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MMD2020-00014 APPROVED MMD2O2O - 000 14 WOOD SPRING CONDOMINIUMS NOTICE OF TYPE I DECISION MINOR MODIFICATION MMD2020-00014 11111 WOODSPRING CONDOMINIUMS T I G A R D 120 DAYS =July 1, 2020 SECTION I. APPLICATION SUMMARY FILE NAME: Woodspring Condominiums CASE NO.: Minor Modification(MMD) MMD2020-00014 PROPOSAL: The applicant proposes a minor modification to the existing Woodspring Condominiums development,which is located at the southwest intersection of SW 121" Avenue and SW Springwood Drive. Specifically, the applicant proposes to remove two (2) trees and 2,650 square feet of on-site landscaping, in order to accommodate five (5) new on-site parking spaces, and to extend an interior drive aisle. APPLICANTS: Pacific Community Design Attn: Maureen Jackson 12564 SW Main Street Tigard,OR 97223 Woodspring Condominiums Owners Association Attn: Neven and Iva Orhanovic 10925 SW 121'Avenue Tigard,OR 97223 OWNER: Woodspring Condominiums Owners Association Attn:Neven and Iva Orhanovic 10925 SW 121'Avenue Tigard,OR 97223 LOCATION: WCTM 1S134BC,Tax Lot 90000 BASE ZONE: R-7: Medium-Density Residential APPLICABLE REVIEW CRITERIA: Community Development Code(CDC)Chapters 18.280, 18.410,and 18.765.060.D SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request,subject to a condition of approval.The findings and conclusions on which the decision is based are noted in Section IV. MMD2020-00014 Woodspring Condominiums I CONDITION OF APPROVAL THE FOLLOWING CONDITION MUST BE SATISFIED: Unless noted otherwise, the staff contact is Lina Smith, Assistant Planner; (503) 718-2438 or LinaCS@tigard-or.gov. 1. At the time of building permit submittal, the applicant must apply for a tree removal permit to remove the two (2)Japanese Black Pine trees. SECTION III. BACKGROUND INFORMATION Site Information: The subject property (WCTM 1S134BC, Tax Lot 90000) is zoned Medium-Density Residential (R-7), and is located at the southwest intersection of SW 1215`Avenue and SW Springwood Drive.The property is currently occupied by the Woodspring Condominiums development,which his made up of 12 rowhouses that each contain two (2) dwelling units, with associated parking and landscaping. This development was originally approved by Tigard City Council in 1977 (Case No. SDR 23-77). The development is considered legal nonconforming because it was approved under a previous land use decision,but it does not comply with all of the rowhouse standards in CDC Chapter 18.280. In 1985,Tigard City Council approved an ordinance to vacate a parcel along the southwestern boundary of the site, and returned this parcel to the Woodspring Condominiums Owners Association (Ordinance No. 85-36). SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.280 Rowhouses: 18.280.050 Development Standards E. Parking. The provisions and standards of Sections 18.410.030 and 18.410.040 apply, except for Subsection 18.410.040.E.The following additional standards also apply: 1. Number of spaces. a. A minimum of 1 off-street parking space must be provided for each rowhouse. The existing development contains 12 rowhouses that each contain two (2) dwelling units.Accordingly,the development is required to provide a minimum of 24 off-street parking spaces. The applicant proposes to add five (5) new off-street parking spaces in the southeast portion of the development site. With this proposed modification, the total number of off-street parking spaces will be increased to 47. Accordingly, staff finds the proposed parking changes continue to meet the minimum parking requirement.This standard is met. 3. Location. Off-street parking areas, including detached parking structures,must be located a minimum of 20 feet from any street property line, except alley property lines, where no minimum setback is required. The applicant's site plan demonstrates that the new parking spaces will be located more than 25 feet away from the street property line abutting SW 1215s Avenue.This standard is met. 5. Screening. Screening of parking areas is not required,except that in the R-7 zone,off-street parking areas provided at the side or rear of buildings and not in structures must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2. The required screening must be provided on the same site as the development. The subject development site is located in the R-7 Zone; therefore, this standard applies. The applicant MMD2020-00014 Woodspring Condominiums 2 proposes to add five (5) new off-street parking spaces in the southeast portion of the development site, and there are adjacent residential properties to the south and west.Adequate screening is provided along the site's southern boundary because there are existing mature trees and an existing wooden fence.Adequate screening is provided along the site's western boundary because there is an existing wooden fence,and the new parking spaces will be located more than 180 feet from the western property line. Accordingly, staff finds the applicant's proposal complies with this screening standard.This standard is met. F. Pedestrian access.Rowhouse developments of 5 or more units must provide a paved,accessible pedestrian path that connects the main entrance of each rowhouse to the following: 1. Sidewalks in the right-of-way abutting the site; 2. Common buildings such as laundry and recreation facilities; 3. Parking areas;and 4. Common open space and play areas. The applicant proposes to add five (5) new off-street parking spaces in the southeast portion of the development site, and to install accessible ramps and a pathway extension directly adjacent to these new parking spaces. The remainder of the site is legally non-conforming in regard to the pedestrian access standard. Adequate pedestrian access will be provided throughout the proposed improvements, and the remainder of the site will not become further out of conformance with this standard. Therefore, this standard is met. G. Landscaping. The provisions and standards of Chapter 18.420, Landscaping and Screening do not apply to rowhouse development,with the exception of Sections 18.420.030 and 18.420.040. The following additional standards also apply: 1. The minimum landscape area standards are provided in Table 18.280.1. All required landscape areas must meet the L-1 standard, as provided in Table 18.420.1. The applicant proposes to remove 2,650 square feet of on-site landscaping,in order to accommodate five (5)new on-site parking spaces,and to extend an interior drive aisle.The minimum landscape requirement for rowhouses in the R-7 Zone is 20 percent(CDC Table 18.280.1).The applicant's materials demonstrate that even with the proposed landscaping reduction, there will still be adequate landscaping on site,with 69 percent remaining. Additionally, staff reviewed the applicant's materials and photographs of the site to confirm that existing landscaping includes a combination of trees,plants,and lawn,and complies with the L-1 standard (CDC Table 18.420.1). This standard is met. 2. A minimum of 15 percent tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual(UFM).All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species.Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule. The applicant proposes to remove two (2)Japanese Black Pine trees,in order to accommodate five (5) new on-site parking spaces, and to extend an interior drive aisle. A majority of the site is covered by existing, mature trees.Staff reviewed the applicant's materials,photographs of the site,and the approved landscaping plan from Case No. SDR 23-77 to determine that, even with the proposed removal of two (2) trees, the site will continue to exceed the 15 percent minimum tree canopy requirement This standard is met. 18.410 Off-Street Parking and Loading: 18.410.030 General Provisions F. Accessible parking. All parking areas must include the required number of accessible parking MMD2020-00014 Woodspring Condominiums 3 spaces as specified by the state building code and federal standards. Such parking spaces must be sized,signed,and marked as required by these regulations and in compliance with ORS 447. The applicant proposes to create five(5)new parking spaces,two(2)of which will be accessible.The Building Official will review these parking spaces for compliance with all applicable federal and state accessibility standards at the time of building permit submittal. This standard will be met. 18.410.040 General Design Standards F. Striping. 1. Except for parking required for single detached houses and accessory dwelling units, and individual spaces for rowhouses,all off-street parking spaces must be clearly and separately identified with pavement markings or contrasting paving materials;and 2. All interior drives and access aisles must be clearly marked and signed to show direction of flow. The applicant's site plan shows that all new parking spaces will be clearly and separately identified with pavement markings. Additionally, the extended interior drive and new access aisles will be clearly marked and signed to show direction of flow.These standards are met. G. Wheel stops. Parking bumpers or wheel stops a minimum of 4 inches in height must be provided a minimum of 3 feet from the front of parking spaces wherever vehicles can encroach on a right-of-way or pedestrian path. Curbing may substitute for wheel stops if vehicles will not encroach into the minimum required width for landscape or pedestrian paths. The applicant's narrative states that six-inch-high concrete curbs will be provided at the front of the new parking spaces.This standard is met. I. Space and aisle dimensions. The minimum dimensional standards for surface parking spaces and drive aisles are provided in Figure 18.410.1 and Table 18.410.2. The new parking spaces will meet the minimum dimensional standards in CDC Table 18.410.2 because each space will be at least eight (8) feet, six (6) inches wide, and 18 feet, six (6) inches deep. Additionally, the extended drive aisle will meet the minimum dimensional standard in CDC Table 18.410.2 because it will be 20 feet wide.These standards are met. 18.765 Modifications: 18.765.060 Minor Modifications A. Definition.A minor modification has the following characteristics: 1. It has minimal impacts on surrounding properties,sensitive lands, or public facilities;and The applicant proposes to remove two (2) trees and 2,650 square feet of on-site landscaping at the subject site,in order to accommodate five (5) new on-site parking spaces, and to extend an interior drive aisle. As demonstrated in the findings above, the applicant's proposal complies with all applicable standards for rowhouse developments, as well as all applicable standards for off-street parking. Accordingly, staff finds this proposal will have minimal impacts on surrounding properties, sensitive lands, or public facilities, and meets the definition of a minor modification. 2. It does not cause the development to go out of conformance with any applicable standard or further out of conformance if already nonconforming, except where an adjustment has been approved. MMD2020-00014 Woodspring Condominiums 4 As demonstrated in the findings above, the applicant's proposal complies with all applicable standards for rowhouse developments,as well as all applicable standards for off-street parking.Accordingly,this proposal does not cause the development to go out of conformance with any applicable standard. D. Approval criteria. The approval authority will approve or approve with conditions a minor modification application when all of the following criteria are met 1. The proposed modification qualifies as a minor modification as defined in Subsection 18.765.060.A; As demonstrated in the findings above, this proposal qualifies as a minor modification as defined in CDC 18.765.060.A. This criterion is met. 2. If the proposal involves the modification of a condition of approval, at least one of the following criteria is met: a. The condition cannot be implemented for reasons outside the control of the applicant or property owner; b. The condition is no longer needed or warranted because circumstances have changed; or c. A new or modified condition better accomplishes the purpose of the original condition. The applicant is not proposing to modify a condition of approval.This criterion does not apply. CONCLUSION: This proposal qualifies as a minor modification to an existing development, as defined in CDC 18.765.060.A, and is in compliance with all applicable standards of this Title. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was provided to: X The applicant and owner Final Decision: A minor modification is a Type I procedure. As such, this decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant, whichever occurs first. This decision is not appealable locally and is the final decision of the City. THIS DECISION IS FINAL ON MARCH 16, 2020, AND BECOMES EFFECTIVE ON MARCH 17, 2020. Questions: If you have any questions,please contact Lina Smith at (503) 718-2438 or LinaCSa,tigard-or.gov. MMD2020-00014 Woodspring Condominiums 5 March 16.2020 APPROVED BY: Lina Smith,Assistant Planner Community Development Director's Designee MMD2020-00014 Woodspring Condominiums 6 RECEIVED FEB 2 PLANCNITINYG/EFNT7GI G2A0RD N2EE PING � ,O ` ;_;;;tilt EXISTING e -GARAGE C I25645W Moir.Street rgud.oen7v3 S 0 m sP39e1-9494 mro ve.zam EXISTING C - e REVISIONS BUILDING EXISTING G C �VQ,. HD. DATE wscvinnn GARAGE a2 I a SITE . � I c� a 0 m W I> : �m 1 TL 90000 // O/� A• a if XISITING PARKING LOT - I—. Q Q C II, I WOODSPRING T KEYCONDOS T 3 I MAP PARKING N EXISTING r oxec.on l awnsvoRTellox e6zmEata¢+ BUILDING EXISTING si..m.d r Aa.wnk E..Ineerwe' PAVEMENTI------� I e.EEH�aIB 14 r ' r I MINIMUM STANDARD �. - 9 DOUBLE-ACCESSIBLE PARKING SPACE (ONE VAN-ACCESSIBLE DESIGNATION REQUIRED) Y u :_ji I PROPOSED ADA RAMPS 4 -I-- �I T m y'© �:� SITE/ 4 t - --,�jj -�I- a ' . I PARKING ,��Y�o�\ A. 'CJ>j'N. Ja $ .—mil PLAN n NUMBER OF e 0 lo41 PROPOSED 6 — h �� PARKING SPACES /`' CONCRETE CUR nryr ae'rn �� y .� wm.r / u:::71 IPROPOSED 3 ~78.5'--li 20' ;t��,., _I. . CONCRETE �/'^P ADD Or °r'" SIDEWALK I - �I_ — 9.5' e. - I 1,(� a EXISTING 7T' ~ (ems _ I:.:�. a wniccr xo.: saoo� DECIDUOUS TREE -� b. •< �. .. .d.n 1PE: ""'"""G Ps �M��� BDE T_O BE PRESERVED - a I fI �"w ^ PDADMED eV: ei . _F n—F— /' I-. 9Yfn —� 9M XALE TL 14600I "—"- TL.14500 ,��. .7"T 14400 _ to AweE 5 CONDITION COMPLIANCE City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 IIGARD 03/17/2020 Iva Orhanovic 10925 SW 121st Avenue Tigard, OR 97223 Re: Tree Removal Permit Record Number: TRE2020-00009 Dear Iva Orhanovic: On 03/17/2020 you submitted an application for tree removal at SW NO ADDRESS. Your application specified that: 2 Japanese Black Pine is/are proposed for removal. Based on the information supplied on your application, this is a simple tree removal permit request. City staff has reviewed your application and based on the relevant approval criteria in the Urban Forestry Manual, your application has been: Approved, no replacement required Approved This decision is final and valid for a period of up to one year after issuance unless otherwise specified. Nothing prevents you from submitting another tree permit application if the conditions and circumstances surrounding this removal have changed. If you have any questions, please contact us at arborist@tigard-or.gov or 503-718-2421. Please be sure to reference record number- TRE2020-00009. Best regards, Community Planning Division City of Tigard APPLICANT MATERIALS RECEIVED ase #: IMV 16 -t'wt( City of Tigard 1-E.H; 2 7 2020 v COMMUNITY DEVELOPMENT DEPARTNIEBIFFTIGARD PLAN 1NGIENGINEERING TIGARD Master Land Use Application LAND USE APPLICATION TYPE 0 Accessory Dwelling Unit(ADU) ® Modification: IJ Type I O Type II ❑ Adjustment O Planned Development: O Annexation 0 Consolidated Plan 0 Comprehensive Plan Map Amendment 7 Concept Plan 0 Conditional Use 0 Detailed Plan 0 Downtown Development Review: 0 Sensitive Lands Review: O Type I O Type II 0 Type I 0 Type II O Type III O Adjustment ❑ Site Development Review: O Type I 0 Type II O Home Occupation—Type II ❑ Subdivision ❑ Land Partition ❑ Temporary Use Permit ❑ Lot line Adjustment/Lot Consolidation 0 Urban Forestry Plan: 0 Marijuana Facility Permit O Modification O Discretionary Review O Miscellaneous: ❑ Zoning Map Amendment O Type II C3 Type III PROJECT INFORMATION Project name: Minor Modification - Woodspring Condominiums Brief description of project: Modification to add 5 parking spaces to Woodspring Condominiums' surface parking area. SITE INFORMATION Location (address if available): 10925 SW 121st Avenue Tax map and tax lot number(s): 1S134BC90000 Site size: Na Zone: R-7 APPLICANT INFORMATION Name: Neven Orhanovic, Member Woodspring Condominiums Owners Association Mailing address: 10925 SW 121st Avenue City/State: Tigard, OR Zip: 97223 Phone: (CC) 3) 5 7 E -39 19 Email: Applicant's representative: Maureen Jackson Pacific Community Design, Inc. Phone: 503-941-9484 Email: Maureen@Pacific-Community.com City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 • PROPERTY OWNER INFORMATION II Same as applicant (Attach list for additional owners) Name: Mailing address: City/State: Zip: Phone: Email: SUBMITTAL REQUIREMENTS In addition to this application form,you must submit all required items listed in Subsection 18.710.030.0 of Tigard's Community Development Code. If you are unsure what is required with your application,please contact the planner on duty at 503-718-2421 or tigardplannerondutyatigard-or.gov. I certify that I am the property owner or I am eligible to initiate this application,as provided in the Tigard Community Development Code. To the best of my knowledge,all the information provided within this application package is complete and accurate. /V• EVEn► pR yq NO V/C .2/23/2020 Applicant's signature* / Print name Date IJa 614 c 1Udt ®fie -NOlIIC (Zm2 Property owner's signature* Print name ,Pooff Date eioados Property owner's signature* Print name cdl Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. Case No.: 2 t4-0a 11 Application fee: 341() Received b : SC-- Date: 2--' .-"'Li Related Case(s): Determined complete by: L...2 Date: S ' /-Z0 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 RECEIVED FEB 2 7 2020 NARRATIVE Et COMPLIANCE REPORT CITY OF TIGARD PLANNING/ENGINEERING TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 4 18.765 MODIFICATIONS 4 18.766 Row HOUSES 6 18.410 OFF-STREET PARKING AND LOADING 9 18.420 LANDSCAPING AND SCREENING 12 III. CONCLUSION 14 LIST OF EXHIBITS A SITE/ PARKING PLAN B SITE DEVELOPMENT REVIEW (SDR 23-77) C WOODSPRING CONDOMINIUMS PLAT (BOOK 2, PAGE 8) Tea-Se- CILA AAA6(€ 1Uo ©,r �nanovl'c cr-oc e_o et c_g-03) S? 9 -3, ( cow) I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant and Property Owners: Woodspring Condominiums Owners Association 10925 SW 121' Avenue Tigard, OR 97223 Contact: Iva Orhanovic, Member Applicant's Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Maureen Jackson, AICP Patrick Espinosa, PE Map and Tax Lots: 1 S134BC90000 City Land Use Classification: R-7 Request: Minor Modification to SDR 23-77 Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 2 REQUEST Et PROJECT DESCRIPTION This application requests a minor modification to add five (5) parking spaces to Woodspring Condominiums' surface parking area. The proposed modification increases the surface parking area by 2,650 square feet (see Exhibit A - Site/ Parking Nan). The City of Tigard originally approved development of Woodspring Condominiums (formally The Springwood) with Site Plan and Architectural Review application SDR 23-77 in September 1977 (see Exhibit B). According to the application, the 119,455 square foot site was designed to consist of 17% of the site area to be buildings, 12% paved, and 71% landscaped area. As illustrated on the Woodspring Condominiums Plat, the development contains twelve (12) duplexes consistingof twenty-four (24) two-bedroom units and forty-two (42) vehicle parking Y Y P g spaces consisting of twelve (12) single-car garages and thirty (30) on-site surface parking spaces (see Exhibit C). The requested minor modification to add five (5) parking spaces will provide a total of forty- seven (47) vehicle parking spaces, or two (2) spaces per unit. The proposed 2,650 square feet of on-site surface parking area will increase the paving area by approximately 2% of the total site area as illustrated in Table 1 below: Table 1.Development Area per SDR 23-77 with Modification Area % of Total Proposed Area After % of Total Area (sq. ft.) Area Minor Modification After Modification (sq. ft.) Modification Total Building Area 19,968 17% 19,968 17% Paving Area 14,736 12% +2,650 17,386 15% Landscaping Area 84,651 71% (2,650) 82,001 69% Total Area 119,355 100% 119,355 100% Minor Modification—Woodspring Condominiums Pacific Community Design,Inc. February 10,2020 Page 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.765 MODIFICATIONS 18.765.010 Purpose The purpose of this chapter is to provide an appropriate and efficient review process for evaluating modifications to existing developments or land use approvals. (Ord. 18-28 S1) Response: The applicant is requesting a modification to Woodspring Condominiums (formally The Springwood) approved by the City of Tigard on Site Development Review application SDR 23-77. 18.765.020 Applicability A. This chapter applies to all proposals to modify an existing or proposed use, structure, site improvement, or condition of approval - for existing developments or land use approvals - when initially approved through one of the land use applications listed below: 1. Conditional uses, 2. Planned developments, 3. Site development reviews, or 4. Subdivisions and land partitions. B. This chapter also applies to all proposals to modify an existing development that was not subject to city approval when developed but would be subject to city approval, through one of the land use applications listed in Paragraph 18.765.020.A.1 through 4, if proposed for development under current city regulations. C. This chapter does not apply to proposals to modify a condition of approval where the modification is subject to the provisions of Paragraph 18.20.040.E.4. D. This chapter does not apply to proposals to modify an urban forestry plan where the modification is subject to the provisions of Subsection 18.420.060.F. (Ord. 18-28 51) Response: The applicant is requesting a minor modification to Woodspring Condominiums (formally The Springwood) initially approved by the City of Tigard on Site Development Review application SDR 23-77. The modification adds five (5) parking spaces to the on-site surface parking area. The request does not modify a condition of approval or an urban forestry plan. 18.765.030 Review Type Determination A. The Director will determine the most appropriate review type for the proposed modification. In addition to Subsection 18.710.040.D, the Director's determination will consider whether the proposed modification involves any of the following: 1. Application of clear and objective standards or approval criteria; 2. Application of discretionary standards or approval criteria; 3. Exercise of professional judgement about technical issues; or 4. Exercise of limited discretion. B. Allowed modifications involve the application of clear and objective standards that do not require the exercise of professional judgment about technical issues. These modifications do not require land use review. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 4 C. Minor modifications involve the exercise of professional judgment about technical issues as they relate to the application of clear and objective or discretionary standards or approval criteria. These modifications require Type I land use review. D. Major modifications involve the exercise of limited discretion as they relate to the application of clear and objective or discretionary standards or approval criteria. These modifications require Type II land use review. (Ord. 18-28 S1) Response: The applicant is requesting a minor modification to Woodspring Condominiums requiring a Type I land use review. 18.765.040 General Provisions A. A minor or major modification land use review is limited in scope to an evaluation of the modification's compliance with applicable standards and the degree of impact, if any, on surrounding properties, sensitive lands, or public facilities. Response: This minor modification request is limited to the on-site surface parking area for Woodspring Condominiums on the southern portion of the site as illustrated on the site plan in Exhibit A. The additional on-site parking positively impacts surrounding properties by reducing the need for street parking on surrounding neighborhood streets. The requested modification does not impact any sensitive lands or public facilities. B. A proposed modification involving a nonconforming use or development is subject to the provisions of Chapter 18.50, Nonconforming Circumstances, in addition to the provisions of this chapter. Response: The applicant is requesting a modification to the Woodspring Condominiums on- site surface parking area, located on property zoned R-7 medium-density residential. The development and on-site surface parking conform to the City's Community Development Code as approved with conditions on Site Development Review application SDR 32-77. C. A proposed modification that constitutes substantial redevelopment, as determined by the Director, requires submittal of a new land use application rather than a modification application. Substantial redevelopment is defined as a modification that involves substantial changes to uses, structures, site improvements, operating characteristics, or original findings of fact. (Ord. 18-28 51) Response: The applicant is requesting a negligible modification to the Woodspring Condominiums on-site surface parking area. The proposal increases the on-site surface parking area by 2,650 square feet, or 2% of the total 119,355 square foot site area (see Table 1). 18.765.040 Allowed Modifications Response: The applicant is requesting a minor modification to Woodspring Condominiums as addressed in the following section: 18.765.060 Minor Modifications A. Definition. A minor modification has the following characteristics: 1. It has minimal impacts on surrounding properties, sensitive lands, or public facilities; and Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 5 Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces to serve residents and visitors of Woodspring Condominiums. The additional on- site parking positively impacts surrounding properties by reducing the need for on-street parking on surrounding neighborhood streets. The requested modification does not impact any sensitive lands or public facilities. 2. It does not cause the development to go out of conformance with any applicable standard or further out of conformance if already nonconforming, except where an adjustment has been approved. Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. The requested modification conforms to Chapter 18.280 development standards for parking, pedestrian access, and landscape as addressed below. No modification to the number of units, density, lot width, setbacks, or waste collection are proposed. 18.280 Row HOUSES 18.280.050 Development Standards E. Parking. The provisions and standards of Section 18.410.030 and 18.410.040 apply, except for Subsection 18.410.040.E. The following additional standards also apply. Response: Applicable standards of Section 18.410.030 and 18.410.040 are addressed in the subsequent section of this statement. 1. Number of spaces. a. A minimum of 1 off-street parking space must be provided for each rowhouse. b. An on-street parking credit may be granted for some or all of the required off-street parking as provided in Section 18.410.090. Response: Woodspring Condominiums contains twenty-four (24) units requiring a total of twenty-four (24) off-street parking spaces. Forty-two (42) vehicle parking spaces, consisting of twelve (12) single-car garages and thirty (30) on-site surface parking spaces, currently serve the development. The requested modification adds five (5) on-site surface parking spaces, for a total of forty-seven (47) spaces, providing two (2) vehicle parking spaces per unit. The applicant is not requesting an on-street parking credit. 2. Access. Access to off-street parking areas for rowhouse development may be taken through tandem driveways, shared access, or from an alley. The following requirements apply to each situation in addition to the relevant sections of Chapter 18.920, Access, Egress, and Circulation. Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. No modification to the existing access to SW 121' Avenue is proposed; therefore, this standard does not apply. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 6 3. Location. Off-street parking areas, including detached parking structures, must be located a minimum of 20 feet from any street property line, except alley property lines, where no minimum setback is required. Response: The applicant is proposing to extend the surface parking area in the south- eastern corner of the site to provide five (5) additional spaces (see Site Plan in Exhibit A). The existing surface parking area is set back approximately 5-feet from SW 121st Avenue. The proposed parking area will be setback 9.5-feet, further from the street than the existing parking area; therefore, not a non-conformance greater than existing conditions. 4. Parking structures. Parking structures in rowhouse developments are subject to the following: Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. This modification does not propose a parking structure; therefore, this standard does not apply. 5. Screening. Screening of parking areas is not required, except that in the R-7 zone, off-street parking areas provided at the side or rear of buildings and not in structures must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2. The required screening must be provided on the same site as the development. Response: The applicant is requesting a modification to the Woodspring Condominiums on- site surface parking area, located on property zoned R-7 medium-density residential. The minor modification provides five (5) additional parking spaces in the surface parking area located in front of the development on the southeastern corner adjacent to SW 121' Avenue. F. Pedestrian access. Rowhouse developments of 5 or more units must provide a paved, accessible pedestrian path that connects the main entrance of each rowhouse to the following: 1. Sidewalks in the right-of-way abutting the site; 2. Common buildings such as laundry and recreation facilities; 3. Parking areas; and 4. Common open space and play areas. Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. A three (3) foot wide concrete sidewalk provides a pedestrian connection from the new parking area to the existing pedestrian accessways as illustrated on the Site Plan in Exhibit A. G. Landscaping. The provisions and standards of Chapter 18.420, Landscaping and Screening do not apply to rowhouse development, with the exception of Sections 18.420.030 and 18.420.040. The following additional standards also apply: Response: Applicable standards of Section 18.420.030 and 18.420.040 are addressed in the subsequent section of this statement. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 7 1. The minimum landscape area standards are provided in Table 18.280.1. All required landscape areas must meet the L-1 standard, as provided in Table 18.420.1. Response: According to Table 18.280.1 the minimum landscape area for rowhomes developed in R-7 is 20%; therefore, the minimum landscape area, or 20%, of the 119,355 square foot site is 23,871 square feet. Prior to and after the modification, the site contains significantly more than the minimum landscape area than required (see Table 1). As illustrated on the Landscape Plan submitted to the City of Tigard in 1977, the landscape areas meet the L-1 standard containing a combination of trees, plants, and lawn. 2. A minimum of 15 percent tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual (UFM). All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species. Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule. Response: As illustrated on the Landscape Plan submitted to the City of Tigard in 1977, the number of mature trees located on-site provide a tree canopy that exceeds the minimum 15 percent. The proposed modification to the on-site surface parking area, which requires removal of two Pinus Thunbergii, will not result in a tree canopy less than 15 percent. 3. The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees. Response: The applicant is requesting a modification to provide five (5) additional on-site surface parking spaces. No street trees are impacted with this proposal. H. Examples. Examples of minor modifications include, but are not limited to, the following: 1. Interior building modification or change of use that requires the application of a higher parking quantity requirement. 2. Exterior building facade modification that requires the application of a design standard. 3. Change of use to a restricted use. 4. Change to the site that results in a change in the number or configuration of parking spaces. 5. Minor decrease in open space or landscaping. Response: The applicant is requesting a minor modification to increase the number of on- site surface parking spaces and a change the surface parking area configuration. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 8 I. Approval process. A minor modification application is processed through a Type procedure as provided in Section 18.710.050. Response: The applicant is requesting a minor modification to Woodspring Condominiums to be processed through a Type I land use review. J. Approval criteria. 1. The proposed modification qualifies as a minor modification as defined in Subsection 18.765.060.A; Response: This application requests a minor modification to increase the number of on-site surface parking spaces and a change in the configuration of Woodspring Condominiums' surface parking area. The request qualifies as a minor modification as addressed in the previous section of this statement. 2. If the proposal involves the modification of a condition of approval, at least one of the following criteria is met: a. The condition cannot be implemented for reasons outside the control of the applicant or property owner; b. The condition is no longer needed or warranted because circumstances have changed; or c. A new or modified condition better accomplishes the purpose of the original condition. (Ord. 19-01 S1; ORD 18-28 S 1) Response: The applicant is requesting a minor modification to Woodspring Condominiums (formally The Springwood) initially approved by the City of Tigard on Site Development Review application SDR 23-77 to increase the surface parking area. SDR 23-77 was approved with the following conditions (see Exhibit C): 1. A non-remonstrance agreement for the vacation of W.W 122"d be received prior to issuance of a building permit. 2. The half street improvement on 1215` be completed prior to occupancy. 3. A standard grass-clover lawn be installed, and the maintenance problems caused by abutting lawn and buildings be resolved (subject to staff approval). 4. An irrigation plan be submitted prior to issuance of a building permit. 5. An additional window be specified in the master bedroom and so placed as to facilitate cross ventilation. 6. The decorative wood chimney wall be continued to the top of the chimney. The request to add five (5) on-site surface parking spaces does not modify a condition of approval. 18.410 OFF-STREET PARKING AND LOADING Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. No modifications are proposed to the existing parking areas or vehicle access. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 9 18.410.030 General Provisions A. Location. Required off-street parking must be located on the same lot as the use it serves, except where an on-street credit has been granted through the provisions of Section 18.410.090. Response: All existing and proposed additional surface parking is located on the same lot as Woodspring Condominiums. The applicant is not requesting an on-street parking credit. B. Maintenance. All parking areas must be kept clean and in good repair at all times. Response: The requested modification provides five (5) on-site surface parking spaces to serve residents and visitors of Woodspring Condominiums. Woodspring Condominiums Owners Association ensures maintenance of all parking areas as required. C. Exclusive use. Except for shared parking agreements approved through a land use application, required off-street parking must not be rented, leased, or assigned to any other person or organization. Response: The requested modification provides five (5) additional on-site surface parking spaces to exclusive serve residents and visitors of Woodspring Condominiums. No shared parking is proposed. D. Mixed-use and multi-tenant developments. In mixed-use and multi-tenant developments, the required minimum vehicle parking is determined using the following formula: Response: The applicant is requesting a modification to provide five (5) additional on-site surface parking spaces to Woodspring Condominiums. The minimum vehicle parking requirement has been determined by the number of units in the development per Section 18.280.050.E.1.a. E. Shared parking. The parking requirements of this chapter may be met through a shared parking agreement, subject to the following: Response: The requested modification provides five (5) additional on-site surface parking spaces to serve residents and visitors of Woodspring Condominiums. No shared parking is proposed. F. Accessible parking. All parking areas must include the required number of accessible parking spaces as specified by the state building code and federal standards. Such parking spaces must be sized, signed, and marked as required by these regulations and in compliance with ORS 447. Response: Woodspring Condominiums contains twenty-four (24) units requiring a total of twenty-four (24) off-street parking spaces. Forty-two (42) vehicle parking spaces, consisting of twelve (12) single-car garages and thirty (30) on-site surface parking spaces, currently serve the development. The requested modification adds five (5) on-site surface parking spaces, for a total of forty-seven (47) spaces. Two of the new spaces are designed as double-accessible as Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 10 illustrated on the Site/ Parking Plan of Exhibit A. No modification to existing parking spaces are proposed. G. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably; for example, the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2) Response: The requested modification provides five (5) additional on-site surface parking spaces to serve residents and visitors of Woodspring Condominiums. No fleet parking is proposed. 18.410.040 General Design Standards A. Vehicular access. Vehicle access to off-street parking or loading areas must meet the requirements of Chapter 18.920, Access, Egress, and Circulation and Chapter 18.930, Vision Clearance Areas. Response: The applicant is requesting a minor modification to change the configuration of the surface parking area. No modification to the existing access is proposed. B. Pedestrian access. Paths that cross access driveways or parking areas are subject to the following. Response: A three (3) foot wide concrete sidewalk provides access from the new parking area to the existing pedestrian accessways as illustrated on the Site Plan in Exhibit A. No pedestrian paths that cross access driveways or parking areas are proposed. C. Loading and unloading driveways. Passenger loading and unloading areas must be designed such that vehicle stacking does not impact any public right-of-way. Response: The requested modification provides five (5) additional on-site surface parking spaces to serve residents and visitors of Woodspring Condominiums. No loading and unloading areas are proposed. D. Drive-through facilities. Response: The requested modification provides five (5) additional on-site surface parking spaces to serve residents and visitors of Woodspring Condominiums. No drive-through facilities are proposed. E. Surfacing. Off-street parking areas must be paved with an asphalt or concrete, or pervious paving surface, with the following exceptions: Response: The additional off-street surface parking area will be paved with asphalt concrete as required as illustrated on the Site Plan in Exhibit A. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 11 F. Striping. 1. Except for parking required for single detached houses and accessory dwelling units, and individual spaces for rowhouses, all off-street parking spaces must be clearly and separately identified with pavement markings or contrasting paving materials; and 2. All interior drives and access aisles must be clearly marked and signed to show direction of flow. Response: The requested modification provides five (5) additional on-site surface parking spaces. Striping will clearly identify each of the spaces as illustrated on the Site Plan in Exhibit A. G. Wheel stops. Parking bumpers or wheel stops a minimum of 4 inches in height must be provided a minimum of 3 feet from the front of parking spaces wherever vehicles can encroach on a right-of-way or pedestrian path. Curbing may substitute for wheel stops if vehicles wilt not encroach into the minimum required with for landscape or pedestrian paths. Response: Six-inch high concrete curbs are proposed as illustrated on the Site Plan in Exhibit A. H. Lighting. Lighting in parking areas must meet the following standards: Response: The requested modification provides five (5) additional on-site surface parking spaces. No modification to existing parking area lighting is proposed. I. Space and aisle dimensions. The minimum dimensional standards for surface parking spaces and drive aisles are provided in Figure 18.410.1 and Table 18.410.2. Response: Woodspring Condominiums contains twenty-four (24) units requiring a total of twenty-four (24) off-street parking spaces. Forty-two (42) vehicle parking spaces, consisting of twelve (12) single-car garages and thirty (30) on-site surface parking spaces, currently serve the development. The requested modification adds five (5) on-site surface parking spaces, for a total of forty-seven (47) spaces. The new parking area is designed with 90` surface parking spaces. Two spaces are double- accessible with stall widths of 9.0-feet and three spaces are designed with stall widths of 8.5- feet. All spaces have stall depths of 18.5-feet and accessible via a 20-foot wide two-way drive aisle. The new surface parking area meets the minimum dimensional standards of Table 18.410.2 as illustrated on the Site/ Parking Plan of Exhibit A. No modification to existing parking spaces are proposed. 18.420 LANDSCAPING AND SCREENING Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. 18.420.030 General Provisions Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 12 A. All required trees must meet the city's Urban Forestry Manual (UFM) standards as follows: 1. Street trees must meet the street tree planting and maintenance standards in UFM Section 2 and street tree soil volume standards in UFM Section 12; 2. Parking lot trees must meet the parking lot tree canopy standards in UFM Section 13; and 3. All other trees must meet the tree canopy site plan requirements in UFM Section 10, Part 2 Response: According to Section 18.280.050.G.2 row house developments are required to provide a minimum of 15 percent tree canopy. As illustrated on the Landscape Plan submitted to the City of Tigard in 1977, the number of trees located on-site provide a tree canopy that exceeds the minimum 15 percent. The requested minor modification will not significantly impact the mature tree canopy. B. Trees proposed to be preserved must be protected in a manner that meets the tree protection standards in UFM Section 10, Part 3. Response: The deciduous tree located on the southern property boundary, proposed to be preserved, will be protected in accordance to standards in UFM Section 10, Part 3. C. Plants that are less than 18 inches in height at maturity, except lawn, are considered groundcover. Minimum container size at planting is either 4 inches or 1 gallon, and maximum plant spacing is either 1 foot or 2 feet on center, respectively. Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. No plants are proposed. D. Plants that are more than 18 inches in height but less than six feet in height at maturity are considered small or medium shrubs. Minimum container size at plating is 1 gallon, and maximum plant spacing is 3 feet on center. Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. No plants are proposed. E. Plants, excluding trees, that are more than six feet in height at maturity are considered large shrubs. Minimum container size at planting is 2 gallons, and maximum plant spacing is 7 feet on center. Response: The applicant is requesting a minor modification to add five (5) on-site surface parking spaces. No plants are proposed. F. Plants listed as invasive or noxious on the Portland Plant List are prohibited. Trees listed on the UFM Nuisance Tree List are prohibited. Response: No plants or trees listed identified as invasive or noxious on the Portland Plant List or on the UFM Nuisance Tree List are proposed. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 13 G. All landscaping required by this chapter, including landscaping used to meet screening or tree canopy standards, must be maintained to applicable industry standards in perpetuity as provided in the most current version of the American National Standards Institute A300 Standards for Tree Care Operations. Response: Woodspring Condominiums Owners Association ensures maintenance of all required landscaping as required. H. All trees required by this chapter are subject to the city's urban forestry requirements regarding planting, maintenance, and removal of trees as provided in Title 8 of the Tigard Municipal Code. (Ord. 18-28 S1) Response: Woodspring Condominiums Owners Association ensures maintenance of trees on- site as required. 18.420.040 Landscaping Standards A. Landscaping standards are provided in Table 18.420.1. Response: According to Section 18.280.050.G.1 and Table 18.280.1 the minimum landscape area for rowhomes developed in R-7 is 20% which must meet the L-1 standard. As illustrated on the Landscape Plan submitted to the City of Tigard in 1977, the landscape areas meet the L-1 standard containing a combination of trees, plants, and lawn. B. Landscaping or other areas used to meet the minimum landscape area standard must be provided on the development site and may be met by any combination of the following: Response: The minimum landscape area of the 119,355 square foot site is 23,871 square feet, or 20%. Prior to and after the modification, the site contains significantly more than the minimum landscape area required (see Table 1). As illustrated on the Landscape Plan submitted to the City of Tigard in 1977, the landscape areas meet the L-1 standard containing a combination of trees, plants, and lawn. C. Landscaping in excess of the minimum landscape area standard does not have to meet the L-1 or L-2 standard. Response: As illustrated on the Landscape Plan submitted to the City of Tigard in 1977, all landscaped areas in excess of 23,871 square feet area contain trees, plants, and lawn. III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code; therefore, the applicant respectfully requests approval of the proposed minor modification application. Minor Modification—Woodspring Condominiums Pacific Community Design, Inc. February 10, 2020 Page 14 • • Section 2: The Tigard City Council further orders that the vacation be subject to the following condition: This vacation shall not be effective until the effective date of this ordinance and it shall not be effective until a certified copy of this ordinance has been recorded with the Washington County Clerk, Assessor and Surveyor. • Section 3: In no situation shall this ordinance be effective until the 31st • • day after its enactment by the City Council and approval by the Mayor. PASSED: By (.lY1c „Jrnnrs n, vote of all Council members present after being read by number and title only, this Bo-i'_ day of ,S.. 7r -c..{n¢r , 1985. Deputy City Recorder - City of Tigard APPROVED: This ---. 07-L• day of Seft-dmb¢.- , 19E5. Magas• - City of Tigard Counc Presic STATE OF OREGON ) City of Tigard ) I, LOREEN R. WILSON, hereby certify that am the duly appointed, qualified and acting Deputy Recorder for the City of Tigard, Oregon. I further certify that I have compared the herewith copy of Ordinance No. ES- (a of the City of Tigard with the original in my possession as a todian of the official records of the City of Tigard, and that the . ,herewith copy is a correct transcript of the whole of Ordinance No. . ...ram.., ...eFpfi.; ii•IfITNESS WNERROF I have here nto set ny hand and the seal of the City {� aJ�,ho', fLlt i�exd this /GTi. day of\\a„,4 ca , 19 �i(i . - l `�,•'%'y • : putyCity Recorder ofQfibAyCk NO. 95-36 Page 2 lsr/3214A 2 • `r • • • 4 EXHIBIT "A" A portion of SW 122nd Avenue (County Road No.358) in the Northwest quarter of Section 34, Township 1 South, Range I West, W,M„ City of Tigard, Washington County, Oregon, said portion being more particularly described as follows: Beginning at the Northwest corner of "Woodspring Condominiums" a plat of record in said county, and running thence South 89°52'27" West, along the Westerly extension of the North line thereof, 40.00 feet to the West right-of-way line of said county road No.358; thence South 00°05'42" East 505,07 feet; thence North 89°54'50" East 250.32 feet to the intersection with a line 30 feet West of the centerline of SW 121st Avenue (County Road No.2005), when measured at right angles; thence parallel with the centerline of said SW 121st Avenue, North 00°07'33" West 40,00 feet to a point on the South line of the plat of "Woodspring Condominiums"; thence along the boundary thereof, South 89e54'50" West 210.30 feet and North 00°05'42" West 545.10 feet to the point of beginning. Excepting therefrom the following described tract of land lying within the above described portion of County Road No. 358. A tract of land situated in the NW 1/4, Section 34, T.1S., R.1W., W.M., City of Tigard, Washington County, Oregon, being more particularly described as follows: Commencing at a point on the centerline of SW 122nd Avenue, said point also being the Southeast corner of that tract of land conveyed to Portland Fixture Co., recorded in Fee No. 78-09703, Washington County deed records; thence, South 0°05'42" East, along the said centerline of SW 122nd Avenue, 7,38 feet to the point of beginning; thence, South 89°52'27" West, 32.01 feet; thence, along the arc of a 25.00 radius curve to the left, through a central angle of 220032'37" (chord bears South 20°23'52" East, 46,90 feet) an arc length of 96.23 feet; thence, North 89e52'27" East, 15.74 feet to a point of the said centerline of SW 122nd Avenue; thence, North 0°05'42" West, along the said centerline of SW 122nd Avenue, 44.00 feet to the point of beginning. t?: i• • (RC:bs/3249A) 1111••"911 r.... r k 1 xer �' r Ca` r,> n is . t ^i s / f �' `t'MOL _ 17 r f 1_ 1 o no r .,.. e • ■ f„ "" ii • r I S S 3 Builders i Street Vacation i I I I n 4-30-85 1 • RI 3b0 ®_lems6mBoundar f I Y Affects I 119 * Nash. .l, —....— u=+_ -,v .o l) •ni.%=��� .ti 'i' 4 �. Hap 8 ,: +m1 4.4l4 01e/1e4 S.W.: SPRINGWOOD 21 8 ®Abutting P r 0o I a V110 n tt //w' loo22, 24 ={ 'a47et321 Affected p �= 90D21 �� g p•! R z 120 '/w 90020 I ` sees.. . et79CO23 r AT 45 ill 90Ct9 'n • Area to be / 90dT :,�, ^:A• I 8 t Vacated / •18 ,',. •,,. 7200 \N d u 200ra oQST I o / `i5 (a 13 9ao13 5 l 'O �.•>90013 ` 90014 • IR IN9UCr0("IL• l ; ?Ori - 99OC & ••\ c II I p �� .. rT pp5 • Q . . �y� c fie•% s S goo0 6 900064.. "6.ti M r • . SCV•p04- LOAM .4 lla•'c Nn cpop' • I 2 4y •f'•.', / ` B 30 rtlT 6N e14 AU.M A! t Map IS 34HC , / /// �1 �,/ p...:._ tM e1 a r� r w . ,t STATE OF OREQON 7 99 7517A. c /E County of Washington 3 // $ ~ I,Donald W.Mason,Director of Assessment i/ st1°' — — —'R — a'ot• . and Taxation end Es-011lclo Recorder of Con• (r 4•� «�•u veyonces for said county,do hereby certify drat T we a • the within Instrunrent of writing was received and recorded In book of records of said county. �,,,,,,•�,.-.,.•.,,..<•�- Donald W. Mason, C*ector of Assessment end Taxation. Ex OBkio County Clerk 1986 JAN 30 All 9:01 y� [ M �ure,b- n. tg � .0+.'^A t M M D2020-00014 1\AM)ZO7) -00014 St NO P.OzESS / Pacific Community EXISTING 4 ° I \ Design GARAGE ° 12564 SW Main Street I Tigard, OR 97223 d [T] 503-941-9484 a I c:S: I DATE: 2/6/2020 EXISTING d 'C ___.( REVISIONS BUILDING EXISTING NO. DATE DESCRIPTION GARAGE d ° I \14).2 1 1,_ SITE RECEIVED FEB 2 7' 2020 4` ° CCS:: CITY OF TIGARD \ dillil I W PLANNING/ENGINEERING \ _,---- \ lir ° it c5: C ] > Ia I— >I ,6 I 1 :,,,<,..\ leN \1.4)2 lik„ I� . iJ 7 4 c:C ' le* I TL 90000 4 5.6:' W > I A '.,\ \ ...--- EXISTING PARKING LOT1 < ,,,, .____ WOODSPRING (----- 1i ,\ \ -1 I CONDOS r-- KEY MAP A PARKING M ° I 00 EXISTING NJ ° SAWCUT EXISTINGA OREGON TRANSPORTATION COMMISSION BUILDING 4 Standards for Accessible Parking Places d PAVEMENT ° August 2018 .y I b.L ° a MINIMUM STANDARD `O ' DOUBLE-ACCESSIBLE PARKING SPACE 69 ° I (ONE VAN-ACCESSIBLE DESIGNATION REQUIRED) 21 D Q d ° RI=SERVER+ 6. PARKING A RI LE w SIGN SIGN ACCESS 5 ACCESS AISLE SIGN w 06 I I 6. R7-8 0R7-9 No OR NO 0R7-9 ° Z PARKINf PARKING �-RESERVED PROPOSED ADA RAMPS w ° 4 PARKING Z ' I VAN SIGN SIGN Si Q oo w ACCESSIBLE R7-8a OR7-9a t _ SITE/ 1.v CL M ' z I / L--.)' ---�- PARKING M /r "V Z [_� u-ct d= ° , . ACCESSIBLE ROUTE .' - , - : ,' PLAN .16 ‹7,---,.....7 L a a a i Sign a a Sign �, , a o — eV. 8 location D location • I a a _ ° PROPOSED 6" 2' _ _ 2/ I I� z ' I 0 CC; — NUMBER OF 1- -J CONCRETE CUR w Wheel stop36° TYp. PARKING SPACES (TYP) ) ° ° Curb ramp 3• CO l I (shall not extend into 36' -1 8. 5' I ZOO White 4" the access aisle) PROPOSED 3' wide lines Angle rientation CITY OF TIGARD a Q y for field layout Approved b PI nning CONCRETE • Access ' TYp Date: �-O aisle # SIDEWALK Y �_ f ° I °' Initials: 9.5 11: 110 & -iiimr- EXISTING 17" PAR ING PROJECT NO.: 500-048 a DECIDUOUS TREE X I t Pavement markings TYPE: PLANNING required. See Figures\ \ (Pi) REVIEWED BY: PRE TO BE PRESERVED ° I 6 & 7 far details f� A., f' Xri__ 9' Min - - 8' Min = - 9' Min - SCALE l I 10 0 5 10 v -- 1 4 ` [)electable warning surface required ` s � o if curb ramp is located within public -- X X X X X C X A �'C r right-of-way 1 INCH = 10 FEET TL 14600 TL 14500 TIS 14400 0 1 Figure 2 7 a