Report 1100 NE 28"'Ave 1212
Portland,OR 97232
(503)706-7380
eddedcrebaugh.com
(EcEc)
EDWARD CRABAUGH
ENGINEERING CONSULTING,P.C.
Date: Jan.28,2016
City of Tigard
Community Development
13125 SW Hall Blvd.
Tigard,OR 97223
ATT: Dan Nelson,Senior Plans Examiner.
RE: Permit#BUP2016-00031—Meadow Creek Apartments Fire Restoration
Dear Mr. Nelson,
This letter addresses the applicability of OSSC code section 903.2.8.5 as it relates to fire restoration at the Meadow
Creek Apartments,units 1416, 1415, 1414,and 1408.
Section 903.2.8.5 requires that sprinklers be installed when an existing nonsprinkled apartment house building suffers
substantial damage,wherein the total cost of rehabilitation equals or exceeds 25%of the building's value. Once this
trigger is reached,each individual unit that requires restoration costing 25%or more of that unit's assessed value will
require a sprinkler system.
It further requires that sprinklers be installed throughout the entire apartment house building if more than half of the
units within the apartment house building suffer damage such that the cost of restoration in each is more than 25%of
the unit's assessed value. On this point,only four of the building's 16 units were affected by fire,smoke,or water. As
such,the entire building does not require a sprinkler system.
The building owners have provided an assessed value for the building in the attached letter and supporting
documentation. The stated building valuation is$1.2M.
As such,the cost of restoration services that would trigger sprinkler systems in individual units per 903.2.8.5 would be
$300K.
The fire restoration contractor,J.R Johnson,has provided the costs for their services,listing total restoration costs at
$255K. As such,none of the four affected units requires a sprinkler system per current code.
If you have any further questions regarding this matter,please contact me directly at the number given above.
Sincerely, CITY OF TIGARD
REVIEWED FOR C DE COMPLIANCE
�-- Approved: [ `-jj/
OTC: [ I
Permit#: O P24:;(6,-( o-
Address: Z � ! . .i X11► A
Edward W.Crabaugh, P.E.
Suite ••
BY: Iiil►�. Date: ''Z (( ( 6
Approved pians
shall be on job site.
OFFICE COP
Edward Crabaugh Engineering Consulting
1100 NE 28th Ave#212
Portland,OR 97232
RE:Valuation of Meadow Creek Building 14.
Dear Mr.Crabaugh,
This letter is in response to your request for fire restoration costs and the assessed value of Building 14
at Meadow Creek Apartments.
Based on the attached Washington County Real Property Tax Statement(attached),as of 6/30/16,the
assessed value of all structure on the property is$22,764,600. The property consists of(19) identical 16-
unit apartment buildings,(1)club house,a utility building,and about(44)carports.
Dividing the total structure value by only the(19)buildings for the sake of simplicity,one arrives at a
conservative value of$1,198,134 for each building.
The fire restoration costs proposed by J.R.Johnson,per the attached estimate,are$255,143.33.
Please let us know if you require anything further. We appreciate your help in this matter.
Best Regards,
asiglati
- Oubv&ks 4c€44-
. 1/ Rte-rb94 fidduo6s
1
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7/1/15 TO 6/30/16 REAL PROPERTY TAX STATEMENT
WASHINGTON COUNTY OREGON *155 N FIRST AVE.,RM 130*HILLSBORO,OREGON 97124
PROPERTY DESCRIPTION MAP: 1S134BC-00403 ACCOUNT NO: R2003360
SITUS: 12505 SW NORTH DAKOTA ST
2015-2016 CURRENT TAX BY DISTRICT:
COLL-PORTLAND 5,065.82
ESD-NW REGIONAL 2,755.32
SCHOOL-BEAVERTON 84,514.41
SCHOOL-BEAVERTON LOL 22,510.76
LEGAL DESCRIPTION CODE AREA: 051.85 EDUCATION TAXES: $114,846.31
ACRES 14.51, LAND HOOK WASHINGTON COUNTY 40,274.46
REG-METRO SERVICE 1,730.63
PORT-PORTLAND 1,257.00
FIRE-TV FIRE & RESCUE 27,320.86
CITY-TIGARD 45,016.12
VALUES: LAST YEAR THIS YEAR CLEAN WATER SERVICES 0.00
UR-TIGARD-DOT 059.12
MARKET VALUES: WASHINGTON COUNTY LOL AFTER 10,625.08
LAND 5,168,000 5,168,000 REG-METRO-AFTER 1/1/2013 1,728.83
STRUCTURE: 18,680,160 22,764,600 FIRE-TV FIRE & RESCUE-AFTER 1 8,103.87
TOTAL RMV VALUE: 23,848,160 27,932,600 GENERAL GOVERNMENT TAXES: $130,715.97
TAXABLE VALUES:
ASSESSED VALUE 17,484,090 18,008,610 BOND-METRO SERVICE DIST 271.93
BOND-SD #48-BEAVERTON 10,160.46
BOND-TV FIRE & RESCUE AFTER 2,387.94
BOND-CITY OF TIGARD AFTER 7,545.61
BOND-METRO SERVICE AFTER 3,252.36
PROPERTY TAXES:
$299,011.15 $306,742.47 BOND-PCC-AFTER
5,451.21
BOND-SD #48-BEAVERTON-AFTER 26,110.68
APPEAL DEADLINE December 31,2015 BOND AND MI SC TAX $55,180.19
Value Questions 503846-8826
Tax Questions 603-846-8801
Business Personal Property Questions 503-8464838 2015-16 TAX (Before Discount) $306,742.47
Other Questions 5034464741
PROPERTY TAX PAYMENT OPTIONS
(See back of Statement for payment instructions.)
Due Discount Net Amount Due
Pay DELINQUENT TAXES: NO DELINQUENT TAXES DUE
In Full 11/16/15 9,202.27 $297,540.20
213 11/16/15 4,089.90 $200,405.08 (See back for explanation of taxes marked with an asterisk(7.
113 11/16/15 NONE $102,247.49 Delinquent Tax Total is included in payment options to the left.)
MAKE PAYABLE TO:Washington County TOTAL (After Discount)
Online- https://ecomm.co.washington.or.us/properfytax $297,54 0.20
Pay By Phone:1(888)510-9274
Many factors can affect the amount of your tax bill.
Ifyou He in a taxng dstrtu that has new voter approved Bonds or Local Option Levies,your property taxes rn y increase more than 3%
If you made any major renwatons or changes to your weedy prior to the assessment dale of January 1,yotx property taxes may hawse more than 3%
Fora:Monainformation please tefertothe Press Rehaaseatwwwco.nashin .a:uslA ierdTar anaryoucancaltheoanyarmset(500)846.8741.
All Payments Processed Upon Receipt
y Tear Rare
d Tear Here
RETURN THIS PORTION WITH PAYMENT-SEE BACK OF STATEMENT FOR INSTRUCTIONS
2015-2016 Property Tax Payment Stub WASHINGTON COUNTY,OREGON ACCOUNT NO: R2003360
ElMailing address change on back of stub.
SITUS: 12505 SW NORTH DAKOTA ST,
UNPAID DELINQUENT TAX IS INCLUDED IN PAYMENT OPTIONS
FULL PAYMENT(Includes 3%Discount) DUE: 11-18-15 $297,540.20
2/3 PAYMENT(Includes 2%Discount) DUE: 11-16-16 $200,405.08
1/3 PAYMENT(No Discount Offered) DUE: 11-16-15 $102,247.49
DISCOUNT IS LOST&INTEREST APPLIES AFTER DUE DATE
Make Payable to:
WASHINGTON COUNTY
Property Tax Payment Center ENTER AMOUNT PAID
P.O.Box 3587 Due Date:11/1612015
Portland,OR 97208-3587
34000120033600029754020002004050800102247498
J.R. Johnson,Inc.
PO Box 17196,Portland,OR.97217
(T)503-240-33881(F)503-240-3424
J.R.JOHNSON,INC. OR CCB# 102676 I WA CCB:JRJOHI*050DB
EXHIBIT"A"
Summary
Line Item Total 255,052.89
Replacement Cost Value $255,052.89
Net Claim
$255,052.89
Tim Miller
•
15-J776-002-VALUEB14 1/28/2016 Page:40
Dan Nelson
From: Mark VanDomelen
Sent Wednesday, February 03,2016 4:50 PM
To: Dan Nelson
Subject: FW:Apartment house repair
Attachments: Fire damage repair.pdf
Here's the answer.
From: TURNER Rex L * DCBS [mailto:Rex.L.Turnerc oregon.gov]
Sent: Wednesday, February 03, 2016 4:06 PM
To: Mark VanDomelen
Subject: FW: Apartment house repair
Mark, I got an"undeliverable"message on this so this is attempt#2.-Rex
From: TURNER Rex L * DCBS
— —
Sent: Wednesday, February 03, 2016 2:33 PM
To: 'markv@tigard-or.gov'
Cc: ROCCO Anthony.3 * DCBS; JUDSON Steven W * DCBS; ROGERS Richard * DCBS
Subject: FW: Apartment house repair
Hello Mark,
The valuation is based on the entire building(apartment house), not just the four damaged units. Based on the
valuation provided,the SUBSTANTIAL DAMAGE threshold has not been met,and no sprinklers are required.
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NMI Requirements. Where substantial altera-
tions are made or substantial damage occurs to an exist-
ing non.sprinkled Croup R.2 apartment house.designed
and constructed wider the provisions of this code, an
approved automatic sprinkler system complying with
NEPA 13R shall be installed only in the substantially
altered or damaged dwelling wilts, When more than 50
percent of tine dwelling units within a building are sub-
stantially altered or damaged, the entire apartment
house occupancy shall be provided with an NFPA 13R
sprinkler system or equivalent.
For the purposes of this section. when an NITA
13R sprinkler system is installed, a fire department
connection shall nor be required.
The following terms are defined in Chapter 2:
SUBSTANTIAL ALTERATION.
SURSTAN11AL DAMAGE.
STRUCTURE. That which Is built or constructed. A struc-
ture may contain one or more buildings separated by fire.
rated construction elements In accordance with prevailing
building codes.
SUBSTANTIAL f)Ait1AGE,Any damage of any origin to a
structure, whereby the cost of restoring the structure to its
original condition mould be equal to ex exceed 25 percent of
the assessed value of the structure before the alteration
occurred. '
Regards,
Rex Turner
Structural Program Chief
Oregon Building Codes Division
503-373-7755
- From: Mark VanDomelen [mailto:markv@tigard-or.gov]
Sent: Wednesday, February 03, 2016 11:49 AM
To: TURNER Rex L * DCBS
Subject: Apartment house repair
Hi Rex,
Thank you for taking the time to work with me on this. Here is the situation that I'm dealing with that we discussed on
the phone. I am unclear whether OSSC section 903.2.8.5 requires a calculation that gets to the assessed value per unit or
the assessed value per building for the determination of substantial damage in chapter two. I have attached the
documents from the county tax records and the EOR for consideration.The bottom line is that if the$1.2 million
valuation per building is divided by the 16 units in the building, each unit would have a valuation of$75,000.
25%($75,000)=$18,750. The cost of repairs are about$250K. Ding the calculations this way, one or more units would be
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substantially damaged. If you look at the building as a whole as the EOR did,with a building valuation of$1.2 million
(25%)=$300,000,the building would not be substantially damaged and no units would require sprinklers. Please let me
know what you think.
Thank you,
Mark VanDomelen
Building Official
City of Tigard
markv@tigard-or.gov
(503)718-2448
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. It requested, e-mail
may be disclosed 10 another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule."
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