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SDR1995-00006 SD R95 - 00006 HILLVIEW TERRACE APARTMENTS ( HIIvu'ew Covvimoos) THIS IS A REISSUED NOTICE. E PREVIOUS EXHIBIT A NOTICE WAS INADVERTEDLY SENT TO THE INCORRENT OWNERS. • CITY OF TIGARD • NOTICE OF DECISION SITE DEVELOPMENT REVIEW SDR 95-0006 HILLVIEW TERRACE APARTMENTS APPLICATION: A request for the following development applications: 1) Site Development Review approval to allow construction of a seven building, 90 unit apartment complex with an office and swimming pool. Zoning: R-25 (Residential, 25 units per acre). Location: (WCTM 2S1 10AC, tax lot 1200). South of SW Bull Mountain Road, west of SW Pacific Highway, north of SW Beef Bend Road and east of SW 116th Place. SECTION I - DECISION: Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section II. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1 . Right-of-way shall be dedicated to the Public along the SW Bull Mountain Road frontage to increase the right-of-way to 33 feet from centerline. The description shall be tied to the proposed right-of- way centerline as approved by the Engineering Department. The dedication document shall be on City forms. Instructions are available from the Public Counter and the Engineering Department. STAFF CONTACT: Diane Jelderks, Engineering Department. 2. Standard one-half street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, storm drainage, streetlights, and underground utilities shall be installed along the SW Bull Mountain frontage. Improvements shall conform to the alignment of existing adjacent improvements, as approved by the Engineering Department and Washington County. STAFF CONTACT: Michael Anderson, Engineering Department. 3. The applicant shall submit a striping plan of SW Bull Mountain Road detailing the location of the westbound left-turn lane refuge and lane transitions for approval by the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. 4. The applicant shall submit the final site plan showing the provisions for inter-connection of driveways for secondary emergency access between adjoining parcels and the alignment of the east driveway with respect to the driveways on the northerly side of SW Bull Mountain Road to the Engineering Department for approval. STAFF CONTACT: Michael Anderson, Engineering Department. NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 1 ' 5 . Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department . Seven (7) sets of approved drawings and one (1) • itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements . STAFF CONTACT: John Hagman, Engineering Department . 6 . The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit . STAFF CONTACT: John Hagman, Engineering Department . 7 . The applicant shall provide for water quality treatment, as required by Unified Sewerage Agency Resolution and Order No. 91-47 . Design calculations shall be in conformance with the general requirements of Surface Water Quality Facilities Technical Guidance Handbook, USA, 1991 . The design report and calculations shall be approved by the Engineering Department prior to construction. The location of the facility shall be approved by the Engineering Department. STAFF CONTACT: Greg Berry, Engineering Department . 8 . The applicant shall provide for roof and pavement rain drainage to the public stormwater drainage system or by an on-site system designed to prevent runoff onto the adjacent property. STAFF CONTACT: Greg Berry, Engineering Department . 9 . The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department . 10 . The applicant shall provide a hydrology and hydraulic study of the affected basin. Storm water detention may be required to protect the downstream King City system. STAFF CONTACT: Greg Berry, Engineering Department . 11 . The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Pacific Highway. A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit . STAFF CONTACT: Michael Anderson, Engineering Department . 12 . Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18 . The applicant shall pay the fee established for the proposed use . 13 . The applicant shall place the existing overhead facilities underground or pay the fee in-lieu of undergrounding. NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 2 14 . The applicant shall provide a final grading plan, that includes the recommendations of the geotechnical engineer, prepared in accordance with the provisions of Chapter 70 of the UBC and under the supervision of a Professional Civil Engineer, for approval by the Engineering Department, prior to construction. STAFF CONTACT: Michael Anderson, Engineering Department . 15 . Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact : Mark Roberts . The revised plans shall include the following: a. The ground floor units be provided with fencing or masonry walls of complimentary materials to further buffer the patio areas from SW Pacific Highway and the existing or proposed multiple family residential uses . b. The separation between buildings 4A and 6D are not in compliance with this section. As indicated on the site plan, the remaining buildings are in compliance . A revised site plan shall be submitted which provides for a 32 foot separation between buildings rather than the 26 feet shown. c . The applicant shall verify the setback of buildings 2A, 3C, 4A, 5B, 6D, & 7A meets the 10 foot sideyard setback requirement . As shown these buildings appear to be at 8 to 9 feet from the property line . d. Buffering and screening within the westerly buffer area adjoining the existing single family residence. This buffer shall consist of at least one row of trees not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting, with the spacing of the trees depending on the size of the tree at maturity. The site and landscape plan shall be modified to provide a 10 foot buffer of approximately 1, 150 square feet of area. This buffer shall contain a minimum of 12 five gallon or 23 one gallon shrubs, in addition to a row of trees . The remaining area shall be planted in lawn, groundcover or spread with bark mulch. In addition, the following screening is required: 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen six feet in height within two years . The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a five foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. e . To comply with the line of site visibility the trash enclosure proposed at the south westerly end of Building 1B shall be relocated away from the intersection of two private driveways . f . Due to daily site servicing needs it is suggested that the applicant comply with these provisions through Franchise Hauler Review and Sign Off . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 3 g. The plan shall be revised to provide an additional 24 visitor parking spaces . h. The site and landscape should be revised in order to provide a sidewalk along the easterly driveway into the site . THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF OCCUPANCY PERMITS : 16 . The applicant shall contact the Tigard Police Department for review and approval of the address signage of this development and also for approval of the exterior lighting plan for this development . 17 . All site improvements shall be installed as per the approved revised site plans. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST 18 . SECTION 18 . 120 . 060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall : 1 . Require a bond in an amount not grater than 100 percent of other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and 2 . Approve and release such bonds. B. The bond shall be release when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. 19 . SECTION 18 . 164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18 . 164 . 180 Notice to City Required Work shall not begin until the City has been notified in advance . If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION II . FINDINGS OF FACT 1 . Background: This site was the subject of a Comprehensive Plan and Zoning Map Amendments which rezoned the property from Commercial Professional to NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 4 Medium High Density Residential (R-25) . The property is vacant and no other previous land use applications have been made concerning this site . .2 . Vicinity Information: The site is has direct frontage on SW Bull Mountain Road and is adjoined by a vacant restaurant to the east, the Wellington Condominiums to the south The site is adjoined by a single family home and a vacant multiple family residential site to the west. The site is also adjoined by residential uses and a church along the north side of SW Bull Mountain Road. 3 . Site Information and Proposal Description: Approximately a third of the site slopes at about 10; towards SW Pacific Highway. The site is vacant and vegetated with grasses and large piles of brushes which were recently cleared on the site . 4 . Other Department and Agency Comments : The City of Tigard Building Division has reviewed this proposal and has offered the following comments : 1) It is not clear where the storm drainage system is connecting. 2) All impervious surface drainage shall be conveyed to the public storm sewer system. General Telephone reviewed this application and stated that the developer was to provide trenches and conduit to GTE Specifications . The Maintenance Services Department has reviewed this proposal and stated that provision for on-site water quality and quantity detention and treatment may need to be provided. The City of Tigard Water Department has reviewed this proposal and has offered the following comments : Although we do not object to the development concept, we do have the following comments : 1) Water meters and fire hydrants must be located within landscaped areas . 2) All water meters need to have double check valve assemblies installed (by owner) on the customers side of the meter. The water meter for Building 1B shall have a reduced principle assembly device instead of a double check assembly device due to the connection with the swimming pool . The developers engineer shall submit the appropriate plans . The Tigard Police Department has reviewed this proposal and has offered the following comments : The applicant will need to provide exterior lighting plans for the stairwells, front door entry areas and the parking lots . The plans note that a wall mounted HPS at 12 feet above grade is to be provided but no indication is provided as to the locations on the buildings . The landscape plan is acceptable as proposed in terms of security issues . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 5 The Unified Sewerage Agency, the Washington County Department of Land Use and Transportation, the Tualatin Valley Fire District, Portland General Electric and the United States Postal Service have reviewed this application and have offered no comments or objections . No other comments have been received. SECTION III . ANALYSIS AND CONCLUSION A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS : Use Classification: The applicant is proposing to build a twelve building, 90 unit apartment complex. This proposal is classified in Code Section 18 .42 (Use Classifications) as Multiple-Family Residential Units . Code Section 18 . 56 . 030 allows Multiple-Family dwellings as a permitted use in the R-25 zoning district. Minimum Lot Area : Section 18 . 56 . 050 states that the minimum lot area for each multi-family unit in the R-25 zoning district is 1, 480 square feet . There is no minimum lot width requirement in the R-25 zone . The proposed 90 units require a site size of 133, 200 square feet . The net site area is approximately 159, 120 square feet thereby meeting this standard. Developments within the R-25 zone are required to provide a minimum of 201; landscaping. The applicant provided preliminary calculations which indicate that 480 of the site is to be developed with landscaping in satisfaction with this requirement . Setbacks : Section 18 . 56 . 050 states that for multi-family dwellings the setbacks are as follows : front yard - 20 feet; side yard - 10 feet; side yard which abuts a more restrictive zone - 30 feet; rear yard - 20 feet . As indicated on the site plan, the proposal appears to meet the setback requirements . The applicant shall verify the setback of buildings 2A, 3C, 4A, 5B, 6D, & 7A meets the 10 foot sideyard setback requirement . As shown these buildings appear to be at 9 to 10 feet from the property line . The maximum building height is 45 feet . As shown on the exterior elevation plans (A-1 through A-10) , the proposed buildings are approximately 26 feet in height which is under the maximum allowed. Section 18 . 120 . 180 (A) (1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections . The applicable criteria in this case are chapters 18 . 92 , 18 . 96, 18 . 100, 18 . 102, 18 . 106, 18 . 108, 18 . 114 , 18 . 120, and 18 . 164 . The proposal is consistency with these sections has been reviewed elsewhere . The proposal contains no elements related to the provisions of Code Chapters 18 . 94 (Manufactured/ Mobile Home Regulations) , 18 . 98 (Building Height Limitations : Exceptions) , 18 . 134 (Variance) , 18 . 144 (Accessory Use and Structures) , 18 . 150 (Tree Removal) which are also listed under section 18 . 120 . 180 .A. 1 . These sections are therefore found to be inapplicable as approval standards . Section 18 . 120 . 180 .A. 2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections . These standards are addressed immediately below. NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 6 Relationship to the Natural and Physical Environment : Section 18 . 120 . 180 . 2 states that buildings shall be located to preserve existing trees and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The applicant proposes to preserve trees in place except for one Oak tree which is to be removed to construct necessary street and driveway improvements . Exterior Elevations : Section 18 . 120 . 108 .3 states that along the vertical face of multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a) Recesses (decks,patios, etc . ) ; b) Extensions (decks, patios, etc . ) ; or c) Offsets or breaks in roof elevations . As indicated on the preliminary building elevations plans (Sheets A-i through A-10) the design shows both recesses and roof elevation offsets, in accordance with this section. Buffering, Screening and Compatibility between adjoining uses : Section 18 . 120 . 108 .4 (A) states that buffering shall be provided between different types of land uses . This criteria shall be satisfied as addressed in the Buffer Matrix (18 . 100 . 130) section below. Section 18 . 120 . 108 .4 (B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. This criteria is addressed in part because the site and landscape plan provides screening around the parking area adjacent to SW Bull Mountain Road and within the required buffer area. The site and landscape plans do not presently provide a buffer between the existing home to the west of the site and the principal driveway entrance to the apartments . The site and landscape plan shall therefore be modified to address these requirements . Privacy and Noise : Section 18 . 120 . 180 . 5 requires that structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units, that the buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise, and on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses . A total of three residential parcels directly adjoin the proposed development site . Due to the building orientation the open space areas appear to adequately screened from view existing and potential adjoining residential uses . The patio areas have direct visibility from SW Pacific Highway. It is recommended that all of the ground floor units be provided with fencing or masonry walls of complimentary materials to buffer the patio areas from SW Pacific Highway and the existing or proposed multiple family residential uses . On-site private space has been satisfied through the use of ground floor patios and balconies . The building design also provides for off-sets or staggering of the patios so that a direct line of site between patios is limited. NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 7 Private Outdoor Areas : Section 18 . 102 . 108 . 6 . requires that private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet . This criteria is satisfied as the applicant is proposing balconies or patios for each unit in excess of 48 square feet. Shared Outdoor Recreation Areas : Section 18 . 102 . 108 . 7 states that in addition to subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the amount of 200 square feet per unit for studios to two-bedroom units and 300 square feet per unit for three or more bedroom units . The required recreation space may be provided as follows : 1) all outdoor space; 2) part outdoor and part indoor space; 3) all public or common space; 4) part common and part private, for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; 5) where balconies are added to units, the balconies shall not be less than 48 square feet . Shared outdoor recreation space shall be readily observable for reasons of crime prevention and safety. This development requires a total of 18, 900 square feet of shared outdoor recreation area (81 units @ 200 s . f . and 9 units @ 300 s . f . ) . A swimming pool has been proposed for on-site shared recreation purposes. The applicant also proposes extensive landscaping over 4896- of the net lot area or 77, 234 square feet with a mixture of walkways, passive enjoyment areas and common outdoor lawn areas . The larger areas to be provided for the shared outdoor recreation are centrally located and readily observable by the residents of several dwelling units . The Police Department has reviewed the landscape plan and have recommended approval of the plan as proposed. Demarcation of spaces : crime prevention: Section 18 . 102 . 108 . 9 states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The Tigard Police Department has requested, in similar developments, that appropriate signage be placed at entrances to apartment complexes and that adequate addressing be placed on unit entrances so that emergency service providers can locate units quickly. The developer should therefore be required to contact the Police Department prior to obtaining occupancy permits for the complex for review and approval of the address signage of this development. Crime Prevention and Safety: Section 18 . 102 . 108 . 10 requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 8 Separated laundry areas are not proposed for this development but based on a preliminary review of the plans it is recommended that the developer contact the Police Department prior to the issuance of building permits for the complex, for review and approval of the exterior lighting plan for this development . Density Computation: Section 18 . 92 establishes the criteria for determining the number of dwelling units permitted. In determining the net acreage, the following are subtracted from the gross acreage : sensitive land area; park dedication; dedicated public right-of-way and private streets . Only land dedicated for public right-of-way is applicable to this proposal and need be subtracted. To calculate the net units per acre, it is necessary to divide the net acreage by the minimum number of square feet required for each lot by the applicable zoning district . The property contains approximately 4 . 14 gross acres or approximately 180, 338 square feet . Section 18 . 92 . 020 (3) (b) requires the subtraction of 15% of the gross area for public facilities, or 27, 051 square feet . The resulting net acreage is 153 , 287 square feet . By dividing this area by 1, 480 square feet per unit results in the potential for 103 net dwelling units . The applicant is proposing 90 units in compliance with this criteria. Additional Yard Setback Requirements : Section 18 . 96 . 020 requires that the building setback on SW Bull Mountain Road (a Major Collector) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street . The front yard setback of closest adjoining structure is at 45 feet from the street in compliance with the standard. Distance Between Multiple-Family Structures : Section 18 . 96 . 030 states that buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation, buildings with windowed walls facing buildings with a blank wall shall have a 15 foot separation, buildings with opposing blank walls shall have a 10 foot separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet . This section is applicable to each of the proposed buildings . The building lengths vary from 75 to 135 feet . The building elevation plans (Sheets A-1 through A-10) show that these buildings have windowed walls facing windowed walls. The required separation is therefore 25 feet . There is an additional 7 foot separation required because the lengths are greater than 50 feet long. The total building separation required for these building therefore is 32 feet . The separation between buildings 4A and 6D is not in compliance with this section as shown. The remaining buildings comply with this requirement . A revised site plan shall be submitted which provides for a 32 foot separation between Buildings 4A and 6D rather than the 26 feet shown. Driveways, parking lots and walkways shall maintain the following NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 9 separation for dwelling units within eight feet of the ground level : 1) driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and 2) driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet . As indicated on the site plan, all buildings satisfy the parking lot and walkway separation requirements . Landscaping Plan: Section 18 . 100 . 015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs . The landscape plan provides 48% of the site with landscaping. Parking lot trees have been provided at a ratio of one space for each seven uncovered parking spaces in compliance with this requirement . Street Trees : Section 18 . 100 . 033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18 . 100 . 035 . Section 18 . 100 . 035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large) . The landscape plan shows the planting of six Scarlett Oaks and preservation of one existing Oak tree along the SW Bull Mountain Road frontage . Based on their size of 60-80 feet at maturity these trees are considered a large species and may be planted at 40 feet on center. Screening: Special Provisions : Section 18 . 100 . 110 (A) states that trees shall be planted in landscaped islands in all parking areas and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect . The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. As indicated on the site plan, parking lot trees and landscaping have been provided in accordance with this section. Screening of Swimming Pools : Section 18 . 100 . 110 (C) states that all swimming pools shall be enclosed as required by Chapter 14 . 20 of the Tigard Municipal Code. The enclosure shall be provided by a fence or wall with a minimum height of four foot with a self-latching door or gate . The elevations provide details for a five foot high steel tube enclosure around the pool . Screening of Refuse Containers : Section 18 . 100 . 110 (D) states that any refuse container or disposal area shall be screened from view by placement of a solid wood fence, masonry wall or evergreen hedge between five and eight feet in height . All refuse materials shall be contained within the screened area. The site plan as proposed provides three trash and recycling enclosures with 576 square feet of total area with screening in accordance with this section. Due to daily site servicing needs it is suggested that the applicant comply with these provisions through Franchise Hauler Review and Sign Off . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 10 Buffer Matrix: Section 18 . 100 . 130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses . The Matrix indicates that where a multi-family development abuts a residential zone with a single-family use, the required buffer and screening width shall be 10 feet . Section 18 . 100 . 080 .D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. The trees shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the tree depends on the size of the species at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover or spread with bark mulch. The site and landscape plan doesn' t presently provide a buffer between the site and an adjoining residence to the west. The site and landscape plan shall be modified to provide a 10 foot buffer of approximately 1, 150 square feet of area. This buffer shall contain a minimum of 12 five gallon or 23 one gallon shrubs, in addition to a row of trees . A revised landscape plan shall be submitted indicating landscaping and screening along the east buffer area in accordance with this section. Section 18 . 100 . 080 .E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years . The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. A revised landscape plan shall be submitted indicating landscaping and screening along the east buffer area in accordance with this standard. Visual Clearance Areas : Section 18 . 102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height . The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed) . A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and the driveway and then connecting these two 30 foot distance points with a straight line. To comply with the line of site visibility the trash enclosure proposed at the south westerly end of Building 1B shall be relocated away from the intersection of two private driveways . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 11 Minimum Off-Street Parking: Section 18 . 106 . 030 (A) (3) requires a minimum of 1 . 5 parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom. The applicant is proposing 57 one bedroom units and 43 units in excess of one bedroom which requires a total of 157 parking spaces . In addition, section 18 . 106 . 020 (G) states that multi- dwelling units with more than 10 required parking spaces shall provide shared parking for the use of all of the guests of all of the residents of the complex. The shared parking shall consist of 15 percent of the total required parking spaces and be centrally located within the development . The required number of visitor parking spaces is 24 . This requirement has not been addressed, the site and landscape plan shall be revised to provide an additional 24 visitor parking spaces for a total of 181 parking spaces . The Americans with Disabilities Act (ADA) requires five disabled parking spaces if 151 to 200 parking spaces are provided. The proposed site plan appears to show the provision of four disabled person parking spaces distributed throughout the site. A minimum of one additional handicapped parking space shall be provided to comply with ADA requirements . A revised plan shall be submitted which complies with Uniform Building Code Chapter 31 . 04G. It is suggested that several of these designated handicapped parking spaces be relocated under cover to better serve the needs of both handicapped residents of the proposed development and handicapped visitors . Bicycle Parking: Section 18 . 106 . 020 (P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development . Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways . Based on the provision of 181 parking spaces, 12 bicycle parking spaces will be required for this development . The site plan shows the provision of approximately 12 bicycle racks, thereby satisfying this requirement . Access : Section 18 . 108 . 070 (D) requires that multiple-family residential uses provide a minimum of two driveways plus one additional driveway to a public street for every 200 units or portion thereof in excess of 100 units. The minimum access width shall be 30 feet, with 24 feet of pavement, curbs and a five foot sidewalk. The site plan indicates the provision of 90 units, therefore two accesses shall be required for this development . This section is partially satisfied as the site plan shows the provision of two access drives with pavement widths of 24 feet or more . A sidewalk was provided along the westerly access driveway but not the easterly driveway which leads into the development . The site and landscape should be revised in order to provide a sidewalk along the easterly driveway into the site . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 12 Walkways : Section 18 . 108 . 050 (B) requires that within multi-family developments each residential dwelling shall be connected to the vehicular parking area, and common open space and recreation facilities shall be connected by a walkway system having a minimum width of four feet and constructed of an all weather material . As indicated on the site plan, walkways are satisfactorily provided. Signs : Section 18 . 114 . 130 (B) lists the type of allowable signs and sign area permitted in the R-25 zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. Mixed Solid Waste and Recyclable Storage : Section 18 . 116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclable prior to pick-up and removal by haulers . The applicant shall choose one of the following four methods to demonstrate compliance : Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off . The applicant will need to submit evidence or a plan which indicates compliance with this section. The applicant shall also obtain from the disposal hauler a written sign-off on the location of and the compatibility of facilities . B. PUBLIC FACILITY CONCERNS: Sections 18 . 164 . 030 (E) (1) (a) (Streets) , 18 . 164 . 090 (Sanitary Sewer) , and 18 . 164 . 100 (Storm Drains) shall be satisfied as specified below: Findings : 1 . TRAFFIC: The applicant has submitted a traffic report entitled "Hillview Commons - Traffic Analysis Report" , dated February 15, 1995, as prepared by Keech Associates, Inc . , Consulting Traffic Engineer. The report includes traffic counts on SW Bull Mountain Road and at its intersection with SW Pacific Highway. An estimate of the project traffic is made and the effects of the project traffic, together with provisions for contiguous proposed projects and future growth, is analyzed with respect to the project driveways and the signalized intersection of SW Bull Mountain Road and SW Pacific Highway. The report concludes that the project driveways will operate with a satisfactory Level of Service "B" , and recommends that a west bound left-turn refuge be included in the construction for the project, for the east driveway. The east driveway location should align with the driveway on the opposite side of the street that provides one of two access driveways for the church on the north side of SW Bull Mountain Road. As an alternative, the traffic report should be amended to include a study to demonstrate how the offset driveways could function satisfactorily. NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 13 With respect to the intersection of SW Bull Mountain Road and SW Pacific Highway, the report indicates that a Level of Service of "D" will be maintained with the addition of the project traffic to the existing traffic. In discussions with the applicant and the proponents of the project on the contiguous property to the west, provisions for emergency access between the sites is planned and will be included in the final building application. The private driveways will be designed to connect within the properties at locations to be determined. The final site plan should be approved by the Engineering Department . 2 . STREETS : As indicated above, the applicant' s site plan shows two driveways connecting to SW Bull Mountain Road, a Major Collector street as shown on the City Comprehensive Plan. SW Bull Mountain Road is also a Washington County road and the proposed driveway construction will require a County Facilities permit . The existing right-of-way for SW Bull Mountain Road, as measured from the centerline of street, is 20 feet wide. The right-of-way required to match the existing dedications to the east is 33 feet . The applicant should be required to dedicate the additional street right-of-way. The existing roadway consists of a 32 foot wide asphalt concrete pavement that provides one 11 foot wide vehicular and a 5 foot wide paved shoulder in each direction. The standard condition of approval for this type of development is to require one-half street improvements along the entire frontage. To implement the traffic reports' recommendation for a west-bound left turn lane, it may be necessary to construct widening on the opposite side of the street to provide a safe transition from three lanes to two lanes. The applicant should submit a striping diagram with the construction plans for approval by the City Engineer in order to determine the exact limits of the street construction. Power poles and overhead lines are existing on both sides of the street, and the applicant should be required to place the facilities underground along the southerly frontage, or pay the fee in-lieu of undergrounding. 3 . SEWER: The site is served by the existing 8" public sanitary sewer located in an easement across the property to the west and south. The applicant shall extend the main line sewer to the site property and provide an easement to the City of Tigard between the existing and proposed construction. The sewer has sufficient capacity for the proposed addition. NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 14 4 . STORM DRAIN: The site slopes in a southeasterly direction toward the adjacent frontage road within the contiguous SW Pacific Highway right-of-way, along the southeasterly site property line. The applicant' s storm drain plan proposes an on-site underground system connecting to the State Highway and will require a permit from ODOT. The drainage from the additional impervious area created by the new construction should to be directed to an on-site water quality facility prior to being transported to the downstream drainage system. In addition, this project is located within the drainage basin connecting to King City and provisions for storm water detention should be included in the project drainage system. The applicant shall provide a hydrology and hydraulic study of the affected drainage basin prepared under the supervision of a Civil Engineer for approval of the Engineering Department . The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on-site water quality facilities or fees in-lieu of their construction. The project should be re-designed to include a water quality facility as a part of the proposed construction. 5 . GEOLOGY: The applicant has submitted a geotechnical report entitled "Geotechnical Investigation - Hillview Commons Apartments" , dated January 30, 1995, as prepared by Carlson Testing, Inc . The report provides a discussion of the existing geology and the effects of the proposed grading of the site with respect to the subsurface conditions . The report concludes that the proposed development is compatible with the site conditions and includes recommendations relating to the potential hard rock conditions to be encountered and to the disposition of a small spring that crosses the site. The applicant shall submit the final grading plan to the Engineering Department for approval prior to construction. The plan shall be prepared under the guidelines of Chapter 70 of the Uniform Building Code and with the supervision of a Civil Engineer. The plan shall also include the recommendations of the geotechnical report and the final grading construction shall be certified by both the Geotechnical and Civil Engineers . NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 15 SECTION V. PROCEDURE 1 . Notice : Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant and owners XX Owners of record within the required distance XX The affected Citizen Involvement Team Representative XX Affected government agencies 2 . Final Decision: THE DECISION SHALL BE FINAL ON 5/10/95 UNLESS AN APPEAL IS FILED. 3 . Appeal : Any party to the decision may appeal this decision in accordance with Section 18 . 32 .290 (A) and Section 18 . 32 . 370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent . Appeal fee schedule and forms are available at Tigard City Hall, 13125 SW Hall Blvd. , Tigard, Oregon. The deadline for filing of an appeal is 3 :30 p.m. 5/10/95 . 4 . Questions : If you have questions, please call City of Tigard Planning Department (639-4171) , City of Tigard City Hall, 13125 SW Hall Blvd. , Tigard, Oregon 97223 zs qS PREPARED BY: Mark Roberts ATE Assistant Planner /W/A -6/95 APPROVED BY: Richar'• Bewersdorff DATE Senior Planner NOTICE OF DECISION - HILLVIEW TERRACE APARTMENTS - SDR 95-0006 PAGE 16 0 % y L1ILIUI1- I kit . . .. '♦ ��•� i2 l ..; • III _ ... ammumr*. 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