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Hearings Officer Packet - 01/24/2000
CITY OF TIGARD HEARINGS OFFICER JANUARY 24, 2000 - 7:00 PM AG E N DA 1. CALL TO ORDER 2. PUBLIC HEARING CITY OF TIGARD Community (Development ShapingA Better Community 2.1 _W_OODLAND-IEIGHTS_ASSISTED_LI_VJN-G FACILITY CONDITIONAL USE PERMIT (CUP) 1999-00006 PROPOSAL: The applicant is requesting Conditional Use approval to construct a two-story, 48-room assisted living facility consisting of approximately 33,000 square feet and associated parking and site improvements on a 81,982 square foot parcel. LOCATION: 9335 SW McDonald Street; WCTM 2S102DC, Tax Lot 2100. COMPREHENSIVE PLAN and ZONING DESIGNATION: A-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.390, 18.510, 18.705, 18.745, 18.755, 18.765, 16.790, 18.795 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT CITY OF TIGARD HEARING'S OFFICER PAGE 2 Of 2 1124/2000 PUBLIC HEARING AGENDA CITY OF TIGARD HEARING'S OFFICER JANUARY 24, 2000 - 7:00 PM TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 G Anyone wishing to speak on an agenda item must sign-in on the appropriate sign-in sheets. L `U,U.U.LUiU........,.,.rn......,.r....r...f.,.,.,...~..->..~..,,.,..~~,......,.......~..~..~..» ~s...,..+s~, _..>.,~A.,,... ..ra..yi<irGYiL7i PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-2 172 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above if you are requesting such services. (OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARING'S OFFICER PAGE I OF 2 1124/2000 PUBU( HEARING AGENDA • 0 AGENDA ITEM NO. Z / 0 - 6 COMMUNITY NEWSPAPERS, INC,. P.O. BOX 370 PHONE (503) 684-0360 BEAVERTON, OREGON 97075 Legal Notice Advertising •City of Tigard • 11 Tearsheet Notice 13125 SW Fiall Blvd. •Ti gard , Oregon 9 7 2 2 3 • ❑ Duplicate Affidavit *Accounts Payable • AFFIDAVIT OF PUBLICATION STATE OF OREGON, COUNTY OF WASHINGTON, )ss' Kat by CnyAe-r being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of theT~ - times a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Tigard in the aforesaid county and stafe• that the Public Hearina CbP 1999-00006 Leger TT 9 5 5 4 Notice a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for nNF successive and consecutive in the following issues: OFFICIAL SEAL t{ Ja nu a rv 6 , 2 0 C C SUZETTE 1. CURRAN 11 NOTARY PUBLIC-OREGON f COMMISSION NO, 329400 I i _ MY COMMISSION D(PIRES NOV. 28, 2003 I Subscribed and sworn to beforee this~+ h d ;;V of _.Ta n„a ry , 2 0 0 0 S Notary Public for Oregon My Commission Expires: AFFIDAVIT The following will be considered by the Tigard Hearings Officer on Monday, January 24, 2000, at 7 P.M., at Tigard Civic Center - Town Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Both public, oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of ORS 227.120, Chapter 18.390 , of the Tigard Municipal Code, and rules and procedures of the Hearings Officer. Failure to raise an issue in person or by letter accompanied by statements or evidence sufficient to allow the hearings authority and all parties to respond precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Boulevard, Tigard, Oregon 97223, or by calling (503) 639-4171. PUBLIC HEARING ITEM: CONDITIONAL USE PERMIT (CUP) 1999-00006 > WOODLAND HEIGHTS ASSISTED LIVING CENTER < REQUEST: The applicant is requesting Conditional Use Permit approval to construct a two-story, 48-room assisted living facility consisting of approximately 33,000 square feet on an 81,982 square foot parcel. LOCATION: 9335 SW McDonald Street; WCTM 2S102DC. Tax Lot 2100. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.390, 18.510, 18.705, 18.745, 18.755, 18,765, 18.790, 18.795 and 18.810, TT9554 - Publish January 6. 2000. AGENDA ITEM NO. 21 (PAGE •f of DATE: JANUARY 24, 2000 } PLEASE PRINT YOUR NAME AND ADDRESS AND INCLUDE YOUR ZIP CODE Proponent - (Speaking In Favor) Name, Address, Zip Code and Phone No. 1171rt 7w ~n d04S- R'64- Name, AddressrrZip Code and Phone No. Wz 1 ~ 4w pP~ f~a 7't m a+d . D al -7 d-94 Name, Address, Zip Code and Phone No. D F S •4111- L Name, Address, ip ode an Phone No. J Name, ddress, Zip i6d nd one No. ~ ) ~"j cf, ~-7za A- q Nani, dre s, tip Code and Phone No. g I `IW Name, Addlr6ss, Zip Code and Phone No. 94-r-r4 12 ,SGt~~cJ ~I-?2 -try T on 9 7 2 2 Name, Address, Zip Code and Phone No. Opponent - (Speaking Against) Name, Address, Zip Code and Phone No. Name, Address, Zip Co a and Phone No. 9 7 :A 2 -j/ Name, Address, Zip Code and Phone No. w c 3 r Name, Address, Zip Code and Phone No. L~ r 6 e..ci.r d ~d S W Name, Address, Zip Code and Phone No. ~a3s sW vim'" Name, Address, Zip Code and Phone No. koy IF 21A2 l70 Sv,) rv q-7X24 Name, Address, Zip Code and Phone No. ~y 15r- - 7W Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. 0 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Gerald and ) FINAL ORDER Charee Crow for a conditional use permit ) for an assisted living facility at 9335 SW ) CUP 1999-00006 McDonald Street in the City of Tigard ) (Crow) I. SUMMARY A. This final order concerns an application by Gerald and Charee Crow (the "applicant") for a Conditional Use Permit (a "CUP") to develop an "assisted living" residence on an 81,982-square foot site at 9335 SW McDonald Street; also known as Tax Lot 2100 on Washington County Tax Map 2S 102DC (the "site"). The dwelling and out- buildings now on the site will be removed to accommodate the new structure. 1. The proposed assisted living residence will contain 48 individual living units, each of which includes living and sleeping spaces, sanitary facilities and a refrigerator and sink. Units range in size from 305 square feet to 563 square feet. Most of the units appear to be designed for occupancy by one person based on their relatively small size (less than 350 square feet), although ten of the units contain separate living and bedroom spaces and could be large enough (485 to 563 square feet) to accommodate two persons per unit. All living units will be situated in a roughly 33,000 square foot, two- story structure that also contains common features for residents of the facility, including common cooking and dining spaces, meeting and activity spaces and treatment, offices and administrative spaces. The facility will not provide services to people who do not reside in the facility. On average 5 to 6 people will staff the facility, although as many as 9 staff may be on-site at one time. 2. The site will contain a common parking area with space for a total of 24 vehicles. The applicant will improve the site with numerous pedestrian pathways, street furniture (e.g., benches and a gazebo) and lights. A 24-foot wide driveway is proposed for vehicular access to and from McDonald Street at a point roughly 180 feet from the east edge of the site and roughly 90 feet from the west edge of the site. The base of the exterior of the building is proposed to be built of aggregate (e.g., stone or brick) with cedar lap siding above. The building will be situated roughly 35 feet from side lot lines (i.e., to the east and west), 40 feet from the rear lot line (i.e., to the north) and 210 feet from the street lot line (i.e., to the south). A 6-foot high wood fence is proposed along the portion of the side lot lines in the vicinity of the building. The applicant will remove roughly 19 of the 82 mature trees on the site (23%) to accommodate the development. Storm water will be collected from paved areas and rooftops and piped to a detention pond in the southeast corner of the site before being discharged to the public storm sewer at not more than predevelopment rate. B. At the public hearing in this matter, City staff recommended approval, subject to conditions. See the Staff Report dated January 14, 2000 (the Staff Report). The applicant accepted the staff recommendations and waived its right to have the record held open for final argument. In addition to the applicant and his architect and engineer, one witness testified in favor of the application. About ten area residents testified orally or in writing against the request or with questions and concerns. Neighbors objected to the proposed use, principally because it was not limited to traditional single family development, and it will generate more traffic on McDonald Street near what is perceived to be a hazardous intersection at 93rd Avenue. There also were concerns about lighting, drainage and staff behavior. The hearings officer closed the record at the conclusion of the hearing. • • C. For the reasons provided and referenced in this final order, the hearings officer approves the conditional use permit, subject to the conditions recommended by City staff with certain changes described more herein. TT. HEARING AND RECORD A. Tigard Hearings Officer Larry Epstein (the "hearings officer") held a duly noticed public hearing on January 24, 2000 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile, and an audio record of the hearing. The record in this matter closed at the conclusion of the hearing. B. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contacts, bias or conflicts of interest. No one objected to the impartiality of the hearings officer nor requested that the hearings be continued or the record held open. C. The following testimony was offered at the hearing in relevant part. 1. City planner Julia Hajduk summarized the proposed development, the applicable approval standards, the Staff Report and recommended conditions of approval. Ms. Hajduk also noted that the CUP is subject to site development review, and that the Staff Report did not specifically address the standards for site development review. She opined that the evidence and findings in the Staff Report are sufficient to address the site development review standards. She also noted the January 20 written response to the application from Tualatin Valley Fire and Rescue requires certain improvements to the site plan and use of an automatic sprinkler system for the building. City engineer Brian Rager testified about public facility impacts and required street improvements and access. 2. Applicant Gerald Crow, architect Stewart Ankrom and engineer Troy Kent testified for the applicant. Walter Freeson testified in favor of the application. a. Mr. Crow testified about the history of the site and about his approach to the project. He responded to concerns the facility will be incompatible with surrounding dwellings and will adversely affect property value. He also summarized the traffic data in the application, arguing the proposed facility will generate far less traffic than would uses permitted outright. He argued that, by having elderly residents of the facility in the neighborhood, they could contribute positively to the neighborhood. He accepted the Staff Report without exceptions or corrections. He waived the applicant's right to have the record held open for a final argument. b. Mr. Ankrom summarized the proposed facility, noting features that make the project attractive (e.g., the building materials, divided window lites and articulation of the building). He requested permission to defer improvements to McDonald Street until the whole street is improved at some future time, subject to a bond. He testified that lights intended for pedestrian areas will be low scale. Other lights will be on a timer so that they do not shine late at night. He testified air conditioning units are provided in each room. The central kitchen will included a hooded range, but mechanical equipment and vents on the roof will not be obtrusive if visible at all. Hearings WttcerFMal Order CUP 1999-00006 (Crow) Page 2 • 0 c. Mr. Kent testified about the storm water system. He noted the City requires the applicant to pipe all storm water from rooftops to the storm water facility at the southeast corner of the site. He said the storm water facility will have shallow side slopes (i.e., 2.5:1 or 3:1 [horizontal to vertical]) and will contain water only immediately after it rains. It will drain gradually so that it does not contain water generally. d. Mr. Freeson testified about his experience building and operating a similar assisted living facility in Beaverton, noting that initial neighborhood concerns have evaporated as that facility proves to have no significant adverse impact. 3. About ten neighbors testified orally or in writing against the proposed use or with questions and concerns, including L. Paul Williams, Jr., Tom Imlah, Kim Kalberer, Lynn Beard, Marilyn Finck, Gary Friar, C.D. Johnson, Ed Murphy, Eda Kalberer and family, and the Britton Family. a. Most of then; witnesses expressed concern about traffic safety, particularly at the intersection of SW 93rd Avenue and McDonald Street where vegetation, intersection geometry and traffic speed and volume make it problematic to access McDonald Street westbound from 93rd Avenue and vice versa. They argued additional traffic on McDonald Street will exacerbate the problem. b. Most of the witnesses also objected to the proposed use, because it is not the same as surrounding uses (i.e., single family detached housing on oversized lots). Several witnesses raised concerns that the use would generate more traffic than would dwellings, and that it would have other adverse impacts due to lighting, drainage and the behavior of staff. Ms. Frinck argued there will be more staff at the facility than represented by the applicant, and parking will be inadequate. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report The applicant accepted those conditions without exceptions. Although neighbors disputed the findings in the Staff Report, the hearings officer largely agrees with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order. B. Although some witnesses disputed whether an assisted care housing project SHOULD be allowed in the R-4.5 zone, there is no question under the law that the proposed use IS permitted in the zone.' A "Group Living" use is one of the uses listed in Table 18.501.1 as being permitted by conditional use permit in the underlying R-4.5 zone, provided the use complies with the applicable standards in the Tigard Development Code (the "IDC"). A "Group Living" use is one that contains "[l]iving facilities for groups of unrelated individuals which includes at least one person residing on the site who is responsible for supervising, managing, monitoring and/or providing care, training or treatment of residents." Examples include "residential care/treatment facilities". The hearings officer finds the assisted care housing project is a form of group living as defined in TDC 18.130.020.A.2. ' The issue of whether the proposed use SHOULD be permitted in the zone is a question for the City Council to address when it adopts the law. It is not a question within the jurisdiction of the hearings officer. Once the City Council decides that the proposed use is permitted in the zone as a matter of law, it is the hearings officer's job to determine whether there is substantial evidence in the record based on which the hearings officer can find that the proposed use does or can comply with the applicable standards. Hearings Officer Final Order CUP 1999-00006 (Crow) Page 3 • • C. Several witnesses disputed whether the proposed use complies with the standards for a CUP, although they did so without precisely identifying the standards that are relevant.2 In addition to relying on the Staff Report, the hearings officer specifically responds to the witnesses objections in the following findings: 1. The issue of traffic impacts is relevant to TDC 18.330.030.A.3. That is, the issue is whether public facilities (i.e., streets) have adequate capacity to serve the proposal. The hearings officer finds that the affected public streets have adequate capacity to accommodate traffic from the proposed use, based on the traffic impact information provided by the applicant and the review of that information from the City Engineer. The information provided by the applicant shows that a typical housing project for the elderly generates relatively few trips compared to development of the site for uses permitted outright, e.g. for single family detached homes. The proposed use is expected to generate roughly 1.73 vehicle trips per unit or a total of 83 average daily vehicle trips. Compared to the total volume of traffic on McDonald Street, this is a small increase. If the 1.89-acre site was divided into lots for single family homes, roughly 180 average daily vehicle trips would be generated (assuming 18 lots could be created at a density of 4500 square feet per lot, and relying on trip generation data from the Institute of Transportation Engineers), roughly 10% of which would be at each of the AM and PM peaks. McDonald Street abutting the site is wide enough to accommodate two-way traffic safely. It has a structural section sufficient to accommodate the increased vehicle loads. There is no evidence the road cannot accommodate the additional vehicles, other than the opinions of laypersons. Such evidence does not rebut the evidence in the record that the roadway is adequate. 2. Much of the opposition testimony concerned the safety of the intersection at McDonald and 93rd Avenue. The hearings officer finds the proposed use will not direct traffic through that intersection except along McDonald Street; that is, vehicles exiting and entering the site ordinarily will have no reason to use 93rd Avenue to reach any likely destination. The condition of the 93rd Avenue intersection will not be exacerbated by the proposed use. The poor visibility from that intersection and the geometry of the intersection are not the fault of the applicant and will not be worsened by the proposed use. Those conditions exist as a result of prior development. The problem with vehicles entering westbound McDonald Street from 93rd Avenue and vice versa is a problem that stems in large part from the collector status of McDonald Street. That is the street serves as a route between highways, and attracts substantial out-of-area traffic. That is not the fault of the proposed use. The remedy for those conditions is not responsibility 2 TDC 18.330.030.A provides a CUP must comply with the following: 1. The site size and dimensions provide adequate area for the needs of the proposed use; 2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography, and natural features; 3. All required public facilities have adequate capacity to serve the proposal; 4. The applicable requirements of the zoning district are met except as modified by this chapter; 5. The applicable requirements of 18.330.050; and 6. The supplementary requirements set forth in other chapters of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Hearings Officer Final Order CUP 1999-00006 (Crow) Page 4 • 0 of this applicant; it is a general citywide responsibility that should be addressed accordingly. 3. The testimony raising concerns about storm water drainage and impacts from parking, lights and the behavior of staff is relevant to whether the site is adequate in size and shape to meet the needs of the use and to whether the impacts of the proposed use can be accommodated. TDC 18.330.030.A. land 2. a. The hearings officer finds that the preliminay drainage plan provides for management of storm water consistent with City standards in that rate of storm water discharge from the site after development will be no greater than the rate of discharge from the site before development. Storm water is not proposed to be directed off-site . except by means of the storm water system. No grading or filling is proposed that could increase impacts to surrounding properties. The size and nature of the storm water system is supported by plans that show where and how storm water will be collected from impervious areas and roofs and conveyed by tightline to the storm water pond, and by calculations showing that the proposed storm water system can accommodate expected flows, b. The hearings officer finds that the proposed light fixtures will not cause significant off-site impacts provided light fixtures for the pedestrian pathways are low-lying and most light fixtures along drives and parking lots will include automatic shut- off devices so they generally do not shine late at night and early in the morning. Some lights may need to shine all night for staff and resident safety, but those lights can be situated and hooded to prevent them from casting light off-site. The fixtures included as attachments to the application appear to fulfill these requirements. Conditions of approval are warranted to ensure those or similar fixtures are used appropriately. c. There was testimony that staff at another eldercare facility in the City congregate near the property line of that facility to kibbutz and smoke cigarettes. Such behavior offends that witness and causes air pollution. It could pose a hazard to traffic if staff horse around near the street. A condition of approval is warranted to require the applicant to manage all staff so they do not pose a nuisance to neighbors. The site is ample size to contain staff functions without requiring them to congregate near McDonald Street. d. Although there is some uncertainty about the number of staff who will be on-site at any one time, the applicant's testimony is at least as well supported as the testimony from Ms. Frinck. Both have some experience in this regard. Neither offered definitive proof. The applicant proposes to provide 24 parking spaces, which is five spaces more than required by the TDC. This number of spaces should be adequate to accommodate parking needs at the site, even if the number of staff is somewhat higher than predicted by the applicant. The site is large enough so that, if additional parking is needed, it can be provided. D. Staff noted that the application is subject to site development review, but that the Staff Report did not include findings to specifically address that review. The hearings officer does so below. 1. The proposed development does or can comply with applicable requirements of the TDC including Chapter 18.800, and such compliance will be assured before occupancy, based on the findings and conditions in the Staff Report and this final order. Hearings Orcer Final Order CUP 1999-00006 (Crow) Page 5 2. The proposed building is situated to preserve existing trees, topography and natural drainage where possible, because the applicant does not propose substantial cutting or filling and more than 75% of existing substantial trees will be preserved. The site is not subject to earth movement based on the hazards area maps in the Comprehensive Plan. The building is far enough from lot lines to provide adequate light and air and circulation for fire fighting. Also the required use of sprinklers reduces the significance of access needs for fire fighting. 3. The building facade includes articulation as required in TDC 18.360.090.A.3 based on the preliminary elevations and renderings in the file. A deck is proposed to which all residents of the building will have access. Offsets and breaks in the roofline also are proposed, based on preliminary site plans and elevations. 4. The proposed building and associated exterior activity areas are buffered from surrounding properties by substantial setbacks and by existing vegetation that will be retained and will be supplemented by the applicant based on the preliminary landscape plan. In addition, conditions of approval require the applicant to enhance buffers to address views from second-story windows in the building. Therefore buffering is provided consistent with or in excess of requirements in TDC 18.360.090.A.4. 5. Substantial setbacks and retention and enhancement of existing vegetation also will buffer views from neighboring properties of the service-related and mechanical functions on the site. Moreover the lack of rooftop mechanical equipment minimizes the need for such buffering. 6. TDC 18.360.090.A.5 through 8 and 11 are not relevant to the application, because it does not include residential dwelling units, does not constitute multi- family development, is not within or near a floodplain, and is not adjacent to a transit route. 7. The site plan provides for differentiation of public, semi-public and private spaces through the arrangement of spaces (e.g., locating the common deck on the back side of the building), the distance from private spaces to property lines, changes in materials, and use of landscaping. 8. The design of the proposed use considers issues of crime prevention and safety by providing limited access points to the building, locating those points so they are readily observable by staff and residents of the building, providing appropriate levels and locations for exterior lighting, and providing for monitoring of pedestrian pathways by residents of the building and staff. 9. Landscaping does or can comply with or exceed the requirements of TDC 18.100, based on the preliminary landscape plan and condition of approval 2. 10. Drainage will be consistent with the criteria in the adopted master drainage plan, based on the preliminary storm water drainage plan and accompanying calculations. 11. Provisions will be made for the disabled, given the nature of the proposed use, the requirements of the Uniform Building Code (to which it is subject) and condition of approval 13. 12. The proposed use does or can comply with all of the provisions of the TDC, and such compliance will occur before occupancy, based on the Staff Report, the findings herein and conditions of approval. Hearings Oricer Final Order CUP 1999-00006 (Crow) Page 6 9 • E. The applicant requested that street improvements be deferred. The hearings officer finds that such deferral is not warranted by the facts, because there is no physical impediment to completion of those improvements, the City or County is not considering improving McDonald Street in the near future, and none of the other circumstances identified in TDC 18.810.030.A.4 exist. Moreover improvement of the roughly 190-foot frontage of the site will enhance traffic and pedestrian safety that helps the street better accommodate traffic impacts of the proposed use. F. Ed Murphy testified in writing with concerns about signage. He recommended the applicant be prohibited from having a sign that is commercial in nature, such as by being internally illuminated or oversized. He recommended a 5-foot high monument sign be allowed that contains only 20 square feet. He also recommends a plastic sign be prohibited. The hearings officer agrees with this concept, but disagrees that a particular size limit should be imposed beyond the 32-square foot standard in the TDC or that particular materials should be prohibited or required. The design of the sign is more important that its material or area per se. A condition of approval is warranted restricting the size and nature of signage for the facility to prevent such signage from significantly detracting from the visual character of the area. IV. CONCLUSION The hearings officer concludes that the conditional use application does or can comply with the relevant standards and criteria of the TDC as provided in this Final Order, provided the application is subject to conditions of approval that ensure subsequent development will comply with applicable TDC standards and criteria. Therefore the applications should be approved subject to such conditions. V. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves CUP 1999-00006 (Crow) subject to the conditions of approval in the Staff Report with the following amendments: A. Condition of approval 31 is hereby added to read as follows: 31. Exterior light fixtures shall be selected, situated and operated so that they do not cause significant light or glare off-site, particularly between the hours of 10 PM and 6 AM. To this end, fixtures along exclusively pedestrian pathways shall be low-level. Taller fixtures in other locations, (e.g., along the driveway and in parldng or service areas), shall be situated, hooded and/or operated (e.g., with an automatic device that turns off the light at appropriate times [e.g., between 10 PM and 6 AM daily]) to achieve this goal. Before approval of the final site plan, the applicant shall demonstrate how light fixtures will comply with this condition. B. Condition of approval 32 is hereby added to read as follows: 32. At all times, the applicant shall manage its staff to prevent them from causing or contributing to nuisance conditions off-site. C. Condition of approval 33 is hereby added to read as follows: Hearings 017werFinal Order CUP 1999-00" (Crow) Page 7 0 0 33. Before the applicant installs any exterior signs on the property, the applicant shall apply for and receive approval of appropriate permits from the City. Not more than one free-standing sign shall be provided for the facility. Each sign face shall not exceed 32 square feet. The sign shall not be internally illuminated and shall be a monument-type sign not exceeding five feet above existing grade. The free-standing sign shall not obstruct sight visibility at the intersection of the driveway and McDonald Street. Reader boards as part of the sign are prohibited. Rooftop signs are prohibited. Building-mounted signs larger than two square feet are prohibited, except as needed for safety. Directional and identification signs not larger than two square feet are permitted in the parking and pathway areas, provided they shall not be lighted other than as an indirect consequence of lighting of the parking and pathway areas generally. DA D this 2nd day of February, 2000. Larry Eps in, City of Ti He gs Officer Hearings Oricer Final Order CUP 1999-00006 (Crow) page 8 "EXHIBIT A" PARTIES OF RECORD (Written Public Testimony received at the hearing) 9 TVF RECEIVED PLANNING JAN 2 4 2000 January 20, 2000 Julia Hajduk, Associate Planner City of Tigard 135125 SW Hall Blvd. Tigard, OR 97223 RE: Woodland Heights ALF, 9335 SW McDonald Dear Bob, CITY OF TIGARD On January 18, 2000 1 met with Cherry Williams of Westlake Consultants regarding the proposed Woodland Heights Assisted Living Facility. The focus of our meeting was fire apparatus access. We did not discuss the number or placement of fire hydrants or the FDC. I have asked for modifications to the proposed fire apparatus access as follows: 1. A minimum of 30 feet shall be removed from the west end of the island that is located in the center of the parking area. 2. The proposed fire apparatus turn-around near the service area shall be extended to the west a minimum of 35 feet. Extending the turn-around with a grasscrete surface is acceptable. 3. The modifications noted in items #1 & #2 above will not provide the required access to within 150 feet of all portions of the building, however, because the building will be provided with a supervised automatic fire sprinkler system, the increased distance is allowed. Please feel free to contact me at (503) 612-7010 with any questions. Sincerely, Eric T. McMullen Deputy Fire Marshal cc: Cherry Williams, Westlake Consultants Bob Poskin, Plans Reviewer 0 TUALATIN VALLEY FIRE & RESCUE SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS FIRE PREVENTION 7401 SW Washoe Court 9 Tualatin, Oregon 97062 • Phone: 503-612-7000 • Fax: 503-612-7003 • www.tvfr.com 0 • EDMUR PY Development & ASSOCIATES Services Planning Land January 24, 2000 Tigard Hearings Officer Tigard City Hall RECEIVED 13125 SW Hall Blvd. Tigard, Oregon 97223 JAN 2 4 2000 RE: Conditional Use Permit 1999-00006 Woodland Heights COMMUNITY DEVELOPMENT Dear Hearings Officer. While I am not in the immediate neighborhood of this proposed assisted living center, I live close by, just off SW 98' and SW Murdock St. I often use SW McDonald Street to get to and from Pacific Highway or SW Hall Blvd. The only thing I would like to comment on that affects me is the signage. The Tigard Development Code allows you to attach conditions which limit the number, size, location, height, and lighting of signs. (18.130.040.C.8). Without your stipulations, the Development Code would otherwise allow this type of facility to have one 32 square feet sign, six feet high, and either internally or externally illuminated. Since this is a residential neighborhood with no other signage along the street, I believe that this standard is inappropriate. It is too large, too high, and may be too bright. I suggest that you limit the sign to 20 square feet per sign face, maximum five feet in height (i.e. a pedestal or monument sign), and externally illuminated. No internally illuminated plastic sign. And no other free-standing signs, wall signs, roof signs, or reader-board signs should be allowed. I have seen several internally illuminated plastic signs go up at churches around the city within residential zones, and I think it adds a commercial flavor to the neighborhoods that is not suitable. Especially along SW McDonald Street, which is a major connecting street between Pacific Highway and SW Hall Blvd., I would hate to start seeing large plastic commercial-looking signs. Thank you for your consideration of these comments. Since, Ed rphy, At 9875 SW Murdock Street Tigard, Oregon 97224 ■Phone 5031624-4625 ■Cellular 5031314-0677 ■Fax 5031968-1674 i • RECEIVED PLANNING JAN 2 4 2000 CITY OF TIGARD To VVhom it may concern: The impact on this area will be irreversible. It is hard enough to get on to McDonald street as it is. This type of construction should take place ire an area where the people and the surrounding community are far less affected. In addition to this, my husband and I are disappointed in the officials of Tigard for not putting this matter to a vote of the people. Our farriiliy as well as many of our surrounding neighbors found out about this the night before the meeting. My husband works at night and I am currently recovering from heart surgery. Our daughter will be attending the meeting on behalf of our family. I am writing this letter to inform you that at least three of Tigards hventy-five year residents do not approve of this project. I sincerely hope the people will have a chance to vote on this very important matter and that you will listen. Thank You, Eda Kalberer and Family 1~~ 14425 S.T. 93rd Ave. Tigard, OR 97224 60-2197 RECEIVED PLANNING JAN 2 4 2000 Tigard Hearings Officer 13125 SW Hall Blvd CITY OF TIGARD Tigard, Or 97224 Because of a prior obligation my family and I are unable to attend your meeting tonight.This does not change the fact that the idea of building a assisted living facility in our neighborhood is of great concern to my family and I. The traffic at the corner of McDonald street and 93rd avenue is allready very dangerous, and I have seen several bad accidents there. I feel that adding this addition to the neighborhood would make this situation worsen. I also feel that having this care facility in our neighborhood would be out of the character of the area. I have lived on 93rd street for over 20 years and feel that this addition to our neigborhood would not be not only unwelcome, but a very bad idea. The Britton Family 14430 SW 93rd ave Tigard, Or, 97224 "EXHIBIT C" WRITTEN TESTIMONY • (Applicant's materials and pertinent correspondence fled with Hearings Officer prior to Public Hearing.) Agenda Item: Hearing Date: STAFF REPORT TO THE HEARING'S OFFICER SECTION I. FILE NAME: CASE NO.: APPLICANT/ OWNERS: FOR THE CITY OF TIGARD, OREGON APPLICATION SUMMARY 0 2.1 Januarv 24. 2000 Time: 7:00 PM CITY OF TIGARD Community (Development S(rapingA Better Community 120 DAYS = 4/5/2000 WOODLAND HEIGHTS ASSISTED LIVING FACILITY Conditional Use Permit (CUP) CUP1999-00006 Gerald a pd Charee Crow 26 Bectreet Lake Oswego, OR 97035 PROPOSAL: The applicant is requesting Conditional Use approval to construct a two-story, 48-room assisted living facility consisting of approximately 33,000 square feet and associated parking and site improvements on a 81,982 square foot parcel. LOCATION: 9335 SW McDonald Street; WCTM 2S102DC, Tax Lot 2100. COMPREHENSIVE PLAN and ZONING DESIGNATION: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.390, 18.510, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit will not adversely affect the, health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval: WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 1 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL SITE INSPECTION: (Unless otherwise noted, the Staff contact shall be BRIAN RAGER, Engineering Department 503-639-4171.) THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMITS: Plannina Conditions: 1. Submit evidence that the lot line adjustment (MIS 1999-00021) has been recorded. 2. Provide the elevation of the 2"d story windows on the north, east and west portion of the building and the height of the proposed trees at maturity. The trees proposed should be a dense variety and evergreen to insure year-round screening. If after providing additional details on the screening that will be provided, it is determined that additional trees or screening is needed to insure visual screening standards are met, the landscape plan will need to be modified accordingly. It is recognized that the additional screening measured may not screen 100% of the neighboring view, however, additional screening will help mitigate the impact of the 2"d story windows looking directly into neighboring back yard by screening or filtering the views. 3. Submit a revised plan that shows a 6-foot-high wood fence will be installed along the rear (northern) property line. 4. Submit revised plans that show the required walkway will provide American Disabilities Act (ADA) accessible access from the ground floor entrance to the public street. If this revision requires additional trees to be removed, the tree removal and mitigation plan must be revised accordingly. 5. Modify the site plan to provide an additional crossing of the parking lot to allow pedestrians access to the main entrance from the street. The crosswalk must be clearly marked to differentiate it from the rest of the paved access. 6. Submit evidence of the shared access easement between the subject site and the property to the west. 7. If the easement does not exist or can not be obtained, the plans must be revised to provide an access on the applicant's property alone. The applicant must grant an easement to the adjacent property owner which will enable the City to require shared access, as appropriate, if the adjacent property owner develops in the future. 8. Submit a detailed landscape plan showing the size, type and location of proposed landscaping that meets the required landscape screening standards. 9. Submit a revised plan that shows wheel stops will be provided for all parking stalls abutting landscaping and walkways. 10. Submit a detail of the bicycle rack. 11. Submit a revised plan that shows nine (9) bicycle parking spaces will be provided in accordance with the locational criteria specified in the Tigard Development Code (TDC). 12. Submit a revised plan that clearly shows the parking in compliance with the dimensions of Figure 18.765.1. The plan must show the angle of the parking stall, the width, length and aisle width adjacent to the stalls. The required dimensions will vary depending on the angle of parking. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 2 OF 21 CUP19W00006 1/2412000 STAFF REPORT TO THE HEARINGS OFFICER 0 0 13. Unless otherwise approved by the Building Division the plan must be revised to show the 8-foot-wide handicap access aisle will be located on the passenger side of the ADA accessible parking space. 14. Submit a revised tree removal plan if needed after the plans are modified for the walkway location and design as discussed and.conditioned previously in this report. 15. Install tree protection fencing and adhere to tree protection methods prior to any site work including grading. Enaineerina Conditions: 16. Prior to issuance of a site and/or building permit, a Street Opening -Permit will be required for this project to cover the sidewalk, driveway and utility work in SW McDonald Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 17. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 18. Additional right-of-way (ROW) shall be dedicated to the Public along the frontage of SW McDonald Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 19. _ Prior to issuance of the site and/or building permit, the applicant shall obtain an ingress/egress easement from the adjacent property owner to the west, if one does not already exist. If the applicant can not obtain this easement, then they shall construct the proposed site driveway within the boundary of the subject site, but shall construct the driveway in such a way that it can accommodate the adjacent property. 20. Prior to issuance of a site and/or building permit, the applicant shall grant an ingress/egress easement to the property owner to the west, if one does not already exist. 21. A joint use and maintenance agreement shall be executed and recorded on standard City forms for the common driveway. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineering Department prior to recording. 22. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of $30. 23. The applicant's construction plans shall indicate that they will construct the following frontage improvements along SW McDonald Street as a part of this project: WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 3 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER 9 0 A. 6-foot concrete sidewalk; B. street trees behind the sidewalk spaced per TDC requirements; C. street lighting, as determined by the City Engineer; and D. driveway apron. 24. The proposed connections to the public sanitary sewer, storm drainage system and public water system in SW McDonald Street shall be reviewed and approved by the Engineering and Public Works Departments as a part of the Street Opening Permit process. 25. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILD'I'NG INSPECTION: EnJineerjlig Conditions: 26. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. 27. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 28. To ensure compliance with Unified Sewerage Agency Design and Construction Standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 29. The applicant shall either place the existing overhead utility lines along SW McDonald Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $5,473 and it shall be paid prior to a final building inspection. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 4 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER 91 0 Plannina Condition: 30. Install improvements as per the approved plans. Any modifications to the site plan must be approved in writing by the project Planner prior to the modification being approved. If modifications are not approved, the developer will be responsible for correcting necessary changes and/or fines could be assessed for violation of the conditions of approval. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE HEARINGS OFFICERS DECISION. SECTION III. BACKGROUND INFORMATION Site Histonr . Staff conducted a computer search for case history on the subject parcel. A lot line adjustment was approved (MIS 1999-00021) that created the configuration of the lot shown. The tax maps do not reflect this adjustment, however. Prior to the issuance of site or building permits, the applicant will need to submit evidence that the lot line adjustment has been recorded with Washington County. Vicinity Information: The site is bordered on all sides by property zoned R-4.5. Site Information and Pronosal Description: The 81,982 square foot site is currently developed with a residential house. The proposal is to demolish the existing home and construct a two-story, 48-roam assisted living facility consisting of approximately 33,000 square feet with associated parking and site improvements on a 81,982 square foot parcel. Because the 48-rooms are not fully self- contained (they do not have full kitchens) and there is a common eating facility, the density standards do not apply. SECTION IV. • DECISION MAKING PROCEDURES. PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to build an assisted living facility for elderly persons. This use is classified as Group Living which is listed as a Conditional Use in the R-4.5 zone. Summer Land Use Permits and Decision Makina Procedures: Chapters 18.310 and 18.390 The proposed use (Group Living facility) requires a Conditional Use permit which is a Type III-HO decision. Type III-HO procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. Type ~ll-HO actions are decided by the Hearings Officer with appeals to or review by the City Council. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this report are as follows: WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 5 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER 9 0 A. Specific Conditional Use Criteria General Approval Criteria) Additional Conditions of Approval B. Wlicable Development Codetandards 18.705 (Access, Egress & Circulation) 18.745 (Landscaping and Screening) 18.755( 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 (Visual Clearance) 18.810 (Street and Utility Improvement Standards) C. Street Utility and ImproveMent Standards Streets Sidewalks, Sanitary Sewers Storm Drain Utilities Additional City and/or Agency concerns regarding street and utility improvements Impact Study SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SPECIFIC CONDITIONAL USE APPROVAL CRITERIA Section 18.330.010.A states that the purpose of this chapter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.3 requirements in Chapter 18.330. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.390 Decision Makin Procedures; 18.510, Residential Zoningg Districts, 18.705, Access, Egress and Circulation; 1845, Landscaping and Screening; 18.765, Off-Street Parking; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below. The proposal contains no elements related to the provisions of the following chapters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.725, Environmental Performance Standards; 18.730, Exceptions to Development Standard; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Temporary Uses; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. General Anoroval Criteria for a Conditional Use: Section 18.330.030: The site size and dimensions provide adequate area for the needs of the proposed use; The existing site size is 81,982 square feet. This report evaluates the proposal and necessary setbacks, landscaping, etc. and as conditioned, the site size is adequate for the needs of the proposed expansion. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 6 OF 21 CUP1999-00006 1/2412000 STAFF REPORT TO THE HEARINGS OFFICER r 0 The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features; The site is relatively flat. There are trees on the site, but the development has been situated in such a way as to preserve as many existing trees as possible. Because of the large lot, the building has been able to be set back from the street and buffered from the street by many of the existing trees. All required public facilities have adequate capacity to serve the proposal; and All public facilities including streets, storm and sanitary sewers, and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The following table provides the dimensional standards in the R-4.5 zone, the additional dimensional requirements and approval standards for Group Living Facilities specified in the Conditional Use Standards Section 18.330.050.6.15 and the dimensions proposed for this development. STANDARD R-4.5 CONDITIONAL USE REQUIREMENT Minimum Lot Size 7,5000 sq. ft. 15,000 sq. ft Minimum Lot Width N 50 ft. I Not mentioned Minimum Setbacks SAME AS R-4.5 - Front yard 20 ft. - Side facing street on corner & through lots 15 ft. - Side yard 5 ft - Rear yard 15 ft - Side of rear yard abutting more restrictive zoning district NIA - Distance between property line and garage entrance 20 ft. PROPOSED 181,982 sq. ft 198' approx. 215 ft. NIA 35 ft each side 40 ft, 22 ft from deck NIA NIA Maximum Height 30 ft. I SAME AS R-4.5 29 ft. approx. [1] Maximum Site Coverage [2] I NIA I Not mentioned 138% Minimum Landscape Requirement I NIA I Not mentioned 162% (1] Approximate figures are provided where the applicant's information is not clear or accuracy is questioned. In these instances, more discussion and detail is provided further in this report. As identified in the table above, the applicant's plans show that the dimensional standards for the base zone are met. In addition to the dimensional standards, the Conditional Use standards for group living requires that all state requirements be adhered to. The supplementary requirements set forth in other chapter of this Code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Other applicable standards of the Development Code are discussed later in this report. The use will comply with the applicable policies of the Comprehensive Plan. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 7 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER 0 0 The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. FINDING: Based on the analysis above, the General Approval Criteria for a Conditional Use are satisfied or will be met as discussed and conditioned further in this report. Additional Conditions of Annroval for Conditional Use. Section 18.330.030.8 states that the Hearings Authority may impose conditions on the approval of a conditional use, which are found necessary to ensure the use is compatible with other uses in the vicinity, and that the impact of the proposed use on the surrounding uses and public facilities is minimized. These conditions may include, but are not limited to the following: Limiting the hours, days, place and/or manner of operation; Due to the nature of the use, it is not appropriate to limit the hours of operation. Requiring design features which minimize environmental impacts such as noise, vibration, air pollution, glare, odor and/or dust; Based other similar uses, there will be no noise, vibration, air pollution,, glare, odor and/or dust associated with this use above and beyond what is found in a typical residential use. Requiring additional setback areas, lot area, and/or lot depth or width; The plans provided show a 35-foot side yard setback on both sides. The floor plans show that there will be windows facing the side lot lines which staff feels should have some buffering to protect the privacy of neighboring properties. The landscape plan shows, on the east, a 6-foot wood fence and a few trees and on the west side there is a 6-foot wood fence and a row of trees along the property line. The landscape plan does not provide enough detail for staff to confirm the height of proposed trees at maturity and the density of screening that will be provided. Staff recommends that the applicant be required to provide the elevation of the 2"d story windows and the height of proposed trees at maturity. The trees proposed should be a dense variety and evergreen to insure year-round screening. If after providing additional details on the screening that will be provided, it is determined that additional trees or screening is needed to insure visual screening is allowed, the landscape plan will need to be modified accordingly. It is recognized that the additional screening measures may not screen 100% of the neighboring view, however, additional screening will help mitigate the impact of the 2"d story windows looking directly into neighboring back yards. Limiting the building height, size or lot coverage, and/or location on the site; Based on the plans submitted, the structures will comply with the height requirements and lot coverage requirements. The location is in accordance with the setbacks. Additional discussion is provided further regarding landscaping and screening from neighboring properties. Because of this, an additional condition is necessary. Designating the size, number, location and/or design of vehicle access points; Staff does not feel a condition is necessary for this criteria since access is discussed and conditioned as necessary further in this report. Requiring street right-of-way to be dedicated and street(s) to be improved; WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 8 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER • The applicant has approximately 198 feet of frontage on SW McDonald Street. The applicant will be required to complete frontage improvements including sidewalk, street trees and street lights as discussed and conditioned further in this report under Street Utility and Improvement Standards. Requiring landscaping, screening, drainage and/or surfacing of parking and loading areas; The parking lot will be required to be landscaped and screened in accordance with the landscaping and screening standards as discussed, and conditioned if needed further in this report, therefore, no additional condition is needed. Limiting the number, size, location, height and/or lighting of signs; Signs have not been indicated in the proposal, however, compliance with the sign requirements for the underlying zone will be sufficient in the event that signs are desired. Limiting or setting standards for the location and/or intensity of outdoor lighting; The applicant has provided a lighting plan that shows 2 types of outdoor lighting will be provided. The first type will be a pole mounted fixture along the access drive and in the parking area and the second is a bollard type along the walkways. The lighting plan indicates that the lighted area will not extend beyond the property lines except for the 2 pole mounted lights along the access drive. Because there are not residences within the area that the lighting on the mounted lights will extend, no additional conditions are needed regarding the lighting. Requiring berms, screening or landscaping and the establishment of 'standards for their installation and maintenance; Buffering and screening is discussed further in this report, therefore, additional screening, above and beyond what is already required, is necessary. Requiring and designating the size, height, location and/or materials for fences; The plans indicate a 6-foot-high wood fence will be provided along the east and west property line adjacent to the building. The fence is not shown along the south property line (back of building) or extending further to the street than the building footprint. Additional fencing is not needed because structures on adjacent lots are very far away from the property line and privacy is not a concern along the southern portion of the lot due to its natural landscaped quality. A six-foot-high fence is recommended, however, along the northern property line. Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas and/or drainage areas; The development has been designed in such a way as to preserve as many trees as possible. Only 23% of the existing trees over 12 inches caliper will be removed as a result of this development. Additional measures are not needed to preserve trees as long as proper tree protection measures are in place to insure trees to be saved are not harmed during construction. A condition is recommended further in this report to this effect. Requiring the dedication of sufficient open land area for a greenway adjoining and within the floodplain when land form alterations and development are allowed within the 100-year floodplain; and This development is not adjacent to the 100-year floodplain, therefore, a condition is not necessary. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 9 OF 21 CUP1999-00006 1124/2000 STAFF REPORT TO THE HEARINGS OFFICER 0 10 Requiring the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. This development is not adjacent to the 100-year floodplain, therefore, a condition is not necessary. FINDING: Based on the analysis above, staff finds the following conditions are warranted by this Conditional Use approval. All other possible conditions listed above are not necessary or will be addressed elsewhere in this report. CONDITIONS: Provide the elevation of the 2"d story windows on the north, east and west portion of the building and the height of the proposed trees at maturity. The trees proposed should be a dense variety and evergreen to insure year-round screening. If after providing additional details on the screening that will be provided, it is determined that additional trees or screening is needed to insure visual screening is allowed, the landscape plan will need to be modified accordingly. It is recognized that the additional screening measured may not screen 100% of the neighboring view, however, additional screening will help mitigate the impact of the 2"d story windows looking directly into neighboring back yard by screening or filtering the views. Submit a revised plan that shows a 6-foot-high wood fence will be installed along the rear (northern) property line. C. APPLICABLE DEVELOPMENT CODE STANDARDS Access,_Egress and Circulation: Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient. connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; There is a walkway shown on the plans, however, it does not connect directly to the street. The plan must be modified to provide a walkway from the street to the entrance of the building. Due to the slope of the site, additional trees may need to be removed at the front of the site to provide an ADA accessible walkway. In addition, the Building Division has indicated that ALL walkways from required exits and to all common areas, including the gazebo, must be ADA accessible. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances' no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; and WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 10 OF 21 CUP1999-00006 1/2412000 STAFF REPORT TO THE HEARINGS OFFICER 0 0 The applicant's plan shows a crosswalk across the accessway, however, it does not provide a connection to the front entrance (without going all of the way around the building). The site plan must be modified to provide an additional crossing of the parking lot to allow pedestrians access to the main entrance from the street. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The plans indicate that the proposed walkway will be concrete. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with more than 0-99 parking spaces is a 30-foot-wide access points with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. Because the use does not have "dwelling units" the access standards for residential uses can not be appropriately used for this type of development even though it is a residence. If the use were considered multi-family with 48 units, the access/egress width standard is the same as a commercial use type with less than 99 parking spaces. Therefore, regardless of what the use is classified as, the dimensional requirements for the access drive are 30 feet with 24 feet of pavement. The plans show 24 parking spaces will be provided with a pavement width of 24 feet, therefore, this standard is met. Director's Authority to Restrict Access: Section 18.705.030.K states that in order to eliminate the need to use public streets for movements between commercial and industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections. The applicant is proposing to share access with the adjacent property owner. The applicant has not provided evidence of an easement to allow the shared access as proposed. A condition is needed to insure that the access easement is obtained. If the easement does not exist or can not be obtained, the plans must be revised to provide an access on the applicant's property alone. If this were to occur, the applicant must grant an easement to the adjacent property owner. This will enable the City to require shared access, as appropriate, if the adjacent property owner develops in the future. FINDING: Based on the analysis above, staff finds that the access and egress standards are not satisfied, however, if the applicant complies with the conditions below, this standard will be met. CONDITIONS: Submit revised plans that show the required walkway will provide ADA accessible. access from the ground floor entrance to the public street. If this revision requires additional trees to be removed, the tree removal and mitigation plan must be revised accordingly. Modify the site plan to provide an additional crossing of the parking lot to allow pedestrians access to the main entrance from the street. The crosswalk must be clearly marked to differentiate it from the rest of the paved access. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 11 OF 21 CLIP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER Submit evidence of the shared access easement between the subject site and the property to the west. If the easement does not exist or can not be obtained, the plans must be revised to provide an access on the applicant's property alone. The applicant must grant an easement to the adjacent property owner which will enable the City to require shared access, as appropriate, if the adjacent property owner develops in the future. Landscaoina and Screenina - Chapter 18.745: Street trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.C Section 18.745.040.0 required that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). As part of the frontage improvements that will be required, the applicant shall install street trees. The street tree installation will be reviewed by the Engineering Department and will be required to comply with the above standards during Engineering review. Land Use Buffering and Screening: There is no buffering indicated between group living and residential uses because group living is not differentiated from residential. Landscaping and screening is required in accordance with other standards such as the Conditional Use criteria. Because no screening is listed as required and there are other standards that will insure privacy and landscaping between this use and adjacent uses, this standard does not apply. Screening - Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot is set back 130 feet from the street with many existing trees between the parking lot and the street which effectively screens the parking lot in this location. The parking lot will be screened from the western property line by what is identified as Type "D" landscaping which includes shrubs, trees, grass and groundcover. The east is screened by Type "B" landscaping which includes trees, medium and small shrubs and grass. The landscape plan is not detailed enough, however, for staff to confirm that the screening standards are met. Between the existing and proposed trees, there will be at least one tree for every 7 parking spaces. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below, the standard will be fully met. CONDITION: Submit a detailed landscape plan showing the size, type and location of proposed landscaping that shows the required landscape screening will be met. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 12 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER 0 0 Off-Street Parking and Loadinc f 18.765't Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall- be sized, signed and marked as required by these regulations. The applicant has proposed 24 parking spaces, one (1) of which is ADA Accessible. Only 1 ADA accessible space is required when less than 25 parking spaces are provided. The ADA space must be van accessible with an 8-foot aisle in addition to the 9-foot-wide parking stall. The Building Division has provided comments which indicate the access aisle proposed is not van accessible and the aisle must be relocated to the other side. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access and egress has been discussed previously in this report and has been conditioned as necessary. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans indicate the parking spaces will be clearly marked. In addition, the access is proposed to be one-way and will be clearly marked as such on the pavement. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The parking plan does not indicate wheel stops will be provided. The applicant must modify the plan to show wheel stops will be provided. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 13 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER • ! The applicant has proposed one-way angled parking, therefore, space and aisle dimensions must comply with Figure 18.765.1. The parking angles vary between 60 degrees and 90 degrees. The 60-degree parking spaces are proposed to be compact which requires 7.75 feet x 17 feet when the access aisle is 16 feet. The spaces are 8 feet x 18 feet with an aisle width greater than 16 feet, thus meeting the dimensional standards for the 60-degree parking spaces. Spaces 1-6 and 18-22 are at a 70-degree angle. The dimensions for spaces 1-6 are 9 feet x 20 feet, which requires a 23-foot aisle. The aisle adjacent to these spaces is only 16 feet. The dimensions for spaces 18-22 are 9 feet x 18 feet, whereas, the standard requires 9 feet x 19.5 feet with a 23-foot aisle. The 90 degree standard parking spaces (15- 17) are only 9 feet x 17.5 feet with a 30-foot aisle, whereas, the minimum dimensions are 8.5 feet x 18.5 feet. The 90-degree compact spaces meet the dimensional standards at 8 feet x 18 feet. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking -shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The applicant's plans do not show a bicycle rack will be provided. A condition is needed requiring the applicant to submit a plan that shows the bicycle rack location for staff to confirm that the above locational standards are met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to. the ground, wall or other structure; bicycle parking spaces shall be at least 2'/z feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided detail of the bicycle parking rack, therefore, staff can not determine if this standard has been met. If the applicant submits a detail of the bicycle rack, staff will be able to review it to insure that the design complies with the standards of the Code. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Table 18.768.2 states that for group living, one (1) bicycle parking space is required for every 5 beds. Because 45 beds are proposed, 9 bicycle parking spaces are needed. The applicant has not proposed any bicycle parking spaces. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 14 OF 21 CUP1999-00006 1124/2000 STAFF REPORT TO THE HEARINGS OFFICER • Minimum Off-Street Parking: Section 18.765.070.1-11 states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum off-street parking for a group living facility is 1 space per room or 1 space per every 2.5 beds and there is no maximum. Given the nature of the proposed group living facility, the latter parking standard seems the more appropriate. There are 45 beds proposed, therefore, based on the required 1 space for every 2.5 beds, 18 parking spaces would be required. The applicant has proposed 24 parking spaces. FINDING: Based on the analysis above, the off-street parking and loading standards have been met. CONDITIONS: Submit a revised plan that shows wheel stops will be provided for all parking stalls abutting landscaping and walkways. Submit a detail of the bicycle rack. Submit a revised plan that shows nine (9) bicycle parking spaces will be provided in accordance with the locational criteria specified in the Tigard Development Code (TDC). • Submit a revised plan that clearly shows the parking in compliance with the dimensions of Figure 18.765.1. The plan must show the angle of the parking stall, the width, length and aisle width adjacent to the stalls. The required dimensions will vary depending on the angle of parking. Unless otherwise approved by the Building Division the plan must be revised to show the 8-foot-wide handicap access aisle will be located on the passenger side of the ADA accessible parking space. Tree Removal - Chanter 18.790 Section 18.790.030 requires.that a tree plan for the planting, removal and protection of trees prepared by a certified arborist be provided for a conditional use application. The tree plan shall include identification of all existing trees, Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, identification of which trees are proposed to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. , The applicant's plans attempt to retain the majority of the trees on the site, however, the development will require the removal of some of the existing trees on site. The plan identifies 82 trees on the site over 12 inches in caliper. Of these, only 19 are to be removed. This is a removal of only 23% of the trees, therefore no mitigation is required for the trees that are to be removed. Staff does have concerns over the reality of retaining some of the trees at the front of the parcel due to the walkway requirements. A condition is needed that the applicant submit a revised tree removal plan if needed after the plans are modified for the walkway location and design as discussed and conditioned previously in this report. A condition is also needed to install tree protection fencing and adhere to tree protection methods prior to any site work including grading on-site. FINDING: Because the applicant has not provided details of the tree preservation measures and they will not be installed until just before construction. And because the plan will be modified which may result in change in the tree removal plan, staff can not determined that this standard is met. If the applicant complies with the conditions listed below, the standard will be met. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 15 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER i CONDITION: • Submit a revised tree removal plan if needed after the plans are modified for the walkway location and design as discussed and conditioned previously in this report. Install tree protection fencing and adhere to tree protection methods prior to any site work including grading. Visual Clearance Areas - Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.6. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. There are no proposed structures inside of the vision clearance area, therefore, this standard is satisfied. FINDING: Based on the analysis above, the standards of Chapter 18.795, Visual Clearance Areas have been met. C. Street And Utility Improvements Standards - Chapter 18.810: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a major collector street to have a 60 to 80-foot right-of-way width and a 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW McDonald Street, which is classified as a major collector street on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline adjacent to this site, according to the most recent tax assessor's map. The applicant should dedicate additional ROW along the frontage of this site to provide a minimum of 30 feet from the centerline. SW McDonald Street is currently improved with adequate pavement width and concrete curb on the north and south side of the roadway. There are no sidewalk or street tree impprovements adjacent to this site. There may be street lights in the area, but additional lig. ting may be needed along this frontage to provide adequate illumination. In order to mitigate the impact from this development, the applicant should construct a concrete sidewalk along the frontage of this site, plant street trees in accordance with the Development Code and install any additional street lights that may be necessary, as deemed by the City Engineer. The applicant's plan indicates that they will construct the sidewalk improvements as a part of this project. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 16 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant's plan indicates that they will construct a sidewalk along the frontage of this site in accordance with City standards. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plan indicates that the existing sanitary sewer line in SW McDonald Street can serve this site. The applicant will extend a service line from the main sewer line into this site. Storm Drainaae: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The topography of this site falls primarily toward the south and southeast. There is a ridge across the northerly portion of the site and the adjacent parcels east or west do not drain toward this parcel. Therefore, there is no need for the onsite system to accommodate adjacent parcels. Effect on Downstream Drainage: Section 18.810.100.13 states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 1996 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 17 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER 0 The applicant's plan indicates that they detention pond to be located near the calculations provided with the application size to handle the runoff from this site. • will convey the onsite surface water runoff into a southeast corner *of the site. The preliminary indicate the pond will be more than adequate in iffillities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the 'benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are existing overhead utility lines along SW McDonald Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 199 lineal feet; therefore, the fee would be $5,473. ADDITIONAL CITY AND/OR AGENCY CONCERNS REGARDING STREET AND UTILITY IMPROVEMENT STANDARDS Ppblic Water Svstem: This site can be served from the public water system in SW McDonald Street. The final connection to the City's water system must be reviewed and approved by the Engineering and Public Works departments prior to construction. Storm pater Qgg,ydy; The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. WOODLAND HEIGHTS ASSISTED LIVING FACILITY . PAGE 18 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER 0 • Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated previously, a pond will be provided near the southeast corner of the site. The pond is sized adequately to treat the runoff from this site. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Gradin4 and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A portion of the proposed grading for this project is shown to encroach onto the parcel to the west. The applicant is proposing a shared driveway, which is preferred by Staff in order to reduce the number of access points along SW McDonald Street. At present, there is a shared driveway between the two parcels. The City will require the applicant to grant an ingress/egress easement (if one does not presently exist) to the parcel to the west and enter into a joint maintenance agreement with the neighboring parcel owner prior to a final building inspection. The applicant will also need to obtain an ingress/egress easement from the neighboring parcel owner (if one does not already exist) prior to construction. If the applicant can not obtain the easement from the adjacent owner, they will be required to construct their driveway within the subject site, but in such a way that it could be accessible from the adjacent property. They would still be required to grant an ingress/egress easement to the adjacent owner (if one does not already exist). Then, when the adjacent owner develops their property, they will be required to share the applicant's driveway and grant an easement. Address Assianments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to construction. For this project, the addressing fee will be $30. FINDING: Based on the analysis above, the street utility and improvement standards have not been met outright, however, if the applicant complies with conditions 16 through 29 specified at the front of this report, the standards will be met. Impact Study: Section 18.390.040.B.2.e states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 19 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER • • In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant is being required to install sidewalk, street trees and street lights along the site frontage of SW McDonald Street. The Engineering Department has estimated the cost of these improvements to be approximately $24 per linear foot. It is estimated, therefore, that the cost of half-street improvements for the frontage along SW McDonald will be $4,752. Upon completion of this development, the applicant will be required to pay TIF's of approximately $10,000. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $31,250 ($10,000 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $10,000, the unmitigated impact can be valued at $21,250. Given the estimated cost of the half-street improvement and the unmitigated impact, the dedication requirement meets the rough proportionality test related to the impact of the development. SECTION VII. OTHER STAFF COIMENTS The City of Tigard Building Division has reviewed the proposed and offered the following comments: (1) Using O.S.S.C section 312A.1.2, determine the evacuation capability of the tenants; (2) The construction must be V-1 HR and be fully fire sprinklerd; (3) Provide an accessible route connecting all required building exits, parking (accessible) gazebo and other common use facilities to the public way. Route shall comply with O.S.S.C, Section 1103; (4) Submit a complete fire flow analysis report. Additional fire hydrants are required; (5) Re-design driveway and parking area to provide fire truck access to within 150 feet of all exterior wall areas; (6) Fire hydrant must be within 250 feet of all exterior portions of the building; (7) Provide fire department connection within 70 feet of a fire hydrant; (8) Rain water run-off can not sheet across the public way south of CC#2. Tight pipe CB #2 to detention pond; and (9) An additional catch basin is required at the south parking lot. Staff Response: Items 3 and 5 are expected to result in a change to the site. This change will likely result in the removal of additional trees and will affect the area able to be landscaped to achieve the screening effect required. It is staffs judgement, however, that screening can still be achieved and "the revised plans required as conditions of approval must continue to be met. The applicant should not submit any plans for review by Planning for condition sign-off that have not been preliminarily reviewed by the Building Plans Examiner, to insure that the Planning Division does not review and approve a plan that does not comply with the Building Division's requirements. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 20 OF 21 CUP1999-00006 112412000 STAFF REPORT TO THE HEARINGS OFFICER i • The City of Tigard Utility Manager has had the opportunity to review the proposal and has offered the following comments: (1) This site is to be master metered. Water meter shall be at property line at McDonald. Double check device assembly shall be installed directly behind meter. Water meter to be 3-inch. (2) Fire line - depending upon fire flow requirements fire line may be 6-inch or 8-inch. Property line protection shall be required in the form of a double check detector device assembly in a vault. (3) 16 and 24-inch water lines are transmission lines. System to connect to existing 8-inch water line. The City of Tigard Police Department and The City of Tigard Property Management/Operations Department have had the opportunity to review the proposal and have offered no comments or objections. SECTION VIII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered comments which have been incorporated into the body of this report. NW Natural Gas, TCI Cable, General Telephone, and US West were given the opportunity to review this proposal and submitted no comments or objections. r` PREPA BY: ulia Hadjuk Associate Planner APPROVED BY: Richard Bewersrff Planning Manager i:1cu rpl nljul ialcu p99-06.dcc WOODLAND HEIGHTS ASSISTED LIVING FACILITY CUP1999-00006 January 14. 2000 DATE JanmaQL14. 2000 DATE PAGE 21 OF 21 112412000 STAFF REPORT TO THE HEARINGS OFFICER «np~.°o i i i ® e ° 00,80 ° Soo M1 M1 +-SW MCDONALD STREET-+ SITE PLAN EXHIBIT MAP i E setae' NLb „ram i yrrsIM' b .P way i ~ -.P 1tP ~ w ea i 9 run m cony • GP I 4F .nL °w I M1 - w m z C m z O L Z Z Z a a I.L a c? LL O H V - CUP 1999-00006 - - WOODLAND HEIGHTS ASSISTED LIVING CENTER (map is not to scale) LHL-j I I f I T h ;VIEW CT m Mow srsM r E I --FBZ,EYLQQp SUBJ SITE i~ J ~i 41 GEOGR AFNIL INFORMATION SYSTEM VICINITY( MAP CUP 1999-00006 SL~ WOODLAND HEIGHTS ASSISTED LIVING CENTER I 187 Y I~ tW N& NAtD J1AEE1 ` N I, 0 200 400 600 Feet I I~ I i I ! r Community Development V- 473 feet rFJJ IIT SW GR ;WAR[7 NE City of Tigard N - I~ Information on this map is for general loc"on ony and \ { JeT~ should k verified with the Development Services Oivisian, 13125 SW WHall Hall BNd } I Rl Tigard. OR 97223 I`i I I I I J .4171 EZ_S t I I I I (503)639 I n tpl/w~wA .ci. -4171ocus Plot date: Nov 4, 1999; C:1m39iCWIAGIC03.APR r. CITY OF TIGARD GENERAL INFORMATION Property Address/Location(s): • • CONDITIONAL USE TYPE III APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX. (503) 684-7297 C3r-tavl 1~u~er PRE-APP. HELD WITH: MvrK Kober-i5 DATE OF PRE-APP.: r 1335 ~V u FOR STAFF USE ONLY I C a~ ~ s✓3 ~ ~ ~ S ~ , T ~ ~ ~.[r r.~ ~ r 0 cs ✓1 Case No.(s): ~dpjqQ Tax Map & Tax Lot #(s): W L i M .7.51©Z c ,7-ax I oT 00 Other Case CT M S! 0 Z C 6 T a K lc No.(s): "1 4/00 Receipt No:: Site Size: 2 acres Application Accepted By: Property Owner/Deed Holder(s)`: Gera~A uJ 60V-pe 60,L Date: Address: c 1. c Sf. Phone: (n7.5-/// 7 city: k e. O~c eJcr o zip: 135' o Dafe Determined To Be Complete: Applicant*: (Sera U1 Lo L! V,0 S4 Zr cT- C ko-r e e CV-O L 7 Address: 6 e.c_. S4 . Phone: 6 7' -/1% Comp Plan/Zone Designation: City: ~ct~Cl~ Q3w►C c~ Zip: * When the owner and the applicant are different people, the CIT Area: applicant must be the purchaser of record or a lessee in possession Rev. 11126198 iAcurOIHWasferslcua.doc with written authorization from the owner or an agent of the owner. - The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Conditional Use approval to allow (please be specific): `T t) y]_r'.r A ss J TFoL L. v r'vl-cl Pae,, ci h 4 P .6 r c', o e u- 4%-1 _ J I DUI o)J cc -,q, C9MTTr 7R f1Fr! ~n n r~I .Y J J.J [ Application Form Owner's Signature/Written Authorization t' Title Transfer Instrument or Deed [{Site/Plot Plan of copies based on pre-app check list) :~Site/Piot Plan (reduced 81h-x 11pplicant's Statement of copies based on pre-app check list) ❑ USA Sewer Use Information Card (Distributedlcompleted at application submittal) Q~ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes Filing Fee $1,615.00 1 • December 1, 1999 City of Tigard Planning Department Wicant Gerald and Charee Crow 26 Becket Street Lake Oswego, Oregon 97035 675-1117 Site: 9335 S.W. McDonald Street Tax Lot #2100 and #2400 • RE: Name of Project and Number of Employees "Crow Assisted Living Facility" is just a 'temporary working name chosen for convenience. The final name for the project should be "Woodland Heights Assisted Living." Nationally the staff to resident ratio for Assisted Living Facilities is 1 staff member for very 5.6 residents (National Center for Assisted Living. Focus. Vol. 3 No. 5: May 1999). We would have a maximum of 8 to 9 workers during some peak weekday hours. Much of the time it would be less than this (for example after 9:00 PM only two workers are on the premises). An average might be 5 or 6 workers. Regards, 1 Gerald W. Crow Jr. Charee Crow AL ANKROM MOISAN ASSOCIATED ARCHITECTS Narrative (Findings for all Applicable Approval Criteria) The following narrative for the Crow Assisted Living Facility (CUP 1999-00006) is intended to result in a complete application. Only those applicable development standards are addressed, As specified in the Pre-Application Conference Notes, dated October 27, 1999, the narrative addresses the following code sections. 18.330 Conditional Use Approval Standards (6 Required Standards): 1) The proposed Assisted Living Facility occupies 21% of the 1.882-acre site. The majority of the site, 62% is dedicated to landscaping with the remaining 17% for parking. In addition to landscaping the proposed two-story building is located towards the back of the site which helps the proposed group living facility fit into the existing residential neighborhood. The front setback is further supported by side setbacks of approximately 35 foot. Finally the back corners of the building are 40 feet from the rear property line. a) In addition to the location of the building, Crows Assisted living benefits from a residential type of architecture. The proposed building is broken into smaller; more residentially scaled components through the use of gable, shed and hipped shingled roof system. In addition to the different roofs, the proposed building calls for a stone wainscot and horizontal siding. This use of traditional Northwest materials is used to distinguish the ground floor from the second floor and helps to break up the length of the fagade into smaller modules. This best realized at the formal entry where, the combination of the stone, glazing and formal entry porch reads as a single-family residential dwelling. 2) Besides siting the building towards the back of the site the proposed group living facility benefits from ample existing trees between the building and SW McDonald. This foliage is enhanced by new plantings along the sides and the rear of the building. New plantings include large to medium sized deciduous trees, medium and small shrubs groundcover and flowers (see L1 of 1) 3) The proposed development has access to all the necessary utilities. In addition to adequate service, stormwater measures including the use of swales, outfall ponds and catch basin. 4) All the applicable development standards of the R4.5 zone are met. (see Site Plan) Dev. Std. ProDosed a) Min. Lot Size 10,000 SF/Duplex Approx. 81,650 SF b) Min Lot Width 90 Feet/Duplex Approx. 230 Feet c) Max. Lot Coverage No Requirement 21% d) Min. Front Setback 20 Feet Approx. 210 Feet e) Min. Side Setback 5 Feet Approx. 35 Feet f) Min Rear Setback 15 feet Approx. 40 Feet 5) Section 18.330.050 is not applicable to the proposed group living facility 6) All the supplementary regulation lister in the Pre-Application Conference are met as realized by the following narrative 6720 s.W Macadam, Suite roo, Portland, Oregon 97219, 503/245-7100, FAX 503/245-77Io Principals: Stewart Ankrom. Thomas Moisan, David Vonada, Lorraine Ke€low, Jeff Hamilton, Karen Bowery, Chris Da€engas. Jeff Los, Phil Marquis 18.360 Site Development Review (14 Required Standards / Approval Criterai-18.360.090) 1) The proposed group living facility complies with all of the street and utility standards (See C1-C3). SW McDonald between SW Hall and Pacific Highway is designated as a Major Collector Street. Given, SW McDonald's proximity to these arterials and the expected low ridership associated with the Group Living use, Crow's will not impact the existing infrastructure system. In fact, Assisted Living Facilities typically generate 1.73 trips per weekday. This compares to about 9.57 per unit for a single-family residence. ( American Seniors Housing Association-A Study of Traffic and Parking Implications) 2) The proposed building will result in the removal of some existing trees towards the back of the site. However, due to the building's generous setback and the abundance of existing trees between the building when viewed from the street will fit into the existing neighborhood. In addition to the setback, the proposed building benefits from having its front door oriented due south and its placement on a gentle knoll. This slightly raised area would appear to be resistant to slumping or sliding. 3) As required by section 3 of 18.360.090 the street facing elevation is broken into smaller modules every 30 feet. The primary tool for these changes is a combination of changing rooflines porches and residential bays. ( see 5.10) 4) As previously mentioned the sites generous setback coupled with a combination of existing and proposed landscaping acts to buffer the proposed group living facility from the existing residential neighborhood. A pedestrian path that wraps the building and six-foot total site-obscuring fence along the property line provides an additional amount of buffering. 5) Roof top mechanical equipment associated with the building will not be visible from the street and neighboring properties. 6) An approximately 90' x 40' deck serves as the primary outdoor gathering space for residents of the Crow Assisted Living Facility. This space is located directly opposite of the front door and is easily accessible from the communal dining room. 7) Pedestrian paths extend from the aforementioned decks providing residents with an opportunity to meet friends, get fresh air and stroll the grounds. The paths wrap the exterior of the building and goes along the side property lines to the existing grove of trees, in front of the proposed parking area. 8) The proposed development is not within or adjacent to the 100 year flood plain. 9) As previously mentioned the primary gathering space is a large wood deck that extends from the communal dining area. This outdoor space is formal in nature as realized by it being slightly raised from the ground line. Because the attached paths are concrete and circuitous they are less formal than the deck. The paths are more about recreation as compared to the deck, which is designed to act as an outside room. The formal entry to the building also acts as a gathering place for residents, staff and visitors. This space is defined by the gable roof that extends from the wall. ; 10) Crime is primarily monitored by having a single entry point to the group living facility. This simple crime prevention device is further supported by the residential units oriented towards the street. From these rooms, residents can monitor who is coming to the site. These simple safety measures are finally supported by a simple rectangular footprint that is void of dangerous "undefensible" spaces. 11) SW McDonald is not a transit street. 12) The proposed project exceeds the landscape requirement. As previously mentioned the proposed development call for 62% landscaping (see L1 of 1) 13) All drainage on the site has been designed in accordance to Adopted 1981 Master Drainage Plan (See Preliminary Grading and Erosion Control Plan C1-C3) 14) All facilities have been designed to meet ORS Chapter 447 18.510 Residential Zoning Districts( 2 applicable standards) 1. Crows Assisted Living Facility calls for 48 beds of group living, which triggers the Conditional Use Review. 2. The proposed group living facility exceeds both the development standards for detached and attached units as realized by the chart below. Besides meeting the intent of the R-4.5 zone. The proposed building incorporates both the scale and architectural feature found in the existing R-4.5 zone. Dev. Std. Prouosed a) Min. Lot Size 10,000 SF/Duplex Approx. 81,650 SF b) Min Lot Width 90 Feet/Duplex Approx. 230 Feet c) Max. Lot Coverage No Requirement 21% d) Min. Front Setback 20 Feet Approx. 210 Feet e) Min. Side Setback 5 Feet Approx. 35 Feet f) Min Rear Setback 15 feet Approx. 40 Feet 18.705 Access, Egress and Circulation ( 4 applicable standards minimum access requirements for residential uses) 1) Unlike multi-family, the proposed group living facility anticipates minimal trips. The zoning code requires 1 space for every 2.5 beds; this accurately reflects that the majority of residents do not drive. It is anticipated that the majority of daily trips are going to be from staff members who have flexible schedules. 2) It is further anticipated that staff members will park south of the landscape island in spaces 1-14. The spaces closest to the building are intended to be for visitors and residents. Most likely residents will be dropped off at the front door and the covered porch. 3) Access and layout of the driveway, parking lot and drop off zone meets the Uniform Fire Code. 4) The approach to SW McDonald is 24 Feet. 18.715 Density Computations (1 applicable standard) 1) 48 beds are proposed for the Crow's Assisted Living facility (25 beds per acre). This complies with the density requirement and is less than the density allowed by multi-family housing. 18.730 Exceptions to Development Standards (1 applicable standard) 1) The required minimum 30' setback from SW McDonald, ensures light, air and unobscurred views (sight distance) to the street. 18.745 Landscaping and Screening (2 applicable standard 1) Street trees will be provided in accordance with Section 18.745.040 C. 2) As previously discussed the location of the proposed building incorporates a natural buffer in excess of the minimum setback. This zone incorporates significant planting as realized on the landscape plan. (See Sections D, C, and E). In addition to the row of plantings, a 6'-0" site-obscuring fence is proposed along the property line. 18.755 Mixed Solid Waste and Recyclable Storage 1) Recycling for the proposed Group Living Facility is proposed west of the front entry. 18.765 Off Street Parking and Loading Requirements (3 Applicable Development Standards) 1) The proposed plan calls for 24 spaces, exceeding the 19 spaces (1 space for every 2.5 beds) mandated by 18.765. These spaces are all standards with the exception of 8 compact spaces. All spaces meet the required dimensions specified in Figure 18.765.1. This parking area consists of a combination of existing and new plantings. The proposed new plantings are labeled B & D. In each area, landscaping includes deciduous and evergreen trees, shrubs and groundcover. Parking spaces are to be clearly defined by their striping and wheel stops. 2) Access to the site will be facilitated by a 24' asphalt driveway, an easily recognizable entry sign along SW McDonald and interior street lighting. The proposed lolli-pop configuration is intended to allow for easy access, traffic flow and finally the loading and unloading of passengers. 3) Pedestrian access from the parking lot to the front entry is intended-to occur via an elaborate pedestrian path system. This system will bring pedestrians to the sides of the parking lot and eventually to the front door. Direct access through the parking lot will be realized through a change of materials through the asphalt parking lot; this change in materials in conduction with signage is intended to create a clear pedestrian zone. 4) Off Street Loading 5) Bicycle Parking Not Applicable 18.780 Signs 1) At this time street signage along SW McDonald is undefined. The applicant understands that pursuit of this signage is subject to a Type 1 Review. Any signage proposed for the building will not the 12 square feet specked in 18.780.060 18.790 Tree Removal 1) As part of the proposed development 19 out of a total of 82 trees with diameters greater that 12" are to be removed. Of these trees, only one is a native fir. (See Attachment from Walter H. Knapp) 2) Tree Plan (see Arborist's Report) 18.795 Visual Clearance Areas As required per Chapter 18.795, the visual clearance to SW McDonald is 35 feet on each side of the intersection. 18.800 Street and Utility Improvement Standards (Legislative Notes) 1) No improvements are proposed to the existing street, SW McDonald. The applicable criterion is met. • Inventory of Trees Larger Than 12 Inches in Diameter Crow ALF - Tigard, OR Point 1Species JDBH 1Remarks 281 Douglas-fir 18 281 Douglas-fir 26 283IDouglas-fir 24 284 Douglas-fir 16 286 Douglas-fir 40 288 Douglas-fir 1 48 2891 Dougias-fir 1 24 290 Douglas-fir 1 20 291 Douglas-fir 24 2921 Douglas-fir 1 30 2931 Douglas-fir J 421 2941 Douglas-fir 1 361 2951 Douglas-fir 1 341 2961 Douglas-fir 1 421 2971 Douglas-fir 421 2981 Douglas-fir 421 3001 Douglas-fir 361 3011 Douglas-fir 16 Stem decay - PHPI 356 J Douglas-fir 36 3571 Oouglas-fir 36 3981 Douglas-fir 42 459 1 spruce 16 480 spruce 1 14 483 spruce 1 16 484 spruce 1 161 485 spruce 1 201 4941 apple 1 141 4941 apple 1 141 4941apple 1 141 5111 sequoia 1 501 533 Douglas-fir 1 441 534 sequoia 601 5361 Douglas-fir 241 Number of Trees >12" DBH: Number of Non-Hazard Trees >12" DBH: % Retention: Non-Hazard Trees >12"-DBH: I I i Page 2 CROW ASSIST LIVING CrowALF >12" 1213199 Prescription hazard Iretain cut retain retain retain J retain retain retain 1 retain 1 retain 1 1 retain 1 retain retain retain retain retain retain J retain 1 retain 1 retain 1 1 retain I retain retain 1 retain 1 retain 1 retain retain retain retain retain 1 1 retain J 1 retain 1 1 retain 1 1 1 retain 1 1 1 retain 1 2 57 161 57 161 78% I I Walter H. Knapp 7615 SW Dunsmuir Ln, Beaverton, OR 97007 Phone/Fax: (503) 646-4349 1Total' I f 75 73 Inventory of Trees Larger Than 12 Inches in Diameter Crow ALF - Tigard, OR Point (Species 2461 Douglas-fir 3591 horsechestnut 4291 fir (Abies spp.) 4301 fir (Abies spp.) 4311 fir (Abies spp.) 4601 spruce 4611spruce 4631spruce 4641spruce 4661spruce 4671spruce 4691 spruce 4701 spruce 472 spruce 473 spruce 4751spruce 3581red alder 3601deciduous 2471 Douglas-fir 2491 Douglas-fir 2501 Douglas-fir 2531 Douglas-fir 2541 bigleaf maple 255 Douglas-fir 256 Douglas-fir 257 Douglas-fir 258 Douglas-fir 259 Douglas-fir 2601 Douglas-fir 2651 Douglas-fir 2661 Douglas-fir 2671 Douglas-fir 2681bigleaf maple 269 Douglas-fir 270 Douglas-fir 271 Douglas-fir 272 Douglas-fir 274 Douglas-fir 2751 Douglas-fir 2781 Douglas-fir 279 Douglas-fir 280 Douglas-fir DBH I Remarks 381 251, 261 201 201 191 201 161 141 141 161 161 20 16 18 18 24 stem decay 14 stem decay 28 181 Stem decay - PH PI 361 241 16 20 201 301 151 361 Stem decay - PHPI 141 261 301 24 14 241 28 40 181 2B1 181 161 341 281 • Page 1 CROW ASSIST LIVING CrawALF >12" 12/3/99 I Prescription Total' 1 hazard I retain cut I I cut cut cut Icut Icut I I I Icut I I I Icut I 1 cut I 1 cut I out 1 cut 1 cut 1 I cut I 1 cut I I cut 1 I I cut 1 1 hazard I I I 1 hazard I I I retain retain I I retain I 1 retain 1 1 I retain I Iretain I I I retain I I 1 retain I retain retain retain 1 I retain 1 I retain I I 1 retain 1 retain retain 1 retain 1 retain 1 retain 1 retain retain 1 retain 1 1 retain I retain Walter H. Knapp 7615 SW Dunsmuir Ln, Beaverton, OR 97007 Phone/Fax: (503) 646-4349 Walter H. Knapp • Silviculture and Forest Management Urban Forestry November 11, 1999 Ms. Cherry Williams Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 Dear Ms. Williams: On November 10, I visited the [proposed] Crow Assisted Living Facility in Tigard, to conduct a reconnaissance survey of the trees growing on the site. This evaluation was made at your request. The following observations and findings are based on the site visit and my review of drawings provided by Westlake Consultants: • Tree sizes appear to be accurate, based on a sample measurement and general observation. • Tree species appears to be accurate. Nevertheless, specific identification of deciduous trees will be needed later. • Tree condition (including vigor, health, and other properties) did not appear to be abnormal. This will be evaluated on a tree-by-tree basis later in project analysis and planning. I plan to conduct a more thorough evaluation of the site prior to completion of the tree preservation plan. However, based on this preliminary information, I expect that the process will be relatively straightforward, with few if any surprises. Please let me know if you have questions, or if I can be of further assistance. Sincerely, Walter H, Knapp Certified Forester, S4F CertifiedArborist, M , IN G IVI 11 b 19 98 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phon&Fax: (503) 6464349 S P-30--99 THU 7009 a ~ P 02 SUMMARY OF PROPOSAL Molicart. Gerald and Charee Crow 26 Becket Streeet Lake Oswego, Oregon 97035 675-1117 Site: 9335 S.W. McDonald Street Tax Lot #2100 and 2400 Approximately 2 acres We propose building a 48 unit Assisted Living Facility on this site under a Conditional Use application. This would be an excellent use of this property as it would be a benefit to the city and also preserve the natural beauty of this area. Most of the large fir trees could be preserved under the proposed plan and it would be a beautiful park-like setting. Actually, of the 82 trees over 12" in diameter only 19 trees will be removed (i.e. 23%). Of those 19 trees that are removed, only one is a native fir. Thus, nearly all of the large native fir trees will remain on the site. The other trees that will be removed are small planted spruce generally between 12" and 18" in diameter. This project would also generate very little traffic, as the residents would not be driving. Nationally, Assisted Living Facilities generate about 1.73 trips per unit during a typical weekday. This compares to about 9.57 trips per unit for a single-family residence (American Seniors Housing Association: A Study of Traffic and Parking Implications). Finally, it would be quiet and should present no problems for the neighbors. At the neighborhood meeting on August 5, 1999 the neighbors seemed to realize this and were generally pleased with the proposal. It is a much needed service for the elderly in the city of Tigard. SEP--30-99 HU CL The architects we have chosen, Ankrom Moisan Associated, have years of experience in the area of Assisted Living and are well known throughout the Northwest for such projects as Skamania Lodge in Washington and numerous Assisted Living Facilities that °blend natural surround"ings" with beautiful architecture, The design of the building will distinguishably fit the natural landscape and should be a plus for the whole community of Tigard. We have chosen people with many years of experience to manage our facility. Our goal is to make this a homelike atmosphere that provides an opportunity for independence and individuality. We will give top-quality service, delivered in a dignified way. Our philosophy is "whole person wellness" that meets the needs of the ever increasing elderly population. Respectfully, 7 wj?~dA Gerald W. Crow Jr. and Charee Grow wl u ANKROM MOISAN ASSOCIATED is October 1, 1999 City of Tigard Community Development 13125 SW Hall Blvd, Tigard, Oregon 97223 (503) 639-4171 Be: Conditional Use Application Project Description ARCH I T E C T S The proposed building is a 48 unit Assisted Living Facility. The character of the facility blends residence scale with natural outer elements in keeping with the surrounding community development. The facility will be owned and operated by Gerald and Charee Crow. The project as a community resource will provide elderly residents of Tigard a choice of housing options, combining true residential lodging with various levels of lifestyle assistance. The two story assisted living residence consists of 48 units with approximately 33,000 s.f., including public entry with a lobby, reception desk, four small group living areas, a large dining room and kitchen, various activity spaces, staff accommodations and administration. Residents will be encouraged to utilize the wide variety of built-in service functions provided, which will tend to keep residents on site rather than traveling to and from the facility. At the assisted living level, a person can choose to live essentially unassisted with only the most basic housekeeping tasks provided, or may invoke higher levels of assistance as desired. These may include such function as cooking, cleaning, shopping, group activities, therapies, and personal tasks such as bathing, medications, exercise programs and more. A full dining room and kitchen is proposed for the assisted living facility which will be able to set the table for breakfast, lunch and dinner, as well as special occasions. Crafts are encouraged and accommodated in an area dedicated to craft activities and an atmosphere of hominess will be present throughout. As a first order of consideration, the preservation of existing trees guided the site and building layout. The result of this careful planning is a site design which preserves a larger than average percentage of existing trees. We worked closely for individual trees and groupings. Major tree groupings form focal points for the building user and help maintain the Sylvan character of the site. Walking paths and outdoor activity spaces will give residents opportunities to enjoy this unique site directly. We will work closely with the City of Tigard to make this project a benefit to the community. Sincerely, ANKROM MOISAN ASSOCIATED ARCHITECTS .I ee Ming Law HML/tl JACR0WALSICITY0FTIGARD 6720 S.W. Macadam, Suite ioc. Portland, Oregon 97219, 503/245-7100, FAX 503/245-77,10 Principals: Stewart Ankrom, Thomas Moisan, David vonada. Lorraine Kellow, Jeff Hamilton, Karen Bowery, Chris Dalengas, Jeff Los. Phil Marquis 0 • November 16, 1999 City of Tigard Planning Department AwicarYt Gerald and Charee Crow 26 Becket Street Lake Oswego, Oregon 97035 675-1117 S ite: 9335 S.W. McDonald Street Tax Lot #2100 and #2400 PARKING By looking at the 1998 edition of the American Seniors Housing Association's "A Study of Traffic and Parking Implications" for Assisted Living Facilities one can see the following: Parking requirements nationally for Assisted Living Facilities at peak weekday.driving hours are 0.22 parking spaces per unit. Since we have 48 units (with a maximum occupancy of about 52 people) our parking needs would be 10.56 spaces. Normally, however, Assisted Living Facilities provide and average of 0.56 parking spaces per unit. Since our facility is about half the size of the national average we feel that 20-24 spaces is more than adequate. Michael Deshane Ph.D., a nationally recognized expert in Assisted Living Facilities, concurs with this assessment. Re pectfully, Gerald W. Crow Jr. • IMPACT STUDY SANITARY SEWER 0 WESTLAKE CONSULTANTS, INC. Sanitary sewer will be provided by the City of Tigard via an existing utility stub. The system currently serving the home is an 8" line, The public line in McDonald Street is an 8" line. WATER SUPPLY Water service will be provided through an existing 8" public line in McDonald Street. Three waterlines lie in the right of way. Two are large supply lines which are 16" and 24" in diameter, and the third is the service line for this property. The pipe material is ductile iron, which requires the connection to be "cut in", and not as a "live tap". All City guidelines for tapping the line will be observed. STORM DRAINAGE The runoff for the proposed facility is directed to the south and east to follow the natural contours of the site. Runoff will be treated for water quality in swales, and a detention pond is being provided. See the appendix accompanying this report for size and capacity calculations. SCHOOLS The project site is located within the Tigard-Tualatin School District No. 23J. Elementary students will attend Templeton Elementary School. Twality Middle School and Tigard High School serve children in the upper grades. Because assisted living facility residents are older, retired persons, there will be no added impact to the school population. POWER - TELEPHONE - CABLE TELEVISION Electrical power and telephone services are provided by Portland General Electric and GTE Northwest respectively. Natural gas and cable television are provided by Northwest Natural Gas and TO Cablevision, respectively. PARKS The assisted living facility is closest to Fanno Creek Park in the City of Tigard. According to a publication entitled The Community of Tigard City and Neighborhood Map presented by the City of Tigard and the Tigard Area Chamber of Commerce states the following: CROW ASSISTED LIVING FACILITY WESTLAKE No. 1095-03 G IMPACT STUDY CONDITIONAL USE'APPLICATION NOVEMBER 12, 1999 PAGE No. 1 • 0 WESTLAKE CONSULTANTS, INC. Summerlake Park and Fanno creek park are unique havens to waterfowl and wildlife in the middle of the busy suburban community. Due to the physical limitations of the facility residents, and their inability to drive themselves, it is highly unlikely they will avail themselves of the benefits of a natural park such as Fanno Creek. NOISE IMPACTS The residential nature of the proposed assisted living facility is in character with the surrounding single family residential neighborhood. The facility residents are elderly, and therefore do not participate in activities usually associated with noise generation. Broad buffers in the wide setbacks from the property lines, create additional separation and softening of any potential noises. The service access to the building is adjacent to the parking and access drives, at the front of the building. This side of the building faces the street, which generates much more noise than the few vehicle trips that serve the facility. Mechanical equipment serving the facility will be screened to minimize the sound impacts on neighbors. TRANSPORTATION The project site is served by McDonald Street, which is designated a Major Collector street. According to Brian Rager, City of Tigard engineering staff, the most recent traffic counts available from the City are from 1995. He acknowledged that counts have increased since then, but they are unknown at this time. According to Exhibit B, A Study of Traffic and Parking Implications, 2"d Edition, by the American Seniors Housing Association, the average numbers of trips per day on a typical weekday amount to 1.73 trips per unit. This facility is proposed to have 48 units, yielding a count of approximately 83 trips per day. In the peak weekday morning driving hour the average is .2 trips per unit. This amounts to less than 10 trips. In the peak weekday afternoon hour, the average is .21 trips per unit. This totals 10 trips. Because the facility residents usually do not own vehicles, the trips are generated by visitors, staff, and service vehicles. These trips are distributed throughout the day and taper off early in the afternoon, with few evening trips. It is apparent that this facility will not add significantly to the traffic on McDonald Street. CROW ASSISTED LIVING FACILITY WESTLAKE No. 1095-03 G IMPACT STUDY CONDITIONAL USE APPLICATfON NOVEMBER 12, 1999 PAGE No. 1 Notes for Conditional Use Application Supplement l 1. Modifications were made to the site plan by the Architect to reflect increased parking for the facility. Revisions have not been transferred to the Civil Engineering documents but the approach and concepts for the Civil design will not be affected. 2. The certified Arborist, Walt Knapp, corrected our counts of the trees being removed. Initially, all trees 12"and greater were included in the count. He informed me that only those over 12" needed to be included. Therefore the correct counts are as follows: Total trees over 12" = 72 Total trees over 12" being removed = 16 Percentage being removed = 22% 3. If the driveway cannot be shared with the neighbor, it will be relocated completely on the Crow property, as shown on the accompanying partial plan. This will involve removal of 2 additional trees, which will raise the percentage of trees removed, to 25%. 7 • CROW. ALF WCI JOB # 1095-03(A) • PRELIMINARY DETENTION AND WATER QUALITY REPORT 11-05-99 PREPARED FOR: ANKROM MOISAN ASSOCIATED ARCHITECTS PREPARED BY: WESTLAKE CONSULTANTS Pacific Corporate Center 15115 SW Sequia Parkway, Suite 150 Tigard, Oregon 97224 11-05-99 Crow Alf - Tigard Job Number 1095-03 (A) Detention 1 Water Quality report Prepared by Westlake Consultants for Ankrem Morison Architects. Site Description Site proposed for development is 1.88 acres in total area and approximately 1.29 acres contributes towards the detention and water quality calculations. A home and a few structures exists on site which adds to about 0.07 acres of impervious surface. The south part of the site has an approximate slope of 10%. Proposed Conditions Proposed development will create approximately 0.73 acres of impervious surface. (Building and Parking) A site specific drainage system will collect runoff from proposed development and convey to the Water Quality / Detention pond. Design Criteria * Rainfall intensities used are per USA R&O 96-44 * Detention facilities shall have storage capacity between 10 year pre-development conditions and 25 year post development conditions. * Overflow facility will be provided in the control structure, with 100yr overflow spillway. * All impervious areas (Roof drains and parking) will be conveyed to the Water Quality / Detention pond. y h Aadminll 0 9503\en g110 9503 h d. doc WESTLAKE CONSULTAN9, INC. 15115 SW Sequoia Pkwy. - Suite 150 TIGARD, OREGON 97224 (503)'634-0652 FAX (503) 624.0157 JOB _ { SHEET NO OF ~y CALCULATED BY DATF CHECKED BY DATF SCAT : s 3[ , . pax ...__.._.._..._t .t - - 1___ _.....W__.__.._ _ . _ _ W_ k ' _C... _ r. . r? 2 Dv L6M-l-~`T C~r`a 5t "5 C3r~3 S10 'f-"T Q ' t~ - - - _ xE: .f cil~ -es, G - - _..a'-- - - - . , -'-t.~-~~ tom.- rte. , ti Gc~o t 17 _ . . . . . . : v ► 2~ -3 ~T~ - . _ _ . 'Qi T2 ~Ttr..~tt.J1►-fit. r'3't TC] k~II 7 ~"f Iris C~ ;V4c t , 2 s7 _ . - - ` i Tt t - 1 { 8 - G., V -F-1 2 M . s _ t I .-S _ - - - - `I`~, cttc~: t+UIP*~ i o.~'° x,74-}l _ a _ . Q 2,393 1 - I tom'- . ,~..~.•r~'~.~ ~ - arrrv^•--l.s:~xp~~A!::s~'Y:S'i,P~Mnll MlAS ~:n...5+Man bias 71471 =a drto AXf14F. MILTEF!.JY!}±;!h+~0 136101 HYD.XLS Worksheet for determining volume required for detention pond: Storm Intensities and runoff coefficient are from USA sanitary and surface water management Manual. Inputs: Frequency and Intensities must be entered in column 2 Runoff Coefficient = 0.90 Time of Concentration = 5 min Acres = 0.75 Release Rate = 0.58 Storm 25 Yr Rational Inflow Outflow Storage Detention Time Storm C* A 1 O 1-0 Volume (MIN) (IN/HR) (CFS) (CFS) (C FS) (CU.FT.) 5 3.4 0.68 2.3 0.6 1.7 515 10 2.5 0.68 1.7 0.6 1.1 665 15 2.10 0.68 1.4 0.6 0.8 754 20 1.80 0.68 1.2 0.6 0.6 762 30 1.40 0.68 0.9 0.6 0.4 657 40 1.15 0.68 0.8 0.6 0.2 471 50 1.00 0.68 0.7 0.6 0.1 285 70 0.82 0.68 0.6 0.6 (0.0) (111) 100 0.67 0.68 0.5 0.6 (0.1) (767) 180 0.60 0.68 0.4 0.6 (0.2) (1890) Required Storage Capacity (Cu. Ft.) = 762 r Appendix A3 crow_det.XLS i • 4/ Prepared by Neil Fernandol115199 W -6,7C t2 Q U _ 17- `f O t-L-.l tut PROJECT: CROW ALF -1095.03 -~-TOTa~_ POw Oi t r~/lC C_C_ , WATER QUALITY CALCULATIONS GIVEN: RAINFALL VOLUME = 0.36 INCHES OVER THE ENTIRE IMPERVIOUS AREA IMPERVIOUS AREAS = 2,640 SQ. FT. PER LOT + STREET IMPERVIOUS AREA POND MUST EMPTY IN 48 HOURS SIDE SLOPES = 2.5 :1 (ACTIVE TREATMENT AREA) FREEBOARD = 1 FT (2.5:1 SIDE SLOPES) TOTAL IMPERVIOUS AREA = 29,851 SF VOLUME REQUIRED FOR WATER STORAGE = 0.36" * TOTAL IMPERVIOUS AREA VOLUME REQUIRED = 896 CUBIC FEET POND VOLUMES FROM THE PLAN VIE! SEE GRADING PLAN FOR DIMENSIONS ACTIVE TREATMENT AREA DEPTH 2 FEET FULL WATER SURFACE AREA 2182 SF BOTTOM AREA (POND EMPTY) 720 SF TREATMENT VOLUME (FROM DIMENSION ABOVE PER PLAN) 2902 CF SIZE DISCHARGE ORIFICE Q = CA*(2gh)^0.5 VALUES: Q = FLOW (CFS) A = AREA OF THE ORIFICE h = head C =discharge coef. g = gravitational acceleration (32.2 ft/sec2) Q = VOLUME/TIME HEAD h (FT.) = 2 Q= 0. 02 CFS TIME t (hours) = 48 A = 0.00 SF DIS. CO. C = 0.82 0.38 SQ INCHES DIAMETER ORIFICE = 0.69 INCHES 2 haadmin1121101/enginlcrow wq,XLS Page 1 o~ RATIONAL METHOD RAINFALL INTENSITIES FOR EAST WASHINGTON COUNTY (far Ranges 1 and 2 West) Rainfall Intensity (inches per hour) 0 1.90 2.50 100 3.40 4.00 4.50 5 1.90 2.50 3.00 3.40 4.00 4.50 10 1.30 1.70 2.20 2.50 3.00 3.50 15 1.10 1.40 1.80 2.10 2.50 2.90 20 0.90 1.20 1.50 1.80 2.10 2.40 30 0.75 0.95 1.20 1.40 1.65 1.90 40 0.60 0.75 1.00 1.15 1.30 1.60 50 0.55 0.70 0.85 1.00 1.15 1.35 70 0.45 '0.55 0.70 0.82 0.95 1.10 100 0.40 0.45 0.55 0.67 0.75 0.90 180 or more 0.35 0.40 0.50 0.60 0.70 0.85 160-CH3 Tabl a 2.1 I RUNOFF COEFFICIENTS FOR THE RATIONAL METHOD ROLLING HILLY FLAT 2% - 10% OVER 10% Pavement & Roofs 0.90 0.90 0.90 Earth Shoulders 0.50 0.50 0.50 Drives & Walks 0.75 0.80 0.85 Gravel Pavement 0.50 0.55 0.60 City Business areas 0.80 0.85 0.85 Apartment Dwelling Areas 0.50 0.60 0.70 Light Residential: 1 to 3 units/ac. 0.35 0.40 0.45 Normal Residential: 3 to 6 units/ac. 0.50 0.55 0.60 Dense Residential: 6 to 15 units/ac. 0.70 0.75 0.80 Lawns 0.17 0.22 0.35 Grass Shoulders 0.25 0.25 0.25 Side Slopes, Earth 0.60 0.60 0.60 Side Slopes, Turf 0.30 0.30 0.30 Median Areas, Turf 0.25 0.30 0.30 Cultivated Land, Clay & Loam 0.50 0.55 0.60 Cultivated Land, Sand & Gravel 0.25 0.30 0.35 Industrial Areas, Light 0.50 0.70 0.80 Industrial Areas, Heavy 0.60 0.80 0.90 Parks & Cemeteries 0.10 0.15 0.25 Playgrounds 0.20 0.25 0.30 Woodland & Forests 0.10 0.15 0.20 Meadows & Pasture Land 0.25 0.30 0.35 Unimproved Areas 0.10 0.20 0.30 2.4.7.2 Rainfall Intensity "i" The rainfall intensity "i" indicates the severity of the rainfall. Rainfall intensity is related to the rainfall duration and the statistical recurrence interval of the design storm. In the rational method the rainfall intensity corresponding to a duration equal to the time of concentration (Sec. 2.4.7.3) is used to calculate the peak flow. The rainfall intensity can be selected from the appropriate intensity-duration-frequency (I-D-F) curve found in Appendix 2.A. 11 Walter H. Knapp Silviculture and Forest Management Urban Forestry November 11, 1999 Ms. Cherry Williams Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 Dear Ms. Williams: 0 On November 10, I visited the [proposed] Crow Assisted Living Facility in Tigard, to conduct a reconnaissance survey of the trees growing on the site, This evaluation was made at your request. The following observations and findings are based on the site visit and my review of drawings provided by Westlake Consultants: • Tree sizes appear to be accurate, based on a sample measurement and general observation, • Tree species appears to be accurate. Nevertheless, specific identification of deciduous trees will be needed later. • Tree condition (including vigor, health, and other properties) did not appear to be abnormal. This will be evaluated on a tree-by-tree basis later in project analysis and planning. I plan to conduct a more thorough evaluation of the site prior to completion of the tree preservation plan. However, based on this preliminary information, I expect that the process will be relatively straightforward, with*few if any surprises. Please let me know if you have questions, or if I can be of further assistance. Sincerely, Walter H. Knapp Certified Forester, S4F CertifiedArborist, ISA t.y V 7615 SWDunsmuir Lurie, Beaverton, OR 97007 Phone/Faw (503) 646-4349 N G 11.1511E GlAli b L November 16, 1999 City of Tigard Planning Department Aoicat Gerald and Charee Crow 26 Becket Street Lake Oswego, Oregon 97035 675-1117 Site: 9335 S.W. McDonald Street Tax Lot #2100 and #2400 Currently our property (9335 SW McDonald Street; WCTM 2S102DC, Tax Lot 2100) shares a joint access with a property owned by Fisher Properties (9425 SW McDonald Street; WCTM 2S102DC, Tax Lot 2400). 1 had Pacific Northwest Title Company search the records and no warranty deed showed any evidence of a formal shared access agreement. The people at the title company thought that it was probably "a gentlemen's agreement" done years ago when they put the driveway in. They also said we could search deeds farther back in time if we wanted them to because one might show up there. I have attempted to contact Thomas Fisher of Fisher Properties Trust but have been unable to as of this date because he is out of town. We think that he will probably want to keep the joint access as it currently is. If for some reason he does not want to have a joint access with our Assisted Living Facility we will put the entrance entirely on our property. Respectfully, Gerald W. Crow Jr. and Charee Crow w... 14" ESTNUT cn V n 1413 o g At o SPEED BUMP ~r ; DIVERSION + = 28' CHF Try; 238 24 c _'t. s:: it 6" I 36"' FIR 236 r> 8" DEC ION DETAIL 40" FIR 234 36" FIR R : FI D 41 10" C/Et~ 232. ' • PROPOSED N 28 I 36' FIR ,::ir 1 C RETAINING } Y; ;s< WALL 18` F IF 8" DEC ao r 230 24" FIR 0" FIR 16 MAR 1 FIR } L. 20" FIR GRADING (1-~8 10° MAPLE TO REMAIN 6" FIRS ti.. MAPLE 1 FIR lT RELOCATE MAIL BQX T CONSTRUCT' COMMERCIAL DRIVEWAY PER CITY :OF S.w TIGARD STANDARDS NPF 4 .a STATE OF OREGON County of Washington. SS I, Jerry RbHansgmgQiredtpr of Assess- ment and ,ixatiori aril Sx-,Officio County Clerk for,;sid~.t,~dcsareh"certify that the with MTipsfr&04.nt''ixf:.wcibng xras:received and recgrd~d:; ~ `boof :;^p;f 're,eorcis ',of said countyd= Berry R:-rtianso'n~ - irector of l ess"merft'aRd' axation, Ex- Doc : 95039276 Rect: 145062 208.00 06/08/1395 02:29:022M STEWART TITLE CWANY NO. ~~j . ~ RI URN DOCUMENT TO DESIGNEE BELOW STEWART TITLE rr AFTER RECORDING RETURN TO: GERALD W. CROW JR. CHAREE CROW ' 26 BECKET STREET LAKE OSWEGO, OR 97035 UNTIL FURTHER NOTICE, ALL FUTURE TAX STATEMENTS SHALL BE SENT TOj: GERALD W. CROW JR. CHAREE CROW 26 BECKET STREET LAKE OSWEGO, OR 97035 TAX ACCOUNT NO.: R468906 STATUTORY WARRANTY DEED MICHELE C. JONES, Grantor, conveys and warrants to GERALD W. CROW, JR. and CHAREE CROW, as tenants by the entirety, Grantee, the following described real property free 'of encumbrances except as specifically set forth herein situated in WASHINGTON County, Oregon, to-wit: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF. The said property is free from encumbrances EXCEPT: Subject to the statutory powers of the Unified Sewerage Agency; City of Tigard Resolution No. 92-11 recorded April 14, 1992 as Fee No. 92024246; Covenants, conditions, restrictions, easements and rights of way of record, if any. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN TBIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH T[3E APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. The true consideration for this conveyance is $170,000.00. D cydt s ~d June , MICHELE C. JONES LJ STATE OF OREGON COUNTY OF WASHINGTON O n MI(CIffT.LE C. JONES and be. her vo3untary act 1995. U°dTY -ER 7,4X -°Mfr ~ry~'' } 70 FM- PAID DA'7E 1995, personally appeared the above named acknowledged the foregoing instrument to and deed. ,..mod---- t OFFICIAL SEAL 1 WYPN L. HENDRICKS i NOTARY PUBLIC - OREGON I COMMISSION NO 017533 1 MY COMMISSION EXPIRES AUG. 13, 1996 4'/` Notaa°y /Public for STA~C'ELF OREGON My commission expires 8-13-1996 P, Order No. 95101022-W t f' EXHIBIT "A" Beginning at the Southwest corner of Lot 15, EDGEWOOD, in the W.M. Graham Donation Land Claim No. 39, Section 2, Township 2 South, Range 1 West of the Willamette Meridian, a duly recorded subdivision in Washington County, Oregon; running thence South 89 degrees 46' East along the South line of said Lot 15, a distance of 50,47 feet to a point; thence North 0` 41' East parallel with the West line of said Lot 15, a distance of 354.8 feet; thence NOrth 89 degrees 06' West, 198.8 feet to an iron; thence South 0 degrees 41' West, 357.1 feet to a point on the South line of Lot 18 of Edgewood; thence South 89 degrees 46' East 148.33 feet to the place of beginning. r 3 of Ag dp k I t dy rho 0 m d rem Qf hfCfir RemrdVA, Rey rilY7l t9: c Tit a I,Pldhar, P.O. Box 11310 Pcrslam, OR. 17311 c rtgo_ Vntli a change is req mated, tax stet is Doc 94469907 oha.l be pant tc thn 10:cwing addxaaa; ReLtf 136693 15.01 9*021 a v ~'.GVU+ur 07/28F1999 11911F6;16{ZRl arty Lire Ad~uS trrol t f:rybN4 Sgaee-Reg'rir,"dd fer Racorder",v Deal The=4 L. g:slssr, Yuatee or ❑he PLalier P-r*ortles 'rr'-,6t W aVoys to Pr Thom" L, ridtler, TrWto of the PIsher Prdpe tiap *.-.Wt tFie :o11aw'..ag deeLSi3s~ad rmai ~ragexty ira ~t 9ta~ a= CICSQaxa s~ Caunty at W8nhl.ngton r ~ ICrantinuad) Th• Dwd La bcijg4 reca-la3 to =rrpl,eta-m qty Line rAjua*jmnt in ttls City of ~i~asd file no.; 29994)0021. Shia Dead ins for a P=prty I1r►e ed~vatnw*. the Prouty G3x» of LiAts e4j'wt-ad by thJ5 Iced R L r usly clw=ibs in d6ad to Gruntcz i.n inztxurmnt no. 97032626 zvcerded A=U 14, 1997, in Daed =Xxxft of the C=ty or Waehi,ttgt= &-4 Sttatia or. omgc n, -Am 4t4 (9425 SW MrXtseld ) Tax AL*LZ=t NumbeT(a~ r A467514 The t=up CrripideYaki411 izr this conveyance in b1.00 7=0 tNI;:MOCOM WILL MT ALLOW V99 C'O = PRD'Pg&'1'." FBSCRT= IV I'$:3 ZNaTRt5= V VTQ"- T= 02 AVPLx um USA LAWS "M R90 AT:ONS. B27029 szwu;i OR ACVJOZI94 !=ITS TXw= U T, M MM ACgDgAI344 M MIAR TO M Mvnrr 8136Vt,F) sox WI'YR = "PROMATA C Ty OR C3M= ItAl 1337UTXW w Tani" APPIif M VON An to DITIMM ANZ Z'=T6 Off um. 9=8 AU MT SA fG 09 k'Q1alf PR?lc'>,'t= A9 W2= ZY ORB 34.9301 DATIC thip o! July. :999. Th msas 14.:?i'a a , 8. 1 f _ so. five 2atag0i3r5 instrument Was ac~=wledged before ma chip day of July, 1999, by Th=mR L, Fisher a3 ^%-astee of Fietler Properties Trust. Umary Public for bx94en !fy ~ararni6aiuo Rr~aissp; pp~y,9f~t VflW tlrstas Nc, ~ 263686ar N'f~-~~~.. } dQ Order )Rc,. 263685w r~ -A'2'i'IIE,tI LsciAL 6sGi{Les~' A A Aartlor. of Wt 19, S UMMD, 93t1J8tW in the $nuthwest one-quarter of Section 2, ':cxnnhip a Struth, Range 1 heat of the willamt to merid_ar,, in the City of Tigard, CauntY Of Waahington and Stata of are5vn, being care pertj,^ularly deucribed as £alle" ; "Irmix* at the 1:1ter4actlon of Ule Beat liras at that tract of land conveyed to xtoma L, Pishat, Tv-uttea of the Vither Pxnpertiea Trust in Documsot Ha. 97032626, Parcel 92, xacorded April ID, 1984 Arid the North ristIt•af-Yay liras Q1 SW kcbmneld 5tseat; thema9 elcreg said zZat line, Hvr•.h 0a° 05' 300 gawt, a di8td=6 of 191.95 feat; thaftce North 88" 37' 321 meet, a diucance of 103,89 feet to a point on Via West line of aald Fiehar Tract; thence aaohg eaid *Gat line South 0211 03' 46" Went, a di%tante of 193.61 J:"t to the North ri,5ht-of-way line of Sw1 Mctaaald Street; tha=2_ along said Night-of-nay line SOUth 280 12' 11■ Seat, n diataaen of 103.60 feet to the Point of beg(r41 Ptztsouut to ptopUty 13ns adjuatasat t1999-00021 2 s C1 f1:'aUi99 THT.; 10:;:2 Fal 7~3 }2^' 444 GONMU k 'I woo (10MpMZY C>r1 S CiREGON TITLE r After ltocrrrding, Return to: ( oareld N. Crow jr. ~ 78 Recxe_t 8f:. take omx3t 1, cmjon 37035 Unc:1 a mhanijay is raVasted, cax rtatem~nco shall be gent to t%e dolYawing addresam etr®Smea as abo"O+' Pmperty Line Ardjuawlent 8'i57+R'IMRY WS1ii9tA.eTY D IG (IndM.duall? r r tang s BrAU of oRRdrN County al Waol:ing2olt as 140 Cgl tkt~y f}t9 wft, I . AM re drr.~.. ,.S$I: -0t 's- Doc ; 99689808 Rees; 236683 36,00 07/3811498 0a;Qbtl4j tx~sova~ apacL% ne9arved`for aecorder,a use; Tha s L. P18har, lt%istee of tie Pleher Prrypgrtiea I' Iwt CMVGVS and warrants to Covald W. Crow Jr. drat Charge crow, hua3bart' and wkfg this fol:0wimg deffix: ad seal provet:y !,n tho Stara of oxepoa and w0uncy of Wasaington Saaa a! sndt raarao:sr wwopt 40 2gaoitiva,17,y got Cbrth hQraiaal SC Yetitlu ~ WAMS IT" C*"ry mju Awipry TRIER rA-V s.mn:„ 07.-?J - vie' m pa r~ti p11i8 DeM la baing t'Gcar&d to 'lets a arty line e3 juat =t to City of Tigard File No. S 01999-00021., This Mod is fad a pwperty l -A adjn$tmant. The Prop%-ty Line ar thaw a*Umted by this ~1 w=s 10, 199 i Deed Recorde in 'doe Cmm cf WadLin om mid Stata~af3 rag 19425 sit i~cDgnald) crantee in drsatruumt no.! 95039276 re-Zed ,tune 6, 1995, in Deed Records of the County of Woohig hrn ir4 'Cox Acraurt 61va>~i4: (r3) : PA67514 State cf o=emn. Tilim praparty 3s f:rao of wnus~ssade►c, sxasrrj 1. ftxae for the fiscal y"r 1999-00+ a liar , in an amount yet to be decemmed, but =t yet payr3 e. a. The euh!kOct PtOfer"' Iles wltrin the bcunursrra of clra vni-iwt 5tioerage Agenny and is oubjeCt to the levium and sa0esanante thereor, (O=e i nued', 'rho true conside_;cian Car this conveyanee is :A 0,40a.po ?=9 WINTIMMft W11. MV AIr10.GPP M 0 TO PRQPARTY DUCRZ320 T.Fr =r8 :USTR MNT zu YIOGS#- TT= 07 APPP Z== U= M LkWo A2M RR IkTrM. 532OR2 61=74 031 XC=PT2wQ Tuxa r!lffmY XMT, M P3=00 J C-QV:2 9t0 PSm Ta'PI.s " =3 PROP97MY 030= CH= W= TM sl'PROPIZATU CITT OA W= pI.A =m BkPdAMM RAG '739m hprxovv "ra A= TO MiiLMI" A" ==3 Olt Lm- 8tt 2 AGA3 7A&=13 Olt Baez uU44IT: 1a AS 3;&FW8p rW on 30.93o. AATSD chiA JAI day of jWly, 1989. 7T1QIIaH~,i~19i7rC~ ALe9 ~ -7 -ot E63 why or Mtge x STATE OF DA*0M , , ~L4 The foregoing Inaminan. ,rasa ;wknowlydged be fcre me thin day Of Llvly, L999, by +Ph4ma LJ Visher, as Trust5s, of richer Prop } erc.'em Trust, Notaary kblis for OrEgun WtLLIAIt N ,t nRRriOOK My Comission Uplraea 1t3L0cC Pl e.1C,pF$tO 00WA im" HC 30M w amywmm 9 FB 2A m Qrdar No. I 3aJasaw Z SU'FIJTCRY MAP-V.V 'r1d OR= (COnbinued) QLMM%riATr.%S icontinuedi 8'PrZ'~UT4iiY 9Af1RA~'C'd' ❑EgD (G1~NTYNtIBG} LitwAL D]i"IPTICM ffl.ntinued! Ag=u La"L g~HCbt33fY2CN: 0 drdrar Flo, 3 263d03* A portion of Lct 18, 3Lt EWOM, aitUAWd in this 4outrrweet Wna-quart+ar of S®ction 2, !OwnAhtP 2 SOuch, Rmrge t Mast of the Wlilawetta Meridian,, in thei city ai Tigard, Court at WaePingtcn and state of oregan, being more parbicvlarly desc,:ibad to Eallawa~ C agncing at the intar9Petipn of tbaa &aet tine nt that tact of and conveyed to Ttar"e L. Fiaher, TzWtOe at the Pilhear Properties Tryst in DOCW&Alt NQ. 970326;5, PArcel 02, rft=rded Apr11 10, 1997 and Cho north right-of-wAy line ce SW Hc.cu,ald titre*t; thonce elon3 said Sant lima, Kortb 06 03' 30, Raa", a distance of 193.35 feet to the truu pc of beginning; thence canting elOg said Baas line, North Qa° 05' 3o6 4aat, a dietanor of 146,00 feet to this tic+rcheaat 1orner thmreof; thsn;e slang the north line of acid Piaber'Irike Wo.Mb 871, 34' 33, Weet, a distanco of 10,3.46 fees to the Northwest corner theteof4 th;zce altq tto Met lira of said Fiaher Tract, 8tuth oo` 03, 491, Weat, a di0tant6 of 146,00 feat, thane 3tuth 891, 37' 321 Sate, a distanCe of 143,89 feat to the true rolnt P! b"itlning. Purariant to property lino s$3Q9mant ¢1999-0002L Ord.ar ft.: 263685W 3. The rights of the publio, governmental bodies, amd pudic ut_11tsea, in and to that portion or the herait: daacriOed p_opercy lyir,q within the limits of S.H. m(!!)onald Street.. 4, ~nnd;.tierrs, reetria-iona and/oc aaawpAnts C=tained in $7id imposed by city oP Tigard Raaolucion No. 92-11, a;copy nt' which wee, it*=S,ded : Apr11 14„ 1988 as Recorder's Fee 3(a. 9343424,6 suns op wuroOly. MIA w. P-ftV-k1M.vaw~s. aDwaty as rr ~8itr6nt13aR Sra, That on OdA...,......._..._........ der ol...:_ 1 . , _ t ty_ , bafara AD , tN,,ya~u~ngioral rrerl a Atom PuNk 1A cnd srt State of Qrapon, raWW).V appeared tha within rAmed. t?I:L3G?4.- #L" x-- f rl:x^i' ,.C 'a1..._.._..........._.. kdoan Y!o aro 1%) be the idn, I irdWdualS..~dtse:lbed ,n orhd who sg-;cufcd tho wtthfn IrPrumcM and ackrww1ed&dtproet?11lt......` ...._...atecueadtham mefrosty ard votunOrily, ti3X'FT?R!{?NY WFiExt P. 7 a ho eu+} aef My het+tt a atfed my et ha yaatlyaf abvv~ wdttan WILUAi wMjgq.sCli ~lFD X93.46 - NoiArF puhlka *r Gto¢orn muyawk EMfiFEE".S Afyoanarnisaon6044s ..__.......W. R._............ ..r_., 1 2 l I ! I - I J 1 I ! I I ! j i I I ~ t j I I n E o I ! z ! o j I ~j I i ! I I f I ' - I I l ly I~ I I _ Is i I I I p i u { 0 J }I ® ® lb ® J I j \ I I I a j I ~ .5f~. M I t I I I o I ■ I ON Bill N. 93RD ST, I j ~i 5 1 ! 1 . t i CROW ASSISTED LIVING A SOC ° p M° EcN TIGARD OREGON _ s..~.. - - - - - - ------_---_1 •r x~ ult~ m N n 0 cl x I ~i Q~b nM- d---b CLP M -Iu I ! 1 Q d- :x CCC 0----------- ~ l: mzz ~zsc F~,f~!wo~ms f~ u p---------- 9 Q P-1 d-b a------------ Ern O EE CROW ASSISTED LIVING TIGARD OREGON 0 L. - I 4.d.-- - i - fflI© ' D Q 1 L~ O ANKROM MOISAN ASSOCIATED ARCNITE[T! -I I 00 00 1! E 1 cr--b~ ~ I~clO ~ E 1 F-1 I oL=- X ELI lp jd ob oeeceo ~zzzz ~Q Fwonms 1I 1 9 1 1~ Q E L14 , 4 ch. ANKROM MOISAN CROW ASSISTED LIVING ASSOCIATED ARCHITRCTS TIGARD OREGON W,.~. - 40 0 - .w, -Q 1 R ~ ~ ~ CROW p,SSISTED LIVING ='~1'~a ~ TIGARD ~ftEGON c t1► 3 R I R hit is9 8~4 h to i A 4P4 .t !a w1s........ P c' t i.'N•' 1 P 1 ~g r ~a i r IN e 0 1 ~ • leek cf~o* o4sow ,mv CF Tamm, WW • v r 11$~~s si olorWOr • OWa I1 d0 1.119 ' 1 cm- ~w 1 w,a.~ra IIf11b(I~XA ~o6lq rrrc-. 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F1F! ~i 1!t r! lit 6i°, Err... !!1 2Fe r Y 1 1 Y Y Y l Y 4 rr ~ i $ $ # 8 Flt Fj a~j~ r hilt pj ll~rE 4 91~~1P . fil[l I fill), El f EXHIBIT B TRAFFIC STUDY • 0 0 American Seniors Housing Association A Study of Traffic & Parking Implications 2°° Edition Created in 1991 and based in Washington, DC, ASHA represents the interests of the larger and more prominent firms in the country participating in the seniors housing industry. ASHA's members are engaged in all aspects of the development and operation of congregate, assisted living, and continuing care retirement communities, including the building, financing, and management of such properties. For more information on the benefits of becoming a member of ASHA, as well as other research resources, contact us at: ASHA 1850 M Street, NW, Suite 540 Washington, DC 20036 Phone: 2021974-2300 FAX: 2021775-0112 ASSISTED LIVING RESIDENCES: A STUDY OF TRAFFIc & PARKING IMPLICATIONS Introduction The elderly population (those individuals aged 65 and older) currently numbers 33.9 million, or 12.8 percent of the U.S. population. U.S. Bureau of the Census projections indicate by the year 2030, the elderly population will increase to about 70 million, or 20 percent of the U.S. population (see Figure 1). Projected Elderly Population 1oa Highest so / Middle y 60 = Lowest 40 - - As the graying of America accelerates, policymakers will be forced to confront the long- 20 term care needs of the elderly. It has been well 0 documented that as individualsage, their capacity 1990 2000 2010 2020 2030 2040 2050 for independent living diminishes. According to Figure the most recent data available from the National Source; U.S. 8ureauof tne Census. 65+in me Urrted Sates Health Interview Survey, for example, more than half (54 percent) of the older population reported having at least one disability which limits them in carrying out activities of daily living (ADLs) (such as bathing, dressing, and eating). Likewise, the need for assistance with ADLs Percent Needing Assistance wittt ADLs, By Age increases significantly with age (see Figure 2). 25- 20 - C read a 0 15 - , 10- 66 it 00, 5- 44 d 23 i rte; a >1.~::.~w W 65-69 70-74 75-84 B5+ Figure 2 Souce: AARP, A Profile of CWer Ame&3ns 1997 Although the U.S. has historically relied on nursing homes to provide long-term care, spiraling costs and, rising consumer discontent have led policymakers and consumers to search for less costly and more efficient long-term care alternatives. U.S. General Accounting Office estimates that Medicaid nursing home disbursements, which serve as the primary public funding source for long-term care, cost tax payers $24.2 billion in 1995 (the last year for which data from all funding sources is available). Medicare, a federal1state program, funded an additional $8.4 billion for nursing home care in 1995. 1 i AssimD L1vING RESIDENCES: A S=Y OF TRAFFIC & PARKING IMPLICAMNs Study Methodology In order to document the unique traffic and parking characteristics of assisted living residences, the American Seniors Housing Association examined and aggregated parking and traffic generationdata from professionally owned and managed assisted living residences located in nine states: Colorado, Florida, Georgia, Illinois, Massachusetts, New Jersey, New York, Ohio, and Texas. The data was then compared to traffic and parking data collected by the Institute of Transportation Engineers (ITE),' whose traffic and parking reports are considered the industry standard for a wide range of property types. ITE, however, does not provide data on assisted living traffic and parking characteristics. The revised edition of this report is based on a more comprehensive data set than the earlier report, and is believed to more accurately reflect assisted living traffic generation during peak weekday morning and evening hours. The assistedliving residences examined'contained an average of 109 units. Typically, assisted living residences dedicate at least 90 percent of their units for single-occupancy. Most of the units within the residences were similar to those in apartment communities and included kitchenettes, refrigerators, microwave ovens, sinks, and counter and storage space. Most residences also had significant common areas, including dining rooms, sitting rooms, lounges, libraries, beauty/barber shops, convenience stores, and exercise/wellness rooms. The assisted living residences operated at or near full capacity; average resident age was 84. The average assisted living residence examined had a staff-to-resident ratio of one-to-two. Units were almost always rented. Fees for services were charged on an a la carte basis, or were included in the monthly rent. Services provided to residents varied, but typically included the following: ■ 24-hour protective oversight ■ Social and recreational activities ■ Meals, including snacks and special diets ■ Transportation ■ Housekeeping ■ Laundry ■ On-call physician/nurse ■ Exercise/wellness programs ■ Emergency call systems ■ Assistance with daily living activities such as bathing, dressing, and eating ■ Medication administration or reminders ■ First aid•and medical care for minor ailments and conditions Trip Generation, 6' Edition, Volume 1 of 3. Institute of Transportation, Engineers, 1997; Parking Generation, 2nd Edition, Institute of Transportation Engineers, 1987. 3 ASSrsTm LrvrNG RESIDENCES: A SnMY OF TRAFFIC & PARKING IMPLICATIONS weekends, and do not fit the typical traffic (and parking) volumes generated by other housing types, which are usually highest during peak driving hours. Service Vehicles Service vehicles contribute 15 percent of all traffic volume generated by an assisted living residence. On a typical weekday, service vehicles made an average of 0.26 trips per unit. During the peak weekday morning driving hour, service vehicles made an average of 0.04 trips per unit. During the peak weekday evening driving hour, service vehicles made an average of 0.03 trips per unit. The moderate impact of service vehicles on traffic volumes generated by assisted living residences is due, in part, to the fact that most service vendors are contracted and scheduled to arrive and depart during non-peak . hours. Assisted living residences typically have trash removal Vehicle Ownership Per Unit scheduled daily; bulk food deliveries three times a week - two deliveries per week for meat and vegetable products and one delivery Z°° per week for dairy products; medical supplies delivered by a pharmacy are typically scheduled once a week, as are florist J. N4 deliveries; office supplies are typically scheduled once a month; hazardous aos material/sharp object pick-up is typically S * Famiiy Housing- Apartment' Assisted Living Residenc. scheduled on demand, as are overnight Property Type shipments. U.S. mail, which is not Figure 5 contracted, is delivered six days per week. 'Sourx: U. S. Bureau c:f Me Census, 1993 Amedean Housing Survey. American Seniors HousingAss=abon Resident Vehicles Resident vehicles did not contribute measurably to the traffic generation of the assisted living residences. This was generally due to three factors. First, most residents, due to physical and/or cognitive limitations, do not drive. The average number of resident vehicles was 0.05 per household. This is extremely low compared to other property types such as single-family homes and apartments (see Figure 5). Second, most of the assisted living residences in the sample were located in established residential areas in close proximity to public transportation services. Finally, each assisted living residence owned a van or mini-bus, which was used to provide resident transportation on a scheduled basis. Other Vehicles Although there is no known data available on the number of emergency vehicles dispatched by property type, anecdotal evidence suggests that one to two situations per month at an assisted living residence may require the dispatch of an ambulance and paramedics. The total demand placed on 5 i • ASSISTED LIVING RESIDENCES: A STUDY OF TRAFFIC & PARKING IMPLICATIONS Key Findings The comparatively low traffic generation and parking requirements of assisted living residences are generally attributable to the following factors: ♦ Residents typically do not drive ♦ Employees are usually full-time staff and are typically scheduled to arrive and depart during non-peak driving hours ♦ Visitors typically arrive and depart at all hours during the day ♦ Service vendors are usually contracted and scheduled to arrive and depart during non-peak driving hours ♦ Assisted living residences are frequently located in close proximity to major arterial roadways serviced by public transportation ♦ Assisted living residences typically own a van or mini-bus, which is used to provide resident transportation on a scheduled basis 7 TIGARD HEARINGS OFFICER MINUTES DATE: o f- a'-A - 00 S s_ fL 9 `~z `boa o" - -D, -A - 0 0 ~ lvbv 19 1999 12 48pm Plotted on ORDER SITE xrefs x B 3~ (1 ti~ o~ e ~ r r { 1 0 ~ - n n~ j N Q r 1' cA z ~ ~P z o - N z ~ c~ « ~ N ~ m mrn z m cn ~ ~ 0 F- 0 m ~ ~ ,.,n - ~ ~ E ~ r~ AA ~ A xtl ' (p ~ ~ - iu~ ~ ~ g p 1. ~ a ~ N ~ ~ z nM N ti = l~ ~ Z ~ ~ ~ fi~ rn ~a z ~ 3 ~ ~I ~ N r , q ~ ~ w VD r~~ rl ~N ~ ao Q ~ -k J ~ Q) ~y ate'" N n Tn W ~~5 off' m 0 N ~ ~ N _ _ to ~ ~ ~ ~ b z m E-5 r ~ N E-5 N ! a I ~ Jr I { I I`r! i 1_ r ~ ~ 0@ i r ~ ~ i i d Cl ~ ! 1~ H A} w• w} t, A - r? 1 i ~ i ~ ~ ~ ~ ~ - ~r x~ ~ ~ f ~ M 1~ ~ I ~ ~ 'E~ r~ A ~ r ~ ~ z ~ ~F ~ r ~ ~ o ~(~~titi~ ~ 1 k 1 ~ ! ~ ~ c~ S h. 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Sealed retlecwor syslem to prevent entrance of dust or moisture Deflector is preci- sion hydro-formed arurn num them catty brightened and FAI ~U SU~L~JI~~i i anod zed to semi-specular 1,nEs`1 Ref'ecfor syslem 's factory pre-set to provide standard I E S dis'rr5ut on pa"erns II and W (A type V and forward d~stribul on ref ec'ors are avv. ab,e ) Relleclor system h nged and latched for easy cleaning or removal Lamp socket to have nickel pla'ed Current carrying parts with lamp gip 9allast components eas iy access ble 3al]ast s, f~~l~e capab,e of star4ing t"r q f rk L f n L'~Z> Fype of lamp of j /-S walls at voi'age down to -20°F The 200°C, 600-vo+t irnsufaled wiring shall be ins+al'ed between the bal ast components and {one socket Tine standard mounting bracket shalt consist of a veer channel 1 'x 2" complete with wi,eway, for ah aching to r eitner square or round pole the Ium,ratre shall bear the IEst- ing mark of Underwriters Laboratory,' F xtures suitable for At locations" I I 1 Rim STERNER LIGHTING SYSTEMS INCORPORATED Winsted, M nnesola 5,5395 (612) 473 1251 I F0_1,1v1 2068 c 558 SAMPLE SPECIFICATION JJ' - 7-99 WH 9 04 Alf I I ? C~i_E!iU INFER I ~C_CRE FAX NJ Wattage. Up to 100 watts for incandescentand MID lamps I Fixture uses only medium base lamps, { Soliard Size' 7" x 7" x 188 thick wall with 1 25'radiuscorners It eights: 42" overall Standard. a 150 avaIIableat 74', 30", 36"and 48 Speciai reatvres: Soft look radius corners on housing, cap and lens enclosure- Lamp is completely shlelded from vieo+ - Highly polished spun aluminum distribution renectorsystem - One piece lens is blow molded in 188" thick acrylic - Cast aluminium top cap with 125" radius corners is secured with tamperproof sc,ew - Interior tie rod construction increases strength and eliminates external mounting fasteners- Medium base lampholder utdizes an exclusive weathe rseaIed design -Asymmetric Ilght distribution available - Electrostatically applied fmishesavadable Ina wide range of colors- Designed to meet or exceed UL and NEC require- ments-All Sterner fixtures bear the IBE'N label 0~?2?0091i softfonma Chatham Product Information I Series Code CT 2 Bollard >telgh t 24 30 36 42-Standard 48 i 17 3 Diffusercode F-ClearAcryiic-Standard U-Bronze Acrylic 4 5ol lard Options Code GR-anodized Gold ReOector A..28-Asymmetric Dist ribution eo A18-Asymmetric Distribution E C-- R mgs for Cha l n Support FC-Photoelectric Control Q-5mgie Weatherproof Receptacle T- Duplex Weatherproof Receptacle GFT-- Duplex Ground Fault Receptacle N-Options Not Required Weight-30lbs atstandardhelght See how-to-order information on, foldout 7. 4 F C-PP cast eaium,~um- - rtlalnSOrllhtarrpcr ~ ~esi~lanlxrcw Z lamp IOyoOc sl CAI 7 LpperRtfletlOr 5 ~ - ~ i Entlosurc be 71 c P, e3 11C " 0 ~ s TA.crRe rlettot 7 6 Housln9g ttlrudedaluM r"M r sa R ,ae'w~n I 7, 5alIa5tCOmpDWCnL3 I 6 IhIvAof T:,t Rod f21. 9 AncAar9amta141 Wi Ia,on A 5' W1 t c 't le t- 1999 - ~25S~m Plotted on Nov 19 Xrets X-BORDER SITE y ~ ~ nW r ~ ~ r N 0~, ~ ~ ~ p z ~ ~ 0 ~ N ~ ~ r y.. 1 ~ Z ~ r - ~ { t ~ - ~ D ~ p ~ ~ m D A Z p z N~ x x c~ ~ ~ rn n c~ r Z ~ ~ rn m ~ m D~ ~ ~ c c ~ „ 3 ~ -n 0 ~ ~ m A A= ~ p~ p m m ~ O m A - A X D ^ ~ o - ~ z ~ z~N ~ - ~ A A - m Cn4` DN ~ m p ~0 Q ,c r ~ A ~ ~ m - ~z ~ m0 3z C' z m ~l z ~ d ~ ~ u n ~ yet cn r d ti~ m ~r m ^ p ~ ~ A W - r D A ~m cn ~ r~ ~ OA ~ N ~ ~ ~ , ~ fi ~ m~ C ~ ~ ~ ~ ~ z 0' m nNa mW A cn z X 0 m N_ _ ~ N N ~ a~' m m ~r N ~ ~ , a~ A W ~ ~ ' 5 0 _ Z m ~ `lil N N ~ rn 0~ m`U ~ m0 N ~4 r A ~ r ~ ~ Drn N~ ~ + ~ ~ and 0 m AO p n x 3 - z ~ m m A ~ Om 0 ~ rn 0 _ c ~ ~0 0 ~ r r m p m ~[1 N S~ 1! ti { -s r + . 4 -a + + + 0~ If 1 ~n ~ z~ rn .~1 k ~ ~~a i ~ + ~ / + ~ ~ ~ + ~ \ \ I ~ \ Vs t3IL + I ~ ~ ~ ~ ° ~ _ 1 - + ~ ~ J ~ ~ \ I I D \ r~ rte- ' / \ ~ ~ ~ \ + li \ \ i I ~ \ ~ ~ 1 ~ 1 + j ~ f 1 ~ ,t.\,;. a,~ ~V\ Y . i\ E J~ \ , \ • \ \ \ i rnrn \ ~ N\\ r 1 + \ a \ A A ~ \i ~ r•r V a \i.,A v _ ~ .v ~VA\~~~ . 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