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CUP1999-00006 120 DAYS-4/5/2000 CITY OF TIGARD Cammunity�Devefopment SFcapingA BetterCommunity CITY OF TIGARD �Nashirr$ton�'ounty, Oregon NOTICE OF FINAL ORDER BY THE NEARINGS OFFICER Case Number: CONDITIONAL USE PERMIT(CUP) 1999-00006 Case Name: WOODLAND HEIGHTS ASSISTED LIVING CENTER Name of Owners: GERALD W. JR. & CHAREE CROW Name of Applicant: SAME Address of Applicant: 26 BECKET STREET, LAKE OSWEGO, OR 97035 Address of Property: 9335 SW MCDONALD STREET Tax Map/Lot No.: 2S102DC, 02100 A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND fONCLUSIONS APPROVING A REQUEST FOR fONDITIONAI USE PERMIT APPROVAL. THE CITY OF TIGARD HEARINGS OFFIfER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIYE, MATERIALS, (OMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND REfOMMENDATIONS FOR TNE APPLIfATION DESCRIBEO IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFI(ER HELD A PUBLIf HEARING ON IANUARY 24. 2000 TO RECEIVE TESTIMONY REGARDING THIS APPLILATION. THIS DECISION NAS BEEN BASED ON THE FACTS, fINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER Proposal: The applicant has requested Conditional Use Permit approval to construct a two-story, 48-room assisted living facility consisting of approximately 33,000 square feet on a 81,982 square foot parcel. 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. Action:--►❑ Approval as Requested 0 Approval with Conditions ❑ Denial ti : Notice was published in the newspaper, posted at City Hall and mailed to: 0 Owners of record within the required distance O Affected governmental agencies � The affected Citizen Involvement Team Facilitator � The applicant and owner(s) The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Final Decision: THIS DECISION IS FINAL ON FEBRUARY 2, 2000 AND BECOMES EFFECTIYE ON FEBRUARY 17, 2000 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON FEBRUARY I6, 2000. Questions:If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER (PUBLIC HEARING HELD 1/24/2000) CUP1999-00006NVOODLAND HEIGHTS ASSISTED LIVING CENTER ,- ..n_ .� :.---�... ,. � . . , � .. , ''� �. , BEFORE THE LAND USE HEARINGS OFFICER FOR THE CI'TY OF TIGARD, OREGON Regarding an application by Gerald and ) F I N A L O R D E R 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. SUNIMARY 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 lrnown as Tax Lot 2100 on Washington County Tau�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 squaze 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 9Q 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 sveet 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. II. 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 of�cer also disclaimed any ex pane 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 specif'ically 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 Ogcer Final Order CUP 1999-00006(Crow) page 2 .� .. . .,. _ ,r, � � .���.: , � i • `,� c. Mr. Kent testif'ied about the storm water system. He noted the City requires the applicant to pipe a11 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 BeaveRon, 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 these 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 RepoR,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.l 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"'I'DC"). A"Group Living"use is one that contains"[1]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/treatrnent facilities". The hearings officer finds the assisted care housing project is a form of group living a.s defined in TDC 18.130.020.A.2. 1 'Il�e issue of whether the proposed use SHOLJLD be pemutted in the zone is a question for the Ciry 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 Wat 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 dces or can comply with the applicable standards. Hearings 0,,�'"rcer Fir�a!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 relevan�z 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 Erigineer. The information provided by the applicant shows that a typical housing project for the elderly generates relarively 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 e�citing and entering the site ordinarily will have no reason to use 93rd Avenue to reach any likely destination. The condirion 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 Z TDC 18330.030.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 accommodateci considering size,shape, locadon, topography,and nadmal 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� il��t��Plicable, are met, Hearings O�cerFinal Order CUP 1999-00006(Crow) Page 4 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.1 and 2. a. The hearings officer finds that the preliminary 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 fulf'ill these requirements. Conditions of approval are warranted to ensure those or similar fixtures are used appropriately. c. T'here 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 applican� 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 O�cer Final Order CUP 1999-00006(Crow) Page S 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 addirion,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 vegetarion 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 differentiarion 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. T'he design of the proposed use considers issues of crime prevention and safery 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 Officer Final Orde� CUP 1999-00006(Crow) Page 6 _.._�. r_ _ .. �;;; . _ 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 18.81Q.030.A.4 eJCist. 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 intemally illuminated or oversized. He recommended a 5-foot high monument sign be allowed that contains only 20 square fee� 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. N. CONCLUSION The heari�ngs 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 approva131 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 parking 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 approva132 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 approva133 is hereby added to read as follows: Hearings O„�'"uer Final Order CUP]999-00006(Crow) Page 7 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 Stree� 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 pennitted 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, AI City of Ti He ngs Officer Hearings O�cer Final Order CUP 1999-00006(Crow) page g Agenda Item: 2.1 Hearing Date: January 24, 2000 Time• 7•00 PM � STAFF REPORT TO TNE HEARING'S OFFICER ��TYOFT��ARo Community�Develojmient FOR THE CITY OF TIGARD, OREGON S��pirig�BcttcrCornmunity 120 DAYS = 4/5/2000 SECTION I. APPLICATION SUMMARY ' FILE NAME: WOODLAND HEIGHTS ASSISTED LIVING FACILITY CASE NO.: Conditional Use Permit (CUP) CUP1999-00006 APPLICANT/ Gerald and Charee Crow OWNERS: 26 Beck Street 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 � standa�d 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. �ECTION 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: WOO�LANO HEIGHTS ASSISTED�IVING 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 PRIDR 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: Planning Conditions: 1. Submit evidence that the lot line adjustment (MIS 1999-00021) has b�en 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 sc�eening will help mitigate the impact of the 2nd 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 requir�s 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 prope�ty 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 applicanYs property alone. The applicant must grant an easement to the adjacent prope�ty 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 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER , , �. • . � 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. Engineering 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 dedica�ed 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 d�iveway 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 applicanYs 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER 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, sto�m 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 BUILDING INSPECTION: Engineering 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER Y�_ . � ` Planning Condition: , 30. Install improvements as per the approved plans. Any modifications to the site plan must be approved in writing by the p�oject 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 Historv: 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 Proposal 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-room assisted living facility consisting of approximately 33,000 square feet with associated parking and site imp�ovements 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 Livmg which is listed as a Conditional Use in the R-4.5 zone. Summary Land Use Permits and Decision Making Procedures: Chapters 18.310 and 18.390 The proposed use (Grou� 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 fhat predominantly contain discretionary approval criteria. Type III-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 a�e as follows: WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 5 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER A. S ecific Conditional Use Criteria eneral ApProval Criteria) Additional Conditions of A proval) B. licable Dev lo mentpCode Standards 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 Making Procedures;18.510, Residential Zoning Districts, 18.705, Access, Egress and Circulation; 18.745, 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 followin� 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 Aaproval 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER �. 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.B.15 and the dimensions proposed for this development. STAN�ARD R�3.5 CONDITIONAL USE PROPOSED ` REQUIREMENT Minimum Lot Size 7,5000 sq.ft. 5,000 sq.ft 81,982 sq.ft Minimum Lot Width 50 ft. Not menGoned 198'approx. Minimum Setbacks SAME AS R-4.5 - Front yard 20 ft. 215 ft. - Side facing street on corner&through lots 15 ft. N/A - Side yard 5 ft 35 ft each side - Rear yard 15 ft 40 ft,22 ft from deck - Side of rear yard abutting more restric6ve zoning district N/A N/A - Distance between property line and garage entrance 20 ft. N/A Maximum Height 30 ft. SAME AS R-4.5 29 ft.approx.[1] Maximum Site Coverage[2] N/A Not mentioned 38% Minimum Landscape Requirement N/A Not mentioned 62°/a [1] Approximate figures are provided where the applicanYs informa6on is not Gear 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. WOODIAND HEIGNTS ASSISTED LIVING FACILITY PAGE 7 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER s 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 futther in this report. Additional Conditions of Approval for Conditional Use Section 18.330.030.B 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 th� 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 prope�ty 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 wilf comply with the height requirements and lot coverage requirements. The location is in accordance with the setbacks. Additional discussion is provided fu�ther 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 1/24/2�00 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 repo�t 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 andlor 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 prope�ty 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 fu�ther 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 CUP1999-0OOOG 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � 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 2n° 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"� 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 p�ovide 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 AD� standards; and WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 10 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The applicanYs 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 Comme�cial 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 fo� 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 vr 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 Di�ector 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 applicanYs 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 CUP1999-00006 1/24/2000 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. Landscaping and Screening — 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 18.745.040.0 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 pa�t 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 shn�bs, 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 locatiars caf proposed landscaping that shows the required landscape screening will be met. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 12 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � 4ff-Street Parking and Loading�18.765� 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 deFned 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 sidewafks 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 sta�dard 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 CUP1999-0OOOG 1/24/2000 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-deg�ee 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 applicanYs 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 bicycie 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 pa�king spaces. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 14 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. 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 load�ng 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 — Chapter 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 t�ees, 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°/a 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 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.B. 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 utilitues 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 additiona) 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-0f-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 ad�acent 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 improvements adjacent to this site. There may be street lights in the area, but additional lightin may be needed alon� this frontage to provide adequate illumination. In order to mitiga�e the impact from this development, the applicant should construct a ��ncr��te 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � � � �idewalks: 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 applicanYs plan indicates that they will construct a sidewalk along the frontage of this site in accordance with City standards. Sanitarv 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 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Pfan. The applicanYs 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 Drainage: 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 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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 rid�e 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.D states that where it is anticipated by, the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by 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 Mana�ement Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction prog ram 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 inc�ease 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 CUP1999-000p6 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The applicant's plan indicates that they will convey the onsite surface water runoff into a detention pond to be located near the southeast corner of the site. The preliminary calculations provided with the application indicate the pond will be more than adequate in � size to handle the runoff from this site. Utilities: 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 senrices; . 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 18.810.120.0 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 prope�ty 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 ANDIOR AGENCY CONCERNS REGARDING STREET AND UTILITY IMPROVEMENT STANDARDS Public Water System: 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 constnaction. Storm Water Quality: 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 shafn t�e 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER �` Prior to constn�ction, 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 fo� 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 i�spections 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. . Grading 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 finro parcels. The City will require the applicant to g�ant 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 ad�acent owner develops their property, they will be required to share the applicanYs driveway and grant an easement. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $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 repo�t, 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 CUP1999-000p6 1/24/2000 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 Tra�c 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 A�te�ial 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 pe�cent 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. �ECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposed and offered the following comments: (1) Using O.S.S.0 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 staff's 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 r�ot comply with the Building Division's requirements. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 20 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � The City of Tigard Utility Manager has had the oppo�tunity 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) Fi�e 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 ManagemenUOperations Department have had the opportunity to review the proposal and have offered no comments or objections. �ECTION 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. � �` ' � January 14. 2000 PREPA � BY: ulia Hadjuk DATE Associate Planner . � �� January 14. 2000 APPROVED BY: ichard Bewers DATE Planning Manager i:lcurpinljulia\cup99-06.doc WOO�LAND HEIGHTS ASSISTED LIVING FACILITY PAGE 21 OF 21 CUP1999-000p6 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � � «� i � I � � I I j � . j i • I --•—••—•--.. .�sen>m I ��� � � I ,;;�� �w• ' - : �MA � ��� i Z � � � � � __ - 1' � I _.� _ . ! - � 0 ��, ! t/� �..� � ►�o�o�D i — � � �-----, ----- � i � - i � i .� �-----� i � � i (� _� TOP .R��!'m= � � �I wo� Mr.v 6 w r o r ro I — � �� 1 Z , , , , . - . .,m,.,,. , . , b �� ��% b « ... � � � q . •-----• . _e� I ..------..- - - � � a m ���� ; . �9.� � � � � � �- � � � � } 1 � �.� i i � � .,��..�...,o.. i 0 i � � p ..,,,_ ! � =i e �..a � Q �i _°' � ~ � (' i _ � Q '�� � � � � a °:�,.�,�_ i _ i - � � � � _�,.°°".4.......� i � i :a �� � � ..m _^_,�4��..�« ! 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CALL TO ORDER 2. PUBLIC HEARING 2.1 �fIL49_DLAND HEIGHTS ASSISTED LIVING FACILIT_Y_ _ ___ ______ _ CONDITIONAL USE PERMIT (CUP) I999-00006 ----- -- — - PROPOSAL: The appliant is requesting fonditional Use approval to construct a twa-story,48-raom assisted living facility consisting of approximately 33,000 square feet and associated parking and site improvements on a 81,982 square faot parcel. LOCATION: 9335 SW McDonald Stree� WCTM 2S102DC,Tax Lot 2100. COMPRENENSIYE PLAN and iONING DESIGNATION: R-4.5; Single-Family Residential (1,500 Square Feet)or(5,000 Square feet Per Unit). The purpose of the R-4.5 zoning district is to esta6lish standard urban low density residential home sites. APPLIfABIE REUIEW CRITERIA Community Development fade fhapters 18.330, 18.390, 18.510, 18.705, 18.745, 18.I5S, 18.165, 18.190, 18.795 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT GTY OF TIGARD HEARING'S OFfIfER . PAGE 2 OF 2 I/24/2000 PUBLIf HEARING AGENDA CITY OF TIGARD HEARING'S OFFICER �ANUARY 24, 2000 - 7:00 PM TOWN HALL TIGARD CITY HALL, I 3 I 25 SW HALL BOULEVARD TIGARD, OR 97223 �>o�,.�r..»-�.�r r.+,•.ta.^�°...*:�r�f..r r rr r-r..-r�.�-�x�a.rr-..�a��.r.a�.e^„���:�°r�.:os�r r.a��.r�sf✓.++-x u�w..���ra-r•r..�.E r a a��s�,rr.r.�.�rF.►s��w,.-..r,r...+�i...��r-r�..� � / � _ � An one wishin to s eak on an a enda item must si n-in on the ; � � Y g P g g ; ; appropr�ate sign-�n sheets. f �, �iiiii�i��i�iii s..i...s r.r.►r.f f i s f w..rs s���r...rr m.o.+:.rr..-.r.�w..�s�.m r.�iiiiriiaiiiia►iiwi.►iiii►i.iiii�i.iiiii�ii►iiiii�i.�irn�ii►)iE.�:c-.�iiiii.►ii�i.►�.►i.�i.�i.�i�ii7.� PUBLIC NOTICE: Assistive Listening Devices are available far 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) 684-271� (TDD - Telecommunications Devices for the Deafl. 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 passible. 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'f OfFIfER PAGE I OF 2 1/24/2000 PUBLI[HEARING AGENOA ;� r;�. � g "EXHIBIT A" -- PARTIES OF RECORD (Written Public Testimony received at the hearing) O 0 'I'o Whom it mati� c�ncern: "I�h� impact on this area «�ill bc irreversihle. It i5 hard enough to get an to McI)onald street as it is. �1'his ti��e ot c�nstruction sh�uld ta�e pl�ce in an area ��-hcrc th�.� ��eople �I�d the surrounding oc>inmunit�� arc tar less at�ected. In addition to this; m`� husband and I are disappointed in the OttlCltilS Of�"I�i�ard for not putting this matter to a ��ote ot�the peopl��. t�ur familiy as �vell as manv of our surroundin� neighbors tound out. about. this the night before the meeting.. Mti� husband «�orks at ni�ht anci I am currentl�� recoverin�; trom lleart surger��. Qur daughter ���ill he attending the meetin� on hchall�<�f our famil��. I am �z�ritin�. this letter to infonn `•ou that at lcast three of Tigards t�venh�-ti��e ��ear residents do not approve of this project. I sincereh� hope the people ���ill have a chance to vote on this very important matter and that vou will listen. Tharil: You. Eda Kalberer and Famil`� �'�� T� ? / , 14�25 S.W. 93rd Ave. ,� ��� ���—__ Tigard; ��R 97?24 620-2197 . �. . . . . Tigard Hearings Officer /''"� 13125 SW Hall Blvd j J O Tigard, Or 9722� ��� . Because of a prior obligation my family and I are unable to attend your meeting tonight.This does not change the f�,ct 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 neighbor�ood would be out of the character of the axea. I have lived on 93`d street for over 20 years and feel that this addition to our neigb�rhoou�vou:d nct be not or.ly unwelco�ne, but a vey bad idea. The Britton Family 14430 SW 93`d ave Tigard, Or, 97224 "EXHIBIT A" -- PARTIES OF RECORD (Written Public Testimony received at the hearing) . ', , , •,r . : � TUALATIN VALLEY FIRE & RESCUE � S�UTH DIVISION � COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION "EXHIBIT A" -- PARTIES OF RECORD (Written Public Testimony received at the hearing) RECEIVEa NLANNING JAN 2 4 2000 �anuary 20, 200o C�TY OF TIGARD Julia Hajduk, Assaciate Planner City of Tigard� � 135125 SW Hall Blvd. . Tigard, OR 97223 RE: Woodland Heights ALF, 9335 SW McDonald Dear Bob, On January 18, 2000 I 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 nated in items #1 8�#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, ��� i. ?�'I.7�'f k.ec�-,,.. Eric T. McMullen Deputy Fire Marshal cc: Cherry Williams,Westlake Consultants Bob Poskin, Plans Reviewer 7401 SW Washoe Court •Tualatin, Oregon 97062• Phone: 503-612-7000•Fax: 503-612-7003•www.tvfr.com � ��� ED MURPHY & ASSOCIATES � Land Planning and Development Consulting Services January 2.4, 2000 Tigard Hearings Officer � � Tigard City Hall RECEIVED 13125 SW Hall Blvd. Tigard, Oregon 97223 JAN 2 4 2(�0� RE: Conditional i.1se Permit 1999-00006-- Woodland Heights COMMUNITY DEVELOPMENI 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 intemally 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. "EXHIBIT A" -- PARTIES OF RECORD Since , (Written Public Testimony received at the hearing) Ed rphy,AI 9875 SW Murdock Street Tigard,Oregon 97224 ■Phone 503/624-4625 ■Cellular 503/314-0677 /Fax 503/968-1674 Agenda Item: 2.1 Hearing Date: January 24,2000 Time: 7:00 PM STAFF REPORT TO THE HEARING'S OFFICER CITYOFTIGARD FOR THE CITY OF TIGARD, OREGON Community�DeveCopnter�t S�apingA BetterCanrnu�iity 120 DAYS = 4/5/2000 SECTION I. APPLICATION SUMMARY FILE NAME: WOODLAND HEIGHTS ASSISTED LIVING FACILITY CASE NO.: Conditional Use Permit (CUP) CUP1999-00006 APPLICANT/ Gerald and Charee Crow OWNERS: 26 Beck Street 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: WOOOLAND 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 shail be BRIAN RAGER, Engineering Department 503-639-4171.) THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMITS: Planning 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 dimensi�ns 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. WOODLANO HEIGHTS ASSISTED LIVING FACILITY PAGE 2 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER , 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. Engineering 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 prope�ty 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 CUP199�00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER ► A. 6-foot conc�ete 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�4). 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 BUILDING INSPECTION: : Engineering 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � Planning 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 Historv: 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. Vicini� Information: The site is bordered on all sides by property zoned R-4.5. Site Information and Proposal 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-room 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. Summary Land Use Permits and Decision Making 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 fhat predominantly contain discretionary approval criteria. Type III-HO actions are decided by the Hearings Officer with appeals to or review by the City Council. �ECTION V. SUMMARY OF APPLICABLE CRITERIA A summarX 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER A. S ecific Conditional Use Crit ria eneral Approval Criteria) Additional Conditions of A proval) B. licable Develo mentpCode Standards 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 Utilitv 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 Making Procedures;18.510, Residential Zoning Districts, 18.705, Access, Egress and Circulation; 18.745, 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 cha pters: 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 A�proval 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The characteristics ofi 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.B.15 and the dimensions proposed for this development. STANDARD R-4.5 CONDITIONAL USE PROPOSED REQUIREMENT Minimum Lot Size 7,5000 sq.ft. 5,000 sq.ft 81,982 sq.ft Minimum Lot Width 50 ft. Not mentioned 198'approx. Minimum Setbacks SAME AS R-4.5 - Front yard 20 ft. 215 ft. - Side facing street on corner&through lots 15 ft. N/A - Side yard 5 ft 35 ft each side - Rear yard 15 ft 40 ft,22 ft from deck - Side of rear yard abutting more restrictive zoning district N/A N/A - Distance between property line and garage entrance 2�ft. N/A Maximum Height 3�ft. SAME AS R-4.5 29 ft.approx.[1] Maximum Site Coverage[2] N/A Not mentioned 38% Minimum Landscape Requirement N/A Not mentioned 62% [1J Approximate figures are provided where the applicanYs informa6on 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 HEIGNTS ASSISTED LIVING FACILITY PAGE 7 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER 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 Approval for Conditional Use. Section 18.330.030.B 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 2nd 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/o� 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 andlor 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 1l24/2000 STAFF REPORT TO THE HEARINGS OFFICER 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°/a 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 Af�A standards; and WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 10 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The applicanYs 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 applicanYs 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 FACILIN PAGE 11 OF 21 CUP1999-00006 1/24/2000 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 applicanYs 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. Landscaping and Screening —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 18.745.040.0 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 Depa�tment 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 tfiat 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 lacati�rd of proposed landscaping that shows the required landscape screening will be met. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 12 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER Off-Street Parking and Loading (18.765� 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 repo�t 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 modi�ed 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 1/24/2000 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 CUP199�00006 1/24/200a STAFF REPORT TO THE HEARINGS OFFICER Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. 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 — Chapter 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 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.B. 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 TDC�ion of an existing street shall be dedicated and improved in accordance with the 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 improvements adjacent to this site. There may be street lights in the area, but additional lighting may be needed alon� 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 1/24/2000 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 18.810.090.0 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 Drainage: 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 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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 rid�e 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.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by 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 prog ram 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 wate� runoff will be permitted to discharge without detention. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 17 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The applicanYs plan indicates that they will convey the onsite surface water runoff into a detention pond to be located near the southeast corner of the site. The preliminary calculations provided with the application indicate the pond will be more than adequate in size to handle the runoff from this site. U iliti s: 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 18.810.120.0 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 Public Water System: 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 Water Quality; 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 shal, 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER . 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. � Grading 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 prope�ty, they will be required to share the applicant's driveway and grant an easement. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $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 1/24/2000 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 cove� 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 COMMENTS The City of Tigard Building Division has reviewed the proposed and offered the following comments: {1) Using O.S.S.0 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 staff's 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 doe� �ot comply with the Building Division's requirements. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 20 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER 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. l �;j� , � �f January 14. 2000 PREPA BY: ulia Hadjuk DATE Associate Planner . � � P-�-+ ' January 14. 2000 APPROVED BY: ichard Bewers. rff DATE Planning Manager i:\curpin\julia\cup99-06.doc WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 21 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER �� i � � � � i i � i � i � � • -------�---- ——�,»�z� � � � � b:ee� � � i ._.. • �ox�' , k -- • ; = 1�0.A • • ..�._�..�_'�._�..�'__.'�._�..__.� t rLM ' � � ���� ' ` : �W , � � ����r�..:-: ` � O i —•� �� '--- — � �� � [j •,o: � � ��ua�o+o PRDP09ED ' � � ----- ----- } � ! i � � � , . _ � , � � � ❑ i � �-----� � �-----, i � � Th�(1^RAPMY L��1�' I Z �I � I�{ • nr�w�m r c�m 1 � i rd �. �� i p ,e w� • I � � i Z � � � . 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R � � ..� —„_�.�..,��.� I � I � � � � �,��a�� � i �_ � � • � .� b�,..� � O I � �Q� ' � � ; � � � i � � � �� � � ; � � o ; — ; ��� � � �� � � U 0 �..�..�..�..�_��.�..�" tOJ:�__. � 19l.l0' • i _. . . �..�. ..�..�_._..�..�L. -� � lYllE �K .102f0 � � � p s ' � a s- � s v v � a—m '_' _'_" ' " '�'_'�y'_"F'_'—'�'_'_'�._"_'�'_�—'_' '_'_�'_'_N�'_'_�'__�_'_'�"_'_' __'—'_'— �— _„ ., �� ,� F--SW MCDONALD STREET�," "�' „"' " "'°--"�, � .. .. .. �. ------�- -----�----------��----------�-----.._..----�---�----�--�--�— i ..----------�-----��–�-----------------�------� ----.. j ! w v a < m z c m � SITE PLAN � CUP I 999-00006 EXHIBIT MAP N --------------------- --------------------- WOODLAND HEIGHTS ASSISTED LIVING CENTER ma is not to scale �v� . - � � ti� � ��� �i GEOGRAPXIC INFORMATION SYSTEM �� I P VICINITY MAP �J i p I� NCy�� � � � � � � � � � � s CUP1999-00006 W � c �` 'MA�, ! WOODLAND HEIGHTS , 9 � ASSISTED � LIVING CENTER � � �� `'� SUBJECT � m SITE < y/<<VIEW CT - 87 n 1 SW McDONALD SfREET - ----— - MAOXAID AAEET I ANZEN E j T r J `O T I'� � � � = 2 m �" m � MOUNT o 200��0o Fee� A ��EW i°=a�3 ree� � W > � a � SW GRE N WARD LANE a T = _ m � , 3 m City of Tigard � N � N � Z Information on this map is for generai location only and � 2 should be verified vnth the Development Services Division. � T � D 13125 SW Hall Blvd f�il Tigard,OR 97223 I (503)639-417i � http://wwa.ci.tigard.or.us Community Development Plot date: Nov 4, 1999;C:\magic\MAGIC03.APR , City of Tigard �..�`� O " � �''_',�.''; �°�,:.-.-,-'--�:. -- .� . Planning Division � ; � . ,� , ,: � __._._ \ �''' : . , ; i --� 13125 SW Hall Boulevard ��� ��`: ,� � _._ CITY OF TIGARD Tigard, Oregon 97223�� � \_1�,, �: " � '� �' ' ° � � Y�j ` }� - .. �� �� � ����° . J�°e o�° W G�\ O� '� 2S111BA-08900 �-- � LAUTT RONALD R 8�ANNA M � 't�� �(� 4140 SW 97TH AVE �Q�� ��C � \ , L,`y � � TI ARD,OR 97224 � � \>'� � _ ,�� � --- �., �� LHU1'14U y%2��i�JJ3 idytl itl U1/V t�Q FQRI�l,4RD TII"ic E'f.P R7N 70 SEND �� LAU77 9�i50 SW OMARA ST ' � \ 1'ItdAF�v OFt �%223- 6012 ���y - �-��:�:�7'��� , �� ��� �� � �� � �,IIFI,.i,���ifJ�i,�l,l��ll�„! I . DATE: _ �r+ l' PLANS CHECK NO. /o� �/-1% PROJECT TITLE: COUNTYWIDE TRAFFIC IMPACT FEE W O R KS H E ET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAILINGADDRESS: CITY2IP/PHONE: AX MAP NO.: SITES NO.ADDRESS: LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $201.00 BUSINESS AND COMMERCIAL $ 51.00 /L� OFFICE $ 184.00 INDUSTRIAL �� INSTITUTIONAL $ 83.00 /,/�� V _- �/�I PAYMENT METHOD: CASH/CHECK CREDIT BANCROFT(PROMISSORY NOTE) INSTITUTIONAL ONLY: DEFER TO OCCUPANCY LAND USE CATEGORY DESCRIPTION F USE WEEKDAY AVG. WEEKEND VG.TRIP RATE � TRIP RATE . GL . � 1nf h� � } BASIS: ITI'F'�� � ✓'- �V T )�:GfG�,fr, � 1� r �C,�. l^. � r�r `.���1 �"7�� . � . �.s� � � T�, ..� i. ,�,5� CALCULATIONS: � �� /�ocN� x �a.Go x �� �"�a�� n a� ^ ��.�5 i,�,f`�, n� . ^ � � oo i � � 9� � �� ; !J� ������` /o�.�g 2�P� h $. ' PROJECT TRIP GENERATION: �/ FEE: ��D �� FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: ROAD AMT.: TRANSIT AMT.: PREP I:TIFWKST.DOC (DST) EFF: 07-01-98 REQUEST FOR COMMENTS CITY OF TIGARD Community�l�evefopment S�apingA Better Community DATE: December 8,1999 T0: 6ary Lampella,Buildin9 Official RECEIVED PLANNING FROM: Cit�of Ti9ard Planning D"n►ision DEC 1 01999 CITY OF TlGARD STAFF CONTACT: lulia Powell Nalduk,Associate Planner Phone: [5031639-4171/fax: [5031684-7291 CONDITIONAL USE PERMIT[CUPI 1999-00006 ➢ WOODLAND HEIGNTS ASSISTED LIVING CENTER � [AKA CROW ASSISTED LIVING CENTER] REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. Attached is the SItC Plell,Yicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: �eeember 22,1999. You may use the space provided below or attach a separate letter to return your comments. If You el'e u08b18 t0 reSpOnd bY the ebOVC dete, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CNECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. � Written comments provided below: C� 'Lt11w5 OIIC Ir�1�'ia'h, 3/tA 12 17e�'{rr., ,�.. i `�'1�t �v�� tiw�'�'O'►� �'p�e ��lrt-, e% ��� rt�ah�'I C9-) th� Crl�'ltfr�nt�i�o�,�+1�nt � 1�< 1/- 1 H1� a,.df l�e �.,.1�F�� [ 1'nr�„rl��ir�. �?) �ro✓ii�� �'►'�- A�/lrtlj G �� Y'o�t'1 e llnn [e�T�j e Q�swtr�i.l 6f.����ir?� �(.7l � !-1 !)wr/r��`� (G!!/f�� / / ,�7 / 1 L �It'ZG�lb 71'�N Ut�llr /OT��YI�� Lw1C �I/i �i ���,f �Il f'�� (/'�^� /tL �/'/fy ���t/'C f�lt �� ��+rh�PT !vi]� vJf(' ,Srcfi�,, //�3�y� t�,.brnrr a �r.�,nl.f� f��fl•v .41�1w1Yf�� /��Ti��_ ��Ji�.f,i.,a / lC��c� l�`f��Vt l�r� �� �v� ��T,�£ fQ e�/ /► s�ri� �'nuL iPArkti�t 4r'*1 f v nr vw�� Ti�� f6��cl� A-C(!I/ �o w� f�L,;, / '"v � �� �r/� t, �'ir�ov a..�1� .�r�._ (�) F.►+. n��1t /�r w�/�1�., Ztv� �l r �o �' i � � f ����e p�,;�e t�fo���=nfo�tton)Name o Person[sl om nti � F•+*. �y� Ra,�. w.��{.- r�.. e�-� �� �.� 1� < < b� 2 d�t��t�oh�,�,(, Phone Numb r(s): �i� �ir. Ci��frct-� a.) C� � � fi.� It �J � �.� vat� ��.-k',w) u f d �- v AGENCY REQUEST FOR COMMENTS ���. REQUEST FOR COMMEHTS CITY OF TIGARD Community�evelopment S(apingA Better Community DATE: Decemder 8,1999 RECEIVED PLANNING T0: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Di�ision DEC 1 01999 CI i Y OF TIGARD STAFF CONTACT: lulia Powell NaiduK,Associate Planner Phone: [5031639-4111/Fax: [5031684-7291 CONDITIONAL USE PERMIT [CUPI 1999-00006 ➢ WOODLAND HEIGHTS ASSISTED LIVING CENTER Q [AKA CROW ASSISTED LIVING CE�JTERI REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. Attached is the SItC Plell,Yicinity Map and Applicant'S StBtCItlCllt for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: December 22,1999. You may use the space provided below or attach a separate letter to return your comments. If You 8re unable t0 reSp011d bY the ebOVe d8te, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CNECK TNE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our o�ce. � Please refer to the enclosed letter. � Written comments provided below: �� %�i� -;r7t- i° �� f'�, N�'/J�?"�/L �'J�7�h i`t� , 1 �i�T��_ ,�i��y; ii�vi�'�. f�� ,f� T �'AJIO��71-i ��n>� /d�' �c��dNr�u� ��,LL3t� ��,Gl6C� ��V'�c� s��cEr�i3L�/ �?�N/a�L l��.. /��S�-.a G�� 7�t 2.� Ti.�s T���iti�1.� /��7"�ia� L,�.d T°�t- 1��'�T�. �� 13� �°/N�!ff �'�Fi,�� ��,��'� ���1'�-ivn;nl�,� f�t�i�nr �� �i.-�w ��'FQu�2€�cEnn-� •�2� l�n.� r/?.��f �� fi��o/��'i° �P �/=E.Zxy 1�.�� �i��'Ti�,�Tiv�.) ��l.�7w f jE �cri.2�O /il! ��� �-.�r af% i�- l�n���.� ��C.�! ���L-r�,�,z /�€U�c�" ��4 �Y�,�3l� rti1 �4-- (/��.�I_7`� ��''� ��- rFt��✓� �`� _/n�c� �.JNT�� ��n��� /:4�J� ���v3Y't�t.�ti51�1 l��lN�S . ��l�?��..Ai� `�'�' '�,v.�unsti'�_.� � r t "e.vZ, -;�vc_:E- /1 T"� �/�l�. (�lease pravi�e the foCCozving infornration)Name of Person[sl ommenting: � �;' ��� �L�� �l �r.,,r�� Phone Number(s): x j��'�- AGENCY REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD �ommunity�l�eveCopment ShapingA Better Community DATE: December 8,1999 RECEIVED PLANNING T0: lori Dorney,US West Communications D E C 13 1999 FROM: Cit�of Tigard Planning Division CITY 0�rlGARD STAFF CONTACT: lulia Powell Halduk,Associate Planner Phone: [5031639-41T1/Fax: [5031684-1297 CONDITIONAL USE PERMIT[CUPI 1999-00006 ➢ WOODLAND HEIGHTS ASSISTED LIVING CENTER Q [AKA CROW ASSISTED LIVING CENTERI REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. Attached is the SItC Plell,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: December 22,1999. You may use the space provided below or attach a separate letter to return your comments. If y0u ere uneblC t0 reSp011d bY t11e ebOVe dete, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. � Written comments provided below: a�� .�� 'v�S� <�.-Q-�-�oQ—� ��Please provicfe tke}'ol�w�ng injor�rion)Name o Person[sl Commenting: � �— �'•---- Phone Number(s): ���� ���Q� AGENCY REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community�DeveCopment ShapinBA BetterCommunity DATE: December 8,1999 T0: lohn Roy,Propert]I Mana9er/Operadons Department RECEIVED PLANNIN(i FROM: City of Tigard Plannin9 Di�ision DE C 13 1999 STAFF CONTACT: lulia Powell Haiduk,Associate Planner CITY OF TIGARD Phone: [5031639-41T1/Fax: [5031684-7297 CONDITIONAL USE PERMIT[CUPI 1999-00006 ➢ WOODLAND HEIGHTS ASSISTED LIVING CENTER � [AKA CROW ASSISTED LIVING CENTERI REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. Attached is the SItC PI811,VlCllllty Mep elld AppIICeDt's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: December 22,1999. You may use the space provided below or attach a separate letter to return your comments. If You ere ullable t0 �eSpOnd b]I the ebOYe d8te, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEA 'CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. _ Written comments provided below: (�Please pravufe tFie foCCowing information� ame of Person[sl ommenung: � Phone Number(s): AGENCY REQUEST FOR COMMENTS Dec-1�-99 07 : 36A TCI �- .Helens 503 Z97 5686 P _02 � i REQUEST FOR COMMENTS CITY Of TIGARD ('i��urnurti:ti'��lJ��i��f,�,mcn( .1/t��prr�q �1�lir[lcr(t�rrtnrt�rrilv QATE: oecember 8,1999 " T0: Pat Mc6ann,tCl Cablevision ot Oregan FROM: C_yt of Ti ard Plannin Oivision STAFF COMTACT: lulia Powell Naiduk,�ssociate Planner Phone: [5031639-41t11 Fax: [5031684-1291 CONDITIONA! USE PERMIT[CUP)1999-00006 :- WOODLAND HEICHTS ASSISTED LIVINC CENTER � [AKA CRQW ASSISTED LIUING CENTER) REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 81,982 square foot parcel. LQCATION: 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, i 8.745, 18.755, 18.765, 18.790, 18.795, 18.810. Attached is the SI[e Plan,Yicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendatio� will be prepared and a decision will be rendered on the proposal in ihe near future. If you wish to comment on this application, WE NE D YO R COMM NT BA K BY� Decem6ei 22 1999. You may use the space provided below or attach a separate letter to return your comments. If y0u arC llnable t0�eSpond bY the 8b0ue datC, please phone the staff contact noted above with your cornments and confirm your comments in writing as soon as possible. If you have any quesiions, cantact the Tigard Planning Division, 13125 5W Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLIOWlNG ITEMS TNQT APPLY: � We have reviewed the proposal and have no objections to it. _ Please contact _ of our o�ce. _ Please reFer to the enclosed letter. _ Written comments provided below: ��>>r�:L,��prurilr rr��_i,,rr�,,,r,,1 r,f�q�rr�etturtj Name of Person[sl Cammentmg: ,�. ,, � ;-- _; � I Phone Number(s): ! �; _:- _ � > -->�� Dec- 10-99 07 : 35A TCI 5� _Helens 503 _397 5686 P_O1 � T � � � TCl FAX COVER SHEET �� � DATE: ��-�,�/C..' 1 %�" TIME: � �,- �_� i4 r�� /� .y ;� ' �� , � , �ll . ` L�r��L l ' L, i ` .. ` , / � ` • � c- C. .�= 1� ,�� ./ � C � r FRO�� : . � z - C�1�1�-' ��� �� � � _� � Y��: r� - �< - � ` i • . LZ ` _-{�r' � '1_ �. , ,L• /� � TCI O� TUALATIN VALLEY � 4200 S .W . BRIG.4D�ON CT . BE.4VERTON , ORECON 970Q� PHONE: ( �03 ) 605-4895 FAX : ( SQ3) 646-80Q4 NUMBER OF P�GES IN THIS � TRANS,LIISSION INCLUDING THIS COVER SHEET : NOTES : TCI nl Tu3latin Valley,inc. 1G206 S.'N.Bri,�doon�oun Baav�AOn,CR 97CQ5 (SG3)6C5-48J5 . FAX;503)6a6-BO04 An Eq�a�Opportun�ry E�no'ayyr REQUEST FOR COMMENTS CITY OF TIGARD �ommunity�eveCopment ShapingA BetterCommunity DATE: December 8,1999 T0: lim Wolf,Tigard Police Department Crime Preuention Officer AECEIVED PLANNIN� FROM: City of Tigard Plannin9 Di�ision DEC 15 1999 STAF'F CONTACT: lulia Powell Halduk,Associate Planner Cinr oF� Phone: [5031639-41?1/Fax: [5031684-7291 CONDITIONAL USE PERMIT[CUPI 1999-00006 ➢ WOODLAND HEIGHTS ASSISTED LIVING CENTER Q [AKA CROW ASSISTED LIVING CENTERI REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. Attached is the SItC Plell,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DecembeC 22,1999. You may use the space provided below or attach a separate letter to return your comments. If y0u erC u118bIC t0 reSp011d b]I the BbOUe detC, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. _ Written comments provided below: (�Please pravi�e tke folTow���infor,�ac:on�Name of Person[sl ommenting: ,�M V�o�c Phone Number(s): 1�qq qqq �.1 AGENCY REQUEST FOR COMMENTS , - REQUEST FOR COMMENTS CI7Y OF TIGARD RECEIVED PLANNING Communiry�veveCopment S(apingA Better Community DATE: December 8,1999 ���--�-- DEC 2 7 1999 ' ~ 1� _ T0: lulia Nuffman,USA/SWM Program ':,��� � r' !�1��/ � ���1'QF TIGARD �� Cl(J� �EC p 9 .��� FROM: City of Tigard Planning Division STAFF CONTACT: lulia Powell HalduK,Associate Planner _�- -�_ Phone: [5031639-4111/Fax: [5031684-1291 � COHDITIONAL USE PERMIT[CUPI 1999-00006 ➢ WOODLAND HEIGHTS ASSISTED LIVING CENTER � [AKA CROW ASSISTED LIVING CENTERI REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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 I 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, 18.810. Attached is the Site Plan,vcinity Map and Applicant'S St8tC111Cl1t for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DCCCIIIbCI'22,1999. You may use the space provided below or attach a separate letter to return your comments. If You ere ull8ble t0 I'eSp011d bY t11e ebOVC dete, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. � Please refer to the enclosed letter. _ Written comments provided below: ��Please pravrde tke foQ"o-wing infornuition� ame o Person[sl ommenun : - � �--- 1 z 7,� Phone Number(s): ��- , AGENCY REQUEST FOR COMMENTS 1 UNIFIED SEWERAGE AGENCY OF WASHII���(���RJNTY DEC 2 7 1999 CI i Y OF TIGARD MEMORANDUM DATE: December 20, 1999 TO: Julia Hajduk, City of Tigard FROM: Julia Huffman, USA �;,�� SUBJECT: Woodland Heights Assisted Living Center, CUP 1999-00006 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition or the current R&0 or amendments). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44 or amendments. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 MEMORANDUM CITY OF TIGARD, OREGON DATE: January 7, 2000 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer � RE: CUP 1999-00006, Woodland Heights Assisted Living Center Street And Utility Improvements Standards (Section 18.810� Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a 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 improvements adjacent to this site. There may be street lights in the area, but additional lighting may be needed along this frontage to provide ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 1 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. 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 18.810.090.0 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 Drainage: 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 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 2 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.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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. The applicanYs plan indicates that they will convey the onsite surface water runoff into a detention pond to be located near the southeast corner of the site. The preliminary calculations provided with the application indicate the pond will be more than adequate in size to handle the runoff from this site. Utilities: 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: ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 3 • 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 18.810.120.0 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 $ 5,473.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS: Public Water System: 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 Water Qualit� The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 4 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. 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. Grading 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 ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 5 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 Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to the City prior to construction. For this project, the addressing fee will be $30.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1. 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. 2. 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 ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 6 information to the Engineering Department will delay processing of project documents. 3. Additional right-of-way 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. 4. 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 constnact the driveway in such a way that it can accommodate the adjacent property. 5. 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. 6. A joint use and maintenance agreement shall be executed and recorded on City standard 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. 7. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30.00. 8. 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: 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. 9. 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. 10. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency 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 ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 7 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 BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 11. 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. 12. 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. 13. 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. 14. 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 $ 5,473.00 and it shall be paid prior to a final building inspection. i:\englbrianrlcomments�cup�cup 1999-00OO6.bdr.doc ENGINEERING COMMENTS CUP 1999-00006 Woodland Heights PAGE 8 � ; � AFFIDAVIT OF MAIIING CITYOFTIOARD � Community Deve(opment SFiapin9li Better Community .�`�����vJ�, � Coun of`Was ton )ss. City o�?�ard ) I, Patricia L.Lunsforr� being first duly sworn/affirm, on oath depose and say that I am an s�dministrative,SpeciaCut II for the City of 7cgarr�4Nas�iington County, Oregon and that I served the following: (Check Appropnate 8ox(s)BelowE NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director NOTICE Of DECISIOH FOR: AMENDED NOTICE (File NoJName Reference) City of Tigard Planning Director ❑X NOTICE OF PUBLIC NEARING FOR: � CUP1999-00006/WOODLAND HEIGHTS ASSISTED LIVING fENTER / I124/2000 AMEN�ED NOTICE (File No./Name Reference) (Date ot Public Hearing) City of Tigard Planning Director � Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF FINAL ORDER FOR:�� � AMENDED NOTICE (File NoJName Reference) (Date ot PuWic Heanngs) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE Of: ypeMind of Notice) FOR: � I (File No.Mame Reference) (Date of Public Heanng,it applicab�e) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S) of which is attached, marked Exhl It "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhlblt"B", the 3" day of la ua 2000, and de osited in the United States Mail on the 3`� day of lanuarv, 2000, postage pr paid. � _ � � � (Per are � ) \ � Subscribed and sworn/affirmed before me on the�� day of � , , —�• � � k�'LO'1d3S S3dIdX3 NOlSS1WW0;)AW / 9LS91£'ON NOISSIWWO� N0�3klO-Jfl9fld A1lVlON S�iid30�3P IM 3NVq My Commission Expire : (J lV3S 1VI�IddO NOTICE TO MORTGAGEE, LIENI .DER,VENDOR OR SELLER: �xI�IB�T A - THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. � �>�, CITY OF TIGARD Community'l�ez�clopn:ent Shapin��Better Community �'� � PUBLICHEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, JANUARY 24, 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO.: CONDITIONAL USE PERMIT (CUP) I 999-00006 FILE TITLE: WOODLAND HEIGHTS ASSISTED LIVING CENTER APPLICANT: Gerald W. Jr. and Charee Crow OWNERS: Same 26 Becket Street Lake Oswego, OR 97035 RE�UEST: 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 a 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 estab ish 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. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURES ADOPTED BY THE TIGARD PLANNING COMMISSION AND/OR CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN - WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE CITY COUNCIL MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE �. APPLICATION. CUP1999-00006 NOTICE OF 1/24/2000 HEARINGS OFFICER PUBLIC HEARING WOODLAND HEIGHTS ASSISTED LIVING CENTER :, ;� IF A PERSON SUBMITS EVIDEN� V SUPPORT TO THE APPLICATION 3 THAN SEVEN (7) DAYS PRIOR TO THE PUBLIC HEARING, ANY r�RTY IS ENTITLED TO REQUEST A Cc..,.i INUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING ` (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE CITY COUNCIL WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST 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 TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAfNED FOR TWENTY—FIVE CENTS (25�) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY—FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE CITY RECORDER OR STAFF PLANNER, JULIA POWELL HAJDUK, AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ` ; ' '� � �.00....�,..o...,,e....,.. � � � ' VICINITY MAP � p � N ���__�_� s , , CUP1999-00006 � , --� ' �� -sr- � ________ � � �� -`� _1_� � WOODLAND HEIGHTS �� ASSISTED ��� � I � . — - � LIVING CENTER ✓� ��� � — �� � � - �� ` � ' -- � � FM�w—(� � ���°o � I I � �SUBJECT - '�� —e�� � � SITE j � �Q��� ��i ._ �— � - -._ � � - _. s � ti —_�—�--�—� A�11190W1{nffi - _ - - I �� � � � _-_ .. . ._ .. T N'_EI.flO�SE�' 7 -.-, � i �'€"`�—���= ic ' N o �_, ��N i � —� �u-P/9`»-�T�� . EXHI 2S102CD-01000 2S102CD-01100 MUTSCHLER DAVID K MADSEN JUDITH L 9465 SW EDGEWOOD 9515 SW EDGEWOOD � TIGARD,OR 97223 TIGARD,OR 97223 2S 102CD-01101 2S 102CD-02000 DURFEE STANLEY D 8 CYNTHIA A BATES VIRGINIA A AND � 9580 SW O'MARA ST 9680 SW O'MARA STREET TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02001 2S102CD-02100 MCDILL STEVEN J&KIMBERLY C WHITEMAN TEX R LEWAHNA 9630 SW O'MARA ST 9530 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S 102CD-02200 2S 102CD-02300 GUERRANT ORVILLE D JOHNSON CLARENCE DEAN PO BOX 230297 9440 SW EDGEWOOD ST TIGARD,OR 97281 TIGARD,OR 97223 2S 102CD-02400 2S 102CD-02 FISHER THOMAS L TRUSTEE KUHN F R MARLYS A PO BOX 11370 9455 MCDONALD ST PORTLAND,OR 97211 TI RD,OR 97223 2S102CD-02403 2S102CD-02500 KUHN FRED R MARLYS A FLETCHER PAUL M BETTY J 9455 SW MCDONALD ST 9555 SW MCDONALD RD TIGARD,OR 97223 TIGARD,OR 97223 2S 102CD-02602 2S 102CD-02603 MUDROW MURIEL TRUSTEE BROWN ROGER A 8�JENNIFER A 10075 SW HIGHLAND DR 9605 SW HILLVIEW CT TIGARD,OR 97224 TIGARD,OR 97223 2S 102CD-02604 2S 102CD-02605 SHIRLEY JULIA A DUDLEY STEPHEN R& 9610 SW HILLVIEW COURT 9608 SW HILLVIEW CT k TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02612 2S102CD-02613 GHIGHEANU CALIN&VALENTINA C NICHOLSON VICKI L 9705 SW MCDONALD 9675 SW MCDONALD TIGARD,OR 97224 • TIGARD,OR 97224 2S 102CD-04600 2S 102CD-04700 MITCHELL CARL R MITCHELL MICHAEL H � 9435 SW EDGEWOOD ST 9405 SW EDGEWOOD �,� TIGARD,OR 97223 TIGARD,OR 97223 _ . .Y � y . � . . � ..�,' . ' 2S1020C-00101 2S102DC-00200 BAILEY IAWRENCE E II/ROSELLA K GEOFFROY DOUGLAS B , 9355 SW EDGEWOOD ST 9325 SW EDGEWOOD ` TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-00400 2S102DC-00402 SASSER DENVER AND MARLENE E BUNGER ROBERT MANFRED& 9265 SW EDGEWOOD 9215 SW EDGEWOOD ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102DG00403 2S 102DG00404 KING SCOTT G&ELIZABETH A WACHSMUTH LOUIS J& 9235 SW EDGEWOOD ST 9285 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-00505 2S102DG01601 STAPLES GUY G&DONNA G GILCHRIST EARL J NONA 9175 SW EDGEWOOD ST 9100 SW EDGEWOOD ST TIGARD,OR 97223 TIGARD,OR 97223 2S102DG01603 2S102DC-01700 CLARK PAUL E BETTY J WILLIAMS DEL ROY D& 9160 SW EDGEWOOD 9200 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S 102DC-0180Q 2S 102DC-01900 GEDNEY REX&FRAYNIE M TRS STONE VIRGINIA 9270 SW EDGEWOOD ST PO BOX 37 TIGARD,OR 97223 SEAVIEW,WA 98644 2S102DC-02000 2S 102DG02001 BRADY TWYLA FAITH GETSINGER DAVID A 9360 SW EDGEWOOD 9400 SW EDGEWOOD ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102DC-02100 2S 102DC-02200 CROW GERALD W JR&CHAREE HENNINGSEN AGNER TRUSTEE 26 BECKET ST 9295 SW MCDONALD LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 102DG02300 2S 102DC-02400 MAWHIRTER ARLIE L&IRENE TRS CRANE TERRY E 9265 SW MCDONALD ST 9155 SW MC DONALD � TIGARD,OR 97223 TIGARD,OR 97223 2S111A8-00500 2S111A8-00501 NELSON LINDA M MAGLALANG JOSEPH V&FORTUNATA 9150 SW MCDONALD ST 1396 SE 65TH TIGARD,OR 97224 HILLSBORO,OR 97123 .'�•� �-. .-.�,'.. _ .,. _ .':i.� ��.'_' w�'.,.. �'� ' 2S111A8-00700 2S111A 800 OGBURN LAWRENCE L AND OGBU LAWRENCE L AND 14080 SW 93RD AVE 140 SW 93RD AVE ` TIGARD,OR 97224 TI ARD,OR 97224 . 2S 111AB-00900 2S 111 AB-01000 OGBURN LAW NCE L AND OGBURN LAWRENCE L AND 14080 SW 9 D AVE 14080 SW 93RD TIGARD R 97224 TIGARD,OR 97223 2S111A6-01201 2S111A8-01300 HANLON MARCELYN K WILLIAMS LESLIE P JR&LOLA L 9225 SW ELROSE CT 11480 SW ROYAL VILLA DR TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-01700 2S111AB-01800 BEARD JOHN D 8 LYNN C CO-TRS FEEHAN JACK D&SUSAN 9230 SW ELROSE CT 14170 SW 93RD DR TIGARD,OR 97224 TIGARD,OR 97224 2S111A8-03000 2S111AB-03100 GRIFFIN CHARLES R AND BARBARA K SMITH CY T 8�DIANE 14175 SW 93RD AVE 14135 SW 93RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-03200 2S 111 A6-03300 SCHWARZER GERTRUD E&PETER H FRENI THOMAS E AND 9330 SW MCDONALD 9430 SW MCDONALD ST TIGARD,OR 97224-5932 TIGARD,OR 97224 2S1116 '� 103 2S111BA-00105 LAUTT RONALD R AND ANNA M � 14140 SW 97TH AVE TIGARD,OR 97224 2S 111 BA-00109 2S 111 BA-00111 PARKER THOMAS D&LINDA WASHINGTON COUNTY 14110 SW 97TH AVE 111 SE WASHINGTON ST TIGARD,OR 97223 HILLSBORO,OR 97123 2S1116A-0 3 2S111BA-00114 LAUTT NALD R AND ANNA M MYERS REED D&DEBRA R 1414 W 97TH AVE 14090 SW 97TH AVE TI ARD,OR 97224 TIGARD,OR 97224 2S1118A-06100 2S111BA-0 1 MAWHIRTER IRENE TR TIGAR[) TY OF 9265 SW MCDONALD ST 1312 W HALL TIGARD,OR 97224 TI RD,OR 97223 • 2S1116A-06 2S111BA-06300 � MAWHIR R IRENE TR MAWHIRTER I E TR 9265 MCDONALD ST 9265 SW ONALD ST ` TI ,D,OR 97224 TIGAR R 97224 2S 111 BA-0 2S 111 BA-06500 MAWHIRT IRENE TR MAWHIRTER ARLIE L TR 9265 S MCDONALD ST 9265 SW MCDONALD ST TIG ,OR 97224 TIGARD,OR 97224 2S111 BA-0660 2S 111 BA-08600 MAWHIRT IRENE TR HUGHES DAVID A AND VICKIE M 9265 MCDONALD ST 9435 SW MTN VIEW LN TI D,OR 97224 TIGARD,OR 97224 2S 111 BA-08700 2S 111 BA-0890 COURTNEY RONALO B&VICKI R LAUTT RO D R 8 ANNA M 14124 SW 97TH AVE 14140 97TH AVE TIGARD,OR 97224 TIGA ,OR 97224 2S 111 BA-09000 ROSS JEFFREY A 8 GAYLA 14100 SW 97TH AVE TIGARD,OR 97224 [ ` � � " . REQUEST FOR COMMENTS CITY OF TIGARD �ommunity�DeveCapment S�apingA Better'Comrnunity `� UATE: December 8,1999 T0: PER ATTACHED FROM: City of Tigard Planning Di�ision STAFF CONTACT: lulia Powell Nalduk,Associate Planner Phone: [5031639-4111/Fax: [5031684-1297 CONDITIONAL USE PERMIT [CUPI 1999-00006 ➢ WOODLAND NEIGHTS ASSISTED LIVING CENTER Q [AKA CROW ASSISTED LIVING CENTERI REQUEST: The applicant has requested The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. Attached is the SItC PI811,Vicinity Map and ApplicanYs Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: December 22,1999. You may use the space provided below or attach a separate letter to return your comments. If you ere ullablC t0 I'esp011d bY the abOUC dete, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS TNAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. _ Written comments provided below: ��Cease provufe ike follo-wing inforn�ationJ ame of Person s ommenting: Phone Number(s): AGENCY REQUEST FOR COMMENTS ; . . ,� CITY TIGARD REQUEST FOR CON�ENTS MOTIFICATION LIST FOR LAMD USE�COMMUNITY DEVELOPMENT APPLICATIONS CITArea:tc1[E�tsl tw� CITIZEN INVOLVEMENTTEAMS m p�ecetorrev�ewtnubrerycRB�ekt� fllE NO[Sl.: - ` • FILE NAME[Sk . CITY OFFlCES .' 1 LONG RANGE PLANNING/Nadine Smith,�,,.rv�. COMMUNITY DVLPMNT.DEPTJo.+�.sw r.�,�. ' POLICE DEPTJJim Wolf,«�.�.vwa�arc., , BUILDING DIVISION/Gary Lampella,a��a«�orr w ENGINEERING DEPT./Brian Rager,o�no�TM,�w��E�o�. WATER DEPTJMichael Miller,UliitiesManager _CIT'Y ADMINISTRATION/Cathy Wheatley,c,�,RKO.ae� _OPERATIONS DEPT.IJohn Roy,�oa�Y Ma��� _OTHER SPECIAL DISTRICTS �' TUAL.HILLS PARK&REC.DIST.�- 7UALATIN VALLEY FIRE 8 RESCUE� TUALATIN VALLEY WATER DISTRICT� - UNIFIED SWRGE.AGENCY� Planning Manager Fire Marshall Administrative Office Julia HuffmaNSWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street BeaveRon,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE IURISDICTIONS ��. °4 CITY OF BEAVERTON �It _ CITY OF TUALATIN� OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _ Irish Bunnell,oe,•�wv�s�5 PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING � _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street,NE _ CITY OF DURHAM � 600 NE Gra�d Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,c�o�nn M��coom�o� OR.DEPT.OF LAND CONSERV.B DVLP. 333 SW First Avenue _ Mel Huie,cremsvx«coob�aaccrazo�> Larry French PO Box 2946 CITY OF KING CITY� _ Jennifer Budhabhatti,RepiqW Plxr�cr(WetlaMS) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY� King City,OR 97224 _ OR.DEPT.OF ENERGY c�o�w�hn.�� _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue CITY OF LAKE OSWEGO� Routing TTRC—Attn: Renae FeRera Tom Highland,Plaixiirq Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro.OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 Brent Curtis ccan> Lake Oswego,OR 97034 _5cott King ccPa� _ OR.DEPT.OF ENVIRON.QUALI7Y(DEQ) ODOT,REGION 1 � Mike BoReson�e�q�� CITY OF PORTLAND t�r�w�eum:�,a ao��nw e��ny��� _Sonya Kazen,oe„ewvme�a Re�cowu�aw. Jim Tice pcn� David Knowles,vu�u sw�a�o��. Regional Administrator _Carl Toland, Right-of-Way Section Naca�p�s� _Tom Harry tc�n�.� Portland Building 106,Rm. 1002 2020 SW Forth Avenue,Suite 400 123 NW Flanders Phil Healy�c��a�.> 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Sr.Canographer��,�„MS,. Portland,OR 97204 _Jim Nims czca�Ms+s ODOT,REGION 1 -DISTRICT 2A� _Doria Mateja czcn�Ms+4 Jane Estes,P�,�n sv���� 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 UTILITY PROVIDERS ANO SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Bunington NorthemlSama Fe R!R Predecessor) Robert I.Melbo,President&General Manager 110 W.10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS `�TCI CABLEVISION OF OREGON TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer�n��o�o�y� Pat McGann Michael Kiser,Project Planner 5424 SE Mcloughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 Portland,OR 97232 Beaverton,OR 97006-4886 PORTLAND GENERAL ELECTRIC �%' NW NATURAL GAS COMPANY ✓ GENERAL TELEPHONE �'��US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant 5cott Palmer Elaine Self,Engineering Lori Oomey,Engineering 9480 SW Bceckman Road 220 NW Second Avenue MC: OR030546 8021 SW Capitol Hill Rd,Rm 11( �Isonville,OR 97070 Portiand,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 TIGARDlTUALATIN SCHOOL DIST.it23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE�n�.e.orNaxm.oreew� Marsha Butler,AdminisVative O�ces Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Me�fo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006 Portland,OR 97232 INDI(ATES AUTOMAiIC NOTIFICATION IN COMPLIAHCE WITH INTEA60YERNMENTAL AGREEMENT If WIIHIN_i00'OF THE SUBJECT PROPERTY fOft ANY/All CIiY PAOJECTS(Project Planner Is Responsible For Indiaong Parties To Nabir�. h:�palty4naslers�Request For Commenls Nolification LisLdoc SAct-99 NOTE: THIS INFORMATION IS VALID FOR 3 MONTH FROM THE DATE PRINTED ON THIS MAP! • � --- —� � /�� ' /, ° �, ` � , �,, ; _ --- – – --- -- - O'MARA —----- , - . � � ;-- - _ �; .E��kA�� � ,�F�RM�r �� .�,�M . � � I NOTIFICATION �i ' � ; � ,-�--� -- - —; � AREA MAP � � �- - --- � � ��,ozo�o�' I (S 00') �� zs�oicooatoo � � � � r r- ' ; i ss�ozocooaos, I _._ __ �� -,--- � i � � , � 5 � I � � �� � t ias000az�o � .� , I I � � :�ozocomoi i � ' _____________I �otcoanm ts�o2coonoo I . tl amcoosos � 1 ' ;sio:coomob tsio:cuaasoa i I / i � � 2S101DC00400 � � � I � , =�a=o���• � � I ; ; � i FOR: GERALD CROW __ ___-�- �_, -_ _____ _E ` i ' � ' ---�___1-—� --- � RE: 2S I O�DC 2 I 00 & 2400 y , I T--- Q�ElN44Q � __—_------ --- ---- �� , � _____. �' imotcoozooi � �-------T =___________ �°�__ � I __ , � � � —� �S,o�o�a=oo � � � , -- t�totcoanoi I zsiozcootaoa I �zsiaiocatooa istotocoisool_zslu;ocoieoa istaiocarroo , 2S10YC002000 I IS102CD0220U i tstatcoa:eax ,,_._-I I ' ;i ; I TAX B� ST '' �3 ��azocoism � i zsio:ocoiso . � � _� � i I � ; ;I � � ,: i i f I /�ti , .�/�/� . ..` .. ..�ti112C00lBO � i _ , I --- ��P' �, IEW CT i —-- i — _ __-- !---- � , __� , , � — ,� � �.,_ � —,__--_—I — � � � t�totcoazn ', i � � ._ ts�otcooseo� I__ .__ ! � is�oicooiea i zsiamaozsoo r - --i— - ._--1 i s�otocauaoi tstotoconoa i :s�e:oeo:�aa jts�atcooie�i tswzcoateto :�ioieooia � � � _ __ � ___ I _ 1 - ___ _�_ -_ _ _I --- � ; - _ _- _-- ��sm�osioi.. � � �_�� � _ _------ - _.. � 8�081�U 25T�1BR0�0 � I . � � ... .._ ..�___.... � .. ._ . ___- _--- . .�_._.. ..._..� ._. _.___.. � - � ._2S11BA�fi]00 I � 15111�BOOBqO 2S11U600700 � tSYtl8R06500 7E111BA00103 I � I� �0820� ._.! ... � tS111BA0ifi00��7 OOi11�....I I 2Sitl�B03t00 I . - -I$11UBOOBQO- -.1¢1iL1600ISi1U800500 I . � . � I ----tS711BA00105 �, � i �. 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I (SOJ)639-4171 ��'�_` - - -- ��-- hlip:!/www.ci.ligardor.us I' N- U - - -- --- — -- - - 1 Z . r.-�— - -- -- - _ Commun�ty Deveiopment Plot date:Jul 8, 1999;C:ImagiclMAGIC03.APR 2S102CD-01000 2S102CD-01100 � MUTSCHLER DAVID K MADSEN JUDITH L 9465 SW EDGEWOOD 9515 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S1�2CD-01101 2S102CD-02000 DURFEE STANLEY D&CYNTHIA A BATES VIRGINIA A AND 9580 SW O'MARA ST 9680 SW O'MARA STREET TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02001 2S102CD-02100 MCDILL STEVEN J 8�KIMBERLY C WHITEMAN TEX R LEWAHNA 9630 SW O'MARA ST 9530 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02200 2S102CD-02300 GUERRANT ORVILLE D JOHNSON CLARENCE DEAN PO BOX 230297 9440 SW EDGEWOOD ST TIGARD,OR 97281 TIGARD,OR 97223 2S 102CD-02400 2S 102CD-024 FISHER THOMAS L TRUSTEE KUHN FR R MARLYS A PO BOX 11370 9455 MCDONALD 5T PORTLAND,OR 97211 TI RD,OR 97223 2S102CD-02403 2S102CD-02500 KUHN FRED R MARLYS A FLETCHER PAUL M BETTY J 9455 SW MCDONALD ST 9555 SW MCDONALD RD TIGARD,OR 97223 TIGARD,OR 97223 2S 102CD-02602 2S 102CD-02603 MUDROW MURIEL TRUSTEE BROWN ROGER A&JENNIFER A 10075 SW HIGHLAND DR 9605 SW HILLVIEW CT TIGARD,OR 97224 TIGARD,OR 97223 2S102CD-02604 2S102CD-02605 SHIRLEY JULIA A DUDLEY STEPHEN R& 9610 SW HILLVIEW COURT 9608 SW HILLVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02612 25102CD-02613 GHIGHEANU CALIN&VALENTINA C NICHOLSON VICKI L 9705 SW MCDONALD 9675 SW MCDONALD TIGARD,OR 97224 • TIGARD,OR 97224 2S102CD-04600 2S 1 a2CD-04700 MITCHELL CARL R MITCHELL MICHAEL H 9435 SW EDGEWOOD ST 9405 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S 102DC-00101 2S 102DC-00200 BAILEY LAWRENCE E II/ROSELLA K GEOFFROY DOUGLAS B 9355 SW EDGEWOOD ST 9325 SW EDGEWOOD = TIGARD,OR 97223 TIGARD,OR 97223 2S 102 DC-00400 2S 102DC-00402 SASSER DENVER AND MARLENE E BUNGER ROBERT MANFRED& 9265 SW EDGEWOOD 9215 SW EDGEWOOD ST TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-00403 2S102DC-00404 KING SCOTT G&ELIZABETH A WACHSMUTH LOUIS J& 9235 SW EDGEWOOD ST 9285 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-00505 2S102DC-01601 . STAPLES GUY G&DONNA G GILCHRIST EARL J NONA 9175 SW EDGEWOOD ST 9100 SW EDGEWOOD ST TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-01603 2S102DC-01700 CLARK PAUL E BETTY J WI�LIAMS DEL ROY D& 9160 SW EDGEWOOD 9200 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-01800 2S102DC-01900 GEDNEY REX&FRAYNIE M TRS STONE VIRGINIA 9270 SW EDGEWOOD ST PO BOX 37 TIGARD,OR 97223 SEAVIEW,WA 98644 2S102DC-020�0 2S 102DC-02001 BRADY TWYLA FAITH GETSINGER DAVID A 9360 SW EDGEWOOD 9400 SW EDGEWOOD ST TIGARD,OR 97223 TIGARD,OR 97223 2S102DC-02100 2S102DC-02200 CROW GERALD W JR&CHAREE HENNINGSEN AGNER TRUSTEE 26 BECKET ST 9295 SW MCDONALD LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 102 DC-02300 2S 102DC-02400 MAWHIRTER ARLIE L&IRENE TRS CRANE TERRY E 9265 SW MCDONALD ST 9155 SW MC DONALD TIGARD,OR 97223 TIGARD,OR 97223 2S111A6-00500 2S111A6-00501 NELSON LINDA M MAGLALANG JOSEPH V&FORTUNATA 9150 SW MCDONALD ST 1396 SE 65TH TIGARD,OR 97224 HILLSBORO,OR 97123 2S111AB-00700 2S111A 00800 OGBURN LAWRENCE L AND OGBU N LAWRENCE L AND 14080 SW 93RD AVE 140 SW 93RD AVE TIGARD,OR 97224 TI�ARD,OR 97224 �`� 2S111AB-00900 2S111AB-01000 ` OGBURN LAW NCE L AND OGBURN LAWRENCE L AND ^, 14080 SW D AVE 14080 SW 93RD TIGARD R 97224 TIGARD,OR 97223 �� ,�r: �� 2S111AB-�1201 2S111A6-01300 HANLON MARCELYN K WILLIAMS LESLIE P JR&LOLA L 9225 SW ELROSE CT 11480 SW ROYAL VILLA DR TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-01700 2S111AB-0180a BEARD JOHN D&LYNN C CO-TRS FEEHAN JACK D&SUSAN 9230 SW ELROSE CT 14170 SW 93RD DR TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03000 2S111AB-03100 GRIFFIN CHARLES R AND BARBARA K SMITH CY T&DIANE 14175 SW 93RD AVE 14135 SW 93RD AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-03200 2S111AB-03300 SCHWARZER GERTRUD E&PETER H FRENI THOMAS E AND 9330 SW MCDONALD 9430 SW MCDONALD ST TIGARD,OR 97224-5932 TIGARD,OR 97224 2S111B 103 2S111BA-00105 LAUlT RONALD R AND ANNA M 14140 SW 97TH AVE TIGARD,OR 97224 2S1116A-00109 2S1116A-00111 PARKER THOMAS D&LINDA WASHINGTON COUNTY 14110 SW 97TH AVE 111 SE WASHINGTON ST TIGARD,OR 97223 HILLSBORO,OR 97123 2S111BA-0 3 2S111BA-00114 LAUTT NALD R AND ANNA M MYERS REED D&DEBRA R 1414 W 97TH AVE 14090 SW 97TH AVE TI ARD,OR 97224 TIGARD,OR 97224 2S 111 BA-06100 2S 111 BA-0 1 MAWHIRTER IRENE TR TIGARD TY OF 9265 SW MCDONALD ST 13125 W HALL TIGARD,OR 97224 TI RD,OR 97223 2S111BA-06 2S111BA-06300 � MAWHIR R IRENE TR MAWHIRTER I E TR 9265 MCDONALD ST 9265 SW ONALD ST TIG D,OR 97224 TIGAR R 97224 2S 111 BA-0 2S 111 BA-06500 MAWHIRT IRENE TR MAWHIRTER ARLIE L TR 9265 S MCDONALD ST 9265 SW MCDONALD ST TIG b,OR 97224 TIGARD,OR 97224 2S1116A-0660 2S1116A-08600 MAWHIRT IRENE TR HUGHES DAVID A AND VICKIE M 9265 MCDONALD ST 9435 SW MTN VIEW LN TI D,OR 97224 TIGARD,OR 97224 2S1118A-08700 2S111BA-0890 COURTNEY RONALD B&VICKI R LAUTT RO D R&ANNA M 14124 SW 97TH AVE 14140 97TH AVE TIGARD,OR 97224 TIGA b,OR 97224 2S 111 BA-09000 ROSS JEFFREY A&GAYLA 14100 SW 97TH AVE TIGARD,OR 97224 .., �e�1. /' lar � l� v bert� .� � ; � o -� � �cr� . � � � � �s T c� +r� a d r�ss /,s� D 7 P(/l r o�� r:�/' �y��i� � r � � � � , �� OD d �Ovr� rv E�" , � � � Tac ,c �� � �` .2 / � � �t b a� r �--� o-F� 2 �f o 0 �' a� zS � .zo� !�l dGtr�SS q � 35 �, �, / " c IJo�I�lc�, C a ►�� a�f yl�i� � 7� : �e v�� �� G� Cr�a t.v . .Z � l3 e c. `:c `� S� , L,a. � � as�.v� a � �r� ��o� S— � C-; `�7` �/� 7 �1 � 1 �� ��iv� �s G`�" ` l l I '� a-lv�5 -a 5°I'�- T��s t�4�u I�GT� OU OT l�(�L� r� t,0 ru7�-� 3�` '�tfiD tv G- � h'l�-TG�12��-L SErvT ��f IM1�c1� 6►N '�`°� , �� `�D I�pp��55 �43bV� - 1/I.a�C./c� �.} ,'r - - � e�. �u r � l� v b e r f� . .�� � � ; � p -� � �crc� . •�.. (`j � /� � � �s � c� +� a �r�ss �s� O �P v�r ��� �� �9�� � � � � � , ��CJV p �ovr rv e�` . � � � Ta X �C� � � � / C.� o f �Q� 1` a.Y-� �-� .2 ! o 0 � a� zs � ,� o� !1 Ol Gt r�SS q J �.S J, �� / ' ` � Do�/I cp lc�, �o v�� a c f J�1/1 e � � : CC' Y1� �� (�v Cf o�.t� r z � �3 � � �:��' s� . � �. �; � aS�� o , ��� ��o .� s- � � � �- ��� 7 � DATE � �— G�� 1 R E C E I PT N�JS B E R 0 RECEIVED FROM G�� I�(J� v'� _ Address � T�,�.K�� ✓ 1 �!l� (�L�i1(� U�C.� Gr j►TJ„[ - � U J o' i _ � DOLLARS �_ �l e� FOR S- 8 � ACCOUNT HOW PAID n BEGINNING c BALANCE GSH 'I � AMOUNT o PAID CHECK % BALANCE 3 °W�Of°'•�� DUE MONEY ORDER gy DA I_`, l.�.•V �P, NOTICE TO MORTGAGEE, LIEN; .DER,VENDOR OR SELLER: THE 11GARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. CITY OF TIGARD Community Develapment SFiaping�l Better Community PUBLIC HEARING NOTICE �. NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, JANUARY 24. 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: FILE NO.: CONDITIONAL USE PERMIT (CUP) I 999-00006 FILE TITLE: WOODLAND HEIGHTS ASSISTED LIVING CENTER APPLICANT: Gerald W. Jr. and Charee Crow OWNERS: Same 26 Becket Street Lake Oswego, OR 97035 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 a 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. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURES ADOPTED BY THE TIGARD PLANNING COMMISSION AND/OR CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE CITY COUNCIL MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, �R CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. CUP1999-00006 NOTICE OF 1/24/2000 HEARINGS OFFICER PUBLIC HEARING WOODLAND HEfGHTS ASSISTED LIVING CENTER IF A PERSON SUBMITS EVIDE� IN SUPPORT TO THE APPLICATION ;S THAN SEVEN (7) DAYS PRIOR TO THE PUBLIC HEARING, ANY rARTY IS ENTITLED TO REQUEST A CUNTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE CITY COUNCIL WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REC�UEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST 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 TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE—NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY—FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE CITY RECORDER OR STAFF PLANNER, JULIA POWELL HAJDUK, AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. � / �� — �— � ,����� .� ��� .� � � , ..o.....,�,..e...,,a....... I i VICINITY MAP ' �-- N . ___��__� � s '� CUP1999-00006 ' � � x_ -; ________ � I - _ _ I WOODLAND HEIGHTS '� � ASSISTED � � � , LIVING CENTER ' � i � 4 SUBJECT ` SITE � J I � I � T I I � I � �L e � r maw�wEn � � , N E �'. � T � N � � _ ! uNr ', s�F.., I ��, — ,_.»,.� I� � ' ` � -T' � � I I � IANE > 1 i �� ' , I � — Cityo(Tigard ._� `_i_.__. ___ � � � ,. _ __ __ —_'.— w.��m�..m.o.a.ww•iw.aa.rw � � . , � . � . . A I ', � �j � � x r.�rr..�.e..,..�..eo�.�+s.�.�..u...� > _JJ€N Z$T_ - '_ 1 i— �-�L�—,�SS�_`_� .. ._-'nS,.__, �r''�' � �Ty.a nn I � � I l � �NE{S� (sosieaw��� ____ . �ow...oq.�r CUP1999-00006 NOTICE OF 1/24/2000 HEARINGS OFFICER PUBLIC H�ARING WOODLAND HEIGHTS ASSISTED LIVING CENTER � �a.�.,o i i � i i i i � � � i _.._.._.._.. _.�_�so�—'q•� � p� � xzee � I I _o,�' '-�--�---•--� �4a,o � .. ..—.__. � � I � "":`°"` Z � � � � � I � — •--•— — — I � I � �j �� � � �� � wQ°P°sE° I / �j ----- ---- � . _ I �-----, ' �----, ' o I � p � � � � Tf1V(1('R�VNY IFLEIIO_ I Z 3I a � rsMSO I — :S. 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'� ""—"'� "' " -� --���--�-=-.�-���--�= �-� �-�---------�----� ----.~.._..=-----`_.--�----, � � .._... ._._ . ; � � � 0 a < m z c TI y I SITE PLAN � CUP1999-00006 EXHIBIT MAP N _____________________ WOODLAND HEIGHTS ASSISTED LIVING CENTER ma is not to scale . • . � /�c ��.:M 'P Z.��' ��` GEOGRAPHIC iNF�RMPTiON 5 P VICINITY MAP 0J � P -yi �_ N <y,�� _ _ _ _ _ _ _ _ � _ s !� CU P I 999-00006 W - ��� �' , L i TsT i : _ _ _ _ _ _ _ _ ���, � 'MT--_ � WOODLAND HEIGHTS � � �� ASSISTED � LIVING CENTER G � � J�� � � \, I I �,� �oQD?_—_—�-- SUBJ ECT I , Q __ � i SITE � __ ti,� � � ; �VIEW CT -- �i� �� --� , 87 I_ � �—�_ —�i SW II�ON/lD STAEET --�- � MAONAID SiiEET o r— ANZEN� �i � � E __i T r � �`B°��� N � � _ _ � � � W MOUNTq �� 0 200 _ aoo eoo Fee� ��/Fw 1..=a73 feet �I F— � j�___i � _i �, � a� �_i � ' Q SW GREENSWA� �qNE t�{� � �� —I 1� � �� �_ � I � �, r--, c�ry oe�-� .��d N 2 � Infortnation on this map is for general lowtion only and �� � S should be verfied with Me Development Services Division. T 13125 SW Hall Blvd , i , --�•������p7-���-�� T -- Tigard,OR 97223 ' � � � � . 1 I i �� i , __.��.$T__, {W3)639-4171 Communit' PIOt http:llvrv.w.ci.tigard.o[us y elop� � -� -1 - - - ------ ' Dev ment -�--—,'—- -- - - `�___ : - -�� � - -- - -- date: Nov 4, 1999;C:UnagicWIAGIC03.APR 120 DAYS��I�I�OOO CITY OF TIGARD C�mmuuity 4�eveCopment S(tapi�tg A Better�'om�n unity CITY OF TIGARD 'Was�i�zgto�n County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Case Number: CUP1999-00006 Case Name: WOODLAND HEIGHTS ASSISTED LIVING CENTER Name of Owner(s): GERALD W. JR. & CHAREE CROW Name of Applicant: SAME Address of Applicant: 26 BECKET STREET, LAKE OSWEGO, OR 97035 Address of Property: 9335 SW MCDONALD STREET Tax Map(s)/Lot No(s).: 2S102DC, 02100 A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON , TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: The applicant is requesting conditional use permit approval to construct a finro-story, 48-room assisted living facility consisting of approximately 33,000 square feet on a 81,982 square foot parcel. 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, 18.810. Action: -➢ ❑ Approval as Requested 0 Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: � Owners of record within the required distance � Affected governmental agencies � The affected Citizen Involvement Team Facilitator 0 The applicant and owner(s) The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Final Decision: THIS DECISION IS FINAL ON (INSERT DATE) AND BECOMES EFFECTIVE ON (INSERT DATE) UNLESS AN APPEAL IS FILED. �pea1: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON (INSERT DATE). Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER Gerald W. Jr. & Charee Crow "EXHIBIT B" 26 Becket Street Lake Oswego, OR 97035 NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER -------------- -------------- CU P1999-00006 VAR1999-000?? -------------- -------------- CROW ASSISTED LIVING CENTER I:\curpinlsetupllables\cup\cup1999-00006 HO fi�al order.doc � ' AFFIDAVIT OF MAILING � CITV OF TIGARD Community�vecelopn:ent SFrapingA BetterCommunity S7A7E O�'012,EGON ) County of�Nashington )ss. City of 7igard ) I, ShirCey L. 7reat, being first duly sworn/affirm, on oath depose and say that I am an Actministrative SpeciaCut I for the �ity of�I'r�ard, `Was(zington County, Oregon and that I served the following: (Check Approqiafe Box(s)Bebw} ❑ NOTICE OF: PENDING APPLICATION FOR: � (TypelKind o(Notice) (File No./Name Reference) (14Day Comment Period) ❑ City of Tigard Planning Director ❑ NoncE oF TYPE 11 DECISION FoR:� � AMENDED NOTICE (File NolName Reference) ❑ City of Tigard Planning Director ❑ NoncE oF PUBLIC NEARING FoR: � � AMENDED NOTICE (File NolName Reference) (Date of aub�ic rieadng) ❑ City of Tigard Planning Director � Tigard Hearings Officer p Tigard Planning Commission � Tigard City Council � NOTICE OF FINAL ORDER FOR: � [CUP11999-00006 WOODLAND HEI6HTS ASSISTED LIYIN6 CENTER � AMENDED NOTICE (Fiie No./Name Reference) (Date of Public Heanng) p City of Tigard Planning Director � Tigard Hearings Officer p Tigard Planning Commission p Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S) of which is attached, marked Ellhlblt "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhlblt"B",on February 2, 2000, and deposited in the United States Mail on February 2, 2000, postage prepaid. J � ( erson that Prepared Notice) Subscribed and sworn/affirmed before me on the�� day of � a� c , 20Q�. NOTARY PUBLIC OF ORE60N o��cu�s� My Commission Expires: /3 SHERMAN S.CASPER NOTARY pUBUC-0REGON MY COMMISSION�D(P RES MAY 13�2003 . � � � 120 DAYS=4/5/2000 CITY OF TIGARD Commur:ity rDe•veCopment S�apirtgA Better Corn�riuizity CITY OF TIGARD 4Nasjin�to�t Cou�aty, Orego�i NOTICE OF FINAL ORDER BY TNE NEARINGS OFFICER Case Number: CONDITIONAL USE PERMIT(CUP) 1999-00006 Case Name: WOODLAND HEIGHTS ASSISTED LIVING CENTER Name of Owners: GERALD W. JR. & CHAREE CROW Name of Applicant: SAME Address of Applicant: 26 BECKET STREET, LAKE OSWEGO, OR 97035 Address of Property: 9335 SW MCDONALD STREET Tax Map/Lot No.: 2S102DC, 02100 A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR CONDITIONAL USE PERMIT APPROVAL. THE CITY OF TIGARD HEARINGS OFFICER NAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REYIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND REfOMMENDATIONS FOR THE APPLICATION DESfRIBED IN FURTHER DETAII IN THE STAFF REPORT. THE HEARINGS OfFICER HELD A PUBLIL HEARING ON IANUARY 24, 2000 TO REfEIYE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CON[LUSIONS CONTAINED WITHIN TNIS FINAL ORDER. r al: The applicant has requested Conditional Use Permit approval to construct a two-story, 48-room assisted living facility consisting of approximately 33,000 square feet on a 81,982 square foot parcel. one: 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. Action:--►❑ Approval as Requested � Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: � Owners of record within the required distance � Affected governmental agencies � The affected Citizen Involvement Team Facilitator 0 The applicant and owner(s) The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Final Decision: THIS DECISION IS FINAL ON FEBRUARY 2, 2000 AND BECOMES EFFECTIVE ON FEBRUARY 17, 2000 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Directo� within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON FEBRUARY I G, 2000. I Questions:If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER (PUBLIC HEARING HELD 1/24/2000) CUP1999-00006/WOODLAND HEIGHTS ASSISTED LIVING CENTER r � ' BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Gerald and ) F I N A L O R D E R Charee Crow for a conditional use permit ) • for an assisted living facility at 9335 SW ) CUP 1999-00006 McDonald Street in the Ciry 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. 1fie 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 RepoR dated January 14, 2000 (the Staff Report). T'he 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 tesUfied 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. II. 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 rec;ord, 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 of�cer 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 3taff 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 projec� 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 faciliry 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. Anla�om 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 O�cer Fina!Order CUP 1999-00006(Crow) page z . , c. Mr. Kent testified about the storm water system. He noted the City requires the applicant to pipe a11 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 these 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. IIL pISCUSSION 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.l 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 "'TDC"). A"Group Living"use is one that contains "[1]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 mclude"residendal 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. 1 The issue of whether the proposed use SHOiJLD be pemutted 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 wheWer 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 appGcable standards. Hearings O,�`'icer 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 relevan�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 181ots 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 dire�t traffic through that intersection except along McDonald Street; that is, vehicles eaciting and entering the site ordinarily will have no reason w 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 Stree�. 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 18330.030.A provides a C[1P must comply with the following: 1. The site size and dimensions provide adeyuate area for the needs of the pmposed use; 2. 1'he impacts of the proposed use of the site can be accommodated considering size,shape, location, �P�g�Phy,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 tlus 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 18J80, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Hearirtgs O�cer Final Order CUP 1999-00006(Crow) page q of this applicant; it is a general citywide responsibility that should be addressed accordingly. 3. The testimony raising concerns aboul slorm 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.1 and 2. a. The hearings officer finds that the preliminary 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 fulf'ill 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 faciliry 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. Tfie 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 RepoR and this final order. Heariregs O�cer Final Order CUP 1999-00006(Crow) Page S 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 substanrial 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 elevadons 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 approval2. 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 dces 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 O�cer Final Order CUP 1999-00006(Crow) Page 6 � t � , � 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. N. 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 enswe 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 approva131 is hereby added to read as follows: 31. Exterior light fixtures shall be selected, situated and operated so that they do not cau.se 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 parking 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 approva133 is hereby added to read as follows: Hearings O,�"icer Final Order CUP 1999-00006(Crow) page 7 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 identif'icafion signs not larger than two square feet are permitted in the parldng 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, AI City of Ti He ngs Officer Hearings O�cer Final Order CUP 1999-00006(Crow) page g / � � r i , , � � . ' Agenda Item: 2.1 Hearing Date: January 24 2000 Time: 7:00 PM STAFF REPORT TO TNE � : HEARING'S OFFICER �ITY OF TIGARD fOR THE CITY OF TIGARD, OREGON Lam„�u�l=ty�«��,�nr�nr y S�tajniy/�BettcrConunuuit 120 DAYS = 4/5l2000 SECTION I. APPLICATION SUMMARY ` FILE NAME: WOODLAND HEIGHTS ASSISTED LIVING FACILITY CASE NO.: Conditional Use Permit (CUP) CUP1999-00006 APPLICANT/ Gerald and Charee Crow OWNERS: 26 Beck Street 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 fo� 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 FINA� 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: Planning Conditions: 1. Submit evidence that the lot line adjustment (MIS 1999-00021) has tieen recorded. 2. Provide the elevation of the 2"� 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 T�gard 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 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER ; ; • , � 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. Engineering 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 applicanYs construction plans shall indicate that they will construct the following frontage improvements along SW McDonald Street as a part of this project: WOODI.AND HEIGHTS ASSISTED LIVING FACILITY PAGE 3 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER 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 BUILDING INSPECTION: Engineering 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; othenNise "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 HE�GHTS ASSISTED LIVING FACILITY PAGE 4 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER ... � . , 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 Historv: 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 Proposal 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-room assist�d 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. Summary Land Use Permits and Decision Making 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 fhat predominantly contain discretionary approval criteria. Type III-HO actions are decided by the Hea�ings Officer with appeals to or review by the City Council. �ECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable c�iteria in this case in the Chapter order in which they are addressed in this report are as follows: WOODLANO HEIGHTS ASSISTED LIVING FACILITY PAGE 5 OF 21 CUP1999-00006 �/24/2000 STAFF REPORT TO THE HEARINGS OFFICER A. S ecific Conditional Use Criteria eneral Approval Criteria) Additional Conditions of Ap roval) B. licabl Devel men de Standards 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. St_rQ�t 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 Ghapter 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 Makmg Procedures;18.510, Residential Zoning Districts, 18.705, Access, Egress and Circulation; 18.745, La�dscaping 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 followin� 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 Approval 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The characteristics of the site are suitable fo�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 buffe�ed 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 rriodified 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.B.15 and the dimensions proposed for this development. STANDARD R�.S CONDITIONAL USE PROPOSED REQUIREMENT Minimum Lot Size 7,5000 sq.ft. 5,000 sq.ft 81,982 sq.ft Minimum Lot�dth 50 ft. Not mentioned 198'approx. Minimum Setbacks SAME AS R�.5 - Front yard 20 ft. 215 ft. - Side facing street on corner&through lots 15 ft. N/A - Side yard 5 ft 35 ft each side - Rear yard 15 ft 40 ft,22 ft from deck - Side of rear yard abutting more restric6ve zoning district N/A N/A - Distance between property line and garage entrance 20 ft. N/A Maximum Height 30 ft. SAME AS R-4.5 29 ft.approx.[1] Maximum 5ite Coverage[2] N/A Not mentioned 38% Minimum Landscape Requirement N/A Not mentioned 62% [1] Approximate figures are provided where the applicant's infortnaGon is not Gear or accuracy is ques5oned. 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 othe� 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 repo�t. The use will comply with the applicable policies of the Comprehensive Plan. WOO�LAND HEIGHTS ASSISTED LIVING FACILtTY PAGE 7 OF 21 CUP1999-00p06 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER 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 Ap�roval for Conditional Use Section 18.330.030.B 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 th� 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 fu�ther 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 fu�ther 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 J 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 fu�ther to the st�eet than the building footprint. Additional fencing is not needed because structures on adjacent lots are very far away from the p�operty 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, therefo�e, a condition is not necessary. WOODIAND HEIGHTS ASSISTED LIVING FACILITY PAGE 9 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER Requiring the construction of a pedestrianlbicycle 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"� 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°/a of the neighbo�ing view, however, additional screening will help mitigate the impact of the 2"� story windows looking directiy 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER �. �;'^: t � , , The applicanYs 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 andlor 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/eg�ess 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 prope�ties 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 applicanYs property alone. If this were to occur, the applicant must grant an easement to the adjacent prope�ty 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. WOODIAND HEIGHTS ASSISTED LIVING FACILITY PAGE 11 OF 21 CUP1999-00006 1/24/2000 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 applicanYs 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. Landscaping and Screening —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 18.745.040.0 Section 18.745.040.0 requi�ed 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 ve�tical 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 shn,ibs, 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 standa�ds 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 locati�rs of proposed landscaping that shows the required landscape screening will be met. WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 12 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER Off-Street Parking and Loading (18.7651: 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 tra�c 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 p�eviously 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 clea�ly 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 sta�dard 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-Opp06 1/24/2000 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 andlor 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 applicanYs 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 requi�ements 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 biGycle 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. 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 — Chapter 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°/a 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 repo�t. 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 presenration 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 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.B. 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 improvements adjacent to this site. There may be street lights in the area, but additional lighting may be needed alon� this frontage to provide adequate illumination. In order to mitigafe the impact from this development, the applicant should construct a Goncrete 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 FACIUTY PAGE 16 OF 21 CUP1999-00006 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER ( � Sidewalks: Section 18.810.O10.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 applicanYs plan indicates that they will construct a sidewalk along the frontage of this site in accordance with City standards. Sanitar� 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 Surtace 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 18.810.090.0 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 Drainage: 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 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by 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 rid�e 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.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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 Mana�ement 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER The applicanYs plan indicates that they will convey the onsite surface water runoff into a detention pond to be located near the southeast corner of the site. The preliminary calculations provided with the application indicate the pond will be more than adequate in � size to handle the runoff from this site. Utilities: 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 capa�ity 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 surtace 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 18.810.120.0 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 Public Water System: . 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 Water Qualit�l: 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 sh�ln b� 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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER :�e 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 irispections 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 �eview 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 pa�cels. 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 ad�acent owner develops their property, they will be required to share the applicanYs driveway and grant an easement. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $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 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER In situations where the Community Development Code rer�uires the dedication of real prope�ty 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 o� 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 t�affic 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 COMMENTS The City of Tigard Building Division has reviewed the proposed and offered the following comments: (1) Using O.S.S.0 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 CUP7999-00006 1/24Y1000 STAFF REPORT TO THE HEARINGS OFFICER �. ' ' �� ` The City of Tigard Utility Manager has had the oppo�tunity to review the proposal and has " offered the foilowing 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. �ECTION VIII. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered comments which have been incorporated into the body of this repo�t. NW Natural Gas, TCI Cable, General Telephone, and US West were given the opportunity to review this proposal and submitted no comments or objections. I %f' , f� January 14. 2000 PREPA - BY: ulia Hadjuk DATE Associate Planner , � �P-�-+ January 14. 2000 APPROVED BY: ichard Bewers rff DATE Planning Manager i:lcurpinljul ia\cup99-06.doc WOODLAND HEIGHTS ASSISTED LIVING FACILITY PAGE 21 OF 21 CUP1999-0pp06 1/24/2000 STAFF REPORT TO THE HEARINGS OFFICER � a,.a� i j ! I I � • I � � � � I ' � ��� � � ! = -••—•--•._.. .__se�u� �oz. 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I ' D 17t25 Sw Hall Blva ,� , T T Tiqartl.OR 97223 I I - http://wwwbu Gqa'r0'or.us • Community Development Plot date: Nov 4, 1999;C:lmagicWIAGIC03.APR • Gerald W. Jr. & Charee Crow "EXHIBIT B" 26 Becket Street NOTICE OF FINAL ORDER Lake Oswego, OR 97035 BY THE HEARINGS OFFICER (Hearing date: 1/24/2000) Troy D. Kent ____________________________ 15115 SW Sequoia Parkway, SUIt@ 15O ______ CUP1999_00006 ________ Tigard, OR 97224 CROW ASSISTED LIVING CENTER Cherry Williams Marilyn Finck 15115 SW Sequoia Parkway, Suite 150 9235 SW Mountain View Lane Tigard, OR 97224 Tigard, OR 97224 Steward Ankrom, AIA Gary Friar 6720 SW Macadam, Suite 100 14170 SW 93�d Avenue Portland, OR 97219 Tigard, OR 97224 C.D. Johnson Walter Freeson 9440 SW Edgewood Street 8590 SW Indian Hill Lane Tigard, OR 97223 Beaverton, OR 97008 Peter Schwarzer The Britton Family 9330 SW McDonald Street 14430 SW 93�d Tigard, OR 97224 Tigard, OR 97224 L. Paul Williams, Jr. Eric T. McMullen 9195 SW Elrose Court Tualatin Valley Fire & Rescue Ti ard, OR 97224 7401 SW Washoe Court g Tualatin, OR 97062 Tom Imlah Ed Murphy 8890 SW Scheckla Drive Ed Murphy & Associates Ti ard, OR 97224 9875 SW Murdock Street g Tigard, OR 97224 Kim Kalberer and Eda Kalberer and family 14425 SW 93rd Tigard, OR 97224-5861 Lynn Beard 9230 SW Elrose Court I:lcurpinlsetupllables\cuplcup1999-00006 HO final order.doc Tigard, OR 97224 • . � ' ,�,,��'—r/ — C'c.�/� • F�'t�1�tFl� CONDITIONAL USE � TYPE III APPLICATION ��� � � '��Q Cp�1MUNI�r u��«„� ,,,���r CITY OF TIGARD 13125 SW HaU Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 d��un 2ayer PRE-APP. HELD WITH: �«rK Robc�"�S GENERAL INFORMATION DATE OF PRE-APP.: Property Address/Location(s): 7 3 3 � S� u-�= FOR STAFF USE ONLY I ` l L �c�vl ct �� S� . T� 9 P'c� r' �� U Case No.(s): � ^ �7 Tax Map&Tax Lot#(s): �.0 C-TY✓I .Z S 1 OZ D C ,Tax 1c�'.�I od � Other Case No.(s): � cr l�-1�-T�'� �S J n�L� TU x ��f �`�vl-� Receipt No.: �'r' Site Size: Z ciCr�s Application Acc pt B : I- ' GJ' Property Owner/Deed Holder(s)': �erd`cQ u,' �,r�w'J�d-C-VlurPP (�c Date: Address: ��o ��c Kc� S�'. Phone: (�7S—///� City: �u ke Os�.��u c Zip: � 7 U 3.� Date Determined To Be Complete: Applicant": �er�a`� l.l) (,J'ou: J� � �_�1uv'�e �Y'0�.1� Address: � (o �eLr�+ S� , Phone: � 75 '///7 Comp P�n/�ne signation: 1l. '7"•� c��y: ��.�, s�.t;� z�P: 9 70 3s° * When the owner and the applicant are different people, the CIT Area: �1"� , applicant must be the purchaser of record or a lessee in possession Re�.��ns�ss i:lcurpinlmasters\cua.doc with w�itten 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 PROPOSALSUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Conditional [� Application Form Use approval to allow (please be specific): [� Owner's Signature/Written Authorization w� �ect,��st c:�►�dt�C���� J� � �� �� c� [v� Title Transfer Instrument or Deed � . � , [�Site/Plot Plan � U�•�i '� SS/.S C' i V�vl cf �� `- (#of copies based on pre-app check list) �V � � [� Site/Plot Plan (reduced 8'/:"x 11") � Applicant's Statement (#of copies based on pre-app check list) ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ►[� 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes [� Filing Fee $1,615.00 1 I List any VARIANCE, SENSITIVE LANDS PERMIT, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement InfoRnation sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed �on the subject ro e • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and unde�stands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this F�°�ST day of �'c 7`�%����°- , 19 9�1 � � ner's Signature Owner's Signature ,+ / �t7i:s- L�'i✓ Owner's Signature Owner's Signature 2 . ` � CITY OF TIGARD Corn�nunity IneveCop�rrent ,S(raJ�inq_:1�ctter('��nrrrrurritv LAND USE PROPOSAL DESCRIPTION 120 DAYS =4/5/2000 FILE NOS: CON9ITIONAL USE PERMIT[CUP)1999-00006 FILE TITLE: WOODLAND NEIGHTS ASSISTED LIVING CENTER APPLICANT: Gerald W. Jr. & Charee Crow OWNERS: Same 26 Becket Street � Lake Oswego, OR 97035 � PHONE: (503) 675-1117 REQUEST: The applicant is requesting conditional use permit approval to construct a two-story, 48 unit assisted living facility consisting of approximately 33,000 square feet on a 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, 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: COMMENTS SENT:December 8, 1999 DUE: December 22. 1999 ❑ STAFF DECISION DATE OF DECISION: � � HEARINGS OFFICER [MONJ DATE OF HEARING: lanuaN24,2000 TIME:I:OOPM ❑ PLANNING COMMISSION [MONJ DATE OF HEARING: TIME:1:30 PM ❑ CITY COUNCIL RUESJ DATE OF HEARING: TIME:T:30 PM � COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION � VICINITY MAP 0 LANDSCAPING PLAN 0 NARRATIVE � SITE PLAN 0 ARCHITECTURAL PLAN 0 TRAFFIC IMPACT STUDY 0 ARBORIST REPORT ❑ OTHER � I STAFF CONTACT: lulia Powell Naiduk,Associate Planner [5031639-4111,Extension 40l CUP1999-00006/CROW ASSISTED LIVING CENTER LAND USE PROPOSAL DESCRIPTION - r� , October 27, 1999 �� O� ���D OREGON Gerald and Charee Crow 26 Becket Street Lake Oswego, OR 97035 RE: Incompleteness letter for Crow Assisted Living Facility (CUP 1999-00006) Dear Mr. And Mrs. Crow: This letter is to inform you that staff has received your application for Conditional Use approval for a 48 unit assisted living facility. Staff has reviewed the materials submitted and finds that additional information is needed before the application can be deemed complete and scheduled for review before the Hearings Officer. The following information is needed for a complete application: • Please confirm the project name is Crow Assisted Living Facility. All cases in the computer must be tied to a project name. The Conditional Use case creates the project name for all other cases to be built from (Building and Engineering). Therefore, it is very important that we have an accurate project name at this stage. While name changes may be permitted at a later date, there may be a fee charged to cover the administrative costs of making changes in our computer systems. Therefore, if the name we have is not what you will be referring to the building as when applying for your building permits, please inform us now so we can make the necessary changes. • Submit a narrative that addresses the conditional use standards, Site Development Review criteria, parking adjustment, etc.. The pre- application notes included a list of applicable code chapters (page 8 of the pre-app notes) which must be addressed in the narrative. The narrative must also clearly indicate the landscape percentage and parking calculations. • Provide density information. An assisted living facility without self- contained units (kitchen, stove, oven, bathroom) and having a shared eating facility do not have to comply with the density standards. You have not provided any details for staff to determine whether what you are proposing must meet density regulations or not. � � Submit an Impact Study. The Community Development Code requires an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum: the transportation system, including bikeways; drainage system; parks system; water system; sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 , . � � specifically concur with the dedication requirement or provide evidence supporting the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. • Submit request for parking reduction and the fee for the requested Variance. Based on the parking requirements for the use, you must have at least 45 parking spaces. The plan provided only shows 18 parking spaces. You have not applied for an adjustment to the parking standard and you have not provided sufficient evidence to support an adjustment. You must submit a narrative addressing the parking reduction adjustment criteria, pay the fee and submit supporting documentation. The "traffic study" you submitted d.oes . not adequately address the parking need issue for this site. Because the variance is in conjunction with a CUP, you are only required to pay 20% of the regular fee. Therefore, the necessary fee for the Variance is $109. �• Submit preliminary sizing calculations for the water quality facility. • Submit a vicinity map. • Submit revised plans to show:"a w�lkway from the building to the street, bicycle parking space and detail, `�rash enclosure,✓�lighting plan, mailbox locations (if known). • Submit evidence of joint access agreement for the adjacent property that the driveway will be using. � • Submit an arborist report for the tree removal and mitigation plan. The arborist report must clearly identify all trees over 12 inches caliper and their condition. The Report must indicate the total number of trees over 12 inches on the site, the total number of trees to be retained, and the caliper inches of trees to be removed. The report must be prepared by a certified arborist and must also include recommended tree protection measures for the trees to be retained. Once the required information is submitted, staff will deem the application complete and schedule the public hearing. Please feel free to contact me if you have any questions regarding this letter or your application. Sincerely, " �����jv�''-" ` ulia Powell Hajduk Associate Planner c: 1999 (CUP) 1999-00006 file 1999 Planning Correspondence file I:cu rpin!ulia/crowacc.doc a �, . f CITY OF TIGARD November 23, 1999 OREGON Gerald and Charee Crow 26 Becket Street Lake Oswego, OR 97035 RE: Incompleteness Letter for Crow Assisted Living Facility/CUP1999-00006 Dear Mr. And Mrs. Crow: Staff received the additional information submitted in response to the City's incompleteness letter dated 10-27-99. After reviewing the additional information, it appears that several of the incompleteness items are still missing. The following information is still needed for a complete application: ��• Please confirm the project name is Crow Assisted Living Facility. All cases in the computer must be tied to a project name. The Conditional Use case creates the project name for all other cases to be built from (Building and Engineering). Therefore, it is very important that we have an accurate project name at this stage. While name changes may be permitted at a later date, there may be a fee charged to cover the administrative costs of making changes in our computer systems. Therefore, if the name we have is not what you will be referring the building to when applying for your building permits, please inform us now so we can make the necessary changes. � Submit a narrative that addresses the Conditional Use standards, Site Development Review criteria, Parking Adjustment, etc. The pre-application notes included a list of applicable code chapters (page 8 of the pre-app. notes) which must be addressed in the narrative. The narrative must also clearly indicate the landscape percentage and parking calculations. ��• Provide density information. An assisted living facility without self-contained units (kitchen, stove, oven, bathroom) and having a shared eating facility do not have to comply with the density standards. You have not provided any details for staff to determine whether or not the project you are proposing meets the density regulations. ,,. Submit information on the proposed number of employees in order for staff to confirm the required parking. Please clarify that you are not asking for a parking adjustment anymore and note that the parking standards you have cited (1 space for every 3 beds) is not correct. The required parking is 1 space for every 2.5 beds. 13125 SW Holl Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 age 1 �'• Submit an arborist report for the tree removal and mitigation plan. The arborist report must clearly identify all trees over 12 inches caliper and their condition. The report must indicate the total number of trees over 12 caliper inches on the site, the total number of trees to be retained, and the total caliper inches of trees to be removed. The report must be prepared by a certified arborist and must also include recommended tree protection measures for the trees to be retained. �• Provide 24 copies of all additional information that was submitted. Please include the addendum information you recently submitted (only 1 copy was provided). Once the required information is submitted, staff will deem the application complete and schedule the public hearing. Please feel free to contact me if you have any questions regarding this letter or your application at (503) 639-4171, extension 407. Sincerely, ���/ - ulia Powell Haj uk Associate Planner I:�curpiny ulia\Crowacc2.doc c: CUP1999-00006 Land use file 1999 Planning Correspondence file 11/23/99 Gerald &Charee Crow Incompleteness Ltr. Page 2 of 2 Re: CUP1999-00006/Crow Assisted Living Facility DEC — /� — '� '� MUN 1 ��1 F a. ` P . 01 TO: Julia Hajduk Associate Pl�nner F�x: fi84-7297 December 6, 1999 City of Tigard Pi�nning Department lican : Gerald and Charee Crow 26 Becke# Street Lake Oswego, Qregon 97035 875-1117 it�: 9335 S.W. McDanald Street 7'ax Lot #210Q and #24Q0 RE: Layout of Individual Rooms Each room, whether a studio or a one bedroom, wi11 have a sma!! kitchenette as shown on the plans. This kitchenette will have a small sink, microwave, and refrigerator, This kitchenette will not be for cooking meais but merely for snacks, All meals will be eat�n in the main dinir�g room. Also, each room will have its own bathroom which is uni�ersally accessible to accommodate walkers and wheelchairs. They will also have voice-to-voice emergency call systems and individually cohtrolled heat. Reg rds, GLr.����z� . Gerald Crow � � ,,, , F,a CITY OF TIGARD December 8, 1999 OREGON Gerald W. Jr. and Charee Crow 26 Becket Street Lake Oswego, OR 97035 Re: Notice of Complete A�plication Submittal/CUP1999-00006 Dear Gerald and Charee Crow: The City has received the additional submittal items requested in the letter of incompleteness. Staff has reviewed the additional information and finds it is sufficient to deem that application complete and begin the review process. A tentative hearing date of January 24, 2000 has been scheduled. Please be aware, however, that this date may change. If you have any questions, please feel free to contact me at 503-639-4171 extension 407. Sincerely, '/��� L . . ���� ulia Powell Ha�duk Associate Planner i:lcurpinUulia\CUP\Woodland Heightsaccept2.doc c: CUP1999-00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 ., STATE OF OREGON � County of Washington SS I, Jerry R. Hanson, Director of Assess- ment and Taxation and Ex-Officio County Clerk for said county,do hereby certify that the within instrument of writing was received and recorded in book of records of said county. ,(� � Jerry R. Hanson, Director of Assessment and Taxation, Ex- Officio County Clerk Doc : 95039276 Rect: 145062 208. 00 U6/08/1995 02: 29; 02PM � � 3 � ' ,� � .� STE���,'�T 71TLE C� `�NY f�0. � � ."�„ �D�ry R�iUi��d CO�UAIlEI�. �0 f3ESIGNEE BELOW J� J �f � V STEWART TITLE � � � �� .�-�FTER RECORDING RETURN T0: UNTIL FDRTIiER NOTICE, ALL FUTLIRE TAX STATEMENTS SHALL BE SENT TO : GERALD W. CROW JR. GERALD W. CROW JR . CHAREE CROW CHAREE CROW �6 BECKET STREET 26 BECKET STREET LAKE OSWEGO, UR 97035 LAKE OSWEGU, UR 97035 TAX ACCOUNT NO. : R4689Q6 STATUTORY WARRANTY DEED MICI3ELE C. JONES , Grantor, conveys and warrants to GERALD W. CROW, JR. and CHAREE CRnW, as tenants by the entiret�, Grantee, the following described real property free of enc.umbranc.es exrcpt as specifically set forth herein situated in WASHINGTON County, Oregon , to-wit: SEE RXHIBIT "A" ATTACEIED HERET� AND MADE A FART HEREnI' . The said property is free from encumbrances EXCEPT: Subject to thP stattatory powers of the Unified Sewerage Agency; City of Tigard Resolution No. 92-11 recorded April 14 , 1992 as Fee No. 92024246; Cov�nants, conditions, restrictions , easements and rights of way of rerord, if any. THTS INSTRLIMFNT WILL NOT ALLOW USE OL' THE F'ROPERTI' DESCRIBED IN Ti3IS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS [�ND REGULATIONS. BEC'ORE SIGNING OR ACCEPTINC, THIS INSTRUMENT, THE P�RSON ACQUIRING FEE TITLE TO TI3E PROPERTY SIIOULD CIIECK WITH T[IE APFROPRIATE CITY OR COiJNTY PLANNING DEPARTMENT TO VERIE'Y APPROVED USES AND TQ DETERMINE ANY LIMITS �N LAWSUITS AGAINST FARMING OR Ec�REST PRACTICES AS DEL'INED IN ORS 30 . 930 . The true consideration for this conveyance is $170 , 000 . 00 . D cd t � s (� ,d o _ Junc, 1995 . d 1 � � i, � �,' r / .iti�-' ��� � MICHELE C. JON S , '-_--`' y�,; �� aHEr�G�C,., �� :-,,, t = , ���� ���:v��,�;� r��,�,v�,-�;�� r.ax ' � ;:��,���� �, 4...�� �p �.$ '�s STATE OF OREGON �y`���;�� � �-=e,;,_° ��al� �3�'0� COUNTY OE' WASHINGTON � On !.- �?2.�' , 1995 , personally appeared the above named MIC`ily T,LE C . JONES and acltnowledged the foregoing instrument to bP hPr vo_luntary ac.t and deed . ;' �. ,,i,, ��%� %!,_�\ /'�.d' � Nota y ;Public for OFFICIAL SEAL STA�-OF' OREGON ��T�N P BE CD OREGON My commission expires 8-13-1996 MY COMMIS3 QNIEXP RES A�UG�33 1996 Order No. 95101022-W 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. � ' . ' �, � srare o�o�raoN . . , . . � • . �� � } � � ' � �rr�in � '� �t�;ON T'ITr.i • I .io ^;ata:��,o, � C.r�mpawy t ��of� �.en�" �� � � rnt �`"d "te�:.,��k�r or w�td AEC�T AeCOZdino, R6.tiYri tC: � sF � � aerale N. csnw Jr• � -: 96 Beck9tk 8t, ` �''n� ,'- � :+pka OYW6�OL, G`L'@r�On 97035 ? yL,� ;`. :� �;,'.,���� ,. ' •.(>�..• �r � + �'1� 86�l�_ E►bGKi of � uncil a ehang� !e r$que�eed, tax ecate+nenee O�P,Q4u �'�c• °hal2 ba aerit �v Ghe fol]awing addCeaa: Ooc : 9909B608 � Hectt 236683 26,Q4 :'� ••sa��e ae s�bove•e• : 071a8/1949 03:06rlypb �� �P�'k7+ i+l�t� Ad'.ttetYtrent I�ra�roa� 8ueW1ilr nan,a d1�t,� ri� � fIadividvai! � , , . . . . , .. " .. � � ��"� �F+►oe Raeatvdd !or Rl�cprddr�e ileea Oerdld N. ',;`row Jr. a�u� Ctieree Cs+�. � � 6C�Ypy� CU � 4erdld N. Cx°ov Jr, �nd Chdrtso C`rc�r, hu�bend and wi�e tlaa Pnzio� daaasib�nd z��= proparCy 18 tisa BCn�o 4� Or+� ��d Catiwty at' NFaehington i �Cbntlnued? �e Na�.c 9�9-od0�l.��d iti ocxr,�et� a ��ry 1Sne ad�fas�nt jr: the City a� xig�snt �Rhia D�e� �e tvr � pzopa,.tty 1�nE esd'uabr�ent. Zlse pro�.'.YY I.itie or L.ittee dd�twted by thig 8�""g��g����Y des��xibd9 irl deed to 4ant�r .in inetn,en�nt no. 85039276 :� ldeaoard� o� �.*,� �aisnty of SVeahitg-ban et� 5�ate o� or�y '�ax AccounC Kumk�er{s) : ii!Q46830b 'i'1te true cora8jiuratiar, tor teie cs7nveyanee ia 52.04 7!1't8 SI+P�3'k�7` W��L ktS?7 RL7,�tf i78Y di' 23i $iIOP;RTY b88CR28S� Ilt TSIS X2i8TRfld�t'� IH Yx07J1- r�0�t oP il����1 y�0 �8s P,aMB �utn RnCUia�zOas. ��r4Aa B;G�xx3 oR xc�ca��a s�.ie rx�f,a. 1�N'1'. � PBS�Jii�1i �ZRI1�fp �i �'Y!'LR 1"� 2�31 D1l�iP$f!7'X BgOALb I�iGK 9fIT8 � A.PDltCPRlAT� L`IT'i� OR �Y FL+llyt�t bgP1�eTA�t�� To 1►i,StSIY 11?AR4a�D VBis 7�D TD asPiR,xiN� d►ttY i,ZIiS:� GN t,]�_ ADITB J10i1iJia'!' l�&1�4 +nt aCIA89S pR�1C9'SC38 ]19 n�YS3� i7t oR8 lO.Y3a. OAT�3 hig daY a2 �i�lY� 15'39. .• � � �' a . �L]1M �71^, C?i91'!!� Cl'6W ..----------� STA'1`5 dF BNfiL;Or', COtJN'['� 9F {„{��1�, ,�� '�7,e larogoiaag ;,necr°umenc was aCknowledged before9m� C.hia t3eral W. Craw J . end Charee Crow_ � day oE Ju:y, 1999, bY t�ot,aty Fub] C for �rcgcn � --.,..�...,._....,,. MN Wamiagtat� 8x�ir�a� W1t„�IAM M�J RN�!°CK rqTAav pte�c,�,,� �+no,�D8.948� A2'der li4, : 7$3685w �"'C0�4�!�!�+F��ee�Ea.s�,pppi � � � . . .. , . , ---��•-�•� • �� Rr . ... .. . , . , , •r � ,. , .. ... . . � , � . . . . , �, � �- , . ' • � • . � � nrdar bfr+. �635B5w 0� A;'TAC4iSr0 Y�Ci1.i, i!(N%etT M � � A gart2C7i af Lp�g 13 �nd ;d, gpC{gNr,�, e]CU3Ced lr. the gcu�hw¢ge pri�.qugre�r . at 9estiptl �, �5pwqahip � S4uth. Raage 1 ,���e of �4e Mi;lame:te Mari�inrt, �n tbe C�ty of Tigard, p�unty vt Maehfaqtp� and 5eata ot 0regon, basr�g moc� ��irular:y de�acribad ae �a2lawe: B�9'1•y'lltlg at Ch6 iT1Lpr8�CCSO11 p� �}1A BaeC linb +7! thaL Cract a! l�nd ��rVeyBd Co 'Y'�1C1pMe L. Fi@her, ;r�tgt9e c! the RishEr ProAertiee Tr��gC, Lr, DcC+�^Jeitt Rip. 9741a49B, FarCel #�, Cecarded April !0, 1497 dnd Ch� 8vrth right•af-way line a� EN k�Da�aid 8�raet; thenca alnng the ua3d riqht-ot-wey �ine, 9aUth e8• 19� L1� Beet, a dt9Gar+ca oE :98.90 le9t to !he i�t�rB9CtiDn ot tha �aec llne 0! �hat Lract o! 2and eanveyed to G0ra15 Nt, Crqw, ,7r, and ' Ch�rga C�aw, iri DocUiopnt ?tc�, 95a39776+ Tecvr�ed June g, 1995, and the dT42��h x14Mt-o!•waY 13ne o! &w 14eDonald BCraet; the�ae along aaid Eaat lir;e, �rnrth 03� a4� 36* �a�e�, a� fliat�r.ee ot 334.g5 t�et Co the� hrorrhea4C carner theraaE; thareea alqng �,�e Noreh 4lAe of aaid Crow TraGt, 1Vor�h 870 37' 3a■ Weac, a d1at&aCa af 19H.74 £ept !e the Nortrixest cornar thereoY, aeid Curner beit�g Che Nqr�b�at �rner oP aa3d pi9her Tr�eL; thane� alor� e?se HurCh line at eai(3 8i�ah8r '1Yaet, North B7a 37' 39" 11�gC, a diatancta o! 103,96 Eeet ta khe l�ort�,�,wat cOrnQr thecsoP; chanca a;cu�g Cha Wasa line at roid piaher �oC� Sauth o2� 03� {6" 91g�t, a diotaace vt 1�6.00 F�et; th�rcce South 8d° 37� 32� Baet 6 dl$tdifC! ot 1a3.89 Eaet t� Clse Nert l.ns ot eeid crcw 'rra�t� thorce a.rang es:d xeet !�na SouCh 039 4s� �b■ ►1e�e a dirtance aE isi.a5 Eset to �he po1n� b° bsgianing. I �'ur.�wae ec prmporCy linr ad�u�oia�nt �1449�pp021 �. • • � .� , . , ,. . �. , , , . , , . . . . -- �9-'3U-A9 THt' 1:�:�'� F_�I �t;S�_C;,44.�� OREt;ii� TITLE tQOp� . � ��� • , � � , • •�,�' ' . �AT�oF pA�pry � (��� � Ii$t',.O:�f TI:I"� : Cacmly af lYa�y�� } �s f�J ni �� cd!�',amp�.Y , �,aor.y :=�'°,�"s, � : ��k loc� / ' aa���,! Alcer 7t�cox.�ing, Return to; °� "a � � � clar8ld N. Cro�+ Ir. ; •.''. , 9 * �: } ,� �� � ?'r. yF 2E ecMBtt 8C. � ; � Lak� Oaw�3on, arogon �y035 ' ����,��• ,, c, ^� ' �':�•�4' ; � Unc�1 a clsanye ia reque9Ceci. Gax atateme.nce � �r�r al ehe�12 be aer,x ta CY�e lo1iowi�79 adQrBOa: k �`s. �" • DpC : 99089�08 ` "'ra+►m# r�3 abby,e*■• : RBCt; 236583 ; o7/Zg/1049 U3;06t79pa1 46,00 ���� 9�1� ��� ' � tlndiv;du.a2} � � . �'�bDV9 �Pa�e ReQerv��for Recorder�a�Usa1 ,n Thnmsp L. Fiahar, �}ustea cE t1�e Pieher Yropertier �t �Q C� oox,vey� �ad trsrxiati� tc � a$reia w. c5c� a � r. arld �iar�a Crow, huaband an@ riFe � th� lolla�ri,ay dasazibad eu: prc�arty !.n Cbr� 9tat¢ o! or ., 1�e4 0� �ndt�r n �a �n .,oun �SOaZ, a�,aopt us repo�iliaally rat Coatt� harp�,s�� �" o! Washingtoa f C.pritlrinac4� �,���41'Y TRAM.9rER 111X ` ���5.�- �.�� � � � �ng � � � � � �t� F17.e No.t A1999-tbQ2�. �ete e �t}' lir�e adj'uetrnent the C.l;.Y c� T�$ 7t�� t)end ia �ot� � F�rty 1.f:aa sd � � Pa'euiovs�Y deecsi.ba9 xn j�anant. Tt�e pr�perry Lir,e ar �inea ect�us� by �his �?�I ,1�� 2997r iri Dt�ed � to C�'emLGZ :n fnEtrvr,�r,t no, 97032626 � h S 9425 SGt �'� °� rl7e Cc4u� of wa; McLbr3aidl � �'�� ard 5tate o£ aregc�C,� ar,d to �be:ts?: �'anY.ee in ins��� �.; �5039Z76, rec�,p�ed J;�e e, rax Aacaunt ntt� .2945. it� b�ad th5 Caunty cyf Waehi t� R469'514 � �,n � g�� A="�ar�g .l�r iroo of sadumb;ana�o, �CRPr, stdte nf Onggpn. i. Tdxep for the fia�pi ��. 1999-00, a limz in ari am��t fet ,o be detar.nli;ed, but rioC Y�L F�Y+abla. �. 't'r►@ �ubyect prqPest}• 11es +alChin khe b��riea o� CHd �ifiett Sawezs9e �►gen aub�eci ta Ch� Loviea and aQQe�,�mente r.hareot, tCxitinu�d! rY and �o .'he tcue cottaideratton �pr khfa convsyance ie 58r�,00�.00 '�Za �f8'Pitp��j iFLrL � 71�,YA1P V�A t1�' R7� P�Qp�L'1'Y D$BCR:nsC � '�=s tafexR�� zN Vsor,a. TIO10 U� AYDDIaS'iL3 LAMD C89 L�f(8 ANif ARtiYLi�T2871i. eS?9R8 91�l7I]PG OR h�CiATIHp 2�{f29 DA1R'. TlJ� p�RA41P �LQtJ�iRT1t0 Fis TITbi 'S'0 '�3 PAOP�� gHQULa OA OAGlITS' lL�Ct�O "JytFJ1A17�1'T Yfl V7iftllY �PACV�p t!B!8 N�j rG D�Tiftt4I217 1WY LIbI..'^P8 ON �vM BQSi'8 �GAI1tB'r y �C& 1►ITg TgR 71PP3tOP1lZAT� CITI �IAiLT�IQ OR iC�AyBT q�tJ14TICs8 !Ig piFYN� 7j1 1�3t8 3 0.93 a. MTBD Chi � r�$y ut ,�ulY� 1999. 'j7'tarn8a � i r� eteg ^'-`�'—""'"—' � --�------__. '�! ` � GsnKJ � t'-..rsu1 !�, .. ;re�- - �uy� BrA:'£ 0��,' CroW �R �' �r�� , CbtA+�TY OF Mu L 1l1se, G�1tLr���2.Crp�,u„ f2���..— TMe C4ragaing inatruma,�; v,sa ,,rk���,r:e��� �efore ma thia � �p `��3Y L. giph�r, ,�a '�r�;rt�e, bf Fiah�gr PlropnrGine Y�rt;ae, daY oi JulY, 1999. by ' Notaxy Nubl sc tOr Oregon �--,,.......,,.�..,..,�_,.�M KY Cbmnio�ion ia�y3r�g, WILtiA6i�MOR!!$iCX -.�� NOL1Rti'PLg1C�Or�00M Crdar NC.� iti�686w �'OMMa9D8318 �C�YUis8101+F�8 F�l2l,270? � � � � + � . ' � . . '' . . • , ' •� � • - 3'i'ATf17'411Y . . . . � .hARRA,�,44'Y �@BD � t�at�rrr�tu�c1 " LA�7113. �z�10N (CYmtis�uedl Crdar Na. � a6�oOSV u�.aam �wtcu, a�scxt�rr=ax: ,,� A porCiori a! LvC 18, 3pqEN(ri�D, eiruaCed in the �outhwedt ona-quarCar p� �aet#pn a, �+'�y Tc�srner:p a 9quth, Ranga 1 �keq� af Ehe Wi�leaaetta Meridian, in the City at rigarc�� �,�n '';�� pt Na�hingCOn assd 9eate a[ Orggon, b$!ny t»ara psrbtcuxarly dancrihe9 aa Enl;4wa: '� C�m�nenctrvg a� tha interaectlon ni the Rast line n! thpC Crect ot la:�d convsyed to ThomaB '� L� 81gh8r, 1Rvstea o! tha Piahar Pr � Y�c�axrled �►prtl 30, 3597 &nd Che Nor�*ie��-�y�yllina a�! eyt McCang�d�6ereaC��Che�nqe� ;'� along aaiQ CBnk �ir►e, porth a2` 09� 30� Raat, a dlstanre a� ,�9x.35 �a@C ta eha trun ""^' �! besinning� ttjeric� coaClnuinq alqng gdid Basc Ilne, ,NOrth Oa° 05� :0■ Saot, a di9tsncr �� i�b.�o Eege to thr t�,rthoaat Corner tha�real; then�a along che ntprC�, line oi rsid Aiahbr '*ra�t 11bYt.tS 87a 37� 3�� iPeet, a d�seapce o! 103.A6 taat to crie Norehwest corqer Cbereo�{ Cb�tsce� slcssQ t?u 41aeC Zi^e pE �aid F19her Trd�t, 8w�h 0]� G�� �B� t�Qgt, a di0taiic@ pt �d6,00 Tea�t Chemae $auth g90 37• 3i• $ea:, g dietanre of 107,99 teet ta th� erue gnSnc v! ba�gft�nir�g. pur*�s�p� Lo proyarty lin� Agrarm�u� f149�.�0pQ21. 9TA'111'i'l��Y i1AR1t�NTY DFBo (CbnGirtued) �CVMfit�11liC8S SCOrttltyu+�d) CTrdeK No, ; �r3685v 3. The righsa o! tho publle, gpvexnmet�tdl Godi�a, and public uttiit�ee, 1n and to tr.ae paxticn ot �qe i�erein dsacribed pzppercy lyis�g wSthiri the limi�s b� S,tt, �c�i� 9tzerr.. �. �c►ndf.c�ana, reetric�ions andlor eas�nta Ctrntai�ed in gru! impoeed by City o! ^,igarcl Rosoluefon tao� 9s-11, n copy nt whictf woaa, Reccrded � J1pr31 1�, 148� a� Recorder�s Boe N6. 910947l6 I -.^ ST.tT80A0,V8o0N, sc�µw.�, ,�w�. i Cwntr ar,K.�?.ld.L�J•'16?#�s,0..�Z.�t.......j�� i�'�"b.o���"° a�o�i"f IBg IT1415MPae1l�8R,�t? ThAf ort thil Y ,r,.L.Ic. . ,.........�s5�. � .................._.,...,..da ai,,. . .,....��.,_��......,,.,19_l�.1, i brlarf m,!, th�_�+�u,(�•re! nsd/r r Natery pub!(c rn�nd r!t� 8tafa ot Or�on, tMxtally epps�ratf the Ajthin � sMa�ed.�.7s°.C�dlc'Fti..�.:...L�7���-�f. �f�.C:.�E�f:'�.'�'...�1'A`h.11 • knoevn !o mo�M 8e !he lde�individual,�..�desCrlbad en arnf who ..cu. ... ..�. ................`_..._ ,... .......... ._. - -- � Nce tad rl5e wllh'n indlNaSahl ar� . eakiw�vl�d�ad+'t+me fPurf.._.. exaeutet�the wfne IredY�nd voluntRriJy. � IX?68Tr�{!'p1ti'Y y1rHE?2 �',i •h� evn aef my hard�rx!rrtf'rFed mY°�� Y��iwt ebvvs wrlfe:n. ! VJliLiR�t���ORNSL�J� .._......._.....,. , . ....... ... ............._..�......,,....,,� �, �1tB�OMlp,� 1Yarruy publtc!or C�to 1 ��1E6 FEa�� 7�dry aomcunlan erPfra�,............ ,,,,.,,..._.......... ..,._.. I � " , • • � � . � , . . � .., , � ���A�l�`��r��_ ���-t' l'� _ k ' AFFIDA�7IT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) GERALD w. cxow JR . being duly sworn, depose �, and say that on JULY 22 . 19� I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near� 9335 SW MCDONAL ST TIGARD OR 97224 TAX LOT 2400/2100 a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post O�ce located at TIGARD POST OFFICE with postage prepaid thereon. � �� � � Si ature (In the presen of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZ� Subscribed and sworn/affiRned before me on the 2-�'�day of �� , 19�'Ic� oFF�c�n�sEa� ,���� CONNIE MARTIN � � NOTARY PUBLIC-OREGON � � " �'` COMMISSION NO.055532 � v`/ MV COMMISSION EXPIRES JULY 07,2000 NOTARY PUBLIC OF OREG�N My Commission Expires: � w� 1 , Zc�Op (Applicant, please complete information below for proper placement with proposed project) ------------------------------------------------------------------- I NAME OF PROJECT OR PROPOSED NAME: TIGARD ASSISTED LIVIN� i � �TYPE OF PROPOSED DEVELOPMENT: ASSISTF.n T.TVTT�� FAC�i,I�'� � (Name of Applicant/Owner: � �Address or General Location of Subject Property: M DONALD ST TIGARD OR 97224 � �Subject Property Tax Map(s)and I,ot#(s): I L---------------------------------------------------------------------� h:Uog in\patty4na sters�aNmaU.mst c July 22, 1999 RE: Tigard Assisted Living/Gerald W. Crow Jr. Dear Interested Party, I , Gerald W. Crow Jr., am the owner of the property located at 9335 S.W. McDonald Street (Tax lot 2400/2100), Tigard, Oregon. I am considering proposing to build an Assisted Living Facility at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and resiaents. You are inviied to attend a meeting on: Thursday August 5, 1999 Location: City of Tigard/ The Town Hall Room 13125 S.W. Hall Blvd. Tigard, Oregon Time: 6:30 PM Please notice this will be an informational meeting on preliminarX plans. These plans may be altered prior to the submittal of the application with the City. I look forward to more specifically discussing the proposal with you. Please call me at 675-1117 if you have any questions. Sin erely, ������� �� � Gerald W, Crow Jr. Owner � AFFIDA�7IT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFTDAVIT TO: City o£Tigard P1Anning Division 13125 SW Hall Boulevard Tigard, OR 97223 �, GERALD W. CROW JR , do affirm that I am (represent) the party initiating interest in a proposed ASSISTED LIVING FACILITY affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 9335 SW MCDONALD ST TIGARD OR 97035 2400/2100 , and did on the 22 day of JTTT.Y '19 99 personalfy post notice indicating that the site may be proposed for a CONDITIONAL usE application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 9335 SW MCDONALD ST TIGARD 97224 tree on property at MCDONALD (CENTER OF PROPERTY) (state location you posted notice on property) � nature (In the presenc of a Notary Public) (fHIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLEfEINOTARIZE� Subscribed and swom/a�Rr►ed before me on the 22�'�� day of �t;�� , 19�1�� ` OFFICIAL SEAL � �� CONNIE MARTIN � NOTAFY PUBUC-OREGON n��/ "" COMMISSION NO.055532 NOTARY PUBLIC OF.OREGON MY COMMISS�ON EXPIRES JULY 07,2000 My Commission Expires: ��,�G.,, `1 � Z6pp (Applicant, please complete information below for proper placement with proposed project) �------------------------------------------ --------------------------i I�1AME OF PROJECT OR PROPOS�D NAM�: TIGAKD ASSISTED LIVING �TYPE OF PROPOSED DEVELOPMENT: ASSISTED LIVING FACILITY i �Name of ApplicandOwner: GERALD W.CROW JR. � I Address or General Location of Subject Pmperty: 9335 SW MCDONALD ST TIGARD OR 97224 I 2400 2100 LSubjectPmpertyTaxMap(s)andLot#(s): _______________________� ----------------------- ---------------- h:Uog inlpattylmasters�aff posl.mst July 22, 1999 RE: Tigard Assisted Living/Gerald W. Crow Jr. Dear Interested Party, I , Gerald W. Crow Jr., am the owner of the property located at 9335 S.W. McDonald Street (Tax lot 2400/2100), Tigard, Qregon. I am considering proposing to build an Assisted Living Facility at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday August 5, 1999 Location: City of Tigard/The Town Hall Room 13125 S.W. Hall Blvd. Tigard, Oregon Time: 6:30 PM Please notice this will be an informational meeting on preliminarX plans. These plans may be altered prior to the submittal of the application with the City. I look forward to more specifically discussing the proposal with you. Please call me at 675-1117 if you have any questions. Sin erely, , r �.�,.�/��`������'���, Gerald W. Crow Jr. Owner � AFFIDA�7IT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTTNG,RETURN THIS AFFIDAVTT TO: City of Tigard Planning Division 13125 SVV Hall Boulevard Tigard, OR 97223 �, GERALD W. CROW JR , do afficm that I am (represent) the party initiating interest in a proposed ASSISTED LIVING FACILITY affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 9335 SW MCDONALD ST TIGARD OR 97035 2400/2100 , and did on the 22 day of _JirT.v , 19 99 personally post notice indicating that the site may be proposed for a CONDITIONAL USE application, and the time, date and place of a. neighborhood meeting to discuss the proposal. The sign was posted at 9335 SW MCDONALD ST TIGARD 97224 tree on property at MCDONALD (CENTER OF PROPERTY) (state location you posted notice on property) ' nature (In the presenc of a Notary Public) (fHIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETFINOTARIZ� Subscribed and sworn/a�rmed before me on the 22� day of ��:�. , 19c1G1 . OFFiCIAL SEAL ��. CONNIE MARTIN NOTARY PUBUGOREGON COMMISSIONN0.055532 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES JULY 07,20Q0 My Commission Expires: �,,�1,�,� `1 � Zbpp (Applicant, please coinplete information below for proper placement with proposed project) ---------- --------------------------- ----------- i �NAM�Of' PROJ�CT OR I'ROPOS�D NAM�: T�GAkD �SSISI�D ZIV�N� I �TYP�OI' PROI'OS�D D�V�LOI'M�NT: ASSISTED LIVING FACILITY � �Namc ofApplicandOwner:_ GERALD W.CROW JR. � �Addross or General Location of Subject Pi•operty: 9335 SW MCDONALD ST TIGARD OR 97224 I 0 2100 ' �Sub�ect Property Tnx Mnp(s)a�id L.ot#(s): __________� L----------------------------------------------------------- h:UoqlnlpaUy4n�stcnlaflposl.mst , , i, � AFFIDA`7IT 4F MA►ILING � � STATE OF OREGON ) i ; )ss. � City of Tigard ) I, GERALD w. CROW JR being duly sworn, depose and say that on JULY 22 , 19� 1 caused to have maiied to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near 9335 SW MCDONAL� ST TIGARD OR 97224 TAX LOT 2400/2100 a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were encfosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at TIGARD POST OFFICE with postage prepaid thereon. / � Si ature (In the presen of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZ� Subscribed and sworn/affirmed before me on the 22U�day of � �g�1� �y_ , OFFICInL SE�L CONNIE MARTIN � � >�,\Y : NOTARY PUBUC�OREGON COMMISSIONNO.055532 l/`/ MY COMMISSION EXPIRES JULY 07,2000 NOTARY PUBLIC OF OREGON My Commission Expires: � �-� 1 , 2D0p (Applicant, please complete information below for proper placement with proposed project) -------------------------------------------------------------------i . I NAM�OF PROJ�CT OR PROPOSED NAMG: TIGARD ASSISTED I.TV7NC; I �'I'YP� OF PItOPOS�D D�V�LOPMENT: ASSTSTF.n T.7v7uG F�ICILITY— � I Name of Applicant/Owncr: I �Address or General Location of Subject Property: ���� ONALD ST TIGARD OR 97224 I (Subject Property Tax Map(s) and Lot t1(s): _____i L------------------------------------------------------- h:Ua�Intpa11y4nastenL�ffmall.msl Si.gn Up Sheet For Speakers Name ' Address/Phone Number , r�� �i ' �9 ' y�G�� �''l��/�� "'i"t'r �1 c� �— ���U 1✓Y���G�c " � . �f/'��� � �,�L+�,..1 y2-C ✓� ��• � �/ � . __ � -' SG�,� � 3 7�' ��� !'1'� _ �oy���.�;�' 6�� �`�% �-�,,-�«., 2, ��,�Z � ��' rV;M,QIF. � �' , JS � l � ���,'r� �C�1�z,� ����� C 3 ��7 ,'c✓�1� �,4.;�-�� �- 6 ,-- Q - 3. ���- � ,_ 7 `'��rrv�u.`f��� 4. ,�' U � C�� I✓YC_ � � � �p�) J�.�L� ���(1 LJG�L'C� �� � ( �'�''"'c�` �,/viv�,�t�:. �•-�' r� �� , � 7 7. . ��Y�� ��l' � �e�� ,e' ° 5. �.,�.�Yv�i�_ P '�� T -, �. ' i, � 7/ ��O.J� �' � �.� � �.`� . �. V`1 F��`•c .� r.�%��r��(!� � f {,���t F: �.; s.%�,��c�i� l,� `1,;�—����r�� �y��c ���� N1 c�i����r-�G�' ��f' Ti�c:rr�� � � ��:�:t . , 7. ' �`�`� , ► �'� . s. 9. 10. , -- 1 1 . �-i,��?�-� - �, i ��+�; �;'7;i�� ��6 ���-=L�.: �d- �� F c, 11 lc�,�-.� 12. -�- �rT L�� l:> 1 c,�-�._. 13. 14. 15. 16. ANKROM MOISAN ASSOCIATED ARCHITECTS October 1, 1999 City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon 97223 (503) 639-4171 Re: Canditiona! Use Application Project Description 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 ee Ming Law HML/tl 7:\CROWALS\CITYOFTIGARD b�zo s.w. Macadam, Suite roo, Portland, Ore�on c�7z�q, �o;i�.}5-7�uo, �-nx 5o3iz�}5-77io Principals:Stewarc Ankrom.Thomas Moisan,David Vonada.Lorraine F:ellow.�eff Hamilton,Karen ftowcry.Chris Dalengas,Jeff Los,Phil Marquis SUMMARY OF PROPOSAL � 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. � . . . 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 surroundings 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, ` f ,� , , ��t��������� Gerald W. Crow Jr. and Charee Crow PUBLIC FACILITY PLAN CHECKLIST Project: C�vJ ASStS-CE? t�v1,JCq FOR Date: o zc� LAND USE APPLICATION SUBMITTALS ❑ COMPLETE INCOMPLETE GRADING [] Existing and proposed contours shown? [� Are adjacent parcels impacted by proposed grading? [�]'�'es ❑ No �" Adjacent parcel grades shown? ST �ET ISSUES Right-of-way clearly shown? [� Centerline of street clearly shown? � Name of street(s) shown? ['� Existing/proposed curb or edge of pavement shown? �� Q Profiles of proposed streets ��] Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles ❑ topo shown on adjacent property? [� � � r-�.,�-f�..,,�.,.i s t�o.� rszx n��a� Traffic study required/submitted. � — 0 Do proposed street grades comply with City standards? � Check widths proposed on public streets �� Are private streets proposed? ❑ under 6 lot minimum? ❑ commercial driveway entrance required. ❑ width appropriate? ❑Other: SANITARY SEWER ISSUES [� Existing/proposed lines? ❑�,� Stubs to adjacent parcels required? WA ER ISSUES Existing/proposed lines? [� Existing/proposed fire hydrants? STORM DRAINAGE AND WATER QUALITY ISSUES �__ Existing/proposed lines? � � Preliminary sizing calculation of water quality provided? Q VYater quality facility shown on plan? �,i does area provided match calculations for size requirement? ❑N�a Stubs to adjacent properties required? []�� Water quality and/or detention shown outside of any wetland buffer? i:�engWnanrVnaslers�puDGC fadlity plan CheCklist.tlot NOTE: THIS INFORMATION IS VALID FOR 3 MONTH FROM THE DATE PRINTED DI� THIS MAP! . , � , >- �-- --�-- � _ ��i � ;�; � > , _ O'MARA — - -- -- -- ��,��,�� � � , �N s.s,�EM , ; , _i <:E�, FoaM. ' NOTIFICATIOI�E� . � � � I � —� -- � AREA MAP ', _ _ I (S00') ' � zs�otcoamoo , ; � �ts�omcoo4o� � - � I5102000040S. �-'�-- .. - I_ _ . _I �( L � i � V� - �-- - -. ---- _ � � /,�� � - - -� � t��asocoatQa '° j � � �y � I � � � z§mzocombi I _____________ , �s�aicoonm�stotcoonoo � 2sioscooason I I . 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Plot date�Jul 8, 1999;C:lmagiclMAGIC03.APR 2S111A�-G08D4 � ZS102DC-00101 2S1�1F'$-00700 OGBUR�I�WRENCE L AND �AILEY LAWRENCE E II/ROSELLA K OGBUR L,aWRENCE L AND 14G8�'SVV�_3RD AVE �355 SW EDGEWOOD ST 14080 S � 3RD AVE TIGARD, OR�97224 TIGARD, OR 97223 TIGARD, 0�97224 \ 2S 111 AB�-D�/1000 2S 102DC-00400 2S111 AB-00900 1O O80 SW 93�DENC� L AND g265SSW�EDGEWOOD MARLENE E 04�80 SW 93RD A EE L AND TIGARD, OR 97223 T I G A R D,O R 9 7 2 2 3 T I G A R D, O R 9 7 2 2 4 2S111A8-01300 2S102DC-00403 2S111AB-01201 WILLIAMS LESLIE P JR&LOLA L KING SCOTT G& ELIZABETH A HANLON MARCE�YN K 11480 SW ROYAL VILLA DR 9235 SW EDGcWOOD ST 9225 SW ELROS�CT TIGARD, OR 97224 TIGARD, OR 97223 TIGARD, OR 97224 2S111AE-01800 2S102DC-00505 2S111A8-01700 F��HAN JACK D&SUSAN STAPLES GUY G &DONNA G BEARD JOHN D&LYNN C CO-TRS 14170 SW 93RD DR 9175 SW EDGEWOOD ST 9230 SW ELROSE CT TIGARD, OR 97224 TIGARD, OR 97223 TIGARD, OR 97224 2S111AB-03100 2S102DC-01603 2S111AB-03000 SMITH CY T 8� DIANE CLARK PAUL E BETTY J GRIFFIN CHARLES R AND BARBARA K 14135 SW 93RD AVE 9160 SW EDGEWOOD 14175 SW°3RD AVE TIGARD, OR 97224 TIGARD, OR 97223 TIGARD, OR 97224 2S111AB-03300 2S102DC-01800 2S111AB-03200 rRENI THOMAS c AND GcDNEY REX&FRAYNIE M I RS SCHWARZ�R GERTRUD E&PETER H 9430 SW MCDONALD ST 9270 SW�DGEWOOD ST 9330 SW MCDONALD TIGARD, OR 97224 TIGARD,OR 97223 TIGARD, OR 97224-5532 2S111BA 0105 2S102DC-02000 2S111BA-O6500 L.4UTT RO LD R AND ANNA M BRADY TWYLA FAITH MAWHIRTER ARLIE L TR 14140 S`,IV 97 AVE 9360 SW EDGEWOOD °265 SW MCDONALD ST TIGARD;OR 97 4 TIGARD,OR 97223 TIGARD,OR 97224 2Sii1BA-00111 2S111BA-08o00 2S1�1BA-00109 WASHINGTON COUNTY HUGHES DAVID A AND VICKIE M PARKER THOMAS D&LINDA 111 Sc WASHINGTON ST 9435 SW MTN VIEW LN 14110 SW 97TH AVE HI�LSBORO,OR 97123 TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-00�14 2S1116A-08900 2S111BA-08700 MYERS REED D & DEBRA R LAUTT RONALD R&ANNA M COURTNEY RONALD B&VICKI R 14090 SW 97TH AVE 14140 SW 97TH AVE �4�24 SW g7TH AVE TIGARD, OR 97224 TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-06101 2S111A8-00500 2S111BA-09000 TIGARD CITY OF NELSON LINDA M ROSS JE�FREY A&GAYLA 13125 SW HALL 9150 SW MCDONALD ST 14100 SW 97TH AVE TIGARD, OR 97223 TIGARD, OR 97224 TIGARD,OR 97224 � , , AVE32Y CS-531 1-1 2S102CD-04000 " �S1020C-00200 2S102CD-01100 MUTSCHLER DAVID K =pFFR�Y DOUGLAS B �ADSEN JUDITH L 9465 iW EDi�EWOOD 9325 SW EDGEWOOD 9515 SW EDGEWOOD TIGARD.OR 97223 TIGARD, OR 97223 TIGARD,OR 97223 2S 102C0-01101 2S 102DC-00402 2S 102CD-02000 DURF�E STANLEY D&CYNTHIA A BUNGER ROBERT MANFRED 8 BATES VIRGINIA A AND 9580 SW O'MARA ST 9215 SW EDGEWOOD ST 9680 SW O'MARA STREET TIGARD,OR 97223 TIGARD, OR 97223 TIGAftD,OR 97223 2S 102CD-02001 2S 102DC-00404 2S 102CD-02100 MCOILL STEVEN J &KIMBERLY C WACHSMUTH LOUIS J 8 WHITEMAN TEX R LEWAHNA 9630 SW O'MARA ST 9285 SW EDGEWOOD 9530 SW EDGEWOOD TIGARD,OR 97223 TIGARD,OR 97223 TIGARD,OR 97223 2S 102CD-02200 2S 102DC-01601 2S 102CD-02300 GUERRANT ORVILLE D GILCHRIST EARL J NONA JOHNSON CLARENCE DEAN PO BOX 230297 9100 SW EDGEWO00 ST 9440 SW EDGEWOOD ST TIGARD,OR 97281 TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02400 2S102DC-01700 2S1 CD-02402 FISHER THOMAS L TRUSTEc WILLIAMS DEL ROY D& KUHN ED R MARLYS A PO BOX 11370 9200 SW EDGEWOOD 9455 SW DONALD ST PORTLAND, OR 97211 TIGARD, OR 97223 TIGARD,OR 7223 2S102CD-02403 • 2S102DC-01900 2S102CD-02500 KUHN FRED R MARLYS A STONE VIRGINIA FLETCHER PAUL M BETTY J 9455 SW MCDONALD ST PO BOX 37 9555 SW MCDONALD RD TIGARD,OR 97223 SEAVIEW,WA 98644 TIGARD,OR 97223 2S 102C0-02602 2S 102DC-02001 2S 102CD-02603 MUDROW MURIEL TRUSTE� GET5INGER DAVI�A BROWN ROGER A&JENNIFER A 10075 SW HIGHLAND DR 9400 SW EDGEWOOD ST 9605 SW HILLVIEW CT TIGARD,OR 97224 TIGARD,OR 97223 TIGAR�,OR 97223 2S 102CD-02604 2S 102 DC-02200 2S 102CD-02605 SHIRLEY JULIA A HENNINGSEN AGNER TRUSTE� DUDLEY STEPHEN R 8� 9610 SW HILLVIEW COURT g2g5 5W MCDONALD 9608 SW HILLVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 TIGARD,OR 97223 2S 102C0-02612 2S 102DC-02400 2S102CD-02613 GHIGHEANU CALIN&VALENTINA C CRANE TERRY E NICHOLSON VICKI L 9705 SW MCDONALD 9155 SW MC DONALD 9075 SW MCDONALD TIGARD, OR 97224 TIGARD, OR 97223 TIGARD,OR 97224 2S 1 D2C�-04600 2S 111 AB-00501 2S 102C0-04700 MITCHELL CARL R MAGLALANG JOSEPH V&FORTUNATA MITCHELL MICHAEL H 9435 SW EDGEWOOD ST 1396 SE 65TH 9405 SW EDGEWOOD TIGARD,OR 97223 HILLSBORO, OR 97123 TIGARD,OR 97223 � • AVEfZY CS-531 1•1 . � . � • , . � July 22, 1999 RE: Tigard Assisted Living/Gerald W. Crow Jr. Dear Interested Party, I , Gerald W. Crow Jr., am the owner of the property located at 9335 S.W. McDonald Street (Tax lot 2400/2100), Tigard, Oregon. I am considering proposing to build an Assisted Living Facility at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday August 5, 1999 Location: City of Tigard/ The Town Hall Room 13125 S.W. Hall Blvd. Tigard, Oregon Time: 6:30 PM Please notice this will be an informational meeting on preliminarx plans. These plans may be altered prior to the submittal of the application with the City. I look forward to more specifically discussing the proposal with you. Please call me at 675-1117 if you have any questions. Sin erely, ,. s� ���1•'���`� 2� �Wf� Gerald W. Crow Jr. Owner 9 2S102CD-01000 � 1C2DC-00200 2S102CD-01100 MUTSC�LER DAVID K �OFr"ROY DOUGLAS B �ADSEN JUDITH L �4E5 SW EpGF,WOOD 9325 SW EDGEWOOD 515 SW EDGEWOOD TIGARD, OR 97223 TIGARD, OR 97223 TIGARD,OR 97223 2 S102CD-01101 2S 1020C-00402 2S 102CD-02000 DURFEE STANLEY D&CYNTHIA A BUNGER ROBERT MANFRED 8 BATES VIRGINIA A AND 9580 SW O'MARA ST 9215 SW EDGEWOOD ST 9680 SW 0'MARA STREET TIGARD,OR 97223 TIGARD, OR 97223 TIGARD,OR 97223 2S 102C0-02001 25102DC-00404 2S 102C0-02100 MCDILL STEVEN J &KIMBERLY C WACHSMUTH LOUIS J 8� WHITEMAN TEX R LEWAHNA 9630 Sw O'MARA ST 9285 SW EDGEWOOD 9530 SW EDGEWOOD TIGARO,OR 97223 TIGARD, OR 97223 TIGARD,OR 97223 2S 102CD-02200 2S 102DC-01601 2S 102CD-02300 GUERRANT ORVILLE D GILCHRIST EARL J NONA JOHNSON CLARENCE DEAN PO BOX 230297 9100 SW EDGEWOOD 5T 9440 SW EDGEWOOD ST TIGARD,OR 97281 TIGARD,OR 97223 TIGARD,OR 97223 2S102CD-02400 2S102DC-01700 2S1 CD-02402 FISHER THOMAS L TRUSTEE WILLIAMS DEL ROY D& KUHN ED R MARLYS A PO BOX 11370 9200 SW EDGEWOOD 9455 SW DONALD ST PORTLAND,OR 97211 TIGARD,OR 97223 TIGARD,OR 7223 2S102CD-02403 � 2S102DC-01900 2S102CD-02500 KUHN FRED R MARLYS A STONE VIRGINIA FLETCHER PAUL M BETTY J 9455 SW MCDONALD ST PO BOX 37 9555 SW MCDONALD RD TIGARD,OR 97223 ScAVIEW,WA 98644 TIGARD,OR 97223 2 S 102CD-02602 2S 162DC-02001 2S 102CD-02603 MUDROW MURIEL TRUSTEE GETSINGER DAVID A BROWN ROGER A&JENNIFER A 10075 SW HIGHLAND DR 9400 SW EDGEWOOD ST 9605 SW HILLVIEW CT TIGARD,OR 97224 TIGARD,OR 97223 TIGARD,OR 97223 2S 102C0-02604 2S 102DC-02200 2S 102CD-02605 SHIRLEY JULIA A HENNINGSEN AGNER TRUSTE� DUDIEY STEPHEN R 8� 9610 SW HILLVIEW COURT 92°5 SW MCOONALD 9608 SW HILLVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 TIGARD,OR 97223 2S 102C0-02612 2S 102DC-02400 2S 102CD-02613 GHIGHEANU CALIN 8�VALENTINA C CRANE TERRY E NICHOLSON VICKI L 9705 SW MCDONALD 9155 SW MC DONALD 9075 SW MCDONALD TIGARD,OR 97224 TIGARD, OR 97223 TIGARD,OR 97224 2S 102CD-04600 2S 111 AB-00501 2S 102C0-04700 MITCHELL CARL R MAGLALANG JOSEPH V 8�FORTUNATA MITCHELL MICHAEL H 9a35 SW EDGEWOOD ST 1396 SE 65TH 9405 5W EDGEWOOD TIGARD,OR 97223 HILL5BOR0, OR 97123 TIGARD,OR 97223 � AVERY CS•5311•1 2S111AER-008A0 • ^��C2DC-00101 �St'1F?c3-00700 ' OGE�U�f��WP.ENC� '_,4��� �IL�Y LAWRENCE E II/RCS��LF.K �GBUR La1NRENCE L AND � 140$D'SW, 3Rf�AVE s5 SW EDGEWOOD ST ���8�S 3RD AVE TIGARD, O �97224 TIGARD, OR 97223 TIGARD, 0 97224 \ � 2S111A6�0�/1000 2S102DC-00400 2S111AB-00900 O080 SW 93�2pENCE L AND g265 SW DEDGcWOOD MARL_NE E 0�80 SW 93RD A EE L AND TIGARD, OR 97223 T I G A R D, O R 9 7 2 23 TI GARD, O R 97224 2S111A8-01300 2S102DC-00403 2S111AB-01201 WILLIAMS LESLIE P JR�LOLA L KING SCOTT G& ELIZABETH A HANLON MARCELYN K 11480 SW ROYAL VILLA DR 9235 SW EDGEWO00 ST 9225 SW ELROSE CT TIGARO,OR 97224 TIGARD,OR 97223 TIGAP.D, OR 97224 ZS111AE-01800 2S102DC-00505 2S111A6-01700 FE=HAN JACK D 8�SUSAN STAPLES GUY G& DONNA G BEARD JOHN D&LYNN C CO-TRS 14170 SW 93RD DR 9175 SW EDGEWOOD S� 9230 SW ELROSE CT TIGARD, OF2 97224 TIGARD,OR 97223 TIGAR�, OR 97224 2S 111 AB-03�00 2S 102DC-0'1603 2S 111 AB-03000 SMITH CY T&DIANE CLARK PAUL E BETTY J GRIF�IN CHAR�ES R AND BARBARA K 14135 SW 93RD AVE 9160 SW EDGEWOOD 14175 SW 93RD AVE TIGARD, OR 97224 TIGARD, OR 97223 TIGARD,OR 97224 2S111A8-03300 2S102DC-01800 2S111AB-03200 FRENI THOMAS �AND G�DNEY REX F�FRAYNIE M TRS SCHWARZER GcRTRUD E&PETER H 9430 SW MCDONALD ST 9270 SW cDGEW000 ST 9330 SW MCDONALD TIGARD, OR 97224 TIGARD,OR 97223 TIGARD,OR 97224-5932 2S11�BA 0105 2S�020C-02000 2S11tBA-06500 IAUTT RO LD R AND ANNA M BRADY TWYLA FAITH MAWHIRTER ARLIE L TR 14�40 SW 9 AVE 9360 SW EDGc`NOOD 9265 SW MCDONALD ST TIGARD;OR 97 4 TIGARD,OR 97223 TIGARD,OR 97224 2S1118A-00111 2S111BA-08o00 2S1118A-00109 WASNINGTON COUNTY HUGHES DAVID A AND VICKIE M PARKER THOMAS D& LINDA 111 Sc WASHINGTON ST 9435 SW MTN VIEW LN 141�0 SW 97TH AVE HILLSBORO, OR 97123 TiGARD,OR 97224 TIGARD, OR 97223 2S1116A-00114 2S1'11BA-08900 2S1118A-08700 MYERS REcD D 8 DE9RA R LAUTT RONALD R&ANNA M COURTNEY RONALD B&VICKI R 14090 SW 97TH AVE 14140 SW 97TH AVE 1412�SW 97TH AVE TIGARD, OR 97224 TIGARD,OR 97224 TIGARD,OR 97224 2S1116A-06101 2S111A8-00500 2S1118A-09a00 TIGARD CITY OF NELSON LINDA M ROSS JEFFREY A&GAYLA 13125 SW HALL 9�50 SW MCDONALD ST 14100 SW 97TH AVE TIGARO,OR 97223 TIGARD,OR 97224 TIGARD,OR 97224 � AYEf2Y CS•531 1•1 � � � i AFFIDA�7IT OF POSTING NOTICE WTTHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard - Planning Division % 13125 SW Hall BouIevard Tigard, OR 97223 �, cE�LD w. CROW JR , do affirm that I am (represent) the party initiating interest in a proposed ASSISTED LIVING FACILITY affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 9335 SW MCDONALD ST TIGARD OR 97035 2400/2100 and did on the 22 day of ,TiTT,v , 19 99 personaily post notice indicating that the site may be proposed for a CONDITIONAL usE application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 9335 SW MCDONALD ST TIGARD 97224 tree on property at MCDONALD (CENTER OF PROPERTY) (state location you posted notice on property) ' nature (In the presenc of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLEi�E/NOTARIZE� Subscribed and sworn/affirmed before me on the 22� day of �t;�., , 19�1� . h,�, OFFICIAL SEi�L CONNIE MARTIN ��' NOTAAY PU�UC�OREGUN COMMISSIOrJN0.055532 NOTARY PUBLIC OF.OREGON MY COMMISSION EkPIRES JULY 07,2000 My Commission Expires: ��1,i,, `1 � Z60p (Applicant, please complete information below for proper placement with proposed project) — ------------------------------- --------- i NAM� OC' PROJCCT OR PROPOS�D NANI�: TIGAHD �15S�S1��ZIV�L�1� �TYPC OI' PROPOSGD DGV�LO1'M�NT: ASSISTED LIVING FACILITY I �Name of Applicant/Owner:_ GERALD W.CROW JR. � �Addross or General Location of Subject Property: 9335 SW MCDONALD ST TIGARD OR 97224 � 2 00 2100 I L�Sub�ect Property Tar Mnp(s)nnd L.ot�t(s): ____� ----------------------------------- ---- ------------------------ �:Uoqln lpattyVnaslcrslaflposl.mst � � . �.. f • � � � ! � � � ' AFFIDA�IT 4F MAILING � STATE OF OREGON ) ) ss. City of Tigard ) GERALD W. CROW JR being duly sworn, depose �, and say that on JULY 22 _ . 19J I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near� 9335 SW MCDONAL ST TIGARD OR 97224 TAX LOT 2400/2100 a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at TIGARD POST OFFICE with postage prepaid thereon. / , Si ature (In the presen of a Notary Public) (THIS SECTlON FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLEfE/NOTARIZE� Subscribed and swom/affirmed before me on the 2�day of � , 1g�1� h. _ oFFicin�sEnl CONNIE MARTIN � � .��\� : NOTARY PUBUC�OREGON COMMISSION NO.055532 �J MY COMMISSION EXPIRES JULY 07,2000 NOTARY PUBLfC OF OREGON My Commission Expires: ��-1,�.� 1 � ZD00 (Applicant, please complete information below for proper placement with proposed project) ------------------------------------------i . I NAM�OF PROJ�CT OR PROPOSED NAM�: TIGARD ASSISTED LIVTNG T'YP� OF PItOPOS�D DGVELOPM�NT:_ ASSTSTF.n T TVINC,—FACILiTY I i Name of Applicaiit/Owner: f;F.RAI Tl t � n i � �—y335 SW MCDONALD ST TIGARD OR 97224 � �Address or General Location oC Subject Property: I �Subject Properly Tax Map(s) and Lot tt(s): � ! L------^------------------------------------------------ —� h:Uoflln�paqy�nasten�nrtu�l.mst � 'r . � : � • s . Sign Up Sheet For Speakers . Name Address/Phone Number , r, �" Gi /�G"J �'W'��.�G�l �G:'""-c�.- �1� 1— ���U i l ��y,-C ✓' v 1✓�'✓`'°��.'` � ' ����v'- ',� — U � � �3 7�; ;;�� l� - �Q�i9-��� ��� s��� �, -� 2. ���� :5�,�� � �� � ��... � c��,,,,�,� �- � z � (r �� CC � �� l���J/'1..�l�(G� �JS�''� I�U - 3. �`�-�� ��'`,? 'c Jtc� G���L� � � i �7 .> ., /� I - t � ' � - �'�l�U�v- 4. ��-�� t� �Y� r�� G � (oC_s ���l C���p c.J�L�c� 5f f ( �'c'� ��� �- ti,/V��,,,�F��=. h•-�.�� 1 �'��� �pCa��/ �'e,� r L ° 5. ��-f -•��Ytit�i,�_ � '.�v,_ �' �. .�' < i, 5`7 �(0 3� �i " � �;C� 3 .� . �.. 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C4NDIT10NAL USE TYPE III APPLICATION � CITY OF TIGARD 13125 SW Nall Blvd., Trgard, OP, 97223 (503) fi39-4179 FAX: (503) 684-7297 [��^�c:vl I��t��'P^ PRE-APP. HELD WITH: ��<rK Robe,��s GENERAL INFORMATfON DATE OF PRE-APP.: �/�9 q_ Property Address/Location(s): /�•3 S .S . L{�, " FOR STAFF USE ONLY _ � C (Jo✓I a �� S� , � � y :.��'c�t �f'Cd�,� Tax Map & Tax Lot#(s): �+.���- I � � S j�� fl �, ,T�x �cT,��a0 Case No.(s): _� • , j��„� �S ' ���� j C� v Other Case No.(s): � � /�� � ��'U Receipt No.: Sife Size: � G�Cres Application Accepted By: Property Owner/Deed Holder(s)': �er����' ��^Lw�J:�C(�ur�P ��c : Date: Address: .��c � �� rc�T ,5�', Phone: (-��:��/JJ� T CitY:�r..� ��_° �.�c��'�'a.r„ Zip: ! /�U.3.� Date Determined To Be Complete: Applicant': ��er�c��c� Ul.) C;��w�r � �_�nc�s�ee ��'O� Address: � �c I�Ec��� �� , Phone: _��5 —//%7 Comp Plan/Zone Designation: c�ty:� �s�:��, d z�p: 9 70�s Q " When the owner and the appiicant are different people, the CIT A�ea: applicant must be the purchaser of record or a lessee in possession Rev.11/26/98 i:lcurpinlmasters\cua.doc with written authorization from the owner or an agent of the owner. The owner{s) must sign this app(ication in the space provided on the back of this form or subm+t a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Conditional [� Application Form Use approval to allow (please be specific): []� Owner's Signature/Written Authorization �e ���y 4,�st � � ����,,,�� -�� h �+° � � � []� Title Transfer Instrument or Deed —/i� f _J / / (� ` [`�Site/Plot Plan _ `T � i,�;n� '1' � SS� c'7"c'vL L.�� /rvt c? l��rr .�/i�� (#of copies based on pre-app check list) �� �" �'' � � [� ite/Plot Plan (reduced 8'/�"X 11") (�ApplicanYs Statement (#of copies based on pre-app check list} ❑ USA Sewer Use Information Card (Distributed/compieted at application submittal) 1 � 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ' � � Filing Fee $1,615.00 1 -- -� ' r December 1 , 1999 City of Tigard Planning Department �� Gerald and Charee Crow 26 Becket Street Lake 4swego, 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 inember 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, � ;f p� , J� / , �'�4t� '� !-`=�-2'-t,.•r , _ �. Gerald W. Crow Jr. Charee Crow , � 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 fa�ade 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. Proposed 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°/a d) Min. Front Setback 20 Feet Approx. 210 Feet e) Min. Side Setback 5 Feet Approx. 35 Feet fl 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 listed in the Pre-Application Conference are met as realized by the following narrative 6;zo s.w. Macadam, Sui[e ioo, Por[land. Ore�on 97��9�5��3�'�i'7��'�� FAX 5�3%'45-77�� Principals:5cewarc Ankrom,Thomas Moisan.David Vunada, Lorraine Itellow.Jeff Hamilmn,Karen Bowery,Chris Dalengas.Jeff Los,Phil Marquis I , 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 pro�cimity 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 e�cisting 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 appro�cimately 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 e�ctends 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 fr�m the wall. � L 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 Mized 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. Pazking 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 I • ) I 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 mea.sures 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 L 1 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. Proposed � a) Min. Lot Size 10,000 SF/Duplex Approx. 81,650 SF E b) Min Lot Width 90 Feet/Duplex Approx. 230 Feet � c) Max. Lot Covcragc No Requirement 21% i d) Min. Front Setback 20 Feet Approx. 210 Feet � e) Min. Side Setback 5 Feet Approx. 35 Feet fl 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 inembers 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 ofthe driveway, parking lot and drop offzone meets the Uniform Fire Code. � � 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 specified 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. J � ree r o r, s e or Inventory of Trees Larger Than 12 Inches in Diameter Page2 CROW ASSIST LIVING Crow ALF - Tigard, OR CrowALF>12�� 12/3/99 Point ,Species I DBH �Remarks ' Prescri tion Total ' ' Ihazard retain Icut 281 Douglas-fir j 18�, � Iretain j I 281 I Douglas-fir j 26 retain i 283 Douglas-fir 24 retain 284 Douglas-fir 16 retain 286,Douglas-fir 40! retain 288 Douglas-fir 48 retain i 289 Douglas-fir 24 retain 290 Douglas-fir 20 retain 291 Douglas-fir 24 retain 292 Douglas-fir 30 retain ! 293r pouglas-fir 42I retain 294!Douglas-fir 36 retain I 295 Douglas-fir 34i retain 296!Douglas-fir 42 retain " 297'Douglas-fir 42 retain 298 Douglas-fir 42' retain 300 Douglas-fir 36. retain I i 301;Douglas-fir 161 Stem decay- PHPI retain 3561 Douglas-fir 36 i retain 357'Douglas-fir 36 retain 398 Douglas-fir 42 retain � 459 spruce 16 retain ; ; 480,spruce 14 retain ! 483 spruce 16 retain j 484�spruce 16 retain � 485 spruce 20 retain 494,apple 14 retain 494'apple 14 'retain � 494'apple 14 retain . 511�sequoia 50 retain � 533 Douglas-fir 44 �retain { 534�sequoia 6d retain '� I 536 Douglas-fir 24 retain Number of Trees >12" DBH: 2 57 16i 75 � Number of Non-Hazard Trees >12" DBH: 57j 6 73 % Retention: Non-Hazard Trees >12"-DBH: � 78%! ' I I ) Watter H. Knapp 7615 SW Dunsmuir Ln,Beaverton,OR 97007 Phone/Fax: (503)646-4349 Inventory of Trees Larger Than 12 Inches in Diameter Pe9e 1 CROW ASSIST UVING Crow ALF - Tigard, OR CrowALF>12° 12/3/99 Point Species DBH I Remarks I Prescription Total i hazard i retain i cut ; 246 Douglas-fir 38 �, icut I 359 horsechestnut 25 ' j cut 4291fir (Abies spp.) 26 cut 430 fir (Abies spp.) 20 cut 431,fir (Abies spp.) ' 20 cut 460 i spruce 19 cut 461 spruce 20 cut 463 spruce 16 cut 464�spruce 14 cut 466'spruce 14 cut 467!spruce 16 �cut ! 469!spruce 16 'cut 470 spruce 20 cut 472 spruce 16 cut 473 spruce 18 cut 475 spruce 18 cut 358 red alder 24 stem decay hazard 360 deciduous 14 stem decay hazard 247 Douglas-fir 28 �retain 249 Douglas-fir 18 Stem decay- PHPI retain 250 Douglas-fir 36 retain 2531 Douglas-fir 24 �retain 254 bigleaf maple 16 retain 255 Douglas-fir 20 retain 256I Douglas-fir 20 retain 257 Douglas-fir 30 retain 258 Douglas-fir 15 retain 259!Douglas-fir 361 Stem decay- PHPI I retain 260 Douglas-fir 14 'retain 265!Douglas-fir 26 retain 266 Douglas-fir 30 retain 267 Douglas-fir 24 retain 268 bigleaf maple 14 retain 269 Douglas-fir 24 ,retain 270 Douglas-fir 28 retain 271 I Douglas-fir 40 - retain 272'Douglas-fir 18 retain 274�Douglas-fir 28 retain 275�iDouglas-fir 18 retain 278 Douglas-fir 16 retain 279 Douglas-fir 34 retain 280�Dou las-fir 28 , retain j , Walter H. Knapp 7615 SW Dunsmuir Ln,Beaverton,OR 97007 Phone/Fax: (503)646-4349 ' � Walter H. Knapp Silvicuhure and Farest Nlanagemeni Urban Forestry 1 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, � � �I/�� ��%�/ 1 ' .'��l / Walter H. Knapp Certifred Foresier, Sr?F Certified.4rborist,ISA , , ���. . ' ;`u�' �� � ���� �615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone/Fax:(503) 646--1349 '�t;:._.L.;'�.�L'.:i,���.... ., S F' P - 3 0 - 9 9 T H U 7 � 0 0� P . 0 2 SUMMARY OF PROPOSAL �� Gerald and Charee Crow 26 Becket Streeet Lake Oswego, Oregon 97035 675-1117 Site: 9335 S.W. McDonaid 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 wouid 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 wili be removed (i.e. 23%). �f those 19 trees that are removed, only one is a native fir. Thus, nearly all of the larg� 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-fami}y residence (American Seniors Housing Associ.ation: 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. SE P - ,30 - 99 TH U 7 ' � 1 0. P _ 0 .3 � � ,,.T,,,�.. 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 Facifities that blend natural surroundings 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. W8 will give top-q�uality service, delivered�in a dignified way. Our philosophy is whole person wellness that meets the needs of the ever increasing elderly population. Respectfully, ������ , Gerald W. Crow Jr. and Charee Crow � ) ; ; � . i � � � � ANKROM MOISAN ASSOCIATED ARCHITECTS i October l, 1999 City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Ore�on 97223 (503) 639-4171 Re: Conditional Use.Application Project Description 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 s±ory 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 persan 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 personai 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. T We will work closely with the City of Tieard to make this project a benefit to the community. Sincerely, ANKROM MOISAN ASSOCIATED ARCHITECTS i ee Ming Law HML/tl J:\CROWALS\CITYOFTIGARD 6;zn s,a�. Macadam, Suite ioo, Portland, Oregon 97zi�, 5o3;'z4$-7ioo, FAX jOj%245-%71� Principals: Scewarc Ankmm,Thomas Moisan,David Vonada, Lorraine Kellow,JefE Hamilcon,F:aren Bowery, Chris Dalengas,JeFf Los.Phil Marquis November 16, 1999 City of Tigard Planning Department �� Gerald and Charee Crow 26 Becket Street Lake Osv�ego, Oregon 97035 675-1117 Site: 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. R�pectfully, � C,j"��/G�(�-����`�c'�'"�/ e Gerald W. Crow Jr. � ra� s or a. � o ,� ,� ct� v WESTLAKE CONSULTANTS, INC. IMPACT STUDY SANITARY SEWER 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 TCI Cablevision, respectively. .� PARKS The assisted living facility is closest to Fanno Creek Park in the City of Tigard. According to a �ublication 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 IMPACT STUDY CONDITIONAL USE APPLICATION WEST�aK�No. 1095-03 G NOVEMBER 12, 1999 PAGE No. 1 WESTIAKE CONSULTANTS, INC. Summerlake Park and Fanno creek park are unique havens to waterfowl and wildlife in the middle of the busy suburban community. i 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, 2nd 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 FACIUTY IMPACT STUDY CONDITIONAL USE APPLICATION WEST�,4KE NO. 1095-03 G NOVEMBER 12, 1999 Pa,GE No. 1 Notes for Conditional Use Application Supplement ' 1. Modifications were made to the site plan by the Architect to reflect increased parking for the facility. Revisions have not been transfened 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%. � � �°.4 e� � O r CROW ALF WCI JOB # 1095-03(A} PRELIMINARY DETENTION AND WATER QUALITY REPORT 11-OS-99 PREPARED FOR: ANKROM MOISAN ASSOCIATED ARCHITECTS PREPARED BY: WESTLAKE CQNSULTANTS Pacific Corporate Center 15115 SW Sequia Parkway, Suite 150 Tigard, Oregon 97224 � 11-OS-99 Crow Alf-Tigard Job Number 1095-03 (A) Detention\Water Quality report Prepared by Westlake Consultants for Anla-em Morison Architects. Site Descri�tion 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. Desi�n 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 sfizcture,with 100yr overflow spillway * All impervious areas (Roof drains and parking)will be conveyed to the Water Quality/ Detention pond. � 1 h:�admin\109503\en g\1095 03 hd.doc �oe �C�9�-C'�� �C.-,�i'?��..,1 .^�-t.,.-'�j • 1�'JESTLAKE CONSULTANT�, INC. 15115 SiN Sequoia Pkwy. � Suite 150 SMEETNO. �' oF �`� TIGARD, OREGON 97224 CALCULATEDBY N� DATE !��`��✓� (503) 684•0652 FAX (503) 624-0157 � • Ci1ECKE0 BY DATE SCALE � � c✓�--',��� �:� � � �..J�^��'���`i �:'�h-� �'. 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SHEEfNO. �= oF 15115 SW Sequoia Pkwy. � Suite 150 ��� TlGARD, OF�EGON 97224 CALCULATEDBY �'� DATE ��` F-= I%k��t (503) 684-0652 FAX {503) 624-0157 � ' CHECKE�BY DATE SCALE ....;.t �A��"'F"�f�-� �l��..�Yvt'� ��C�j v l�'�Yj --F6�. -- -.... ..-- - - - ._....... _.__�..._ ..._._.._ W',��'�--� c:�.rs-�_ t -c-�-- -�- �...9 G ........�T�_.._.. ___ .. _ ... - �--- -- �-- — ��� �2�:-�-�_; c�v�--L � �r'�; ;G�� S��.�� ..- -----.__- _�_ _.__ ...._ _.. _......__..._._._.... ._....__ ._......_..._..-�-- — ��T�--�'T t�p�-.� V�'J l;.-t..��,�'t;� ��,.m'�;, �-�-T_.� �(2 .F�r 3 --- ---- .._... ......�..._..__ ..._TOT�L �...r U+_�...R.►�s C�"�t ` 't�,..�s� ' ���'T"�?�.C�r--� � V�1 d,�i't�s� � ._...... :_ _........._....--- _._._.. ..,..... ..:.. ..--- ___ ...._ �..�-.�-� —r-� ; . ;� 9�-�—: -7�� � :6 S S r'-�� -- _---- -._�..._ _.__ _...__.__..._ _... .... _..,. ..�._._.. ..__..._...._.�_..--- .__.---- -__ . .._..__...___._......._t.._..._..........:.__ ....._�......_.._�..._._._._._..._ _._.__._.____...----. - -... . _ ._... ._. __. _... --- ._._.. __ ..._ _.:... _._...�__..__..__.. vO�:.+n,��. ._ _-P t�.o`.!t �ED 2 r��.� �'T"'3 __. . _...._... .... .._ ��`s 13c��' C��. 3r-��-t'� ' Q rJ �....t...t"t``t^ G..�t-G. 5� . ..._ __�._.. ,.._..._ . ....__ �.;.__ ......,....._........_...._. _...__. . __ ......... _ . ..._- --. � . _..._........- ---.......___.._..............._._..._.:.___....._.___._.._..........._........_.._..... � . _._._..�....._...__...__..._... ._.. .__ � ......._........ _� _ ....... ... .. _. . .........._ _ .... . a . ...__......_... ....s.... .. ... ...:. ..... . ; : , , ..._._._.._..._..._ .._.__....._.._._..._.._! .._..... :.___..,.... ....- -�--.._. _______..._...... _ ... _........ __._.�_......_..._ __. .....___..._ ..._._ ..._.__....___._.. � : . _ ._ .en, r...�.i��,+,,.c�,.,��+t-:-PxNrm��:r�.;�!oe'.lia�ll)+'a0rt<r�N�Nli�I.tffEF!�,MIS;.S�R.SO , _'`d:�?:.. 136101 HYD.XLS � �-C�'�1"�l O� �!���l M E G�-t_L-�t l�L�'C�t U r� . 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 I O I - O Volume (MIN) (IN/HR) (CFS) (CFS) (CFS) (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 O.fi8 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 � � Appendix A3 crow_det.XLS • . -='- :- Prepared by Neil Fernando11/5/99 � Vv�`T�. Q V�_t '�C-�{ V O ��l t�/1� PROJECT: CROW ALF - 1095-03 -�TOT�� PO�� �1 C�l__L1�r1C C�_�, WATER QUALITY CALCULATIONS G/VEN: RA/NFALL VOLUME= 0.36 lNCHES OVER THE ENT/RE/MPERV/OUS AREA lMPERV/0US AREAS = 2,640 SQ. FT. PER LOT+ STREET IMPERVlOUS AREA POND MUST EMPTY IN 48 HOURS SIDE SLOPES= 2.5 :1 (ACTIVE TREATMENT AREA) FREEBOARD = FT(2.5:1 SlDE SLOPES) �� TOTAL lMPERVIOUS AREA = 29,851 SF VOLUME REQUIRED FOR WATER STORAGE= 0.36" * TOTAL IMPERVIOUS AREA VOLUME REQUIRED = 896 CUBIC FEET POND VOLUMES FROM THE PLAN VIEWS 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 SJZE D/SCHARGE ORIF/CE 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= VOL UME/T1ME HEAD h (FT.) = 2 Q= 0.02 CFS TIME t(hours) = 48 A = 0.00 SF DIS. CO. C= 0.82 0.38 SQ lNCHES DlAMETER ORIFICE = 0.69 lNCHES � h:ladmin/1211011engin/crow_wq.XLS Page 1 � .-_ ; _.:- � �1 C O l ,� �-f RATTONAL METHOD R.AINFALL INTENSITIES FOR EAST WASHINGTON COUNTY (for Ranges 1 and 2 West) Rainfall Intensity (inches per hour) �E QF STt�RR'��EYE?VTT : YR1(PROB.�Bi�,��; �C�I��Ei��A'�ON , ; , (A��T�� � ? � lt� 2� S(} �€?0 �5(l°�� '; {'�Q�} �IO�To} ;' (��) (?�a� ' (I�) 0 1.90 2.50 3.Q0 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 1.6� 1.90 40 4.b0 0.75 1.00 1.15 1.30 1.60 50 0.55 0.70 0.85 I.OQ 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 Q.90 180 or more 0.35 Q.40 0.50 0.60 0.70 0.85 _ i 160-CH3 ' � � � � °2 ��� Tabl e 2.1 RUNOFF COEFFICIENTS FOR THE RATIONAL METHOD ROLLING HILLY FLAT 2% - 1Q'/ 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 0.50 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 sele�ted from the appropriate intensity-duration-frequency (I-D-F) curve found in Appendix 2.A. � 11 � Walter H. Knapp Siiviculture and ForesY Managenunet lirban 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 Cerh;fied Forester, SAF � CertifredArborist, ISA " � ��"_" _ �.. �„�}� . . _ �.��' � � ;��W 7615 SWDunsmuir Lane,Beaverton, OR 97007 Phone/Fax:(503) 646-4349 ;,/��I�.��Ot.Gtiia�;�G.,.. ._. November 16, 1999 City of Tigard Planning Department �� 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). I 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, ,� a ! � ..C'�v�G�'L ��` �1��! , Gerald W. Crow Jr. and Charee Crow � s y STATE OF OREGON � County of Washington SS � 1, Jerry R Hansorr, Direet�r of Assess- � ment and Taxat�on and" Ex-Qfficio County Cierk for said`c�unty, dci'hereby certify that the withrmi�sfrument of wciting was received and recorded iii bnok ofi,i�ecards'of said county_ '._ � � ,.,, ; ��� -,. Jerr:y`R.-Hanson„�=�irector of ��ssessmertt a�dTaxation, Ex- OfficCio.�m�r�ty Clerk Doc : 95U39276 Rect: 145062 208. 00 U6/08/1995 02: 29 : 02PM � 1 � � � Crt ' f � S��'��J;�siT Ti i!.= CC A.iJY fVO. ��� ,� ,� R��U�s�l COGU,ti7EiVT TC DE51G�lE� SE�UW ^� JJ� �� STEWART TITLE �" / ' ��� � AFTER RECORDING RETURN TU : UNTIL FURTIiER NUTICE , ALL FUTliRE TAX STATEMENTS SHALL BE SENT TOr: GER�LD W. CROW JR . GER�LD W. CROW JR . CHAREE CROW CHAREE CROW �6 BECKET STREET 26 BECKET STREET LAKE OSWEGO, OR 97035 LAKE OSWEGC3, UR 97035 TAX ACCOLNT NO . : R468906 STATUTORY WARRANTY DEED i�IICIiELE C . JCNES , Grantnr, conveys and warrants to GERALD W. CROW, JR. and CHAREE CROW, as tenants by the entirety, Grantee, the foll�wing described real property free of encumbrances e1ccpt as specific«lly set forth herein situated in 4VASHINGTON County, Oregon , to-wit : SEE FXHIBIT "�" ATTACHFD HERETQ AND MADE A FART HEREOI' . The said property is free from encumbranc.es EXCEPT : Subject to th� stat�atory pow�rs of the Unified Sewera�e Agency; City of Tigard �esol�ition No . 92-11 recorded April 14r 1992 as Fee No . 9?c�2�2?6 ; CovPnants , conditions , restrictions , �as�mcnts and rights of way of r�cord, if any. THTS INSTRUMF'NT 4VILL NOT ALLOW USE OI' THE PROPERTY DESCRIP>ED IN TIiIS INSTRL'NIENT IN VIOLl�TION �F APPLICABLE LAND USE LAWS AND REGULATIONS . BErORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON �CQUIRING FEE TITLE TO TIiE PROPERTY SIIOULD CIIECK WITH TIIE APPROPRIATE CITY OR COLNTY PLANNINr DEPARTMENT TQ vERIFY APPROVED USES AND TU DETERMII�TE ANY LI_MITS GN LAWSUITS �G�INST I'AFMING C�R FOREST PR.ACTICES AS DEE'INED IN ORS 3Q . 930 . The, true consideration for this conveyance is $170 , 0OO . OD . D . .r d t}x�s C� �,da,�'"of Jun� , 1995 . // � � r' / � . � .�-.�-�'" .' g MI CHELE C. JON�''S ,;�;;''.�`'��� �'Sw�r .. t , ; � ,� �,� :, ,�,o;,; � , .,,�., � ��� p� j�/ �y rF�♦ I .{1 `c-���-Y �. !°.�rL6 I"J�:�iir"'w:�"".�/In %-J M1a v �'��!( /Fidl �. l„�� �I• � Q ST�TE vF UREGON 1'�`�`�`��`i;'' 2y l�� �� C��� � IS \ �:*e'�'�'; �� u-:.c Fe:�D [;�a;':: COUNTY OL' WASHINGTON �.� �!� nn !.r��: '- , 1995 , personally appeared th� above named MIc:'ii .T�LE C . JONES anc� acicnowledg�d the foregoing instrument to bP 3-i�r voJunta�-y act and deed . . ��'r�%%� , ��X. � , Nota y ,Ptzblic f�r OFriCiAL SEAI. STA�-�F OREGON NOTbqqNp B�CaROREGON My commission PXplY�S 8-13-199b MY COMMISSION'Exp RES A�UG�33 1996 > Order No. 95101022-W i ( EXEIBIT "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 Cour.ty, 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 ; thezce 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 deg:ees 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 . � { , 1 j � � � §'" _� z,•. .. s I�•'!� � , , . ' � SCRI"ii CR CRE'.�n^.N �' N�� "�""s�14�'Z';'t„� ' Oaurttl'Of W�shlh�� � � ��tw.� 1/ �tuApgS�p ; meM gar��� �of+L�a , Cletk t � G: � ���".��aru ���nos A4tar aec�rair�9, Ae;;:rn to: ` coun � � ���s�ar :�7.Dmas L.FfePt.g=, ':+�'U0006 • � 'r � �'f:'+:'�7.' ); :f ? 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G� v y,l�( r a -- � �� a rna. �e a- e I n 'A �(lQ�MI � :�L /�q�f'y�►l/�� � ' -q� - �-�d ;�-6 C4NDIT14NAL USE TYPE III APPLICATIDN CITY OF TIGARD 13125 SW Ha!!Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 n � C3,^i u✓1 1��l�e�'^ PRE-APP. HEI.D WITH: ��trK Rr�,b��"�S GENERAL INFORMATION DATE OF PRE-APP.: �/F,/ �'q �r Property Address/Location(s}: q�3 5 �� �L,� FOR STAFF USE ONLY / ' l C IJ o✓I a �� S� � �� � :,�P i''c' � Tax Map &Tax Lot#(s): {.i)�- I ►°��1 ,:Z S 1 O� �} L,�a� 1��-,�J oo Case No.(s): .,c_ Other Case No.(s): _�- (,�LT )N� �5 ► �,�L� l�ix �c�/ �. ���� ReceiptNo.: Site Size: Z C�Cr2s Application Accepted By: Property Owner/Deed Holder(s)'': �era�r�w' �+^�w'-a�`a-C.�li u�'P� Crc � Date: Address: v��o � ���:c� ��'. Phone: (��5�/%� City:__�_� �� ����°q� ZiP:_ � 7�3-> Date Determined To Be Complete: Appiicant`: ��er•c�`�l 11J C�r�w�r � �..�nc�;�e e �Y�O�.iJ Address: � �c �2c.�w�� s'� , Phone: �0 75 '//�7 Comp P(an/Zone Designation: city:� �}s�;cu o zip: 9 7C�� Q * 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.11/26/98 i:lcurpinlmasterslcua.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 �ROPOSAL SUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Conditional [� Application Form Use approvai to allow (please be specific): � Owner's Signature/Written Authorization L�.�� f ecr�zst ca d� �1i'o�3��� T o � ��� �c� G� � Title Transfer Instrument or Deed —� —1 �T J J , [�Site/Plot Pian � � i.)v►.� '7' �SS i � '7'c'o�l �� V i vtci ���'�� (#of copies based on pre-app check list) C�� �^ e -' tl [v]� ite/Plot Plan (reduced 8'/�"X 11") �pplicant's Statement (#of copies based on pre-app check list� ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) [� 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes 0 Filing Fee $1,615.00 1 � � ' s SUMMARY OF PROPOSAL �i'x;arrt 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 wouid 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 rernoved 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. � S � P - 3 0 - 9 9 7 H U 7 � 1 a P _ 0 3 . � The architects we have chosen, Ankrom Moisan Associated, have years of experience in the area of Assisted Living and are weli known throughout the Northwest for such projects as Skamania Lodge in Washington and numerous Assisted Living Facifities that - blend natural surroundings with beautiful architecture. The design of � the building wifl distinguishably fit the natural landscape and shouid ' 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, ��!�'/G��� , Gerald W. Crow Jr. and Charee Crow � ANKROM MOISAN ASSOCIATED AI� CHITECTS October 1, 1999 City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon 97223 (503) 639-4171 Re: Conditional Use Application Project Description 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 ee Ming Law HMLItI L\CROWALS\CITYOFTIGARD 67zo s.w Macadam, Suite too, Portland, Oregon 97uq, �o;/z,}5-7ioo, F�x 5o3!z45'7770 Principals:Stewar�Ankrom,Thomas Moisan,David Vonada, Lorraine Kellow,JeFf Hamilcon,Kazen Bowery,Chris Dalengas,Jeff Los.Phil Marquis � � November 16, 1999 City of Tigard Planning Department �� Gerald and Charee Crow 26 Becket Street Lake Oswego, Oregon 97035 675-1117 Site: 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, , � //�� ����e!��� ` ��,��r Gerald W. Crow Jr. ' U. Employees , 1. Where employees are specified, the employees counted are the persons who work on the premises including proprietors, executives, professional people, production, sales, and distribution employees during the largest shift at peak season. V. Fractions 1. Fractional space requirements shall be counted as a whole space. W. On-Street Parking 1. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement. (Ord. 89-06 ; Ord. 8�-29; Ord. 83-52) 18.106 .030 Minimeim Off-Street Parkin� Requirements A. Residential Uses 1. Single-family residences 2 spaces for each dwelling (attached or detached) unit, one of which shall be on a 2oca1 street covered 2. Single-family residences 2 spaces for each dwelling (attached or detached) unit, at least one of on a collector or which shall be covered arterial street 3. 'I�ro-family residences Same as singl.e-family 4. I�fultiple dwelling See Subsection 18.206 .020.G a. Studio 1 covered space for each unit b. 1-2 bedroom units 1.5 spaces for each unit, one covered. c. More than 2 bedrooms 2 spaces for each unit - each per unit unit shall have 1 covered parking space 5 . Group residential 1 space for each guest room plus 1 space for each employee .�, 6 . Group care residential .j 1 space per 3 beds plus 1 space for each employee Revised 02/27/89 P2ge 235 WESTLAKE CONSULTANTS, INC. � i IMPACT STUDY SANITARY SEWER 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 TCI Cablevision, respectively. -' PARKS The assisted living facility is closest to Fanno Creek Park in the City of Tigard. According to a publication entitled The Communiry 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 IMPACT STUDY CONDITIONAL USE APPLICATION WEST�,4►cE NO. 1095-03 G NOVEMBER 12, 1999 PAGE N0. 1 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 Farmo 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"`�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. T CROW ASSISTED LIVING FACILITY IMPACT STUDY CONDITIONAL USE APPLICATION WEST�,4KE No. 1095-03 G NOVEMBER 12, 1999 PAGE NO. 1 Notes for Conditional Use Application Supplement 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%. � f CROW ALF WCI JOB # 1095-03(A) PRELIMINARY DETENTION AND WATER QUALITY REPORT 11-OS-99 PREPARED FOR: ANKROM MOISAN ASSOCIATED ARCHITECTS PREPARED BY: WESTLAKE CONSULTANTS Pacific Corporate Center 15115 SW Sequia Parkway, Suite 150 Tigard, Oregon 97224 11-OS-99 Crow Alf-Tigard i Job Number 1095-03 (A) Detention 1 Water Quality report Prepared by Westlake Consultants for Anla-em 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:�admin\109503\eng1109503 hd.doc Jos 1 L�95-C'7'� �C�-'.U�l.; �-"�J � WESTLAKE CONSULTANI.., INC. SHEEfNO. �' OF `�'�' 15115 SW Sequoia Pkwy. � Suite 150 • TIGARD, OREGON 97224 CALCULATEDBY N� oare t'' 'v'��=' � (503) 684-0652 FAX (503) 624-0157 ' • CHECKED BY OATE SCALE G>�--�trs �-�4-- �- : CY�"�`T�'L"1��r---� ' C.C--t. 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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 I O I - O Volume (MIN} (IN/HR) (CFS) (CFS) (CFS) (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 O.fi8 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 : Appendix A3 crow_det.XLS Prepared by Neil Fernando11/5/99 - V`l,�.-�� �V� 1 T`-� �!O l_L,.l Iv1� PROJECT: CROW ALF - 1095-03 -F-TO T�-� PON� �.1 OL_L.L►vIC—C C�t_._�. WATER QUALITY CALCULATIONS G1VEN: RAINFALL VOLUME= 0.36 lNCHES OVER THE ENTlRE lMPERVlOUS AREA IMPERVlOUS AREAS = 2,640 SQ. FT. PER LOT+ STREET IMPERVlOUS AREA POND MUST EMPTY 1N 48 HOURS SIDE SLOPES = 2.5 :1 (ACTIVE TREATMENT AREA) FREEBOARD = FT(2.5:1 S/DE SLOPES) � TOTAL IMPERVIOUS AREA = 29,851 SF VOLUME REQUlRED FOR WATER STORAGE= 0.36"" TOTAL IMPERVIOUS AREA VOLUME REQUlRED = 896 CUBIC FEET POND VOLUMES FROM TNE PLAN VIEWS 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/TlME H EAD h (FT.) = 2 Q= 0.02 CFS TIME t(hours) = 48 A = 0.00 SF DIS. Co. C = 0.82 0.38 SQ INCHES D/AMETER OR/FICE = 0.69 1NCHES � h:/admin/1211011enginlcrow_wq.XLS Page 1 � � _ F=iC� OI . � � RATIONAL METHOD RAINFALL INTENSTTIES FOR EAST WASHINGTON COUNTY �� � (for Ranges 1 and 2 West) Rainfall Intensity (inches per hour) � ��E E)F ST�R:I�i EVENT: YRI (PROB:�B i�.� Ct�I��E��'Rr�"�ON ' > : ' � (�y���-� ! � 5 It} . 25 50 �.QO �StJ°k� ' t20�) ' ��fl�lo� ; (�°�j £2°l0} ` (I°l�) � 0 1.90 2.50 3.00 3.40 4.Q0 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 � � -' }-- I Cl � O2 �/� Table 2.1 RUNOFF COEFFICIENTS FOR THE RATIONAL METHOD ROLLING HILLY FLAT 2% - 10'/ OYER 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 Law�s 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 O.fiO 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�lanagemeret ' 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, ;��� `% ���� �'J Walter H. Knapp Certified Forester, SAF Certified Arborist,ISA •' a,,. ' ° ` ��+5`.� 7615 SWDunsmuir Lane,Beaverton, OR 97007 Phone/Fax:(503)646-�1349 November 16, 1999 City of Tigard Planning Department �� 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). I 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, , - J .G����L" L��' ����L' . Gerald W. Crow Jr. and Charee Crow :� i : .. . : : : � : � , .... ^4° ESTNUT .: '. . -� �O . I 1� I Oy A� � SPEED BUMP \ DIVERSION � —��� ?8° CH�ST ' " 238 za,;- � � ' � 6" ... .. .. , ; I 36° FIR : .. �: � 236 _; :;. �� - . � :::�:.::::;,;.s oEc ION DETAIL ��o° rirz 234 .;..;.,�. 2� :.� 36" FIR � W ,.. .. .. :,,:.10" D � FI R::.:::: J ;..:' . . .. � 4( � ,.... . Q .10" E .. N .; �32 PROPOSED 28 ' � 3�" FIR ' RETAINING ` � ��� ;� , � " C WALL , . :r8 Fi �� > rM .. .. ;8" DEC . oD - cn 30 24 FIR . � : 15 ;. ' `' _0 �IR �. � FIR �� : ,....... 16" MAP Q�� .. . -, , � ,20" FIR ..:� GRADING 8 : �o" MAPtE � ; TO REMAIN : �� •���° ::: .:; ..... 6° FI R>;:>;::;:.>;:::.;::.:,_.::� :..,..:� � .:: . ..:. ::.: . ,. ... , 12"..MAPLE .: 14 FIR : :� ;.. ...,. .. �� _.. , __.... . ,...:.. .._ ,, �. .�. ...._... i _ � q _... �� _ . � .�. ��� '.... � � � RELOCATE MAIL BpX � CONSTRUC� COMMERCI.AL DRIVEWAY� PER CITY ,OF S�� TIGARD STANDARDS NPF - m � STATE OF OREGON � County of Washington SS I, Jerry R: Hanson, Director of Assess- ment and Taxation and Ex-Officio County � Clerk for said county, do hereby certify that the within insfrument of writing was received and recorded in book oY records of said � county. � - �����rEp'�` Jerry R. Hanson, Director of �lssessment and Tauation, Ex- O�cio:Gaunty Clerk Doc : 95c)39276 Rect: 1.45062 208. DO U6/U8/1y95 02 : 29: 02PM � l ' � i• "�_ .. S�L�Y�f�1�T ���'� IJV��Zi�i",;dY �o. �'�IDIO.��-��� ��_;� R��un�s CGCi�1r1E11T 70 C3c51�fVtr aE��w _ ��� STEWART TITLE ��� �� AFTER RECORDING RETURN T0: UNTIL F'URTiIER NO�IC.E , ALL FUTLiRE � T?�X ST�TE�ENTS SH�LL BE 5ENT TO�: GERALD W. CROW JR . GER�LD W. CROW JR . CHAREE CROW CH�REE CROW 26 BErKET STREET 26 BECKET STREET L�,KE OSWEG4, OR 97035 LAKE OSWEGU, OR 97035 TaX ACCOUNT Nn. : R�68906 STATL'T��RX WARRANTY DEED ��lICI3ELE C . JC�ES , Grantor , canveys and warrants to GERALD W. CRt�W, JR. and CHAREE CROW, as tenants by the entirety, Grantee, the following described r�al property free of encumbranr_es e,re,pt as sp�cif iral ly set forth herein situated in WASHINc;T�JN County, Ore�on, to-wit : SEE RXHIBIT "A" ATTACHED HERETO AND MADE A FART HEREOL' . The said property is free from encumbrances EXCEPT: Subject to thN stattatory powers of the Unified Sewera�e Agency; City of Tic�ard Resol��tion No . 92-11 rrrorded April 14 , 1992 as Fee No . 9�0242a6 ; Cov�nants , conditions , restrictions , �asements and ri�hts of way of rec�ard, if any . THTS INSTR[3MFNT WILL NOT ALLOW USE OI' THE PROPERTY DES(�RIBED IN TI3IS INSTRUNIFNT IN VIOL[�TION OF APPLICABLE L�ND USE LAWS AND REGULATIONS . BErURE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON AC��UIRING FEE TITLE TO TiiE PROPERTY SIiOULD CIiECK WITH Ti3E APPROFRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIF'Y APPR��VED USES �ND TO DETERMINE ANY LIMITS ON LAWSUITS �UAI�ST I'ARMING C)R Fc.�REST PRACTICES AS DE['INED IN ORS 30 . 930 . The trtze consideration far this conveyance is $170 , 000 . 00 . D . .nd t � s (� ��da�r"of June , 1995 . � �� �� ! ��-L-.'� � �ti��j �— ' /. MICHELE C. JON S � ":s_�`'��` „•• , , �°:- , �:SNlF�GTC��� � _� � `i ,y k- .�--i, �`- �i.�.�6 �i4'i.:FY.':Y('t il a. .�K', lt�.:� • ���=y r� � ��� � I J •�-`��--��, � l`1 p ,C�O C1 ST�TE OF OREGON "�.� ��';o° >`�-:��.' r—:... �r',:i C i�.';,. COUNTY OE' WASHINUTON ! ` ' nn ,.�ir'?Z�? .��'`� , 1995 , personally appeared the above named MICIi T,LE C . JONES and ac)cnc�wledged the foregoing instrument to bP h�r voll�ntary ac.t and deed . .i.� . ���. -, G.��=;/ ,�,���. , ` Notaxfy ,Publir_ for OFt=1CIAl SEAL �T;��.-C�F OREG�N ' NOT�NpugEI��OREGON ��Y Commission expires 8-13-199b COMMISSIpN N0.0�7533 MY COMMISSIQN EXp�qES AUG ?3, ?� - - — =��=�=5�c_�.-� . . Order No . 95101022-W ( 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 � 4�. ' East parallel with the West line of said Lot 15, a distance of 354 . 8 feet; thence NOrth 89 degrees 05 ' West, 198 . 8 feet to an iron; thence South 0 degrees 4i ' West , 357 .1 feet to a po�nt on the South line of Lot 18 of Edgewood; thence South 89 degrees 46 ' East 148 . 33 feet to the place of beginning. � � �•�� z.. ,_ , . , • � . , ' , ' stnT�t c�c�u,ces � . ��l� U'� ���'.r���'"�'j"1,,�'r ' �vt+t7ttF�r Ot WIMf}f�ft� � � � L4� 1'� � L�4. ����Y � mn�n �, A � Caark! R,.�t`d� af+t�a m��i��� �� ° oo�„n��•r�"i}?� 4#� � �at A.Bts�ac �2C�r$17g. Re:s:r11 tC: h1� rr , '�'h.a�mae L,ptaher, '"tvato� ` _'rx '�. �:', • ,. � �� p ,�80� I1]7Q � � rnt� � �' � Port.anti� QR. 97dI: ' �� � ,u� r,;'f. 4ti � � ,^:t..�' '� ' .��. .A�����d � Ut3Ll1 a C..ar.gg lg r ` � Ghe2� be �Ent co Che�ot3nviagaaddrvn�ta � -""'T ork � , fl�� ; 9408A807 � ""oa+4� A3 0�' Srat : +�eG'�: 136fiB3 I4.QI , ,. , Q7198/:999 03�06:19p�1 �Gr�L'�y Lz:�g �;�ur�fi ' 6TZ1".'�pR�AY 3�1t9A2� A�3 &AL� CIf� � � ;=YS�lvid5lek; � � � �^�Vg �92lCD 4B'�bi-�wd fqY R�CJl'd�'8 UE�f) � Tri:�c,ap L. Fia"r.ar,Syuatee oc �,�e Fia]�er ?roparCigo Tr,;�t � �'ti4�� tt1 i* "�'hr+Meas L. �lyh6r, '!'tv.ogm& o� C.ie 7laher FrCpertie8 :xt:t+C � �o dol:amr� daaCaSbod ;+�a: prap�z CY �4 tha ��a�a o� Crsgor� a�.d Crruni� of t9saringcon , � f.^,ontinued} "h.� Dae�d i�3 baic�,� t� ro , L�.Z� n�.9 1949^�pO�I. �e�a a gx��1 line x1j�x�*�r;t in �M.a G'_w � l �f .i�� 'm�s � �s ft�r d �rvpes"Y 1y,�e a,�ju6trne�. '�2 � �� i�'eviausl3• d�s�:be ir� d�ad to �OC�ty Lin� ot b:.�;ea ad��a�ed 10, 1897, in L�y,3 �� o# th� C�rarrrcr fn inatnrr�nt no. 97Q3262& x�aoa.'�3ed th�.� �nty of Wso}�tigtan a»d Stut� of Dre9x�. ��'�' �9<A25 5'�J �dlti) Z'3X ACtntn:t Nu�nbrr(e� r hd8751d '�e C=`ue .r:n&idgr;�ripn iar �h1� canvcyanes i� yZ.00 �'B sx�c��am �rr,c t�r a►t,r,o3r nes ap r�s pRCr�sr; n�sc�raaro xat x�s� �,�szaL�surxr xx vzvra. r:mt a� �pL�� t�Arm �Sa ratrs xem Rxar.rr.,�;�axp. gssao� a=�ao ca acc�+rr�a xarg rxe�rav 0�''�7ri ��� �QSn�fl s� sx:L� To Tsa paop�rg ea�o� c�Cx rxr� rsa �rpaqPAxs►sA casY �iat'G OSP�1`i� �0 V88Y8'X AFpApngp �88 Ak0 !Y! D�'�"$,�� ,�Y �7�:'8 ON L)11i. �s�e ,�a�tar�r r�car�ta og $oas�r paacxtrsa .�s nassx� xat osr� �q.yao, �ATRD Ch3w - � p� ::uly: �999. I 'T3�UURi►� �.Yieh! � •3� " "�- `^--------�•.. � "_"'.�---�-�---�. �'ATS OF U.�l�•"vN, C'pUNTY Oly �Ak I�a. � ':"ie lnr�eg�a�.:� instrum�nt waa ac�w�'�""°J oa. 7�sooea L. �:aMar a� Ts• �ed befcre me �hia '�f day ot JU1y, is99, �}' a��ee ot �ieher propern:�s 'rn:ec. Aatary Pubi c tor f}ra�jn""""" �1' �nmtariva Rxpirao: - --- I""""'„"_" �SE,1 YffLL1AM H J ?tGRPI'd�C1S � �a�'a+ �0 Order NC,, ��36���y pp,�31��.�,ip�f ��r�ssGa�C?i,.._,___..�— � � � . . ,. , , �. .,. , . . .. , .. .. . ✓ • . � � ' � � � � r�rd,�r Na. :536a5x s _ A'i'TA�;ED '�,.,' lCX1iCBYT A A 1�rt1cu: C� L,yt 1$, SAC3i�,�G)p, e3t�.�Cad ln t:,e Snuchkreat ars�-querCar �c 5actiar� 7, ':'c,xnah:p � BCUtrh, Rabge 1 Neer a.0 :he lVil:dneG�e Nerid:dr,, ir, th9 CSyo ut �'1g�trC, CountY a! Wa�hir,gtca and 5ta�;a oF Or�g�n, p��se� TAr� p�zwl�u2eriy deacri�d sa Pollower, �3xTS,itrg a� tihe l:nCersacclan 4! tl�e B,a�C line ot Chet �rscC of land erinv,a�� C4 T`t�a L, Pi.�ker, 'C`ct:etse os th� pishar �rnper�ics 2��st in �%c�usnsxnr, t��. 97��3aa�6, Parco2 A�, xacorded Anr1: SD, 199� arid tha Narr:h . r35tct•o�d�ray L�te oz �H ler.Zku�eld 9t:e��, �ha�ca eios�g Q�:d �gt 1ine, Horth G3° D5' 38' .�c�t, s di�tsrscr� o� 2g1,36 �eet� C�78S1C8 HOFL� 88° 37� 3:■ 4taat, a diatanca �P ip�,89 Eea� tn s y+olr.t• On rne '�eet ltnc o! aGld Bieher TraCt; Chersea als�g paid i19eC lin9 S�suth 03� 03' 48� Weee, a diseanre at 2��.61 la+9t to �he 3larth :�ght-aE-way lind vf 8w� MeDO�,]ald 3txese; then�, aio:�g paic3 �"�5it-of-�,r��r l.x�a 8ou�ka egQ Zs� 12� �aaL, � �iayar.cs c! lo3.BO £vat �o tha po:nt n! begirsair.?. 9uxBUatY� to prnpar0y 1Sns adjuatMaut 129s9-�2I � r � . . , , . . ' , . n9.�3ui9<1 TAL� 1`):3',: F.�T a1)S:` ':�Y i�RE{�OV TITLE �Otl� . ��7 ' � ' . • , � �, ' . � � �fl ���r ��'ra:���,1� ♦ ; ��ai l#8�9'�3n � � f �3 C�',yy�i�p , (,�}nrry_,�r�,�"�.'°n"� � , tr�ant er�,�`"b�Z7� af�8a CI�PkPcC�, a �:R.� Atcer �QCO � tna ertr,��r,�L��� '4br1M�}y�� c9arald p�s�ng, Rarurn to; � °1tlrgPTu��.:�; �s'read,y4„� Z6 9ecxeLL� �Jr. � , °�h��* { '' ,,},;'r•'.;� �`r� t4�tl � � '' �•, - �. � � Iakr C�r'�9dr�� Oragoa 97p35 ` �S�`' �•�'r? , e, ` .+ : . _�,�' 4, �'1� UrL«7. d C�tllf�jtl 38 Y'BQ1�89L3d. GflX r�atam�.-�ca '• .. . c'.�. � � z, to C:�a ; , f'� ��� r ai ehel kie e�r, �'Y'y' lolic+oing addren�: ��m�d""�=' nd� t 990�pg � •zr�� p,� ���f�• . R6CL� 236583 � 07/78/1999 U3;Q8t74j� ¢6,Q� z a��a "� ''�i��`�� . � �� � . 4, r,.div:au.��} � � � . . . , . . , (x,2�ov9�°p,�cp Aeaerti,•�3'�'� � . , `I � ".'1:�map L. Fiah�r� �`xvette cf tba PiBher pr , Q" Racordar�e�uegJ . �Far:.�ee zruet � Ccxiyv�ry� and trsr�zan�e to � Clerald N. �„ � Jr. drid C;ar�re ��ow, husbnr.� ar.d vi�e � � ��11a�Q �acx�ud �ra_ r Y SsA� o� �nat�s;��z, p `��t ta C�o 9tstQ a� Cregoa ana woun tc�ntin4art� �aopt a� Q�a�iz�.r+ai:,Y sa� ��rxb hor�riai �' ot Ka�nington 1��HIMGTCN C�wrrr ��ll P44�P�79TY T�f_�jp yy�y � f J�.—.� i � SY e No�,s �199b9 ti)002�� tcs �lete a �'ty .iiPie Ad � � flWT$ � ttr�n. th6 Clty c.� T.i,g�$ ?'}t.t8 L�nd :i� l�ar e ,F�� .L. � �$ �iotm�ly d«����`����rmtor �Y Line or L,�riee od�ue� �?ri.t 10, 199�19$����)a� �"3e C��og �ehingt4n dnd St&ta oQ3:52p ��e � �'�tt'Cee jn �,t�str �t rn.� �503927b �� ar�d to 1'ax Acr.aurat er.�,a:fy J : Z945, 3st �eed Aaevix3a ot Ehe G�unty�C�f�� J,,aie g� R46i514 ��Cn �9 S'liim proD�tY .4o dtoa o� scetmibsax�tlrn, �psDT, stAte af ChzgQpll. i• TAxoa fnr tha £iacal Yeax 1999-00, a l:ec; in � a�aun� yer. ;,o be det+s�:ned, bue ;y�r Y�t PeYn�ble. �. �s �'���ct Pr9pertiy 11os within �he bcundarx�s r�� Che Unt`ied 9ewa�rs e aubjert ta Cha LQVi�y and aaRe�emerlte :.t�areot, tt�xttinuadi 9 �e�s`y dnd ia :"h@ true cenaldaraCiasx Eor this �anvayance ie yB�,OQ�.'vo �� le[��D'l3t� ��y �' ��" �+� �l� '1'� P�QP�R7l!DR23.�Z'aa32} �".}l Y'$I8 I:tBTR ' ��' T� pAR�4Cb1 � � sa'°f$ a�' a��ttr►Txa�a., aa�oa� �sWrsrro aR a�cc�aa*s}xur�t 9vror.a. ' OA CGtrNS: � �VYRTDfO ?Ydl TITLS 2o TH�s pAdpc�y �at�.a a n�iesRV� $flITB �pp �10 B�iF.#�i17$1'1' ;'4 P�i2YY APAADV;G �$!8 At� �C'8 14I:'� T� +1PDROPA7JIT3 4"ITY SWB'C 7d�iiI�1G pdt Y''CS�BT YRRCTSCiB �8 piF �'0 D,�R'�kkt4l2t1 1tiNY LIka,.''T9 pN L�yf_ RA'1'SD C h i �► � �1 �:� 3 0.9}D. day oE Ju:Y, 1999. 'j'homan , i r, T2a1�Ak8@ �'r'—~— �` „r--,--s, �� Y a.rf iw `t�� .. , ._,r„�'� CfE': � 8uy� sr�r�o��° Crow ..�R , - �u y�e.� The C4 oi. ��A�Ty vR Nu tnam�hl aa, Gjlt2a"C�-�rtw,. �3 "�9 inatrumar�; �,aa ����kr��w:sd�y� �e�,�rs Rt& Ghis � �`���-- �'h4Rti89 L. �iph�r� aa 4"t°�yCae, oP Fiah@r PXGpprGtD�e 'iYt;g�, day oC JUJ.Y� 19^>9, �Y ' Nctary l+uqiic tor 0 NY Cbn�nio.�tOn �plreag� ��+4 "'�""—'~-W� �_� W11.ilAbt N J MCRN�gG{ � !d0 T,IAY PI.g1C�q��plt Otd�r N4. � Za��fBdw �w+p.�Q834C �Ca�u�sB�N+FtA9�8 F�^�,2707 , � • � , . .� , , • � .. . ' . • • " 8TAi^!,'703tY•MAltRp1YTY GEBD • � (�'LkITI�}tlitCl • �� IutscRXS�iO►t fc.bnt::�uedl Crder i�o. � �67oDbw �� �� a��Catqxzox: ',���� 'z�knat:pr�a��d�y "�,aoc3Eho�,)�e att he Wi�necksa 8outhwBe! cna-q•sartar c� Sace:an 2, « '� ' �+etta hfBr.dian, in che Ciky qf r:gdrtl� Caur? a� 4',�Aingeon and 9Late et Qrgg�, being :r�or� par�l�u�ariy dsncri*_a9 aa �❑l;cywa: �.. �� G�ncing a� t:,e intoraaei:Dn of the F.aa� line . L, piaher, 1'av�tee at tha Pie'�sr a: �! that C:act o� 2a:►d coav+eyed to Thon�e � Yt�:'dgC Aprl,l 30, 1397 and Che lVOrt�rleae Tzuai Ln Ibcum6rit NC. 970336"sfi, Paz�eel y2, � aloil�j anit! 5sat ��nb. licrth Q3� �w, 30, hC-eP-way 11ne cf sN MeCdrra�d 8trasC; Ch�ae •� p� ��,�i �aC, a dtstanca af ,14z,35 te@� ro tha trun po ng; hhence cor.tinulr:g elc�ng gQ�,�,+ gg�� ;;na, ,Nortn Da° 05� :p� p,8os, a di9cancr 4f i�b.10 �eee ta thn tac,rch��at Corner �h�,reof; ;hsn�$ along cha iVarz� 11na ot o�,i� Aie3�dr :'z�a�: Hcr�.ts g7A 3'►� 3�• hTeet, a dietance ot iO3.�s teat tc trie Hnr�hwesc corqer Cheraof; th�se� alctk� C.h� ileab 2ir:e af 0aid RSYher Trdet, Swth 0]� U�� 1B. W�ac, a dietars�9 ot 1�b,Qo Pe��r chsmve 3�uth 99� 37� 3�� 8aac� B di8�anre af 1��,�4 te�c Ca eh� tnae yrstnc a� �aa+�7.nlr�g. Pura�l�uC �a pt�cyarCy l�na xgsaamats: 9�1994-�OQ2G g'TA'fV7C>RY kAgitANZ'y D�SD l�nG:ntted) �C�.7�9A111ir'ES (ty,intin+aad) G�'ddr No.: 563585w 3. 'T4�e righea c! th0 pub2la, gpv,lxna►entid�, hod;�$� aad put�lic ut:lit.ee, in and ta tr.ae �nz�ticm ot �}Je heratz: d�acribed pzapersy lying wi+�hxri tha limi�s o� 5.N. ht�rnai� 9t�erc. �� �ondltieans, reatri��iasss ehd/or ea8a�nt8 CCntainetl in snd impoaetf by C.Ly ot Tigdr� Rosoluc�on coo, ➢�-11. g ropy nt «hicn s�a, �bcorded � Jtprsl la. 199� as Reaarder'S P48 316. 5�0�994fi � .._ . 3�'.43'SC)P�h2FO01Y, �n�x+u,u...at�rs�yuK,aawKC, ' �' ��. ��, ��������� cwntr a'. �. b.��,a�, f �,�,�ux.��..,�:.._-) ��srr�a�.�rx�sle,�n r "'"` � �1 � haf�rr tld�.................._.�.,...day+�f,,.:..J...�. , .�... 1y '� ibalae�r _.........� ...._.........� ... , m tha u eral ne+r( a rN�a�Pt�bJle in artii fpr t S`late ol Or;�ort, rwrwlly appp�reKt t�e wlthin t}alttp$.�.L°. .y..�-fe ��r,l,.%�'.'k:....� , ...... ..........��......�.._;._Y_�-�'1:C��.'_�f._...�f�S�Y.,.......��,..._—..�.,W_P�?`I�z1,..............._..�_.,...�.___°....,�.,_..... _....�............._.._............_....,..._......,_,,,..,......__....... .--.�.._.._..............._.,.........,_.....,.._...._..,.,..,......,_...._ �s !o aao pp be the ldo .el individual�,. drscrlbed ;a Rnd whe+vca�+.�tod �ho wtlhln lnatrucyant and � '�'�°l���'rg��f..-..°.�� arseute8 ihe ame frs�lY 9nd volunkfrily. "'IX TESTt1ffONY y�tX� F,1 �h� evrt �et rny hctxi�r�i�i};xad ` 19'1i.L1At�� mv at� he ye�rl+s�t�bavr pvrilt:n, 'r°n�► .+,�-��� .._......._..,..,,{ ,�, ..... � . . � !N�►��18 Norars!'u8rfc tor�raRo„ 1 E�&FEatd� 1KYaae'ru�ii+�+OnOtPfrel,..._ _ ..........,,.,....._......... ..,._,. I � , � . � • . , � „ , .. � .,, � , _ _ — -- - � ' NOTE: THIS INFORMATI�N IS VALID FOR 3 MONTH FROM THE DATE PRINTED O�i THIS F�it�P! 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ZS1020001fi0 I 2 SUBJECT i zsm:ocaisoi �` % � rS,o��oa�so:;' TAX LOTS '�'i � . _ _ � _ _i � �.� 1P2c00260 --- .� . ...,'� I�- � ---_.._ �` <<VIEW CT j --�__ _ _ — --- _ ,, ., - --- ��� .`` , � _ .__--___ � :•iazcoazai � �s�o2coozso Is�oicoozsoa �-__. '" \ __ _.__ ___.._..._-- -- zsiotcoo:sou \ ..__. a . � B s�ozoeattou isfotocoiaoo I tstoiocaiaoo - s�otcootst2 �s�oieeo:er� : to:cooia --------- -- -___ -__ -- --. _. — - ---- — --- ---—--. __ .. -- --- -- � i--�-- _ -- --� _. ._._ _ ::._ 'smmaa��es�oi - --- ---- � -- l - -( -- --- _ i�ne�oei o:si�e�o o I I -- — - - II��Si IBIIO DO � � � � 2 ilAB009 0 25it111B00700 I !� � IS17BA0 500 7Sitl6R00103 � 7qy'7ppgp0800 iS1MB005Q1 � _'.-. I .-..--.__ 118�082 0 � 1�19�0i60� -- - - 1SI11A80050U � ______ I ___ tSI11AB0�700 �_I__�_� I i -- -- - isn aom___. __._ n, �--- -- -� 1 V - - 25Ti1B�00105 L--—tsme�ao , I --- I 1571WBO1U00 � �S��IAB01300,�"� I I -' . 2SttUB09700 I 2517U8pt7Qt' . -��--(-�� ...-...-. STtlB0.0010 _ - . _'_ RSJSE �T fSTtlBR08900 � �� I � .il����� ---�- -�- 0 100 200 300 9U0 ' S0 � . - IStl1B�OB0� . . �—_—-- �, '- _ ___, :snueaaiao I ___ -- I -- —� -----------1—,� i ELBQ�ES�T ,-_��a�ee, - a. c� - - _- - -- � -- -- - - v mne►oan� � � �- ---- --� z BROB/�o zsnmaomoa is��mea�eaa ; - � _ - --- ---- tst�taeos ao Q __ - _ _.___� s�tuaonua � � � - or-__ _ __ � __ , � �� :, � � -` ' --- - --= �"� -- --- -- c��,-��r�i���;.��<i , \\ -- � � ( \ �--_- __- 1 \_`- _J/ -�--_ Infarma4on«i Ihis map is(w general bcalion only and � - � �W MOUIV �. - _,__ _- ___ _ ._.__..._.. ,_. __ ___ _ _ T^/� shoiAd be venfied wilh Ihe Oevelopnenl Services Diviswn. '-�� - - ---� � 13125 SW FIaA Blvd ��� �/� T�gard,OR 97223 .___-._—�.- 11 ,_!�'�t� . (5U3)6J9-�171 ..— .-. --- hllpl/www ci ligard or us --. _---- -_ __ --- __ -----.__ -----1—�'Z:-��—__-��= �. ._ _I _ I I _.._ _ _ _ - Commu�ity Deveiopment Plot date:Jul 8, 1999;C:\magiclMAGIC03.APR 2S 1 Q2CD-01000 �102DC-00200 5102CD-01100 � MUl'SC'�LER DAVID K GcOF=ROY DOUG�AS 8 MADSEN JUDITH L 9a65 SW EDGcW000 9325 SW EDGcVV000 9515 SW EDGcW00D � TIGARO, OR 97223 TIGARO, OR 97223 TIGARD,OR 97223 2S 102CD-01101 2S 102DC-00402 25102C0-02000 DURFEE STANLEY 0&CYNTHIA A BUNGcR R08ERT MANFRE� 8 ` BATES VIRGINIA A AND 95Z0 SW O'MARA ST 9215 SW EDGcWQOD ST °63a SW 0'MARA STRE�T TIGARD, OR 97223 TIGARD, OR 97223 TIGARD, OR 97223 2S 102CD-02001 2S 102DC-00404 2S 102CD-02�00 MCDILL STE'JEN J &KIMBERLY C WACHSMUTH LOUIS J 8 WHITEMAN TEX R LE'�NAHNA 9630 SW 0'MARA ST 3285 SW EDGc'vVOOD 9530 SW EDGEWOOD TIGARO, OR 97223 TIGARD, OR 97223 TIGARD, OR 97223 2S 102CD-02200 2S 102DC-01601 2S t 02CD-42300 GUERRANT ORVILLE D GILCHRIST EARL J NONA JOHNSON CLARENCE DE?.N PO BOX 230297 9100 SW EDGEWO00 ST 9440 SW EDGcWOOD ST TIGARD, OR 97281 TIGARD, OR 97223 TIGAR�,OR 97223 2S102C0-02400 2S102DC-a1700 2S1 CD-02402 FISHER THOMAS L TRUSTE= WI�LIAMS DEL ROY D& KUHN ED R MARLYS A PO BOX 11370 9200 SW EDGcWOOD 9455 SW DONALD ST PORTLAND,OR 97211 TIGAR�, OR 97223 TIGARD, OR 7223 2S102C0-02403 • 2S102DC-01900 2S102CD-02500 KUHN rRED R MARLYS A STONE VIRGiNIA FLETCHER PAUL M BETTY J 9455 SW MCOONALD ST PO BOX 37 9555 5W MCDONALD RD TIGARD, OR 97223 SE,4VIEW, WA 98644 TIGARD,OR 97223 2S 102CD-02602 2S 102DC-02001 2S 102CD-02603 MUDROW MURIEL TRUSTE� GETSINGER DAVID A BROWN ROGER A&JENNIFER A 10075 SW HIGHLAND DR 9400 SW EDGcWOOD ST 9605 SW HILLVIEW CT TIGARO, OR 97224 TIGARD, OR 97223 TIGARD,OR 97223 2S 102CD-02604 2S102DC-02200 2S 102C0-02605 SHIR�EY JULIA A HENNINGSEN AGNER TRUSTE= DUDLEY STEPHEN R& 9010 SW HILLVIEW COURT 9295 S'�iV MCDONALD 9608 SW HILLVIEW CT TIGARD, OR 97223 TIGARD, OR 97223 TiGARD,OR 97223 2S102CD-02612 2S102DC-02400 � 2S102CD-02613 GHIGHEANU CALIN 8�VAL�NTINA C CRANE TERRY E , NICHOLSON VICKI L 9705 SVV MCDONALD 9�55 SW MC DONALD 9075 SVV MCDONALD TIGARD, OR 97224 TIGARD, OR 97223 TIGARD, OR 97224 2S 102CD-04600 2S 111 AB-00501 2S 102C0-04700 MITCHE�L CARL R MAGLALANG JOScPH V 8 FQRTUNq;q MITCHELL MICHAEL H 9a35 SW EDGEWOOD ST 1396 SE 65TH 9405 SW EDGEWOOD TIG.;RD, OR 97223 HILLSBORO, OR g?12? TIGARD, OR 97223 � AV'ERY CS-5311•1 2S;11 AB-008Da� S 102DC-00101 'S t 1 1 P'3-00700 O�aU�f��WRENC� L AND dAILEY ;_,4WRENCE E II/ROSELLA K OG3UR I.aWRENCE L AND � 140$0'SW 3RD AVE 9355 SW EDGE'n100G ST ta080 S � 3RD AVE t � TIGARD, O��97224 TIG�RD, OP, 97223 TIGAr�D, 0 97224 I' I+ ;: \ j� 25t11AB=0V1000 2Sta2DC-OOa00 2S111A.8-00900 ! � OGBURy�C�4WRENCc L AND SASScR DENVER AND MP.R�=NE = OG2URN LAWRENCE'_AND ; . 1a080�,SW 9,�'iRD 9255 SW EDG��NOOD t4080 SW 93RD AVE TIGARD, OR 972Z3 TIGARD, OR 97223 TIGhRD, OR 97224 2S 11 1 AB-O i�04 2S 102DC-00403 2g 1 11,^•g-0'2p 1 WILL!AMS LESLiE P JP,&LOLA L KING SCOTT G& ELIZ46ETH A HANLON MARC�LYN K 11480 5W RCYAL VILL4 OR 9235 S'vV EDGcWOOD S i 9225 S'J�l =_RGSc CT TIGARD, OR 97224 TIGARD,OR 97223 TIGARD, OR 97Z24 2S111AB-01300 2Si02DC-00505 2S11iA8-01700 F=�HAN JACK D 8�SUSAN STAPL�S GUY G & DONNA G 6EAR0 JOHN D 8 LYNN C CO-TRS 14170 SW 93RD DR 9175 S'�/EDG�'NOOD S� 9�3G SW�LROSc CT TIGARD, OR 97224 TIGARD, OR 97223 TIG:,RD, OR 97224 2S 111 AB-0310a 2S 102DG01603 2S 111A6-�3000 SMITH CY T 8 DIANE CIARK PAUL E BE i i'Y J GRIF=IN CHARLES R AND BARBF.F2A K 1a�35 SW 93R0 AVE 9�00 SW EDGcWGOD 14175 SW 93RD AVE TIGARD, OR 97224 TIGARD, OR 97223 TIG?.RD, OR 97224 2S 111A8-03300 2S 102DC-01800 2S 111A6-03200 FRENI THOMAS c AND GcDNEY REX& �RAYNIE M TrtS SCHWARZER GcRTRUO E�PET�R H 9430 SW MCOONALD ST 9270 SW EDGEWOOD ST 9330 SW MCDONALD TIGARD, OR 9i224 TIGARD,OR 97223 TIGARD, QR 9722�-5�32 2S11�B�0105 2S102DC-02000 2SS118A-06500 LAUTT RO LD R AND ANNA M BRADY TWYLA FAITH MAWHIRTER ARLIE L TR 14�40 SW 9 AVE 9360 SW EDGcWOOD °26�SW MCDONALD ST TIGARD'OR 97 4 TIGARD,OR 97223 TIGARD, OR 97224 2S 1 i 1 BA-00111 2S 111 BA-08o00 2S 111 BA-00109 WASHINGTON COUNTI' HUGHES OAV1D A AND VICKIE M PARK=R THOMAS D&LINDA 111 Sc WASHINGTON ST 9435 SW MTN VIEW LN 1a110 SW 97TH AVE HILLSBORO, OR 97123 TIGARD, OR 97224 TIGARD.OR 97223 2S 111 BA-00114 2S i 11 BA-08900 ZS1'16A-08700 MYERS REcD D 8 DE3RA R LAUTT RONALD R&Af�1NA M COURTNEY RONALD B &VICKI R 14090 SW 97TH AVE 14140 5W 97TH AVE 14;2"-SW 97TH AVE TIGARD, OR 97224 TIGARD, OR 97224 TIG�RO,OR 97224 2S S 11 BA-06101 2S i 11 AB-00500 2S i i 18A-09000 TIGARD C1TY OF NE!SON LINDA M ROSS JE��riCY A& GAYIA 13125 SW HALL 9150 SW MCDONALD ST 14100 SW 97TH AVE TIGARD, OR 9722� TIGARp, OR 97224 -1G�RD.OR 97224 � AIJERY CS•531 1•1 July 22, 1999 RE: Tigard Assisted Living/Gerald W. Crow Jr. i Dear Interested Party, I , Geraid W. Crow Jr., am the owner of the property located at 9335 S.W, McDonald Strent (Tax lot 2400/2100), Tigard; Oregon. I am considering proposing to build an Assisted Living Facility at this location. i � Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday August 5, 1999 �' Location: Cit of Ti ard/ The Town Hali Room Y 9 13125 S.W. Hail Blvd. j � Tigard, Oregon , Time: 6:30 PM Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the appiication with the City. I look forward to more specifically discussing the proposal with you. Please call me at 675-1117 if you have any questions. Sin erely, � i � .�'��'�,�'',%�W✓. r S'��1���� � -� . Geraid W. Crow Jr. Owner I , � . � ' � �,F����'�7I'� 0� POSTIt�t+� N�'�I�� WITHIN SEVEN(7j CALENDAR DAYS QF THE SIGN.POSTING,RETURN:THIS AFF'IDAVIT TO: t Cit� o�'�'igard ; Planning Di�ision < ' 13125 SW Hall.Boule.vasd Tigard,'IOR 97223 �, GERALD W. CROW JR , do affirm that I am (represent) the party initiating interest in a proposed ASSISTED LIVING F�czLZTY affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 9335 SW MCDONALD ST TIGARD OR 97035 2400/2100 , and did on the 22 day of_JTrT,v 19 99 personally post notice indicating that the site may be proposed for a coNDiTZONAL usE application, and the time, date and place of a neighborhood meeting to discuss the proposal. � The sign was posted at 9335 SW MCDONaLD ST TIGARD 97224 tree on property at MCDONALD (CENTER OF PROPERTY) (state location you posted notice on property) ' nature (In the presenc of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARlZE� Subscribed and sworn/affirmed before me on the 22� day of �t;�� , 19�1°.1 � h,�_ OFFICIAL SEAI CONNIE MARTIN ,��,�%` NOTARY PUBUC-0REGUN COMMISSIONN0.055532 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES JUI.Y 07.2000 My Commission Expires: ���,�.,� `I � Z,b�p (Applicant, please coinplete inf'ormation below for proper placement with proposed project) iNAM� OF PROJ�CT OR PROPOS�D NAM�: TIGAKD ASSISTED �IV�'f-N� --------------� �TYP� OP' PROI'OS�D D�V�LOI'MENT: ASSISTED LZVING FACILITY � �Name ofApplicant/Owner:_ GERALD W ROW JR � IAddross or General L,ocation ofSub�oct Property: 9335 SW MCDONALD ST TIGARD OR 97Z24 � 00 2100 I LSubject Pmperty Ta:c Mup(s) nnd Lot#(s)_ I -------------------------------------- __I h:VOqln lpatty4naslcrslattpost.mst . t: . ,, _ AFFIDA�IT OF MAILING STATEOFOREGaN ; ) ) ss. City of Tigard � I GERALD W. CROW JR being duly sworn, depose and say that on JULY 22 1 g 9Q I caused to have maiied to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at {or near} 9335 SW MCDONALD ST TIGARD OR 97224 TAX LOT 2400/2100 a copy of which notice so maiied is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainfy addressed to said persons and were deposited on the date indicated above in the United States Post Office located at TIGARD POST OFFICE with postage prepaid thereon. ' / - Si ature (In the presen of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLEfE/NOTAR(ZE� Subscribed and sworn/affirmed before me on the 221�day of �v�.,r., , �g��j � OFFiCiAI SEAI `� CONNIE MARTIN ` � ;`�\�f;' NOTARY PUBLIC OREGON � �`'{� COMMISSION N0.055532 � MY COMMISSION EXPIqES JULY 07,2000 � NOTARY PUBLIC OF OREGON My Commission Expires: ��,1,�.� 1 2t�op (Applicant, please complete information below for proper placement with proposed project) �---------------------------------------------------------------------i . �NAM� Or PROJECT OR PROPOSED NAM�:_ TIGARD AS T S D 7v7tvr �'I'Y7'� OF PROPOS�D DGVELOPM�NT:_ ASSTSTF.n T.T rT��r. Fp�;.I,L.LT_y � �Name oCApplicandQwner: � Address or General Location of Subject Property: ���� ONALD ST TIGARD OR 97224 � �Subject Property Tax Map(e) atid LoC it(s): � L------------------ ------------------- ------------------ h:VOql��patly�mastcrsl�firtwll.msl � Siq_n Up Sheet For S�eakers � " Name Address/Phone ` Number i', � . � C, " �,� �;' ' ,� G i �� � � .�. �� ���.; ��,,,, - -- _ � • �'f���" � 1 �.�L;'LL�'�'✓' i�� _ �'" , j��',�,�.1 � _ °, �c � �J , '1; ,-s -+ �< �^ ,-,� , � � ��i �. 2 . �'G��� ���� � .7 7�� �,•_; f'1'� _ V:/z,.-����f-���y �t r�;,.,v,�;�.�,� � r c>,n,r�� c, � r C �` �� � � i �v� �'�;i��'�_ ��4.������ �jS•�-1 ���. - 3 . � L�,i �'��; �c /f-c.,�' G°� ' `; � n `' � ', � ' �fi �r ,-'� �i �''r�``{ �� , 4. '��,',` c.�,� -'i� 9� r G` ��� � �1,,.; 4J �J L.—i.� t 14 ��J(,�I'� V � � (vG d tJ�1�` �:c� �-a-�- tJ I J_ „ �'`�'- �;��`y"J �:�l r� � �J. ���.�„�,�.h!YIi,,!��iy�_ (,,� '/r'✓,. r'� (,j ?�' % �i�y, ��% �� �,/ �h"•• `�(c�� c. J� � � °� , l d � ../ i�/'/±���ilJ .�7 �� f �� i �,��,�;���.; s.%��c�i�% ��i��,��:'-���-i�i l�%e �I;�� �'�r��%i���.��,� �� T��r;:����� �,T"Ct��C1 / f:l �.J 1 7. � � `1�i 1 I �'-] . 8. 9. 10. �, � � 1 . �-'v��?,� � �� f��,+� �C�7;I������ ���.-,,� a!- �i ��_��c�,�-� 1 2. �, ,-- - -�- t�CG l � �' f���r..->„ 13. r 14. 15. 1 6. EXHIBIT B TRAFFIC S�'UD Y � ( American Seniors Housing Association A Study of Traffic & ParkinQ Implications 2°a Edition Created in 1991 and based in Washington,DC,ASHA represents the interests of the larQer and more prominent firms in the country participating in the seniors Izousing industry. ASHA's members are � ' enQa�ed in all aspects of the development and operation of congregate, assisted livin�, and continuinQ care retirement c�mmunities,including the buildin�,financing,and manaQement of such properties. � r For more inforrnation on the benefits of becoming a member of ASHA, as well as other research resources. contact us at: ASHA 18�0 M Street, NW, Suite �40 Washington, DC 20036 Phone: 202/974-2300 F:4X: 202/77�-0112 • ASSISTED LIVING RESIDENCES:A SNDY OF T:�IFe=IC&P�1.R.KING IMPLIC.�ITIONS Tabie of Contents Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Study MethodoloQy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Traffic Generation Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 ParkinQ Generation Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Key Findinas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 ASHA gratefully acknowledaes the technical assistance provided by Fred M. Greenberg, P.E., Director of Transportation, Barakos-Landino Design Group, Meriden, CT. , : �01998 by the American Seniors HousinQ Association � Ali righcs reserved. The cext portions of this work may not be rcproduced or transmined in any form or by any mcans,dcctronic or mechanical, including photocopyin�,rccording,or by information storase and retrieval system wichout permission in writin�from thc pubiishcr. This pubiication is desisned to provide accurate and au[horitative information in resard to the subject maIIer covered. It is distributed with the underscanding that the publisher is not ensaeed in rendering lesal, accounting or o[her professional services. If le;al advice or orher exper[ assiscance is required,the services of a competent professional person should be sou�ht. (From a Deciaration of Principles jointly adopted by a Comrtittee of the American Bar Association and a Committee of Publishers.) - Price:$�0.00 ' ASSISiED LIVIVG RESIDENCe'S:A SNDY OF TRr1F'FIC&PARKING L�vIPLICATIOIvS introduction The elderly population(thoseindividuals aged 6� Projected Elderly Population and older) currently numbers 33.9 million, or �oo 12.8 percent of the U.S.population. U.S.Bureau of the Census projections indicate by the year ,a Highest 2030, the elderly population will increase to Midd�e about 70 million, or 20 percent of the U.S. � 60 population (see FiQure 1). ° `°""�` y � � As the graying of America accelerates, Polic makers will be forced to confront the lona Z° Y �- term care needs of the elderly. It has been well a documented that as individuals a�e,their capacity 1990 z000 zo,o zo�o zo�o zo4o zoso for independent living diminishes. Accordin�to Figure 1 the most recent data available from the National Source:U.S.Burcau o/the Census.65+rn Me UnrteC States HeaIth Interview Survey,for example,more than half(�4 percent)of the older population reported havina at least one disability which limits them in carryin� out activities of daily livin� (ADLs) (such as bathing, dressin�, and eating). Likewise, the need for assistance with ADLs Perce�2 Needing Assistance with ADLs,By Age increases sijnificantly with aQe (see Fi�ure 2). ss � Although the U.S. has historically relied on a 20 20 nursing homes to provide long-term care, m ,:�va�� m ."=�"�-:�� spiraling costs and risin� consumer discontent � js i j have led policymakers and consumers to search � � ____.� for less costly and more efficient lona-term care o r:-r.;sz��. I �' �o r�-V°`:.,; altematives. U.S. General Accountin� Office m s.s �_:..:,- , q � � estimates that Medicaid nursing home s _ _.�=.� �'; disbursements,which serve as the primarypublic , � s� t.aa a� � ;i '. ; __� � funding source for lon�-term care, cost tax I � ;� :; ' ..�� j� .:� payers $24.2 billion in 199� (the last year for ° which data from all fundinQ sources is available). 65�4 70-74 75-84 gs+ " Figure 2 Medicare, a federal/state proaram, funded an Sau�ce:AARP,,S Prpfile o10/OerAmencans 1997 additional $8.4 billion for nursin� home care in 199�. 1 . - ASSISTED LIVING RESIDENCES:A STiJDY OF TRAr�'IC&PARKING TMPLICATIONS One of the most promisin� lona-term care options for seniors and their families is assisted livin� � residences. Assisted livin� residences provide 24-hour care for seniors who need assistance with ADLs,but do not need the more costly continuous health care provided by nursing homes. Assisted Iiving residences are a relatively new long-term care option that has met with stron� consumer demand. The American Seniors Housing Association's most recent(1998)construction survey,for example, identified 460 assisted living residences(32,666 units)being built in the U.S.,accounting for three-fourths of all seniors housin�under construction. Assisted livin�residences incorporate many appealin� attributes:housinQ,hospitality services and health care. The hybrid nature of assisted living, however, has created some confusion about the impact of these residences on the surrounding community. Misperception abounds with reaard to assisted livinQ residences' traffic volume and parking requirements. This study,which is based on a more comprehensive sample than its predecessor(released in 1997),provides policymakers with an objective overview of assisted living traffic and parking. 7 2 - i - i ' ASSISTED LIVLNG RESiDENCES:A STUDY OF TRAF'r?C&PARKING IMPLICATIONS Study Methodology In order to document the unique traffic and parkina characteristics of assisted livinQ residences, the American Seniors Housing Association examined and agQreQated parking and traffic�enerationdata from professionally owned and managed assisted living residences located in nine states: Colorado, Florida, Geor�ia, Illinois, Massachusetts, New Jersey, New York, Ohio, and Texas. The data was then compared to traffic and parking data eollected by the Institute of Transportation En�ineers (ITE),' whose traffic and parking reports are considered the industry standard for a wide ranQe of property types. IT'E, 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 beIieved to more accurately reflect assisted Iiving traffic generation durina peak weekday morning and evening hours. The assistedlivin�residences examined contained an avera�e of 109 units. TypicalIy,assisted living residences dedicate at least 90 percent of their units for sinale-occupancy. Most of the uruts within the residences were similar to those in apartment communities and included kitchenettes, refri�erators, microwave ovens, sinks, and counter and stora�e space. Most residences also had significant common areas, includin� dining rooms, sitting rooms, lounges, libraries, beauty/barber shops,convenience stores, and exercise/wellness rooms. The assisted livinQ residences operated at or near full capacity; avera�e resident age was 84. The average assisted living residence examined had a staff=to-resident ratio of one-to-two. linits were almost always rented. Fees for services were char�ed on an a la carte basis, or w�ere incIuded in the monthIy rent. Services provided to residents varied,but typicallv included the follow-ing: ■ 24-hour protective oversi�ht ■ Social and recreational activities ■ Meals, including snacks and special diets , ■ Transportation ■ Housekeeping ■ Laundry ■ On-call physician/nurse ■ Exercise/wellness projrams .� ■ Emeraency call systems ■ Assistance with dailv livin� activities such as bathina, dressing, and eatina ■ Medication administration or reminders V y ■ First aid and medical care for minor ailments and conditions �Trip Generarion, 6`"Edition,Volume 1 of 3. Institute of Transportation Engineers, 1997; Parking Generarion,2nd Edition, Insticute of Transportation En�ineers, 1987. , � ' ASSISTED LPIING RESIDENCES:A STL'DY OF T?Z4FFIC A'.PARICII�IG IMPLICATIONS Traffic Generation Data Traffic generated by assisted livin� residences was Qenerally limited to trips by employee, visitor, service vendor, and resident vehicles. Employee Vehicles Employee vehicles contributed over half (�6 Assisted Living Residence Source of Trip Generation percent) of all trafiic volume Qenerated by assisted livin�residences (see Fisure 3). Employee vehicle trips durin� the weekday for all driving hours �is��°� (29•/.) averaQe 0.97 trips per unit. Durina the peak weekday morning hour', employee vehicles made an average of 0.10 trips per unit. During the peal: == weekday eveninD driving hour, employee vehicles Sarvice _ — Employea made an averaae of 0.09 trips per unit (see Figure �15�� ���� 4). The moderate impact of employee vehicles on Figure 3 traffic volume is laraely due to the fact that most �u�ce:Amencan Seniors Housng AuoaaOOn assisted living employees are full-time staff: This limits the"in and out"activities associated with part-time staff: Additionally,because assisted living residences provide 24-hour protective oversiQht,employees are typically scheduled to beain and end their shifrs durin�non-peak drivinQ hours. Employees are often scheduled in three shifts:�a morning shift from 7:00 a.m. to 3:00 p.m.; an afternoon shift from 3:00 p.m. to 11:00 p.m.; and a nioht shift from 11:00 p.m. to 7:00 a.m. Assisted Living Residence Traffic Generation Visitor Vehicles Peak Weekday Peak Wxkday We.+��Y Visitor vehicles contribute over one-quarter ' A.M.Hour P.M.Nour ��qe� o.,a���t o.o����� o.9,r„�n (29 percent)of all �affic volume aenerated by assisted livin� residences. On a typical Ysitor 0.061uni2 0.09lunit 0.501unk weekday,visitor vehicles made an averase of Service 0.04lunit 0.031unit 0.26/unit 0.�0 trips per unit. Durin� the peak w�eekday roe� o.zw��rt o.�,����� 1.73lunit morninQ drivinQ hour, visitor vehicles made Figure 4 an average of 0.06 trips per unit. DurinQ the ' �1eak weekdav evenina driving hour, visitor Source:Amencan Sen�ors Hous�rq Assmanon " t� . � vehicles made an averaQe of 0.09 �-ips per urut. . The impact of visitor vehicles on traffic volume senerated by assisted livin�residences is moderate, larQely because visitor vehicles arrive and depart throuQhout the day on hoth weekdavs and '=G�hen indicated, the peak hour rypically coincides with the peak hour of the adjacent srreet tra�c. 4 � ASSISTED LIVIIvG RSIDENCES:A SNDY OF TA.3FFTC&P.�RKING L�IPLIC.4TION5 weekends, and do not fit the typical traffic(and parking)volumes generated by other housinQ types, which are usuallv hiahest durina pealc drivin� hours. v Service Vehicles Service vehicles contribute 1�percent of all traffic volume aenerated by an assisted livina residence. On a typical weekday, service vehicles made an average of 0.26 trips per unit. Durin� the peak weekday moming drivina hour, service vehicles made an avera�e of 0.04 trips per unit. During the peak weekday everun� drivinQ 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 veQetable products and one delivery Z0° per week for dairy products;medical supplies ` delivered by a pharmacy are typically �� = - scheduled once a week, as are florist ��- - °�'° deliveries; office supplies are typically - _ -..1—:. - - , _= � scheduled once a month; hazardous :, _ __ - o.os materiallsharp object pick-up is typically S,�G;e Famiry rfous�ng' Apartment' Auisted Lmnq Residenca scheduled on demand, as are overni�ht Property Type shipments. U.S. mail, which is not Figure 5 contracted, is delivered six days per week. 'So�rx:U.S.Buieau o/tne Census,7993 Amencan Houmng Survey. American Senrors Housiny Assooanon - Resident Vehicles Resident vehicles did not contribute measurably to the traffic ;eneration of the assisted livin� residences. This was generally due to three factors. First, most residents, due to ph�sical and/or coanitive limitations, do not drive. The averaQe number of resident vehicles was 0.0� per , household. This is extremely low compared to other property types such as sinale-family homes and apartments (see FiQure�). Second,most of the assisted living residences in the sample were located in established residential areas in close proximity to pubIic transportation services. Finally, each assisted livin�residence owned a van or mini-bus,wnich was used to provide resident transportation on a scheduled basis. ,_ Other Vehicles . Although there is no known data available on the number of emer�ency 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 ASSIStD LNING RESIDENCES:A SNDY OF TRAFrIC&PARKI�tG L�iPLICATIONS a community's emeraencv services by Traffic Generetion Comparison by Property Type assisted livinQ residences, however, is no hiaher than it would be if the residents lived Properry Type Peak Peak Weekday lIl non-service-e:u�iched housinQ. In fact� w�kday wKkday 0.M.Hour P.M.Hour emerQency service usage is probably lower Single-Family 0.75/unit ,.o,���;t 9.57/unit because assisted living residences feature a °eached� wide-ran�e of desian considerations for the ��-w� 0.5,����t o.6z���� 6.59funi! frail elderly that are Qenerally not available in AparmienY other residential settinas. High-Rise 0.34lunit 0.30/unit 4ZNunit ` ApartrnenC Hoc�r o.sz�r,rt o.sv���e 8.23/unit TrafiFic Generation Comparison Retirert�e�t 0..29/unK 0.34funit Not Available �°"'""'"'� Total traffic volume �enerated bv assisted Assisied Living 0201unH o.z„���t ,.7�,��t living residences during a typical w-eekday Residence avera�ed 1.73 trips per unit. Total traffic volume generated by assisted livin� residences durinQ the peak w�eekday morning Figure 6 driving hour averaQed 020 trips per unit. 'Source:Institute ol Transportatron cngineers.Tnp Generarion 6"Edi6'on; TO�1 traffic volume �enerated durina the Amencan Seniors Housrng Assaranon " � peak weekday evening driving hour avera�ed 021 trips per unit. Assisted living residences generate low traffic volumes compared to most other property types(see Figure 6). Low-rise apartment communities,for example,;enerate an averaoe of 0.�1 trips per unit during the peak weekday moming drivinQ hour as compared to 0.20 trips per unit for assisted livina residences. y Parking Requirements by Property Type Parking Generation Data Property Type Peak Weekday . Parking requirements for assisted livinQ LowlMid-RiseApartrnenY �.����� residences are also low compared to other High-RiseApartmeM' o.s����t housing types. Based on the traffic data ' � Convention Hotrl' 0.8�Junit examined, assisted living residences RetirementComrtwnity' 0.27/unit require �.�� parking spac°$ 11llr1I1Q PeG1i Assistcd Living Residence 022/unit weekday driving h�L1rS.� �e assisted living residences, however, t;�pically Figure 7 "� provide an average of 0.�6 parkinQ spaces per unit, includin� on-site, disabled, 5ouae.�In4rture or:ransPa'����+'s.Pa'+�+9 GerKr+aan 2"Etli�ion: �`^�r5�"°���°a°°" reserved, and ancillary parl:ing spaces. 'Peak weekdm�driving hours for assisted iiving residences are berween 7:00 a.m. and 3:00 p.m.;for most other residenrial properry tvpes,peak weekdav drrving hours extend to 6.•00 p.m.. 6 - ASSISTED LrVLVG RESIDE�ICFS:A STUDY OF TR4r"FIC&PARKING IMPLICATIOI�S Key Findings The comparatively low tr�c�eneration and parking rec}uirements of assisted livin�residences are Qenerally attributable to the followins factors: ♦ Residents typically do not drive ♦ Employees are usually full-time staff and are typically scheduled to arrive and depart during non-peak drivina hours ♦ Visitors typically arrive and depart at alI hours during the day ♦ Service vendors are usually contracted and scheduled to arrive and depart durinQ non-peak driving hours ♦ Assisted livin� 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 S I � � I I � .�. � � �. .i`I}�"�^Y ' i'w !YSr' �."�'..a�q�`W�1:NN^'nv�'r �' ... -� ,iy {r 1 k ..tc�4 ai i��:�+} � ..�J...4 � `Y. .�" �::` .. �;�� � � � ��� 5 "1��TY�OF��'IGARDt� � � F p �-�fY � ��� ���� I �y�'n�' f�l� �t t.i�' h. '=j'•`^j� ft"n Y. ,.3rr�{,�.�q�,i`^_S}F.1,�+�..f�'r�. k M t S ,.�� •�4 `��, i o`at? ;y i. .�rr f �^fI 1-h:':. 1�..Lh.»..y.t� = -p � i �, .. ��...:. ..a.- . ` .,,'i.,� � � , ... � , {' 1 ::PREs�PPL�CATi0H�C0�NFERENC� �O1'�� t�<«:�n�������n ��Y x 9a � ,:--r.,- �;.Comrnuit�tycDevefopnent�„ I �[Pre-Application'Me�ting Notes are Ifalid for�5ix C6l Monthsl - s�`np"ujA�BetterCornriurrttyy; I y� RESIDENTIAI u PRE-APP.MTG.DATE: STAFF AT PRE-APP.: APPLtCAPdT: ��=�� 1 �:Q�7�–) QGENT: , Phone:[ l ��� — l t�� Phane: [ l PROPERTY LOCATiON: � ADDRfSS/GEH.LOCATiDN: ����7 S� I�J�c� � � 7�L�p �ZL�� TA}(MAP[SI/LOT#[Sl: NECESSARY APPLIGATIOH[Sl: L �����_--_ PROPOSRII DESCR9PTION: s-�� � �, f,� - �rv,.� �;�� C_.;,v,iJc, � �OMP�EliENS1vE PLAN MAP OESIGNA110H: ��v� ���� �5����}{_ IOHfNG MAP DESIGNATiON: F�– �--� C.I.T.AREA: fACIUTATOR: PHONE: [503] ZONtHG DISTRICT DIMEHSIOHAL REQU(REMEHTS M(NIMUM LOT SIZE:3�sq, ft. Average lot width:� ft. Maximum building height:�ft. SetheCkS: Front �ft. Side_,�ft. Rear�ft. Corner l�ft. from street. MAXIMUM SITE COVERAGE:��f Minimum landscaped or natural vegetation area�%. [Refer to Cade Section 18._ '�� l�l �r AUUITIONAL LOT UIMEtiSIOHAI REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unle'ss lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% times the average width, unless the parcel is less than 1 Y2 times the minimum lot size of the aoplicable zoning district. [Refer to Cade Sectian 18.810.060] CITY OFTiGARO Pre-AAplicatioa Conference tlotes Page 1 a�+U Easld�otlal Apollcatlon/Plaanlap Ofvfxlan SecUon ' SPECIAL SETBAGKS � ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot si e yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10}-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. [Refer to Code Section 18.7301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5}-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district far the primary structures'sethack requirements.l S06�IYISION PLAT AME RESERVATIOH PRIOR T SUBMITT(NG A SUBDIVISION LAND PPLICATION with the City of Tigard, applicant' are REQUIRED to complete an a subdivision plat naming request with the Washingt County Surveyor's Office i er to obtain approval/reservation for any subdivision name. Ap lications will not be acc as complete untif the City receives the faxed confirmation of approval fro the County of t ubdivision Name Reservation. [County u s Office: 503-648-88841 fIAG LOT BUILDING HEIGHT PROYlSiONS MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards af COtle SeCti0t118.730.O10.G.2. are satisfied. ,� RESiDENT1Al QEHSITY CAICULATION [See examp[e beiow] The NET RESIDENTfAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the appficable zoning designation. Net development area is cafculated by subtracting � the fol(owing land area(s) from the gross site area: All sensitive lands areas inciuding: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15°/o of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. [Refer to Code Chapter 18.7151 E}(AMPLE OF RESIDENTIAL UEN5ITY CALCULATIONS: -' EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-family Multi-Fami(y 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sa. ft. (20°/„�for public riQht-of-way 6 534 sq ft (15%)far oublic right-of-wak HET: 34,848 square feet NFi: 37,026 square feet - 3.050 {minimum lot area) - 3,050 (minimum lot area� = ni er cre = . ni er cre �r The Oeuelopment Cade�equires tha[the net site area e�dstfartne next whale dwelling unit N�ROUNO[H6 UP IS PERM(TiED. �Minfmum Protect Oeasiry Is 80%af t�e ma�dmum allowed densf�l.TO�ETERMtHETHIS STANDQRO,MULi1PLY iHE MAXIMUM NUMBER OF UNRS BY.�. CtTY OF TIGARU Pre-Applicatlon Cortference Nates Page 2 af i0 tasldeatlal Appllc�tloa/Pl�aalaQ Glvlsloo Seetloa �1 . ` BLOCKS � The perimeter of BL CKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way ine except where street location is precluded ._n.a i topography, wetlands or other bodies of wat r or, pre-existing development. When block lengths eater than 600 feet are mitted, pedestrian/bikeways sha be provided through the block. [Refer ta Cade Sectio . . FUTURE STREET PLQN ANU IXTENS[ON OF STREETS A FUTURE STREET PLAN shall: ➢ Be�fed by the applicant in conjunction w' n app' tion for a subdivision or partition. The pia shall show the pattern of existin nd proposed fut e streets from the boundaries of the pro osed land division and shall ' lude boundaries of t proposed land division and shall I incl de other parcels within 20 �feet surrounding and adjac t to tfie proposed land division. ➢ (denti existing or prop s�d bus routes, pullouts or other tra 't facilities, bic cle routes nd Y pedest 'an facilities or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shail be extended to the boundary lines of the tract to be developed. [Heferto Gode Section 18.810.030.FJ �-PARKtNG ANU ACCESS � G�� ��/�c� �S � l �� ALL PARKING AREAS AND DRIVEWAYS MUST BE�VED. aC �.,, Z•S �-e¢� � ➢ Single-family............Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Muitiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; � � � 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Mu(ti-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shali be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parki�g: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. , [Reier to Cade Section 18J05&18.7651 � �Q�'�{� ��g��� �t�-31o� �' t�lt �,�a+�f� BIGYCtE � � � � � � BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient focations. [Refer to Code Sectian 18.1651 CtTY OF T(GAR� Pre-AAplicatlon Conference Notes Page 3 of i0 �ecldeatlal fippllcatlaa/Plaan(ng Olvisfoe SeeUoo � � AGC�3S WAYS i Minimum number of accesses: � Minimum access width: _ �� ; Maximum access width: Minimum pavement width: � , � . ' �EQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except iwo-family dwellings) and multi-family devefopments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [Reter to Code Section 18.7051 �EAR VISiON AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) ANG EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. [Refer to Code Chapter i8.1951 � 6UFFERING A�D SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas ; are described by the Code in terms of width. Buffer areas must be occupied by a mixture of ' deciduous and evergreen trees and shrubs and must also achieve a balance between verticaf and � . horizontal plantings. Site obscuring screens or fences may also be required; these are of�en ! : advisable even if not required by the Code. The required buffer areas may onlv be occupied by � vegetation, fences, utilities, and walkways. Additional information on required buffer area materials � and sizes may be found in the Community Development Code. ' [Referto Code Chapter18.145] The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposaf area are as follows: i� a[ong the north boundary. � along the east boundary. afong the south boundary. along the west boundary. �TREET TREES STREET TREES ARE REQU(RED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed eifher within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a mini�'num caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Beter to Code Chapters 18.7U5,18.745 a 18.7651 CITY UF TIGARD Pre-Applicatiaa Conference Notes Page 4 of t� tesldantl�f Appllcatlan/Pl�nnlap Olvlslaa Seetloo TREE REN�OVAL PLA�REQUIREMENTS r A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION �JF TREES prepared by a � certified arborist shall be provided for any lot, parcei or combination of lots ar parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ (dentification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: � Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; � Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; � Retainage of from 50 to 75°/o of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; � Retainage of 75°/o or greater of existing trees over 12 inches in cafiper requires no mitigation; ➢ identification of ali trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and wi(I be replaced according to Section 18.790.060.D. [Refer ta Cade Section 18.790.030.CJ MITIGATION � REPLACEMENT OF A TREE shall take place according to the following guidelines ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ if a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may ailow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shalf require repiacement with more than one tree in accordanc� with the foilowing formula: b The number of replacement trees required shall be determined by dividing the estimated caliper size of the tr�e removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either pubiic property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take pface in a manner reasonably calculated to allow growth to maturity. IN-LlEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the - consent of the Director, elect to compensate the City for its costs in perForming such tre: replacement. [Refer to Code Section 18.790.060.E.1 CITY Of TIGAR� Pre-Applicatlon Conierence Notes Page 5 u��� 6esidaotlal pppllcatleNPl�nelap Cfvlslau Sactloa • SOGNS SIGN PERMITS MUST BE �BTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City oi` Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review appiication. Alternatively, a Sign Code Adjustment application may be filed for Director's review. [Referio Code Chapter18.7801 SENSITIYE iA. The Code rovides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOP ENT DUE TO AREAS WITHfN THE 100-YEAR FLOODPLAIN, NATURAL DRAfNAG WAYS, WETLAND AREAS, ON SL�PES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibilitX to precisely identifv ensitive I d r nd th ir n ri s is the res onsibilit of the a licant. Areas meetin the definitions f sensitive lands must be clearl in icated on lans submitted with the develo ment apQlication. Chapter 18. 5 also pravides regulations for the use, protection, or modification of sensitive lands areas. RESI ENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Referto odeChapter18.7151 STEEP SLOPES When STEEP SL ES exist, prior to issuance of a final order, a geotechnical report must be submitted which add sses the approvai standards of the Tigard Community Development Code Section 18.775.080.C. he repo�t shatl be based upon fieid exploration and investigation and shall include specifiic recomme ations for achieving the requirements of Sections 18.775.080.C.2, and 18.775.080.C.3. UNIfIE�SEWERAG�AGENCY[USA]BUfFER STA AROS,RESOLUTIOH ANU ORDINANCE[R s�O]96-44 LAND DEVELOPMENT ADJACENT SEN5ITIVE AREAS shali preserve and maintain or create a vegetated corridor for a buffer wide enou to protect the water quality functioning of the sensitive area. Desic�n Criteria: THE VEGETATED CORRIDOR SHALL BE A MINiMUM O FEET WIDE, measured horizontalfy, from the defined boundaries of the sensitive area, except wher proval has been granted by the Agency or City to reduce the width of a portion of the corridor. If ap oval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then t surface water in this area shall be directed to an area of the vegetated corridor that is a minimu of 25 feet wide. The maximum allowable encroachment shali be 1� feet, except as allowed in Se 'on 3.11.4. No mare than 25°/o of the length of the vegetated corridor within the development or pro��ect site can be less than 25 feet in width. in any case, the average width of the vegetated corridor sha be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materiafs of any kind, or other activities shall be permitted which ot erwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS �LLOWED AS � FOLLOWS: CIiY Of TIGARD Pre-ApplicaUon Canference No[es Page 6 af 1� tesideutlalapplic�tloalPltnnfaa OtNsloc SecUou !� i�r `� � . ➢ A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the wafk or bike path is paved, then the vegetated corridor must be widened by the width to the path. paved or gravel wal4cway or bike path may not be constructed closer than ten (10) feet frqrr� e boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike aths shall be constructed so as to minimize disturbance to existing vegetation; and � ➢ WA ER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet ith the approval of the Agency or City. Location f Vegetated Corridor: IN ANY ESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended f separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate ct, and shail not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R s� 6-44/USA Regulations-Chapter 3,Design far SWMI WATER RESOURCES OYERLAY DISTRICT THE WATER RESOURCES (WR�}�ERLAY DISTRlCT implements the policies of the Tigard Comprehensive Plan and is intended to re�s f�r� conflicts between development and conservation of significant wetlands, streams and riparian co � ors identified in the City of Tigard Locai Wetlands inventory. Specifically, this chapter allows r sonable economic use of property while establishing clear and objective standards to: protect ' nificant wetlands and streams; limit development in designated riparian corridors; maintain and hance water quality; maximize flood storage capacity; preserve native plant cover; minimize stream ank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational nd educational values of� water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREME TS OF STATEWIDE PLANNfNG GOAL 5 (Natural Resources) and the "safe harbor" provisions of th Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wet ands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish- aring stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FfSH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1,000 cubic feet per se nd (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CREE , ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND B LL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Farestry maps . Minor streams in Tigard include Sum{ner Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: ' THIS AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with _ this chapter. CtTY OF TtGARO Pre-AApiicatlon Canterence Notes Pase 7 of i0 _ Yesltleatl�lAppllc�tloa/PI�unlaaaMSlansacUaa .. i ➢ The ma'or streams ri aria l , � p n setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quafity buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Referta Code Seciion 18.197.0301 Riparian S t�acic Reductians Th DIRECTOR MAY APPROVE A SfTE-SPEClFIC REDUCTION OF THE TUALATIN RIVER OR AN AJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placemenf of structure ' ces ise prohibited by this chapter, provided that equal or better protection for identified major stream re urces is ensured through streambank restoration and/or enhancement of riparian vegetation in prese ed portions of the riparian setback area. Eli ibilit for Ri arian Setback in Disturbed Are s. To be ELIGIBLE FOR A RIPARIAN SETBAC REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturb at the time this regulation was adopted. This determination must be based on the Vegetati n Study required by Section 18.797.050.0 that demonsfrates all of the following: ➢ Native plant species currently cover less th 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-sit riparian setback area for the last five (5) years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native piant species; ➢ That there will be no infringement into the 100-y ar fioodplain; and ➢ The average slope of the riparian area is not grea r than 20%. [Refer to Code Section 18.791.1U01 �.atARRAT �� The APPLICANT SHALL SUBMIT A NARRATIVE which provides findin for all applicabie approval standards. Failure to provide a narrative or adequately address criteria wou be reason to consider an application incomp(ete and delay review of the proposal. Applicant shouid review code for applicable criteria. COUECHAPTERS �18.330 _ 18.390 _ 18.520 � 18.715 �18.765 �18.795 �18.350 _ 18.420 _ 18.530 �18.730 18.775 �8.797 18.360 18.430 18.620 .� 8.745 � 18.780 18.800 _ 18.370 118.510 ,�18.705 �8.755 � 18.790 �IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. ' The impact study shail quantify the efiFect of the development on pubfic facilities and services. The study shall address, at a minimum, the transportation system, inciuding bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each pubiic facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that.the real prope�ty dedication requirement is not _� roughly proportional to the projected impacts of the developaient. [Refer to Code Sections 18.390:040 and 18.390.05Q1 � -�- .�._..------'"`��- CITY OF TIGARU Pre-Applica[ion Conference Rotes Page 3 of ta iez(dautl�l Qppllcatlan/PfsnolaB Otvlsfoa Sactloc ' PROCEDURE � Administrative Staff Review. _ Pubfic hearing before the Land Use Hearings Officer. � _ Public hearing before the Planning Commission. _ Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City CounciL ; APPLICATtON SUBMITTAL PROGESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVIS(ON STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted bv mail or droaped off at the counter without Planning Division acceptance ma�r be returned. Applications will NOT be accepted after 3•00 P M on Fridays or 4�30 on other wee� days• Maps submitted with an application shall be folded IN ADVANCE to 8 5 by �1 inches Orie�1) 8'lZ" x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff reaort or Administrative Decision Application with unfolded maps shall not b� accepted. , The Planning Divisi'on and Engineerin� Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The admini•strative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to re'view. Written recommendations from the Planning staff are issued seven (7) days prior to the pubfic hearing. A ten (10) business day, public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicab(e to the potential development of a particular site and to al(ow the City staff and prospective applicant to discuss the oppo�tunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not tonstitute a waiver of the applicable standards or requirements. It is recommended that a prospective, applicant either obtain and read the Communit Devefo ment Code or a�k an uestions of Ci staff relative to Code re uirements r�or to submittin an a lication. ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLdCATIO�I PERTAINfNG TO THIS PRE-APPLICAT(ON CONFERENCE IS SUBMITTED AFTcR A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CON��RE�ICE, (unless deemed unnecessary by the Planning Division). � PREPARED BY: CfIY OF TIGARD PLANNING DIYISION - SfAFF PERSON HOLDING PRE-APP.MEETING PHONE: (503) 639-4111 FAX: (503) 684-7291 E-MAIL• �ta(fs first namel @d.tigard.or.us TITLE 18[CITY Of TIGARO'S COMMUNITY DEVELOPMENT CODEI INTERNETADDRESS: ci.�igard.or.u� cicu rpl n\ma sters\revised�preapp-r.mst (Engineering section:preapp.eng)\ Updated: Jun.7,99 C(7Y Of TIGAR� Pre-Applicatlan Conierence Notes ��g�1p��Zp 6estdaatlal App�IcaUon/Planning Otvtsloo SecUaa � PRE-APPLICATiON CONFERENCE NOi'E� ➢ ENGINEERING SECTION e �o��ry$�°��t s����c�m�y ZS( 2 T�C PUBLIC FACtLITIES # �-`6� ZS� zcD # 24aa The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no finaf recommendation to the decision making authority on behalf of the City staff until all concemed commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of pubiic improvement related requir�ments that may be required as a condition of development approval for your proposed project. Riqht-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( °�� �` ��o.-r� �. to '>'o feet from centerline. �����M��`� ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centeriine. Street improvements: ( �' ��Z street improvements will be necessary along , to include: 0 feet of pavement _ Q concrete curb .� ❑ storm sewers and other underground utilities [�_�-foot concrete sidewalk �street trees [�'street signs, traffic controf devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Applicatlon Conterence ttotes PB��1 n�° Eaploaerla�Department Sectloq ; � O stre�� improvements will be necessary alc.. � � , to include: ' ❑ feet of pavement ❑ concretecurb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements wiil be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetiight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground uti(ities , ❑ -foot concrete sidewaik ❑ street trees ❑ street siyns, traffic control devices, streetiights and a two-year streetlight fee. In some cases, where street improvements or other necessary public improvements are not currentf� practical, the improvements may be deferred. In such cases, a condition of development approv� may be specified which requires the property owner(s) to execute a non-remonstrance agreemen which waives the property owner's right to remonstrate against the formation of a focal improvemen district. The following street improvements may be eligibie for such an agreeme�t: : (1.) �2•) (� Section 18.810.120 of the Tigard Municipal Code (TMC) requires al( overhead utility fine: _ adjacent to a development to be placed underground or, at the e(ection of the deveioper, � fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility fine: CtTY OF T1GAR0 Pre-Appticatlon Conference Nates Page�af EaploseMoq 9epartrnentSeeUoo � are on the opposite side of the street from the site. If the �ce in-lieu is proposed, it is equal to • $ 27.50 per lineal foot of street frontage that contains the overhead lines. Ther are existing overhead utility lines which run adjacent to this site along SW �`��� . Prior to �a��-.G , the applicant shall either place these utilities underground, or pay the fee ir�-fieu described above. Sanitarv Sewers: The nearest sanitary sewer line to this property is a(n} � inch line which is located �,� sw t���� �• . The proposed development must be connected to a public sanitary sewer. ft is the developer's responsibility to C����:c t�.,J ���,�U -r� 1��3�-t.c� ��-�. Water SuqqlV: � l — �'"�tG� M iu�-� The ,--�,,, ,� �,U�-r� - Phone:(503)���-`�`�� K��S provides public water service in th area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tuafatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire � protecfion services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is cc�nveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. �scTE �T�r� ►5 P.�c��R� 7 Storm Water Qualitv: The City has agreed to enforce SurFace Water Management (SWM) regulations established by the , Unified Sewerage Agency (USA) (Resolution and Order No. 91�7, as amended by R&O 91-75) �Nhich requires the construction of on-site water quality facifities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from C[TY OF T16ARD Pre�lpplicatlon Cortference Motes Page 3 of S Eaplea�rfq�Beo�rtmeotSecUo■ � � newly created impervious surfaces. The resolution contains a p�.,.ision that would allow an applican ! . to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City wil � - use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it wil be based upon the amount of new impervious surfaces created; for every 2,640 square feet, o portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water qualit� facility shall be submitted with the development application. It is anticipated that this project wii require: � i ( � Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that Cit� maintenance vehicles will have unobstructed access to critical manholes in the systems. MaintenancE access roadways may be required if existing or proposed facilities are not otherwise readii; accessible. °�l S S('� l S W��l—�r� A c��— �'1�1�tE� p1-5 C�1C'� ��cS'1�ac-f � � � " tkG��SS : �C.�—(� 'F�S� ,�SS J� Acc�SS T� �-� � �c�5 k:l t��+t�� • .-��-,� s-r� ? PP�J�t� ►�'c w�M � -c�.P �E�r�-�Tia.1. SzJ�[ F��; . �-r,-�,-r , � . w.� I�C6'�t�4.� �F A r'�— T,�-F,c, 5�r�./ �S � �. � I 1. �F1C lMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program coliects fees from new development based on the development's projectec impact upon the City's transportation system. The applicant shall be required to pay a fee based upor the number of trips which are projected to result from the proposed development. The calculation o the TfF is based on the proposed use of the land, the size of the project, and a general use based feE category. The TIF shall be calculated at the time of building permit issuance. In limitec circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupanc� permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater thar $5,OQ0.00. p� �� PERMITS -- , Engineering Department Permits: " � Any work within a pub(ic right-of-way in the City of Tigard requires a permit from the Engineerinc Department. There are two types of permits issued by Engineering, as follows: � � Street Opening Permit (SOP). This permit covers relatively minor wor{< in a pubfic right-af-wa� or easement, such as sidewalk and driveway installation or repair, and service connections tc main utility lines. This work may involve open trench work within the street. The permii�eE -. must submit a plan of the proposed work for review and approval. The cost of this type o permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit CITY Of IIGARU Pre-Applicatlon CoMerence Notea Page�o(i Enpineetiop Oep�rtmant Sectlo� In addition, the perrr�ittee will be required to post a bon,. �r similar financial security for thE . � work. Compliance Agreement (CAP). This permit covers more extensive work such as main utiiit� line extensions, street improvements, etc. In subdivisions, this type of permit also covers al grading and private utility work. Plans prepared by a registered professional engineer must bE /," �� ^ ` submitted for review and approval. The cost of this permit is also calculated as 4% of the cos � -� of the improvements, based on the design engineer's estimate, and is payable prior tc � � issuance of the approved plan. The permittee will also be required to post a performancE bond, or other such suitable security, and execute a Developer/Engineer Agreement which wii obligate the design engineer to perform the primary inspection of the public improvemen construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s) the work shall be deemed complete and satisfactory by the City in writing. The permittee i: responsible for the work until such time written City acceptance of the work is posted. NO'�E: tf an Fngineering Permit is r�quired,the applicant must ohtain that permit prior to release of any permits�rom the Building �nrision. Buiidinq Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a morE detailed explanation of these permits, please contact the Development Services Counter a 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generaily issued for ali new commercial industrial and multi-family projects. This permit wiil also be required for land partitions where Ic� grading and private utility work is required. This permit covers all on-site preparation, gradinc and utility work. Home builders will also be required to obtain a SIT permit for grading work ir cases where the lot they are working on has slopes in excess of 20% and foundatior excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issuec after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers al work necessary for building construction, inc(uding sub-trades (excludes grading, etc.). Thi: permit can not be issued in a subdivision until the public improvements are substantiall� complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land par�ition, the applicant mus�'obtain an Engineering Permit, if required, and return � mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanicaf, electrical and plumbinc that may also be required. Contact the Development Services Counter for more information. CITY Of TIGARO Pre-AAplicatlaa Conierence Na[es Papc'a m[� Enplueerlo9 oepartmentsecUaq I � �i�RA01NG PLAN REQUIRENtENTS F0� SUB�I�i1S10NS � _ All subdivision projects shall require a proposed grading plan prepared by the design engineer. ThE � en gineer will also be re quired to indicate which lots have naturai slo pes between 10% and 20°/o, a: well as lots that have natural slopes in excess of 20%. This information will be necessary ir determining if special grading inspections will be required when the lots develop. The design engineei will also be required to shade all structural fill areas on the construction plans. In addition, eac(- homebuilder will be required to submit a specific site and floor pian for each lot. The site plan shal include topographical contours and indicate the elevations of the corners of the lot. The buiider shaf also indicate the proposed elevations at the four corners of the buiiding. i P6EPARED BY: � � •�I�a:� � �I C9 �t9 EHGiNEERING DEP�IRTMENT STA F Phone: [5031639-41T1 Fax: [503I6�47297 h:�pattyV na sters�prea pp.eng (Master section:preapp-r.mst) 04-March-1999 : CRY OF TIGARO Pre-tl�p[Icatlon Canference Hotes Page 5¢(G FaYlaeerlug Oepartmaol SecUoe �o - _ : � � � �� , �, � .� �� , '�-��� ������� - i �� �T�' `, ��� �� , f� �. ; - _ �����t' � *�`;� ;�j� i�:� , a ,� 1'�� � I �. , �„_..- � ��'' � � (��i� `� r� . �:,_ '' �� , � J (� • = �� �.•�,,,- ,�\�11 � ��` � ► �� I , _ - ���, \ ,� ,� , I � ;,`.,, �I�� �.�.\� I - • ��� „�� ■...�,�� � • / � ��\1!� -- � - �� � � �;,:.. , - , i '' , �' ��: ��� _ \\ � ` ��� - ; v� � � 3 :�--:, ', i- � `��I� _ � o � �� � T ��0 �� .._�� � � �i� � -���� �. �� �� � ��� � �� �i� � . , _- _ —=� �` � `�,`��l�`—�..�—���� '�ill `- . ��1�� �i��, v` ., +� � ��.,�� �: . � � � . t� _ � -' Z 7 �■������■ - �' . � . � . . ... :.: . �� . . •� .• . � ��.-��,�� .,�. -- � ' a ' 66 $ � �E � � �i � � �� � ' — : L� � �� � � � s a � �a � �� D ; � x; �� * �a 5 �� s € _ � g � .. � � � .a =.. � � � _ �� �� � $� a � �� � �� . �— , � � � i i i i ! i i � �� i � - � - - � - - - - ! , �---- -------�-�--------�--�--- • • �-------------�-�..-------------� i , .--_.. ..----�-- - -- i i �.' . 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E � �$ � � �e��oF �� ��... �, .. a ' � �� �:�� � . ; - .� = - - .-- - _ . _ � . . � -. _ �Q`�-,��� �.� cROw AL� II(W�ESTLAKE 0 j ��t Gky Of T1�erd ���� • ��,,� . �� , o,,A� xa wa ! o�uana �ill PrBilrNndry LdndeCdpe Pldn c�un�r ru f�t�`�i � f' �, EXHIBIT B TRAFFIC STUDY , � American Seniors Housing Association A Study of Traffic & Parking Implications 2na Edition Created in 1991 and based in Washington,DC,ASHA represents the interests of the larger and more prominent firms in the country participatina in the seniors housing industry. ASHA's members are enga�ed in all aspects of the development and operation of congregate, assisted living, and continuing care retirement communities,including the buildin�,financin�,and mana�ement of such properties. _ For more information on the benefits of becomin� a member of ASHA, as weil as other research - resources, contact us at: _ ASHA 18�0 M Street,NW, Suite 540 _ Washinb on, DC 20036 � Phone: 202/974-2300 _ FAX: 202/775-0112 ASSISTED LIVIIVG RESIDENCES:A S'IUDY OF TRAFf"IC&PARF:ING IMPLICATIOI`'S Introduction Theelderlypopulation(thoseindividualsaged6� Projected Elderly Population and older) currently numbers 33.9 million, or ,00 12.8 percent ofthe U.S.population. U.S.Bureau of the Census projections indicate by the year 80 H;9n�f 2030, the elderly population will increase to Middle about 70 million, or 20 percent of the U.S. � 60 population (see Fi�ure 1). s Lowest � .� As the grayin� of America accelerates, policymakers will be forced to confront the long- 20 term care needs of the elderly. It has been well 0 documentedthatasindividualsa�e,theircapacity +'� �0° �10 �Z° Z°'° Z°°° �� for independent livinD diminishes. According to Figure 1 the most recent data available from the National Source:U.S.Bureau o/Me Cenws,65+in Me UniteC SYates Health Interview Survey,for example,more than half(�4 percent)of the older population reported havina at least one disability which limits them in carryin� out activities of daily livinQ (ADLs) (such as bathing, dressing, and eating). Likewise, the need for assistance with A.DLs Percent Needing Assistance with ADLs,By Age increases sianificantly with aQe (see Fi�ure 2). zs � Although the U.S. has historically relied on � � Zo ,:.?_°;_� nursin� homes to provide lon�-term care, m �'=�=�� � �`��:=�;; spiraling costs and risin� consumer discontent m s=�1 Q �5 �=:=�-�:� have led policymakers and consumers to search ° `��'� for less costl and more efficient lon term care o ��=r , Y �- m `��~��`` ' alternatives. U.S. General Accountin� Office a �o �.�,;,:::, � $6 F � Y � estimates that Medicaid nursing home � �_ _' F_ti,_� disbursements,which serve as the primary public � $ �a �✓T' �y-+ �? fundin source for lon� term care, cost tax a � i � -, g a- Z3 �. a �-w r;� � �j payers $24.2 billion in 199� (the last year for :;;��, 1 t .�� �:. L1 o which data from all funding sources is available). ss�e �oaa �s-sa es+ Medicare, a federaUstate program, funded an Figure 2 Source:AARP,APrvfile ofOlderAmexans 7997 additional $8.4 billion for nursin�home care in 1995. 1 ASSISTED LIVING RESIDENCES:A SNDY OF TRAFFIC&PAF�ING IMPLICATIONS Study Methodology In order to document the unique traffic and parkin�characteristics of assisted Iiving residences,the American Seniors Housin�Association examined and a�jregated parking and traffic�enerationdata from professionally owned and manaQed assisted living residences located in nine states: Colorado, � Florida, Georgia, Illinois, Massachusetts,New Jersey,New York, Ohio, and Texas. The data��as then compared to traffic and parlcing data collected by the Institute of Transportation Enaineers(ITE),' whose traffic and parkin�reports are considered the industry standard for a wide ranQe 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 durin� peal: weekday morning and evening hours. The assistedlivinQ residences examined contained an avera�e 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 dinin�rooms, sitting rooms,lounges,libraries,beauty/bazber shops,convenience stores,and exercise/wellness rooms. The assisted living residences operated at or near full capacity; avera�e resident age was 84. The averaQe assisted living residence examined had a staff-to-resident ratio of one-to-two. Units were almost alw�ays rented. Fees for services were char�ed 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 ■ Housekeepin� ■ Laundry ■ On-call physician/nurse ■ Exercise/wellness proarams � ■ Emergency call systems ■ Assistance with daily living activities such as bathin�, dressing, and eatinQ ■ Medication administration or reminders ■ First aid and medical care for minor ailments and conditions �Trip Generarion,6`"Edition,Volume 1 of 3. Institute of Transportation Engineers, 1997; f Parking Generarion,2nd Edition,Institute of Transportation En�ineers, 1987. 3 ASSISTED LIVING RESIDENCES:A STUDY OF TILAFFIC&PARf:ING IMPLICATIOI�'S weekends,and do not fit the typical traffic(and parl:ing)volumes cenerated by other housing types, which are usually highest durinj peak drivinQ hours. Service Vehicles Service vehicles contribute 1�percent of all�affic volume generated by an assisted living residence. On a typical weekday, service vehicles made an average of 0.26 trips per unit. Durin� the peal: weekday moming drivin�hour,service vehicles made an average of 0.04 trips per unit. During the peak weekday evening driving hour, service vehicles made an avera�e 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 vejetable products and one delivery 200 per week for dairy products;medical supplies :�-,:�-=�__.;� _� _ -__ delivered by a pharmacy are typically .�����.-_ =^:=a�_=_== scheduled once a week, as are florist �.Yy: -�=�-�:-- 0-90 deliveries; office supplies are typically x—�si. - =_ ''�`�== ::;=�;�`�� scheduled once a month; hazardous - -�_;����:;, = _ --_= 0.05 materiaUsharp object pick-up is typically Scig�e�Fa�n�y hous�ny' ,o.partmen:' Au�sted Lmng Residence scheduled on demand, as are overnight -- Property Type shipments. U.S. mail, which is not Figure 5 con�acted, is delivered six days per week. 'Source:U.S.Bu2au o/Me Census,1993 Amencart Hovsirg Survey, AmencanSenrorsHousinyASSOVation 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 0.0� per household. This is extremely low compazed to other property types such as sin�le-family homes and apartments (see Figure�). 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 A55ISTED LNL�IG RE.CIDENCES:A STLTDY OF TRAFFIC&PARKiNG IMPLICA'rI01�5 Key Findings The comparatively low tra�c treneration and pazking requirements of assisted livina residences are generally attributable to the follov�ring factors: ♦ Residents typically do not drive ♦ Employees are usually full-time staff and are typically scheduled to amve and depart durina 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 durina non-peak drivin�hours � ♦ Assisted livina 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 u-anspor[ation on a scheduled basis 7 CITY OF TIGARD �. PRE-APPLICATION COHFERENCE NOTES ��,n u'rrtyADe�Cpn�t [Pre-Application Meeting Notes are Valid for Six[6l Manthsl '�Q�z,��`Beti-r�°�°mur7tty RESIDENTIAL �, PRE-APP.MTG.DATE: STAFF AT PRE-APP.: , � APPLICQNT: l�a�� GQc7.� A6ENT: Phone:[ l ��,5 -- t t�� Phone: [ l PROPERTY LOCATION: ADDRESS/6EN.LOCATION: ����7 S� 1�1�c.<�,� tl _ ?�[c]�J �f 24� TA1(MAP[Sl/LOT#[Sl: - NECESSARY APPLICATION[Sl: — P�.,AI�� PROPOSAL DESCRIPTION: s�$��- � (•�c� - �.an�.� -��:�� ��/�t�1S , COMPRENENSIVE PIAN MAP DESI6NATION: �s-�,�.� '��� �S�b�ra�(� ZONING MAP DESI6NATION: Q� �'� C�.T.AREA: fACILITATOR: PNONE: [5031 tONIN6 DISTRICT DIMEN510NAL REQUIREMENTS MINIMUM LOT SIZE:��Asq.ft. Average lot width:�ft. Maximum building height:.�ft. SEtbeCkS: Front �ft. Side_�ft. Rear��ft. Corner��ft.from street. MAXIMUM SITE COVERAGE:�fo Minimum landscaped or natural vegetation area�%. [Refer to Code Section 18. 9C0 1 AODITIONAL LOT OIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z times the average width, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 CIiY OF TIGARO P�e-Applicabon Canfer�nc�Not�s Page 1 of 10 t�sl�atl�l�9�Ilcttloo/Pl�a�laY BhAsloa S�cUo� � • � � �, �- a�-d� ��1v � M�p.�.�e� s�# : �,,� ��, � � ��7 ��G��� �� �-w- SPECIAL�ETBACKS � ➢ Streets: , feet from the centerline of ➢ Flag lot: A ten (10)-foot si e yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. [Refer to Code Section 18.7301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for tl�e primary structures'aetback requirements.l SUBDIVISION PIAT AME RESERYATION PRIOR T SUBMITTING A SUBDIVISION LAND PPLICATION with the City of Tigard, applicanY are REQUIRED to complete an a subdivision plat naming request with the Washingt County Surveyor's Office i er to obtain approval/reservation for any subdivision name. Ap lications will not be acc as complete until the City receives the faxed confirmation of approval fro the County of t ubdivision Name Reservation. (County u s Office: 503-648-88841 fIAG LOT BUILDIN6 HEIGNT PROYISIONS MAXIMUM HEIGHT OF 1%2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of COdC 5CCti01118.730.O10.C.2. are . satisfied. ,� RESIUENTIAL DENSITY CALCULATION [See example helowl The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. [Refer to Code Chapter 18.T151 E)(AMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE 51TE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8.712 sa.ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public riqht-of-w� NET: 34,848 square feet NET: 37,026 square feet - 3.050 (minimum lot area) - 3.050 (minimum lot are� = ni s er cre = . m s er cre �rne Development Code reuuires matthe netstte area e�dstfortho n�xtwhole dwellia�unit NO ROUNOIN6 UP IS PERMITrED. �Minimum Prolect Densipl ls 80X�f 1he maximum allowed deasipl.TO DETERMINE iHIS STAM�ARD,MULTIPLY iHE MlWMUM NUMBER OF UNIT'S BY.8. CITY OF TI6ARD Prealpplicadon Comer�nce Not�s Pag�2 of 10 ��sllsetl�l Mpllwtlon/�I�p�lao Olvlsloa SaUea BLOCKS ' The perimeter of BL CKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way ine except where street location is preclud��a I topography, wetlands or other bodies of wat r or, pre-existing development. / i When block lengths eater than 600 feet are �itted, pedestrian/bikeways sha e provided through the block. [Refer to Code Sectio . . fUTURE STREET PLAN AND EXTENSION Of STREETS A FUTURE STREET PLAN shall: ➢ Be led by the applicant in conjunction w' n app' tion for a subdivision or partition. The pla�shall show the pattern of existin nd proposed fu e streets from the boundaries of the pro osed land division and shall ' lude boundaries of t proposed land division and shall incl e other parcels within 20 �feet surrounding and adjac t to the proposed land division. ➢ Identi existing or prop s�d bus routes, pullouts or other tra 't facilities, bicycle routes nd pedest 'an facilities or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.810.030.fJ �PARKING AND ACCESS �- G�� ���c� ��S �- l �� ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. aC �,.. 2 •S � � ➢ Single-family............Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. (�, [Refer to Code Sectlon 18.705 a 18.7651 �-�f � �'�� ���'3��� BICYCLE RACKS � �1 ��� � BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVEL�PMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. [Refer to Cade Section 18.7651 CITY OF TIGARD Pre-Apptica�ion Confcrence Me[es Page 3 of 10 e.:IOe.tl�l Mpllatlop/PI�on1a!olvl:l.■s•cu.e ACCESS WAYS Minimum number of accesses: � Minimum access width: �d�� Maximum access width: Minimum pavement width: ���!_ �EQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [Refer to Code Section 18.7051 �CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. [Refer to Code Chapter 18.7951 � BUFfERIN6 AND SCREENIN6 In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially befinreen different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may on�X be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.7451 The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: I,�_along the north boundary. � along the east boundary. along the south boundary. along the west boundary. �TREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include #he use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.705,18.745 a 18.7651 CITY OF T16ARD Pre-Applicatlon Co�erence Notes Page 4 of 10 ��sl�s�tl�l�ppllatloUPl�epla0 YINsI��S�Ctln TREE REMOVAL PLAN REQUIREMENTS A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a � certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: � Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; b Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; a Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; b Retainage of 75°/a or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Sectlon 18.790.030.C.1 �MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: � The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take pface in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.790.060.EJ CITY OF T1GAR0 Prealpplicatlon CoMeronce Motes Page 5�f 10 �e:Ia•.tlal�ppllatl.U���ou�pa oMslo�a•cu•. SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Adjustment application may be filed for Director's review. [Refer to Code Chapter 18.7801 SENSITIVE LA The Code rovides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOP ENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAG WAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify n itiv I rea n th ir n ri i the res onsibili f th li nt. Ar m tin the finiti n f n itive I n m t I arl in i at d on lans mitte with th v I m nt �pplication. Chapter 18. 5 also provides regulations for the use, protection, or modification of sensitive lands areas. RESI ENTIAL DEVELOPMEN PR HIBITED WITHIN FLOODPLAIN . [Refer to ode Chapter 18.7151 STEEP SLOPES When STEEP SL ES exist, prior to issuance of a final order, a geotechnical report must be submitted which add sses the approval standards of the Tigard Community Development Code Section 18.775.080.C. he report shall be based upon field exploration and investigation and shall include specific recomme ations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIf1ED SEWERA6E AGENCY[USAI BUFfER STA ARDS,RESOLUTION ANO ORDINANCE[R 8 Ol 96-44 LAND DEVELOPMENT ADJACENT SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enou to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM O FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except wher proval has been granted by the Agency or City to reduce the width of a po�tion of the corridor. If ap oval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then t�le surface water in this area shall be directed to an area of the vegetated corridor that is a minimu of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Se on 3.11.4. No more than 25% of the length of the vegetated corridor within the development or pro�ect site can be less than 25 feet in width. In any case, the average width of the vegetated corridor sha be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which ot erwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS �LLOWED AS FOLLOWS: CITY OF TIGARO Pre-Applicatlon Cenference Notes Pag�6 ef 10 �ssl9entl�1�p�llc�tlea/�l�a�laf Ohlslop S�cUoa ➢ A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walk or bike path is paved, then the vegetated corridor must be widened by the width to the pat . paved or gravel walkway or bike path may not be constructed closer than ten (10) feet frqm e boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike aths shall be constructed so as to minimize disturbance to existing vegetation; and ➢ WA ER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet ith the approval of the Agency or City. Location f Ve etated orrid r: IN ANY ESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended f separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate ct, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 6-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OYERLAY DISTRICT �_ THE WATER RESOURCES (WR)�O�lERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to re�s tve conflicts between development and conservation of significant wetlands, streams and riparian co ' ors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows r sonable economic use of property while establishing clear and objective standards to: protect ' nificant wetlands and streams; limit development in designated riparian corridors; maintain and hance water quality; maximize flood storage capacity; preserve native plant cover; minimize stream ank erosion; maintain and enhance fish and wildlife habitats; and conse►ve scenic, recreational nd educational values of� water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREME TS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbo�" provisions of th Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wet ands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish- aring stream," has an average annual flow of more than 1,000 cfs. Maaor Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1,000 cubic feet per sec nd (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CREE , ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS)AND B LL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. CITY OFTIGARD Pre-Applicatlon Conference Notes Page 7 of 10 tasldeatl�l Ilopllc�tlo�/�I�aa1�0 Olvlsto�S�ctlo� � ➢ The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot °water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.797.0301 Riparian tback Reductions Th DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR AN AJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structure ces ise prohibited by this chapter, provided that equal or better protection for identified major stream re urces is ensured through streambank restoration and/or enhancement of riparian vegetation in prese ed portions of the riparian setback area. Eli ibilit for Ri arian Setback in Dist rb d Are . To be ELIGIBLE FOR A RIPARIAN SETBAC REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturb at the time this regulation was adopted. This determination must be based on the Vegetati n Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ Native plant species currently cover less th 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-sit riparian setback area for the last five (5) years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-y ar floodplain; and ➢ The average slope of the riparian area is not grea r than 20%. [Refer to Code Section 18.797.1001 �tARRAT �� The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria wou� be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODECHAPTERS ✓ 18.330 18.390 18.520 � 18.715 �18.765 �18.795 �18.350 18.420 18.530 �18.730 18.775 8.797 18.360 18.430 18.620 � 8.745 � 18.780 �8.800 _ 18.370 �18.510 ,`18.705 �8.755 � 18.790 �IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Sectlons 18.390.040 and 18.390.0501 CITY OF T16ARD Pre-Applicatlon Conference Notes Page 8 of 10 R�:Ir•■tl�l�pollc�aoNPlaa■taa�Nlsleo sectloo NEIGHBORNOOU MEETIN6 � The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks befinreen the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. [Refer to the Neighborhood Meebng Handoutl BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to a�plv those system development credits to the first building�ermit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. [Refer to Code Chapter 18.7551 AODITIONAL CONCERNS OR COMMENTS: _� '' .A�:� �:�'��/�� �$�ic�-h^ES ��i c'�a u.,-c�k �� � - � ,/�4� � f �') �L Cl.q.�� � �.�(�,� �i ��.� -f.�h�., t' f H�H� d'r���1L°�✓/ � � � 7 CITY OF TIGARD Pre-Applicatlon Conference Notes Page 9 of 10 ��:I�ntlal M�IICitl00/PI���I�Y�hAfION S�CtlOp PROCEDU�E Administrative Staff Review. _ Public hearing before the Land Use Hearings Officer. � _ Public hearing before the Planning Commission. _ Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days• Maas submitted with an a�plication shall be fotded IN ADVANCE to 8.5 by 11 inches. One (1). 8'/2" x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff report or Administrative Decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineerin� Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLE SE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan.. Failure of the staff to provide information reguired by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a .prospective. applicant either obtain and read the Communit Develo ment Code or ask an uestions of Ci staff relative to Code re uirements rior to submittin an a lication. ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIYISION - STAfF PERSON HOLDING PRE-APP.MEETING PHONE: (503)639-4171 FAX: (503)684-1291 y E-MAIL• � ast tfs fi_r��nam @d.tigard.or.us 1 TITLE 18 tCITY OF TI6ARD'S COMMUNITY DEVELOPMENT CODEI INTERNET ADDRESS: ci.tigard.or.us i:\curpin\masterslrevised\preapp-r.mst (Engineering section:preapp.eng)\ Updated: Jun.7,99 CITY OF TICARD Pre-Applicatlon Conference Motes Page 10 of 10 �OtId011tli1�ppllCitl011/PIiYG1AY Ohf1t190$OCUOY . PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q �a�"tya�°`��t Shapaip��BetterC�munity );� Z 1>.' PUBLIC FACILITIES � zt�� ��� ��n � ��a The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( °� � i�G ��P�-�? S�. to �a feet from centerline. (��N�M��� ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements ( � '�2 street improvements will be necessary along ����"'''°'�� �" • � , to include: � feet of pavement _ � concrete curb ❑ storm sewers and other underground utilities [�_�-foot concrete sidewalk [�" street trees [�'"street signs, traffic control devices, streetlights and a two-year streetlight fee. CIT110f TI6ARD Pro-Applicadon Conf�ronce Notes Page 1 af 6 Ealla�ene!��M�rtrnt E�ctl�� O str improvements will be necessary al , � • to include: ❑ feet of pavement ❑ concrete-curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. In some cases, where street improvements or other necessary public improvements are not cuRently practical, the improvements may be defeRed. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreeme�#: (1.) �2.) ( ✓j Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines CIT110f TIGARO Pr�-IWpllcatlon Cop(eronce Mot�s Page 2 ef 6 Ea�lu�rl�����artm�ot S�ctl�� � are on the opposit �e of the street from the site. If th �e in-lieu is proposed, it is equal to � • $ 27.50 per lineal fout of street frontage that contains the overhead lines. Ther are existing overhead utility lines which run adjacent to this site along SW I ^'��1� � . Prior to �-PA►�� , the applicant shall either place these utilities underground, or pay the fee i -lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) -�� inch line which is located � sw t���,.��, �. . The proposed development must be connected to a public sanitary sewer. It is the developers responsibility to �"��,N r.-� �� �����u -c� I?��3uc- �-. Water Supplv: �M������ The � i-�,,,, ,� �U� - Phone:(503)���-�+`�� x��s provides public water service in th area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is canveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. �sc�E (�T�Tw�l IS �cxv�I�.�? Storm Water Qualitk The City has agreed to enforce SurFace Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from CITII Of T16ARD Pr�-Appllcatlon CoMer�nce Notes Page 3�f 6 E�lln�rl�!����tt�nt S�etlu • newly created imperviou� faces. The resolution contains a � �ision that would allow an applicant ' to pay a fee in-lieu of cona�ructing an on-site facility provided s�,ecific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will req u ire: ( �')` Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. "��S S('� IS W�Trhn, A ��- (��1N�n� D����,�'t' ( n�`��-r � I � • r4CC�S5 : �E-w� '�l''ST �cSS �'. SS Tca t-�-�- SHI�-� �CCSc�,g b.�l t•l��k�l� • S'(v ? �� nl SZ� ' . 2.oM -f�kr� � . 1nAw �62-lk,l Inl� I F A � �c2M/1�_ ��"(�C... �v�'.�l I S l� �. / TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than $5,000.00. ��_� i� PERMITS -- Engineering Department Permits: � Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: �) Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CIT110F TI6AR0 Pre-Applicedoa CoMeronce Netes Page 4 ef 6 �.�i.••n.��•r.r�.•.ca•en•. In addition, the pE ttee will be required to post a bo or similar financial security for the ' • work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be , submitted for review and approval. The cost of this permit is also calculated as 4% of the cost -�. ' of the improvements, based on the design engineer's estimate, and is payable prior to — issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perForm the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is requlred,the applicant must obtain that permit prior to release of any permits from the Building Diuision. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for ali new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the"applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TI6ARU Pre�lppllcadon Co��r�nce Notes Page 5�f i Fi'loe�do!�eputmeet S�cU�o GRADING PLAN REQUIREMENTS f �UBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes befinreen 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. _ PREPARED BY: �����. _ � \ ,;. , �� � � �i�t ENGINEERING DEPARTMENT ST Phone: [5031639�41]1 Fax: [5031684-1297 h:lpatty�masters�preapp.eng (Master section:preapp-r.mst) 04-March-1999 cmeFnsaRO rre-naancanon comer�nce Noccs paoe s er� �..i...nn u�.n...�a.�tl.. CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- a�alication conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: NW� Date: 7 1. BASIC INFORMATION � �LL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: � Completed Application Form with property owners signature or name of agent and letter of authorization � Title transfer instn.iment or grant deed � Written summary of proposal � Na�rative demonstrating compliance with all applicable development standards and approval criteria (as specified i� the Pre-Application Conference notes) � Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal-size,addressed with 1"x 4"labels � Documentary evidence of neighbofiood meeting (if requi�ed) � Impact Study per Section 18.390.040.6.2.(e) � Copy of the Pre-Application Conference notes � Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or mo�e of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist p�ovides details o�what infonnation to include on each plan): C� Vcinity Map � Preliminary Grading/Erosion Control Plan � Existing Conditions Map C� Preliminary Utilities Plan 0 Subdivision Preliminary Plat Map � Preliminary Storm Drainage Plan ❑ Preliminary Pa�tition/Lot Line Adjustment Plan C� Tree Preservation/Mitigation Plan C7� Site Development Plan GY Architectural Drawings C3' Landscape Plan � Sign Drawings � Public Improveme�ts/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. �OR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES � COPIES OF ALL APPLICATION MATERIALS. City of Tigard La�d Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of you�project and/o�the site you p�opose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by ce�tified professionals with experience in the appropriate field: ❑ Traffic Study � ❑ Local St�eets Traffic Study ❑ Wetlands/Stream Comdor Delineation and Repo�t ❑ Habitat Area Evaluation � ❑ Stonn Drai�age System Downst�eam Analysis ❑ Preliminary Sizing Calculations for Proposed Wate�Quality and/or Detention Facility ❑ Geotechnical Repo�t ❑ Other � 5. PREPARING PLANS AND MAPS Plans and maps should be prepa�ed at an engineering scale (1" = 10/20/50/100I200') and include a north arrow, legend a�d date. The same scale should be used fo� all you� plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an a�chitectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 fo�rnat. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map � Showing the locatio�of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map � Parcel boundaries,dimensions and g�oss area ❑ � Contour li�es (2'intervals for 0-10%slopes or 5 fo�slopes>10%) ❑ � Drainage pattems and courses on the site and on adjacent lands ❑ � Potential natural hazard areas including: • Floodplai�areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ � Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ � Othe�site features: • Rock outcroppings ❑ • Trees with>_6"caliper measu�ed 4' from g�ound level ❑ � Location and type of noise sou�ces ❑ � Locatio�s of existing structu�es and their uses ❑ � Locations of existing utilities and easements ❑ � Locatio�s of exisfing dedicated right-of-ways ❑ City of Tigard Land Use Application Checiclist Page 2 of 5 Subdivision Preliminary Plat Map � Th�proposed name of the subdivision ❑ � Vcinity map showing property's relationship to arterial and collector streets � � Names, addresses and telephone numbers of the owne�,developer,engineer surveyor and designer�as app��cabie� ❑ � Scale, no�th arrow and date ❑ � Bou�dary lines of tract to be subdivided � Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivided land � � Contour lines related to a City-established benchmar{c at 2' intervals for 0-10%grades and 5' intervals for grades greate�than 10% ❑ � The purpose, location,type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fi�e hydrants ❑ • Major power telephone transmission lines (50,000 volts or g�eater) ❑ • Wate�courses ❑ • Deed reservations for parfcs, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or g�eater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures,and a statement of which structures are to�emain after platting - ❑ . � Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ � Existing natu�al featu�es including rock outcroppings,wetlands and marsh areas � The proposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ � If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan �� � The owner of the subject parcel ❑ � The owner's authorized agent ❑ � The map scale, north arrow a�d date ❑ � Proposed property li�es ❑ � Description of parcel location and boundaries ❑ � Contour lines (2' intervals for stopes 0-10%or 5'for slopes>10%) ❑ � Location,width and names of streets, easements and other public ways withi� and adjacent to the parcel ❑ � Location of all perma�ent buildings on and within 25'of all property lines ❑ � Location and width of all water courses ❑ � Location of any trees with 6"or greater caliper at 4'above ground level ❑ � Alf slopes greater than 25% ❑ � Location of existing and proposed utilities and utility easements ❑ � Any applicable deed restrictions ❑ � Evidence that land partition vvill not preclude efficient future land division where applicable ❑ � Future street extension plan showing existing and potential street connections ❑ City of Tiga�d Land Use Application Checklist Page 3 of 5 Site Development Plan � The p�oposed site and suROUnding properties � � Contour line intervals � � The locations,dimensions and proposed names of the foilowing: • Existing and platted streets and othe�public ways � • Easements on the site and on adjoining properties [] • Proposed streets or other public ways and easements on the site � • Altemative routes of dead-end or proposed streets that require future extensions � � The locations and dimensions of the following: • Entrances a�d exits on the site � � • Parfcing and circulation a�eas � • Loading and service areas � • Pedestrian and bicycle circulation � • Outdoor common a�eas ❑ • Above ground utilities [] • Trash and recyclable material areas ❑ � The locations,dimensions and setback distances of the following: • Existing pennanent structures,improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed strucfures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer�eimbursement agreements ❑ • Sto�m drainage facilities and analysis of downstream conditions ❑ � Locations and type(s)of outdoo�lighti�g considering crime prevention techniques ❑ � The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structu�es and thei�orientation ❑ Landscape Plan � Location of trees to be removed ❑ � Location,size and species of existing plant materials ❑ � General location,size and species of proposed plan materials ❑ � Landscape na�rative that addresses: • Soil conditions and how plant selectio�s we�e derived for them ❑ • Plans for soi!treatment such as stockpiling the top soil ❑ • Erosio� control measures that will be used ❑ � l.ocation and description of the irrigation system where applicable ❑ � Location and size of fences, buffer areas and sc�eening ❑ � Locatiorr of te�races, decks, shelters, play areas,and common open spaces ❑ Public ImprovementslStreets Pla� � Proposed right-0f-way locations and widths ❑ � A scaled cross-section of all proposed streets plus any reserve strips . ❑ � Approximate centerline profiles showing the finished grade of all st�eets including street extensions for a reasonable distance beyond the limits of the p�oposed subdivisio� ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan � The locations and extent to which grading will take place (� � Existing and proposed contour lines � � � Slope ratios � Utilities Plan � Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans � � Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants � Pretiminary Storm Drainage Plan � The location of all areas subject to inundation or storm water overflow � � Location,width and direction of flow of all water courses and drainageways � � Location and estimated size of proposed storm drainage lines � � Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan � Identification of the location,size and species of all existing trees ❑ � Program to save existing t�ees or mitigate tree removal (Section 18.790.030) ❑ � A protection program defining standards and methods to be used during and after co�struction ❑ Architectural Drawings � Floor plans indicating the square footage of all structures and their proposed use ❑ � Elevation drawings for each elevation of the structure ❑ Sign Drawings � Specify proposed location, size and height ❑ i:�;curpinunastersl�evisedlchklist.doc 26-Nov-98 City of Tigard La�d Use Application Checklist Page 5 of 5 T .N, .... . nw� Pre-Application Conference Applicant: Gerald and Charee Crow 26 Becket Street Lake Oswego, Oregon 97035 675-1117 Site: 9335 S.W. McDonald Street Tax Lot #2100 and 2400 Approximately 2 acres Description: 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. It would also generate very little traffic as the residents would not be driving. Finally, it would be quiet and should present no problems for the neighbors. The architects we have chosen, Anrom Moisan, have much experience in the area of Assisted Living and are well known throughout the Northwest for such projects as Skamania Lodge in Washington. Their projects tend to blend well with the natural surroundings and this is why we have chosen them. We have chosen Concepts in Community Living as the manager of the property. This company, headed by Dr. Michael Deshane Ph.D., developed the first Assisted Living Facility in Oregon (Park Place), and is well known for their expertise in gerentological research. CCL respects the dignity of the elderly community and has years of experience in meeting their needs. Included: Tax maps. Topographic information. Site plan. Application fee. Thank you for your consideration. Res ectfully, � L���� Gi/i.�� Gerald W. Crow Jr. and Charee Crow � DIRECTOR'S INTERPRETATION June 11, 1999 The Development Code Chapter 18.130 classifies land uses. Among those land uses are: 1. Household Living: Living facilities for small groups (households) of people who are related or unrelated, featuring self-contained units including facilities for cooking, eating, sleeping and hygiene. Tenancy is longer than one month. Includes most types of senior housing, e.g., congregate care, assisted living, if residents live in self-contained units. The maximum number of people who may reside in any given dwelling unit shall be determined by the Uniform Building Code. 2. Group Living: Living 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, t�aining or treatment of residents. Larger group living facilities may also be characterized by shared facilities for eating, hygiene and/or recreation. Examples include nursing/convalescent homes, residential care/treatment facilities; sororities/fraternities and convents/monasteries. Tenancy is longer than one month. Does not include detention and post-detention facilities (see 18.130.020. E.3., Detention Facilities). The Development Code's density provisions limit the number of household units on a particular piece of property. The code's density provisions do not limit group living facilities. There are various types of living facilities that are a hybrid of the above land use types. One is assisted living with central facilities for 24 RN staff, recreation and a common on-site kitchen with meals prepared for communal dining. Some of these facilities also provide individual units with kitchenettes that contain a sink small refrigerator and microwave. These are sometimes considered "warming kitchens". The City of Tigard Community Development Directo� hereby interprets and considers that units with cent�al eating facilities for all meals of the day, recreation and nursing facilities to be among those classed as Group Living under the following circumstances: the facility is consistent with all parts of the Group Living classification and individual units located in the facility shall not have a stove or oven. Full kitchen facilities with an oven and stove would require �nits t� �e c[assed as household living and restricted by density when all other features of self- ontained units Iso exist (eating, sleeping, and hygiene). .. � �' . Community eve opment ector i:cu rp I n\d ick\d i ri nte r.a s I I ;� . , , ' � � � . /�. - . -___-_--'__ _ ,� : ( r�,�•e On Department of Human Resources tJ g Senior and Disabled Services Division • ��'-••9 John A.Kivhaber,M.D.,Govemor 500 Summer St. 1 V E Salem OR 97310-1015 Voice/TTY (503) 945-5811 Voice/TTY 1-800-282-8096 April 14, 1999 FAX (503) 373-7823 Adult Foster Home Providers Residential Care Facility Administrators Re: New Rule on Advertising and Marketing Dear Providers and Administratcrs: Senior and Disabled Services Division has completely rewritten the Oregon Administrative Rules for assisted living facilities. These new rules took effect on April 1, 1999. OAR 411-056-0008 and 411-056-0085 have implications for adult foster homes and residential care facilities. They read as follows: 411-056-0008 LicenselContract To operate and be designated as an assisted living facility, the facility must be licensed as an assisted living facility and comply with OAR Chapter 411, Division 056. 411-056-0085 Marketing and Advertisinq (1) A person may not advertise or market its facility as an assisted living facility, or as providing assisted care, or use the term "assisted" in describing the t�pe af ca�� Nr�v��eu ur�e�s the person has a5tained or can demonstrate intent to obtain an assisted living facility license from the Division. The Division considers the use of the word "assisted" as part of a facility's name to constitute the operat�ng, designating, advertising or marketing of that facility as an assisted living facility. Therefore, use of the word �assisted" by an adult foster home or a residential care facility would be a violation of these rules. Such a violation would be a Class II violation which could result, upon a second finding, in a civil penalty of$5 to $300 per occurrence per day, not to exceed $6,000 in any calendar quarter. Assisting People to Become Independent, Healthy and Safe � An Equal Opportunity Employer HRB 10015(7/98) 9797 121 bulletin Page 1 of 55 . � y — �— .:,��.:.. _ � C�regon 1 • ;�,,; ,4. �,�. � . �: State Archives i Oregon Bulletin April 1, 1999 Department of Human Resources, Senior and Disabled Setvices Division Chapter 411 Adm. Order No.: SDSD 1-1999 , � Filed with Sec. of State: 3-1-99 , Certified to be Effective: 3-1-99 Notice Publication Date: 2-1-99 Rules Amended: 411-027-0000 Subjeet: This rule is amended to (a) clarify flat rate contract program criteria to qualify for initial approval and renewal, and to specify information reporting requirements; and (b) provide rules for payment of adult day services as part of an overall plan of care for service-eligible clients. Rules Coordinator: Pam Warren--(503) 945-6406 411-027-0000 Payment Limitations in Community-Based Care (1) Payment for Services: (a) Division service payments under this rule shall be limited to home and community-based care services provided under Oregon's Title XIX SDSD 1915(c) Waiver. (b) Community-based care services include, but are not limited to: (A) In-Home Care Services (client-employed providers and home care agencies); (B) Residential Care Facility Services; (C) Assisted-Living Facility Services; � (D) Adult Foster Home Services; and http://arcweb.sos.state.or.us/rules/0499_Bulletin/0499_ch411_bulletin.html 5/3/99 * I lat FLDOR 2�t UNITS .� . . ,-�--.._. .�---� ...�..—.�_• .--.._�--. .� � � 2nd �LOOR 24 LINITS s TOtAL 48 UNITS ; < � � � U N F- � lst �LDOR 188mm SF : ^ – Znd �LOOR 13300 SF Q � � � � TOTAL 32{00 SF s � < 2 = � W � � 16 O1J� BEDROOM UNITS . ; S � O i = 34 STUDIO UNITS • � �$ 5 S S S S � v 9 5m TOTAL UNITS � �8 S 5 u 0 � 1 � Z y i � S • � < � 3?100 3F �__ • S S S 50l.MITav - �' S • � t8 S i S 6�2 TOTAL BLDG. °�F PER UNIT i , , L_.. -- -- -- ----J � °'°'"`�-: � i �B IB � � �s��+�.:;�= � STUDIO 322 avF � ` '�.;_ ' - 1 BEDROOM �29 °aF . . .._._��.. .+/--__;�'�\ � S 5 •_` �' � ` 1 i . � i' ' � 194m0 SF IN UNITS ; ; �e �B � 60`� / 40� SPLfT BE7WE�N UNIT AND COt'1MON SPAGC • , � � • ,� -- --� -' � � � c � � '�j U L__ � '_ :.' 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I �,�'`.-"- -�- . _: . , . .. ....._...._. ........_._� ... ............__.__..__...___._. _....,....a...� LE GEND [ ] DATA PER DEED DOCUMENT N0, 95039276 ( l DATA PER DEED DOCUMENT N0, 97032626 - PARCEL 2 SQ, FT . SQUARE FEET ii � � 7 ii � � � � � 1/�/ O � � 103 , 96 ' ' �• ►2s.e7� � : " N 87°37 `32" W .. : .. S 87°37 '32" E I 98. 70'M • � ' :• •: (N 89'06' W I 03.80' ) ' '; [N 89'O6' W I 98,80' 7 I •. : : � • , : I ��QA��� : --- EX I ST I NG PROPERTY L I NE I ��� 5�' � I Q���,O 0 00 �, J co AREA TO BE EXCHANGED �`' I - � r-, � 15, 174 SQ. FT. � r� ° o _ � w � � ; I wo '" I - 3 O ^ - PROPOSED PROPERTY '�' m ;� oo � �n L I N E o W Q T� T� N � u � I� � � �9 O I � ioa. ss� z o � � � _ o � N se°3?'32" W � . ? �i .o� I � ° � o -1 • 'a' - r� o � ;I SHED 3.6' � 21 �9� 13,2 �`' °O I —� 3 � � Z,�, RES I DENCE � � ,� 3 � � �w j �" 3 � K, � DOCUMENT N0. �= 75•2' 4s.5' N � � 97032626 2 �, � �. o °o ° v� N � APR I L I 0, I 997 w I o 0 ," o � � a c� z � v � rn � " TRACT 2 � � ` � RESIDENCE in 2�9� PROPOSEO=B6,9B2 Sa. FT. I i � I I � a' I � DOCUMENT N0. 95039276 = 25.5' JUNE B, 1995 I I"—' BOOK 575, PAGE 549 � PERPETUAL RIGHT-OF-WQY I � EASEMENT � TRACT I I � EXISTING=35, 110 Sa, FT. I I PROPOSE0=19,936 SQ. FT. . � ' I ' � N 88° 19 ' I I " W �. � 103 , 80' .•. 198. 80' DEED - .. � � ....... . HELD I . . �° --� N 02'05'30" E N 88° 19' I I " W _ I`-� . � 20,00' :b - - _ _�i,_ ..... _ [S 89°45' E I 48_33' l •• J [50 N .... ..�. .4� � , �. 261 ,49' _ � O N � S` • W. 1 VICD ONA LD S T • DESIBNED: � GENERAL S I T UA T I ON MAP qE90LVE0: RLR 11.8. 1fBLLS AND ASSOCIATBS, INC. pROPOSED PROPERTY LINE ADJUSTMENT SURVEYORS/ENGINEERS/PLANNERS DRA4N: OTM 4230 N.E, FREMON7 STREET D�TE� eiieisa PORTLAND, OREGON 97213 FOR THOMAS FISfIER SCALE� i• e �o� PHONE !503) 2A4-5896 SITUATED IN Tf1E Si� 1 4 FILE N0. 97-IBq Fax l 503) 284-8530 / OF SECTION 2, T 2 S, R f �7, IY.M. 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PUBLIC HEARING 2.1 WOODLAND_HEIGHTS_ASSISTED L�ING FACILItY ____ CONDITIONAL USE PERMIT (CUP) 1999-00006 — _ - — PROPOSAL: The applicant is requesting(onditional 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 foat parcel. LOCATION: 9335 SW McDonald Stree� W(TM 2S102DC Tax Lot 2100. COMPREHENSIVE PIAN and IONING DESIGNATION: R-4.5; Single-Family Residential (7,500 Square Feet)ar(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. APPLICAB�E REVIEW CRITERIA: (ommunity Development fade fhapters 18.330, 18.390, 18.510, 18.105, 18.145, 18.155, 18.165, 18.790, 18.195 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT ; �" � r ffiY OF TIGARD HEARING'S OFFICER PAGE 2 OF 2 IR4/2000 PUBIJC HEARING AGENDA CITY OF TIGARD HEARING'S OFFICER - jANUARY 24, 2000 - 7:00 PM TOWN HALL TIGARD CITY HALL, I 3 I 25 SW HALL BOULEVARD TIGARD, OR 97223 �.r,rAV�u9.rtm;d�.w.+.N*,.ra`.�er�vrr�.at`.� ds✓aa�'.5.�'�,a� a�r's�.rue'.aea-i¢+�.p'�'�*^..�rp�„rx.�/Ii.�?at-ver,+.r�:...x..A.T,�!"A�'ak'.d.rR",fA'rr.¢.�':+'m1'�A".�+'a^..�'at'a�,�%<x'R'.sv'�t'.vr�"3�'.�`.-r:im',.V-P�/ �` / I � � rt �� Anyone wishing to speak on an agenda item must sign-in on the � appropriate sign-in sheets. � , , ,/ �ii�i�irrwiwiii•►snrf����a s^-r,�s�,+��.�i rrr r.�r�x v s��r r s'r x s.►r,.��►..iwr�ui�ifr�r.�ri�i.►,zriiwi.�i.�4i.�.ii.iii.r.i.i�►.►.r.►,oir..ri�w.:►�wri.czzr.ow.r:rii.►nr.o.►i.�7i PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and shauld be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639-4171, Ext. 320 (vaice) or (503) 684-2712 (TDD - Telecommunications Devices for the Dea�. Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for per�ons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allaw 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) (ITY OF TIGAR�HEAIUNG'S OFFICER PAGE I OF 2 I/24/2000 P�BIJC HEANNG AGENDA 33.248.020 Landscaping and Screening Standards Page 1 of 4 � S Title 33 PLANNING CODE CHAPTER 33.248 LANDSCAPING AND SCREENING 33.248.020 Landscaping and Screening Standards 5ubsections A. through H. state the different levels of landscaping and screening standards to be applied throughout the City. The locations where the landscaping or screening is required and the depth of the landscaping or screening are stated in various places throughout the code. All landscaping and screening required by this Title must comply with all of the provisions of this chapter, unless specifically superceded. The landscaping standards are generally in a hierarchical order. The landscaping standards are minimums; higher standards can be substituted as long as all fence or vegetation height limitations are met. Crime prevention and safety should be remembered when exceeding the landscaping standards (height and amount of vegetation may be an issue). A. L1, general landscaping. 1. Intent. The L1 standard is a landscape treatment for open areas. It is intended to be applied in situations where distance is used as the principal means of separating uses or development, and landscaping is required to enhance the area in-between. While primarily consisting of ground cover plants, it also includes a mixture of trees, high shrubs, and low shrubs. 2. Required materials. The L1 standard has two different requirements for trees and shrubs. Where the area to be landscaped is less than 30 feet deep, the standard is one tree per 30 linear feet. Where the area is 30 feet deep or greater, the requirement is one tree per 800 square feet and either two high shrubs or three low shrubs per 400 square feet of landscaped area. The shrubs and trees may be grouped. Ground cover plants must fully cover the remainder of the landscaped area. See Figure 248-1. B. L2, low screen. 1. Intent. The L2 standard is a landscape treatment which uses a combination of distance and low level screening to separate uses or development. The standard is applied where a low level of screening is adequate to soften the impact of the use or development, or where visibility between areas is more important than a total visual screen. It is usually applied along street lot lines. 2. Required materials. The L2 standard requires enough low shrubs to form a continuous screen 3 feet high and 95 percent opaque year around. In addition, one tree is required per 30 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Ground cover plants must fully cover the remainder of the landscaped area. A 3 foot high masonry wall or a berm may be substituted for the shrubs, but the trees and ground cover plants are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area. See Figure 248-2. Figurr 248-1 Fi�are 24&2 41 -(;cnerst Lsndseapin� L2•Lnw S�reen Lxndacapin� C� _i�M ,..,.�,. � http://ordlink.com/codes/portland/_DATA/TITLE3.../33_248_020_Landscaping_and_Sc.htm 12/30/99 33.248.020 Landscaping and Screening Standards Page 2 of 4 ��� ,:.��� C. L3, high screen. 1. Intent. The L3 standard is a landscape treatment which uses screening to provide the physical and visual separation between uses or development. It is used in those instances where visual separation is required. 2. Required materials. The L3 standard requires enough high shrubs to form a screen 6 feet high and 95 percent opaque year around. In addition, one tree is required per 30 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Ground cover plants must fully cover the remainder of the landscaped area. A 6 foot high masonry wall may be substituted for the shrubs, but the trees and ground cover plants are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area. See Figure 248-3. D. L4, high wall. 1. Intent. The L4 standard is intended to be used in special instances where extensive screening of both visual and noise impacts is needed to protect abutting sensitive uses in areas and where there is little space for separation. 2. Required materials. The L4 standard requires a 6 foot high masonry wall along the interior side of the landscaped area. One tree is required per 30 lineal feet of wall or as appropriate to provide a tree canopy over the landscaped area. In addition, four high shrubs are required per 30 lineal feet of wall. Ground cover plants must fully cover the remainder of the landscaped area. See Figure 248-4. �9gur�e zas-3 Figarc 24$-a L3-HiRh Scrc¢a LandscaPin� l.a-Hi�h�Yall 1_andses�ing �, � �� � � .:i �r��, �,�.�� E. L5, high berm. 1. Intent. The L5 standard is intended to be used in special instances where extensive screening of both visual and noise impacts is needed to protect abutting sensitive uses, and where it is desirable and practical to separate a use by distance as well as sight-obscuring materials. 2. Required materials. The L5 standard requires a berm between 4 and 6 feet high. If the berm is less than 6 feet high, low shrubs that meet the L2 standard must be planted on top of the berm to assure that the overall screen height is 6 feet. In addition, one tree is required per 30 lineal feet of berm or as appropriate to provide a tree canopy over the landscaped area. Ground cover plants must fully cover the remainder of the landscaped area. See Figure 248-5. http://ordlink.com/codes/portland/_DATA/TITLE3.../33_248_020_Landscaping_and_Sc.htm 12/30/99 33.248.020 Landscaping and Screening Standards Page 3 of 4 ����r�aa�-� l.S�}I i�;6 k��rxn.l�s�n�sca��irag �;;:� � G fect� L t �� �..� . , F. F1, partially sight-obscuring fence. 1. Intent. The F1 fence standard provides a tall, but not totally blocked visual separation. The standard is applied where a low level of screening is adequate to soften the impact of the use or development, or where visibility between areas is more important than a total visual screen. It is applied in instances where landscaping is not necessary and where nonresidential uses are involved. 2. Required materials. Fences must be 6 feet high and at least 50 percent sight-obscuring. Fences may be made of wood, metal, bricks, masonry or other permanent materials. See Figure 248-6. G. F2,fully sight-obscuring fence. 1. Intent. The F2 fence standard provides a tall and complete visual separation, and is intended to be used in special instances where complete screening is needed to protect abutting uses, and landscaping is not practical. It is usually applied in nonresidential situations. 2. Required materials. Fences must be 6 feet high and 100 percent sight-obscuring. Fences may be made of wood, metal, bricks, masonry or other permanent materials. See Figure 248-7. Fi�;ur•e 3�3-G Fi�ut��y:38•:� Ft.F':�rU;tM6*`Si�hI�C9lascurim�;N4nrc F'2-"CotAllySi�E�t-i36:e�urin�Feia�r � � T _ _ _. ... .. . . . : . � � i�xa , ?: H.T1,Trees. . 1. Intent. The T1 standard is a tree requirement for new residential development. It encourages the retention of trees, minimizes the impact of tree loss during development, and ensures a sustained tree canopy in Portland. 2. Tree requirement. This requirement may be met using any of the three options below. The applicant may choose to meet one or more of these options. Adjustments to this Subsection are prohibited. The options are: http:Uordlink.com/codes/portland/_DATA/TITLE3.../33_248_020_Landscaping_and_Sc.htm 12/30/99 33.248.020 Landscaping and Screening Standards Page 4 of 4 a. Tree preservation. At least 2 inches of existing tree per 1,000 square feet of site area must be preserved. On lots that are 3,000 square feet or smaller, at least 3 inches of existing tree must be preserved per lot. This standard may be met using trees on the lot and within 5 feet of the edges of the lot. Trees within public and private rights-of-way may not be used to meet this standard. When this option is used, a tree preservation plan is required. b. Tree planting. At least 2 inches of tree per 1,000 square feet of site area must be planted. On lots that are 3,000 square feet or smaller, at least 3 inches of tree must be planted per lot. c. Tree Fund. This option may be used where site characteristics or construction preferences do not support the preservation or planting options. (1) Fund use and administration. The Tree Fund fee is collected by the Office of Planning and Development Review and is administered by the Urban Forestry Division of the Bureau of Parks and Recreation. The funds collected will be used to plant trees on public or private property in the same watershed as the site. (2) Calculation of required fund contributions. Applicants must contribute the cost to purchase and plant trees, as set out in {3), below. The cost to purchase and plant trees will be adjusted annually as determined by the Urban Forester based on current market prices per inch for materials, labor, and maintenance. (3) Required fund contribution. The applicant must contribute the following to the Tree Fund before a building permit will be issued: ' For lots with 3,000 square feet or more of area, the cost to purchase and plant at least 2 inches of tree per 1,000 square feet of site area; or '' For lots with less that 3,000 square feet of area, the cost to purchase and plant at least 3 inches of tree per lot. http://ordlink.com/codes/portland/_DATA/TITLE3.../33_248_020_Landscaping_and_Sc.htm 12/30/99 Durham Zoning Ordinance - Section Ten Page 1 of 1 Buffer and Landscaping Requirements 10.3 Landscape ScreensBuffer The intent of a screen/buffer is to use plant materials and/or other landscape architectural elements to obscure views from adjacent properties. Breaks in screens shall be permitted to provide adequate ingress and egress as needed. Loading docks for semi-trailers and trucks over 35 feet in length, miniwarehouses, correctional institutions, service courts, and outside storage of material stocks or equipment, not for sale on the premises, such as motor vehicles, farm equipment, or construction equipment, shall normally be screened from unobstructed off-site views. Uses requiring screening as noted in Section 7, shall be screened according to the requirements of thYS Section. However, such features and uses need not be screened from similar features and uses on adjacent lots and within the CBD, CT, I-2 and I-3 zones, except as required under Sectio�l 10.2. 10.3.1 Landscape Screen Standards Features and uses specified above as requiring screen/buffers shall provide a visual obstruction from adjacent properties in conformance with the following standards: The screen may be composed of view-obscuring vegetation, wall, fence, or berm. The items may be used individually or in combination. The result shall be a semi-opaque (75%) screen which obscures views from the ground to a height of the object being screened; however, the screen is not required to exceed 8 feet. Plant materials shall be at least 2 feet tall at the time of installation and reach the desired height within 3 to 5 years of planting. When a combination of features is proposed, one third of the surface area of all walls, fences or berms that face off-site must be covered with plant material within 3 to 5 years. Additionally, screen areas shall be sufficient to allow for the mature growth of plant materials when used. Back Section "l�en Table of Contents Next To reach Durham City/County Planning call 919-560-4137 or fax us at 919-560-4641 Last Update: February 1999. For more information, contact Harold Smith, Durham City/County Planning Department, City of Durham, 101 City Hall Plaza, Durham NC 27701 Phone: (919)560-4137 (x214) Fax: (919)560-4641. E-mail: Ilarold Smitl� �� � }� , http://www.ci.durham.nc.us/planning/zoneord/Section 10/103.htm1 12/30/99 ,i� _� _ '� Woodland Heights Gerald W. Crow Jr. and Charee Crow 26 Becket Street Lake Oswego, Oregon 97035 TO: Julia Hajduk FROM: Jerry Crow, Woodland Heights We request to use a 4'/5' Black vinyl chain link fence on the north, west, and east property lines instead of a cedar fence. The neighbors are in agreement that this will look better and be more natural. In view of the heavy tree exposure this seems more appropriate to the natural setting. The houses to the north are about 300 feet back from the property line. There are no houses to the west, it is a Christmas tree farm. The neighbor to the east cut his 20' hedge down to 4' so he is not too worried about screening, and there are also big fir tress screening. In addition to the big fir tress surrounding our property the are also so many shrubs and small trees; thus putting in a black vinyl fence will be easier and will be less disruptive to the natural landscape. The sloping terrain is also a problem with a cedar fence. Thanks for your consideration. Re�gards, , � ,/ ' �l . ' � ` '�-�t �����`�� ( Jerry Crow Woodland Heights Assisted Living k i. �� E ' K i I � , _--__ 1 . .,,� ."...._. ..,.._�.,.._ .._..:._.-.__._.�... --.5.�..Q- - �_ �-�- -���-� - - _ .:�``Y.�i KiV�r'.�� .i�,.�.� r J �,�•7 �' ! �",Vi i' . •,.1 � � y� A � .ti���. y p � . ..� � ..��• �/ „�� ~��. '� � ��Jl �^'.'7.�. . ' r; r����`_ �A_,�•r��r` r _ Y_ V.. " ./�)�.. •�� �_ ' � � ���-�+.� f �' �� �. ' i r.s- '� �-.. � ��r�,',��i�t' �• t� a '�-� �' � � �y - �, 1 , a_'R �`: + '�j•,'�. "t. c ��'-; � �t R ��:.. � 1�:'�.r j .� �� .�.. , ;M � . ` ,�` r • .,' r ,, `" -��' r .� � � t � r'� � ..c t '.. •:w :�:�r�,r.'� ��. 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CALL TO ORDER 2. PUBLIC HEARING 2.1 WOODLAND H�tGHTS ASSISTED LIVING FAULITY _ __ �ONDITIONAL USE PERMIT (CUP) 1999-00006 PROPOSAL: The appliant is requesting Conditional Use approval to construct a two-story,48-room assisted living facility consisting of approximately 33,000 square feet and assadated parking and site improvements on a 81,982 square foat parcel. LOCATION: 9335 SW McDonald StreeK WCTM 2S102DL,Tax lot 2100. COMPREHENSIVE PIAN and 10NING 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. APPLIfABIE REYIEW CRITERIk Community Development Code Chapter� 18.330, 18390, 18.510, 18.105, 18.745, 18.755, 18.165, 18.190, 18.195 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT (ITY OF TIGARD HEAIUNG'S OfFIfER PAGE 2 OF 2 1/24/2000 PUBUf NEARING AGENDA exex�cnu. � � - _.----- — � axaxwcnu. e r_-- ' � --- ----1-1 GROUT�OLID , , a I ca+c�TE�ooTn� F . PRECABT CQdC.d/'1rER � 10 � . , , • a . � . . '_'_________________ . , � . pLOGICB.EPOx7 70 BLAD 9 AT 4e'OG.vERTIC L , L-----------------------J � ? !�>�4T 40'O.G.�10RIZONTAL '7 tA 8 L f'• �,,,, II � ,e�E � , b • M1 a � S D04�EL IW MOOK Mt0 FT'G. � V S � � I " • a • � � �Q e � ;p W , . , �� . �°�„���N,,TMP� TR.451-I ENCLOSURE ELE V. 4'HM Cd1G BIAC � � � 2 IWiX6Ul1.9xUA.7 WiF �� . SD-3 9GGLE:V4'.�-0' •4 DO�LEL Z'-6'X�'-i' O � t� ° . � 6'�Ga1LVdNIZED 9tEEL s �� � , < ' • DOLL4RD.T�'P.�2�PLaCE9 WEEP NOLEB�2�'O.G. � < � � � �e • ' �.�� � ���G� BTEEL DOI.LORD9 Zf BOI.ID G�1T UP TO LLEEP i 'E}= ° ' �'O =_ - -- --- � q � � ' • ° �� • "' .._. _. __ _ _._ DROP LGTCN W/ T'rP.BOLLORD x?•:r•';:::�'":;��'�����':;`�: PADLOGK E7E �.�i OUTSIDE GRADE!VARIE9 1 5 � .b V4'� � 3'-b I/4'. _._. 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L��-� _ � TRASN ENGLOSURE ELEV. 5 TRAS�I ENCLOSURE UJ.4LL ;ASI-4 ENGLOSUi� PL�4N 3 TRASN ENCLOSUR� ELE�/. �� So-3 ��E�3,.�.���m• SD-3 SGALE: I/4'.I'-0' SD-3 $CALE� I/4'.I._m• t.vn• .r-m. axexwcnu. GINJUT 4LL GELL9 901.ID SpLID CMJ CAP BEYOr1D. _ _ � _ ' NEdDER COURSE �i vER71Gdl 6oR - �iRpJT BLCrJC CELL 80L�D CROU.N TpP9 � �z C7'I.U.WALL � � DE7GND � 6'�a b'-0'GALY.STL. � . .� plpE FILLED W/GOMC. �� � -PAINT O C01JC.PavMG Q � " Y �� U � " EXTFLIDED OR PREGA9T � , . °O � -- \ � . - GONG-WaEEL9TOP. 9EE 9fEG8. . , — A � _` IR'R � �`j EPo����'�'�T � I I—I I I I i—I I ^ M•:y i, , �.. . . .� .. . , � v c -'��— 'I I�' ��I- O L ^ 1 L Y � � NOTE:SEE SPECIFICC71pJ FOR GATE WORDUIaRE. �D I f � Q CONG.5L� '�u 17'1 CPJC.FILLED � . NOLE9 7RASN �NCLDSURE '� �AS�-I ENCLOSURE UJ�4LL CxATE I�INCxE = UJNE�LST�P � CURB 9 BOLLARD DE7AIL � D-3 9cn�e:i�� • i-m. SD-3 scn�e:irt' .r_m. D-3 9GALE=I IR'.r.m• .E: 3i4'. i'-0' A5T1`�33 9CNEDULE 40 GA�V. �S7EEL PIPE.�315 OD.X.154' � IS(iE DEGILS g-1!l' �n REVSKRB � �• ,_ 6p• R.71' . —�_— R.IZ' � Q < e . e ° Q M 0 ip e � eNCNOR - o CONG FOOTING �Z' DATE S/10r1000 FILE �d-3 JOB 99Z790 .2. 18. pU,N CLW CNK FA"IL RAFF I G D I R. ARROUJS SD�3 B I�KE RACK C�T_3 �71J- �9GALE pp SHEE?S J�\CrowALF\992250\D�\ STATE OF OREGON � SS , " County of Washington � I, Jerry � of Assess- ment and bi� �id= �� 'o County Cle�ic for i ! r�t�}�o,��e� rtify that ) After Recording Return To: cne w�t � � �s.�at�'�utang v�� eceived Argus Group,LLC and re �io�C,�f x f said r„ county . ,��C�- _`'�-r'� ; �� `�� PO Box 11370 * ; . �{ ' ' � �� Portland, OR 97211-1370 � : -- �;' ' ." � �`n'Si�* \ , �* `**�O irector of � GRANT OF PRIVATE l • � ACCESS EASEMENT � ,��=- �ation, Ex- lerk Doc : 2000048575 Recitals Rect: 257016 27.00 06/20/2000 11: 01: 18am A. Parties (collectively referred to as the parties) (i) "Crow" means Gerald W. Crow Jr. and Charee Crow. (ii) "Argus" means Argus Group LLC, an Oregon limited liability company. B. Properties (collectively referred to as the properties) (i) "Crow Parcel" means that parcel of land described in deed recorded July 28, 1999 in Instrument #99088808, Deed Records of Washington County, Oregon. (ii) "Argus Parcel" means that parcel of land described in deed recorded July 28, 1999 in Instrument #99088807. C. "Easement" means a non-exclusive private access easement over and across the most Southerly 50 feet of the Most Westerly 12 feet of the "Crow Parcel." D. "Purpose" The parties intend, by this agreement, to create a private easement for the benefit of the Parties to provide access to the "Crow Parcel" and the "Argus Parcel." Agreement 1. Consideration. The consideration for this agreement is 0. 2. Grant of Easement. The Parties as owners of the Properties, grant that the Properties are and shall be held and conveyed, subject to and together with the easement, in accordance with all the terms and provisions of the easement and the Parties grant and convey the easement as an appurtenance to and encumbrance on the Properties, the benefits and burdens of which easement shall run with the Properties as provided in this easement. 3. Use Restrictions. The easement shall not be used by Argus until the city � r' approves an Argus development permit application and is pursuant to condition #7 in the Crow Conditional Use Permit CUP1999-00006 dated February 2, 2000. This easement shall not be effective or be used by Argus until the City of Tigard approves a development permit for the Argus parcel. After city approval, Argus may use this easement for the purpose of providing access only to the City approved development. Argus shall not be allowed to use the easement � for any other purpose, unless prior approval is obtained from Crow. Crow 11 reserves the right to full use of the easement area, subject to easement, in any way that does not directly conflict with Argus' use or maintenance rights herein described. 4. Construction and Restoration. Any construction by either party within the easement area shall be performed in a workmanlike manner and not adversely impact the rights and responsibilities of the other party. During and immediately after any construction period, the party responsible for the construction shall maintain and then restore the existing easement area in and to a condition as close as reasonable and practical to that condition before construction began. In the event of damage during construction to property, including easement area, the party responsible for the constructional shall restore to original condition, all portions of the other party's property, including the easement area, that may have been damaged in any way. 5. Maintenance. Both parties agree to keep and maintain the easement area in good repair and share equally all costs of any normal and regular maintenance, subject to the enforcement options described in ORS 105.180. Either party shall repair at their sole expense all damage caused by their individual negligence or abnormal use. 6. Liability. Because Crow is required by the City of Tigard to grant this easement to Argus as a condition of the City's development permit approval for the Crow Parcel, Crow shall not be held liable for any and all claims or losses to Argus or their invitees arising from Argus' use or misuse of the easement area under this agreement. 7. Future Owners. This agreement shall run with, benefit and burden the Properties and shall bind the Parties and their respective successors in interest. 8. Attorney Fees. In the event of action, arbitration, litigation, or appeal to enforce any provision of this agreement, the prevailing party shall be entitled to reasonable attorney fees and court costs. Dated this �o day of ��� � , 2000. � �� ���. rald W. Crow Jr. Charee Crow STATE OF OREGON, County of l- �1,��.�(Q,1/}(�� ss. This instrument was acknowledged before me this�day of , 2000 by Gerald W. Crow Jr. and Charee Crow. � OFFICIAL SEAL � = BARBARA PRICE Notary Public for Oregon NoraRV Pue�ic - oRECON '�� / /�,-�-� ' COMMISSION NO. 308261 My commission expires: �� �/r�vv/ 10�CONhItSStUM f7(PIRES 61AI�4 28D2 r ..� TO: Julia Hajduk City of Tigard From: Jerry Crow Woodland Heights Assisted Living Facility June 26, 2000 Case Number: Conditional Use Permit (CUP)1999-00006 Final decision on February 2, 2000 Planning Conditions. 1 . See Copy from Washington County. 2. See Landscape Plan. 3. See Sight Plan #6. 4. See Sight Plan and Grading Plan . 5. See Sight Plan #8. 6. Not applicable. 7. See easement agreement. 8. See Landscape Plan. 9. See Sight Plan #13. 10. See Sight Plan #16. . ,� 11 . See S D-3 #7. ����,,��,` � <,; :� � �-=�� -_'� 12. See Sight Plan and Grading Plan: 13. See Sight Plan and Grading Plan. 14. Completed: See Walt Knapp report. 15. Completed: Julia Hajduk has already inspected. �:.� - Ci�19q9'OaOa�O Page 1 of 1 Woodland Heights: In concurrence with the Fire Marshall, I am requiring this project provide a 30'wide Fire Department Access from McDonald. In reviewing the plans, it appears they will have to remove 4 trees. 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' 2400 1500 2500 � I _ ��� ; ��I � LBSAe /./2AC. /.09AC. � � a i ��n � u�x � � �- � I° � ' � '301 �� � ro�.a � el� ; I .9BAC. 3 I I W I O _ I �I _ __ _ _ W (L'$.N0/0881) _ � � � fl w � y�" '� �l ��� �z �1302 1303 I I 2501 I^� .33 ac. 34 4c. � � �I� - .3/AO. rl I I � i _ � � � « ��I !I = � �•I � OUi�iTY ! � ' W A5HINGTON C � US[YCMi i�� DEPARTN[ENT OF ' ".Z"" � �� T�(1'-, i xeo.�i I , i��.�s � �(F.. � ses^a6w ie • ' � izeu �' i�3.ee �ve �' S!9°�B�E zso.n � es-�nn. R " no.�o izi.x �oo � zoi �55ESSMENT&TA � „ ��• � --� -� � S.W. �` -� � McDONALD � �- �a 430 '- -� STREETI „ y = 1� J u N U 9 2000 I I SEE MAP j��b��i�i�l N�J`.�.-�:�����: �� 2S I IIAB SEE MAP UF�%�„ Y �.c?NC�T RF1 . zs i iiaa TIGARD 2S l 2 DC � CvP 199q -0000� �� ���" ���/y Woodland Heights Tree Protection & Removal Plan Prepared by: Walter H. Knapp Certif:ed Forester, SAF Certified Arborist-ISA 7615 SW Dunsmuir Lane Beaverton, OR 97007 Date: June 5, 2000 --Y RECEIVED PLANNINC J U N 0 6 2000 C�T�( QF Tw�ARD S[LVICULTURE & FOREST MANAGEMENT F��E COPY URBAY FORESTRY Woodland Heights June 5, 1000 Page 1 TREE INVENTORY A contiguous stand of mature Douglas-firs (Pseudotsuga menziesii) covers a portion of Woodland Heights, directly bordering SW McDonald Street. This stand is a major aesthetic feature of the site, providing visual screening of the street. In addition to the grove, a number of other trees of various species are scattered elsewhere on the site. Detailed information on tree species, size, and condition of the trees on Woodland Heights is included in the enclosed tree inventory spreadsheet and map. Seventy-nine trees larger than 12 inches are growing on the property. Of these, 4 are classed as dead, dying, diseased, or dangerous. These trees will need to be removed. An additional 18 trees will need to be removed for construction. A total of 57 trees larger than 12-in. DBH and in good condition will be retained on the site. Since more than 75% of the trees larger than 12 inches DBH are being retained, no mitigation will be required for tree removal. TREE PROTECTION RECOMMENDATIONS Special measures will be needed to protect the 57 retention trees in good condition: • Designation of Tree Protection Area. Prior to any site clearing or excavation, the project arborist will identify and physically mark on the ground the location of the tree protection area. The tree protection area is generally described as the area beneath the "dripline" of the tree (the outer extension of the tree crown); however, location may vary in the field due to species or site considerations. Tree roots frequently extend outside the dripline of the tree for considerable distances. � Fencing. The most important protection standard is fencing to restrict encroachment by construction equipment, storage of materials, or other activities within the Tree Protection Area. On this site, a combination of chain link and .-r orange construction fencing will be used. The project arborist will designate the type of fence for a specific location. Chain link fencing will generally be used to protect individual trees or those close to construction uctivities. Preliminary fence locations are shown on the tree protection map. • Signage. Weatherproof signage will be installed identifying the tree protection area and listing the name and telephone number of the project arborist as the contact person. Walter H. Knapp Silviculture anc�Forest Management Urban Forestry 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone/Fax(503) 646-4349 Woodland Heights June S, 2000 Page 2 • Documentation. The project arborist will provide written assurance that the protective measures have been installed. � Mulching. If it is necessary for equipment to enter within the tree protection area, a layer of gravel or other suitable mulch at least 6 inches deep will be placed in the path of the equipment as temporary protection for the root system of the affected tree(s). This material will need to be removed at the end of construction. • Storage of Equipment. Construction equipment will be stored in suitable locations away from the tree(s). • Soil Protection. The stripping of topsoil around the tree(s) will be restricted. No fill will be placed within the tree protection area unless specific "tree-friendl�' design, engineering, and construction practices are followed. These can include tree wells, protection walls, and other designed features as recommended by the project arborist. • Excavation. Excavation immediately adjacent to roots larger than two inches in diameter within the tree protection area will be by hand or other non-invasive methods to ensure that roots are not damaged. Where feasible, major roots will be protected by tunneling or other means to avoid destruction or damage. Where soil grade changes affect the tree protection area, the grade line should be meandered wherever feasible. This will require on-site coordination to ensure a reasonable balance between engineering, construction, and the need for tree protection. • Quality Assurance. The project arborist will supervise proper execution of the Plan through construction of all buildings and other structures that encroach on retained trees. Walter H. Knapp Certified Forester, SAF Certified Arborist, ISA _.- Enclosure: Tree Inventory Spreadsheet Walter H. Knapp Silviculture and Forest Management Urban Forestry 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone/Fczr(503) 646-4349 • Inventory of Trees Larger _ .dn 12 Inches in Diameter Pa9e� 9952 Crow ALF 6-5-00 trees.xis Crow ALF -Tigard, OR Mod-6-5-00 s�sroo Point S ecies DBH Remarks Prescri tion Total hazard retain cut 460 s ruce 14 14 464 s ruce 14 14 466 spruce 14 14 254 bi leaf ma le 16 16 463 spruce 16 16 467 spruce 16 16 469 spruce 16 16 472 spruce 16 16 473 s ruce 18 18 475 spruce 18 18 430 fir(Abres spp.) 20 20 431 fir(Abies spp.) 20 20 461 spruce 20 20 470 s ruce 20 20 267 Dou las-fir 24 24 429 fir(Abies spp.) 26 26 247 Dou las-fir 28 28 246 Dou las-fir 38 38 482 ear 13 13 537 willow 13 13 260 Dou las-fir 14 14 268 bi feaf ma le 14 14 480 s ruce 14 14 494 a le 14 14 494 ap le 14 14 494 apple 14 14 258 Dou las-fir 15 15 278 Dou las-fir 16 16 284 Dou las-fir 16 16 323 locust 16 On east bd near SE corner 16 459 spruce 16 16 483 s ruce 16 16 484 s ruce 16 16 249 Dou las-fir 18 18 272 Dou las-fir 18 18 275 Dou las-fir 18 18 281 Dou las-fir 18 18 255 Dou las-fir 20 20 256 Dou las-fir 20 20 290 Dou las-fir 20 20 485 spruce 20 20 325 Dou las-fir 21 On east bd near SE corner 21 253 Dou las-fir 24 24 269 Dou las-fir 24 24 Walter H.Knapp 7615 SW Dunsmuir,Beaverton,OR 97007 Phone/Fax:(503)646-J349 • Inventory of Trees Larger . ,n 12 Inches in Diameter Pa9e 2 Crow ALF - Tigard, OR 9952 Crow ALF 6�-0M d�-5-00 6/5l00 Point S ecies DBH Remarks Prescri tion Total hazard retain cut 283 Dou las-fir 24 24 289 Dou las-fir 24 24 291 Dou las-fir 24 24 536 Dou las-fir 24 24 292 Dou las-fir 25 25 265 Dou las-fir 26 26 281 Dou las-fir 26 26 270 Dou las-fir 28 28 274 Dou las-fir 28 28 280 Dou las-fir 28 28 257 Dou las-fir 30 30 266 Dou las-fir 30 30 295 Dou las-fir 33 33 279 Dou las-fir 34 34 294 Dou las-fir 34 34 297 Dou las-fir 35 35 293 Dou las-fir 35 35 296 Dou las-fir 35 35 250 Dou las-fir 36 36 259 Dou las-fir 36 36 300 Dou las-fir 36 36 356 Dou las-fir 36 36 357 Dou las-fir 36 36 271 Dou las-fir 40 40 286 Dou las-fir 40 40 298 Dou las-fir 40 40 398 Dou las-fir 42 42 533 Dou las-fir 44 44 288 Dou las-fir 48 48 511 se uoia 50 50 534 sequoia 60 60 360 chestnut 14 stem deca 14 301 Dou las-fir 16 stem deca - PHPI 16 358 red alder 24 stem deca 24 lean, acute branch angles and 359 horsechestnut 25 included bark on main scaffolds 25 Summa hazard retain cut Total Number of Trees >12"DBH: 4 57 18 79 Number of Non-Hazard Trees >12" DBH: 57 18 75 % Retention: Non-Hazard Trees >12" DBH: 76% Diameter Inches Cut-- Non-Hazard Trees >12"DBH: 354 Walter H.Knapp 7615 SW Dunsmuir,Beaverton,OR 9'1007 Phone/Fax:(503)646-4349 RECEIVED PLANNING SEP 1 1 2000 WESTLAKE £�TY QF TIGARp CONSULTANTS iNC, TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: 9-8-00 Project No.: 1095-03 To: Julia Hajduk Project Name: Woodland Heights Alf City of Tigard Planning 13125 SW Hall Blvd Tigard,OR 97223 From: Cherry Williams Re: No. of Co ies Dated Descri tion 1 8-31-00 Revised Landscape Plan � ,:% �',%��`i Comments: ��� ���� � , �' � C ��s.',�� Fax ❑ No. of Pages (including cover) Fax No. Mail ■ Messenger❑ Overnight ❑ Hand Delivery ❑ Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 - �� ,�� � ' _ ----�'��� � �� �� . ,����' , ' .�� � � ' , , -" �•.`i. ��v, ar -_ _. _ - __ , - , ����� -�� I � _ � � - �R � � �_ ��� ��� //� ` �r r��� R� e� �T `i�'�T��=��� ����<I`/��Mi� •���!�� ��'��� �.� t�4�j A����� �-'�''�::��-1':��v�,i� �=�.-��..� 1'" �.va.v,►i j M"",♦ ►��i��!����������►����r����r - �� ��.'' A .... , r��: �����■ �•��,,. , , �:,�,�. ��' ' _ •• � �/I , , _�i�-- - -- � �._ ����:�e . I ,- � � � � ____=_��,,, . � � �' .... ...►'-_ -_ - i�'� � • _ _ ` ar ar air as a� -�=_Z �=-= e • _ '�� �/�� � E = .. - _ .. � . ,, , _ � . =� � � � ' = � � , " — � �� - � �'`l�\v /�y��w �y - �I`; ,���!�(I".��~�,���� , �� � �t�ti.''���1 t:��%-.�!t` � �� � � � �� �� � �� � - , -_ � .'. �� � •� ...�..,,. �: � � � �,• :,. �� •'� : , ` � • ••, � �� .,•� •,'Z, ,•,'� �.•••' � . �� ei� > �� ` � =� -�'�� ��. --�''�" . ♦ :.. . ,- `. ' �, . ��; - - --., . ��.,.-- ,-, ., ., �. �.. �, :.....................�............:...... ....... _ ...,.... ...�.. �,. • .'3�. ••,••<• , „»��•� } r� �'' ,. d ,QF : � »� � � ��, cinr oF ri�at� March 29, 2001 OREGON Cheryl Kelly York and Curtis 4480 SW 101 St Ave. Beaverton, OR 97005 Dear Ms. Kelly: It is my understanding that you are considering nominating the Woodland Heights Assisted Living Facility for the Governor's Livability Award. This project was reviewed by the City of Tigard and received Conditional Use Approval after a hearing before the �, Hearing's Officer. The project is a good example of development that attempts to incorporate existing resources into the site design. There are a number of large trees that were saved due to the developer locating the building to the rear of the site. Pathways were created within the wooded area to encourage walking on the site. The applicant also provided a significant amount of landscaping adjacent to the building in order to screen the adjacent properties from direct view. Overall, it is a nice design that seems to blend well with the existing residential development surrounding it. Please let me know if I can help in any way in your preparation for the nomination of this project for the Governor's Livability award. Sincerely, ���� ulia Powell Haj uk Associate Planner I:Irplan/julia/woodland heights letter.doc � ; ����/999-���D� 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 PROJECT SUBSTANTtAL CaMPLETION NOTICE ��sU-- ��,^,_: Complete and forward this re ort a major project area which has received a pian reviewrthrough the Licens ng plens tF2e�1e'yv�prog�am He$Ith fD yi�s onr Copies should be provided as fotlows: f For alE aroiects fon:-� ---T.. Roscoe C. Lawiess, Siaff Architect ;�;,?.� - Licensing Plarts Review Program ��e City, County or State � � Oregon Health Division � building codes agency whi�h issued the bui�Ciing 3420 Cherry Ave. N.E. Suite 1'10 permit for the project '' Keizer, OR 97303 For hosuitals ambufatorv s�r ical centers $ For nursina homes forward one coov to: �1[Chiatric hosoi��Q �...+ • �� a ����n i }9/1L 8 faciiit�es.�orward one coev t�• Dan McFarling Virginia Holt, Licensure 8 Certification �a�9 Term Care Quality Section Oregan Health Qivision Senior&Disabled Services Division Health Care Licensure&Certification, Ste 640 5�Summer Street NE (E-13) 800 NE Oregon Street,#21 Salem, OR 97310 Portland, OR 97232 For al!health��..+�s..;��.roa �_�ri��o one oo io; �9t reaidentiaf care facilites forti:�b a.,s.�.. Gayle Stones fUlison McKenzie, RCF Coordinator Bureau of Institutions/Code Long Term Quality Care Section Office of Siate Fire Marshal Senior 8 Disabled Services Division 476� Portland Raad NE 500 Summer Sireet NE{E-13) Salem, OR 973d5 Salem,OR 97310 For assiated livina fa ilitles forti���A�.,.,� *.,. Dennett Taber, Assisted Living Program Coord. Lnng Term Care Quality Section Senior& Disabled Services Division 500 Summer Street NE (E-13) Salem, QR 97310 Facility Name W n � / 5 S:' . �����t K c� '«[C`1! Address 3� .S (i(� /�� p s�„�, _1 �T � d� Project Description � �, �� �� a�`/. Plans Review#PR ��7—33 Expected Occupancy Date ���a I 2 cC / . Facility Conia� Person, Address and Telephone No.: ^ �G1�r� Ka � � ' ' �% S o S� (iV� k,� v� �,' .�/O P°r��'�� ��E n 97��6 So3 -� Ss-y�� 5�7 Ik'IN�I�,Ir*M��I'P�•+C�M1�IMAI Cµ,�q � " '�. - _ , � RECEIVED � Gerald W. Crow Jr. AUG 2 2 2000 Woodland Heights COMMUNITY DEVELOPMENT 9355 SW McDonald Street Tigard, Oregon Dear Twyla Brady, Evelyn Getsinger, and Clarence Johnson, -���Q��� ¢�u.�, � I would like to construct a 5' tall black vinyl chain-link fence along the property line separating Woodland Heights and your properties. This fence will blend well with the natural setting and be installed in a professional manner. Constructing this fence will necessitate removing the existing wire fence and putting in the new one solely at Woodland Heights expense. Please sign this letter if you are in agreement with this. Re�spectfully, 'i/ i ,/''�:(.i � � � Jerry Crow Phone 675-1117 �. Twyla Brady 9360 SW Edgewood, Tigard Evelyn Getsinger 9400 SW Edgewood, Tigard I� Clarence Dean Johnson 9440 SW Edgewood, Tigard �'0�le+�' �r✓1 I'1I r1 a_S�'�1 �,Z�S� .��-c.1 /Y�� I.�oK�rf�� Tr'�a��� �7 �rP��. � I'�l�Y� ( .�s K� �v� `�`�SSSw /Ylr,�a�Ta�l�� T�'ya,�-� . ! � / I -, (,.� vP�� � ,l:cy�✓ , G/�/.t,(�� ��\�' Y�►�6��e. �-f'�e ��,5��h^ ,/ � � p � ��. �n� . `1� ' � / �1�w� 5 �,��� � �. p 4 `1 K ' =' � August 11, 200o CITY OF TIGARD OREGON Gerald Crow 26 Becket Street Lake Oswego, OR 97035 RE: Request to change plans to install a black vinyl chain link fence along thE property lines of the Woodland Heights Assisted Living Facility (CUP1999-00006) Dear Mr. Crow: I have reviewed your request to instalt a 4-5 foot black vinyl fence along the north, west and east property lines instead of the 6-foot cedar fence proposed and conditioned. The 6-foot cedar fence was a requirement to insure adequate screening. You have submitted photos that demonstrate existing vegetation does screen the property relatively well. You have also indicated that the neighbors are in agreement that the proposed fence would be more visually appealing than the wood fence originally conditioned. Because the wood fence was specifically conditioned, however, I can not simply change the type of fencing proposed without confirmation that those most immediately affected (adjacent property owners) are comfortable and would prefer this change). If you will submit a signed letter from each of these adjacent property owners stating that they are not opposed to this change, I will accept the black vinyl chain link fence in lieu of the required wood fence. If you are unable to obtain confirmation that the adjacent owners are agreeable to this change, however, you will be required to install the 6-foot wood fence as originally required as a condition of approval. Please feel free to contact me if you any have questions about this letter or your project. Sincerely, . ����.� �� Julia Powell Ha�du Associate Planner I:\curpinljulia\cup\crowchange letter.doc c: CUP1999-00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Jun-25-00 02 : 28P Walter H_ Knapp 503-646-4349 P_ O1 Walter H. Keapp � .tivic��e d f'orexl i��lUYIxR7lffRl U�b��F'orx�fry 7615 SW Dun�muir Lane Beaverton,OR?7007 Phune/Fax: 5113.64G-43�9 To: Julia Hajduk.City of Tigard From: W��ter Ii.Knapp _ _ _ .. _.. Fax: GK�3-7297 Date: Ju��e 25,2cxx) _. .. -- . ... _._ . .._ . .. . —,. . Yhone: pages: 1 -�– Re: W�a1ls�nd Iiei t�A�si�bed I.i`Tn Facilit • � g y CC: Chem�Williams, S��c Gr�n . _..._ . ,---- — .. This will contirm our discussion on Fnday re�arding rem�val of'1'ree No. 2b6 and Tree No. 301. Tree inf'otmation is as foIlows: Tree Species f.3BFI Condition � � No. ..._. ._ : . w. 2bb Douglas�fir 30 Butt and root dccay caused hy thc fungus 1'haenTl�.c .u:hwei�iitzii (corilc f'ound on root., decayCCi ruot present). _ Tree is structurall�unsound. 301 Douglac-tir l6 Stem decay; multiple conks of red ring rot �'hclll�Tars rni . Tree is strueturally unsound. _ . .,. —_ _. .. _ _.. We a�;reed that both trees needed to be remvved because of hazard, and because of this, there would not be a need f'or mitigation t'or their remo�al, 1 expect that these trees will be felied and remowcd in the vety near fi�ture. Thank you for your help with this. a , ,�' .� � _� Walt KnaPP . GuP1999- o flo o(�, Woodland Heights Tree Protection & Removal Plan Prepared by: Walter H. Knapp Certified Forester, SAF Certified Arborist-ISA 7615 SW Dunsmuir Lane Beaverton, OR 97007 Date: June 5, 2000 ---- �ECEIii�� ,�,���NING JUN U 6 2000 �i1'� �F TpGARD UvnR�r r_n�Y SILVICULTURE& FOREST MANAGEMENT URBAN FORESTRY Woodland Heights June 5, 2000 Page 1 TREE INVENTORY A contiguous stand of mature Douglas-firs (Pseudotsuga menziesii) covers a portion of Woodland Heights, directly bordering SW McDonald Street. This stand is a major aesthetic feature of the site, providing visual screening of the street. In addition to the grove, a number of other trees of various species are scattered elsewhere on the site. Detailed information on tree species, size, and condition of the trees on Woodland Heights is included in the enclosed tree inventory spreadsheet and map. Seventy-nine trees larger than 12 inches are growing on the properry. Of these, 4 are classed as dead, dying, diseased, or dangerous. These trees will need to be removed. An additional 18 trees will need to be removed for construction. A total of 57 trees larger than 12-in. DBH and in good condition will be retained on the site. Since more than 75% of the trees larger than 12 inches DBH are being retained, no mitigation will be required for tree removal. TREE PROTECTION RECOMMENDATIONS Special measures will be needed to protect the 57 retention trees in good condition: • Designation of Tree Protection Area. Prior to any site clearing or excavation, the project arborist will identify and physically mark on the ground the location of the tree protection area. The tree protection area is generally described as the area beneath the "dripline" of the tree (the outer extension of the tree crown); however, location may vary in the field due to species or site considerations. Tree roots frequently extend outside the dripline of the tree for considerable distances. • Fencing. The most important protection standard is fencing to restrict encroachment by construction equipment, storage of materials, or other activities within the Tree Protection Area. On this site, a combination of chain link and ._r orange construction fencing will be used. The project arborist will designate the type of fence for a specific location. Chain link fencing will generally be used to protect individual trees or those close to construction uctivities. Preliminary fence locations are shown on the tree protection map. • Signage. Weatherproof signage will be installed identifying the tree protection area and listing the name and telephone number of the project arborist as the contact person. Walter H. Knapp Silviculture and Forest Management Urban Forestry 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone/Fax(503) 646-4349 Woodland Heights June 5, 2000 Page 2 • Documentation. The project arborist will provide written assurance that the protective measures have been installed. • Mulching. If it is necessary for equipment to enter within the tree protection area, a layer of gravel or other suitable mulch at least 6 inches deep will be placed in the path of the equipment as temporary protection for the root system of the affected •�' tree(s). This material will need to be removed at the end of construction. • Storage of Equipment. Construction equipment will be stored in suitable locations away from the tree(s). • Soil Protection. The stripping of topsoil around the tree(s) will be restricted. No fill will be placed within the tree protection area unless specific "tree-friendl}�' design, engineering, and construction practices are followed. These can include tree wells, protection walls, and other designed features as recommended by the project arborist. • Excavation. Excavation immediately adjacent to roots larger than two inches in diameter within the tree protection area will be by hand or other non-invasive methods to ensure that roots are not damaged. Where feasible, major roots will be protected by tunneling or other means to avoid destruction or damage. Where soil grade changes affect the tree protection area, the grade line should be meandered wherever feasible. This will require on-site coordination to ensure a reasonable balance between engineering, construction, and the need for tree protection. • Quality Assurance. The project arborist will supervise proper execution of the Plan through construction of all buildings and other structures that encroach on retained trees. Walter H. Knapp Certified Farester, SAF Certif ed Arborist, ISA ._r Enclosure: Tree Inventory Spreadsheet Walter H. Knapp Silviculture and Forest Management Urban Forestrv 7615 SW De�nsmuir Lane, Beaverton, OR 97007 Phone/Fax(503) 646-4349 � Inventory of Trees Larger ,..an 12 Inches in Diameter Page 1 Crow ALF - Tigard, OR 9952 Crow ALF 6-5-0Mod�-5-00 srsroo Point Species DBH Remarks Prescription Total hazard retain cut 460 s ruce 14 14 464 spruce 14 14 466 spruce 14 14 254 bi leaf maple 16 16 .,-�, 463 spruce 16 16 467 spruce 16 16 469 spruce 16 16 472 spruce 16 16 473 spruce 18 18 475 spruce 18 18 430 fir(Abres spp.) 20 20 431 fir(Abies spp.) 20 20 461 spruce 20 20 470 spruce 20 20 267 Dou las-fir 24 24 429 fir (Abies spp.) 26 26 247 Dou las-fir 28 28 246 Dou las-fir 38 38 482 pear 13 13 537 willow 13 13 260 Dou las-fir 14 14 268 bi leaf maple 14 14 480 spruce 14 14 494 ap le 14 14 494 apple 14 14 494 ap le 14 14 258 Dou las-fir 15 15 278 Dou las-fir 16 16 284 Dou las-fir 16 16 323 locust 16 On east bd near SE corner 16 459 spruce 16 16 483 spruce 16 16 484 s ruce 16 16 249 Dou las-fir 18 18 272 Dou las-fir 18 18 275 Dou las-fir 18 18 281 Dou las-fir 18 18 255 Douglas-fir 20 20 256 Dou las-fir 20 20 290 Dou las-fir 20 20 485 spruce 20 20 325 Dou las-fir 21 On east bd near SE corner 21 253 Dou las-fir 24 24 269 Dou las-fir 24 24 Walter H.Knapp 7615 SW Dunsmuir,Beaverton,OR 97007 Phone/Fax:(503)646-i349 • Inventory of Trees Larger ,..an 12 Inches in Diameter Page 2 Crow ALF - Tigard, OR 9952 Crow ALF 6�-00 trees.xls Mod��-00 6/5/00 Point S ecies DBH Remarks Prescri tion Total hazard retain cut 283 Dou las-fir 24 24 289 Dou las-fir 24 24 291 Dou las-fir 24 24 536 Dou las-fir 24 24 292 Dou las-fir 25 25 265 Dou las-fir 26 26 281 Dou las-fir 26 26 270 Dou las-fir 28 28 274 Dou las-fir 28 28 280 Dou las-fir 28 28 257 Dou las-fir 30 30 266 Dou las-fir 30 30 295 Dou las-fir 33 33 279 Dou las-fir 34 34 294 Dou las-fir 34 34 297 Dou las-fir 35 35 293 Dou las-fir 35 35 296 Dou las-fir 35 35 250 Dou las-fir 36 36 259 Dou las-fir 36 36 300 Dou las-fir 36 36 356 Dou las-fir 36 36 357 Dou las-fir 36 36 271 Dou las-fir 40 40 286 Dou las-fir 40 40 298 Dou las-fir 40 40 398 Dou las-fir 42 42 533 Dou las-fir 44 44 288 Dou las-fir 48 48 511 se uoia 50 50 534 sequoia 60 60 360 chestnut 14 stem deca 14 301 Dou las-fir 16 stem deca -PHPI 16 358 red alder 24 stem deca 24 lean, acute branch angles and 359 horsechestnut 25 included bark on main scaffolds 25 Summa hazard retain cut Total Number of Trees>12" DBH: 4 57 18 79 Number of Non-Hazard Trees>12" DBH: 57 18 75 % Retention: Non-Hazard Trees>12" DBH: 76% Diameter Inches Cut-- Non-Hazard Trees >12"DBH: 354 Walter H.Knapp 7615 SW Dunsmuir,Beaverton,OR 97007 PhoneJFax:(503)646-1349 � � anooU64133 . S1 TE OF OREGON � SS County of Washington I, Jerry R. Hanson, Director of Assess- ment and Taxation and Ex-Officio County Clerk for said county, do hereby certify that the within instrument of writing was received and recorded in book of records of said county. 1,�\�� �i � Jerry R. Hanson, Director of Assessment and Taxation, Ex- Officio County Clerk 0o auc � 4 a�s 9: 44 1 - y RETRUN RECORDED DOCI�'-"NT TO: � ' CITY HALL RECORDS DEP vIENT, ' CITY OF TIGARD i�a 13125 SW HAII Blvd. /_ Tigard,OR 97223 1.lf' 1 � PARTNERSHIP � FileNo. �+P \a`�`1'��'�(� DEDICATION DEED FOR ROAD OR STREET PURPOSES I Space above reserved jor Wasliington Counry Recording information WOODLAND HEIGHTS, LLC does hereby dedicate to the public a perpetual right-of-way for street, road,and utility purposes on, over, across, under, along, and within the following described real property in Washington County, Oregon: Attached Exhibit "A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF, I hereunto set my hand on this Z.�o day of S��rc 20 0 0 , WOODLAND HEIGHTS, LLC � . Name of Parh�ership �e 26 Becket Street r Address Title Lake Oswego, OR 97035 Signature Tax Statement Mailing AddreSS('jd�erent jrom above) Title STATE OF OREGON ) )ss. County of Washington ) � This instnunent was acknowledged before me on (O �� (date)by ��W� �/�/ • ��Js�{r (name(s)of person(s)) as / (type of authority,e.g.,officer,trustee,etc.) of ff (name of party on behalf of whom instrument was executed). LYNN D N ' NOTAFlY pUgLlGppE�p�y No 's ature � J) MY COAAMI5810N p�Fg�j�16�� My Co ' sion Expires:__���"V 7?j Accepted on behalf of the City of Tigard this Z`7� day of J �''`� 20 � , Q � �' �-� � , - - City Engineer f:1ENG1PU6-FORAflROWD&P'f.DOT � WESTLAKE C�)NSULTANTS �ti�.. ENGINEERING S�'K�'EI�I�ti'C� I'L:-�NNINC; Phone: 503 6�34-0652 EXHIBIT "A" Fax: Su3 624-0t57 Woodland Heights SW McDonald Street Dedication Project Number 1459-01(A) June 26, 2000 Property Description A ten-foot wide strip of land situate in the southeast and southwest one-quarter of Section 2, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, being a portion of that tract of land conveyed by deed to Gerald W. Crow, Jr. and Charee Crow, recorded June 8, 1995 as Document No. 95039276, Washington County Deed Records, and being more particularly described as follows: Beginning at a point on the east line said Crow Tract, said point being on a line lying parallel with and 20.00 feet northerly of the centerline of SW McDonald Street; thence along said parallel line, North 88°19'11" West, 198.80 feet to the west line of said Crow Tract; thence along said west line, North 02°OS'30"East, 10.00 feet to a line lying parallel with and 30.00 feet northerly of the centerline of said SW McDonald Street; thence, along said parallel line, South 88°19'11" East, 198.80 feet to the east line of said Crow . Tract; thence along said east line, South 02°04'28" West, 10.00 feet to the Point of Beginning. Containing 1,988 square feet, more or less. Bearings are based on Survey No. 27,836, Washington County Survey Records. R�CIST�RED PROFE�:31��4L LAtdI) Sl1iR �StOR OR�CsON JULY 25,18� , � {3ARY R.arvoL�sora a��z ,�, �,t H:lAD / Il45901.00ISURVEYIpd14590la.doc ����/�'` `� ��( �� ` ��� Pacific Corporate Center, 15115 S.VV. Sequoia Parkway, Suite 150, Tigard, Oregon 97224 � : i � �:: ; FEE N0. 95039276 � ' TAX LOT N0. 2100 i , MAP 2S 1 2 DC � j S�ALE: � "=60� � � � � ' ! � � � � � � � � � � � � � � � 10.00' WIDE STREET DEDICATION i 0 _ _ _ _ �1 0 1 � SW MCDONALD STREET -� WOODLAND HEIGHTS o�� 2s�u►voo STREET DEDICATION EXHIBIT DRAWN BY rce �,� WESTLAKE SITUATE IN THE SE & SW 1/4 SEC 2, p�ECKEO BY CONSULTANTS tNC. T2S, R1 W, WILLAMETTE MERIDIAN, GRA ENGINEERING ♦ SURVEYINC • PLANNING CITY OF TIGARD, WASHINGTON COUNTY, REwsiorrs OREGON P6116 S.1f.R EQUOIA PAR�IC�AY, SUITB 160 503 684-0452 JOB N0.�459-01(A) TIGARD,OREGOH 07224 FAX �503� 624-0167 � r . .: ., . .. � . . ! . , . , , ,,,�,:� ''. . s. ,-�:�; , . ' aooc �� 64965 . � . STATE OF OREGON � County of Washington SS I, Jerry R. Hanson, Director of Assess- ment and Taxation and Ex-Officio County Clerk for said county, do here6y Certify that the within instrument of writing was received and recorded in book of records of said county. ,'���'O`,' Y ,,:c, Jerry R. Hanson, Airector of Assessment and Taxation, Ex- Officio County Clerk �� Q�� � �J Q� 8= S� / ' � ,.�y. � � ' After recording,return to: City of Tigard—Records Division ��) �� 13125 SW Hall Blvd. Ci 1 Tigard, OR 97223 RESTRICTIVE COVENANT (FUTURE STREET IMPROVEMENTS) THIS AGREEMENT is entered into this 14th day of Julv, 2000, by the City of Tigard, a Municipal Corporation of Washington County, Oregon, ("CITY"), and Aldora (Delores) Parsons, a corporation authorized to do business in the State of Oregon, ("OWNER"). RECITALS WHEREAS OWNER is the Owner of record of Property covered by this Agreement as shown in Section 1 below, and WHEREAS OWNER has received approval of a development on the Property from the CITY, as set forth in MLP 97-00017 dated January 20, 1998, and WHEREAS Chapter 18.810 of the TMC (Tigard Municipal Code) contains certain conditions applicable to street improvements, and issuance of permits is conditioned on OWNER'S compliance with the TMC, and WHEREAS OWNER wishes to mitigate the impacts of the proposed development, and WHEREAS parties wish to fulfill the requirements of Chapter 18.810. IN CONSIDERATION of the mutual promises, convenants and undertakings, and the issuance of a building permit in advance of OWNER constructing improvements required by the TMC, the parties agree as follows: Section 1: The real property subject to this Agreement is described as follows: Partition Plat No. 2000- 066 ,Recorded as Document No. 2000064964 , Washington County, Oregon. OWNER agrees that the terms of this Agreement shall bind the OWNER as well as its heirs, successors in interest or assigns. a Restrictive Covenant(Future Street Improvements) Page 1 of 5 Section 2: The improvements covered by this Agreement are as follows: SW Bull Mountain Road Half-street improvement adjacent to the frontage of the subject site, including 22 feet of pavement from centerline to curb, curb, sidewalk, street trees, streetlights, street signs, striping, storm drainage and any changes in vertical alignment necessary to construct the street to meet safety standards. Section 3: This Agreement shall be in full force and effect from the date of its execution until the improvements referred to in Section 2 are constructed in accordance with CITY standards in effect at the time of construction. Section 4: CITY agrees that the improvements listed in Section 2 will only be required as a result of any one of the following events: (1) when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, (2) when the improvements are part of a larger public project to be financed or paid for in whole or in part by CITY or other public agency, (3) when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the property described in Section 1, or (4) when construction of the improvements are deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the improvements described in Section 2. In addition to this Agreement, OWNER'S obligation to share design and/or construction expenses may arise by application of the Reimbursement District Ordinance; Chapter 13.09, TMC, or any similar ordinance or law providing a process whereby such expenses are distributed among benefited properties. Section 5: OWNER agrees to sign any and all waivers, petitions, consents and all other documents necessary to obtain the above listed applicable improvements under any improvement act or proceeding of the State of Oregon, Washington County, or the CITY as may be proposed or adopted and to waive all right to remonstrate against the improvements listed in Section 2 above, submitted either alone or in conjunction with other improvements described in Section 4, as may be proposed. OWNER agrees that in lieu of any other document, CITY may treat this Agreement as a waiver of remonstrance on behalf of the property described in Section 1 against formation of such a Local Improvement District. OWNER covenants and agrees that the improvements described in Section 2 will specially benefit OWNER'S property as described in Section 1. Restrictive Covenant(Future Street Improvements) � Page 2 of 5 Section 6: If CITY decides to form a Local Improvement District as a mechanism for the installation of improvements listed in Section 2, then OWNER shall retain the right to protest only the amount or the manner of spreading the assessment, but not the formation of such district. Section 7: CITY agrees that OWNER'S execution and performance of the terms of this Agreement will be deemed to be in compliance with the requirements of TMC Chapter 18.810 pertaining to Street Improvement Requirements, and if OWNER complies in every respect with all other applicable laws of the State of Oregon, Washington County, and the CITY, then OWNER shall be entitled to issuance of a building permit. Section 8: OWNER agrees that if CITY causes the improvements listed in Section 2 to be constructed, or part of such improvements without regard to the source of funds for such project, but not as part of a Local Improvement District, then CITY will charge to OWNER and OWNER will promptly pay OWNER'S share of the cost of such improvements. OWNER'S share will be determined by CITY in a manner similar to spreading the cost of a public improvement to specially benefited properties. The parties intend OWNER to share in the cost of improvements even though actual construction is undertaken and performed by some third party, so long as the improvements, listed in Section 2, are included within the project. (1) Except as otherwise provided in subsection (2) of this section, prior to construction of such improvements under this section, OWNER shall be provided not less than six (6)months written notice by first class mail that the project will be built. The notice shall advise OWNER that OWNER will share in the cost of such improvements and provide OWNER with an estimate of the total project cost as well as an estimate of OWNER'S share of the costs. Failure to provide this "six month" notice in advance of construction shall not nullify OWNER'S obligation to pay, but shall only extend the payment due date by the amount of time less than six months that notice was given, but not more than six months. Upon completion of improvements pursuant to this Section, CITY shall provide written notice to OWNER of OWNER'S share of the actual cost of the improvements and OWNER shall pay OWNER'S share within sixty (60) days. If OWNER's share of the cost of the improvements is $10,000 or more, the owner may elect to pay the City in 10 equal annual installments, with the first installment due within 60 days of the notice. The installment option shall be available only if the OWNER provides written notice and the first payment within 60 days of the notice. If the installment option is chosen, the unpaid amounts shall bear interest at the then legal rate of interest. Interest on overdue payments shall bear interest at the rate of one and one-half(1 %z%) per month from the date the payment is due until paid. (2) Where the improvements listed in Section 2 are constructed by a third party, who seeks reimbursement in accordance with the Reimbursement District Ordinance, Chapter 13.09, TMC, or a similar ordinance, then the terms and Restrictive Covenant(Future Street Improvements) � Page 3 of 5 , , ' . . , � procedures of the ordinances shall apply in lieu of the provisions in subsection(1) of this section. Section 9: At any time prior to the events listed in Section 4, OWNER or OWNER's successors may pay to the CITY an amount determined by the CITY to be OWNER's share of the anticipated cost of the future improvements. Payment under this section shall discharge all of OWNER's obligations under this Agreement. City shall use the funds received under this section solely to pay for the costs of the improvements. Section 10: CITY and OWNER intend that all terms of this Agreement shall be covenants, conditions, and restrictions running with the title to the property covered by this Agreement, and shall be binding upon parties to this Agreement, their heirs, executors, assigns, administrators, and successors and shall be construed to be a benefit and a burden upon the property described in Section 1. The parties agree the CITY may, for purposes of recovering the cost of improvements described in Section 2, levy an assessment against the property, described in Section 1, and may enforce payment of such assessment in the manner provided in ORS Chapter 223 or the general laws of the State of Oregon. Section 11: Promptly after its execution by the parties, this Agreement shall be recorded in the records of Washington County to provide public notice and especially notice to future owners of property, described in Section 1 of the conditions, covenants and restrictions against the title to the property imposed by this Agreement. Section 12: CITY may enforce the terms of this Agreement in any court of competent jurisdiction. In addition to any other legal remedies, OWNER'S failure or refusal to comply with this Agreement shall constitute a violation of the TMC and the rights, remedies, and penalties provided in the TMC may also be enforced. Section 13: If suit or action is instituted to enforce a right guaranteed in this agreement, the prevailing party shall be entitled to, in addition to the statutory costs and disbursements, a reasonable attorney's fee to be fixed by the trial and appellate courts respectively. Section 14: If any provision or part of the agreement is determined by a court to be invalid or unenforceable for any reason, then such part shall be severed from the agreement and the remainder shall remain fully enforceable. OWNER(S): / �� � . � Signature Aldora N. Parsons Name (Print or Type) Mailing Address Restrictive Covenant(Future Street Improvements) � Page 4 of 5 Acknowledgment of OWNER'S signature(s) must be notarized. Where the OWNER is a corporation, it has caused its name to be signed by resolution or official approval of its board of directors. STATE OF ORE ON �) County of /}S , ) (�, � On this __��__ day \ , 20 (J�J , before me a Notary Public, personally appeared and acknowledged that the foregoing instrument to be their voluntary act and deed. Before me: f� �� OFFICIAL SEAL Notary Public for egon H OIANE M JELDERKS �' NOTARY PUBLIC-ORE(iQN My commission expires: T U COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 Accepted on behalf of the City of Tigard this��day of �� �.J , 200a . �,...J(.•/ �. ��..n�,-•--, - City Engineer i:kng�ptiv-bevlstreet improvemrnt agnt-resvictive wvrnant.doc.doc Restrictive Covenant(Future Street Improvements) �/ Page 5 of 5 t '� C�NDITIONAL USE � ' TYPE �4PPLICATION C1TY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) fi39-4171 FAX: (503) 684-7297 < < C3�-�an �a�er � PRE-APP. HELD WITH: ���rK Ro,be�S GENERAL INFORMATION � DATE OF PRE-APP.: _ �/�9 q . �i��..� . Property Address/Location(s): /3 3 S � FOR STAFF USE ONLY / ' 1 � VI S , � c� r' � Tax Ma &�''fax Lot# s C-I►'�1 ' S �p L a Case No.(s): • p ( ): ,c��I�� Other Case No.(s): LT 5 � C� v �C� Receipt No.: Site Size: Application Accepted By: Property Owner/Deed Holder )': r r�u.' ��o�c1J�a-- P C�o • Date: Address: ��o �c �:'c S�'. Phone: C�ty' �5 Z�p' Date Determined To Be Complete: Applicant': �-�e • n r �- �..�nc� Y'O Address: � Phon 5 Comp Pfan/Zone D sign ioq;,�- Ci � f�� ty: Su� Zi 7 ' When the ner and he app nt en ople, the CIT Area: aJ� applicant must b e pur aser of Of ssee in SSeSSIOfI Rev.11/26/98 i:\curpinlmasterslcua.doc with written authori om the owner or agent of the owner. The owner(s) must sign this application in space provided on the back of this form or submit a written autho�ization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSALSUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Conditional [� Application Form Use approval to allow (please be specific): [►�Owner's Signature/Written Authorization I �}e �.��,`��s� �� �r,o ���,� -�o � ��• j � [v]� Title Transfer Instrument or Deed !, J� /� / j� �Site/Plot Plan � � iJv�.i '� �S�/ STf' L.i Vfvld r�tr �� (#of copies based on pre-app check list) �� ^ e [� ite/Plot Plan (reduced 8'/:"x 11"} [�Applicant's Statement (#of copies based on pre-app check list) ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ►[�' 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes [� Filing Fee $1,615.00 1 r. � STATE OF OREGON � County of Washington SS I, Jerry R Hanson, Director of Assess- � ment and•.Taxation 'and Ex-Officio County Clerk for�•said county,do hereby certify that _ the within=insfrument ot writing'was received and recorded in book of records of said � - county _ ��!���►E'p'� � '��. ��Jerry R. �Hanson, Director of ` :�Assessment'and Taxation, Ex- OffiCio County Clerk Doc : 95U39276 Rect: 145062 208. 00 06��8/1995 Q2: 29: 02PM t � � 57E'�^la44T TITLE COk�i�R�fY I�O. ��1/V/v�� , � �� • � R�iU�N QOCUiV1ENT TO DESIGNEE B�LOW � ^ �[� �' 1� STEWART TITLE "- � �� AETER RECORDING RETURN TO: UNTIL FURT[iER NOTICE, ALL FUTURE TAX STATEMENTS SHALL BE SENT TO: GERALD W. CROW JR. GERALD W. 1.CROW JR . CHAREE CROW CHAREE CROW 26 BECKET STREET 26 BECKET STREET . LAKE OSWEGO, OR 97035 LAKE OSWEGO, OR 97035 TAX ACCOUNT NO. : R468906 _ STATUTORY WARRANTY DEED MICIiELE 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 RXHIBIT "A" ATTACHED HERETO AND MADE A FART HEREOI'. The said property is free from encumbrances EXCEPT : Subject to thP stattatory powers of the Dnified Sewerage Agency; City of Tigard Resolution No. 92-11 recorded April 14 , 1992 as Fee No. 92024246; CovPnants , conditions , restrictions, easements dnd rights of way of record, if any. THTS INSTRUMFNT WILL NOT ALLOW USE OI' THE PROPERTY DESCRIBED IN TIiIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS . BErORE SIGNiNG OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO TiiE PROPERTY SIi�ULD CIIECK WITH T[�E APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING UR FOREST PRACTICES AS DE['INED IN ORS 30 . 930 . The true consideration for this conveyance is $170 , 000 . 00 . D �d t s (� d o Junc\, 1995 . i/'j TJ ✓.�-� � MI CHELE C. JON S _=�=s.;�=�'� l�:SHIF;GTpPd r_,�;;:��r ;��-��-�=� ��a� ��,;;��,�►r �,�,ciYJ:�L%Y rax r_':=-�'f?-��-.t a t�4 'C7 O �' (� 'q�J STATE OF OREGON �'4��i�', � � �`�-`��,- Fz..'_: F'eaJD d9.7"c COUNTY OE' WASHINGTON On ��� 72.� , 1995 , personally appeared the above named MICII T,LE C . JONES and ac)cnowledged the foregoing instrument to be hPr voJi�ntary act and deed . /J �/ �� /� ��� Nota y �Publ ic for OFFICIAL SEAL STA 6F OREGON NOT RtYpUgEIC�qOREGON My commission expires 8-13-1996 MY COMMISS ON'EXP RES A�UG7153 i9g6 r , Order No. 95101022-W . 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 05 ' 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. � • 'PR_ ' . , . , , . - , , ' , ' S'CATit OF GRE6ON � ;g:, � �nt� ft� � OourttyOtYYnh�hp� � 68 J ; +�u�I�?TTT�.ua r a1i.S�. � �i r,�, �,.�„ � � Cie�k i � �" n C�s � �f10 M4 �oe � � re 11Et0r A@eard � � * � ol 3.n9, Re.urti to: ooun ;� r'� ,� �:. +r i Tt30ms0 L�Pieb-6s. 1'tUOto� t - :� P.Q Box i1�7p : y �. , s poreaar�a, QR. �7a11 • �� ',�<. ..':•'�,�,,� ' a0 ` reoto � ��:r�l a �rga ls reclueeted, tax pt9CGf0enCg , � �hell be tetlt ea-Che tal:ovin a� ' g add�r�no; DaC : 99088807 • �� •'°oa�+qe ae �boverrt : ReCtt 436683 76.QI , ._ , 07/78/7994 0370fi:14p�1 �P'brtY �t19 A[�jU9t�C � BTAZtYlOi1Y �{�►� � BAL� �ayn � � �TR�ivi � dUal; � - �f} f�ve SDnCe Re�ery�� for Rsrnrde.r'v Uea) � 7'�''�ad� L. 81�rrrs,7Yuatea oE ah� Fiaher PrpparCi�o Tn:gt � ao4'o'*y Go :, A '�o��aa L. Fistter, 1`YUDtde O! the 9lsher Frep8rt19$ it'�tPt � Ch� �allar� daaCrSt�pd rsai �rapertY iri tha 8taea ot Or�Qaa sad Caunt� o! waahin�eon , � � tCoratinued} ; j 'lhis Oe�d f,8 boir� r�t'd�ad t� �npiete a pt�er�j. line ed ua i Pil� no.: 1944-p(�p�I. � tRent in t3�.s �±ty of :'i� 7hfa �ee�d frs fcx� a �Y vr,e adjuetnx.r+t. 2troe �d �r� !�z'eviausi}• d�ecxiba in deed to Grantc�r in�r,yms�nt�g L�e$ ex�kaatsd by thie 30, 1997, in D�3 z+2�orcls o� thm CYxrnty of Wsah�ngtori ar�d Stete o�E p��;�b xe�ooxt3�d A��, , (9425 SW i4cCk�e1�) Tsx Accour,t ku�,berlel r RA67514 T�e yrue a:n�idnraCian !or thir canveydr.ca ie yl.0o ! �'XI8 7lIA�klkiC�'P 1PTLG t�10'!' 71LLOIf C66 Cp iRg YROP�ATY Q89Ckx8Qb Itf �I8 rHB�&�T xN V�OL71• . rsox o� ,►ppaxc�a wano �ss n,►rrs um r�a+�rr►:zoks. 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Che piet�er Propertlea �r_-uac sn ��t Na. 9703�a�6, Parco2 AZ, xecorded Anrii 1b, l9qq apd the North rigtet-ol-wny li,ne oi $K 1dei�ald 9trvat; bhasca elong oeid $aet ltne, Horth OZ° 05' 34' SaQt, • dserance ot :9i.16 Eebt; thenCe North 9�• 37' 92� Weat, S digL2flCg oP gp},�9 Eeeti �o a ppint On t�e weet line Qt aeid Fiehar Treotj C1t�nce along Yaid MeaC lina 84u[h 02� 03' !8� weet� a digc�n�e qt },91,61 �see ta Ehs r7arth rl,gnt-of-way liad oi 9s1 HeDa�ald strept; thenCe alo7g �aic1 xight-p[-xay iine south 88• 34� li� Qa�r, a diataac• p! zp3,gfl EQSt �o tha polrtt dt begirsaina. 9utsuatyi to praparty 11ma adjuat�taat t�gg4,.4ppq� � � � � � . . . , . . � .. .. , . , . , ua:3�i•yy in�_ 1;,:.:� r.i_� .�u.�����,,,,�� un�"�,,� 111LL �;uu: .b � , , � . • . . � . '� �, . • 8TA!'�OF OAI:Op�,� i�f� ;�� R$rrO:Y Ta:I'L8 Cov�+lr a1 lYau;�qtan � �e //t- C6 C',ompBAy , i�ao a"'`�°,�"y, � C1erk t � � Qo C�°' r �8 a 1 1!!�� Afcer f�qcoruiing. Return to: • anG re �� , � ciar82� Yt. Crov Jr. : � .Y'_�. � �iia , � � : Zs secxett 8c. -` , �' � Lsk� Oiw'�ot�� OY'ogp� 97035 ; � " .;.ti. ,, `�c, •, r� � Unc.i a c?�nnya te raqiia¢ta�, cax ata � ��� eh412 be aArit ta the loliow�r�g ad�gaa�°C'ytg f • � . DOc : 9908@805 k ` ••ra� as above••• ; p?/'�lZ36bB3 ,OQ 8 14Q4 tl3;06t7gj� 46 � �i�i1TY1'�Y �� �t i . � (Indivtc�ty.al} � � tllbove 3paae Re� .. . .. � . .. . .. oesved�Eo: Racozder�s�uea) � 'i'homsa L, Fioher, 7`ivetee cf t}�e Pieher Propertle� �t Ctmvyra ilnd trsrztati� ta '� qexeld N. C�vw �r. arid Cha V r�r9 Craw, huabnru� anQ rite � � lo13a�Q desozib�! sk; px�,ert Ls t isev a� ondtroalyrar.ao�, Y h4 9taa* o! oregoa ana �ow� a�saopt �s apo,��i��,��y rot earth harp�,n� �' of wasningtob f C;CUit t»usc3) ��r�R ttux i � �,�� � �' L� i� baing r�cQ,^bed ta �ete a � � '"" FY,le No.s A1999=40Q2�. �'�Y li�e ad j��t the Cl�Y t� T�d � � i� �'r a P�pez'tiy lf:�e adjuatrneuit. 4t1e �jr11 14, �99�°tasly deecrtbeQ in dee�d to CYe¢1tCr � Lit1e Gr �,inea ed�uet„� a5' tihie , �9425�.h�l�.81� � Couni�/°f S���on srd St&ta9o;�32626 r�ed 4raneee !n Sne�stiment rn.� 95039276 �� 8rd. to 'Cax Accaunt N�ar,be:f e? : 2995, it� b�ed AgGVigg ot ' ��'�ed Jtaie 8, R46i514 th5 Caunty c�f Wa$���n � Tbis ps''�orty !r itaa oF sa0vmbxaaa��, �CRPr, State o� Oregpll. 1• Telxea fc+r the L1�Ca1 Y'�z� 1999-00, e 1lm; ir, �n amu�t yet Lo be detn�;ne9, but noc Yet paYdble. , �• T�@ ���ect prqpe�ty 11es �tiChi� �e ��rtes a� gh� ��find 8awers9e Agen aubjeCt ta tha iQVSge arsd arsargr�te �„y��pr �y dnd tQ 1 Cae1t inuQd 1 �@ tt"�� aotteldaratiaiy Cpr this convayance ie 58q,Opp.OG ?�ZO �8Y7e�7r,7n�rt p=:.L ap7� ]�,xGiQ 1t� op � pROP�p,7t'7 a�B�Rrnaro T.lt rsrs ias�rtL7�xrr xx vsor,x_ ri0S0 Vi J1�D[,�C.1�8Lk i.�l7q V8� L71x8 � RRCi1JL1►TX61f�. 8B40RB bIWtIltO OA ACCiPTIN� 't�iIB Ttiisstv� 11�lR'. i'� P�R$CN �VTRTiTO Pi� TITLL 'i'0 TME iAOP�� g}�� � 19'ITg T� �pPliOAilIA1'E CI'1'!' OA CQQl�ITY ?Li1t!!f�(0 D1EpJlATJ�ifT i1b V3�2/Y �FPAOV�p 06i8 Al�ID 2'� D�TiWdIN� 11NY L 8vST8 JIdA2�t9q' A1►AiCpfG D7t Y'CJtYBT yyU►CTSCiB �8 31lfYi� Ill 07l8 30.930. �STe GN I.71K- pAT&D 6hi � dsy oE �u:Y, 1999. 'l�1CI�u99 � i r, uBte� `�-._'�"` � ��� u � —��� L� ��, � `��� . e w. �,Y� -----�--. BTATE Op nR�x�rCrow �`R .- 00(tfSTY GF tfiu��"�h de. c�,�e.er�.. �,���— Thp lorageing inetrurnanc war :,,•p,�,�,,:��,�� belQ=e me ehis � �'�8i L. giphsr, ae 'Csz;aCOe, aP Piihpr PxopprCine ��t,""' day of JulY, 19s9, by � NaGaty Pu�13c lOC Oreg�,uy -----�-.�.....,..,,.,,,,..� MY Cbranio9lon ixp3rea,,--�--y—... WtLitA6t N�NORN$YCX NOLIRV PLHI{',�01�flOM COM�.UN NQ 308�948 O�Y Na.r �6�480w MYmwwis81d+�8FEB.?Xt7a? � , �, . ' ', .. . ' .� . _ • � , . . + 82'ATl17+ORY•NARttP�!'Y oEBO ' � � rc�r:atuga! t��bo�tt �cR z�i oM (c.ba�i:tued 1 Crd4r lta., i6�dp3y �� L�OIW D1sCRIS+T20N: A porticu o! Loc 18, Eqc3EkOC�, eituated in Che &outhrreat ona-qvarter ot Sect�qn a, ��+ T45rn�r;p a $duth, Range 1 1leqt nf the FIi�loe�etia M8ridlan, in tJ1e �ity pt Tigartl, C1cur. '';� Of Mla�hingnon aad 6iate o� Qregon, being more perbiculeriy daocribeQ a� follewa: ,.. �,� G'+am�uenctrtig �c the iqtora��ti� of the �aet l�ne n! tht�t Cract vt 2and coaveyed to Thank�a L� Pigher, 7�vatea ot tha �iehor ps�pnertlaa Tzuet in pcacum�nt Nq. 97p3�5a�, P�rc�l �a, rt�rx'd4d Aprxl 30, 19s� and che �orch riohc-o[-way iine aC 9w Mcoar�eld SereaC; [heriCa • , , aloylg seib 5as� �Sne, 1lcrth p=+ 09� 30� Raae, a dlstan�e nf 19�,35 !e@L to ehe truu po . "•'^' o�' beginnin91 thenc� contittuiqg elqt� gdld Bass lf,ne, ,North 02� 05� :o■ Y.a�t, a dietarscr o! 1�b.0o Eeet to Chq MprthQaat Corner th�raoE; thenCe aleng che wprth line a( oatd i►iehbr 'tYatt Nar� g�. ��� 3a. pQet, a diBtppce ot iO3.96 ieot Co the Norchweat oorAax Ct�eraofa th�ce slcx�q th� y�a� Zine of eaid F19her Trdc�, swth o�� u�� 4B� WQac, a _ dtecance a1 1�6.Oa reesr ehrnce 8outh 99� ��� 32� gea�, g c3i8Canr0 or i0s,9g ceet Ca th$ true �aSnc v! baginning. purpu�yp� to progasty 1lns a�soom�nt f1999-80Q21 3TA'i1PTd�tY MAR}tAAi'!"Y D68D (Gbntinued) �CU�191'WdCBS (Gbrttltsu+�d) �]YdeY No,: ���685v 3. The righta o! Cho publie, governmqntal. bodlea, and pulallc utllttSes, 1n and to tt+at partion oC Che i�erair, daacri4ed p;,'Gpercy lyiryg withi� the limi�r o£ 5.N. Mcf7onai� $t:eec. t, rnridirio,�s, reeericeiane andJnr aa8�ma rontained !n dTrd impoeeKi by City o! Tigdre Roaolution Na, 9s-11, a capy n! whicn ��, �ecorde�d � Jlpril 14. 1997 ao Recardar'� goe Flo. 9Z0�4916 � .•- ST.�lTB�ptl1R600N, setµw.�ro+oo�wKc � c�rr�.I�'3.t�.�.�.�. .�t�..r.._.�.�, �''b'�`� o�� i '1�la''+�L0. � 68 rr R6MF+MB81�,6��Th�t oR thii ..dey vf,..�..J..�.b�iQ_ �.T. ...,..,Iy_:.�., .�.,......,._..._...... _.._...... �_. a ' i brfen m , !h��a�u�^�•ra.t�$ned/r•Notery Petblk r'n and r?t� State o(�rtpon,[�enorwlJy appe.red tt+e wlthin naa�ed.�.�C�S7G��.-.i!X.:...L���r.--�C....._d'��.L:.��f�.:f.:�''L..:C.I.Tf..7,�.............. ..._......,......__..... .._�. . _..............................._._................,,._........._...._....,..._..__.,,........._.__.--._..--.._._.__..._........................._...-- ,__................._,_...._ hI�0a7R !o e�.o tp He tha !do f rndiriduel,'Si„ deaCrl6ad la wrx} who �a�+tud 1ha wllldn Inatrumani er� . .olcno�vJedIIsd�k+rze rlse!.._..,.�� erseutad the aome f►s�ly•nd valuntarily. � "IN?'ESTfMONY WHErd F,f •h� eun �et nty har+t9�rrc!r�t}ixQd � my ntl he a�1alf dbvVY ptl}rftt. , wnu�ai�°��awat�c�c �trra�,c.cx�oao, --........._....... , _ ...... _....._.............._.......,............. �OM 1q,�g lYoe�y publlc!or OtaRon W�E�pe6 Ftal�,� �k"y oorh+�ui�lcn erPfrei,.......�.........�.. ; »........__.................... � , . . , • , , . � . . . . . � .,, , . SUMMARY OF PROPOSAL �� � 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. 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 surroundings 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, ` �����/,=/ ' Gerald W. Crow Jr. and Charee Crow �M ' F ��h I ��'`'_ . . - .r. .' .. . . . r -t - ., � - , . . . . . � `;�"`�.�b ,y�� .� ... .r. .� , _i jn. x�.�•�..:yJ.. _ ' . _ . . _....`k - . � �'.- , ANKROM MOISAN ASSOCIATED ARCHITECTS . October 1, 1999 City of Tigard ' Community Development • 13125 SW Hall Blvd. Tigard, Oregon 97223 (503) 639-4171 Re: Conditional Use Application Project Description 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 specia( 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, ANKR�M MOISAN ASSOCIATED ARCHITECTS ee Ming Law HML/tl J:ICROWALSICITYOFTIGARD 67zo s.w Macadam, Suite ioo, Portland, Oregon 97ziq, 5o;/z45-7ioo, Fnx 5o3%z45-77�0 Principals:Stewart Ankrom,Thomas Moisan,David Vonada. Lorrainc Kellow,]eff Hamilton,Karen Bowery,Chris Dalengas,]eff Los,Phil Marquis �ovDO - bbbldn"� c , a , asn ub� "'�; , �'o v; 1 �° I .a � �a ��,� �7 a�!� a s , s s s �� ub o�o , . - OD 1 July 1, 2003 C�TM �F T�G�D oRE�oN Woodland Heights, LLC. Attn: Gerald W. Crow Jr. 9355 SW McDonald Street Tigard, OR 97223 Dear Mr. Crow: This letter is in response to your request for Minor Modification (MMD2003-00008) approval to construct an additional six (6) rooms on the east end of the Woodland Heights assisted living facility. According to the applicant, the addition will not change the number of units or the number of residents in the building. The subject property is located at 9355 SW McDonald Street (WCTM 2S102DC, Tax Lot 2100). The Tigard Community Development Code, Site Development Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Site Development Review application." Section 18.330.020.B. states that the Director shall determine that a major modification(s) has � resulted if one or more of the changes listed below have been proposed: 1. A change in land use. The requested modification does not involve a change of use. Therefore, this standard does not apply. 2. A 10°/a increase in dwelling unit density. The requested modification is to add additional square footage to existing living facilities. The applicant has indicated that the additional living space will be for the use of existing tenants. Therefore, the density of the facility will not change. 3. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected. The request is to constn.ict an additional six (6) rooms on the east end of the Woodland Heights Assisted Living Center in order to create more living space for existing residents. The original conditional use approval for the Woodland Heights Assisted Living Center required a minimum of eighteen (18) parking stalls. The center has a total of twenty four (24) parking stalls. The parking wall calculated at one (1) parking stall for every two and a half (2.5) beds. The modification to the Center will not create additional units for additional beds. Therefore, the modification will not effect the location of the accessway or off-street parking. 4. An increase in the floor area proposed for non-residential use by more than 10% where previously specified; The requested modification is to a residential group living facility. Therefore, this standard does not apply. 5. A reduction of more than 10% of the area reserved for common open space andlor usable open space. There will be no reduction in area reserved for common open space. The requested addition will take place at the east end of the subject building, which is not part of the common open space for residents. 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 Page 1 of 2 6. A reduction of specified setback requirements by more than 20%. The existing assisted living center is required to have a minimum of five (5)-foot side yard setbacks. Currently, the center has a side yard setback of thirty-five (35) feet. The proposed addition will decrease the setback to nineteen feet, eight inches (19.8). Therefore, the minimum setback is still met. 7. An elimination of project amenities by more than 10 % where previously specified provided such as: Recreational facilities; Screening; or Landscaping provisions. No project amenities will be eliminated with the requested modification. Therefore, this standard does not apply. 8. A 10% increase in the approved density. The density of the assisted living center will not be increased due to the proposed construction. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, or injurious to surrounding properties, provided that development which occurs after this decision complies with all applicable local, state, and federal law. This request for Minor Modification approval is hereby granted. If you need additional information or have any questions, please feel free to call me at (503) 639-4171, ext. 2437. Sincerely, /L � lLy.. L[...^� .y� � 7 ( "s � � � �:� Mathew Sc eidegger � f Assistant Planner i:lcurpl\Mathewlmi nmod12003-OOOOS.dec c: CUP1999-00006 Land use file Page 2 of 2 MIN4R MODIFICATION TYPE I APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX.�(503) 684-7297 GENERAL INFORMATION Property Address/Location(s): �3S S �i,v /Y� c(�o,�ulct S+. --���`�'"��� �'��� FOR STAFF USE ONLY Tax Map&Tax Lot#(s): Ll)LT'/�'1 �.,S�O 2 D� _ T�� l.��� � �.i vo Site Size: � Case No.(s): M�D a�°3" °p`'�'d �� ��Z S G2 F T � � 5?� c�c v" e_� Applicant`: �,�o�����v0 Nr-��Hrs LL� OtherCaseNo.(s): Address: Y�3•�S S u� />'1� �on«I� S�• Receipt No.: ���� - City/State: `� ;u��rGl OR Zip: `I 7�Z 3 Application Accepted By: �% L���-'�Y�� Primary Contact: Ge r:�t cl l�t� C r��..� -sr . Date: � -�3 -� �� Phone: .�v3 -6�Y- y 6 Y ro Fax:Sp3 -E,�.�-i//7 Property OwnerlDeed Holder(s)*: (Attach list if more than one) Date Determined Complete:�� 2�f�ZJ� wOO�7/-.A�1� �E� �Hr� LLL Rev.7/22/2002 i:\curpinlmasters\revised�minormod.mst Address: ;�6 (3r�kef S���r� Phone: _'4^1a�,�-67.5-/l�7 City/State: /n ICP OS���4 o d12 Zip: �J70.�� REQUIRED SUBMITTAL ELEMENTS *When the owner and the applicant are different people, the applicant (Note: applications will not be accepted must be the purchaser of record or a lessee in possession with written without the required submittal elements) 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. � Application Form PROPOSAL SUMMARY (� Owner's Signature/Written Authorization The owners of record of the subject property request permission for a � Title Transfer Instrument or Deed Minor Modification. To review a modification as a Minor Modification, the Director must first find that the expansion does not � Site Development Plan (3 copies) invoke one or more of the 11 criteria discussed within Section 18.120.070(B) of the Tigard Development Code. If the modification � Site/Plot Plan (reduced 8'/�'x 11") exceeds the maximum allowed under any one or more of the � Applicant's Statement(3 copies) following criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a new Site (Addressing Criteria Under Section 18.360.050(B) Development Review. In a separate letter, please address the � Filing Fee $435.00 criteria below contained in Section 18.360.050(B) including a detailed response to each criteria. I. An Increase in dwelling unit densiry or lot coverage for residential development. In addition, the DireCtor must flnd that the 2. A change in the ratio or number of di((erent rypes oi dwelling uniu. proposed change Complie5 with the unde�lying 3. A change that requires �dditional on-site parking in accordance with Chapter 18.765. StendB�ds of the appllCable Zoniflg distr'ICt. TO 4. A change in the type of commercial or industrial strudures as defined br the Unitorm Building(ode. COmplete thls I'evlew, the ApplicanYs pfOpoS81 S. An increase in the height of the 6uilding(s) by more than 20%. mUSt include a discussion indicating how the 6. A change in the type md loution at accessways and parking areas where oH-site traffic would be site expansion will continue to comply with the �fiecced. minimum setback, building height, parking land T. An increase in vehicular tnffic to ind from the site �nd increue un be expected to exceed 100 landscaping StandardS. Other applicable rehides per dar• requirements such as minimum Clear Vision 8. An inaease in the flaor zrea proposed (or a non-residential use by more than 10% exduding areas near driveways and street intersections expansions under 5,000 square feeG may also be applicable depending on where 9. A reduction in the uea reserved tor common open space ind/or usable open space that reduces the the bUilding expansion IS proposed t0 be open spice ira below the minimum required br this code or reduces the open spue ire� br more constructed on the site. than ten percent 10. A reduuion of project zmenipes (reaeition�l f�alities, saeening, znd/or, lindsuping provisions) below the minimum est�blished br tfiis code or 6r more thin 10°/.where spedfied in the site pl�n. I I. A modifiation to the conditions imposed �t the time o(Site Derelopment Reriew ippror�l th�t ire not the subjed o(Criteri� I through 10 �bove. ' -- --� APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that mav be attached to or imposed upon the subiect ro e • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. " SIGNATURES of each owner of the subject property. + DATED this �o� day of Sv�t� , 2� C73 ' � O r s Signature Owner's Signature �,c�ov�;.A►v� NE l GNTS u� Owner's Signature Owner's Signature � � - . _. ' . _.__.. .�.........�w.,a.,�n�w..rvniuwU.OR9�ZOs — __ .__ - _ __- __-_.. ..._ ._ _ . _ _ '._' _'_ __. . . - _ ___'.____.._ _ _ _. _-_ _ _ ._'___ ..__._ . ___—__—_.'_. • ... N�"� ` - ----- ---------.. .__ -- ` C11 �� � __G�,�`q�_i,U_C�o�_.�r_ �_1�t_______ STATE OF OREGON --�h u.,c=e-C.-��'�-V--------�4�L�����..Sf�— Counry of Washington } SS r 7 r✓ — �, --�=='i��-5.�.:�i'= �:s IWn�and AdOnuj `,�a---------- �, �@ n —�_ c�+�w.' r►Y • 1-�ansari.-Dife�r of Assess- as - \� .�;_ _i-.__� � � � ment and/,T,axa�o[�, and-�x-Officio County ---_---��-� 1-�-`�� -L'-b- ----------------- -� ---'-��-�?-Q<<r,�fS�,c�r_ Clerk for:s�d cathty,tlo.he�+eby r,�rtify that U ---�4 r�-�;.�s�o___Ur---- 7_QS.Y------- �dW� aaded-�k� o��oo fsro e�d in � �. .w�„�.�,a,►aa�., SFMCE RESERVED county:,�-' .:ti:��:__�_�f_j � .� :. �n AItM r�COrdtn9.nlum 00(Nart/��Addnu.aPl: FOR i'# ',� - - .: .� ---�=°4Pi1�_J?Cc �ES___L`C----------------- RECOROER'SUSE •� --, - • � _ , — -^ /, . --Z� 1�t�Ke�_ Sf�--------------------------- ;•.; .. : _•�'j'_ � - i. ___���c__L���s��___C_�rc___QZo� _ � �Y:�: .�anson, Director of --- ------- Asse� and Taxation,Ex- Untll nqwaUd on,.rwls�,.:a.n ux.hbm.iH.w(N,m.,Addr.s.,ZIPI� Off�Cos�'Clerk -- ---'`=�_%d��-�__!�!-_qlah__���----------------= Doc : 2 U U U U�1�5%4 ---��_I3_c�xe�_�f�%c�------------------ - - ___ _ _ Rect: 257016 27.00 :y, ---��Rrr__O-s=.1�-0__L2r_t_-_g�o3�-------- Ub/20/2U00 11:O1: 18am WARRANTY DEED-STATUTORY FORM -- nNOnnoua�caarrroR� , - . -- , , ----- �'�4�i-�-'1'--�-�^_�%-u--��__�'tl�__�_��L;af_P.C_�t=-�:------------------- -=- ------------------------------------------ ---------------------------------------- . ,Grantor, ---------------------------------------------------------------------------------- cooveys and warrants to __itUr��:�l�°a-�-�L,�tti,,�__lL_C------------------------------------------- --- --------------------------------------------------------------------------------------------------------------------------,Grantee, the following described real property free of encumbrances,except as specifically set forth herein,situated in __________ -- -------- ounty,Oregon,to-wit: I s�e ^ ti�.� �,��.� ��J0.� T .�,� -, xh, r, QF SR4CE INSUFFICIENT,CONTINUE DESCRIPTION ON REVERS� The property is free from encumbrances, except(if none,so state): �v� ,,: The true consideration for this conveyance is$___C'___________, (Here,comply with the requirements of ORS 93.030.) ----------------------------------------------------------------------------------- ----------------------------------------------------------------------------------- -------------,------------------ -------------------------------- - -------------- ---------------------------------------------------- DATED --�-{�-�a-�1_Q�------------------� ����/// THIS INSTRUMENT WILL NOT ALLOW USE Of THE PROPERN DESCRIBE� �N ____ � / THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGU- 2sL�CC__Lc� - - --- *------------------------- LATIONS. BEFORE SIGNING OR ACCEPTIN� THIS INSTRUMENT, THE PERSON ACaUIRING FEE TITLE 70 THE PROPERTY SHOULD CHECK WITH THE APPRO- �E �z� PRIATE 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. --------------------------------------------------------------- S'TAT'E OF OREGON,County of �4t�,KL�Y'��---------)�• is inst�tme,nt was ac owledged befo me on _�!�__�!� �A - ---+- ------�------------. . bY ---- -���...�.!--�?-=�c'�--�----�-�-��C'-E-�__C�1�----------------------------• , _ G�� -.,... _ . OFFICIAL+���ya� . , _:.. :% �. „ . .." � BARBARAS R�I�F : ` ,} � � � . _'xl NOTARY PUBLIC OREWON �j - � -- =�'��--- -!-�'�=�!`�-------------------------- - : COhlMISSION NO. 30826 t � Notary Public for Oregon 1f�C�iASSIWI F7(PCiES IMAA.1.�;12 • �� My commission ezpires _ __ '� • � � -� --4�--------------- ;� arder No. 263685w ATTACHED LEGAL EXH?HIT A A portion of Lots 15 and 18, EDGEWppD, situated in the Southweat one-quarter of Section 2, Townahip 2 South, Range 1 West of the wiilamette �Ieridian, in the City of Tigard, Cou.�yo uf Washington an3 State of 0=egon, beirg ^�ore particulariy described as fol�ows: Beginning at the intersection of the East line of trat Crac� of lar.d conveyed ta Thomas L. Fis`�er, Trustee of the Fisher Proper��es TrLS�, in Document No. 97032626, Parcel #2, recozded Aprii I0, :997 ar.d the North right-of-way line of SW McDonald Street; thence alor.g tre said right-of-way line, South 88� 19� 11N East, a distan�e of :98.80 feet to the :ntersection af the East line of that tract of land conveyed to Gerald �1. Crow, Jr. and Charee Crow, in Dccumer.t No. 95039276, recorde3 June 8, 1995, and Lhe North right-of-way line of SW McDonald Street; thence along said East line, North 02' 04' 28* East, a distance of 334 .95 feet tc the Nort:�east carner thereof; thence along the North liae of said Crow Tract, North 8?' 37� 32'� West, a distaace of 198 . 7C feet to the Northwest co�er tnereof, aaid corner being the Northeast corner of said r'isher Tract; thence alcng •he :Vorth '_ine of sai@ Fisher Tract, Nort2-� 37� 37� 3��� West, a distar.ce of �03. 96 fee= to the Northweat corner thereof; ther,ce along the West Iine of said Fisher Tract South 02° 03' 48" West, a distance of 246.00 feet; thence South 88° 37� 32' East a distance of 103.89 feet to the Weat line of said Crow Tracc; thence along said Weet line South 02� 05' 30N West a distance of 191 .35 feet to the point of beginning. Pursuant to property liae ad�ustment #1999-00021 Woodland Heights Assisted Living 9355 SW McDonald Street Tigard, Oregon 97223 June 23, 2003 Applicant's Statement: Woodland Heights proposes to make a minor addition to six rooms on the east end of the building. This minor addition will not change the number of units or the number of residents in the building. It will not have any impact on the traffic, and it will simply allow those six units on the east end to be larger. No additional plumbing will be added, other than some additional sprinkler heads. 1. There will be no change in the land use. 2. There is 35,000 sq/ft in the building and we will add approximately 1960 sq/ft or 5.6%. 3. No additional parking will be necessary because there will be no additional residents or staff. 4. There will be no change to the type of the commercial structure. 5. There will be no increase to the height of the building. 6. No changes to the access ways or parking will be made. 7. No increase to traffic will occur. S. The project will add an additional 1960 sq/ft to the building. 9. No changes to the common areas will be made. 10. No major changes to the landscaping will occur. 11. No modifications to the conditions of the site development will occur. Thank you. Resgectfully, �� � ?�//,.�.���- / �'jf4'�_ - ���/_✓l'�G�./ . ( Gerald W. Crow Jr. -'� Woodland Heights LLC r__________________________________o__�, .�_____ _ ____ ____,.____ __ ��_ � � ' . . . � . . ... ' � - -- y� I. ' . � �, �� w �;� . � ✓ OA n'( 0 , , '� � �/\ ��.-_�O�_! _� _a 31'_5' a dll.__ I . . -.� I I - _.-__ _--- �\•.os � (.' _ ' . ' � \•-.I''(`_ ,".a'_.- I i I II A __/_____ _ � . .. � 1 � K �� �- ' � ('- ''• lo � - i `" 4 � I � I, o ' ` +_.` �� � �. 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