpretreatmen t surve y for m i s t o b e submitte d t o th e Wastewate rDivisio n fo reac h commercia l o r institutiona l user , afte rth e fina l buildin g usag e i s known . (CO R cod e 4.316.4 ) A n oil/wate rseparator , wit h upstrea m sedimen t intercepto ran d downstrea m shutof f valve , complian t wit h th e UP C i s require d fo ral l facilitie s wher e vehicl e washin g o roi l cleanu p i s performed . I f heate d wate ro rdetergent s ar e use d fo rwashing , a coalescin g plat e separato ri s required . (CO R St d 3-16 ) Al l stormwate rmus t b e retaine d onsite . Airpor t approva l i s require d t o locat e drainag e facilitie s outsid e lease d are a boundaries . Tim e perio d tha t standin g wate rexist s i n swal e mus t mee t airport approval . Profil e view s ar e require d fo rbasins , ponds , an d swale s showin g inle t area , surfac e treatmen t (irrigate d vegetatio n o rroc k

ove rgeotextil e an d 18 " dept h topsoil) , an d floo d overflo w point . Basins , ponds , an d swale s mus t b e abl e t o retai n a 50-year , 2 4 hou rstor m even t an d hav e a n overflo w featur e fo rlarge rstorms . Th e imperviou s are a an d volum e calculation s shal l b e indicate d o n th e plans . Larr y Mors e Environmenta l Program s Coordinato r Cit y o f Redmon d 310 0 N W 19t h Stree t Redmond , O R 9775 6 Phone : 541-504-507 9 Fax : 541-923-405 9 Email : Larry.Morse@ci.redmond.or.u s

fiXHIBIT 

# 3 PAGEfP p ^rO O 2 0

### CERTIFICAT E O F SERVIC E

I hereb y certif

y that I serve dth e foregoin g REBUTTA L O F RESPONDEN T CIT Y O F REDMON D o n th e followin g b y depositin g atru e cop y o f sam e i n th e U.S . Mai l i n Redmond , Oregon , o n th e 12" ' day o f October , 2009 , containe di n aseale denvelope , with postag e pai dan d addresse da s follows : Offic e o f th e Chie f

Counse l Attention : FA A Partl 6 Airpor t Proceeding s Docke t AGC-610 , Roo m92 5 Federa l Aviatio n Administratio n 80 0 Independenc e Avenue , S.W . Washington , D.C . 2059 1 Deser t Wing s Je t

Cente r L.L.C . Spiri t Fligh t Inc . db aWing s o f

th e Cascade s c/ o Mar y A . Schu , Presiden t

an dOwne r 77 7 S.E . Salmo n Avenu e Redmond , Orego n 9775 6 Georg e Endicott , Mayo r Cit y o f Redmon d 71 6 S.W . Evergree n Avenu e Redmond , O R9775 6 BRYANT , EMERSO N & FITCH , LL P

STEVE N D . BRYANT , OS B #91530 2 O f Attorney s for

Sponsor , Cit

y o f Redmon d I hereb y certif

y that th e foregoin g i s atru e an dcorrec t cop y o f th e original . DATE D thi s 12 * da

y o f October , 2009 .

BRYANT , EMERSO N & FITCH , LL P /8/STEVEWD . BRYAN T 

### STEVE N D . BRYANT , OS B #91530 2 O f Attorney s for

Sponsor , Cit

y o f Redmon d BRYANT , EMERSO N S c FITCH , L U ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BOX 45 7 REDMOND , OREGO N 97756010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5

### CERTIFICAT E O F SERVIC E

1 hereb y certif

y that 1 serve dth e foregoin g REBUTTA L O F RESPONDEN T CIT Y O F REDMON D o n th e followin g by depositin g atru e cop y o f sam e i n th e U.S . Mai l i n Redmond , Oregon , o n th e 12"

^ da y o f October , 2009 , containe di n aseale denvelope , with postag e pai dan d addresse da s follows : Offic e o f th e Chie f

Counse l Attention : FA A Par t

1 6 Airpor t

Proceeding s Docke t AGC-610 , Roo m92 5 Federa l Aviatio n Administratio n 80 0 Independenc e Avenue , S.W . Washington , D.C . 2059 1 Deser t Wing s Je t

Cente r L.L.C . Spiri t Fligh t Inc . db aWing s o f

th e Cascade s c/ o Mar y A . Schu , Presiden t

an dOwne r 77 7 S.E . Salmo n Avenu e Redmond , Orego n 9775 6 Georg e Endicott , Mayo r Cit y o f Redmon d 71 6 S.W . Evergree n Avenu e Redmond , O R9775 6 BRYANT , EMERSO N & FITCH , LLP I B I VSTEVE N D . BRYAN T 

### STEVE N D . BRYANT , OS B #91530 2 O f Attorney s fo

r Sponsor , Cit

y o f Redmon d 1 hereb y certif

y that th e foregoin g i s atru e an dcorrec t cop y o f th e original . DATE D thi s 12"

^ da y o f October , 2009 .

BRYANT , EMERSO N & FITCH , LL P 

# <^ e STEVE N D . BRYANT , OS B #91530 2 O f Attorney s fo

r Sponsor , Cit

y o f Redmon d BRYANT , EMERSO N & FITCH , LL P ATTORNEY S A

T LA W 88 8 S.W . EVERGREE N AVENU E

RO . BO X 45 7 REDMOND , OREGO N 97756-010 3 TELEPHON E (541 ) 548-215 1 FA X (541 ) 548-189 5