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PDR2015-00007 City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT /1/4//'7 = Request for Permit Action TIGARD 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor 61 City Staff Check(✓)one REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): CANCEL/VOID PERMIT APPLICATION. REFUND PERMIT FEES (attach copy of original receipt and provide explanation below). ❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not ca cel permit). Permit#: /71)/ 110/57-00007 51)`�20/5 ~& CO3 Site Address or Parcel #: g rob y 75o $96 p S co &AK g+ Project Name: 4+ IW rS Subdivision Name: /tf X}-•— Lot#: EXPLANATION: N`eGd /174p(cUr-?`l olv c . Fog- &6I(C Sr Ara( OR 20 go-60017) 1 CP 600,/ ')1CPLD S NnIC2 A frfr ovi4-L _ PPLs R4 (1115/e uc RAXeri..1 n , i z o(7-i.Pae,0 ( f 2 -6een? /v0 /7E, szsg. / 6' /"6-7-4 �9�y . Signature: 4 Date: /) - Print Name: Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. FOR OFFICE LSF ONLY Route to Sys Admin: Date By Route to Records: Date y /2 B t T' Refund Processed: Date N/1.9" B - Invoice Processed: Date By Permit Canceled: Date ///43//7 B Parcel Tag Added: Date By I:\Building\Forms\ReyPermitAction_8'923 Y4.doc XREF UST OA.lc 40 P170 ., 44 x2 o A+0 APARTMENTS PLANNED DEVELOPMENTz P170440001 0170447G4ERIAL COMBINED CONCEPT PLAN AND DETAILED PLAN REVIEW - PLANNED DEVELOPMENT grg TIGARD, OREGON a t N 8 o I N c = Y. m Vii. SN LOCUST ST APPLICANT SHEET INDEX NAME: DBC OAK STREET, LLC P1.0 COVER SHEET CONTACT: SKIP GRODAHL PI.1 EXISTING CONDITIONS/SITE ASSESSMENT r51 IlL,, V ADDRESS: 2164 SW PARK PLACE P1.2 EXISTING CONDITIONS WITH AERIAL IMAGERY S - P2.0 PRELIMINARY SITE PLAN D I. PORTLAND, OR 97204 P2.1 PREUI.INARY ACCESS PLAN per, � � W _" PHONE: (503) 244-2554 P2.2 PLANNED DEVELOPMENT CONCEPT PLAN • _ P2-3 OVERALL DETAILED PLANNED DEVELOPMENT PLAN e EMAIL: sgrodahl1Mgslpraperties.CDm P2.4 OVERALL OPEN SPACE ANALYSIS PLAN • P - -I PIO PREUMINARY COMPOSITE UTILITY PLAN CO '6:-2'1 J I..._]II r 4 r P4.0 PRELIMINARY GRADING AND EROSION CONTROL PLAN i `.II - -- 4 _ OWNER PSA PREUMINARY SITE CROSS SECTIONS u ,� NAME: ORLAND, LTD (THE OTHMAN GROUP) LII PRELUIINARY LANDSCAPE PLAN(WEST)°' CONTACT: NAWZAD OTHMAN 1 � .r-. • L12 PREUPREUMINARYLANDSCAPE PLAN[EAST]AND LEGEND O - . I I ADDRESS: 215 SW WASHINGTON ST., SUITE 202 H d-, PORTLAND, OR 97204 Lk,3 PLANTING NOTES AND DETAILS TC,I TREE PRESERVATION AND REMOVAL SIZE PLAN 12 �' TC.2 TREE CANY SITE PLAN r_, `X C1: ` ` OP --' --_L PHONE: (971) 302-6983 TC.3 TREE CANOPY TABLES,SPECIRC/mONS.AND DETAILS :En 0 N „ k EMAIL: nawxad othmangraup.cam A1.10 MASSING q 9� PROJECT A2.10 BUILDING A PUNS p , 3 SITE - i 4 PLANNER / CIVIL ENGINEER A211 BUILDING A PLANS . - `°d A2.20 BUILDING B PUNS C:3 � [4 ` ` 'F SURVEYOR / LANDSCAPE ARCHITECT 3.10 ammo ELEVATIONS a' A N LL A3.11 EXTERIOR ELEVATIONS • NAME: OTAK INCORPORATED A4.10 OUTBUILDINGS PLANS s i` PLANNER: JERRY OFFER • H.. ,1 -r I ENGINEER: MIKE PEEBLES, P.E. I ' • . SURVEYOR: GARY PAUL, PIS VICINITY MAP LANDSCAPE: DAVID HAYNES, PLA IV.T.S. ADDRESS: BOB SW 3RD AVE., SUITE 300 PORTLAND, OR 97204 PHONE: (503) 287-6825 EMAIL: xnike.peebles@otak.com, jerry.affer®otak.com t I I I I ,/� � ' ` ARCHITECT in I 1 I I I NAME: ANKROM MOISAN ARCHITECTS +� �� f I I CONTACT: JOHN SCHUPP or JOE TUCKER —--�J_- __ _ AV r _- ADDRESS: 6720 SW MACADAM AVE:, SUITE 100 a — -T_ --i- it,,...,,,,,...: r ,- _ -------� , 97219 — PORTLAND, OR PHONE: (503) 245 7100 101mr 'w " - - - ' ry EMAIL: ohne@ankrammoisan.corn, oetflanbommoisan,corn ca eD I . I I I r I `fr,! I ,� ' 1 E -- ENVIRONMENTAL (WETLANDS) o a!�• / _V a' N A ,+r■- 1 1 - NAME: PACIFIC HABITAT SERVICES — �°z �r�, t I g. CONTACT: AMY HAWKINS w E- —� I A@3' II � - :'s• ADDRESS: 9450 SW COMMERCE CIRCLE, SUITE 18000 I4 fl " I WILSONVILLE, OR 97070 1 1 1 1 1 1 ! PHONE: (503) 570-0800 L e� ___! EMAIL: ah@pacifichabitat.com p� < LU i 1 ° I1 TRAFFIC ENGINEER Er L "' NAME: KITTELSON AND ASSOCIATES 7 oLLI CONTACT: JULIA KUHN, PE, KELLY LAUSTEN W ± Q ADDRESS: 610 SW ALDER, SUITE 700 c7_, C3 1 PORTLAND, OR 97205 O PHONE: (503) 228-5230 EMAIL: jkuhn@kittelson.com .,- _ `1�—= _ '---.,_-.=_________ �_—�=' GEOTECHNICAL ENGINEER SITE INFORMATION p4 . -- - CITY OF TIGARD, WASHINGTON COUNTY, OREGON Q z ` c —w _ _ NAME: GEOTECHNICAL RESOURCES, INC. 1N 1W 35AG: TAX LOTS 4000, 4100, 4200, 4300, 4400 I Y �� --- ��_�=��- CONTACT: MICHAEL REED, PE or TAMARA KIMBALL, PE 1N 1W 35AD: TAX LOT 1303 p wmmpan „Ic �T ADDRESS: 9725 SW BEAVERTON HILLSDALE HIGHWAY SITE AREA 11.17 ACRES w SI A'eT Ste 300 ---- ' ` -IN + Portland, OR 97204 m -1 BEAVERTON, OR 97005 Phone:(S43)2m-N825 -• PHONE: (503) 641-3478 Z Far [503)415-2104 PROJECT MAP EMAIL: mreed@gri.com, tkimball@gri.cam < mrrat1.o3m 17044 P16325P100 Q- 1 Projxt No. Drawing No, SCALE: 1" = 100' P1.0 1 Sheet No. ID OYak, ins.2015 SD W XREF UST Rid=1n�1 LSfcuN.8P 6S MH 12°Cm O&R(E)173.16 12"CCNC IN(ta9 17525 RIM=161.77 1Y COW IN(NE)173.31 Rix.lied SP CURB MLEI CO LIS SO"IRB INLET 0 UO 517P443f19P _US= 160.62 t =17723 017044%001 1Y CDN CUTOFF!)174.41 $NA P'�]C• ,10'PPC PUr{$E}�173-96 Li'63 _ SS MH // g RIM-160.90 IDM=170.04 / SS CB t CEJ - SD C6 -e`LYNIC WO)163.73 :11 !f5.5'CIN1C 0UT(SN} .69 RIM=175At @'CDR NE}173.05 SS CB g RIM=160.36 NN(( 15-COME 10 a. 35f RIM='Iran 1a'PMC. I 173,09 12°'.0171 177:96 e'DONC IV 165.95 .q $ ] 1Y COMC N 172.94 $y CPP oUT $72_26 12.PC IN(4 173.14 W 1Y• N(E)178.02 le•Por: 173.54 ��M1 o 10'PPC IR(C}173.41 5,5 J 12`PPC Iw(E)17251 RIM 17b22 6D C8 1 7.42 y. 50 SRCH NUT ! J 6' 'HC 0U1{E)16402 RIM=17$31 ;�CO @'..NC II♦('{7 161.17 7M PMC QU1(W)175.15 SS MH Q SS W = g _ 10'PVC WTI 1 - �f' •IM=175.@0 1z•PPC Iw(E)$75.18 RIM-177.73 3' RIM-176.84 F ii 1'PVC KE 776.51 l „ 12'- 001 17300 12 C6 SD C6 6'"COC OIIT(E)162.53 N Par-176. RIM=177.44 8"COM IN(W)182.@3 SD MH _ PVC N(E},73:W uNo'1 "PVC INO'1}t7@.7@• r, / / IY WC 173.7@ tY COMC OLfT(NJ 57531 PoM=176.24 SO C NI 55 YH • �- / m� .: -. IY WC N( 173.78 mll=170.19 r _ 5W OAK STREET $ PPMC a ;� � ��, ,� y '! _ - _ - -- _ M - -- € 6"CONC IH(E)170.73 a ai•.39 S Fl@ J 15.y .i � � -- - _ '�m ..A r in .. �. 411 l - /52 f 4. 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ABH !,, _� _ _ _ � \l - '\\ �. \ V ti ~PHS CEIRFAWD CRAM 1 '� ASH 992.1,'° VEGETATED CORRIDOR \,..\:\ r „fr7'.\ �`�� • �.., 160_ __ r --� r \� 1 - N 1 --''---- ASHJ.0_.---„,.`� I ASH ISI 35A0 ASH 12" ;.k.,S-, 7e, e �-�.,. 6, _ ASH -1 POWER MANHOLE v $ 3500 A -- l ISI 35AC 12' I51 3502 _ TL 04400 /-) TL 04200 - TLD 302 w / 1 - 1112 II ,�, - \•�__/, �- - o / 4,41 th1 , x.... � �� 1- cin in LJ Am-161.29 �/ f rr / 1. w I l ZV' kP f ] RtU-159.Fo 1 HH w _ tsave � ,l + ss LN \ )� E 5.w Q _ _ 111033 / l Fri C� g _"- te _-_ -- i~ =tet f SS MH IL I 1 a ---'2_"-_-_-_- 1` _ , ��y �`"� ' RIM-761:05 I S 1 35Ac _ .. \ �` Asa ' •f -�, 1 p.., �--+' C7 IL 02804 + ! �-- f C.� 0 I'O'w. _ �_ 15'"1 ,r, `t •7 ", I ~ C7 ��..�--4- P176P3C Seeu/ -- t1 FA--___--/ a - Z I- 101 35AD IL 21400 •-/ { 30 w Q,- '11= QLEGEND - _ - a OVERHEAD LINE OHL OHL ZONING BOUNDARY i mom . il SANITARY SEWER LINE SS ;. WATER VALVE 04 P STORM DRAIN LINE HL SD STREET LIGHT #} 4 { Q cr GAS LINE G G 13 SIGN = HmrmiGlotel PBtr ee w 606 3f 316 Are..Ste.300 1503 WATER LINE FIRE HYDRANT >7 ' Portland, 0R 97204 "' EATER - IAANHOLE Phone:[ 267-6825 Far 1503)4}6-a.904 terrotak.00m 0 TPROPERTY LINE INLET m 1-� 17044 0170440101 3 W-1 Projsot No. Dro$reg Ne, 5 CONTOUR LINE . - - - - - P1 .1 Sheet No. Otek. Inc.$DI sS IC fl I Plotted fan 04,2015-2a14Pm awttsa LAProleot\17000\17044102.0P17044P10241ey Layoe hams P1.2 P ::\\:: 9, r IIII11:''''\ Ii'., �I^ Uo m Ex m�C rm E :i1 D J \,- r m 3 r y.. \ PEnm m x mxa " `- ars�m \ Li__ 1 / — — Iii \\ \f' \\ o n f . r ` `I) I l ++ Ir I \\`+\ 1-9 0 ,,,A �/ Ic-1 I I ' \\ 1,1 —IPI i, , 17 \..... 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BATE BY REVISION COMMENTS '5^ X e o 13 A a- ,, - [] CITY OF TIGARD, OREGON DEG OAK STREET, LLC t1,1- 2_ 1 2164 SW PARK PLACE • Is•3 o Q I e r:§, EXISTING CONDITIONS� PORTLAND, OR 97204 � �� ]} (503)Q 244-2554 0 o r WITH AERIAL IMAGERY Deer® Checked n Drown Chked Dote halal Isaac Dote: KJB SDS MAP xkeF UST :ffer Wir / < ci W Q 03.13 30 Rraalreo '� f - ce P17044R001 _ Q517044X180 `- Cw r ss ss - u 2400 0 l,•Fsn 3 3+02 SW OA ST 44a - _ Tr U e+od w w w 1y w ` $ a Mat ��s ;�S r�� .1.1,—,;!;_,-,� �5i rw?.f�eereeeeeR +r i.. .. w • di w w' w FR'w w w w w ,. W w t MI mammilinefir -71111.MIIIIa:' "d11111101111 w#11. irt* -...•• t�� 0 , r ) C) le ".''C ° .a. 1.Q BUILDING A li STwRs , 14 i •}' 'a in m r!. L' r :� I •r• . ?� BUILDING B '� B. � r!! �4 9'Imo" SDI �, �"D.' L_._:, — 18.5' r €� VIM ; [Q'• s 1 �_-_ ---- --., 131, yl." RFs ` � ,/ 17 18..5 1 �I. �7 15= uilmi TRI: L �, 1_ -,-.7:--_-,-.= // , rriAr-1.4_ - II 18.5' I'llc c C R_ . c c I C c e c c c c c g c'e e c: c 'e s c c / I� s I. a m ■ l Qs' � 7 sp 7 >r/ e I + ."Mile 7,75' (1� Tn ern" CO ,a G] d� // / �4 C I AMENITY' I ,�C, �r Pr°� - G `� _ - - © W a DECK into! 00 a M �. OD �. 1I 6 CCCCCCI1- 1-13--- 18.5' Qa g+ c o m _ I 1 -_ A n7 [moi. .. 1 C ++ _ 7.75' — " `n in in-'6-74 n'� - - - 7 CI 2 I 8 rte-. .75 a '? 7.75' `d X7.75' 7,75' ad 9' 9:q r, . c � � B - I s — 1-5 9' \ \ � '....'"••••,...._..,., 1 �('i_ Ccc_ CI' - ' -...- -r. -- --_ a__ cc ec+c I 1,__,c�,I • ecccc c1 7 lid rirr►L 115 ..+ - -. - _ ------------ - _ -- - SCALE IN FEET .;�»' I (TVP.) (6 - _ ,,iJ / ;,!fir r` (TVP.). 11. -`� ti ,, ° SITE PLAN NOTES / iin 1 ASPHALT CONCRETE PAVING �--1 APPROXIMATE 100 YEAR'- /• '-... - �.. FLEW}PLAIN LINE PHS WETLAND �`�- f,.' QVERTICAL) (ELEV.=163%NGVD) DELINEATION —_ - / 2 CONCRETE CURS{8" ►,� ~~ 1111 f O CONCRETE SIDEWALK(MIN,4.5'WIDTH EXCLUDES CURB) CID '\ ------,rf---'-�--__^ ____ __ f O.ACCESSIBLE PARKING SPACE a \ '� __ --------- I \ i r Q ACCESS POINT TO PARKING AT GROUND FLOOR �j �( N RETAINING WALL WITH 5'HIGH BLACK CHAIN LINK FENCE Z Ir� 1 (:).TRASH ENCLOSURE Fes! 6 O E.g f� __,„=„.,,,,..___ � a ,___.1 6�( CONCRETE DRIVEWAY APPROACH �I w F �� sAT7 �� .41f. 15 - �,C 2 V STAMPED CONCRETE PAVERS(PEDESTRIAN CROSSINGS) C_) Q z° eQ eqI . _ v -fit ).- 1 - q a - ��__ U DING f3 1D COVERED BICYCLE PARKING I.17 112. 6. 1a B IL c� 4 I %/J. 4 O HIE f I- (37 STALLS) e"P'.y 11 STOP SIGN(EGRESS) Qy +!!%//J 'AKIN : *4� 6 - 2 O JIL 'IVIS A V N ({� is I I 6 -y 3., 12 WHEEL STOP(PROVIDES 3'OVERHANG) �' f %/! I C C C C C C C C C r C C C C.:4)CIRB BREAK FOR DRAINAGE [� ?7 SAI 5 f LOBBY an 2a' L� a c � 1I1 , ��I--,,-v,- 4;e-, 1�9. 1 .7 14 Ex ISTINO 15'WIDE PUBLIC STORM DRAINAGE EASEMENT w + W c e I p Igi TO BE VACATED AMENITYPROPOSED I5'WIDE PUBLIC STORM DRAINAGE EASEMENT r� CL- f 11 4 c BUILDING BGROUND FLOOR PARKING ' I.+.4 `� P I Ca I ` 24.2 - L- _� PARKING PROVIDED: W o a ro ' - o STANDARD SURFACE 85 Ex15r.R.o.w051ST.R.8W 23.5'6.5.W. t 1 S 2h LEGEND COMPACT SURFACE 113 VAR IES(20'-31') R W 20' DEDICAT RN 5 SITE EXISTING PROPOSED STANDARD ACCESSIBLE SURFACE 4 5-5' g' — OOL RIGHT OF WAY - - - STANDARD COVERED(GROUND FLOOR) r w �rRAVEL P x0 e.° 2:0' 0.5' RANTER SIDEWALK IJ CENTER LINE - COMPACT COVERED(GROUND FLOOR) 17 L'''I STRIP = NlenmiGlobaiPartner STANDARD ACCESSIBLE COVERED (GROUND FLOOR) 2 w 808 SK 3rd Are.ste.300 E _ 0 LOT LINE - - - - + -+ Phone[5U3)287 78825 EASEMENT LINE — — — — — — — — — — ON-SITE PARKING PROVIDED 251 0,5' Fax' (503)415-2304 CURB ~ .. -- •; wxkaw r.otam e. RETAINING WALLS E- - _ - 17044 P17044P200 BUILDING A GROUND FLOOR PARKING SIDEWALK K.,:::•.`,-:..,,,...,14::,:.•.:^g,-.1 COMPACT SPACES: 130 SW OAK ST 0.1 Prajoci No. Droving No, RCITY ALLOWS LIP TO 50%OF PARKING TO BE COMPACT SPACES: 50% SECTION MA 5* M I NOR COLLECTOR (MOD I F I ED) 1 Sheet No. E No..., fr..mrd %REF UST F. LSxcol.:30 / /// 7 I I I R4soIv.d 8 4% P1104230 / .0." P17044%001 ‘ Ijr ISIk ! u 517044%180 -L-' -1.& - - _ g P17044%600 - - \\*C.,,,,...„ -o- E 7 _ _ ID - - - a_- (1) - - - - - SST - - - - - - �9 m o 26' 293' 26' FT pg s 7 y fl r_ :.. - rLU r .air • - F ..... " n N 1133 9; ::... 0 1 . .% +rip..., .: .... ... .,:......,.., ,. . . WOOD i -:� �� °oe e /f, - - - � 2b � p I e�°°o 000`0°° °ee °°e °e e � FRPJ.IE. n p Iej=ffy. �,�,(/j wa L. - I CJI b"/ C HOUSE E®1 2 v Ir/ �E hig - J -,� u C / - p Q. p BUILDING AI }, -+.- p • I BUILDING B f C '1 pi•.. 0 (22 STALLS) mi. LOBBY - - I p Irl (37STALLS) • C �.._ ,.p C ��II-4M .,i T,•`A a4E�RY , �� C C �i C t'i C �. G C. � ('r �. rv]T7na \\ti' p ,r • p - - P001 • ,�`�. :� c ami - °°e _ cr eee eee e = i. >. e C , p AMENITYr y ,-----V--------1-°---,-.•••)-- -mIm I IA //7/r Ic p N�nA�� ,� pc cI—' frirTHL'Tiril-ilil r e.47'7. c1;1:. JCCCCCC c c c c c c c / ` p Ip p `pc r=.77\\\,,,:_. t Iiit ;rT / / / a ' o pliC p/ \ — [ 1 I r [ 1 1 [ r 1 c c c c c crc c c c c c cI A I #orf. c p c -0, lie4 ,/,, , c -, vc .==== CL..„:.,.....1....,,‘____.,,.,... �• ,i _ ======== ================== C C�C CIC C CIC_ f U _ _ 1,,,,„ r . TVFR FIRE ACCESS • / .. C ! , ',.._ ,. ..-.....,......,.,_..,,,._ .,,. ,_, _... ._ ...._ _ _ R= _ a<J I C FIRE 5PRINKLER CLOSET 1/....--4")_.---r-- 1 / , r/ v= - - - - - FT FIRE ENGINE (STAGING) l \I;�c I' . ! j.. �..:.:. .. ....._ -.- -- r- -- f---'-__ A F IRE HYDRANT i 1 I "- _ Clcc �E'/cc�cc ccccccam:--c—c_4: cJcc�ccc cc�cc. ccC. c_ cc. _ L I - -rX FDC - v ` I I �____��_ ___�rrr____r�`� a-- . 150' HOSE LENGTH N FIRE ENGINE ACCESS ROUTE f ohm.N. 20' WIDE, 28',/,1-8' TURNING RADIUS) -- •� _ _• l FIRE ENGINE ARIEAL APPERATUS ACCESS ROUTE LtJ \ ' '~,'"`'- -'' ` V (hi IN.26 WIDE,28'/48'TURN INC RADIUS, 15'<BLDG.<3D) ``� ✓ -� ,_2_,2,-,/,./ HAMMERHEAD TURNAROUND Lf) / -.---------- `-_ - . . , (M IN. 20' W IDE, 26'/48' TURNING RAD IUS) r.. APPRGKINIATE IOO YEAR , PRS WETLAND _• �/ _ { FLOOD PLAIN LINE DELINEATION -- -,'-- • - (ELEV.=IB3'-NGVD) `� '-.�_... l . • / Iii \ •/ N - E : o ry /. '.` / 30' U' 30' oC (Z4 O w Fy1 E anal ~ U �'`� SCALE IN FEET ''�I I � 0 a 4 ACCESS PLAN NOTES LEGEND C)o 1s I. MAILBOXES FOR EACH LNIT WITHIN LOBBY OF SITE DUSTING FR9PGSEU w RESPECTIVE 8411 LDING. RIGHT OF WAY CL R 2.TRASH ECYCLI NG COLLECT ION LOCATED WITHIN -- —- -— CtU 1 CENTER LINE i� 1 EACH BUILDING. NO RESIDENT ACCESS TO TRASH COLLECTION ENCLOSLRE IN PARKING LOT. EASEMENT LINE 1.4 CURB P.4 0 a MONOLITHIC CURB AND SIDEWALK BETA IN INC WALLS ElEISEIEIEI=1 • 8 SIDEWALK V....Rl:,t'a."`..r 3..4.%"4'4',..0 FlenmiG4 Cal Partner ACCESSIBILITY ROUTE w 608 g8 3rd Are,fie.300 E Portland, GR 9'1204 Phone:(503)267-6825 Z Fax (603)415-2304 trtia.atak.00m P." 17044 P17044P201 B w Project No. Drawing No. 5* P2.1 Sheet No. s 4r1Oak,inc.,6050 XREF LIST Lteco le:60 Revolved P17044555, I -Images__ onnet—Pt pal• �R+ f _ �,,,P 5� Oak Street 9ttioo frontage improvement W o Pedestrian I g 1 IL On Street Parking To Hall Blvd To SW Greenburg Rd, 1jvePj1jtrjjPath between Lincoln center and SW 90th Circulation N HWY217and - _j a o u Washington Square -- - _ -�---FMI I r+-I •-- 1 M ! -MI I =M I !M ai ] _�-1-rte Y'mo ra i ml 3 [ Y mr 03 • • • • • • • • • • • •- •-• •_• • •I 'S . . . . • • • • •Ir •' •• '•r• • • • • • Vehicular F Building A a Vehicular • Building B 1 Access ` 1 Access • I • Dedicated • M�--=-=---- i • }1 Plaza/Pool I _ public trail •I • � � Parking ' � r4 _,. easement , • • F x +n V7 O N • Parking ' ° in • Extent of grading ii fi a en 1 Eu iso 4,0-OOOOOOOOOOOOO• -friffirCa na a n • • Vegetated Corridor • • • IF :voilei 41, • / • 100yr Floodplain I Site Boundary • / • N X, Original site area 11.17 acres �` • ii • Wetland Right of way dedication 0.38 acres ken in_ rd • i Net site 10.79 acres -, a~. • • " ! Net Developable Area 3.43 acres o WI • • • • • •• • •• • ! •! r Existing wetlands 6.62 acres Z 0 ioi •• • • • • •• • ! Proposed wetlands fill 0 acres C7 z 4 • • • • • • • ••• 6 11 Preserved wetlands 6.62 acres -• C-1 B 0 � .,. ��. • • • • • • •• • • • • a P-4¢ g. Planned Development Concept Plan I • • • • • • 111. LI • 11.17 acre property "� C)o • Approximately 3.50 acre development site + • No wetland fill or floodplain impacts Ash Creek CL C7.i • Wetlands/open space preservation g • Multi-family buildings,ground floor parking and lobby/amenities,5 floors residential space above,roof decks on each building w a • 180-200 dwelling units total • Density target 50-55 dwelling units/acre w • Pool and other recreation opportunities Q E • Public Trail easement to and along Ash Creek trail or boardwalk:No trail construction at this time Q """•Gab''Partner c.4 AN SI 3rd Ate.,Ste.307 • Oak Street frontage improvement,with on-street parking Portland Qs�OR R7 .252'0,1 Z Fax (543)415-2304 O www.otak.com '-� 17044 P17044P202 in. Project No. Drawing No. P2.2 Sheet No. a a 02ak,Mc-2015 ES f // E 117044%230 JC 517044X1001 0�80 j` .7" 7" J • � S ,,, ____.\\ __J____ f,„, , ,,,,,, J „ . .., 0 „,. .. ._ _ _ _ __ _ _ _ _ _ _ , , E -- WATER EASEMENT '_ _ —I — o- �. Si n CA -. --- — .-(T4�VWD FMETER I_.� — SW OAK ST € .�i f _ - � _ BACKFLIW VAULTS) PROPOSED ; R.O.W DEDIGJTI�N '� Aia .�� — ii. . Nismmmiiizia .. N,,,,,,..... ,1 1 ii\:441.1\ J111111111146. ;3'11/44, \l,5: 4, ,,,,,.. ,,, „,.. „, , i;,'N , 4a_*. '',44114, N. 1 , , ..41:-,k.441.4!‘..' � .,, -4‘,,,,4:x.1 11.kok %'%\�.41W7gh, g. ®i 1fi �r'; �,: ' • fir,.'�. . ,. 1 ,,,_ R,E%ISTING IS WIDE a� y:.. .a `. \ \1- �� \� h W NPis_IC STORM ►• ... '►, _ - \ �'? r- �� 4 '�`^'Eh'��"C,"t3'�`�d6'�Ylii�lY�aB�� . TOA WAGE AAEEMENT !> < , Ixf.' , '��'"�''UU�E�1k�-m�ra�1eN r •e► _ - 17 in TO 13E VACATED 14It' as: k !.I � 1 ��. �� , ® X11 W N h---- . . , , R ....---...-MM A + 8 . . . _ _ -_,,,,„•-•,,,\>,--:, ¢ r • • S \ ' .\ r.-.,. -. • ...„.... ,„• .1 \k„. li, _:0::-..4, og"p11 t •• b • -.mat.._163',,1GVf7' P.,304.ED 7018-C _ D - - .. ...k. .1/4.-•:71111:, - •. a sTA�Nt 6R4Fq- sEh1EtiT _ k� c / s� 'o©.. _(e+7.6F IiGAtt, . Dc` -�D • • i. ` ''..• ._ 1 _•-•-..:-\;. y4 y! a 0 � . . .v.u.Da Do a � .� �• J 4•PH5'WETLAN(! DO�OD06D _ APPR67PI-h7AfiE`a7J0 1TEAR� -• ODOgQL.. _- - - _ f� _ _ '_DEL'LNEAIiON' - -FLOOD_PL7w1'N'LINE_ - . oa �� I ,Z o.o PFW 10ETLAI4D_ _ - - - - _ _ _ _ _ -ia _ - -DEL-LNEAIiON' ' I- ---pE{�ES�7FFlN A�£5 ,•�•,•« _ _ _ _ _ _ _ _ _ _ _ _ _ W _-_-'EASENEAIT.1(E1 dA1'Lv7CATIDH' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ in �. - - - - - - - - - - - - - - - - - - - ----'Cp,pE'OETER611NED.1N'.•.-«' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -_ _ _ _- - -_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - - - - - - - - - - - - r✓ - - - - - - - - - - - - - - - - - - - - ----'soNsu[zanclN.terut.ckTr-.' � W A . `• a-1- - -.-.- - - ---�- - -z- .�- - -_ -__�-__ -__�-__ -__ �-_ -__�-__ -__ -__'�-__ -__ --__ -__ -__--__y-__+-__ -__ -__ -__ -__ -__ -__ -__ . i ��_ _ _ . " - - . --__ -__- -__- -__- -__ -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__- -__ -_- -__-___-'_--2AQWt0..EaI3'CT-E}EF&51Rtt1_'y3CiD•[E1LFN=T_AEYIP}S1HEACMLF•EJ_4LNT{-SC7jIFlBGD.371NAL0FPSR'1 FgR�NAER•.SATS®LRLLEB4LEN- __- � W, O� -I AW zZi z A 1 _ R -______ — — . — . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . 6 ., LLI LLI �.�.�- -- - _-__ _1� �t `` _ - - SCALE IN FEET Ca O �-� M J _� ��. WO o 1 NET DEVELOPMENT SITE (FOR DENSITY CALCULATION PURPOSES) SITE INFORMATION TOTAL SITE AREA: 11.17 AC TOTAL SITE AREA: 11.17 AC i ROW DEDICATION: 0.38 AC EXISTING WETLAND AREA 5.52 AC - - - - = FlenmiGobai Partner WETLAND AREA: 5.52 AC w 608 ST 3rd Are,Ste.300 Eu u u cT c z Portland, OR 07204 EXISTING CWS VEGETATED CORRIDOR n ,onODC Phone:(503)287-6825 FLOODPLAJN (OUTSIDE WETLAND AREA): 0.26 AC AREA: 1.13 AC n0OD.D.Dc n n n n Z Fan' (609)415-2304 PRIVATE STREETS (MAIN DRIVE AISLES): 0.48 AC PROPOSED CWS VEGETATED CORRIDOR f�/�f/ice rewratek�m P.. IMPACT AREA 0.10 AC :i' f�i/i/Oi: 17044 P17044P203 Gfie,�i� !I' 0.1 Project No. Drawing No, � � 5* NET DEVELOPMENT AREA = 3.43 AC PROPOSED CWS VEGETATED CORRIDOR ..•°da r...,....., P2.3 MITIGATION: 0.13 AC ,°,°4aev•4••tiz>": z.. ,± ..rai... .•.. : Sheet No, s C Mak,mc.arra XREF LIST .. LCsools.50 R•solred / 8170445230Z/// f o P17044%L71 /// z S1704-4X180 P17044%700 f / - $U$ .7Z O 1 O �'� Ya j,--_,L—® ® - v �r . N , —_, _ — _ 7:..fa _ _ ►t # 4� �- kmm�.. :_IEEI — .�it � � v woad •�,. �_:...�.>._� 1 1 ,/ °• BUILDING B ".R/ ar„, _ . /s••<7 0 I '7 li �I BI.I nlNr. ,,,„ lN..,' , 1 . :„.,,,,,,,,,,,,14,.... ._,,,,,:„ i „fir ' L „,., ;.L._ : ' Li 1 3,.....„...,,m1,,,„:.,.i. ,,,,.,.....,....i..„....,. , . , ,, , ,r., .0‘W I .4°4rH �`y' r � ;: l: „„,„„ „, , o ......: : : : : : :.:...,,,,. : : : : : : : „„,„,„,„„,„,„,„„„„„..„,„„,„,„„,‘„„„,„„„„,„,„„,„,„„„,„,,,„„„„„„,‘„,„, ........................„...,„,„_. . ....... ... , --:.::::.:z.--..z.y1;; ‘,..-;„,,,,,..i—z:;„ ;-,:-.;z::••••.. .::.. .,,— ;..,;;.. z:1;4. zr,--.,;;:z•,—;:,-,;..,:;;;26.:',..‘r:;,‘,. ...z:z ,,z;c ROiAlATf-aX)”TEAR•` I APP .,, I • _ "FLDD4 PLAITI•L fNE _ In �--i z LrD CL Q J •`fieZ-N-k--,---'•:z' s. .,— Z E . ,,,_, r i. .dAr4121151" 6 . w ._ „, ,,, ,.....„:„,.:. ...______,,,,,„:„......„:,....:„,„„.„,„„.._,._..„..z„:„, .. '` i s. w - 50' 0' SC' '00' aii< OPEN SPACE AREA SUMMARY CC Q w w �' 7/711 /71//,I/� ACTIVE USE AREAS: BUILDING A: 16.$54 SFr a Q + - T P00L: 9,070 SF _ O AMENITY DECK: 3.460 SF INTERNAL AMENITY: LDING B: 450 SF w , BUI v AMENITY DECO: 1,770 SF p INTERNAL AMENITY: 1.070 SF w OUTS I DE[NW comer]: 834 SF l ll : ; PASSIVE USE AREAS 97.446 SF = NloneniGlotcal%rine( "'" (includes Future Pedestrion Troll) w 646 sir 3rd Are..fie.300 MINIMAL USE MEAS 280.511 SF Portland' DR 976.24 Phone:[543]367-66125 Z rer [609]415-2904 enea.otaksom Li 3 IQ 17044 P17044P204 -1 Project No. Browing No. 5 P2.4 Sheet No. s Qf111r, Pllf.2013 XREF UST 1'a ✓ I. I 'N / f Una W.30 a 1_ t a y{ �.: �` R•solvW - _ 0 G Gam' ��`� :••. . �� NW P110445230 0 II - 15 141 i—•`sem.. - 'r - o P17044%001 O =~ - _ h � 1 �/ {. ['— 0 . r G C — 'G— G - — —- aO- P17044%600 WA v r. 0 I' .i �i g'C -- —_ _ _ __�_] .. - RTS ST P17044X705 .. ._ .._W � WA Illi i, 1 WA -WA`� WA WA 1- ST 9i �' _ — _SA.. + a...` 4..+_ 4.' g 51 1 __ iwEm 00000E WA WA A WA - WA WA WA - WA r _iM� ST ST -ST ST ST- _y� ;72'r1 ..._....... A A � "� �r��' IL. ` I=�` ��tw� _ WA ,-; �(� A -W WA W WA W� WAW! y i�� 1I _ � 7 WA WA WOOD moi' FRAME /� - - - - - - - - - - - - - - - HOUSE / N 0 a v" aI Ilh I —� — � I m I BUILDING A STAIRS f I Off• BUILDING B f/ } 42-I ' I ELEVATORS f --- �� z/...*::::'" J f� ` , �y 1 31 ..• • IIIIIIII • ./f Illil'IH w ri � d pPllll� of t ' .. diii I I 1 �r.�— 1 1 11 I d ✓�, , AMENITY IIIIIIIIIIIMIRS11911LF214r.---7 - } IA i+[4 � I' PECK ' aas —osi — So I w .>AIM: 1 ix 141. / ' tli ,,,,,r ==... __ „ .=. _____ _i _ 7,, f , : 1 ■-SIL-�. �� y �".°"—� 1- j 'N-.1- -- 1 \ c. rr TII N,............ i /rf 1TYP. r l T- �9RCEElTiPE 6 fQH"CFfAiIBER t It: •-• h..„ 0 i "7- i t •° Tft --r--- . „..---__ \ , / _ ___ IV ii — ---, �.� cn I_ 0\ ,,,,,:v. . -/ 1'`` ii I`N \ / ;-) --- a ,•0 ...... ,......, .--------------„ , . „„, , PHSWETLAND r-..-------- ..-_. - - --... �. mm �,, DELINEATION �, M1 •/' SCALE IN FEET +-i Z -Y11 LC) CL APPROX I MATE 100 YEAR ____'_'_~��" _"--_-- �_-______ `. FLOOD PLAIN LINE _ . ., (ECFV.=183%NOVO) '� 11111/ CZD r!'i _ Q J yy Lu LEGEND E v 4 EXISTING PROPOSED < E- LU CL STORM LINE ST ST PU3LIC STORM LINE ST ST L ' 0 0 £ STORM MANHOLE 0 PRIVATE STORM LINE 9D SO UTILITY NOTES On 1:1-. 1 Q-t a CIiX CI STORM CATCH BASIN III STORM MANHOLE 0 1 CONNECT PRIVATE SANITARY SEWER LATERAL TO EXISTING PUBLIC SANITARY SEWER MAIN. < Q t ON-SITE (PRIVATE) PARKING AREA GAS LINE C G ■ STORM CATCH BASIN • (NOTES DRAINS WITHIN PARKING AREAS UNDER BUILDING TO BE PUMPED TO MAIN FLOOR LIGHTING LEGEND I T T .- SEWER ELEVATION PER BUILDING PLUMBING PERMITS). [- CD O > TELEPHONE LINE STORM CLEANOUT ��--- '� ♦■ SINGLE kIEAO POLE LIGHT: UTM(MNA LIGINRNG KSE2 `2 PUBLIC STORM DRAIN LINE TO COLLECT UPSTREAM RUNOFF AND CONVEY THROUGH SITE TO W 'SA'METAL HALVE 400W LAMP.2D FT. MOUNT WATER LINE WA WA PRIVATE SANITARY LINE SS SS V OUTFALL IN OPEN SPACE(STORM LINE TO REPLACE EX IST INC DRAINAGE DITCH,EXISTING IS' w HEIGHT. I NAGE EASEMENT TO BE VACATED). L] 0- 10 WATER VALVE SANITARY MANHOLE QaO STORM DRAIN WATER QUALITY STCRMFILTER VAULT/MANHOLE.ms g E ■ DOUBLE HEAD POLE LIGHT: UTHONIA UGY77NG 1G5F2 POWER CONDUIT P P SANITARY CLEANOUT 0 R 'SAI'METAL HALIDE 400W LAMP PER FIXTURE.20 FT.MOUNT HEIGHT. ( TRAPPED CATCH BASIN(ON-SITE). w ELECTRIC LINE OHL OHL PRIVATE DOMESTIC - ' - - 0 STORM WATER OUTFALL AT RIP-RAP PAD. "> STREET LIGHT 7-{ "-` -0" PRIVATE FIRE WATER LINE "' " V FLOW CONTROL MANHOLE FOR ARCH PIPE DETENTION CHAMBER SYSTEM. PRELIMINARY ISOILLUMINANICE PLOT p (I.D FOOTCANDLES) FIRE HYDRANT WATER BLOWOFF Q O CONNECT TO EXISTING B"PUBLIC WATER LINE, EXTEND S'PUBLIC WATER LINE IN PUBLIC 5 WATER METER 0 FIRE HYDRANT .- EASEMENT TO BACKFLOW/METER VAULTS. H�1miC-dobal PBl'lner 5 DOUBLE CHECK DETECTOR BACKFLOW IN VAULT FOR FIREWATER. WATER METER AND DOUBLE w B�sir Ate"%Cine( E FIRE DEPARTMENT CONNECTION Portland OR 97204 SANITARY LINE SA CHECK VALVE BACKFLOW IN VAULTS FOR DOMESTIC WATER. SIZING PER PLUMB INCA IRE CODE. pj,,(SDs)267_Bg r 415-24 PUBLIC STREET LIGHT 6-0SANITARY MANHOLE AL 0 L I DA FACILITY(PLANTER/SWALE)FOR PIIC STREET RUNOFF. •atrr.olelk .com 04 10 RELOCATE EXISTING FIRE HYDRANT TO NEW PLANTER STRIP. I- 17044 PI 70.1-4P300 A-1 Project No. Drawing Na, P3.0 Sheet No. OYak. Inc.2016 s . wily /Pr/ )$CV1 XREF UST Una lc aD G4 , P17044x001 , -~ `r 11 I J _ L S170WX180 , •r ,_ _ Am l P17044x600 i g P17044x43001111‘, DQ �4 10, CEJ - 51704iR1W r .�� 45 :5'1 .5► ^F �� '-..' 7 )� g s LY �S i'rf ._-.�. �r•:,„r.j .•,niter armee.. \ r It ___- �1 '1 y^ ,�' \ i +G+ ,♦7� 7�tAI�fla 'r��_��i .'l l�i��':r 'emm • ! w" - + _- J o > 417,1111.!.:40. •,ori;'�'tiriv(� 9�. 78 +J � � �r � rely o a e,016%,7 144411. 1.' 1111111.".'-••011111111MMIIIMMIPIMIllibearlirnella 'MP ... . .v 1.;,,q1,.4�'t� r/� � • L 1 f `\ - --,k H9 �. \ B �lC �t 1 /' A` 4a 4M �.r;� FF=17sdD yL+u 1-.,,, a ale 4 m'-Q el m o_ _ q, l_ a rzi wA �� ILJiN4 A : ti DD LOBBY •�e ,1 FF,moo �"! 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TREE PROTECTION FENCE —D 0 D- F4 CUT SLOPE AS ALLOWED BY ,�e� GEOTECHNICAL REPORT AND/OR FIELD INLET PROTECTION fyw-�,7 a LEGEND BE RECOMMENDATIONS.(I:I SLOPE NAK _ ti PER OSHA LNLESS GEOTECH PROVIDES ��"moi %" w FY1R11iGIOG71 PB1'11'EB�' TV=TOP OF WALL OTHER RECONNENOATIONS) CONSTRUCTION ENTRANCE .„.....„.......,...,..2.,,,,,,,..,: Bob 9r 3ra Km- e.300 a BW=BOTTW OF WALLwALL i w Portland, OR 97204 CONCRETE WASHOUT STATION tall*. + -� Phone:(643)267-9625 OW=cctc-Ra LINE Of BE=BOTTOM OF EXAVAT ION ,Z, Fax: (609)415-2901 TYPICAL MSE FILL WALL SECTION APPROX. FINISHED FLOOR '�' m K. 17044 P17O44P400 TN = TOP OF WALL W-I Project No. Drawing No, CW = CONTROL LINE OF WALL AT FINISHED GRADE P4.0 Sheet N . OYak. Inc.2415 s 180 180 XREF UST Ltfoolc.60 R•aolred P17044R091 PARK I NG/ BLDG A GARAGE ❑ P1704 30 7s DRIVE AISLE �I% BLDG A FF/POOL DECK = 176.0 PARK I NG/ I76 DRIVE AISLE DRIVE AISLE —..-r g J 2� Z9 g J �f FINISHED GRADE a 172 I 3 - -- _ � � � i$ 172 = t _ ____ _ , ,..- - - - 1 1 8 r ` - - — � `\� _- - � EXISTING GROUND ~ � -� 1 _ J � J I € 16a 1.f ~�t I 169 \ 164 164 C) a wwil 160 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 I60 W p CV r-i C4 W SECTION A-A H x x 2 Horiz. Scale: I"=30' a A Vert. Scale: I"=3' -c 180 I80 IN 180 164 184 W cn p. o A N a. n ROW SW OAK ST ROW SW OAK ST GARAGE ~ -r ROW SW OAK ST BLDG A FF/POOL DECK = 176.0 I PARKING/ I% 176 ` +� 176 176 DRIVE AISLE —.K F. 1 176 180 180 1 . v GARAGE I PARK� f1% / 172 172 ARIAISLE �' 172 176 �� 176 172 PARK I NG/ I�,. EXISTING GROUND R j DRIVE AISLE 7 r ' 2% EXISTING GROUND Lt7 PARK J '-4 EXISTING GROUND i DRIVE AISLE .7 cI] FINISHED GRADE 2 158 J Is8 168 ¢ 168 172 2% f 172 a 0 _ r F 1 N SHED GRADE / / 7' � CC 4.l s1 /A� FINISHEp GRADE 164 164 164 164 I65 1 ( � -v 168 O E 0 160 2+00 3+00 160 160 2+00 3+00 160 184 2+00 3+00 164On >- SECTION B—B SECTION C—C SECTION D—D 1— .8, g Horiz. Scale: I"=30' Horiz. Scale: I"=30' Horiz. Scale: I"=30' Q '6 > Vert. Scale: I"=3' Vert. Scale: 1"=3' Vert. Scale: I'=3' W + 0. O Piq o Q I vcd = rrnmoba, t,ber W 806 sir 3rd Ate,Ste.306 k Z Portland, OR6'97204 SEE SHEET P4.0 FOR Z F [( )41351- SECT I ON LOCATIONS Q ie r•otek.sam P 17044 Pi 7044P500 IZI Project No. Drawing Na, 3 P5.0 Sheet No. OYak. Inc.2016 s A+O Apartments Planned Development Tigard, Oregon Request for Approval Planned Development - Combined Concept Plan and Detailed Development Plan Review Prepared for DBG Oak Street, LLC Prepared by Otak, Inc. Project No. 17044 June 18, 2015 (August 6, 2015 Update) A+O Apartments Planned Development Review ii L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak REQUESTS Planned Development Combined Concept Plan and Detailed Development Plan approval is requested for the plans for development of 178 multi-family residential dwelling units in two buildings on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. The proposed planned development will preserve over 7.7-acres of the site as permanent open space including wetlands and riparian area adjacent to Ash Creek, and will include the provision of pedestrian trail easements to the City for development of future pedestrian trails in this area. INVOLVED PROPERTIES/OWNERSHIP SUBJECT 8900, 8930, 8950, 8960, 8980, and 9000 SW Oak Street; a.k.a. PROPERTIES: Tax lots 4000, 4100, 4200, 4300, and 4400 of Washington County Tax Map 1S1 35AC and tax lot 1303 of Map 1S1 35AD. The property is located on the south side of SW Oak Street opposite SW 90th Avenue. Tax lots 1303, 4300 and 4400 are zoned MUR-1. This area is 3.4 acres. The remaining 7.88 acres of the site is zoned MUE-1. APPLICANT: DBG Oak Street, LLC 2164 SW Park Place Portland, OR 97204 Contact: Skip Grodahl 503.956.4355 sgrodahl@dbgpropertiesllc.com OWNER: Orland, Ltd. c/o The Othman Group 215 SW Washington Street, Suite 202 Portland, OR 97204 Contact: Nawzad Othman 971.302.6983 nawzad@theothmangroup.com A+O Apartments Planned Development Review iii L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak PROJECT DEVELOPMENT TEAM ENGINEER/ Otak, Inc. PLANNER: 800 SW Third Avenue, Suite 300 Portland, OR 970204 Contacts: Jerry Offer and Mike Peebles, PE 503.415.2330 jerry.offer@otak.com mike.peebles@otak.com ARCHITECT: Ankrom Moisan Architects 6720 SW Macadam Avenue, Suite 100 Portland, OR 97219 Contact: John Schupp or Joe Tucker 503.245.7100 johns@ankrommoisan.com joet@ankrommoisan.com ENVIRONMENTAL Pacific Habitat Services CONSULTANT: 9450 SW Commerce Circle, Suite 18000 Wilsonville, OR 97070 Contact: Amy Hawkins, PWS 503.570.0800 ah@pacifichabitat.com TRAFFIC Kittelson and Associates ENGINEER: 610 SW Alder, Suite 700 Portland, OR 97205 Contact: Julia Kuhn, PE 503.228.5230 jkuhn@kittelson.com GEOTECHNICAL Geotechnical Resources, Inc. ENGINEER: 9725 SW Beaverton Hillsdale Highway, Suite 140 Beaverton, OR 97005 Contact: Michael Reed, PE, GE and Tamara Kimball, PF, GE 503.641.3478 mreed@gri.com tkimball@gri.com A+O Apartments Planned Development Review iv L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak TABLE of CONTENTS Page I. Requests ...................................................................................................................................... 1 II. Project Description.................................................................................................................... 1 III. Compliance with Applicable City of Tigard Community Development Code Provisions ............................................................................................... 6 IV. Conclusion ................................................................................................................................ 47 V. Appendix ................................................................................................................................ 48 (This project was previously informally known as the “Orland Property.” Some appendix documents may reference that name instead of the A+O Apartments.) A. Pre-application conference notes prepared by City of Tigard staff B. Neighborhood meeting documentation (notice letter, affidavits of mailing and posting notices, neighborhood meeting notes, and meeting attendance list) C. Natural Resource Assessment Report prepared by Pacific Habitat Services D. Clean Water Services Water Quality Sensitive Areas Service Provider Letter No. 14- 001441 E. Urban Forestry Plan – Supplemental Report by Otak, Inc. VI. Impact Assessment Reports A. Transportation Impact Study and Left Turn Lane Assessment Memorandum by Kittelson Associates, Inc. B. Tualatin Valley Fire and Rescue District comment on access, May 9, 2015 C. Letter from Pride Services dated May 18, 2015 D. Geotechnical Report by Geotechnical Resources, Inc. E. Preliminary Storm Drainage Report by Otak, Inc. F. Impact Assessment Report by Otak, Inc. A+O Apartments Planned Development Review v L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak (TABLE of CONTENTS continued) VII. Plan Set Site Plans by Otak, Inc. Sheet P1.0 — Cover Sheet with Vicinity Map Sheet P1.1 — Existing Conditions/Site Assessment Sheet P1.2 — Existing Conditions with Aerial Imagery Sheet P2.0 — Preliminary Site Plan Sheet P2.1 — Preliminary Access Plan Sheet P2.2 — Planned Development Concept Plan Sheet P2.3 — Overall Detailed Planned Development Plan Sheet P2.4 — Overall Open Space Analysis Plan Sheet P3.0 — Preliminary Composite Utility Plan Sheet P4.0 — Preliminary Grading and Erosion Control Plan Sheet P5.0 — Preliminary Site Cross Sections Sheet L1.1 — Preliminary Landscape Plan (west) Sheet L1.2 — Preliminary Landscape Plan (east) and Legend Sheet L1.3 — Planting Legend Sheet L1.4 — Planting Notes and Details Sheet TC.1 — Tree Preservation and Removal Site Plan Sheet TC.2 — Tree Canopy and Covered Soil Volume Site Plan Sheet TC.3 — Tree Canopy Tables, Specifications, and Details Preliminary Building Plans by Ankrom Moisan Associates A1.10 – Massing A2.10 – Building A Plans A2.11 – Building A Plans A2.20 – Building B Plans A2.21 – Building B Plans A3.10 – Building Materials & Exterior Elevations A3.11 – Exterior Elevations A4.10 – Outbuilding Plans A+O Apartments Planned Development Review 1 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak I. REQUESTS Planned Development Combined Concept Plan and Detailed Development Plan approval is requested for plans for the development of 178 multi-family residential units in two buildings on the 11.17 gross acre site. Both of the proposed buildings will include 5-stories of residential units over a partially below-grade ground level parking garage. The maximum proposed building height will be approximately 64-feet above the grade of SW Oak Street, and 67.5 feet from the south side of the buildings. Over 7.7-acres of the original site area will be preserved as long-term open space, including all of the wetlands and floodplain area on the site. Unlike a prior development proposal for the site, the current request proposes no modifications to the wetlands and floodplain on the site. Utility connections will be made to existing utility lines in SW Oak Street rather than to utility lines in the floodplain and wetlands. Storm drainage outfalls from the project will be made to upland areas of the site, with flows then heading overland into the wetlands. II. PROJECT DESCRIPTION The general objectives in proposing the Planned Development Combined Concept Plan and Detailed Development Plan plans for the A+O Apartments and the open space protection for a large portion of the site are to: • Help meet the need for multi-family housing in Tigard; • Provide market rate multi-family housing within a reasonable distance from the Washington Square Shopping Center, Lincoln Center, and other nearby commercial uses in a location that is (or is planned to be) well connected to those areas by pedestrian and bicycle pathways, public transit, and roads; • Provide an attractive living environment for project residents; • Border the apartment project with preserved open space to the south in order to provide a buffer between the proposed apartments and Highway 217, as well as between the apartments and an existing developed neighborhood of detached single-family homes to the southeast; • Preserve and enhance all of the floodplain and wetlands on the site as permanent open space; • Provide adequate parking for the needs of residents and visitors; avoid parking overflow into nearby neighborhoods. The proposed development plans provide for development of 178 multi-family residential dwelling units within two 5-story over parking multi-family residential buildings located on an 11.17-acre gross area development site. The plans for the project provide for dedication of 0.38 acres of additional right-of-way for the widening of SW Oak Street across the site’s frontage leaving a site area of 10.79 acres. 6.62 acres of the site are wetlands (See Wetland Delineation Report and map by Pacific Habitat Services, Impact Assessment Report B). 6.59-acres (which include most of the wetland area) are within the 100-year floodplain of Ash Creek. 3.91-acres of the net site are uplands without either mapped 100-year floodplain or wetlands. A+O Apartments Planned Development Review 2 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak A Detailed Planned Development Plan is included as Sheet P2.3. A dimensioned site plan of the multi-family portion of the site is provided as Sheet P2.0. It is the project team’s intention that the proposed planned development will receive the necessary planning level approvals from the City of Tigard in summer 2015. It is hoped that grading permits will be issued in late 2015, with site grading to begin in spring 2016. Building construction is intended to begin in summer, 2016. Completion of buildings and all site improvements is planned for winter 2016-2017. The six existing parcels which comprise the site will be consolidated into a single parcel prior to site development. If a separate tract is required to be created for the wetlands open space area, a property line adjustment application will be submitted and the parcels will be reconfigured to create a development parcel and a tract(s) prior to or concurrent with consolidation of the parcels. All existing buildings and site improvements will be removed from the site with initial site grading. Proposed buildings A and B will extend from east to west along the site’s SW Oak Street frontage and will be setback from the right-of-way boundary by between 0.5 and 2.5-feet. The applicable front yard setback standards for both the MUE-1 and MUR-1 districts applied to the site are a maximum front yard setback of 20-feet and no minimum front yard setback. Both of the buildings will be 5-story residential buildings over partially below grade ground level parking garages. The buildings will be between 64-feet tall when viewed from SW Oak Street and 67.5 feet tall when viewed from the south side of the buildings. The proposed buildings will contain 28 studio units (all less than 500 sq. ft. in size), 104 one- bedroom units, and 46 two-bedroom units. All three unit types will be dispersed through both buildings. Like units generally stack from floor to floor. All units will be accessed by internal corridors. Primary building entrances from the adjacent sidewalks and parking areas will be to elevator lobbies. Secondary entrances will be located near egress stairways at ends of the buildings. The apartment buildings will have relatively similar appearances. Variations amongst the buildings will be provided by their varied sizes and by different paint schemes and minor variations in trim packages. Primary siding will be combinations of Hardie board, Hardie panels, and vertical metal panels. Deck and patio railings will be of acrylic or metal. Varying paint color combinations will be used to provide visual interest. Roofs will be flat, with mechanical equipment screening behind parapets. The block which includes Building A will include an outdoor swimming pool and a landscaped plaza/pool deck. Building A will also include a leasing office and several shared indoor recreation spaces, including a rooftop deck. These facilities in and adjacent to building A will be located in the approximate center of the site and will therefore be conveniently located for the use of all residents. A+O Apartments Planned Development Review 3 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak The block which includes Building B will include a small landscaped plaza with benches. Building B will include also include a rooftop deck and an indoor recreation room. A 10-foot to 20-foot wide public pedestrian easement is proposed along the western edge of the site and into the wetlands area to the south for future development of a public pedestrian trail to connect up with a future east-to-west public trail near Ash Creek. A 10-foot easement is proposed when adjacent to property to the west with the assumption that future development on the adjacent parcel will provide the remaining 1-foot easement. The easement is 20-feet wide when entirely on the project site. The east-to-west trail is described in the City of Tigard’s Parks Master Plan as a portion of the planned Washington Square Regional Center Trail. The project developer is willing to work with the City on final locations for these public pedestrian easements. The two driveways into the project will be 26-feet wide with radial vertical curbs and sidewalks on either side of each entrance driveway. Attention has been paid to the location of trees, parking area lights, signs, and other improvements along the primary driveways so as to provide a minimum clear area of at least 26-feet in width along the main driveways adjacent to the buildings for the purpose of providing fire department aerial apparatus access and maneuvering area with appropriate access for ladders to the buildings. Sheet P2.1, Preliminary Access Plan, illustrates the proposed minimum 26-foot wide fire engine access routes on the proposed development site, along with turnaround areas. Secondary parking area aisle ways will be at least 24-feet wide. A comment from the Tualatin Valley Fire and Rescue District Deputy Fire Marshall with regard to the proposed development plan is included as Impact Assessment Report B. A total of 261 on-site parking spaces will be provided. Ground level parking garages in Buildings A and B will provide covered parking spaces for 59 vehicles. Each of these spaces will be assigned to a unit in the building above. Three disabled person accessible parking spaces are included within the garage parking spaces total. Surface parking will be provided along the driveways into the site and in a surface parking lot located to the south of the buildings. A total of 202 surface parking spaces will be provided. Four disabled accessible parking spaces are included within the surface parking areas. The applicant plans on working with a car share provider to encourage project residents to utilize shared vehicles in order to reduce the demand for on-site parking. Information on a car share program(s) will be provided to residents. A small number of conveniently located parking spaces may be reserved for car share vehicles. The following tables summarize the minimum automobile parking spaces required by the City of Tigard Community Development Code for a development of the size proposed, and the parking spaces provided by the proposed site plan: A+O Apartments Planned Development Review 4 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak On-Site Parking Spaces Required Parking Spaces Required per MFR Unit Number of Units Proposed Auto Parking Spaces Required 1 space/studio (<500 sf) 28 28 1.25 spaces/1-bedroom unit 104 130 1.5 spaces/2-bedroom unit 46 69 Subtotal 178 227 15 percent additional onsite parking required for visitors - 34 Total MFR Units/ Parking Spaces Required 178 units 261 spaces On-Site Parking Spaces Provided Type of Parking Space Onsite Parking Spaces Provided Surface parking – standard-sized 84 Surface parking – compact 114 Surface parking – ADA spaces 4 Parking garage – standard-sized 39 Parking garage – compact spaces 17 Parking garage – ADA spaces 3 Total On-site Parking Spaces Provided 261 On-site Parking Spaces Total compact spaces 131 spaces, 50% of total In addition to the on-site parking spaces, on-street parking on SW Oak Street adjacent to the site is anticipated to provide approximately 23 on-street auto parking spaces. The project team believes that the proposed on-street parking spaces would be located so as to be more beneficial in serving the project’s needs than would an equal number of additional on-site parking spaces because any additional on-site spaces would likely be located further from building entrances than the additional on-site spaces would be. A+O Apartments Planned Development Review 5 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak The following tables describe the numbers of bicycle parking spaces required by Community Development Code Section 18.765.070 and Table 18.765.2. Bicycle Parking Required Bicycle Parking Spaces Required per MFR Unit Number of Units Bicycle Parking Spaces Required 0.5 bicycle space/dwelling unit 178 89 Bicycle Parking Provided Type of Bicycle Parking Space Bicycle Parking Spaces Provided In bike rooms inside buildings 93 spaces External bike parking spaces 15 Total Bicycle Parking Spaces 108 spaces The Preliminary Composite Utility Plan for the project is included as Sheet P3.0. Wastewater from the proposed multi-family buildings will be directed to an existing sanitary sewer within SW Oak Street through a single service lateral connection that will serve both buildings A and B. The private sewer and lateral connection will be a gravity line. There are two existing parallel waterlines in SW Oak Street. The waterlines are within the Tualatin Valley Water District. The line to the south is a 4-inch cast iron line and the line to the north is 16-inch ductile iron line. The project site will be served with a connection to the 16-inch waterline. Two private waterlines will be routed through the site, one to provide domestic water and the other for fire water. The domestic service will have a water meter and a double check valve. The fire line will be un-metered with a double check valve. One public fire hydrant will be added at the corner of SW Oak Street and the western driveway for the site. Two additional private hydrants will be installed inside the project site. Storm drainage runoff will be collected by building laterals and catch basins for onsite runoff. Runoff will be treated using mechanical treatment devices such as StormFilter catch basins and StormFilter manholes. On-site detention will be sized in accordance with Clean Water Services (CWS) standards. The detention system will consist of an arch-pipe chamber system with a control manhole to regulate flows. The storm drainage system will discharge to riprap pads above the wetlands in two locations south of the parking area and retaining wall. Stormwater from these discharge points will ultimately flow into Ash Creek through the intervening wetlands. A Preliminary Storm Drainage Report for the project is included as in the Impact Assessment section of this report. The existing site topography slopes from SW Oak Street to the south at 5%, and then flattens out to 2-4% within the floodplain area (below elevation 163.0). SW Oak Street is fairly flat with a low point on the east side of the intersection with SW 90th Avenue. There is a public storm drain system that picks up roadway runoff and offsite runoff from the north and outfalls to a drainage ditch that is within a public storm drainage easement across the northwest corner of the site. A+O Apartments Planned Development Review 6 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak The proposed site layout sets the buildings adjacent to SW Oak Street. Based on building access, ADA requirements, and parking lot drainage, the buildings will sit fairly close to the proposed SW Oak Street sidewalk grade. Drive aisle/parking lot grades will then slope to the south with the result being a retaining wall at the east, south, and west boundaries to “hold up” the parking areas. The use of retaining walls avoids any impacts to wetland/floodplain areas compared to fill slopes (2H:1V) that would require encroachment into these areas. The proposed retaining wall heights are typically four to six feet tall, with a maximum height of approximately eight feet. These are “fill” walls that will sit above the existing grade to the south. The site will require import/fill material to construct finished grades for the buildings and parking areas. The proposed storm detention system will utilize an arch-pipe chamber system that will take up approximately five feet of depth with arch pipe and granular rock base and cover. This material will help to “fill” the project’s southern-most parking area. Grading (fill) and site disturbance activities are all located completely outside of the 100-year floodplain on the site. The 100-year flood level for Ash Creek at this location is below elevation 163.0 feet. No filling, grading, or other disturbance of the delineated wetlands on the site is proposed. SW Oak Street is designated as a collector street by the City of Tigard Transportation Plan’s Functional Classification Map from its intersection with SW 90th Avenue eastward to SW Hall Boulevard – including along the frontage of the subject site. SW Oak Street is classified as a local street west of its intersection with SW 90th Avenue. The proposed development plans provide for dedication of 23.5-feet of additional right-of-way for SW Oak Street along the site’s frontage to provide a total of 43.5-feet of right-of-way from the centerline on the south side of SW Oak Street consistent with the Washington Square Regional Center (WSRC) Plan’s recommended right-of-way section standard for collector streets. The existing right-of-way on the north side of SW Oak Street along the site’s frontage varies from 20-feet to 31-feet wide. The proposed SW Oak Street frontage improvements will for 20-feet of pavement from centerline to curb to allow 5.5-feet for a center turn lane, an 11-foot wide travel lane, an 8-foot wide parking lane, a 6.5-foot curb/planter, a 12-foot wide sidewalk, and 0.5-feet of clear area behind the sidewalk. Pavement tapers will be provided at either end of the development site’s SW Oak Street frontage. A 0.5-foot to 2.5-foot wide public utility easement will be provided on the site behind the right-of-way (between ROW and building). It is anticipated that some of public franchise utilities will need to be located in the right-of-way. III. COMPLIANCE WITH APPLICABLE CITY OF TIGARD COMMUNITY DEVELOPMENT CODE PROVISIONS A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE CHAPTER 18.350 - PLANNED DEVELOPMENTS The proposed development plans for the 178-unit multi-family project are proposed as a planned development, with concurrent concept plan and detailed planned development review. As such, the application is subject to the City of Tigard’s Planned Development Review approval application process and standards of Chapter 18.350. A+O Apartments Planned Development Review 7 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 18.350.010 Purpose A. The purposes of the planned development overlay zone are: 1. To provide a means for property development that is consistent with Tigard’s Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the city; and 2. To provide such added benefits as increased natural areas or open space in the city, alternative building designs, walkable communities, preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code; and 3. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefits, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; and 4. To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis, presentation of alternatives, conceptual review, then detailed review) that can relate the type and design of a development to a particular site; and 5. To consider an amount of development on a site, within the limits of density requirements, which will balance the interests of the owner, developer, neighbors, and the city; and 6. To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. Response: Although consistency with the objectives of the planned development purpose statement is not required for approval of a planned development, we would like to explain why the proposed development is generally consistent with these purposes. First, the proposed development plan provides for the long term preservation of wetlands and floodplain associated with Ash Creek, along with significant enhancements to the vegetative buffers adjacent to the wetlands. The practicality of intensive development of the upland portion of the site is dependent upon having flexibility with regard to certain development standards such as by not providing individual decks or porches for all units as would be required by the Site Development Review approval standards if not for processing the development proposal as a planned development, and by accounting for shared open spaces through looking at the larger development plan for the project rather than looking only at the development project itself. The proposed A+O Apartments Planned Development will further the objectives of the Washington Square Regional Center Plan by providing desired relatively intense residential development in close proximity to available shopping opportunities at Washington Square and other nearby centers; close proximity to employment opportunities at Washington Square, Lincoln Center, and other nearby office and commercial centers; and within close proximity to transit opportunities on SW Greenburg Road, SW Locust Street, and SW Hall Boulevard. While the proposed development will be fairly intensive compared to the existing neighborhoods consisting primarily of detached single-family residences to the south and east of the site, the proposed A+O Planned Development will provide a step down in intensity from Washington Square and Lincoln Center to those existing neighborhoods. The A+O Planned Development will be developed at a density which is low in the range of residential densities allowed by the MUE-1 and MUR-1 zoning districts applied to the site of the proposed development. The concept plan’s consideration of the constraints to development posed by the wetland and floodplain on the site, along with the topographic and utility constraints A+O Apartments Planned Development Review 8 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak posed by the presence of utility lines with SW Oak Street at an elevation higher than most of the site is an example of the sort of site analysis work described in the City of Tigard’s Planning Commissioner’s Toolbox document. 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development B. Elements of approval process. There are three elements to the planned development approval process, as follows: 1. The approval of the planned development concept plan; 2. The approval of the detailed development plan; and 3. The approval of the planned development overlay zone. C. Decision-making process. 1. The concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.050. 2. The detailed development plan shall be reviewed by a means of a Type III-PC procedure, as governed by Section 18.390.050, to ensure that it is substantially in compliance with the approved concept plan. 3. The planned development overlay zone will be applied concurrently with the approval of the detailed plan. 4. Applicants may choose to submit the concept plan and detailed plan for concurrent review subject to meeting all of the approval criteria for each approval. All applicants are advised that the purpose of separating these applications is to provide them clear direction in developing the detailed plans. Rejection of the concept plan will result in a corresponding rejection of the detailed development plan and overlay zone. *** A. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. (Ord. 06-16) Response: No response to these process related requirements is necessary. They are cited for background for the reader. 18.350.030 Administrative Provisions Response: This application for approval of the proposed A+O Planned Development is submitted for combined concept plan and detailed development plan approval, along with application of the planned development overlay zone to the subject site. Separate responses are provided to the approval standards applicable to the concept plan approval request and the detailed development plan request. Chapter 18.350.050 provides the following approval criteria (in italics) for the approval of a Planned Development Concept Plan Proposal. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: A+O Apartments Planned Development Review 9 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. Response: The Planned Development Concept Plan, Sheet P2.2, illustrates areas on the site that are intended to be preserved as open space; active open space and recreation areas near the proposed building locations; and passive landscape areas. This narrative, along with the applicable supplemental reports in the Appendix, describe how the natural open space, active open space, and passive open space areas are to be used and how the plans for the 7.7 acres in the southern portion of the site will protect and enhance the natural areas on the site. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. Response: The planned development concept plan illustrates how the plans for the 7.7 acres in the southern portion of the site will protect and enhance the natural areas on the site. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers Response: The Planned Development Concept Plan, Sheet P2.2, along with the aerial photo of the site and its environs, Sheet P2.1, illustrates how the proposed development will fit into the street and land use pattern of the neighborhood. 4. The concept plan identifies methods for promoting walkability or transit ridership; such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. Response: The plans for the project include the provision of a 12-foot wide sidewalk along the site’s frontage. The Planned Development Concept Plan, Sheet P2.2, illustrates the general areas on the site where the applicant is offering to provide public pedestrian easements for the future development of a trail along Ash Creek, and a trail to connect between that trail and the sidewalk along SW Oak Street. Primary pedestrian routes through the site are also illustrated. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. Response: The planned development concept plan illustrates the proposed development pattern for two multi-story multi-family residential buildings on the northern portion of the site, along with associated recreation and parking facilities. The concept plan provides for approximately 3.5-acres of the site to be developed with multi- family dwellings at a net density between 50 and 55 units per net acre, and for approximately 7.7-acres of the site to be retained as wetlands, floodplain associated with Ash Creek, and required water quality sensitive area buffer areas. Limited public access to the floodplain and wetlands area is provided for through the provision of public A+O Apartments Planned Development Review 10 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak pedestrian access easements to be dedicated to the City of Tigard for future trail development. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. Response: As described above in the response to the purpose statement for the planned development chapter of the Community Development Code, the proposed development plan for the A+O Planned Development provides for the long term preservation of wetlands and floodplain associated with Ash Creek. The practicality of intensive development of the upland portion of the site is dependent upon having flexibility with regard to certain development standards such as by not providing individual decks or porches for all units as would be required through the Site Development Review approval standards; and by accounting for shared open spaces through looking at the larger development plan. In addition, it is noted that proposed A+O Apartments Planned Development will further the objectives of the Washington Square Regional Center plan by providing desired relatively intense residential development in close proximity to shopping opportunities at Washington Square and other nearby centers; close proximity to employment opportunities at Washington Square, Lincoln Center, and other nearby office and commercial centers; and within close proximity to transit opportunities on SW Greenburg Road, SW Locust Street, and SW Hall Boulevard. While the proposed development will be fairly intensive compared to the existing neighborhoods consisting primarily of detached single-family residences to the south and east of the site, the proposed A+O Planned Development will provide a step down in intensity from Washington Square and Lincoln Center to those existing neighborhoods. The A+O Planned Development will be developed at a density which is low in the range of residential densities allowed by the MUE-1 and MUR-1 zoning districts applied to the site of the proposed development. C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. Response: No response is necessary. There is no applicable minimum lot size in the underlying MUE-1 and MUR-1 districts. The site size will be 10.79 acres after dedication of additional road right-of-way for SW Oak Street. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: The concept plan provides for less than 40% of the gross planned development site area to be developed and over 60% of the site to be retained as A+O Apartments Planned Development Review 11 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak natural and enhanced wetlands. Therefore, the proposed concept plan clearly meets this standard. Additionally, a significant percent of the portion of the site which is planned to be developed with the apartments will be landscaped and not covered by buildings or pavement. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: No increase in building height is request beyond that allowed by the underlying zones. 4. Structure setback provisions a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. e. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: No exceptions to the applicable base zone setback standards are requested. All buildings within the proposed A+O Apartments Planned Development will be required to meet all applicable setback and building separation standards of the underlying zones and of the Uniform Building Code and Fire Code. No garage entrances will enter onto SW Oak Street. Both parking garages will have entrances located internal to the site. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. Response: No exceptions are requested to any other standards of the base MUE-1 and MUR-1 zoning districts. Chapter 18.350.070 provides the following approval criteria (in italics) for the approval of a planned development detailed development plan proposal. The approval criteria area addressed below, or reference is made to later sections of this report where applicable standards of other Code Chapters are presented. It is noted that Code Section 18.630.020.A.2 of the Washington Square Regional Plan District requires that projects within the Plan District area (such as this proposal) to comply with all other applicable standards of the Community Development Code which in the present case would include compliance with the standards below for this planned development proposal. However, Section 18.630.010.E of the Washington A+O Apartments Planned Development Review 12 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Square Regional Plan District addresses conflicts between standards within the Washington Square Regional Plan District standards and other standards of the Code, as follows: E. Conflicting standards. The following design standards apply to all development located within the Washington Square regional center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the development code, standards in this section shall govern. Response: Section 18.630.010.E makes it clear that in the case of a conflict with other standards of the Code, the standards of Chapter 18.630 take precedence. Therefore, some of the responses below will cite to conflicting standards of Section 18.630 instead of the particular detailed development plan approval standard. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: The proposed detailed development plan has been designed to be completely consistent with the concept plan, except for providing additional details on how the site is to be developed. No changes to the residential densities, amounts of open space and landscaping, land usage; effects upon environmentally sensitive areas or hazardous areas; or the proposed pattern of development are proposed. Therefore, the proposed final development plan will be fully consistent with the concept plan except for the amount of detail provided. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; Response: No land division is proposed. Therefore, the provisions of Chapters 18.420 and 18.430 are not applicable to the proposed detailed development plan. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. A+O Apartments Planned Development Review 13 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 1. Chapter 18.360, Site Development Review. The provisions of Chapter 18.360, Site Development Review, are not applicable to planned development reviews. The detailed development plan review is intended to address the same type of issues as the site development review. Response: No response to the standards of Chapter 18.705 is necessary. 2. Chapter 18.705, Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles, pedestrians, and transit). Response: The requested detailed development plan approval does not include a request for an exception to the applicable access, egress and circulation standards of Chapter 18.705. 3. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. The commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the commission may approve according to the following: a. A one percent bonus for each five percent of the gross site area set aside in open space, up to a maximum of five percent, is allowed for the provision of active use recreational open space, exclusive of areas contained in floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded from development; b. Up to a maximum of five percent is allowed for the development of pedestrian amenities, streetscape development, recreation areas, plazas, or other items from the “Planning Commission’s Toolbox.” Response: The proposed density for the project has been calculated utilizing the allowed minimum and maximum density standards for the MUE-1 and MUR-1 zoning districts. The density computation is presented below in the response to Chapter 18.715 No density bonus is requested. Therefore, no further response is necessary. 4. Chapter 18.745, Landscaping and Screening. The commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect, provides for 20% of the net site area to be professionally landscaped, and meets the intent of the specific standard being modified. Response: No exception to the minimum landscaping requirements applicable to the proposed project. No further response is necessary. 5. Chapter 18.765, Off-Street Parking and Loading Requirements. The commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: a. The minimum number of parking spaces is not reduced by more than 10% of the required parking; and A+O Apartments Planned Development Review 14 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak b. The application is for a use designed for a specific purpose which is intended to be permanent in nature, nature, e.g., a nursing home, and which has a low demand for off-street parking; or c. There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement; or d. Public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses; or e. There is a community interest in the preservation of particular natural features of the site which make it in the public interest to grant an exception to parking standards. Response: No exceptions to the minimum off-street parking and loading standards of the Code are requested. 6. Chapter 18.780, Signs. The commission may grant an exception to the sign dimensional requirements in the applicable zone if: a. The sign is not increased by more than 10% of the required applicable dimensional standard for signs; and b. The exception is necessary for adequate visibility of the sign on the property; and c. The sign will be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. Response: No exceptions to the dimensional standards for signs are proposed. 7. Chapter 18.795, Visual Clearance Areas. The commission may grant an exception to the visual clearance requirements, when adequate sight distance is or can be met; Response: No exceptions to the vision clearance requirements applicable to the project are requested. No further response is necessary. 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: a. Public safety will not be compromised; and b. In the case of public streets, maintenance costs will not be greater than with a conforming design; and c. The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment. Response: No exceptions to the Street and utility Improvement standards of Chapter 18.810 are requested. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The current development proposal has been designed to preserve all of the existing wetlands and habitat area on the site, while also providing for an A+O Apartments Planned Development Review 15 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak intensive residential development as was envisioned with the intensive standards and density allowances of the Washington Square Regional Center Plan and the underlying MUE-1 and MUR-1 zoning districts. The residential development area has been limited to the northern portion of the site near SW Oak Street to avoid any impacts to the wetlands and floodplain on the site as well as to reduce the area that needs to be committed to automobile circulation. The site slopes downward away from SW Oak Street, thereby necessitating filling the portion of the site which is not within the 100-year floodplain or wetlands in order to provide building and site access per ADA requirements and to provide cover/depth for the stormwater management system (water quality and detention) prior to outfall to the south upslope from the wetlands, and to provide relatively level areas for the buildings to be located. This filling of the northern portion of the site along with the relatively dense development pattern necessitates removal of all of the site’s existing trees. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: The proposed structures will be located on structural fill designed to accommodate the load of the buildings. The underlying ground is stable and not severely sloped. A geotechnical study has been prepared for the proposed development by Geotechnical Resources, Inc. That study is included as report C in the Impact Assessment portion of this report. The recommendations of the study will be utilized in developing the final grading plan for the project. The geotechnical report offers the following conclusion: “The site is mantled by 1.5 to 23.5 ft of silt, which is underlain by basalt which has decomposed to the consistency of sand. Beneath the decomposed basalt, the site is underlain by predominantly decomposed, extremely soft basalt to the maximum depth explored (26.5 ft). In our opinion, the structural loads of the proposed buildings can be supported by conventional spread footings established in structural fill or in the medium stiff silt or dense to very dense sand that mantles the site. The following sections of this report provide our conclusions and recommendations concerning site preparation and earthwork, foundation support, lateral earth pressures, subdrainage and floor support, pavement design, and seismic design considerations. [Geotechnical Investigation Report by Geotechnical Resources, Inc., page 3].” c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The two multi-family residential buildings have been situated to maximize sunlight and air into as many dwelling units as practical. The long axes of the buildings have east-to-west orientations to maximize solar gain. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; Response: The preserved open space area on the southern portion of the site will separate the proposed multi-family development project from detached single-family development to the south by over 400-feet. Trees to be planted to the south of and A+O Apartments Planned Development Review 16 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak near the base of the retaining wall will help screen the proposed development from views from the south, as will screening materials installed on the fence at the top of the wall and parking area trees. Although the areas immediately to the west of the site are currently developed with detached single-family residences, that area is zoned MUE-1 and are anticipated to be redeveloped with intensive residential, institutional, and/or office development which should be similar in intensity as the proposed A+O Apartments. Nevertheless, landscaping is proposed to be provided on the western portion of the subject site to help provide a buffer between these neighboring uses. b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. Response: Section 18.745.050.E.1 typically requires the screening of parking lots and loading areas from views from adjacent areas. Table 18.745.1 specifies that a Type C buffer of at least 6- feet to 10-feet of width and differing levels of plant materials and fences/walls or hedges between parking lots and areas of single-family development. These buffer standards would therefore apply along the southern and eastern edges of the proposed parking lot because the parking area might be visible from existing single-family development to the southeast and east, if not adequately buffered and screened. The above Section allows the City to allow exceptions to required buffer standards. An exception to the parking area buffer and screening standards of Section 18.745.050.E.1 is hereby requested. The proposed landscape plans were prepared by David Haynes, PLA, a registered landscape architect. The plans propose that an alternative buffer be allowed. consisting of to the standards of Section 18.745.050.E.1 be allowed to screen the parking The parking area will be well separated from the existing neighboring single-family uses to the south and southeast for which buffering and screening is required. The neighboring single-family uses will be located over 400 feet away from the proposed parking area. As such, views of the parking area would be distant and there would be little, if any, discernible noise or odor effects from use of the parking area upon those neighboring properties. In addition, the proposed wetland area plantings of ash trees and the proposed dense planting of western red cedar trees at the base of the proposed retaining wall will provide much more screening of views of the parking area than would a buffer on the actual edge of the parking lot, with such a buffer designed to the relatively narrow width and plant density standards of Table 18.745.1. The western red cedar trees especially will provide adequate evergreen screening of views of the parking area. In addition, to address concerns on the screening from the future pedestrian path near Ash Creek, it is proposed that fence fabric be provided on the fence along the A+O Apartments Planned Development Review 17 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak southern edge of the proposed parking lot if the trail is constructed prior to tree growth providing the required landscape buffer/screening to the parking area from the trail. Fence fabric will be installed on the chain-link fence on top of the retaining wall and adjacent to the southern edges of the parking area in order to supplement the screening provided by the cedar trees for up to five years, in order for tree growth to provide adequate screening. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. Response: The proposed apartments will include one trash and recycling enclosure within the southeast corner of the project’s parking area. These enclosures will be constructed of CMU walls with steel gates. Landscaping will be provided adjacent to the trash enclosure to provide near-view screening. The location relatively deep into the parking area and site will provide adequate screening from adjoining properties, as will the intervening landscaping outside of the parking area. Mechanical equipment on the rooftops of the buildings will be screened from views from neighboring properties by parapets included on the buildings. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: No nonresidential structures which will abut existing dwellings are included within the project. This standard therefore does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. Response: The exterior elevation articulation standards of this section are superseded by Section 18.630.060.B. The standards of that section are addressed below. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. Response: Because there will be no ground level residential units within the proposed buildings, the ground-level deck or patio standard is not applicable. The outdoor open spaces provided – pool, pool deck, roof decks, and open areas are all located south of or A+O Apartments Planned Development Review 18 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak on top of the buildings for the purpose of orientation to the sun and fro views across the wetlands. The private open spaces will be screened from views from off the site by the proposed buildings, by landscaping, or by significant distance between the outdoor open spaces and other nearby uses. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units, 200 square feet per unit; ii. Three or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Response: The proposed 178 residential units will all be studios, 1-bedroom, or 2- bedroom units. Therefore, the proposed development would be required to provide 36,200 square feet of shared usable outdoor recreation areas to satisfy subsection (a) of this standard. The proposed development plans provide for the following areas to be provided as shared usable outdoor recreation areas: Open area in northwest portion of site: 834 sq. ft. Pool, pool deck, and south of Building A: 9,070 sq. ft. Building A interior amenity room: 450 sq. ft. Building A amenity roof deck: 3,460 sq. ft. Building B interior amenity room: 1,070 sq. ft. Building B amenity roof deck: 1,770 sq. ft. Total Usable Active Open Space provided 16,654 sq. ft. Passive recreation areas are provided including the upland buffer areas adjacent to the wetlands (49,507 sq. ft.) and area dedicated for development of a future pedestrian path (30,863 sq. ft.). These passive recreation areas total 80,345 square feet. As allowed by subsection 6.c.iv. above, the combined shared usable outdoor recreation areas, additional indoor recreation area, and passive use open space facilities totals 96,999 square feet of combined area, or over 544 square feet per each dwelling unit. This exceeds the minimum standard of 200 square feet of shared outdoor recreation and open space facility per unit. All of the proposed indoor and outdoor recreation areas will be located in fairly open areas and should be readily observable from a number of dwelling units, building lobbies, the parking areas, and the sidewalks and drive aisles within the development site. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and A+O Apartments Planned Development Review 19 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The proposed development is consistent with the minimum number of access points required by Chapter 18.705 (minimum of two access points required; two access points provided). The site plan has been designed to provide adequate access for emergency and service vehicles. The project development team had numerous communications with a representative of the Tualatin Valley Fire and Rescue District during the development of the site plans, including the provision of draft site plans. Modifications to the plans were made to accommodate the Fire District’s concerns. The Fire District’s comments on the plans are included as Appendix F. The plans have also been provided to Pride Disposal, the trash and recycling service provider for the site area. Comments from Pride Disposal are included as Impact Assessment report D. The plans provide for the dedication of a 20-foot wide public pedestrian easement along Ash Creek for future development of a pathway or boardwalk, as called for by the City of Tigard Parks System Master Plan which discusses a Washington Square Regional Center Trail looping around Washington Square, and following Ash Creek as its primary route. An easement for a connecting trail to SW Oak Street is also proposed to be provided. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation Response: The proposed development plans call for 48,685 square feet of landscaped area on the site, or 33 percent of the 149,349 square foot development site area. This total landscaped area includes the area below the proposed retaining wall outside of the wetlands and floodplain. This area will include trees and shrubs which will provide screening and buffering for the parking area and retaining wall. The landscape plan was prepared by and under the direction of David Haynes, PLA, a registered landscape architect in the State of Oregon. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: The northeastern portion of the site is located within one-quarter mile of TriMet transit service bus stops at the intersection of SW Hall Boulevard and SW A+O Apartments Planned Development Review 20 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Locust Street, and portions of the northwestern portion of the proposed development site are slightly more than one quarter mile of TriMet transit stops on NW Greenburg Road. There currently is no transit service on SW Oak Street adjacent to the project site. The applicant team has been in contact with TriMet regarding possible participation in providing additional transit facilities at the nearby transit stop on Greenburg Road in front of Lincoln Center. No decision has been made in this regard at the time that this application is being submitted. TriMet will be contacted by the City of Tigard Planning Department regarding the need for transit facility service improvements during the review of this application. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765: b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed parking areas within the project have been designed consistent with the applicable design standards of Chapter 18.765. Please see the response to that Chapter below. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed storm drainage system within the apartment project has been designed consistent with the applicable standards of Chapter 18.810. Please see the response to that Chapter below. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The project site includes a substantial area which is within the 100-year floodplain of Ash Creek. The applicant is proposing to preserve all of the floodplain area on the site within a private open space area. The plans note that the applicant is willing to provide a public pedestrian easement to the City of Tigard for the future development of a pedestrian path near Ash Creek, plus an easement for a pedestrian connection between that path and SW Oak Street. The project team will work with City staff to determine the preliminary alignments for these path easements during the plan review process. The applicant is also willing to discuss the possible dedication of floodplain areas to the City in exchange for systems development charge credits. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a A+O Apartments Planned Development Review 21 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain) b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The Detailed Planned Development Plan for the A+O Apartments planned development provides for provision of over 74 percent of the 486,558 square foot gross site area (prior to deduction of additional SW Oak Street right-of- way only) as shared open space areas, whereas a minimum of 20 percent of the site or only 97,312 square feet would be the minimum shared open space required to be provided for this size planned development site. See Sheet P2.4, Overall Open Space Analysis Plan. The total open space areas to be provided will consist of the following: 260,511 square feet as minimal use facilities (wetlands [minus pedestrian easement for future trail] and other floodplain areas) or 268 percent of the minimum required area as minimal use area shared open space use facilities 87,371 square feet of passive use facilities (landscaped beds, small lawn areas, buffer area, and pedestrian easement for future trail) or 90 percent of the minimum required open space area; 16,654 square feet of active use facilities or 17 percent of the minimum required open space area. The total area of shared open space provided by the plan is 364,536 square feet of the total site area. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, and improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for A+O Apartments Planned Development Review 22 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak systems development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. Response: This section is not currently applicable. No open space conveyance is anticipated at this time, although (as noted above) the applicant is willing to discuss the possible dedication of floodplain and wetland areas to the City in exchange for systems development fee credits. B. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE CHAPTER 18.520 - COMMERCIAL DISTRICTS The western portion of the site is zoned MUE-1, and the eastern portion of the site is zoned MUR-1as illustrated on the Existing Conditions/Site Assessment Plan, Sheet P1.1. Table 18.520.1 of the Community Development Code lists use types that are permitted, restricted, conditional, and prohibited in the various commercial zoning districts in the City of Tigard. “Household Living” is listed as a permitted use in both the MUE-1 and MUR-1 districts in this table, with footnote #28 which says that all permitted and conditional uses may be subject to special development standards of Section 18.630. The proposed multi- family residential use is considered a “Household Living” use type, and thus is permitted in both zoning districts applied to the site. Any development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed below in the responses to the standards of Section 18.630. Table 18.520.1 also lists “Multifamily Units” as a permitted housing type in both the MUE-1 and MUR-1 zoning districts without any qualifying footnotes or other limitations. It is noted that there is no statement anywhere in Section 18.520, including Table 18.520.1, which says that Household Living uses or Multifamily housing types are required to be combined with any other uses as either a vertical or horizontal mixed use on a development site. It is noted that there are several footnotes listed for other use types which such uses to be combined with other uses. This includes foot note #6 which says that “residential uses permitted by right, as a mixed use in conjunction with a commercial development, on or above the second floor of the structure, at densities not to exceed 12 units per acre.” Footnote 6 is applicable to the Household Living use type in the C-C Community Commercial zoning district. In addition, footnote #34 for Table 18.520.1 notes that office, eating and drinking establishments, and sales-oriented uses in the MUR1 and MUR-2 zones are subject to the following mixed-use standard: “This use is allowed only in mixed-use developments in the Washington Square Regional Center. Commercial uses shall occupy no more than 50% of the total floor area within the mixed-use development, and shall be permitted only when minimum residential densities are A+O Apartments Planned Development Review 23 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak met. An exception to the requirement that commercial uses may be permitted only if residential minimum densities are met is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan (3/28/2002). The exempted properties are identified as assessor map number: 1S135AA-00400, 1S135AA-01400, 1S135AA- 01900, 1S1AA-01901, 1S135DA-02000, 1S135AA-02500, 1S135AA-02600, 1S135AA-02700, 1S135DA-01900, and 1S1DA-02000. These parcels, or parcels created from these parcels, after the effective date of this ordinance, may be developed as a solely commercial use with a use permitted in the MUR-1 or MUR–2 zones.” Since it is clear that the City of Tigard’s use restrictions clearly put limits on some use types related to being required to be mixed with other uses in the mixed use districts, and since such restrictions have not been listed for Household Living uses in the MUE-1 and MUR-1 zoning districts, it is clear that Household Living uses can be allowed in these zones as a stand-alone permitted use – such as is proposed. Table 18.520.2 provides a tabulation of minimum development standards for each of the commercial districts. The applicable development standards for the MUE-1 and MUR-1 zones are listed in the left hand column below, with a response provided in the right hand column explaining how the proposed development plans are consistent with the standard. Adapted from Table 18.520.2, for both the MUE 1 and MUR 1 Zoning Districts applied to the site: MUE-1 Standard Proposed Minimum lot size: None 10.85 acres total site area 3.48 acres apartment development site Minimum lot width: None 693.5-feet min. total site width Minimum/maximum setbacks: Minimum front yard: 0 2.5-feet (Building A) Maximum front yard setback: 20 feet 2.5-feet (Building A) Minimum side yard: 0 76-feet (Building A west side) Minimum rear yard: 0 over 300-feet to south property line Minimum building height: 2 stories 5-stories Maximum building height: 200 feet 67.5-feet Maximum site coverage: 85% 67.9% of total apartment site Minimum landscape requirement: 15% 32.1% of total apartment site Minimum density: 50 d.u. /net acre 52 d.u./acre development site Maximum density none 52 d.u./acre development site MUR-1 Minimum lot size: None 10.85-acres total site area 3.48 acres apartment development site Minimum lot width: None 693.5-feet min. total site width Minimum/maximum setbacks: Minimum front yard: 0 0.5-feet (Building B) Maximum front yard setback: 20 feet 0.5-feet (Building B) Minimum side yard: 0 10-feet (Building B east side) Minimum rear yard: 0 over 300-feet to south Minimum building height: 2 stories 5-stories Maximum building height: 75 feet 67.5-feet A+O Apartments Planned Development Review 24 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Maximum site coverage: 80% 67.9% of total apartment site Minimum landscape requirement: 15% 32.1% of total apartment site Minimum density: 50 d.u./net acre 52 d.u./acre development site Maximum density none 52 d.u./acre development site CHAPTER 18 -630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT 18.630.020 Development Standards A. Compliance required. All development must comply with: 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C through E of this section; 2. All other applicable standards and requirements contained in this title. Response: Other sections of this application narrative detail how the proposed development plans provide for compliance with the applicable development standards of the underlying MUE-1 and MUR-1 zones. In addition, other sections of this narrative address other applicable standards and requirements. B. Development standards. Development standards which apply within mixed-use zones in the Washington Square Regional Center Plan District are contained in Table 18.520.2. Existing developments which do not meet the standards specified for a particular district may continue in existence and be altered subject to the provisions of Section 18.630.030. Response: The development standards of Table 18.520.2 for the MUE-1 and MUR-1 zoning districts have been addressed above. All existing development on the subject site will be removed. Therefore, the second part of this section is not applicable. C. Phasing of development standards…. Response: The proposed development is not planned on being phased. Therefore, this section is not applicable. D. Density requirements for developments including or abutting riparian setback. Notwithstanding the density requirements in Table 18.520.2, the maximum residential density and mixed-use and non- residential floor area ratio for developments that include or abut riparian setbacks shall be no greater than 110% of the minimum residential density and floor area ratios in all mixed use zones, except when the following are met: Response: The proposed development will provide for an overall density of 53.1 units per net acre, which is not more than 110% of the minimum required density of 50 units per acre minimum density required by the MUE-1 and MUR-1 zoning districts. Therefore, this standard is satisfied. A+O Apartments Planned Development Review 25 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 18.630.030 Pre -Existing Uses and Developments within the Washington Square Regional Center Plan District Mixed Use Districts A. Applicability. Pre-existing housing units in mixed use districts are permitted. Conversion of pre-existing housing units to other uses is subject to the requirements of this chapter. Notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the regional center mixed use zoning districts that were lawfully in existence at the time of adoption of the regional center mixed use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. Response: The existing residential development on the subject site will all be removed. Therefore, this section is not applicable. 18.630.040 Street Connectivity A. Purpose. The standards provide a way for creating continuity and connectivity within the Washington Square regional center (WSRC). They provide incremental street and accessway development that is consistent with WSRC needs and regional and state planning principles for connectivity. The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. Response: No response to the purpose statement is necessary. B. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Section 18.370.010 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than 1-1/2 the straight-line distance. Response: The site of the proposed development is located on the south side of SW Oak Street. Ash Creek and its associated floodplain and wetlands are located on and to the south of the subject site, with Oregon State Highway 217 – a controlled access highway- located further to the south. These existing conditions make the development of further streets to the south impracticable. Local streets to the north include SW 90th Avenue directly to the north, SW 87th Avenue to the east, and SW Lincoln Street to the west. Because of the presence of Ash Creek and its associated wetlands and floodplain, there are no streets to the south of SW Oak Street between SW 95th Avenue to the west and SW Hall Boulevard to the east. SW Oak Street in front of the subject site is designated a collector street. All of the proposed buildings will have major entrances within 100 feet of the SW Oak Street A+O Apartments Planned Development Review 26 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 18.630.050 Site Design Standards A. Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan may be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, governing criteria for granting a variance, is satisfied. 1. Building placement on major and minor arterials. a. Purpose. Architecture helps define the character and quality of a street and can make a strong statement about the overall community and city at large. The placement and design of buildings provides the framework for the streetscape and defines the edges of the public right-of-way. Architecture and ground floor uses can activate the street, either by its design presence or by those who come and go from it. At intersections, investing in building frontages can create gateways and special places that add to the character of the area. b. Standard. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. Response: The site fronts only on SW Oak Street. SW Oak Street is not an arterial. Therefore, this standard does not apply to this site. 2. Building setback. a. Purpose. Buildings and investment in architecture is most conspicuous when it is visible from the street. The presence of buildings closely sited at the edge of the right-of-way creates an envelope for the street and a sense of permanence. b. Standard. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. Response: The applicable minimum and maximum setback and other development standards of Table 18.520.2 for both the MUE-1 and MUR-1 zoning districts applied to the site were addressed above in this report. In all cases, the proposed buildings were shown to be consistent with the applicable front yard setbacks. 3. Front yard setback design. a. Purpose. The front yard is the most conspicuous face of a building and requires special attention. Places for people and pedestrian movement helps create an active and safer street. Higher level of landscape anticipates a more immediate visual result. b. Standard. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to the applicable standard in paragraph 5 of this subsection A. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.B and Table 18.520.2. Response: The front yard area between the sidewalk along SW Oak Street and the fronts of proposed buildings A and B and parking areas to the sides of buildings will be landscaped with a combination of lawn, planter beds, and trees which will enhance the pedestrian environment along SW Oak Street. 4. Walkway connection to building entrances. a. Purpose. As density increases and employee and resident populations increase, it is expected that more people will move between businesses within the WSRC. Provisions should be made to A+O Apartments Planned Development Review 27 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak encourage people to walk from business to business, and housing to business rather than use automobiles. b. Standard. A walkway connection is required between a building’s entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required… Response: Primary building entrances will be connected to the public sidewalk along SW Oak Street by a network of internal site sidewalks. All private sidewalks between the building entrances and SW Oak Street sidewalk will be at least six feet wide and constructed of concrete. 5. Parking location and landscape design. a. Purpose. The emphasis on pedestrian access and a high quality streetscape experience requires that private parking lots that abut public streets should not be the predominant street feature. Where parking does abut public streets, high quality landscaping should screen parking from adjacent pedestrian areas. b. Standard. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the city where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary street frontage. When abutting public streets, parking must be behind a landscaped area constructed to an L-1 parking lot screen standard. The minimum depth of the L-1 landscaped area is eight feet or is equal to the adjacent building setback, whichever is greater. All other site landscaping shall be landscaped to an L-2 general landscaping standard. The L-1 and L-2 standards are more fully described in Section 18.630.090. Response: Parking areas on the project will be located to the sides or rear of proposed buildings, or within first level parking garages of buildings A and B. Parking areas to the sides of buildings are no further forward than even with the adjacent front building elevation. Parking areas adjacent to buildings along SW Oak Street are will be screened by landscaped areas which include low level screening plant materials consistent with the L-1 parking area screening and planting size standards. Landscape materials in these areas will need to be kept trimmed to allow for clear vision areas at the intersections of these driveways with SW Oak Street. All planting areas between parking areas and SW Oak Street are at least 10-feet deep, except where reduced to accommodate required patios for ground level dwelling units. All other site landscaping will be provided at sizes consistent with the L-2 planting standard. 18.630.060 Building Design Standards A. All new buildings constructed in the MUC, MUE and MUR zones within the WSRC shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, criteria for granting a variance, is satisfied. 1. Ground floor windows. a. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly. Windows help keep “eyes on the street” which promotes safety and security, and can help create a lively street frontage by displaying activities and products within the building. A+O Apartments Planned Development Review 28 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Lighting at night from ground floor windows also adds to the presence of activity and the sense that someone is home. b. Standard. All street-facing elevations within the building setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. Response: The front building elevations of buildings A and B will be located between 0.5-feet and 2.5-feet of the street property line and thus are subject to this standard. Buildings A and B will provide a minimum of 50% of their ground floor wall areas with windows to interior spaces and decorative metal grating to the slightly below ground level garages. The decorative metal grating will provide ventilation for the garages. 2. Building façades. a. Purpose. Straight, continuous, unarticulated walls lack interest, character and personality. The standard provides minimum criteria for creating a diverse and interesting streetscape. b. Standard. Façades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (1) a variation in building materials; (2) a building off-set of at least one foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (4) by another design features that reflect the building’s structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Response: All facades that face a public street provide at least one of the variations listed in the standard at intervals of no less than every 50 feet along the facade. Neither of the proposed buildings will exceed a length of 205 feet; therefore, the pedestrian connection through a building standard is not applicable to any of the proposed buildings. 3. Weather protection. a. Purpose. Weather protection is encouraged to create a better year-round pedestrian environment and to provide incentive for people to walk rather than drive. b. Standard. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Response: Weather protection is provided at all entrances to the buildings through the use of overhangs or canopies as shown on the building elevations plans. 4. Building materials. a. Purpose. High quality construction and building materials suggest a level of permanence and stature appropriate to a regional center. b. Standard. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than two feet. Response: The project does not use materials listed above in the standard as prohibited exterior finish materials. Plain concrete is used as a foundation material, but the plain A+O Apartments Planned Development Review 29 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak concrete will not be revealed for more than two feet. Proposed building materials will include Hardie board, Hardie panels, and vertical metal panels. Deck and patio railings will be constructed of acrylic or metal. 5. Roofs and roof lines. a. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be avoided. This standard simply states that roofing materials should be used on the roof and that wall finish materials should be use on building walls. The premise is that future buildings in the WSRC should have a look of permanence and quality. b. Standard. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building’s structural system and architectural style. False fronts and false roofs are not permitted. Response: The materials of roofs and roof lines are different from the materials used on the building elevations so as to avoid blurring the distinction between the roof and walls as required by the standard. 6. Roof-mounted equipment. a. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent properties. Also roofs and roof mounted equipment can be the predominant view where buildings are down slope from public streets. b. Standard. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. Response: All roof-mounted equipment is screened from the view of adjacent public streets. 18.630.070 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met: 1. Zoning district regulations. Residential only developments within the MUC, MUE and MUR zones shall meet the sign requirements for the R-40 zone, Section 18.780.130.B… 2. Sign area limits. The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted. 3. Height limits. The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted. 4. Sign location. Freestanding signs within the Washington Square regional center shall not be permitted within required L-1 landscape areas. Response: No signs are proposed at this time. A wall sign may be added to the plans for one of the proposed buildings prior to the public hearing on this application. If so, a supplemental building elevation and response to these standards will be submitted. No freestanding signs are proposed at this time. 18.630.080 Entry Portals A. Required locations. (Reserved) Response: No response is necessary. A+O Apartments Planned Development Review 30 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 18.630.090 Landscaping and Screening Applicable levels. Two levels of landscaping and screening standards are applicable. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other subsections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. A. L-1 parking lot screen. The L-1 standard applies to setbacks on public streets. The L-1 standard is in addition to other standards in other chapters of this title. The setback shall be a minimum of eight feet between the parking lot and a public street. L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback. All L-1 trees shall be a minimum of 3½-inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. B. L-2 general landscaping. The L-2 standard applies to all other trees and shrubs required by this chapter and Chapter 18.745 (except those required for the L-1 parking lot screen). For trees and shrubs required by Chapter 18.745, the L-2 standard is an additional standard. All L-2 trees shall be 2½- inch caliper at the time of planting. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. (Ord. 12-09 §1) Response: See applicable sections above related to where the L-1 and L-2 landscape standards are applicable to the proposed development plans. 18.630.100 Street and Accessway Standards Functional classifications and street sections. The recommended roadway functional classification map and street cross-sections in the Washington Square regional center plan shall govern the improvement and construction of major streets within the Washington Square Regional Center Plan District. Response: The WSRC Plan calls for a minor collector section along SW Oak Street which includes 43.5-feet from centerline right-of way and a 29.5-feet from centerline paved width (5.5-foot half center lane, 11-foot travel lane, 5-foot bike lane, 8-foot parking). The proposed development plans provide for additional right-of-way and the required street improvements to develop SW Oak Street across the site’s frontage to collector street standards consistent with this standard. 18 .630.110 Design Evaluation The provisions of Section 18.620.090, Design Evaluation, apply within the Washington Square Regional Center Plan District. Response: The applicants are not requesting that the proposed development plans be reviewed by the City’s Design Evaluation Team in lieu of addressing the normal standards of the Community Development Code. Therefore, this section and the provisions of Section 18.620.090 are not applicable to this application. C. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE CHAPTER 18.775 – SENSITIVE LANDS The subject site includes areas which are within the 100-year floodplain and the natural drainageway of the south fork of Ash Creek, as well as areas which are wetlands. The areas of floodplain and wetlands on the site are also included on the City of Tigard’s Comprehensive Plan “Significant Habitat Areas Map.” According to Community Development Code Section 18.775.010.G, all of these areas are potentially unsuitable for development. However, other sections of Chapter 18.775 provide for limited use of these A+O Apartments Planned Development Review 31 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak potentially unsuitable for development areas, and processes by which development may be allowed within these areas through Sensitive Lands Review approval. The paragraphs below address the applicable standards of Chapter 18.775 to demonstrate how the proposed development plans are consistent with the applicable standards of this chapter. 18.775.020 Applicability of Uses: Permitted, Prohibited, and Nonconforming A. CWS stormwater connection permit. All proposed development must obtain a stormwater connection permit from CWS pursuant to its design and construction standards. As used in this chapter, the meaning of the word “development” shall be as defined in the CWS “Design and Construction Standards”: All human-induced changes to improved or unimproved real property, including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land Division; 3. Drilling; 4. Site alterations resulting from surface mining or dredging; 5. Grading; 6. Construction of earthen berms; 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit…. Response: A Clean Water Services Stormwater Connection Permit will be obtained for the proposed site development. The applicant has obtained Water Quality Sensitive Areas Service Provider Letter 14-001441 from CWS (See Appendix D), based upon CWS review of a site assessment report provided by Pacific Habitat Services (See Appendix C) along with the preliminary site development plans for the project. B. Outright permitted uses with no permit required. Except as provided below and by subsections D, F, and G of this section, the following uses are outright permitted uses within the 100-year floodplain, drainageways, slopes that are 25% or greater, and unstable ground when the use does not involve paving. For the purposes of this chapter, the word “structure” shall exclude: children’s play equipment, picnic tables, sand boxes, grills, basketball hoops and similar recreational equipment. 1. Accessory uses such as lawns, gardens, or play areas; except in a water quality sensitive area or vegetated corridor, as defined in the CWS “Design and Construction Standards” or the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 2. Farm uses conducted without locating a structure within the sensitive land area; except in a water quality sensitive area or vegetative corridor, as defined in CWS “Design and Construction Standards” or the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 3. Community recreation uses, excluding structures; except in a water quality sensitive area or vegetated corridor, as defined in the CWS “Design and Construction Standards” or the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. Response to subsections 1 through 3: The proposed development plans for the A+O Apartments do not include any of the above-listed uses within the sensitive lands portions of the site. 4. Public and private conservation areas for water, soil, open space, forest, and wildlife resources. 5. Removal of poison oak, tansy ragwort, blackberry, English ivy, or other noxious vegetation. A+O Apartments Planned Development Review 32 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 6. Maintenance of floodway excluding re-channeling; except in a water quality sensitive area or vegetated corridor, as defined in the CWS “Design and Construction Standards” or the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. Response to subsections 4 through 6: The proposed development plans provide for private conservation of the Ash Creek floodplain, wetlands, and maintenance of the floodway of Ash Creek. No development is proposed within these areas of the site. No removal of poison oak, tansy ragwort, blackberry, English ivy, or other noxious vegetation is proposed within the sensitive floodplain, drainage way, or wetland areas of the site. Removal of poison oak, tansy ragwort, blackberry, English ivy, or other noxious vegetation is proposed only within the required CWS vegetative corridor, as is required by CWS and as is allowed consistent with the above. 7. Fences; except in the floodway area; a water quality sensitive area or vegetated corridor, as defined in the CSW “Design and Construction Standards”; or the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 8. Accessory structures which are less than 120 square feet in size; except in the floodway area; a water quality sensitive area or vegetated corridor, as defined in the CSW “Design and Construction Standards”; or the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 9. Land form alterations involving up to 10 cubic yards of material… Response to subsections 7 through 9: None of the activities listed in subsections 7 thorough 9 are proposed by this application. No landform alterations within sensitive areas of the site are proposed with the current application for the A+O Apartments. C. Exemptions. When performed under the direction of the city, and in compliance with the provisions of the City of Tigard Standards and Specifications for Riparian Area Management, on file in the Engineering Division, the following shall be exempt from the provisions of this section: 1. Responses to public emergencies, including emergency repairs to public facilities; Response: Not applicable. 2. Stream and wetlands restoration and enhancement programs; 3. Non-native vegetation removal; 4. Planting of native plant species; and Response to subsections 2 through 4: The proposed development plans provide for wetland enhancement activities (including the removal of non-native and noxious vegetation), and the planting of native plant species as a wetland and wildlife habitat enhancement project within the CWS specified vegetative corridor area, but not within the actual wetlands on the site. These proposed activities within the vegetated corridor area are allowed activities consistent with the above exemptions. 5. Routine maintenance or replacement of existing public facilities projects. Response: An existing culvert and drainage ditch is located in the northwestern corner of the site which drains areas upslope of Oak Street as well as the street itself is proposed to be removed. This culvert and drainage ditch is located within a public stormwater easement and is therefore considered a public storm drainage facility. The proposed A+O Apartments Planned Development Review 33 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak utility plans for the A+O Apartments propose removal of this culvert/ditch and the conveyance replaced with a public storm sewer line under the parking lot drive aisle roughly in line with the SW 90th Avenue intersection, outfalling just north of the wetlands on the site. The area where the existing culvert discharged was an area with various pieces of junk and choked with grasses and invasive vegetative species, and was subject to flooding. Occasional flooding was reported on the upstream side of the culvert on the north side of Oak Street. The proposed replacement of this culvert with a larger storm sewer should alleviate flooding and therefore constitutes routine replacement of an undersized public facility. D. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard “Wetland and Streams Corridors Map,” do not require a sensitive lands permit. The city shall require that all necessary permits from other agencies are obtained. All other applicable city requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction Response: Not applicable. No wetlands will be modified. E. Administrative sensitive lands review. 1. Administrative sensitive lands permits in the 100-year floodplain, drainageway, slopes that are 25% or greater, and unstable ground shall be obtained from the appropriate community development division for the following: *** F. Sensitive lands permits issued by the director. 1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: *** Response to subsections E. and F.: The proposed development plans do not provide for modification of the Ash Creek floodplain and associated wetlands or wetland enhancement activities. Therefore, these sections are not applicable. G. Sensitive lands permits issued by the hearings officer. 1. The hearings officer shall have the authority to issue a sensitive lands permit in the 100-year floodplain by means of a Type IIIA procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.775.070. 2. Sensitive lands permits shall be required in the 100-year floodplain when any of the following circumstances apply: a. Ground disturbance(s) or landform alterations in all floodway areas; b. Ground disturbance(s) or landform alterations in floodway fringe locations involving more than 50 cubic yards of material; c. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction provided no development occurs in the floodway; d. Structures intended for human habitation; and e. Accessory structures which are greater than 528 square feet in size, outside of floodway areas. A+O Apartments Planned Development Review 34 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Response: The proposed development plans do not provide for modification of the Ash Creek floodplain and associated wetlands or wetland enhancement activities. Therefore, these sections are not applicable. H. Other uses. Except as explicitly authorized by other provisions of this chapter, all other uses are prohibited on sensitive land areas. Response: No other uses other than open space uses are proposed within the sensitive lands portions of the site. I. Nonconforming uses. A use established prior to the adoption of this title, which would be prohibited by this chapter or which would be subject to the limitations and controls imposed by this chapter, shall be considered a nonconforming use. Nonconforming uses shall be subject to the provisions of Chapter 18.760. Response: Not applicable. 18.775.030 Administrative Provisions A. Interagency coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. As governed by CWS “Design and Construction Standards,” the necessary permits for all “development,” as defined in Section 18.775.020.A, shall include a CWS service provider letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the agency to issue a stormwater connection permit. B. Alteration or relocation of water course. 1. The director shall notify… C. Apply standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040 and 18.775.070 when reviewing an application for a sensitive lands permit D. Elevation and flood proofing certification…. E. Maintenance of records…. Response: These requirements of Section 18.775.030 are directives to the City in their administrative processing of development applications affecting sensitive lands areas. These are not standards applicable to the proposed development. 18.775.040 General Provisions for Floodplain Areas A. Permit review. The appropriate approval authority shall review all permit applications to determine whether proposed building sites will minimize the potential for flood damage. Response: All proposed development on the site will be located above the 100-year floodplain elevation. B. Special flood hazard. The areas of special flood hazard identified by the Federal Insurance Administration in a scientific and engineering report entitled “The Flood Insurance Study of the City of Tigard,” effective February 18, 2005, with accompanying flood insurance rate maps effective February 18, 2005, is hereby adopted by reference and declared to be a part of this chapter. This flood insurance study is on file at the Tigard Civic Center. A+O Apartments Planned Development Review 35 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Response: No response is necessary. C. Base flood elevation data. When base flood elevation data has not been provided in accordance with subsection B of this section, the director shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, in order to administer subsections M and N of this section. Response: Base flood elevation (BFE) has been determined for this project area. The BFE is shown on Federal Emergency Management Agency (FEMA) map number 410276059C for the City of Tigard, Oregon, Washington County revised February 18, 2005. D. Test of reasonableness. Where elevation data is not available either through the flood insurance study or from another authoritative source, applications for building permits shall be reviewed to assure that the potential for flood damage to the proposed construction will be minimized. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet above grade in these sensitive land areas may result in higher insurance rates. E. Resistant to flood damage. All new construction and substantial improvements, including manufactured homes, shall be constructed with materials and utility equipment resistant to flood damage. F. Minimize flood damage. All new construction and substantial improvements, including manufactured homes, shall be constructed using methods and practices that minimize flood damage. G. Equipment protection. Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. H. Water supply systems. All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwater into the system. I. Anchoring. All new construction, all manufactured homes and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure. J. Sanitary sewerage systems. New and replacement sanitary sewerage systems shall be designed to minimize or eliminate infiltration of floodwater into the systems and discharge from the systems into floodwater. K. On-site water disposal systems. On-site water disposal systems shall be located to avoid impairment to them or contamination from them during flooding. L. Residential construction… M. Nonresidential construction…. N. Subdivisions and partitions in 100-year floodplain…. O. Recreational vehicles…. Response to subsections D. through O.: The current proposal does not include new construction or substantial improvements; manufactured homes, electrical heating, plumbing, or AC equipment; water supply lines; building anchoring; sanitary sewers; on-site A+O Apartments Planned Development Review 36 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak waste disposal systems; residential construction; non-residential construction; subdivisions or partitions; or recreational vehicle siting. Therefore, these Code sections are not applicable. 18.775.050 General Provisions for Wetlands A. Code compliance requirements. Wetland regulations apply to those areas classified as significant on the City of Tigard “Wetland and Streams Corridors Map,” and to a vegetated corridor ranging from 25 to 200 feet wide, measured horizontally, from the defined boundaries of the wetland, per “Table 3.1, Vegetated Corridor Widths,” and “Appendix C, Natural Resource Assessments,” of the CWS “Design and Construction Standards.” Wetland locations may include but are not limited to those areas identified as wetlands in “Wetland Inventory and Assessment for the City of Tigard, Oregon,” Fishman Environmental Services, 1994. B. Delineation of wetland boundaries. Precise boundaries may vary from those shown on wetland maps; specific delineation of wetland boundaries may be necessary. Wetland delineation will be done by qualified professionals at the applicant’s expense. Response: A wetland delineation of the wetland areas on the site was done by the professional wetland scientists of Pacific Habitat Services. The delineated wetland boundary stakes provided by that on-site delineation were surveyed and mapped by the surveyors of Otak, Inc. The actual locations of wetlands on the site vary slightly from what is shown on the City of Tigard “Wetland and Streams Corridors Map. A copy of the Wetland Delineation report for the site by Pacific Habitat Services is included in this report as Impact Assessment Report C. The wetland boundary is illustrated on the site plans for the project. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in Sections 18.775.020.F and G. The approval criteria for various kinds of sensitive areas, e.g., floodplain, are presented in subsections B through E of this section. B. Within the 100-year floodplain. The hearings officer shall approve, approve with conditions or deny an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; 2. Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements and other development unless certified by a registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge; 3. Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.120 of the community development code shall be allowed in areas designated residential subject to applicable zoning standards; 4. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood; 5. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the hearings officer as untimely; A+O Apartments Planned Development Review 37 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak 6. Pedestrian/bicycle pathway projects within the floodplain shall include a wildlife habitat assessment that shows the proposed alignment minimizes impacts to significant wildlife habitat while balancing the community’s recreation and environmental educational goals; 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS permits and approvals shall be obtained; and 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. Response to subsections A. and B.: No modification to the 100-year floodplain on the site is proposed as part of the current plans for the A+O Apartments. Nevertheless, the proposed development plans propose the dedication of a public pedestrian easement within the 100-year floodplain to the City of Tigard for the development of the City’s planned Washington Square Regional Center Trail. C. With steep slopes… Response: Not applicable. D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 4. The water flow capacity of the drainageway is not decreased; 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. Response to subsections 1 through 6: The existing public storm drainage culvert and drainage ditch in the northwestern corner of the site will be replaced with a public storm sewer pipe in a new alignment (to be covered by a revised public storm drainage easement) as replacement of an existing public facility, as is permitted as an activity exempt from a sensitive lands permit under Subsection 18.775.020.C. The proposed storm drainage pipe has been sized to provide adequate capacity to convey the maximum anticipated flow from upstream basin in accordance with the 1981 Master Drainage Plan. The public easement will be located within the drive-aisle/parking area of the proposed multi-family development. The City will have access to public storm manholes for maintenance of the proposed public storm sewer. 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; A+O Apartments Planned Development Review 38 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak Response: No permits from the US Army Corps of Engineers or Oregon Department of State Lands are necessary to replace the existing strom drainage culvert. 8. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: The proposed development plans propose the dedication of a public pedestrian easement to the City of Tigard for the development of the City’s planned Washington Square Regional Center Trail. E. Within wetlands. The director shall approve, approve with conditions or deny an application request for a sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; 2. The proposed land form alteration or development is neither on wetland in an area designated as significant wetland on the comprehensive plan floodplain and wetland map nor is within the vegetative corridor established per “Table 3.1 Vegetative Corridor Widths” and “Appendix C: Natural Resources Assessments” of the CWS “Design and Construction Standards,” for such a wetland;… Response: The proposed development plans for the A+O Apartments have been revised from the 2014 plans for the project which had proposed land for alterations and development within a portion of the wetlands on the site. The current plans provides for no modifications to any wetlands on the site. 18.775.090 Special Provisions for Development within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, a nd the South Fork of Ash Creek A. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0030) pertaining to wetlands, all wetlands classified as significant on the City of Tigard “Wetlands and Streams Corridors Map” are protected. No land form alterations or developments are allowed within or partially within a significant wetland, except as allowed/approved pursuant to Section 18.775.130. Response: The proposed development plans for the A+O Apartments have been revised from the 2014 plans for the project which had proposed land for alterations and development within a portion of the designated significant wetlands on the site. The current plans provides for no modifications to any wetlands on the site. Therefore, the current plans for the A+O Apartments are consistent with the standards of Section 18.775.090.A. B. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 660-023-0030) pertaining to riparian corridors, a standard setback distance or vegetated corridor area, measured horizontally from and parallel to the top of the bank, is established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek. 1. The standard width for “good condition” vegetated corridors along the Tualatin River is 75 feet, unless wider in accordance with CWS “Design and Construction Standards,” or modified in accordance with Section 18.775.130. If all or part of a locally significant wetland (a wetland identified as significant on the City of Tigard “Wetlands and Streams Corridors Map”) is located A+O Apartments Planned Development Review 39 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak within the 75-foot setback area, the vegetated corridor is measured from the upland edge of the associated wetland. 2. The standard width for “good condition” vegetated corridors along Fanno Creek, Ball Creek, and the South Fork of Ash Creek is 50 feet, unless wider in accordance with CWS “Design and Construction Standards”, or modified in accordance with Section 18.775.130. If all or part of a locally significant wetland (a wetland identified as significant on the City of Tigard “Wetlands and Streams Corridors Map”) is located within the 50-foot setback area, the vegetated corridor is measured from the upland edge of the associated wetland. 3. The minimum width for “marginal or degraded condition” vegetated corridors along the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek is 50% of the standard width, unless wider in accordance with CWS “Design and Construction Standards,” or modified in accordance with Section 18.775.130. 4. The determination of corridor condition shall be based on the natural resource assessment guidelines contained in the CWS “Design and Construction Standards.” 5. The standard setback distance or vegetated corridor area applies to all development proposed on property located within or partially within the vegetated corridors, except as allowed below: a. Roads, pedestrian or bike paths crossing the vegetated corridor from one side to the other in order to provide access to the sensitive area or across the sensitive area, as approved by the city per Section 18.775.070 and by CWS “Design and Construction Standards”; b. Utility/service provider infrastructure construction (i.e. storm, sanitary sewer, water, phone, gas, cable, etc.), if approved by the city and CWS; c. A pedestrian or bike path, not exceeding 10 feet in width and meeting the CWS “Design and Construction Standards”; d. Grading for the purpose of enhancing the vegetated corridor, as approved by the city and CWS; e. Measures to remove or abate hazards, nuisances, or fire and life safety violations, as approved by the regulating jurisdiction; f. Enhancement of the vegetated corridor for water quality or quantity benefits, fish, or wildlife habitat, as approved by the city and CWS; g. Measures to repair, maintain, alter, remove, add to, or replace existing structures, roadways, driveways, utilities, accessory uses, or other developments provided they are consistent with city and CWS regulations, and do not encroach further into the vegetated corridor or sensitive area than allowed by the CWS “Design and Construction Standards.” 6. Land form alterations or developments located within or partially within the Goal 5 safeharbor setback or vegetated corridor areas established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek that meet the jurisdictional requirements and permit criteria of the CWS, U.S. Army Corps of Engineers, Division of State Lands, and/or other federal, state, or regional agencies, are not subject to the provisions of this subsection B, except where the: a. Land form alterations or developments are located within or partially within a good condition vegetated corridor, as defined in paragraphs 1 and 2 of this subsection B; b. Land form alterations or developments are located within or partially within the minimum width area established for marginal or a degraded condition vegetated corridor, as defined in paragraph 3 of this subsection B. These exceptions reflect instances of the greater protection of riparian corridors provided by the safe harbor provisions of the Goal 5 administrative rule. Response: The proposed development plans for the A+O Apartments have been reviewed by the Clean Water Services District (See Appendix D), along with the Natural Resource Assessment report prepared by Pacific Habitat Services (See Appendix C) found that the typical 50-foot wide vegetated corridor is in a degraded condition. Therefore, under the A+O Apartments Planned Development Review 40 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak provisions of Subsections 18.775.90B.3 and 4., the required vegetated corridor for the wetlands on the A+O site is 50% of the standard 50-foot width, or 25 feet. The proposed development plan provides for a vegetated corridor width of between 26- and 50-feet consistent with the reduced width vegetated corridor allowed by these sections. The current plans for the project provide for no modifications to any of the wetlands on the site, nor does it include any of the permitted activities listed in subsection 5 other than measures to remove invasive vegetation and junk necessary to enhance the vegetative corridor for water quality or quantity benefits, fish, and wildlife habitat as approved by CWS, and hopefully by the City. Those enhancement plans are described in the report by Pacific Habitat Services in Appendix C and are illustrated on the Preliminary Landscape Plans. All utility work related to the proposed development is being kept out of the wetlands area and vegetative corridor as illustrated on the site plans. No structures, roadways, driveways, utilities, etc. within the wetlands or vegetative corridor areas are proposed for alteration, removal, or repair. As allowed by Subsection 18.775.090.6.b, all of the land form alterations within the vegetated corridor are permitted by CWS and require no review by the US Army Corps of Engineers, Division of State Lands, or other federal, state or regional agencies since the limited activities will be located only within the vegetative corridor and not within the 100-year floodplain or wetlands on the site. Therefore, the current plans for the A+O Apartments are consistent with the standards of Section 18.775.090.B. D. COMPLIANCE WITH RELATED COMMUNITY DEVELOPMENT CODE CHAPTERS CHAPTER 18.705 - ACCESS, EGRESS AND CIRCULATION Response: Consistent with the standards of Section 18.705.030.F.2, walkways will connect from all primary (and secondary) multi-family building entrances to the parking areas and common open spaces and facilities planned to serve the project. Primary crossings of driveway aisles will be marked by paint or contrasting pavement consistent with Section 18.705.030.F.3. As required by the standards of Section 18.705.030.H.1, an access report prepared by Kitttelson and Associates is included as Impact Assessment Report A in Section VII of this application narrative. All project driveways will be at located least 150 feet from the collector street Oak Street’s intersections with other streets or align with such intersections, consistent with Section 18.705.030.H.2. The project’s driveways to SW Oak Street are separated by a minimum of 200 feet centerline to centerline (minimum 200 feet separation required) consistent with Section 18.705.030.H.3. Consistent with the standards of Section 18.705.030.I.1, the 178 dwelling units will have two driveway access points to SW Oak Street (a minimum of two access points required) of at least 26-feet plus a sidewalk (a minimum access driveway width of 24-feet and a single 5-foot wide sidewalk is required). Vehicular access is provided within 50-feet of the main access points to all buildings, as required by Section 18.705.030.I.2. The driveway system will not provide for any long dead end stretches, and adequate back-up/turnaround areas will be provided from dead end parking areas. The plans for the project’s internal circulation system have been reviewed with the Tualatin Valley Fire and Rescue District’s plan reviewer in order that all applicable Uniform Fire Code provisions can be satisfied. A+O Apartments Planned Development Review 41 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak CHAPTER 18.715 - DENSITY COMPUTATIONS Response: The project site is zoned with a combination of the MUE-1 and MUR-1 zoning districts. 7.88-acres (gross) of the site are zoned MUE-1. The minimum density standard for the MUE-1 district is 50 units per net site acre. There is no maximum allowed density. MUR-1 zoning is applied to the remaining 3.4 acres (gross site area). The minimum required density of the MUR-1 district is also 50 units per net acre. There also is no maximum allowed density in the MUR-1 district. The minimum density for the site is 171.43 units, or 171 units based on the calculations below. The proposal is for 178 units, or 51.9 dwelling units per net acre. This exceeds the minimum density required. The density calculation for the site is as follows: Gross site area 11.17 acres -Public right-of-way dedication - 0.38 acres Initial net site area 10.79 acres Initial net site area 10.79 acres -Wetland/floodplain -6.88 acres -Private drive area (drive aisles required for fire access only) Net/Net site area -0.48 acres 3.43 acres Minimum density required 3.43 acres x 50 units/acre = 171 dwelling units Minimum density proposed 178 units 3.43 acres = 52 units/acre No density transfers from the wetlands/floodplain portion of the site are requested. Therefore, the density transfer provisions of Section 18.715.030 are not applicable to this application. CHAPTER 18.720 - DESIGN COMPATABILITY Response: According to Section 18.720.020.A, the provisions of this Code Chapter apply only to all multi-family and attached single-family residential projects in the R-4.5 through R- 40 zoning districts that abut property zoned for single-family residential development. The site of the proposed multi-family development is not zoned with one of the R-4.5 through R-40 zoning districts. Therefore, the standards of this Chapter do not apply to the current application. CHAPTER 18.725 - ENVIRONMENTAL PERFORMANCE STANDARDS Response: As required by Section 18.725.020, the development team will assure that the proposed development will comply with all applicable state and federal regulations pertaining to noise, odor, or discharges to the atmosphere, ground, or water. A NPDES 1200-C non-point Discharge permit will be obtained along with an Oregon Department of Environmental Quality Land Use Compatibility Statement. The applicant’s team will obtain A+O Apartments Planned Development Review 42 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak City staff signatures on the applications for those permits, and will provide the City with copies of the approved permits. The proposed construction activities and on-going operation of the planned apartments will be conducted in compliance with the applicable City of Tigard noise, vibration, and odor regulations. CHAPTER 18.730 - EXCEPTIONS TO DEVELOPMENT STANDARDS Response: No exceptions to the building height limitations as provided by Section 18.730.020 will be necessary. Both proposed buildings will be consistent with the applicable maximum building height standards of the applicable underlying zoning districts. Section 18.730.030, Zero Lot Line Setbacks, is not applicable. These provisions apply only to detached dwelling units in the R-4.5 or R-7 zoning districts. The proposed use is not a single-family detached dwelling, and the site is not located within either of the R-4.5 or R-7 zoning districts. Section 18.730.040, establishes minimum distances between multi-family residential structures and other structures on a site, including other multi-family structures. There are only two structures proposed as part of the A&O Apartments – Building A and Building B. Proposed buildings A and B will be separated by 135 feet. Section 18.730.040.B.1 requires a minimum building separation of 25-feet between walls which will both include windows – as will be the case in the walls of each building which face the other building. This standard is clearly satisfied. Section 18.730.040.B.2 requires that where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one (additional) foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. Building A will have a maximum east-west dimension of 226 feet and will be 67-feet tall. Building B will have an east-west dimension of 270 feet and will also be 67-feet tall. Therefore, a minimum building separation of xx-feet is required between buildings A and B: 25’ [25’ minimum separation for windowed walls facing windowed walls] + 11.7’ [additional length factor for bldg. A] + 8’ [additional height factor for building A] plus 7’ [additional length factor for bldg. B] + 8’ [additional height factor for building B] = 59.4-feet. The proposed 85-foot separation between buildings A and B exceeds this required building separation amount. CHAPTER 18.745 - LANDSCAPING AND SCREENING Response: The planting of eleven katsura trees along the site’s SW Oak Street frontage within planter strips between the curb and sidewalk is proposed in order to provide the required number of street trees and planting locations consistent with Section 18.745.040. Section 18.745.050.E.1 requires the screening of parking lots and loading areas from views from adjacent areas. Table 18.745.1 specifies that a Type C buffer of at least 6- to 10-feet of width and differing levels of plant materials and fences/walls or hedges between parking lots and areas of single-family development. This buffer standard would therefore apply along the southern and western edges of the proposed parking lot which might be visible from existing single-family development to the southeast and east. Planned Development Section 18.350.070.D.2 allows the City to allow exceptions to required buffers based upon approval standards included within that Section. It has been requested above that an alternative buffer and screen be allowed to screen the parking area due primarily to its physical separation from the existing neighboring single-family uses to the south and southeast (over 300 feet), A+O Apartments Planned Development Review 43 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak as well as due to the amount of screening which will be provided by the wetland area plantings of ash trees and the red cedar trees at the base of the proposed retaining wall. The red cedar trees especially will provide adequate evergreen screening of views of the parking area. In addition, to address concerns on the screening from the future pedestrian path near Ash Creek, it is proposed that fence fillers (slats, fabric, etc) be provided along the southern edge of the proposed parking lot if the trail is constructed prior to tree growth providing the required landscape buffer/screening to the parking area from the trail. Fence fillers will be added to the chain-link fence on top of the retaining wall and adjacent to the southern edges of the parking area in order to supplement the screening provided by the cedar trees for up to five years, in order for tree growth to provide adequate screening. The applicable approval standards of Section 18.350.070.D.2 are addressed above in this report. As required by Section 18.745.050.E.4, refuse containers within the project will be screened from views by either 6-foot tall CMU block enclosures. CHAPTER 18.755 - MIXED SOLID WASTES AND RECYCLABLE STORAGE Response: Utilizing the “franchised hauler review method” method provided for by Code Section 18.755.040.F, the 178-unit multi-family project will be served by trash chutes within each building emptying to small trash compactors in the parking garage area. Attached to each compactor will be a 4 cubic yard container on wheels. Each container can be pulled out and then moved through the use of a motorized palette jack to transfer the container to an exterior trash enclosure for pickup. Each building will have a spare container in the trash enclosure. The exterior trash enclosure will be 18-feet deep by 33-feet wide, with a 20-foot wide gate (two 10-foot wide swing gates). The exterior enclosure will also have space for recycling containers. See the trash enclosure plan on Sheet A4.10. Recycling containers would also be located in the parking garage areas next to the small compactors. The recycling containers would also be moved by the project management company to the exterior trash enclosure for pickup. The apartment management company will contract for twice a week trash and recycling pick-up by Pride Disposal – the franchised hauler serving the area of the site. This method and frequency of pickup was suggested by representatives of Pride Disposal because of the site constraints posed by the site’s slope making the location of additional collection facilities impractical and difficult to access by Pride Disposal’s collection vehicles. Alternative locations for trash and recycling collection to satisfy the other methods allowed by Section 18.755.040 would have required the elimination of needed surface parking spaces and an excessive amount of the limited site area being committed to waste storage. As such, the proposal is consistent with the standards of Section 18.755.040.F.3.a and b. which are two of the three situations which can allow a proposed development to utilize the “franchised hauler review method.” The outdoor trash enclosure will be constructed of split-faced CMU block, with wood and metal accents. The project team submitted a preliminary site plan and trash enclosure plans to Pride Disposal. A comment letter from Pride Disposal dated May 18, 2015 regarding the plans for solid waste collection and recycling facilities is enclosed as Impact Assessment Report D. A+O Apartments Planned Development Review 44 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS Response: Section 18.765.070.H, Table 18.765.2 requires a minimum of 1 parking space for each studio unit below 500 sq. ft. in size; 1.25 parking space for each 1-bedroom unit; 1.5 parking spaces for each 2-bedroom unit; and 1.75 parking spaces for each 3-bedroom unit for multi-family development projects. The proposed multi-family project will include 28 studios of less than 500 sq. ft.; 104 1-bedorrm units; and 46 2-bedroom units. There will be no 3-bedroom units. Therefore, a minimum of 227 parking spaces are required based solely upon the unit types and counts. In addition, an additional 15% on top of the required parking spaces based on unit sizes and numbers is required as visitor parking facilities. Therefore, a grand total of 261 parking spaces are required. The proposed development plan provides for a total of 261 on-site parking spaces to be provided, including: a) 59 ground floor building garage parking spaces and b) 202 surface parking spaces. The proposed development plan therefore will satisfy the minimum on-street parking standard. In addition, the project will be served by an estimated 23 on-street parking spaces on SW Oak Street adjacent to the site. On-street parking spaces do not count towards the minimum required parking, however, per Section 18.765.070.D There is no applicable standard for the maximum number of parking spaces allowed for multi-family developments according to Table 18.765.2. The proposed parking areas are designed consistent with the applicable dimensional and design requirements of Figure 18.765.1 including parking space sizes and drive aisle widths depending upon parking space orientation of 90 degrees. As permitted by that figure’s allowance of up to 50% compact spaces, the proposed development plan provides for 131 of the total 261 on-site parking spaces to be compact spaces, or approximately 50 percent of the spaces proposed. The Preliminary Composite Utility Plan, Sheet P3.0, illustrates proposed parking lot lighting. Parking area lighting has been designed to provide appropriate levels of lighting to provide for safety in the parking area while limiting light spill into the wetland area to the south. Dark sky friendly shoebox-style lighting fixtures on 20-foot poles will be used. One bicycle parking space is required for every two multi-family dwelling units, per Table 18.765.2. Therefore, a minimum of 89 bicycle parking spaces are required. Section 18.765.050.B requires that bicycle parking shall also be covered for uses that provide covered motor vehicle parking. Since the proposed multi-family use will provide covered parking for 22.6 percent of its total motor vehicle parking spaces, some covered automobile parking is required. Ninety-three bike parking spaces are to be provided under cover within ground level bike storage rooms adjacent to the covered parking areas. Fifteen additional bicycle parking spaces will be provided in uncovered bicycle racks conveniently located near building entrances. There are no applicable loading space standards of Section 18.765.080 for the proposed project because it is intended for a residential use. That section applies only to industrial, commercial, and institutional developments. A+O Apartments Planned Development Review 45 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak CHAPTER 18.780 - SIGNS Response: As noted above, a wall sign may be proposed on a portion of the wall of one of the proposed buildings. The sign regulations of Section 18.630.070 of the Washington Square Regional Center Plan District supersede the sign standards of Section 18.780. The standards of Section 18.630.070 will be addressed with regard to the proposed sign. A sign permit will be obtained prior to the erection of any sign on the site. CHAPTER 18.790 - URBAN FORESTRY PLAN Response: Section 18.790.020.A.4 specifies that the requirements of Chapter 18.790 apply to planned developments, such as is proposed. Section 18.790.030.A.1 specifies the requirements for an urban forestry plan. This section requires that the plan be prepared by a landscape architect or a certified arborist/tree risk assessor. The urban forestry plan for the A+O Apartments has been prepared by David Haynes, RLA – a registered landscape architect in the State of Oregon. Appendix E to this application narrative provides an Urban Forestry Plan Supplemental Report. Sheets TC.1through TC.3 of the application 1plan set provide the required tree canopy plan and calculations. Soil volume specifications for trees to be planted are included on Sheet TC.3 Section 18.790.030.A.2 requires that the urban forestry plan meet the tree preservation and removal site plan standards in the Urban Forestry Manual. The Urban Forestry Plan Supplemental Report of Appendix E includes the results of an on-site assessment of the sizes, condition ratings, and preservation ratings for all of the existing trees on and immediately adjacent to the proposed development site portion of the subject property. An assessment of existing trees located within the area to be preserved as wetlands was not conducted. Sheet TC.1 is a Tree Preservation and Removal Site Plan. Protective measures for trees to be retained are included on this plan. The required right-of-way/street improvements for SW Oak Street, as well as the applicant requested additional road width for on-street parking, will necessitate the removal of several existing mature trees that are located close to the existing pavement along Oak Street. In addition, the intensive multi- family site development that is proposed will necessitate the removal of all of the existing trees within the proposed development footprint on the site. Significant site grading will be necessary to make the site drain properly, making measures to retain any of the trees within the development site moot. Ten existing trees on the western portion of the upland portion of the site will be preserved. All of the existing trees within the wetlands and floodplain portions of the site will be retained. Section 18.790.030.A.3 requires that the tree canopy site plan standards in the Urban Forestry Manual be met. The proposed landscaping plan provides for anticipated tree canopy coverage of the parking area to cover 25,579 square feet of the 61,379 square foot total parking lot area, or 42 percent of the parking lot. The minimum parking lot tree canopy cover area required is 30 percent in both the MUE-1 and MUR-1 zoning districts applied to the site. In addition the proposed landscaping plan provides for total anticipated tree canopy coverage of 75,028 square feet of the total 151,642 square feet of development area, or 49 percent of the development area. Finally, the minimum 1,000 cubic feet of soil per tree standard for the Tree Canopy Site Plan has also been met. Therefore, the proposed Tree Canopy Plan satisfies the standards of Section 18.790.030.A.3. Section 18.790.030.A.4 requires that the supplemental report standards of the Urban Forestry Manual be met. Appendix E includes an Urban Forestry Plan Supplemental Report A+O Apartments Planned Development Review 46 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak prepared by David Haynes, RLA, which includes the required information and analysis required for such a report. CHAPTER 18.795 - VISION CLEARANCE AREAS Response: This section requires that clear vision areas be maintained between 3- and 8-feet in height at road/driveway intersections, such as the three proposed project driveways with SW Oak Street – a collector street. The Preliminary Landscaping Plan, Sheets L1.1 and L2.2, illustrates the applicable required clear vision triangles at these intersections. That plan, and all other plans for the project, does not provide for any landscaping, signs, or other improvements within the required clear vision triangles which would conflict with the objective of providing motorists with clear vision between 3-feet and 8-feet above grade within these areas consistent with the standards of Section 18.795. CHAPTER 18.810 - PUBLIC STREET AND UTILITY IMPROVEMENT STANDARDS Response: SW Oak Street is designated as a collector street by the City of Tigard Transportation Plan’s Functional Classification Map from its intersection with SW 90th Avenue east to SW Hall Boulevard – including along the frontage of the site. SW Oak Street is classified as a local street west of its intersection with SW 90th Avenue. However, TDC Section 18.630.100 states the recommended roadway functional classification map and street cross-sections in the Washington Square Regional Center (WSRC) Plan shall govern the improvement and construction of major streets within the WSRC Plan District. The current improvements for SW Oak Street adjacent to the site are not currently constructed to WSRC minor collector street standards. Consistent with the requirement of Section 18.810.030.A.3 and .4, the site developer will commit to construct the necessary planned minor collector street half-street improvements for SW Oak Street adjacent to the site in order to assure adequate access. The WSRC Plan calls for a minor collector section along SW Oak Street which includes 43.5-feet from centerline right-of way and a 29.5-feet from centerline paved width (5.5-foot half center lane, 11-foot travel lane, 5-foot bike lane, 8-foot parking). The proposed minor collector section for this street will require dedication of additional right-of- way to provide 23.5-feet of right-of-way from centerline in order to provide the necessary improvements. No new streets are proposed to be created. Section 18.810.030.CC provides standards for when a traffic study is required. This project meets those standards. A transportation impact assessment report has been prepared by Kittelson and Associates, Inc. That report is included in this report as Impact Assessment Report A. NEIGHBORHOOD MEETINGS Response: A neighborhood meeting to present the conceptual development plans for the project and to gather comments on those plans was held at Metzger Elementary School on May 12, 2015. Seven people attended that meeting, in addition to representatives of the project development team. Meeting notes from that meeting are included in Appendix B of this report, along with a copy of the notice which was mailed to owners of property within 500 feet of the site. Affidavits regarding mailing of the notice and posting the site with a sign regarding the meeting are also included in Appendix B. A+O Apartments Planned Development Review 47 L:\Project\17000\17044\Reports\PlannedDevelopmtApp080615.doc Otak IV. CONCLUSION The request for approval to develop a multi-family residential project with 178 dwelling units within the Washington Square Regional Center Plan District is consistent with the applicable standards of the City of Tigard Community Development Code for Planned Development Combined Concept Plan and Final Development Plan Review approval as detailed in the foregoing text, along with the subject specific reports which follow. DBG, LLC, therefore, respectfully requests approval of these applications. August 10, 2015 DBG Oak Street, LLC c/o Skip Grodahl 2164 SW Park Place Portland, OR 97204 RE: Completeness Review for A + O Apartments Planned Development and Site Development Review (PDR2015-00007, SDR2015-00003) Dear Mr. Grodahl: The City received your revised application materials August 6, 2015 for the above cited permits for proposed development of 178 apartments and associated improvements located at 8900, 8930, 8950, 8960, 8980, and 9000 SW Oak Street. The application is now complete. Notice of pending land use decision and request for comments will be mailed August 10th. A hearing at the Planning Commission is scheduled for September 21, 2015. The 120-day period for a final decision by the City is December 4, 2015. Should you have any questions, please contact me at 503-718-2434. Sincerely, Gary Pagenstecher, AICP Associate Planner City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 1 Notice of a Public Hearing – Type IIIB Planned Development Review A + O APARTMENTS PLANNED DEVELOPMENT Case ID: PDR2015-00007, SDR2015-00003 Tigard Community Development Contact Information Date of Notice: Monday, August 10, 2015 120 days = December 4, 2015 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov Development is proposed in your neighborhood that requires a land use review. The Planning Commission will conduct a public hearing beginning at 7:00 pm on Monday, September 21, 2015 in the Town Hall of the Tigard Civic Center at 13525 SW Hall Blvd., Tigard, Oregon 97223. Anyone wishing to present written testimony on this proposed action may do so by sending it in writing to Gary Pagenstecher. We need to receive your written comments by 5:00 p.m. on Monday, August 24, 2015. Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: PDR2015-00007, SDR2015-00003. Please address your comments to the appropriate staff person: Gary Pagenstecher. Anyone wishing to present oral testimony may do so at the hearing. Information About the Proposal Description of the Proposal: Planned Development Combined Concept Plan and Detailed Development Plan approval are requested for development of 178 multi-family residential dwelling units in two 5-story buildings over parking on an 11.17- acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. Surface parking is also proposed for a total of 261 on-site parking spaces. Proposed frontage improvements to SW Oak Street include a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed planned development would preserve over 7.7-acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. Applicant: DBG Oak Street, LLC c/o Skip Grodahl 2164 SW Park Place Portland, OR 97204 Owner 1: Oland, Ltd. c/o The Othman Group 215 SW Washington Street, Suite 202 Portland, OR 97204 Proposal Address: 8900, 8950, 8960, 8980, and 9000 SW Oak Street City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 2 Legal Description: Washington County Tax Map 1S1 35AC Tax Lots 4000, 4100, 4200, 4300, and 4400 and Washington County Tax Map 1S1 35AD Tax Lot 1303. Zoning: MUE-1: Mixed Use Employment Districts MUR: Mixed Use Residential Districts Approval Criteria: Community Development Code Chapters: 18.350 Planned Development Review; 18.390.050 Decision Making Procedures; 18.520 Commercial Zoning Districts; 18.630 Washington Square Regional Center Plan District; 18.705 Access, Egress and Circulation; 18.715 Density Computations; 18.720 Design Compatibility; 18.725 Environmental Performance; 18.745 Landscaping and Screening; 18.755 Mixed Solid Waste and Recycling; 18.765 Off-Street Parking and Loading Requirements; 18.775 Sensitive Lands; 18.780 Signs; 18.790 Urban Forestry; 18.795 Visual Clearance; 18.810 Street and Utility Improvements. What You Should Know About This Type IIIB Proposal This proposal requires a quasi-judicial Type III-PC land use review where the Planning Commission is the approval authority. The goal of this notice is to invite interested parties to participate early in the decision- making process by submitting comments in writing during the open comment period or through oral testimony at the public hearing. The Community Development Department will be making a recommendation to the Planning Commission on this proposal; our staff report and recommendation will be available for review at least seven days before the hearing. The final decision will be made the Planning Commission, based on relevant evidence and public comments received during the open comment period and at the hearing. The Planning Commission’s decision and Final Order will be mailed to the applicant and anyone who submitted written comments or is otherwise entitled to a decision notice. Public Information Requests: A copy of the application, documents and evidence considered will be contained in the public record and available for public review. If you would like to review this material at no cost, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Public Comment and Hearing Process Information The public hearing on this matter will be conducted in accordance with the Tigard Development Code, Chapter 18.390 and rules of procedure adopted by the Tigard City Council which are available online or by request at City Hall. At the hearing, the Planning Commission will receive a staff report presentation from the city planner, open the public hearing and invite both oral and written testimony. The Planning Commission may continue the public hearing into an additional meeting in order to obtain more information or may close the public hearing and take action on the application. If evidence in support of the application is submitted less than seven days prior to the public hearing, any party is entitled to request a continuance of the hearing. If there is no continuance granted at the hearing, any participant in attendance may request that the record remain for at least seven additional days after the hearing. City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 3 Appeal Information Failure to raise any issue regarding this proposal, either in person or in writing prior to the close of the public hearing, or failure to provide testimony or sufficient evidence to allow the Planning Commission and City Council to respond to the issue, precludes an appeal to the Land Use Board of Appeals based on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and Site Map Notice to Mortgagee, Lienholder, Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. Final Written Comment Deadline is at 5 pm Monday, August 24, 2015 120 days = Friday, December 04, 2015 Assistive Listening Devices and Interpreters: Assistive listening devices are available by request. The city will also endeavor to arrange for a qualified sign language and bilingual interpreters upon request. Please call 503-639-4171, extension 2438 (voice) or 503-684-2772 (TDD – Telecommunications Device for the Deaf). Please make these arrangements at least one week prior to the public hearing. City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 4 Site Map Comments: Preliminary Site Plan City of Tigard, Community Development Division 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 5 Zoning Map Comments: Vicinity and Zoning Map CITY OF TIGARD REQUEST FOR COMMENTS DATE: August 10, 2015 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: Garyp@tigard-or.gov - A + O APARTMENTS PLANNED DEVELOPMENT - PLANNED DEVELOPMENT REVIEW (PDR) 2015-00007, Site Development Review (SDR) 2015-00003 REQUEST: Planned Development Combined Concept Plan and Detailed Development Plan approval are requested for development of 178 multi-family residential dwelling units in two 5-story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. Surface parking is also proposed for a total of 261 on-site parking spaces. Proposed frontage improvements to SW Oak Street include a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed planned development would preserve over 7.7-acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. ZONES: MUE-1 and MUE-2: mixed use employment districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. MUR: mixed use residential districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density (MUR-1) and moderate density (MUR-2) designation is available within the MUR zoning district. The site is split zoned including MUE-1 and MUR-1. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters18.350, 18.390, 18.430, 18.520, 18,630 18.705, 18.715, 18.720, 18.725; 18.730; 18.745, 18.755, 18.765, 18.775; 18.780, 18.790, 18.795 and 18.810; Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: THURSDAY AUGUST 24, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, 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 or email. Written comments provided below: Name & Number of Person Commenting: PLANNING COMMISSION AGENDA – September 21, 2015 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1 City of Tigard Planning Commission Agenda MEETING DATE: September 21, 2015 - 7:00 p.m. MEETING LOCATION: City of Tigard – Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:04 p.m. 5. UPDATE – BROWNFIELDS 7:05 p.m. 6. PUBLIC HEARING 7:15 p.m. A + O APARTMENTS PLANNED DEVELOPMENT – PDR2015-00007, SDR2015-00003 REQUEST: Approval is requested for development of 178 multi-family residential dwelling units in two 5- story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. Surface parking is also proposed for a total of 261 on-site parking spaces. Proposed frontage improvements to SW Oak Street include a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed planned development would preserve over 7.7-acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. APPLICANT: DBG Oak Street, LLC LOCATION: South of SW Oak Street opposite SW 90th Avenue ZONES: MUE-1 and MUE-2: mixed use employment districts; MUR: mixed use residential districts APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350 Planned Development Review; 18.390.050 Decision Making Procedures; 18.520 Commercial Zoning Districts; 18.630 Washington Square Regional Center Plan District; 18.705 Access, Egress and Circulation; 18.715 Density Computations; 18.730 Exceptions to Development Standards; 18.725 Environmental Performance; 18.745 Landscaping and Screening; 18.755 Mixed Solid Waste and Recycling; 18.765 Off-Street Parking and Loading Requirements; 18.775 Sensitive Lands; 18.780 Signs; 18.790 Urban Forestry; 18.795 Visual Clearance; 18.810 Street and Utility Improvements. 7. OTHER BUSINESS 8:45 p.m. 8. ADJOURNMENT 9:00 p.m. Agenda Item:6 Hearing Date:aeptember 21.2015 Time:7:00PM STAFF REPORT TO THE 1111 PLANNING COMMISSION • FOR THE CITY OF TIGARD, OREGON T I GARD 120 DAYS = 12/4/2015 SECTION I. APPLICATION SUMMARY FILE NAME: A + 0 Apartments Planned Development CASE NOS.: Planned Development Review (PDR) 2015-00007 Site Development Review (SDR) 2015-00003 REQUEST: Planned Development Concurrent Concept Plan and Detailed Development Plan approval are requested for development of 178 multi-family residential dwelling units in two 5- story buildings over parking on an 11.17-acre site on the south side of SW Oak Street within the Washington Square Regional Center Plan Area. Surface parking is also proposed for a total of 261 on-site parking spaces. Proposed frontage improvements to SW Oak Street include a 23.5-foot dedication, 12-foot travel lane, 8-foot on-street parking strip, 7-foot landscape strip and a 12-foot pedestrian and bicycle path. The proposed planned development would preserve over 7.7-acres of the site as permanent open space, including wetlands and riparian area adjacent to Ash Creek and pedestrian trail easements to the City for development of future pedestrian trails in this area. All proposed development would be located outside of significant wetlands and the 100-year floodplain. APPLICANT: DBG Oak Street,LLC c/o Skip Grodahl 2164 SW Park Place Portland, OR 97204 OWNER: Orland,Ltd. c/o The Othman Group 215 SW Washington Street, Suite 202 Portland, OR 97204 LOCATION: 8900, 8950, 8960, 8980, and 9000 SW Oak Street; south of SW Oak Street opposite SW 90th Avenue; WCTM 1S135AC Tax Lots 4000, 4100, 4200, 4300, and 4400 and WCTM 1S135AD Tax Lot 1303. ZONE/ COMP PLAN DESIGNATION: MUE-1 and MUE-2: mixed use employment districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and hght manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. MUR: mixed use residential districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the PI)R2015-00007/SDR2015-00003-A+O APARTMENTS PAGE I OF 45 residential use. A high density (MUR-1) and moderate density (MUR-2) designation is available within the MUR zoning district. 7.88 acres of the site, including Tax Lots 4000, 4100, 4200, are zoned MUE-1; 3.4 acres of the site,including Tax Lots 1303, 4300 and 4400,are zoned MUR-1. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350 Planned Development Review; 18.390.050 Decision Making Procedures; 18.520 Commercial Zoning Districts; 18.630 Washington Square Regional Center Plan District; 18.705 Access, Egress and Circulation; 18.715 Density Computations; 18.730 Exceptions to Development Standards; 18.725 Environmental Performance; 18.745 Landscaping and Screening; 18.755 Mixed Solid Waste and Recycling; 18.765 Off-Street Parking and Loading Requirements; 18.775 Sensitive Lands; 18.780 Signs; 18.790 Urban Forestry; 18.795 Visual Clearance; 18.810 Street and Utility Improvements. SECTION II. STAFF RECOMMENDATION Staff recommends the Planning Commission find that the proposed Planned Development will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends that the Planning Commission APPROVE the proposed Planned Development, subject to the following recommended Conditions of Approval and any modifications that result from the Commission's deliberations. PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAGE 2 OF 45 RECOMMENDED CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $1,319 ($151 for first open grown tree + $924 at $28 x 83 additional retained or planted trees + $200 for first stand + $44 for one additional stand). 4. Prior to any ground disturbance work, the applicant to provide a tree establishment bond in the amount of$40,581 (81 planted trees x $501). 5. The applicant shall submit a revised landscape plan showing the L-1 areas west of Building A and between Buildings A and B are consistent with L-1 standards and shall include a landscape maintenance plan that ensures effective screening. 6. Prior to any ground disturbance work, the applicant shall pay a fee in-lieu for required street trees that are not planted in the amount of$3000 (6 trees at$500/tree). 7. Prior to any ground disturbance work, the applicant shall provide a site line analysis that demonstrates the alternative screening plan would effectively screen the parking lot as seen from the south. 8. Prior to any ground disturbance work, the applicant shall submit revised plans showing service facilities,including gas and electric utilities, and how they are screened from view. 9. Prior to any ground disturbance work, the applicant shall submit revised detailed plans demonstrating compliance with the front yard setback design standard. 10. Prior to any ground disturbance work, the applicant shall submit revised detailed development plans and elevations, and feature details demonstrating compliance with the ground floor windows standard. 11. Prior to any ground disturbance work, the applicant shall submit revised detailed development plans and elevations demonstrating compliance with the building facades standard. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg @tigard-or.gov) for review and approval: 12. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only PDR2015-00(x)7/SDR2015-00003-A+O APARTMENTS PAGE 3 OF 45 include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 13. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide 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. 14. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. SW Oak Street shall be designed and constructed to WSRC collector street standards.as follows: - Right-of-way dedication of 43.5 feet from centerline Pavement width of 24.5 feet - Pavement section as required by collector street standards - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - 12-foot sidewalk with 6.5-foot planter strip - Street trees,lighting, striping, signs - Traffic control devices - Offsite pedestrian improvements to Lincoln Center - NOTE: Provide a minimum 10 feet of vertical clearance. 16. Prior to commencing site improvements, dedicate to the public the right-of-way required for SW Oak Street. The dedication document shall be on City forms. Instructions are available from the Engineering Division. 17. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed and future lines shall be addressed. 18. Prior to commencing site improvements, provide details for the following offsite improvements as part of the PFI permit submittal. The improvements shall be as described in the Transportation Impact Study,May 27,2015. • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. • Raised pedestrian crossing on SW 90th Avenue. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center, the site and an existing sidewalk. • Concrete pad for a transit shelter on SW Greenburg Road as approved by Trimet. 19. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion PDR2015-00007/SDR2015-00003-A+O APARTMF,NTS PAG1 4 OF 45 Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 20. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. 21. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 22. Prior to commencing site improvements, the Applicant shall obtain an 1200-CN General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 23. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for all public water line improvements. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction plans. 24. Prior to commencing site improvements, the applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg @tigard-or.gov) for review and approval: 25. Prior to issuance of a building permit, the applicant shall submit to the Police Department (Jim Wolf) a lighting plan for the exterior of the subject property for review and approval. 26. Prior to issuance of a building permit,pay the fee in-lieu of undergrounding overhead utilities. 27. Prior to issuance of a building permit,pay the addressing fee. 28. Prior to issuance of a building permit, the Applicant shall incorporate the recommendations from the submitted preliminary geotechnical report by Geotechnical Resources Inc., dated December 10, 2013, and any fmal recommendations, into the final grading plan. The geotechnical engineer shall be employed by the Applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Gary Pagenstecher, 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to final inspection, the applicant shall contact the Planning Division (Gary Pagenstecher, 503-718- 2434) for a final site review to ensure consistency with this land use decision. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg @tigard-or.gov) for review and approval: PDR2015-0(x)07/SDR2015-00003-A+O APARTMENTS PAGE 5 OF 45 30. Prior to a final building inspection, complete the required public improvements, including improvements to SW Oak Street and the public storm drain and a one-year maintenance assurance for the improvements. Submit evidence that the required bike path easement has been recorded. 31. Prior to final building inspection, the applicant shall submit as-built drawings tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH";"7456892.234"; "6298769.879";"192.45" "WV03", "WV","7456956.654", "6298723.587", "214.05 32. Prior to a final building inspection, the applicant's traffic engineer shall submit a final sight distance certification prior to City approval of the completed project improvements. 33. Prior to a final building inspection, the applicant shall demonstrate that they have entered into an agreement for the maintenance of the on-site water quality facilities that will ensure compliance with the requirements of the manufacture. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2015-001x17/SDR2015-00003-A+O APARTMENTS PAG I i 6 OF 45 SECTION III. BACKGROUND INFORMATION Site History and Description The subject property is bordered on the west by the abandoned Oregon Electric Railroad alignment and has been used in recent times as pasture. The property is comprised of six parcels, four of which are currently developed with vacant single family residences along their Oak Street frontages. According to Washington Country records, the dwellings were built in the late 50s and early 60s. The property annexed into the City in 1987. Vicinity Information: The site is located within the Washington Square Regional Center District and is zoned MUE-1, a high density mixed use employment district and MUR-1, a high density mixed use residential district. Lincoln Center north of Oak Street is an example of high-density mixed use employment development within this district,which generally extends east of Greenburg between Hall and Hwy 217. The MUR-1 district lies between the MUE-1 district to the west and Hall Blvd to the east, extending south of Locust to Hwy 217. The subject site is centrally located within these zones with like-zones adjacent. The immediate vicinity south of Oak Street is characterized by the Ash Creek drainageway and associated wetlands. The subject property contains an approximately 1100 foot reach of Ash Creek at its southern boundary located mid-way between its confluences with Fanno Creek to the west and the South Fork of Ash Creek to the northeast. Proposal Description: Planned Development Combined Concept Plan and Detailed Development Plan approval is requested for plans for the development of 178 multi-family residential units in two buildings on the 11.17 gross acre site. Dedication of 0.38 acres of additional right-of-way is proposed for the widening of SW Oak Street across the site's frontage leaving a site area of 10.79 acres. Both of the proposed buildings will include 5-stories of residential units over a partially below-grade ground level parking garage. The maximum proposed building height will be approximately 64-feet above the grade of SW Oak Street, and 67.5 feet from the south side of the buildings. Over 7.7-acres of the original site area will be preserved as long-term open space, including all of the wetlands and floodplain area on the site. Unlike a prior development proposal for the site, the current request proposes no modifications to the wetlands or floodplain on the site. Utility connections will be made to existing utility lines in SW Oak Street rather than to utility lines in the floodplain and wetlands. Storm drainage outfalls from the project will be made to upland areas of the site,with flows then heading overland into the wetlands. The applicant's narrative states that "The general objectives in proposing the Planned Development Combined Concept Plan and Detailed Development Plan for the A+O Apartments and the open space protection for a large portion of the site are to: • Help meet the need for multi-family housing in Tigard; • Provide market rate multi-family housing within a reasonable distance from the Washington Square Shopping Center, Lincoln Center, and other nearby commercial uses in a location that is (or is planned to be) well connected to those areas by pedestrian and bicycle pathways, public transit, and roads; • Provide an attractive living environment for project residents; • Border the apartment project with preserved open space to the south in order to provide a buffer between the apartments and Highway 217, as well as between the apartments and a developed neighborhood of detached single- family homes to the southeast; • Preserve and enhance all of the floodplain and wetlands on the site as permanent open space; • Provide adequate parking for the needs of residents and visitors; avoid parking overflow into nearby neighborhoods." SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET AND INTERESTED PARTIES The applicant held a neighborhood meeting to present the conceptual development plans for the project and to gather comments on those plans at Metzger Elementary School on May 12, 2015. Seven neighbors attended that meeting. Meeting notes from that meeting are included in Appendix B of the applicant's submittal, along with a PDR2015-0U0071SDR2015-00003-A+O APARI'MI NI'S PAG 1 7 OF 45 copy of the notice which was mailed to owners of property within 500 feet of the site. Affidavits regarding mailing of the notice and posting the site with a sign regarding the meeting are also included in Appendix B. Neighbors are generally concerned with the proposed development's adverse impacts on neighborhood livability due to increased traffic, particularly on SW 90` Avenue, parking, and scale of the buildings. The review criteria and findings in this staff report substantively address these issues. The city sent notice of a Public Hearing to neighboring property owners within 500 feet of the subject site boundaries and interested parties on August 10, 2015. The City received one written comment identified below: Dr. Gene Davis, 10875 SW 89`'' Avenue, wrote in favor of the propose project as consistent with the Washington Square Regional Center District Plan SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: 18.350 Planned Developments 18.520 Commercial Zoning districts 18.630 Washington Square Regional Plan Standards 18.705 Access, Egress and Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant has elected to develop this project through the planned development process. In this case, the applicant is also applying for a concurrent review of the planned development concept plan and the detailed development plan. Separate concept plans and detailed plans have been submitted, requiring separate actions by the commission. 18.350.050 Concept Plan Approval Criteria A.The concept plan may be approved by the commission only if all of the following criteria are met: PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAGE 8 OF 45 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The Planned Development Concept Plan, Sheet P2.2, illustrates areas on the site that are intended to be preserved as open space in the form of wetlands and enhanced wetland; active open space and recreation areas near the proposed building locations; and passive landscape areas. The applicant's narrative, along with the applicable supplemental reports in the Appendix, describe how the natural open space, active open space, and passive open space areas are to be used and how the plans for the 7.7 acres in the southern portion of the site will protect and enhance the natural areas on the site. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. The planned development concept plan illustrates how the plans for the 7.7 acres in the southern portion of the site will protect and enhance the natural areas on the site. This criterion is met. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. The Planned Development Concept Plan, Sheet P2.2, along with the aerial photo of the site and its environs, Sheet P2.1, illustrates how the proposed development will fit into the street and land use pattern of the neighborhood. This criterion is met. 4.The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes,linkages to or other provisions for bus stops, etc. The plans for the project include the provision of a 12-foot wide sidewalk along the site's frontage. The Planned Development Concept Plan, Sheet P2.2, illustrates the general areas on the site where the applicant is offering to provide public pedestrian easements for the future development of a trail along Ash Creek, and a trail to connect between that trail and the sidewalk along SW Oak Street. Primary pedestrian routes through the site are also illustrated. In addition, the applicant is pursuing, in collaboration with Shorenstein Properties, improvement of the Greenburg Rd and Washington Square Road transit stop. The applicant has also proposed constructing sidewalk along the north side of SW Oak Street west of SW 90th to connect the project with existing sidewalk at Lincoln Center. Off- site pedestrian and vehicular improvements to SW 90`h are also proposed.This criterion is met. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The planned development concept plan illustrates the proposed development pattern for two multi-story multi- family residential buildings on the northern portion of the site, along with associated recreation and parking facilities. The concept plan provides for approximately 3.5-acres of the site to be developed with multi-family dwellings at a net density between 50 and 55 units per net acre, and for approximately 7.7-acres of the site to be retained as wetlands, floodplain associated with Ash Creek, and required water quality sensitive area buffer areas. Limited public access to the floodplain and wetlands area is provided for through the provision of public pedestrian access easements to be dedicated to the City of Tigard for future trail development.This criterion is met. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of PDR2015-10K107/SDR2015-00003-A+O APARTMENTS PAGE 9 OF 45 the zone in which it is located at overall densities consistent with the zone,while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The proposed development plan for the A+O Planned Development provides for the long term preservation of wetlands and floodplain associated with Ash Creek.The practicality of intensive development of the upland portion of the site is dependent upon having flexibility with regard to certain development standards such as by not providing individual decks or porches for all units as would be required through the Site Development Review approval standards;and by accounting for shared open spaces through looking at the larger development plan. In addition, it is noted that proposed A+0 Apartments Planned Development will further the objectives of the Washington Square Regional Center plan by providing desired relatively intense residential development in close proximity to shopping opportunities at Washington Square and other nearby centers; close proximity to employment opportunities at Washington Square, Lincoln Center, and other nearby office and commercial centers; and within close proximity to transit opportunities on SW Greenburg Road, SW Locust Street, and SW Hall Boulevard. While the proposed development will be fairly intensive compared to the existing neighborhoods consisting primarily of detached single-family residences to the south and east of the site, the proposed A+O Planned Development will provide a step down in intensity from Washington Square and Lincoln Center to those existing neighborhoods. The A+O Planned Development will be developed at a density (52 units/acre) which is low in the range of residential densities allowed by the MUE-1 and MUR-1 zoning districts applied to the site of the proposed development (50 units/acre minimum,no maximum).This criterion is met. FINDINGS: According to the analysis above, the concept plan approval criteria are met. CONCLUSION: Staff recommends the Planning Commission find that the proposed Concept Plan meets the approval criteria and recommends approval of the Concept Plan. 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone. There is no applicable minimum lot size in the underlying MUE-1 and MUR-1 districts. The site size will be 10.79 acres after dedication of additional road right-of-way for SW Oak Street. This standard is met. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. The concept plan provides for less than 40% of the gross planned development site area to be developed and over 60%of the site to be retained as natural and enhanced wetlands. Therefore, the proposed concept plan clearly meets this standard. Additionally, a significant percent of the portion of the site which is planned to be developed with the apartments will be landscaped and not covered by buildings or pavement. This standard is met. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. No increase in building height is request beyond that allowed by the underlying zones. This standard is met. 4. Structure setback provisions: No exceptions to the applicable base zone setback standards are requested. All buildings within the proposed A+O Apartments Planned Development will be required to meet all applicable setback and building separation standards PDR2015-0(1007/SDR2015-(X1003-A+O APARTMHNFS PAGE 10 OF 45 of the underlying zones and of the Uniform Building Code and Fire Code. No garage entrances will enter onto SW Oak Street. Both parking garages will have entrances internal to the site. This standard is met. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. No exceptions are requested to any other standards of the base MUE-1 and MUR-1 zoning districts. This standard is met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. According to the applicant's narrative, the proposed detailed development plan has been designed to be completely consistent with the concept plan, except for providing additional details on how the site is to be developed. No changes to the residential densities, amounts of open space and landscaping, land usage; effects upon environmentally sensitive areas or hazardous areas; or the proposed pattern of development are proposed. This criterion is met. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; No land division is proposed. Therefore, the provisions of Chapters 18.420 and 18.430 are not applicable to the proposed final development plan. This criterion is met. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 2. Chapter 18.705, Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles,pedestrians, and transit). No exception to the applicable access, egress and circulation standards is requested. 3. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district, using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. No density bonus is requested. 4. Chapter 18.745, Landscaping and Screening. The commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect, provides for 20% of the net site area to be professionally landscaped, and meets the intent of the specific standard being modified. PDR2015-00007,'S1)]22015-00003-.1+0 MAXIM;NTS PAGIi 11 01 45 No exception to the applicable minimum landscaping requirements is requested. 5. Chapter 18.765, Off-Street Parking and Loading Requirements. The commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: No exceptions to the minimum off-street parking and loading standards of the Code are requested. 6. Chapter 18.780, Signs. The commission may grant an exception to the sign dimensional requirements in the applicable zone. No exception to the dimensional standards for signs is requested. 7. Chapter 18.795, Visual Clearance Areas. The commission may grant an exception to the visual clearance requirements,when adequate sight distance is or can be met; No exception to the vision clearance requirements is requested. 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: No exceptions to the Street and utility Improvement standards of Chapter 18.810 are requested. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; According to the applicant's narrative, the current development proposal has been designed to preserve all of the existing wetlands and habitat area on the site, while also providing for an intensive residential development as was envisioned with the intensive standards and density allowances of the Washington Square Regional Center Plan and the underlying MUE-1 and MUR-1 zoning districts. The residential development area has been limited to the northern portion of the site near SW Oak Street to avoid any impacts to the wetlands and floodplain on the site as well as to reduce the area that needs to be committed to automobile circulation. The site slopes downward away from SW Oak Street, thereby necessitating filling the portion of the site which is not within the 100-year floodplain or wetlands in order to provide building and site access per ADA requirements and to provide cover/depth for the stormwater management system (water quality and detention) prior to outfall to the south upslope from the wetlands, and to provide relatively level areas for the buildings to be located. This filling of the northern portion of the site along with the relatively dense development pattern necessitates removal of all of the site's existing trees. This criterion is met. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and According to the applicant's narrative, all of the proposed structures will be located on structural fill designed to accommodate the load of the buildings. The underlying ground is stable and not severely sloped. A geotechnical study has been prepared for the proposed development by Geotechnical Resources, Inc. That study is included as report C in the Impact Assessment portion of this report. The recommendations of the study will be utilized in developing the final grading plan for the project.The geotechnical report offers the following conclusion: PDR2015-U0007/SDR201 5-0000 3-A+O APARTMENTS PAGE 12 OF 45 "The site is mantled by 1.5 to 23.5 ft of silt, which is underlain by basalt which has decomposed to the consistency of sand. Beneath the decomposed basalt, the site is underlain by predominantly decomposed, extremely soft basalt to the maximum depth explored (26.5 ft). In our opinion, the structural loads of the proposed buildings can be supported by conventional spread footings established in structural fill or in the medium stiff silt or dense to very dense sand that mantles the site. The following sections of this report provide our conclusions and recommendations concerning site preparation and earthwork, foundation support, lateral earth pressures, subdrainage and floor support, pavement design, and seismic design considerations. [Geotechnical Investigation Report by Geotechnical Resources, Inc.,page 3]."This criterion is met. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions,where possible. The two multi-family residential buildings have been situated to maximize sunlight and air into as many dwelling units as practical. The long axes of the buildings have east-to-west orientations to maximize solar gain. This criterion is met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; The preserved open space area on the southern portion of the site will separate the proposed multi-family development project from detached single-family development to the south by over 400-feet. Trees to be planted to the south of and near the base of the retaining wall will help screen the proposed development from views from the south, as will screening materials at the top of the wall and parking area trees. Although the areas immediately to the west of the site are currently developed with detached single-family residences, that area is zoned MUE-1 and is anticipated to be redeveloped with intensive residential, institutional, and/or office development which should be similar in intensity as the proposed A+O Apartments. Nevertheless, landscaping is proposed to be provided on the western portion of the subject site to help provide a buffer between these neighboring uses. This criterion is met. b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. Section 18.745.050.E.1 typically requires the screening of parking lots and loading areas from views from adjacent areas. Table 18.745.1 specifies that a Type D buffer of at least 10- feet to 20-feet of width and differing levels of plant materials and fences/walls or hedges between parking lots and areas of single-family development. These buffer standards would therefore apply along the southern and eastern edges of the proposed parking lot because the parking area might be visible from existing single-family development to the southeast and east, and Hwy 217 if not adequately buffered and screened. The applicant requests an exception to the parking area buffer and screening standards, as provided. The proposed landscape plans were prepared by David Haynes, PLA, a registered landscape architect. The plans propose that an alternative buffer be allowed to the standards of Section 18.745.050.E.1 to screen the parking lots. The parking area will be well separated from the existing neighboring single-family uses to the south and southeast for which buffering and screening is required. The neighboring single-family uses will be located over 400 feet away from the proposed parking area. As such, views of the parking area would be distant and there would be little, if any, discernible noise or odor effects from use of the parking area upon those neighboring properties. In addition, the proposed wetland area plantings of ash trees and the proposed dense planting of western red cedar trees at the base PDR2015-00007 JSDR2015-00003-A+O APAR'G'vIINTS PAGE 13 OF 45 of the proposed retaining wall will provide much more screening of views of the parking area than would a buffer on the actual edge of the parking lot, with such a buffer designed to the relatively narrow width and plant density standards of Table 18.745.1. The western red cedar trees especially will provide adequate evergreen screening of views of the parking area. In addition, to address concerns on the screening from any future pedestrian path near Ash Creek, it is proposed that fence fabric be provided on the fence along the southern edge of the proposed parking lot if the trail is constructed prior to tree growth providing the required landscape buffer/screening to the parking area from the trail. Fence fabric will be installed on the chain-link fence on top of the retaining wall and adjacent to the southern edges of the parking area in order to supplement the screening provided by the cedar trees for up to five years, in order for tree growth to provide adequate screening. This criterion is met. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii.Whether the screening needs to be year-round. The proposed apartments will include two trash and recycling enclosures within the project's parking area. These enclosures will be constructed of CMU walls with steel gates. Landscaping will be provided adjacent to these trash enclosures to provide near-view screening. Their locations relatively deep into the parking area and site will provide them with adequate screening from adjoining properties, as will the intervening landscaping outside of the parking area. Mechanical equipment on the rooftops of the buildings will be screened from views from neighboring properties by parapets included on the buildings. This criterion is met. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This is a residential development;therefore, this criterion does not apply. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios,entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. The exterior elevation articulation standards of this section are superseded by Section 18.630.060.B. The standards of that section are addressed below. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible,private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. Because there will be no ground level residential units within the proposed buildings, the ground-level deck or patio standard is not applicable. The outdoor open spaces provided –pool, pool deck, roof decks, and open areas are all located south of or on top of the buildings for the purpose of orientation to the sun and from views across the wetlands. The private open spaces will be screened from views from off the site by the proposed buildings, by PDR2Ui 5-00007/SDR2O15-00003-A+O APAR'1'MFN'1 S PAG Ii 14 OF 45 landscaping, or by significant distance between the outdoor open spaces and other nearby uses. This criterion is met. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units,200 square feet per unit; ii. Three or more bedroom units,300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i.Additional outdoor passive use open space facilities; ii.Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. The proposed 178 residential units will all be studios, 1-bedroom, or 2-bedroom units. Therefore, the proposed development would be required to provide 36,200 square feet of shared usable outdoor recreation areas to satisfy subsection (a) of this standard. The proposed development plans provide for the following areas to be provided as shared usable outdoor recreation areas: Open area in northwest portion of site: 834 sq. ft. Pool,pool deck, and south of Building A: 9,070 sq. ft. Building A interior amenity room: 450 sq. ft. Building A amenity roof deck: 3,460 sq. ft. Building B interior amenity room: 1,070 sq. ft. Building B amenity roof deck: 1.770 sq. ft. Total Usable Active Open Space provided 16,654 sq. ft. Passive recreation areas are provided including the upland buffer areas adjacent to the wetlands (49,507 sq. ft.) and area dedicated for development of a future pedestrian path (30,863 sq. ft.). These passive recreation areas total 80,345 square feet. As allowed by subsection 6.c.iv. above, the combined shared usable outdoor recreation areas, additional indoor recreation area, and passive use open space facilities totals 96,999 square feet of combined area, or over 544 square feet per each dwelling unit. This exceeds the minimum standard of 200 square feet of shared outdoor recreation and open space facility per unit. All of the proposed indoor and outdoor recreation areas will be located in fairly open areas and should be readily observable from a number of dwelling units, building lobbies, the parking areas, and the sidewalks and drive aisles within the development site. This criterion is met. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. The proposed development is consistent with the minimum number of access points required by Chapter 18.705 (minimum of two access points required; two access points provided). The site plan has been designed to provide adequate access for emergency and service vehicles. The project development team had numerous communications with a representative of the Tualatin Valley Fire and Rescue District during the development of the site plans, including the provision of draft site plans. Modifications to the plans were made to accommodate the Fire District's PDR2015-011007/SDR2015-00003-A+O AFAR J M!N'I;S PAGE 15 OF 45 concerns. The Fire District's comments on the plans are included as Appendix F. The plans have also been provided to Pride Disposal, the trash and recycling service provider for the site area. Comments from Pride Disposal are included as Impact Assessment report D. The plans provide for the dedication of a 20-foot wide public pedestrian easement along Ash Creek for future development of a pathway or boardwalk, as called for by the City of Tigard Parks System Master Plan which discusses a Washington Square Regional Center Trail looping around Washington Square, and following Ash Creek as its primary route. An easement for a connecting trail to SW Oak Street is also proposed to be provided. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. The proposed development plans call for 48,685 square feet of landscaped area on the site, or 33 percent of the 149,349 square foot development site area. This total landscaped area includes the area below the proposed retaining wall outside of the wetlands and floodplain. This area will include trees and §hrubs which will provide screening and buffering for the parking area and retaining wall. The landscape plan was prepared by and under the direction of David Haynes, PLA, a registered landscape architect in the State of Oregon. This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: i.A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. The northeastern portion of the site is located within one-quarter mile of TriMet transit service bus stops at the intersection of SW Hall Boulevard and SW Locust Street,and portions of the northwestern portion of the proposed development site are slightly more than one quarter mile of TriMet transit stops on NW Greenburg Road. There currently is no transit service on SW Oak Street adjacent to the project site. The,applicant team has been in contact with TriMet regarding possible participation in providing additional transit facilities at the nearby transit stop on Greenburg Road in front of Lincoln Center. No decision has been made in this regard at the time that this application is being submitted. TriMet has commented that the efforts to improve the transit stop are welcome. This criterion is met. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. PDR2o15-Iri10U7/SDR2015-0{3003-A-I-0 APARTMI iN1 S PAGE 16 OF 45 The proposed parking areas within the multi-family development project have been designed consistent with the applicable design standards of Chapter 18.765, as reviewed in the findings to that chapter, below. This criterion is met. 11. Drainage. All drainage provisions slfall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets,porous concrete, or eco roofs. The proposed storm drainage system within the apartment project has been designed consistent with the applicable standards of Chapter 18.810, as reviewed in the findings to that chapter,below. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The project site includes a substantial area which is within the 100-year floodplain of Ash Creek. The applicant is proposing to preserve the floodplain area on the site within a private open space area for long-term preservation. The plans note that the applicant is willing to provide a public pedestrian easement to the City of Tigard for the future development of a pedestrian path near Ash Creek,plus an easement for a pedestrian connection between that path and SW Oak Street. This criterion is met. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams,or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The Detailed Planned Development Plan for the A+O Apartments planned development provides for provision of over 74 percent of the 486,558 square foot gross site area (prior to deduction of additional SW Oak Street right-of- way only) as shared open space areas,whereas a minimum of 20 percent of the site or only 97,312 square feet would be the minimum shared open space required to be provided for this size planned development site. See Sheet P2.4, Overall Open Space Analysis Plan. The total open space areas to be provided will consist of the following: 260,511 square feet as minimal use facilities (wetlands [minus pedestrian easement for future trail] and other floodplain areas) or 268 percent of the minimum required area as minimal use area shared open space use facilities; 87,371 square feet of passive use facilities (landscaped beds, small lawn areas, buffer area, and pedestrian easement for future trail) or 90 percent of the minimum required open space area; 16,654 square feet of active use facilities or 17 percent of the minimum required open space area. The total area of shared open space provided by the plan is 364,536 square feet of the total site area. PDR21 115-00007/SDR2015-0(003-A+O APARTMENTS PAGE 17 OF 45 This criterion is met. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas,the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the proposed development. If deemed to be not acceptable,the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i.The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii.When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. FINDING: The Washington Square Regional Center Implementation Plan (2001) includes the Greenbelt, Parks and Open Space System Concept Plan (Figure 7) which shows greenbelt co-terminus with the wetlands on the subject site. The Tigard Park System Master Plan (2009) Map 3: Park Concept Map shows the Washington Square Regional Trail in a general alignment across the subject property. The Tigard Greenways Trail System Master Plan shows two alternate routes across the subject property, through wetlands (2A) and along SW Oak Street (2B),which are shown as a low priorities on the Prioritized Project List,Table 13. The City Parks Director has determined that a dedication of the wetlands to the city will not be acceptable,but that a blanket pedestrian/bike easement over the entirety of Wetland A will be an acceptable reservation. As conditioned, this standard is met. CONCLUSION: Based on the analysis above, the Detailed Development Plan Approval Criteria are met or can be met, as conditioned. 18.520 COMMERCIAL ZONING DISTRICTS B. Use table. A list of permitted, restricted, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. The western portion of the site is zoned MUE-1 and the eastern portion of the site is zoned MUR-1, as illustrated on the Existing Conditions/Site Assessment Plan, Sheet P1.1. Table 18.520.1 of the Community Development Code lists use types that are permitted, restricted, conditional, and prohibited in the various commercial zoning districts in the City of Tigard. Household living is listed as a permitted use in both the MUE-1 and MUR-1 districts in this table, with a footnote which says that all permitted and conditional uses may be subject to special development standards of Section 18.630. The proposed multi-family residential use is considered a Household Living use type, and thus is permitted in both zoning districts applied to the site. PDR201 5-00 007/SDR2015-0003-A+O APARTMI'RNTS PAGE 18 OF 45 18320.040 Development Standards A. Compliance required.All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370; 2. All other applicable standards and requirements contained in this title. Any development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed below in the responses to the standards of Section 18.630. The staff report otherwise ensures compliance with all other applicable standards and requirements contained in this title. This standard is met. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: MUE-1 Standard Proposed Minimum lot size: None 10.85 acres total site area (4.44 acres apartment development site Minimum lot width: None 693.5-feet min. total site width Minimum/maximum setbacks: Minimum front yard: 0 10.5-feet (Buildings B and C) Maximum front yard setback: 20 feet 10.5-feet (Buildings B and C) Minimum side yard: 0 28-feet (Building A west side) Minimum rear yard: 0 over 300-feet to south property line Minimum building height: 2 stories 4-stories Maximum building height: 200 feet 53-feet Maximum site coverage: 85% 75% of total apartment site Minimum landscape requirement: 15% 25% of total apartment site Minimum density: 50 d.u./net acre 53.1 d.u./net acre total Maximum density None 53.1 d.u. /net acre total MUR-1 Minimum lot size: None 10.85-acres total site area (4.44 acres apartment development site) Minimum lot width: None 693.5-feet mm. total site width Minimum/maximum setbacks: Minimum front yard: 0 6.9-feet Building D stair tower) Maximum front yard setback: 20 feet 11.2-feet (remainder of Building D face) Minimum side yard: 0 15-feet (Building D east side) Minimum rear yard: 0 over 300-feet to south Minimum building height: 2 stories 4 stories Maximum building height: 75 feet 53-feet Maximum site coverage: 80% 75% of total apartment site Minimum landscape requirement*: 15% 20% of total apartment site Minimum density: 50 d.u./net acre 53.1 d.u./acre total Maximum density None 53.1 d.u./acre total FINDING: Table 18.520.2 above, shows that the proposed development plans are consistent with the applicable development standards in the MUR-1 and MUE-1 zoning districts. The applicant has not applied for any variances or adjustments in accordance with Chapter 18.370. All other applicable standards and requirements contained in this title are addressed further in this staff report. The applicable commercial development standards are met. 18.630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT 18.630.020 Development Standards A. Compliance required.All development must comply with: PDR2015-00(107/SD]L015-00003-:1+0 APAR'1'MEN'1'S PAGE 19 OF 45 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C through E of this section; 2.All other applicable standards and requirements contained in this title. Development standards of Section 18.630 which are applicable to the proposed uses of this site are addressed below. The staff report otherwise ensures compliance with all other applicable standards and requirements contained in this title.This standard is met. D. Density requirements for developments including or abutting riparian setback. Notwithstanding the density requirements in Table 18.520.2, the maximum residential density and mixed-use and non-residential floor area ratio for developments that include or abut riparian setbacks shall be no greater than 110% of the minimum residential density and floor area ratios in all mixed use zones,except when the following are met: The proposed development's overall density of 53.1 units per net acre, is less that 55 units/acres, or 110% of the minimum required density of 50 units per acre. This standard is met. 18.630.040 Street Connectivity A. Purpose. The standards provide a way for creating continuity and connectivity within the Washington Square regional center (WSRC). They provide incremental street and accessway development that is consistent with WSRC needs and regional and state planning principles for connectivity. The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. B. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Section 18.370.010 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1.Design option. a.Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. 2. Performance option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than 1-1/2 the straight-line distance. The site of the proposed development is located on the south side of SW Oak Street. Ash Creek and its associated floodplain and wetlands are located on and to the south of the subject site, with Oregon State Highway 217 — a controlled access highway- located further to the south. These existing conditions make the development of further streets to the south impracticable. Local streets to the north include SW 90th Avenue directly to the north, SW 87th Avenue to the east, and the planned intersection with the SW Lincoln Street to the west. SW Oak Street in front of the subject site is designated a collector street. All of the proposed buildings will have major entrances within 100 feet of SW Oak Street.This standard is met. 18.630.050 Site Design Standards Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan may be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2,governing criteria for granting a variance, is satisfied. A. Building placement on major and minor arterials. 1. Purpose. Architecture helps define the character and quality of a street and can make a strong statement about the overall community and city at large. The placement and design of buildings provides the framework for the streetscape and defines the edges of the public right-of-way. PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAGE 20 OF 45 Architecture and ground floor uses can activate the street, either by its design presence or by those who come and go from it. At intersections, investing in building frontages can create gateways and special places that add to the character of the area. 2. Standard. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. The site fronts only on SW Oak Street. SW Oak Street is a collector (minor arterial). Buildings A and B occupy approximately 66% of the frontage. This standard is met. B. Building setback. 1. Purpose. Buildings and investment in architecture is most conspicuous when it is visible from the street. The presence of buildings closely sited at the edge of the right-of-way creates an envelope for the street and a sense of permanence. 2. Standard. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. As addressed above under the Section 18.520, the front yard setbacks from SW Oak Street are met. C. Front yard setback design. 1. Purpose. The front yard is the most conspicuous face of a building and requires special attention. Places for people and pedestrian movement helps create an active and safer street. Higher level of landscape anticipates a more immediate visual result. 2. Standard. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to the applicable standard in subsection E of this section. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.520.2. The applicant has proposed a 10.5 foot front yard setback, which may be revised to a 0-foot setback to accommodate required right of way for SW Oak Street without having to move the buildings toward the south, which is constrained by wetlands and the floodplain. These standards may apply if the setback is greater than 0 feet. Landscaping proposed in the applicant's September 11 memo includes vines for screening garage openings. With the information available, it cannot be determined if the standards is met. To ensure the front yard setback design standard is met, the applicant shall submit revised detailed plans demonstrating compliance with the front yard setback design standard. D. Walkway connection to building entrances. 1. Purpose. As density increases and employee and resident populations increase, it is expected that more people will move between businesses within the WSRC. Provisions should be made to encourage people to walk from business to business, and housing to business rather than use automobiles. 2. Standard. A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.520.2. According to the applicant's narrative and plans, all building entrances will be connected to the public sidewalk along SW Oak Street by a network of internal site sidewalks. All private sidewalks between the building entrances and SW Oak Street sidewalk will be at least six feet wide and constructed of concrete. This standard is met. E. Parking location and landscape design. PDR2015-a a)7,'SIR2015-00003-A+O,1P:1R7T41?N1 S I)1(.31 21 OR 45 1. Purpose. The emphasis on pedestrian access and a high quality streets cape experience requires that private parking lots that abut public streets should not be the predominant street feature. Where parking does abut public streets, high quality landscaping should screen parking from adjacent pedestrian areas. 2. Standard. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the city where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary street frontage. When abutting public streets, parking must be behind a landscaped area constructed to an L-1 parking lot screen standard. The minimum depth of the L-1 landscaped area is eight feet or is equal to the adjacent building setback, whichever is greater. All other site landscaping shall be landscaped to an L-2 general landscaping standard. The L-1 and L-2 standards are more fully described in Section 18.630.090. According to the applicant's narrative and plan set, "parking areas on the project will be located to the sides or rear of proposed buildings, or within first level parking garages of buildings A and B. Parking areas to the sides of buildings are no further forward than even with the adjacent front building elevation. Parking areas adjacent to buildings along SW Oak Street will be screened by landscaped areas which include low level screening plant materials consistent with the L-1 parking area screening and planting size standards. Landscape materials in these areas will need to be kept trimmed to allow for clear vision areas at the intersections of these driveways with SW Oak Street. All planting areas between parking areas and SW Oak Street are at least 10-feet deep, except where reduced to accommodate required patios for ground level dwelling units. All other site landscaping will be provided at sizes consistent with the L-2 planting standard." However, the applicant also states that "landscape materials in these areas will need to be kept trimmed to allow for clear vision areas at the intersections of these driveways with SW Oak Street." According to the Preliminary Landscape Plan (Sheet L1.2) Blue Oat Grass and Kinnikinnick are specified. Pursuant to 18.630.090, Landscaping and Screening,within these landscaped areas "L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback. All L-1 trees shall be a minimum of 31/2-inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years." Visual Clearance Areas require 3-8 foot clear and allow trees. This standard is not met. The applicant shall submit a revised landscape plan showing the L-1 areas west of Building A and between Buildings A and B are consistent with L-1 standards and shall include a landscape maintenance plan that ensures effective screening. 18.630.060 Building Design Standards All new buildings constructed in the MUC, MUE and MUR zones within the WSRC shall comply with the following design standards. Variance to these standards may be granted if the criteria found in 18.370.010.C.2, criteria for granting a variance,is satisfied. A. Ground floor windows. 1. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly. Windows help keep "eyes on the street" which promotes safety and security, and can help create a lively street frontage by displaying activities and products within the building. Lighting at night from ground floor windows also adds to the presence of activity and the sense that someone is home. 2. Standard. All street-facing elevations within the building setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. PDR2015-011007/SDR2015-00003-A+O APARTMENTS PAGE 22 OF 45 The applicant's narrative states that "the front building elevations of buildings A and B will be located between 0.5- feet and 2.5-feet of the street property line and thus are subject to this standard. Buildings A and B will provide a minimum of 50% of their ground floor wall areas with windows to interior spaces and decorative metal grating to the slightly below ground level garages.The decorative metal grating will provide ventilation for the garages." The applicant's supplemental September 11, 2015 email and exhibits further addressing this standard show approximately 50% of the ground floor wall area expressed with storefront windows, openings with fiber cement panels and cables with vines, and shadow boxes. These three treatments roughly contribute in thirds to meet the minimum requirement of the standard and do so using the adjoining elevations where most of the windows are placed. The result is an Oak Street frontage that would be dominated by screened garage openings and display areas to carry the pedestrian friendly burden for the majority of the buildings' length. Success of these measures will be determined by the details of their execution. However, the quality and articulation of the building materials used for the first floor should not be overlooked in contributing to the pedestrian experience. The placement of doors along the Oak Street frontage has also been overlooked. This standard is not met. To ensure the ground floor windows standard is met, the applicant shall submit revised detailed development plans and elevations, and feature details demonstrating compliance. B. Building facades. 1. Purpose. Straight, continuous, unarticulated walls lack interest, character and personality. The standard provides minimum criteria for creating a diverse and interesting streetscape. 2. Standard. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) a variation in building materials; (b) a building off-set of at least one foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. As shown in the Exterior Elevations (Sheet A3.11) the ground floor parking garages of Buildings A (185 feet long) and B (280 feet long) are straight and continuous concrete walls 8 to 10 feet high with openings covered by metal grills. The potential 0-foot setback of these buildings from the sidewalk makes their impact on the streetscape experience acute. The applicant's supplemental September 11, 2015 email and exhibits, further addressing this standard, refer to reveals that attempt to break up the mass and visually shorten the length of the walls. These changes are improvements but cannot be evaluated with information given. For example, it is unclear whether the "reveals" meet the minimum one foot depth or how they are integrated with the building materials and the proposed ground floor window treatments.This standard is not met. The applicant shall submit revised detailed development plans and elevations consistent with the building facades standard. C. Weather protection_ 1. Purpose. Weather protection is encouraged to create a better year-round pedestrian environment and to provide incentive for people to walk rather than drive. 2. Standard. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Weather protection is provided at all entrances to the buildings through the use of overhangs or canopies as shown on the building elevations plans. This standard is met. D. Building materials. 1. Purpose. High quality construction and building materials suggest a level of permanence and stature appropriate to a regional center. PDR201 5-0000 7/SDR2015-00003—A+O APAR'I'AII!Nrs PAGE 23 OF 45 2. Standard. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than two feet. The project does not use materials listed above in the standard as prohibited exterior finish materials. Painted concrete is proposed for the foundation/first floor material. Proposed building materials will include I-Iardie board, Hardie panels, and vertical metal panels. Deck and patio railings will be constructed of acrylic or metal, as identified • on Sheet A3.10. This standard is met. E. Roofs and roof lines. 1. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be avoided. This standard simply states that roofing materials should be used on the roof and that wall finish materials should be use on building walls. The premise is that future buildings in the WSRC should have a look of permanence and quality. 2. Standard. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The materials of roofs and roof lines are different from the materials used on the building elevations so as to avoid blurring the distinction between the roof and walls as required by the standard. This standard is met. F. Roof-mounted equipment. 1. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent properties. Also roofs and roof mounted equipment can be the predominant view where buildings are down slope from public streets. 2. Standard. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. According to the applicant's narrative, all roof-mounted equipment is screened from the view of adjacent public streets. This standard is met. 18.630.070 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met: 1. Zoning district regulations. Residential only developments within the MUC, MUE and MUR zones shall meet the sign requirements for the R-40 zone, 18.780.130.B; nonresidential developments within the MUC zone shall meet the sign requirements for the commercial zones, 18.780.130.C; nonresidential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130.D and nonresidential development within the MUR zones shall meet the sign requirements of the C-N zone, 18.780.130.E. 2. Sign area limits. The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted. 3. Height limits. The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted. 4. Sign location. Freestanding signs within the Washington Square regional center shall not be permitted within required L-1 landscape areas. According to the applicant's narrative, no signs are proposed at this time. 18.630.090 Landscaping and Screening Applicable levels. Two levels of landscaping and screening standards are applicable. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in PDR2 015-(i)H 7,'SDR2O15-(511)(13-A+O APAR'1';v11?N'1'S PAGE 24 OF 45 other subsections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. A. L-1 parking lot screen. The L-1 standard applies to setbacks on public streets. The L-1 standard is in addition to other standards in other chapters of this title. The setback shall be a minimum of eight feet between the parking lot and a public street. L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback. All L-1 trees shall be a minimum of 31/2-inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. B. L-2 general landscaping. The L-2 standard applies to all other trees and shrubs required by this chapter and Chapter 18.745 (except those required for the L-1 parking lot screen). For trees and shrubs required by Chapter 18.745, the L-2 standard is an additional standard. All L-2 trees shall be 21/2-inch caliper at the time of planting. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. These landscape standards apply to the areas adjacent to SW Oak Street west of Building A and between Buildings A and B. As reviewed above, the applicant has not met the standard for L-1 and has been conditioned to meet it. FINDING: The Washington Square Regional Center Plan District standards are not all met but can be met with the following conditions of approval. CONDITIONS: The applicant shall submit revised detailed plans demonstrating compliance with the front yard setback design standard. The applicant shall submit revised detailed development plans and elevations, and feature details demonstrating compliance with the ground floor windows standard. The applicant shall submit revised detailed development plans and elevations demonstrating compliance with the building facades standard. The applicant shall submit a revised landscape plan showing the L-1 areas west of Building A and between Buildings A and B are consistent with L-1 standards and shall include a landscape maintenance plan that ensures effective screening. 18.705 ACCESS, EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is for 215 multi-family units and associated access and parking, which is considered development; therefore these standards apply. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. As shown in the applicant's site plan, the two proposed driveways are directly connected to SW Oak St. This standard is met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: Pi)R2015-In i r''SI)R2o15-0oo03—A+O RPARINIEN"1S PAGE:25 OF 45 1. 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. 2. Within all attached housing (except two-family dwellings) and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. 3. 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 six-inch vertical separation (curbed) or a minimum three-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. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. 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. As shown in the Preliminary Site Plan (Sheet P2.0) walkways will connect from all primary (and secondary) multi- family building entrances to the parking areas and common open spaces and facilities planned to serve the project. Primary crossings of driveway aisles will be marked by paint or contrasting pavement.These standards are met. H.Access management. 1.An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). Two proposed driveways along Oak Street will provide access to the site. A Traffic Impact Study- May 27, 2015, prepared by Kitttelson and Associates, Inc., found that the expected queues can be accommodated within the available queue storage at both proposed driveways. The application does not include a preliminary- sight distance analysis.This standard is not met. A preliminary sight distance report will be required and sight distance must also be verified at final design and after construction to verify that no changes have been made or objects added that would obscure visibility. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. The western access to SW Oak Street will be aligned with a reconfigured SW 90th Avenue to minimize conflict of turning movements. In addition, SW 90th Avenue will be improved with right turn lanes and increased site distance. A center turn lane will be added to SW Oak Street. PDR20w 5-0000vsDR2U75-ut no3-A+O APARTMENTS PAGE 26 OF 45 The nearest collector or arterial streets are Greenburg Rd. 1500 feet to the west and Hall Blvd. 1200 feet to the east. The site is not within the influence area of the streets. This requirement is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. SW Oak Street is a collector requiring a minimum spacing of 200 feet.The two proposed driveways are separated by 315 feet. The standard is met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. • TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTIFAMILY RESIDENTIAL USE Dwelling Units Min. Number of Min. Access Min. Pavement Width Driveways Required Width 1-2 1 15' 10' 3-19 1 30' 24'if two-way, 15'if one-way: curbs and 5'walkway required 20-49 1 30' 24'if two-way or 2 30' 15'if one-way: curbs and 5'walkway required 50-100 2 30' 24'curbs and 5'walkway required Standards for parking greater than 100 cars is not specified in Table 18.705.2. The proposed two 30-foot accesses with a 24-foot paved width and 8 to 14-foot wide sidewalks would provide a level of access greater than that required for the largest development size listed.The standard is met. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are not all met but can be met through the following conditions of approval: CONDITIONS: Prior to any work on site, the applicant's engineer shall submit a preliminary access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to final inspection. 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation PDR2U15d}0007/SDR2U15-00003-A+O APARTMENTS PAGE 27 OF 45 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). The project site is zoned with a combination of the IMF-1 (7.88-acres) and MUR-1 (3.4 acres) zoning districts. Pursuant to Table 18.502.2, the minimum density for both zones is 50 units per net site acre, and no maximum. Based on the following density calculation, a minimum of 205 units are required. Gross site area 11.17 acres -Public row dedication - 0.38 acres Initial net site area 10.79 acres Initial net site area 10.79 acres -Wetland/floodplain -6.88 acres -Private drive area (drive aisles required for fire access only) -0.48 acres Net/Net site area 3.43 acres Minimum density required 3.43 acres x 50 units/acre = 171 dwelling units Minimum density proposed 178 units/3.43 acres = 51.89 units/acre FINDING: The proposal is for 178 units, or 51 dwelling units per net acre. This exceeds the minimum density required. This standard is met. 18.725 ENVIRONMENTAL PERFORMACE STANDARDS These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. PDR2015-a m e7'sIR2015-f 111110.3-rAto.APART V11?NTS PAGE 28 OF 45 Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340- 28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare,whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: The proposal is for multi-family development, which is permitted within the MUR-1 and INIUE-1 zones. These Environmental Performance standards will apply to the apartments after construction and be subject to compliance with the applicable code enforcement provisions. 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.040 Additional Setback Requirements B. Distance between multifamily residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation; b. Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; c. Buildings with opposing blank walls shall have a 10-foot separation; d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections; and e. Buildings with courtyards to maintain separation of opposing walls as listed in subparagraphs a through c of this paragraph 1 for walls in separate buildings. There are two structures proposed as part of the A&O Apartments — Building A and Building B. Proposed buildings A and B will be separated by 135 feet. This standard is met. 2. 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. Building A will have a maximum east-west dimension of 226 feet and will be 67-feet tall. Building B will have an east-west dimension of 270 feet and will also be 67-feet tall. Therefore, a minimum building separation of 60 feet is required between buildings A and B: 25' [25' minimum separation for windowed walls facing windowed walls] + 11.7' [additional length factor for bldg. A] + 8' [additional height factor for building A] plus 7' [additional length factor for bldg. B] + 8' [additional height factor for building B] = 59.4-feet. The proposed 85-foot separation between buildings A and B (as measured from their corners) exceeds this required building separation amount. This standard is met. PlR2 11 5-00007/SIR2015-o i J3-.A+n APAR'IAII NTS PAGI 29 OF 45 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. 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 b. 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. The ground floor is structured parking with the first inhabited floor approximately 8 to 10 feet above the ground level. This standard does not apply. FINDING: As shown in the analysis above, the proposed development, meets the applicable additional setback standards for multi-family residential structures. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 1'1)R21 19 5-(i(H K)7/S1)R2U15-(10(1(13-A-HO APART Nil:N'1S PAG I;3U OP 45 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. As shown in the Landscape Plan (Sheets L1.1/2) the applicant proposes planting 11 katsura trees along the site's SW Oak Street frontage within planter strips between the curb and sidewalk. The frontage is 680 feet long, which requires 17 street trees (680/40). This standard is not met. Therefore, the applicant shall pay a fee in-lieu in the amount of$3000 for required street trees that are not planted (6 trees at $500/tree). 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. A Type C buffer 6-10 feet in width with differing levels of plant materials and fences/walls or hedges between multifamily dwellings and areas of single-family development is required per Table 18.745.1. A Type D buffer 10-20 feet in width with differing levels of plant materials and fences/walls or hedges between parking lots >50 parking spaces and areas of single-family development is also required. These buffer standards apply along the southern and eastern edges of the proposed parking lot which might be visible from existing single-family development to the southeast and east. The applicant requests an alternative landscape plan be considered to screen the parking area due primarily to its physical separation from the existing neighboring single-family uses to the south and southeast (over 500 feet), as well as due to the amount of screening which will be provided by the red cedar and Douglas fir trees at the base of the proposed retaining wall within a depth of approximately 40 feet. In addition the applicant proposes fence fillers to be added to the chain-link fence on top of the retaining wall and adjacent to the southern edges of the parking area in order to supplement the screening provided by the cedar trees for up to five years, in order for tree growth to provide adequate screening. As conditioned below, this standard can be met. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of parking and loading areas (i.e., nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type III), downtown design review (Type II and III), planned development (Type III), and site development review (Type II) permits only. The specifications for this screening are as follows: PDR2015-00007/SDR2U75-00003-A+O AP.AR7'MI',NTS PAGE 31 01'45 i. 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; ii. Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the parking area in accordance with the parking lot tree canopy standards in the Urban Forestry Manual. As indicated in Table 18.745.1, a Type D buffer is required for parking lots with 50+ spaces along the south perimeter of the property. According to Table 18.745.2, a 10-20 foot buffer with a 6 foot hedge, fence, or wall with trees and shrubs for screening is required.As shown on the Landscape Plan (Sheets L1.1/2), the applicant proposes an alternative to the buffer and screening standards to account for the retaining wall and limited space afforded the project's proximity to wetlands to the south.The applicant proposes that slats will be added to the proposed 42 inch high chain link fence atop the retaining wall before proposed screening trees planted at the base of the retaining wall become an effective screen on their own. Given the information provided, it is unclear whether the proposed alternative screening plan would sufficiently reduce or eliminate the adverse impacts of visual pollution created by the elevated (4 to 7 feet high) parking lot as seen from the south from other vantage points including Hwy 217. To ensure the alternative screening plan is sufficient, the applicant shall provide a site line analysis that demonstrates the parking lot will be effectively screened from view from single family residences and Hwy 217 to the south. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area. Service facilities such as gas meters and electrical boxes and transformers have not been shown on the plans. There is insufficient information to determine whether this standard is met. Therefore, the applicant shall submit revised plans showing service facilities,including gas and electric utilities and how they are screened from view. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant states that the refuse containers within the project will be screened from views by 6-foot tall CMU block enclosures.This standard is met. FINDING: Based on the analysis above, the Landscaping and Screening standards have not been fully met but can be met through the following condition of approval. CONDITION: The applicant shall provide a site line analysis that demonstrates the alternative screening plan would effectively screen the parking lot as seen from the south. The applicant shall submit revised plans showing service facilities, including gas and electric utilities, and how they are screened from view. 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and nonresidential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAGE 32 OF 45 The applicant proposes using the "franchised hauler review method" method provided for by Code Section 18.755.040.F. The 178-unit multi-family project will be served by trash chutes within each building emptying to small trash compactors in the parking garage area. Attached to each compactor will be a 4 cubic yard container on wheels. Each container can be pulled out and then moved through the use of a motorized palette jack to transfer the container to an exterior trash enclosure for pickup. Each building will have a spare container in the trash enclosure. The exterior trash enclosure will be 18-feet deep by 33-feet wide, with a 20-foot wide gate (two 10-foot wide swing gates). The exterior enclosure will also have space for recycling containers (Sheet A4.10). Recycling containers would also be located in the parking garage areas next to the small compactors. The recycling containers would also be moved by the project management company to the exterior trash enclosure for pickup. The apartment management company will contract for twice a week trash and recycling pick-up by Pride Disposal— the franchised hauler serving the area of the site. This method and frequency of pickup was suggested by representatives of Pride Disposal because of the site constraints posed by the site's slope making the location of additional collection facilities impractical and difficult to access by Pride Disposal's collection vehicles. Alternative locations for trash and recycling collection to satisfy the other methods allowed by Section 18.755.040 would have required the elimination of needed surface parking spaces and an excessive amount of the limited site area being committed to waste storage. As such, the proposal is consistent with the standards of Section 18.755.040.F.3.a and b. which are two of the three situations which can allow a proposed development to utilize the "franchised hauler review method." The outdoor trash enclosure will be constructed of split-faced CMU block,with wood and metal accents. The project team submitted a preliminary site plan and trash enclosure plans to Pride Disposal. A comment letter from Pride Disposal dated May 18, 2015 regarding the plans for solid waste collection and recycling facilities is enclosed as Impact Assessment Report D in the applicant's submittal. FINDING: As shown in the analysis above, the proposed mixed solid waste and recycling plan meets the standard. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. The applicant has proposed 261 total spaces including the visitor parking requirement of 34 spaces (.15 x 227 minimum required spaces). This standard is met. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the state building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Disabled parking space are provided consistent with the state requirements. For parking lots with 201 to 300 spaces, 7 accessible spaces and 1 van space are required. The site plan (Sheet P2.0) shows two spaces at each building outside and 3 spaces within the parking garages for a total of 7 accessible spaces. This standard is met. Disabled accessible parking is reviewed during building permit review and will be required to meet standards at that time. 18.765.040 General Design Standards B.Access drives. With regard to access to public streets from off-street parking: PDR2015-00(X)7/SDR2015-0000.3-21+0 APARTMENTS PAGE;33 OF 45 As shown in the Preliminary Site Plan (Sheet P2.0), proposed parking areas are designed consistent with the applicable dimensional and design requirements of Figure 18.765.1 including parking space sizes and drive aisle widths for parking space orientation of 90 degrees. As permitted by that figure's allowance of up to 50% compact spaces, the proposed development plan provides for 131 of the total 262 on-site parking spaces to be compact spaces,or 50 percent of the spaces proposed. The general design standards are met. 18.765.050 Bicycle Parking Design Standards A. Location and access.With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. 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 locate the parking area; 4. 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. B. Covered parking spaces. 1.When possible,bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. 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; 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and,when covered,with a vertical clearance of seven feet. An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. 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; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.5.e. Pursuant to Table 18.765.2, one bicycle parking space is required for every two multi-family dwelling units, or a minimum of 89 bicycle parking spaces are required. As shown in the Preliminary Site Plan (Sheet P2.0), 93 covered bike parking spaces are provided and 15 outdoor spaces for a total of 108 spaces.This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. Table 18.765.2 requires a minimum of 1 parking space for each studio unit below 500 sq. ft. in size; 1.25 parking space for each 1-bedroom unit; 1.5 parking spaces for each 2-bedroom unit; and 1.75 parking spaces for each 3- bedroom unit for multi-family development projects. The proposed multi-family project will include 28 studios of less than 500 sq. ft.; 104 1-bedorrm units; and 46 2-bedroom units. There will be no 3-bedroom units. Therefore, a minimum of 227 parking spaces are required based solely upon the unit types and counts. In addition, an additional 15% on top of the required parking spaces based on unit sizes and numbers is required as visitor parking facilities. PDR2015-00007JSDR2015-0[X103-A+O APAR' IVIIiN'PS PAGE 34 OP 45 Therefore, a grand total of 261 parking spaces are required. The proposed development plan provides for a total of 261 on-site parking spaces to be provided, including: a) 59 ground floor building garage parking spaces and b) 202 surface parking spaces. This standard is met. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in subsection H of this section: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; religious institutions may count on-street parking around the perimeter of the use. The applicant acknowledges that the on-street parking provided by the SW Oak Street improvement does not count toward the required minimum parking spaces. FINDING: As shown in the analysis above, the Off-Street Parking and Loading Requirements are met. 18.775 SENSITIVE LANDS The subject site includes areas which are within the 100-year floodplain and the natural drainageway of the south fork of Ash Creek, as well as areas which are wetlands. The areas of floodplain and wetlands on the site are also included on the City of Tigard's Comprehensive Plan "Significant Habitat Areas Map." According to Community Development Code Section 18.775.010.G, all of these areas are potentially unsuitable for development. However, other sections of Chapter 18.775 provide for limited use of these potentially unsuitable for development areas, and processes by which development may be allowed within these areas through Sensitive Lands Review approval. Because the prior application for A+O Apartments involved adverse impacts to sensitive lands, the findings below are provided to demonstrate that the proposed development is permitted outright without requirement for sensitive lands review. 18.775.020 Applicability of Uses—Permitted, Prohibited, and Nonconforming C. Exemptions. When performed under the direction of the city, and in compliance with the provisions of the City of Tigard Standards and Specifications for Riparian Area Management, on file in the engineering division, the following shall be exempt from the provisions of this section: 1. Responses to public emergencies,including emergency repairs to public facilities; Sensitive Lands 18.775-4 AP Update: 2/14 2. Stream and wetlands restoration and enhancement programs; 3. Non-native vegetation removal; 4. Planting of native plant species; and 5. Routine maintenance or replacement of existing public facilities An existing culvert and drainage ditch is located in the northwestern corner of the site which drains areas upslope of Oak Street as well as the street itself is proposed to be removed. This culvert and drainage ditch is located within a public stormwater easement and is therefore considered a public storm drainage facility. The proposed utility plans for the A+O Apartments propose removal of this culvert/ditch and the conveyance replaced with a public storm line under the parking lot drive aisle roughly in line with the SW 90th Avenue intersection,with an outfall just north of the wetlands on the site. The area where the existing culvert discharged was an area with various pieces of junk and choked with grasses and invasive vegetative species, and was subject to flooding. Occasional flooding was reported on the upstream side of the culvert on the north side of Oak Street. The proposed replacement of this culvert with a larger storm line should alleviate flooding and therefore constitutes routine replacement of an undersized public facility.Therefore, the proposed replacement is exempt from sensitive lands review. 18.775.070 Sensitive Land Permits Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in 18.775.020.F and G. The approval criteria for various kinds of sensitive areas,e.g., floodplain, are presented in subsections B through E of this section. PDR2015-OUW7/SDR2015-(mo3-A+O APARTMENTS PAGE 35 OF 45 D Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: FINDINGS: According to the analysis above, replacement of an existing public facility is permitted as an activity exempt from a sensitive lands permit under Subsection 18.775.020.C. E. Within wetlands. The director shall approve, approve with conditions or deny an application request for a sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; 2. The proposed land form alteration or development is neither on wetland in an area designated as significant wetland on the comprehensive plan floodplain and wetland map nor is within the vegetative corridor established per "Table 3.1 Vegetative Corridor Widths" and "Appendix C: Natural Resources Assessments" of the CWS "Design and Construction Standards," for such a wetland;... The proposed development plans for the A+0 Apartments have been revised from the 2014 plans for the project which had proposed land for alterations and development within a portion of the wetlands on the site. The current plans provides for no modifications to any wetlands on the site. 18.775.090 Special Provisions for Development within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek A. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0030) pertaining to wetlands, all wetlands classified as significant on the City of Tigard "Wetlands and Streams Corridors Map" are protected. No land form alterations or developments are allowed within or partially within a significant wetland, except as allowed/approved pursuant to Section 18.775.130. The proposed development plans for the A+O Apartments have been revised from the 2014 plans for the project which had proposed land for alterations and development within a portion of the designated significant wetlands on the site. The current plans provides for no modifications to any wetlands on the site. Therefore, the current plans for the A+O Apartments are consistent with the standards of Section 18.775.090.A. B. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 660-023-0030) pertaining to riparian corridors, a standard setback distance or vegetated corridor area, measured horizontally from and parallel to the top of the bank, is established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek. 2. The standard width for "good condition" vegetated corridors along Fanno Creek, Ball Creek, and the South Fork of Ash Creek is 50 feet, unless wider in accordance with CWS "Design and Construction Standards", or modified in accordance with Section 18.775.130. If all or part of a locally significant wetland (a wetland identified as significant on the City of Tigard "Wetlands and Streams Corridors Map") is located within the 50-foot setback area, the vegetated corridor is measured from the upland edge of the associated wetland. 3. The minimum width for "marginal or degraded condition" vegetated corridors along the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek is 50% of the standard width, unless wider in PDR2015-00(l(7jSDR2f1]5-0(1(103-A+OAPAR'M1:N1S PA(31 36OIF45 accordance with CWS "Design and Construction Standards," or modified in accordance with Section 18.775.130. 4. The determination of corridor condition shall be based on the natural resource assessment guidelines contained in the CWS "Design and Construction Standards." 5. The standard setback distance or vegetated corridor area applies to all development proposed on property located within or partially within the vegetated corridors . . . 6. Land form alterations or developments located within or partially within the Goal 5 safeharbor setback or vegetated corridor areas established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek that meet the jurisdictional requirements and permit criteria of the CWS, U.S. Army Corps of Engineers, Division of State Lands, and/or other federal, state, or regional agencies, are not subject to the provisions of this subsection B, except where the: b. Land form alterations or developments are located within or partially within the minimum width area established for marginal or a degraded condition vegetated corridor, as defined in paragraph 3 of this subsection B. The proposed development plans for the A+O Apartments have been reviewed by the Clean Water Services District (See Appendix D), along with the Natural Resource Assessment report prepared by Pacific Habitat Services (See Appendix C) found that the typical 50-foot wide vegetated corridor is in a degraded condition. Therefore, under the provisions of Subsections 18.775.90B.3 and .4, the required vegetated corridor for the wetlands on the A+O site is 50% of the standard 50-foot width, or 25 feet. The proposed development plan provides for a vegetated corridor width of between 26- and 50-feet consistent with the reduced width vegetated corridor allowed by these sections. The current plans for the project provide for no modifications to any of the wetlands on the site, nor does it include any of the permitted activities listed in subsection 5 other than measures to remove invasive vegetation and junk necessary to enhance the vegetative corridor for water quality or quantity benefits, fish, and wildlife habitat as approved by CWS, and hopefully by the City. Those enhancement plans are described in the report by Pacific Habitat Services in Appendix C and are illustrated on the Preliminary Landscape Plans. All utility work related to the proposed development is being kept out of the wetlands area and vegetative corridor as illustrated on the site plans. No structures, roadways, driveways, utilities, etc. within the wetlands or vegetative corridor areas are proposed for alteration, removal, or repair. As allowed by Subsection 18.775.090.6.b, all of the land form alterations within the vegetated corridor are permitted by CWS and require no review by the US Army Corps of Engineers, Division of State Lands, or other federal, state or regional agencies since the limited activities will be located only within the vegetative corridor and not within the 100-year floodplain or wetlands on the site. Therefore, the current plans for the A+O Apartments are consistent with the standards of Section 18.775.090.B. FINDINGS: As shown in the analysis above, all proposed development is located outside of protected wetlands and associated buffers. CONCLUSION: Staff recommends that the Planning Commission find that since there is no impact to sensitive lands, the sensitive lands review criteria for drainageways and wetlands do not apply to the proposed development. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAGE 37 OF 45 volume requirements by planting street trees in open soil volumes only; The urban forestry plan for the A+O Apartments has been prepared by David Haynes, RLA — a registered landscape architect in the State of Oregon.Appendix E of the applicant's submittal includes an Urban Forestry Plan Supplemental Report. Sheets TC.1 through TC.3 of the application plan set provide the required tree canopy plan and calculations. Soil volume specifications for trees to be planted are included on Sheet TC.3. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); The Urban Forestry Plan Supplemental Report of Appendix E of the applicant's submittal includes the results of an on-site assessment of the sizes, condition ratings, and preservation ratings for all of the existing trees on and immediately adjacent to the proposed development site portion of the subject property. An assessment of existing trees located within the area to be preserved as wetlands was not conducted. Sheet TC.1 is a Tree Preservation and Removal Site Plan. Protective measures for trees to be retained are included on this plan. This standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and The proposed landscaping plan provides for anticipated tree canopy coverage of the parking area to cover 25,579 square feet of the 61,379 square foot total parking lot area, or 42 percent of the parking lot. The minimum parking lot tree canopy cover area required is 30 percent in both the MUE-1 and MUR-1 zoning districts applied to the site. In addition the proposed landscaping plan provides for total anticipated tree canopy coverage of 75,028 square feet of the total 151,642 square feet of development area, or 49 percent of the development area. Finally, the minimum 1,000 cubic feet of soil per tree standard for the Tree Canopy Site Plan has also been met. Therefore, the proposed Tree Canopy Plan satisfies the standards of Section 18.790.030.A.3.This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. Appendix E of the applicant's submittal includes an Urban Forestry Plan Supplemental Report prepared by David Haynes,RLA,which includes the required information and analysis required for such a report.This standard is met. FINDING: Based on the analysis above, the urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation B. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11, part 2 of the Urban Forestry Manual. FINDING: The applicant's proposal does not address tree establishment. Therefore, as a condition of approval the applicant to provide a tree establishment bond in the amount of $40,581 (81 planted trees x $501) that meets the requirements of the Urban Forestry Manual Section 11,Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan.This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry tree inventory and establishment standards have been met.To ensure compliance, the following conditions are applied: CONDITIONS: Prior to any ground disturbance work, the project arborist shall perform a site inspection for PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAGE 38 OF 45 tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of $1,319 ($151 for first open grown tree + $924 at$28 x 83 additional retained or planted trees + $200 for first stand + $44 for one additional stand). Prior to any ground disturbance work, the applicant to provide a tree establishment bond in the amount of$40,581 (81 planted trees x $501). 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. 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. FINDING: The Preliminary Landscaping Plan, Sheet L1.1 illustrates the applicable required clear vision triangles at these intersections. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. The site is adjacent to SW Oak Street,a collector street within the Washington Square Regional Center. Minimum Rights-of-Way and Street Widths: The Washington Square Regional Center Plan requires a collector street to have a 87-foot right-of-way width and 59-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways, underground utilities,street lighting,storm drainage, and street trees. SW Oak Street, a collector within the WSRC,is adjacent to the northern property line of the site. The plan requires a 43.5-foot from centerline right-of-way including a bike path within the paved width. The plan has been modified by PDR20 1 5-011110 7%SDR2015-00003-A+O APARTMENTS PAGE 39 OF 45 providing for a 12-foot wide combined bike and pedestrian path along the southern edge of the right-of-way adjacent to the site.This standard is met. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The Washington Square Regional Center Plan includes recommended street extensions throughout the planning area. The extension of SW 92nd Avenue to SW Oak Street is the nearest recommended street extension. The Tigard Park System Master Plan, 2009, shows a trail opportunity along Ash Creek at the southern edge of the site as part of the Washington Square Regional Center Trail. The plan notes that the route may be difficult to obtain because of private ownership so opportunities to obtain them should not be overlooked. The Tigard Greenways Trail System Master Plan, 2011, offers an optional route along SW Oak Street to avoid construction of the trail in wetlands along the creek. A 12-foot wide combined sidewalk and bike path along the Oak Street frontage is proposed to accomplish this. This standard is met. Street Alignment and Connections: Section 18.630.040 and 18.810.030.H.1 state that full street connections with spacing of no more than 530 feet between connections is required. Exceptions can be made where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Ash Creek and associated flood plain, wetlands and vegetated corridor are about 200 feet south of SW Oak Street. There is a drainageway with a surrounding wetland along the western property line. These constraints preclude any street extensions. This standard does not apply. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). The applicant has proposed a modified 12-foot wide multi-modal path along the project frontage. Additional offsite pedestrian improvements are proposed on the north side of SW Oak Street, from SW 90th Avenue to an existing sidewalk to the west. This standard is met. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall 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. PDR2015-00007/SDR2015-1111003-A+O APARTMENTS PAGE 40 OF 45 B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. The development will be served by an existing 8-inch line in SW Oak Street. Pumping will be required to serve the garages. No public sewer extensions or capacity improvements are required. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1.The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2.Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3.Surface water drainage patterns shall be shown on every development proposal plan. The site will drain to catch basins in the parking lots and will be directed to private outfalls along the wetland buffer at the south side of the site. C. Accommodation of upstream drainage. 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, and 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 Preliminary Drainage Report, dated June 17, 2015, provides a map of the upstream drainage area. Runoff from the north of SW Oak Street is directed to a culvert crossing the street and continues in a ditch within an easement, to Ash Creek. The ditch will be replaced with a public storm drain and outfall. An easement will be required for the new line and the easement for the ditch will be extinguished. These standards may be met by condition. D. Effect on downstream drainage. 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). An underground water quality facility is proposed to treat onsite runoff. Swales in a planter will be used to treat runoff from SW Oak Street. This standard may be met by condition. In 1997, Clean Water Services (CWS) 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. PDR2015-05(x)7/SDR2015-00553-A+C)APARTMENTS PAGE 41 01,45 An arch pipe detention chamber system is proposed. Details of the facility have not been submitted and will be required prior to issuance of building permits.This standard may be met by condition. Bike lanes: Subsection 18.810.110A requires bike lanes where identified in the Tigard TSP. In addition to the 12-foot wide multi-modal sidewalk required along the Oak Street frontage, an easement for any future trail along Ash Creek will be required. 18.810.120 Utilities A. Underground utilities. All utility lines including, 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: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2.The city reserves the right to approve location of all surface mounted facilities; 3. 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 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding 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 undergrounding 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 undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. 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 the fee in- lieu of undergrounding. There are existing overhead utility lines along the north side of the SW Oak Street frontage. If the fee in-lieu is proposed,it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Transportation Impact Study, May 27, 2015 found that the two proposed Oak Street accesses are adequate and no offsite capacity mitigations are recommended. Other recommended offsite improvements include: • Reconfiguration of the connection of SW 90`"Avenue Oak Street to accommodate the south bound through movement into the site. • Raised pedestrian crossing on SW 906 Avenue. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center, the site and an existing sidewalk. • Concrete pad for a transit shelter on SW Greenburg Road. These improvements, as detailed in the Study,will be required as part of the PFI submittal. Fire and Life Safety: PDR2015-00007/SDR2U15-0t1003-A+O APARTMENTS PAGE 42 OF 45 The applicant shall provide approval from Tualatin Valley Fire & Rescue (fVF&R) for access and hydrant location prior to any work on site. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The application includes a service provider letter from TVWD stating that adequate capacity is available to provide service to the proposed development. Prior to any work on site the applicant shall provide documented approval from the Tualatin Valley Water District (TVWD) of the design of water service to the site. TVWD approval of construction shall be obtained prior to final inspection. Storm Water Quality: Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) 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 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 approval of PFI, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS 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. Water quality is also required for new impervious surface created on SW Oak Street. To ensure compliance with Clean Water Services 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: CWS 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to any work on site and prior to issuance of the building permit. Address Assignments: PDR2015-0u007/SDR2015-00003-A+O APARTMENTS N'1'S PAGE 43 OF 45 The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to the issuance of building permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. For this project,the addressing fee will be $9,000 (2 buildings and 178 units X $50/address = $9,000). SECTION VII. OTHER STAFF COMMENTS The City Police Department was notified and requested to review a lighting plan for the exterior of the property. A condition of approval will require submittal of lighting plan for review. The City Public Works Department was notified and did not provide comment. The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and provided comment in a Memorandum dated August 27, 2015, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS ODOT was notified and commented that all intersections analyzed within ODOT's jurisdiction meet acceptable volume to capacity standards. TriMet reviewed the proposal and provided a comment letter stating the improved pedestrian facilities will be a welcome addition to the area. Clean Water Services Jackie Sue Humphreys (503-681-3600) has reviewed this proposal and issued a letter dated August 20, 2015 stating conditions to be met in association with stormwater connection permit authorization, including compliance with the Service Provider Letter (File No. 14-001441) amended June 9,2015. Tualatin Valley Fire and Rescue John Wolff(503-259-1504) has reviewed the proposal and offered comments in a letter dated August 24,2015,that endorses the proposal subject to TVF &R requirements (attached). SECTION IX. CONCLUSION AND RECOMMENDATION CONCLUSION Based on the foregoing findings and analysis, staff finds that the proposed Planned Development is consistent or has been conditioned to be consistent with applicable provisions of the Tigard Development Code Chapters:18.350 Planned Development Review; 18.390.050 Decision Making Procedures; 18.520 Commercial Zoning Districts; 18.630 Washington Square Regional Center Plan District; 18.705 Access, Egress and Circulation; 18.715 Density Computations; 18.730 Exceptions to Development Standards; 18.725 Environmental Performance; 18.745 Landscaping and Screening; 18.755 Mixed Solid Waste and Recycling; 18.765 Off-Street Parking and Loading Requirements; 18.775 Sensitive Lands; 18.780 Signs; 18.790 Urban Forestry; 18.795 Visual Clearance; 18.810 Street and Utility Improvements. RECOMMENDATION PDR2015-00007/SDR2015-00003-A+O APARTMENTS PAG 144 OF 45 Staff recommends that the Planning Commission approve the proposed planned development subject to the recommended conditions of approval and the result of any deliberations by the Planning Commission. Attachments: A The City of Tigard Development Review Engineer Memo dated August 27,2015 B TVF&R Letter dated August 24, 2015 C Planned Development Concept Plan (Sheet P2.2) D Overall Detailed Planned Development Plan (Sheet P2.3) r } '' 01 September 14, 2015 PREPARED B . ary agenstecher DATE °" '�Associate Planner ` �, � September 14,2015 APPROVED BY: Tom McGuire DATE Assistant Community Development Director PIR2015-00007/SDR2015-00003-A+o APARTMENTS PAG]s 45 01,45 Attachment A MEMORANDUM CITY OF TIGARD, OREGON DATE: August 27, 2015 TO: Gary Pagenstecher, Associate Planner FROM: Greg Berry, Development Review Engineer RE: A and 0 Apartments, PDR 15-07 Access Management (Section 18.705.030.H) Section 18.705.030.11.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Impact Study- May 27, 2015, has been prepared by Kittelson and Associates, Inc. The study found that the expected queues can be accommodated within the available queue storage at both proposed driveways. A sight distance report for the driveways has not been submitted. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The western access to SW Oak Street will be aligned with a reconfigured SW 90th Avenue to minimize conflict of turning movements. In addition, SW 90th Avenue will be improved with right turn lanes and increased site distance. A center turn lane will be added to SW Oak Street. ENGINEERING COMMENTS A+O Apartments PAGE 1 The nearest collector or arterial streets are Greenburg Rd. 1500 feet to the west and Hall Blvd. 1200 feet to the east. The site is not within the influence area of the streets. This requirement is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Access to the site is provided by two driveways to SW Oak St., a collector street. The driveways are spaced about 280 feet apart. This requirement is met. 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. The site is adjacent to SW Oak Street, a collector street within the Washington Square Regional Center. 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. No streets within the development are proposed. Minimum Rights-of-Way and Street Widths: The Washington Square Regional Center Plan requires a collector street to have a 87-foot right-of-way width and 59-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. Future Street Plan and Extension of Streets: Section 18.810.030.E states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the ENGINEERING COMMENTS A+O Apartments PAGE 2 boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The Washington Square Regional Center Plan includes recommended street extensions throughout the planning area. The extension of SW 92nd Avenue to SW Oak Street is the nearest recommended street extension. The Tigard Park System Master Plan, 2009, shows a trail opportunity along Ash Creek at the southern edge of the site as part of the Washington Square Regional Center Trail. The plan notes that the route may be difficult to obtain because of private ownership so opportunities to obtain them should not be overlooked. The Tigard Greenways Trail System Master Plan, 2011, offers an optional route along SW Oak Street to avoid construction of the trail in wetlands along the creek. A 12- foot wide combined sidewalk and bike path along the Oak Street frontage is proposed to accomplish this. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. ENGINEERING COMMENTS A+O Apartments PAGE 3 Ash Creek and associated flood plain, wetlands and vegetated corridor are about 200 feet south of SW Oak Street. There is a drainageway with a surrounding wetland along the western property line. These constraints preclude any street extensions. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed. This requirement does not apply. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No streets are proposed. This requirement does not apply. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; ENGINEERING COMMENTS A+O Apartments PAGE 4 • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW Oak Street, a collector within the WSRC, is adjacent to the northern property line of the site. The plan requires a 43.5-foot from centerline right-of-way including a bike path within the paved width. The plan has been modified by providing for a 12-foot wide combined bike and pedestrian path along the southern edge of the right-of-way adjacent to the site. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. No private streets are proposed. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.8.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING ENGINEERING COMMENTS A+O Apartments PAGE 5 Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING 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. Private streets and industrial streets shall have sidewalks on at least one side. The applicant has proposed a modified 12-foot wide multi-modal path along the project frontage. Additional offsite pedestrian improvements are required on the north side of SW Oak Street, from SW 90th Avenue to an existing sidewalk to the west. 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 Clean Water Services 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 development will be served by an existing 8-inch line in SW Oak Street. Pumping will be required to serve the garages. No public sewer extensions or capacity improvements are required. Storm Drainage: ENGINEERING COMMENTS A+O Apartments PAGE 6 General Provisions: Section 18.810.100.A 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 Clean Water Services in 2000 and including any future revisions or amendments). The Preliminary Drainage Report, dated June 17, 2015, provides a map of the upstream drainage area. Runoff from the north of SW Oak Street is directed to a culvert crossing the street and continues in a ditch within an easement, to Ash Creek. The ditch will be replaced with a public storm drain and outfall. An easement will be required for the new line and the easement for the ditch will be extinguished. 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) 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. An arch pipe detention chamber system is proposed. Details of the facility have not been submitted and will be required prior to issuance of building permits Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted ENGINEERING COMMENTS A+O Apartments PAGE 7 pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. In addition to the 12-foot wide multi-modal sidewalk required along the Oak Street frontage, an easement for any future trail along Ash Creek will be required. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. 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 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. ENGINEERING COMMENTS A+O Apartments PAGE 8 There are existing overhead utility lines along the north side of the SW Oak Street frontage. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The Transportation Impact Study, May 27, 2015; found that the two proposed Oak Street accesses are adequate and no offsite capacity mitigations are recommended. Other recommended offsite improvements include: • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. • Raised pedestrian crossing on SW 90th Avenue. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center, the site and an existing sidewalk. • Concrete pad for a transit shelter on SW Greenburg Road. These improvements, as detailed in the Study, will be required as part of the PFI submittal. Fire and Life Safety: Tualatin Valley Fire and Rescue has provided preliminary approval. Public Water System: Service is provided by the Tualatin Valley Water District. Approval of the proposed improvements by the District will be required. Storm Water Quality: Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) 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 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 approval of PFI, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must ENGINEERING COMMENTS A+O Apartments PAGE 9 be reviewed and approved by the City prior to construction. Water quality is also required for new impervious surface created on SW Oak Street. To ensure compliance with Clean Water Services 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: CWS 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. Address Assignments: ENGINEERING COMMENTS A+O Apartments PAGE 10 The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. For this project, the addressing fee will be $9,000 (2 buildings and 178 units) X $50/address = $9,000). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Greg Berry, 503-718-2468) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.qov). 2. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide 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 COMMENTS A+O Apartments PAGE 11 Engineering Department will delay processing of project documents. 3. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. SW Oak Street shall be designed and constructed to WSRC collector street standards.as follows: - Right-of-way dedication of 43.5 feet from centerline - Pavement width of 24.5 feet - Pavement section as required by collector street standards - Concrete curb or curb and gutter as needed - Sanitary sewer - Storm drainage - 12-foot sidewalk with 6.5-foot planter strip - Street trees, lighting, striping, signs - Traffic control devices - Offsite pedestrian improvements to Lincoln Center - NOTE: Provide a minimum 10 feet of vertical clearance. 5. Prior to commencing site improvements, dedicate to the public the right-of- way required for SW Oak Street. The dedication document shall be on City forms. Instructions are available from the Engineering Division. 6. Prior to commencing site improvements, sanitary sewer and storm drainage details shall be provided to the city for review and approval as part of the PFI permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the PFI permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed and future lines shall be addressed. 7. Prior to commencing site improvements, provide details for the following offsite improvements as part of the PFI permit submittal. The improvements shall be as described in the Transportation Impact Study, May 27, 2015. ENGINEERING COMMENTS A+O Apartments PAGE 12 • Reconfiguration of the connection of SW 90th Avenue Oak Street to accommodate the south bound through movement into the site. • Raised pedestrian crossing on SW 90th Avenue. • Pathway on the north side of SW Oak Street to provide a continuous pedestrian way to the Lincoln Center, the site and an existing sidewalk. * Concrete pad for a transit shelter on SW Greenburg Road as approved by Trimet. 8. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 9. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. 10.Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 11.Prior to commencing site improvements, the Applicant shall obtain an 1200-CN General Permit issued through the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 12.Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for all public water line improvements. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction plans. 13.Prior to commencing site improvements, the applicant will be required to provide written approval from Tualatin Valley Fire & Rescue for fire flow, hydrant placement and access prior to issuance of the City of Tigard's site permit. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: ENGINEERING COMMENTS A+O Apartments PAGE 13 Submit to the Engineering Department (Greg Berry, 503-718.-2468) for review and approval: 14. Prior to issuance of a building permit, pay the fee in-lieu of undergrounding overhead utilities. 15. Prior to issuance of a building permit, pay the addressing fee. 16. Prior to issuance of a building permit, the Applicant shall incorporate the recommendations from the submitted preliminary geotechnical report by Geotechnical Resources Inc., dated December 10, 2013, and any final recommendations, into the final grading plan. The geotechnical engineer shall be employed by the Applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix J of the Oregon Structural Specialty Code. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit to the Engineering Department (Greg Berry, 503-718-2468), for review and approval: 17. Prior to a final building inspection, complete the required public improvements, including improvements to SW Oak Street and the public storm drain and a one-year maintenance assurance for the improvements. Submit evidence that the required bike path easement has been recorded. 18. Prior to final building inspection, the applicant shall submit as-built drawings tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WV", "7456956.654", "6298723.587", "214.05 19. Prior to a final building inspection, the applicant's traffic engineer shall submit a final sight distance certification prior to City approval of the ENGINEERING COMMENTS A+O Apartments PAGE 14 completed project improvements. 20. Prior to a final building inspection, the applicant shall demonstrate that they have entered into an agreement for the maintenance of the on-site water quality facilities that will ensure compliance with the requirements of the manufacture. 41ENGIDevelopment Engineenngl_LANDUSE_PROJECTS\Oak1A+0 Apts PDR 15-071Comments A+O Apartments PDR15-07,doc. ENGINEERING COMMENTS A+O Apartments PAGE 15 Attachment B • www.tvfr.com Tualatin Valley Fire & Rescue August 24, 2015 Gary Pagenstecher City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: A+ O Apartments Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: FIRE APPARATUS ACCESS: 1. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read "NO PARKING -FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 2. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted 3. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked "NO PARKING FIRE LANE" at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 4. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) 5. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 6. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 12%. When fire sprinklers* are installed, a maximum grade of 15% will be allowed. 0-12% Allowed 13-15% Special consideration with submission of written Alternate Methods and Materials request. Ex: Automatic fire sprinkler(13-D)system* in lieu of grade. 16-18% Special consideration on a case by case basis with submission of written Alternate Methods and Materials request Ex: Automatic fire sprinkler(13-D) system*plus additional engineering controls in lieu of grade. Greater than18% Not allowed** *The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5)and OAR 918-480-0100 and installed per section 903.3.1.1,903.3.1.2,or 903.3.1.3 of the Oregon Fire Code(OFC 503.2.7&D103.2) **See Forest Dwelling Access section for exceptions. 7. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5%grade with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 8. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 9. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%. 10. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 11. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Code Official. See Application Guide Appendix A for further information. (OFC 503.4.1). FIREFIGHTING WATER SUPPLIES: 12. COMMERCIAL BUILDINGS —REQUIRED FIRE FLOW: The minimum fire flow and flow duration for buildings other than one- and two-family dwellings shall be determined in accordance with residual pressure (OFC Table B105.2). The required fire flow for a building shall not exceed the available GPM in the water delivery system at 20 psi. Note: OFC 8106, Limiting Fire-Flow is also enforced, except for the following: • In areas where the water system is already developed, the maximum needed fire flow shall be either 3,000 GPM or the available flow in the system at 20 psi, whichever is greater. • In new developed areas, the maximum needed fire flow shall be 3,000 GPM at 20 psi. • Tualatin Valley Fire &Rescue does not adopt Occupancy Hazards Modifiers in section B105.4-B105.4.1 13. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 14. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) 2 FIRE HYDRANTS: 15. FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 16. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Table C 105.1. (OFC Appendix C) Number of hydrants shown may be adequate, however, calculate fire flow to determine number of hydrants required and consult with the Fire Code Official on hydrant placement/distribution approval. 17. FIRE HYDRANT(S) PLACEMENT: (OFC C104) • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 18. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 19. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the fire code official. (OFC C102.1) 20. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 21. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6&OFC 312) 22. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 23. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within 100 feet of a fire hydrant(or as approved). Hydrants and FDC's shall be located on the same side of the fire apparatus access roadway or drive aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise approved. (OFC 912.2.1 &NFPA 13) • Fire department connections (FDCs) shall normally be located remotely and outside of the fall-line of the building when required. FDCs may be mounted on the building they serve, when approved. • FDCs shall be plumbed on the system side of the check valve when sprinklers are served by underground lines also serving private fire hydrants. BUILDING ACCESS AND FIRE SERVICE FEATURES 3 24. EMERGENCY RESPONDER RADIO COVERAGE: In new buildings where the design reduces the level of radio coverage for public safety communications systems below minimum performance levels, a distributed antenna system, signal booster, or other method approved by TVF&R and Washington County Consolidated Communications Agency shall be provided. (OFC 510.1) 25. KNOX BOX: A Knox Box for building access may be required for structures and gates. See Appendix C for further information and detail on required installations. Order via www.tvfr.com or contact TVF&R for assistance and instructions regarding installation and placement. (OFC 506.1) 26. UTILITY IDENTIFICATION: Rooms containing controls to fire suppression and detection equipment shall be identified as "Fire Control Room." Signage shall have letters with a minimum of 4 inches high with a minimum stroke width of 1/2 inch, and be plainly legible, and contrast with its background. (OFC 509.1) 27. PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly visible from the street or road fronting the property. The numbers shall contrast with their background. Where required by the fire code official, address numbers shall be required in additional approved locations to facilitate emergency response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches. ADDITIONAL COMMENTS: Some of the above listed criteria are preliminary potential applicable conditions that MAY apply to this project. Applicant may apply for use of alternate materials and methods(AM&M)in accordance with 2014 Oregon Fire Code(OFC), Section 104.9.A guideline for Alternate Materials &Methods requests is available. If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, ?dog John Wolff Deputy Fire Marshal II Cc: TVF&R File 4 �rP`JSa Oak Street 3 1 Sy�°p��.° frontage improvement _ r-- 5 �o Pedestrian To SW Greenburg Rd, Improved pedestrian path_betwebn Lincoln center'and SW 90th Circulation On Street Parking To Hall Blvd U HWY217and Washington Square —___-�__ g a • • C..) Vehicular • • Vehicular • Access s. • Dedicated • ;A y public trail • :Fra ,. • C.,Parking + d easement ."a .•••° • Parking r a° • Extent of grading °N • 0 • • rrl.or ..04404 -00.-- ' • • • • ti • - - 100yr Floodpfaln ) Site Boundary • +`.. • • Original site area 11.17 acres • Wetland Right of way dedication 0.38 acres in • • Net site 10.79 acres •• • Net Developable Area 3 a3 acres w••+ z • • .. •••• • •••• ••••• • • Existing wetlands 6.62 acres Z • Proposed wetlands fill 0 acres p W ° '". _ •• ••• • •••• [' Preserved wetlands 6.62 acres F W Planned Development Concept Plan t� •• • • "• • • ••••••••• I a CO! o % t r`5 • 11.17 acre property z O o Z s • Approximately 350 acre development site 5 • No wetland fill or floodplain impacts c.4 + S ! • Wetlands/open space preservation Ash Creek •••:4 0 a Multi-family buildings,ground floor parking and lobby/amenities,5 floors residential space above,roof decks on each building o� • 180-200 dwelling units total W -. a • Density target 50-55 dwelling units/acre f • Pool and other€ recreation opportunities € • Public easement to and along Ash Creek trail or boardwalk:No trail construction at this time la ii..,..„.. • Oak Street frontage Improvement,with on-street parking W ea��,,,,-, li Z xnna• yze w s P wra. aw n '7044 ,I 7C,'.2 C P■o,11 Mo. 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