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ADJ2017-00009
AADDJ2O17 - 00009 GRE NBURG APARTMENTS NOTICE OF TYPE II DECISION a PARKING ADJUSTMENT ADJ2017-00009 p GREENBURG APARTMENTS i 120 DAYS = September 12, 2017 SECTION I. APPLICATION SUMMARY FILE NAME: Greenburg Apartments CASE NO.: Parking Adjustment(ADJ) ADJ2017-00009 PROPOSAL: The applicant requests a 10 percent reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. APPLICANT: Evergreen Builders,LLC Attn: Daryl Retzlaff 7420 SW Hunziker Road,Suite D Tigard,OR 97223 OWNER: Greenburg Road Apartments,LLC Attn:Joe Westerman 7420 SW Hunziker Road,Suite D Tigard,OR 97223 ZONING DESIGNATION: MUE-1: Mixed Use Employment District. 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. LOCATION: 9510 SW Greenburg Road WCTM 1S126DC,Tax Lot 900 APPLICABLE REVIEW CRITERIA. Community Development Code Chapters 18.370, 18.390,and 18.765. NOTICE OF DECISION ADJ2017-00009 GREENBURG APARTMENTS PAGE 1 OF 5 SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request.The findings and conclusions on which the decision is based are noted in Section IV. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION,NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information: The project is located at 9510 SW Greenburg Road (WCTM 1S126DC, Tax Lot 900); north of SW Lehmann Street, south of SW Hall Boulevard,and east of SW Greenburg Road. The subject property is 1.53 acres in size, and is located in the Mixed Use Employment (MUE-1) zone and the Washington Square Regional Center Plan District. In May 2015, the City of Tigard Planning Division approved the site for an apartment complex with 63 multifamily units (Case Nos. SDR2014-00002, VAR2014-00010, and VAR2014-00011). The project was also approved for a six percent adjustment to the minimum off-street parking requirement, to reduce the number of required spaces from 100 to 94. The applicant has modified the original proposal to 61 multifamily units with 87 parking spaces. Based on the applicant's materials, the minimum off- street parking requirement for this proposal is 97 parking spaces. Accordingly, this application is for a 10 percent reduction to the project's minimum off-street parking requirement. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff mailed Notices of a Type II Proposal regarding this Parking Adjustment to affected parties on May 31, 2017. A letter was received from Amanda and Daniel Moll on June 13, 2017, expressing concern about future apartment residents parking on the adjacent property that is owned and occupied by Gethsemane Evangelical Lutheran Church, and increased traffic as a result of the new development. RESPONSE: As discussed in Section V of this staff report, there is adequate on-site parking at the development site, even with the proposed 10 percent reduction to the minimum off- street parking requirement. In addition, the applicant submitted a technical memorandum that demonstrates how special characteristics of the customer, client, and employee population will reduce expected vehicle use and parking space demand at this development. Furthermore, the applicant's materials demonstrate that the proposed reduction in parking will not have an adverse impact on adjacent uses. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.370 Variances and Adjustments 18.370.020.C.6 Adjustments to parldng standards (Chapter 18.765) a. Reduction from minimum parldng requirements. By means of a Type II procedure, as NOTICE OF DECISION ADJ2017-00009 GREENBURG APARTMENTS PAGE 2 OF 5 governed by Section 18.390.040, the director may authorize up to a 20% reduction in the total minimum vehicle parking spaces required in 18.765.070.1-1 when an applicant for a development permit can demonstrate in a parking study prepared by a traffic consultant or in parking data from comparable sites that: i. Use of transit, demand management programs, and/or special characteristics of the customer, client employee or resident population will reduce expected vehicle use and parking space demand for this development, as compared to standards Institute of Transportation Engineers (ITE) vehicle trip generation rates and minimum city parking requirements; and In May 2015, the City of Tigard Planning Division approved the subject site for an apartment complex with 63 multifamily units, and a six percent adjustment to the minimum off-street parking requirement (Case Nos. SDR2014-00002, VAR2014-00010, and VAR2014-00011). The applicant now proposes 61 multifamily units with 87 parking spaces, or a 10 percent reduction to the minimum off-street parking requirement. The table below illustrates the site's minimum off-street parking requirement, based on the calculations in TDC Table 18.765.2: UnitType Number of Units Parking Required One-Bedroom Units 33 42 Two-Bedroom Units 28 42 Guest Parkin 15% x 42 + 42 13 Parking Required 97 Parking Proposed 87 Requested Reduction 10% The applicant submitted a technical memorandum prepared by Lancaster Engineering that demonstrates how special characteristics of the customer, client, and employee population will reduce expected vehicle use and parking space demand at this development. Specifically, the memorandum included data from a comparable 52-unit apartment complex located directly adjacent to the subject site (9500 SW Greenburg Road; WCTM 1S126DC, Tax Lot 902). Consistent with the Institute of Transportation Engineers (ITE) methodologies, peak parking demand observations were made during overnight hours. Through this analysis, Lancaster Engineering found that 71 vehicles were parked at the 52-unit apartment complex, which resulted in an observed peak parking demand ratio of 1.37 spaces per dwelling unit. Additionally, the memorandum stated that, "Data from the ITE Parking Generation manual shows a typical expected parking demand ratio of 1.23 spaces per dwelling unit." In comparison, City of Tigard minimum off-street parking standards (TDC Table 18.765.2) require a parking ratio of 1.59 spaces per dwelling unit for this project. The applicant proposes 87 parking spaces for 61 dwelling units, or a parking ratio of 1.43 spaces per dwelling unit. Accordingly, the technical memorandum concluded that the applicant's proposed parking supply is in excess of the site's projected parking demands, based on observations at the comparable site, and ITE Parking Generation standards. The project contains additional characteristics that will reduce expected vehicle use and parking space demand at this development. The site is well-served by transit, with multiple TriMet bus lines running along SW Greenburg Road (directly adjacent to the site), and SW Hall Boulevard (north of the site). Additionally, the applicant will provide 51 bicycle parking spaces, which exceeds the site's minimum bicycle parking requirement of one (1) space for every two (2) dwelling units (TDC Table 18.765.2), or 31 spaces total. The applicant also included the development's high walking accessibility rating in the project narrative: "This rating takes into account the proximity of transit as well as other attractors such NOTICE OF DECISION ADJ2017-00009 GREENBURG APARTMENTS PAGE 3 OF 5 as retail, services, schools, and parks. This high rating is a result of the site's location within a more dense and mixed-use area compared to other apartments in Tigard which may be more isolated in residential-only neighborhoods." Therefore, the applicant's narrative and technical memorandum demonstrate that the subject site will have adequate parking, even with the proposed 10 percent reduction to the minimum off-street parking requirement. Furthermore, staff finds that the technical data provided by the applicant, and special characteristics of the subject site (accessibility to transit, excess supply of bicycle parking, and high walkability rating) demonstrate that expected vehicle use and parking space demand will be reduced at this specific development. This criterion is met. ii. A reduction in parking will not have an adverse impact on adjacent uses. The applicant submitted a narrative and technical memorandum that conclude parking for the proposed 61-unit apartment complex can be adequately accommodated on site. In addition to parking demand, there are site-specific characteristics that lessen the likelihood of off-site impacts from the proposed adjustment, such as the development's access to alternative modes of transportation. In particular, the site is well-served by transit,with multiple TriMet bus lines running along SW Greenburg Road (directly adjacent to the site), and SW Hall Boulevard (north of the site). The applicant will also offer ample bicycle parking, with 51 spaces provided; this exceeds the site's minimum bicycle parking requirement of 31 spaces (IDC Table 18.765.2). Additionally, the site has a high walkability rating, which is based on the development's close proximity to transit and other services. Therefore, staff finds the proposed 10 percent reduction to the minimum off-street parking requirement will not have an adverse impact on adjacent uses.This criterion is met. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Building Division, Engineering Division, Police Department, Public Works Department, Safe Routes to Schools Coordinator, and Senior Project Engineer, and Senior Transportation Planner were sent copies of the applicant's proposal,and had no objections. SECTION VII. AGENCY COMMENTS The City of Beaverton, Oregon Department of Transportation, TriMet, Tualatin Valley Fire and Rescue (I'VF&R), and Washington County were sent copies of the applicant's proposal. TVF&R responded on July 13,2017 with no objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies NOTICE OF DECISION AD12017-00009 GREENBURG APARTMENTS PAGE 4 OF 5 Final Decision: THIS DECISION IS FINAL ON JULY 20,2017 AND EFFECTIVE ON AUGUST 8,2017 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code, which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 P.M. ON AUGUST 7, 20:17. Questions: If you have any questions, please contact Lina Smith, Assistant Planner at (503) 718-2438 or LinaCS��tigard-or.gov. You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. Tull 20.2017 PREPARED BY: Lina Smith Assistant Planner MA Ce c_ July 20,2017 APPROVED BY: Tom McGuire Assistant Community Development Director NOTICE OF DECISION ADJ2017-00009 GREENBURG APARTMENTS PAGE 5 OF 5 � ��Vorxo PmU �( OO v. � axz VICINITY MAP zM� w -M.. o Vimz`" r !� v:aw � / a BRE SPACES r f 0)SWAM SPACE G EUULK CANNEL710N I STAN=SPACE / \ 1 FRE HYORAVf GROSSING PATH NUS r i pb � 'HX M UNIT CONCRETE(AMIFGTlmSrt �`�d6'YCIE PARIONG taArTRA5HEICORME // \ gf1pOORRE'1✓FAwN CROSSA1i PATH 3. PRE TIM Tm AROUND fir"AC75PACES 55:A4M SPACES 1 �i—�-----J TCOnPALT5PAL65 1 al / 3 ST ALES Y Scn RE OBSLIHNS FJiGE / \ Y P (�dICYGE P0.2ePJ3 t 6 APPROVED FOR 61 UNITS (33 ONE- \�\ � / BEDROOM UNITS, 28 TWO-BEDROOM t % UNITS) AND 87 PARKING SPACES TOTAL I UNDER CASE NO. ADJ2017-00009 FSCWATMMFA I I ------------ --------------- ----- OF TIGARD t.HougM S ° CITY ti GRASGCREY ME TI111ffON VPILEY FRE ar Approved by tanning """"`Y MOPS �n bl 9G1' (� •nkn� Date: Initials: 1 REQUEST FOR COMMENTS M REQUEST FOR COMMENTS DATE: May 31,2017 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith,Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email: LinaCS ti and-or. ov ADJ2017-00009 - GREENBURG APARTMENTS PARKING ADJUSTMENT- REQUEST: The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. LOCATION: 9510 SW Greenburg Road; WCTM 1S126DC,Tax Lot 900. ZONE: MUE-1: Mixed Use Employment District. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.520, 18.630, 18.705, 18.745, 18.765,and 18.810. Attached are the 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:TUNE 14. 2017. 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. CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS LFILE NOS: FILE NAME: 2017-00009 GREENBURG APARTMENTS PARKING ADJUSTMENT Mark the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES CD Administration/Kenny Asher,CD Director CD Administration/Tom McGuire,Asst CD Director ✓ CD/Buff Brown Sr.Transportation Planner(electronic copy) ✓ CD/Anna Dragovich(electronic copy) City Administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) ✓ Development Services/Development Eng.Khoi Le(Copy on all Notices of Decision) ✓ Building Division/Mark VanDomelen,Building Official ✓ Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) ✓ Public Works/John Goodrich ✓ Engineering/Mike McCarthy,Sr.Project Engineer(electronic copy) EMAIL Engineering/Oscar Contreras(Addressing-ONLY electronic copy-Full size plan set) Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney File/Reference(2 sets) LOCAL AND STATE JURISDICTIONS ✓ City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,PO Box 369,Lake Oswego OR 97034* City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201 City of Tualatin Planning Manager,18880 SW Martinazzi Ave,Tualatin OR 97062* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center(ZCA- Ado ted)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Brian Harper,PhD,(CPA/DCA/ZON)* ODOT,Rail Division,Dave Lamming,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179(Notify if ODOT R/R-Hwy Crossing is only access to land). ✓ ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NW Flanders,Portland OR 97209- 4037 (Vacations)* Email: Regioni_DEVREV_Applications@odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208- 3621 owerlines in area OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310 (monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,700 NE Multnomah St#600,Portland,OR 97232 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 R Dept of Land Conservation&Dev.,Mara Ulloa,635 CapitolStreet NE,Suite 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37) -You have the option to send electronic copies. See DLCD website for online submittal procedures EMAIL OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-1279 Documents should be emailed/do not send hard copies) OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if property has HD overlay) US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (NIaps and CWS letter only) hCommunity DevelopmentlLand Use ApplicationslADJ-Adjustments12017WDJ2017-00009 Greenburg Apartments Parking Adjustment 9510 SW Greenburg Rd LS15_Public NoticeslCopy of Request for Comments Notification List.xlsx Rev.20160915 Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS EMAIL WCCCA 9-1-1,Ian Crawford,17911 NW Evergreen Pkwy,Beaverton,OR 97006 (preliminary plats-subdivisions for street naming/numbering) (Documents should be emailed to icrawford@wccca.com/do not send hard copies) Washington County Consolidated Communications Agency(WCCCA) "911",Kelly Dutra,17911 NW Evergreen Pkwy, Beaverton,OR 97006(monopole towers) ✓ Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St MS 51 Hillsboro OR 97123-5625 (general apps)* Washington County,Cartography,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA Final Notice ONLY)* Principal Planner,Community Planning,Washington County,Dept of Land Use&Trans,Planning and Development Services, 155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124 ZCA Washington County,Dept of Land Use&Trans,ATTN:Current Planning,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124 ZCA UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205(proposed and approved Annexation notices Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy,Hillsboro OR 97123* Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact) NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209-3991 Annexations only) Oregon Health Authority(OHA),Oregon Medical Marijuana Program,PO Box 14450,Portland,OR 97293-0450 Oregon Liquor Control Commission(OLCC),Recreational Marijuana Program,Attn:Amanda Borup,PO Box 22297,Milwaukie, OR 97269-2297 Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006 Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R redecessor,Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock Nelson, 503-249-3079) Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* ✓ Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* EMAIL Tualatin Valley Water District,Administrative Office:Email to ryan.smith@tvwd.org and sarah.alton@tvwd.org ✓ Tri-Met Transit Development,Ben Baldwin,Project Planner,1800 SW 1 st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) EMAIL Frontier Communications,John Cousineau:Documents should be emailed to John.Cousineau@ftr.com EMAIL Frontier Communications,Julia Smith:Documents should be emailed to julia.smith@ftr.com *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects(Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you. hCommunity Development\Land Use Applicafions\ADJ-Adjustments\2017\ADJ2017-00009 Greenburg Apartments Parking Adjustment 9510 SW Greenburg Rd LS\5_Public Notices\Copy of Request for Comments Notifiction List.xlsx Rev.20160915 Page of 2 N ' REQUEST FOR COMMENTS DATE: May 31,2017 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith,Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email:l.inaCS a iti and-ot, ov ADJ2017-00009 - GREENBURG APARTMENTS PARKING ADJUSTMENT- REQUEST: The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. LOCATION: 9510 SW Greenburg Road; WCTM 1S126DC,Tax Lot 900. ZONE: MUE-1: Mixed Use Employment District.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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.520,18.630,18.705, 18.745, 18.765,and 18.810. Attached are the 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 GQhVjt V,= _ RY•J, L 2W.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: John Wolff M-CFI Deputy Fire Marshal II - TVpwt (503)259-1504-direct(503)642-4814-fax NDRIONALLY APPRCVEO-.,.�„[) Tualatin Valley (503)649-8577-main �,� Fire & Rescue John.Wolff@tvfr.com 11945 S.W.70th Avenue _ �rl Tigard,OR 97223-9196g DATE_ www.tvfr.com Name&Number of Person Commenting: Lina Smith From: Khoi Le Sent: Monday,June 12, 2017 7:29 AM To: Lina Smith Subject: RE: Request for Comments: Greenburg Apartments Parking Adjustments(June 14) Lina, No comments from Engineering on the above request. Thanks, Khoi From: Lina Smith Sent:Wednesday, May 31, 2017 11:30 AM To:Anna Dragovich<AnnaD@tieard-or.eov>; Buff Brown<BuffB@tieard-or.eov>;Jim Wolf<lim.wolf@tiRard-or.eov>; John Goodrich<lohne@tieard-or.eov>;John Wolff(TVFR)<john.wolff@tvfr.com>; Mark VanDomelen<markv@tieard- or. ov>; Mike McCarthy<MikeM@tieard-or.eov>;#Private Development Engineering <#PrivateDevelopmentEneineerine@tieard-or.eov> Subject: RE: Request for Comments:Greenburg Apartments Parking Adjustments (June 14) Sorry,wrong attachment! Here you go. Lina From: Lina Smith Sent: Wednesday, May 31, 2017 11:28 AM To: Anna Dragovich; Buff Brown; Jim Wolf; John Goodrich; John Wolff(TVFR); Mark VanDomelen; Mike McCarthy; #Private Development Engineering Subject: Request for Comments: Greenburg Apartments Parking Adjustments (June 14) PLEASE NOTE: Since this is a smaller application, the Request for Comments is ONLY being sent electronically. Please let me know if you'd like a hard copy. This project is for the Greenburg Apartments Parking Adjustment. The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces (Case No. SDR2014- 00002). The applicant now proposes 61 multifamily units with 87 parking spaces. If you have comments,please submit them to me by Wednesday,June 14,2017. Thank you, Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail:LinaCSQtigard-or.gov 1 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule." z June 13, 2017 - " ' i �� i RE: Case ID Number ADJ2017-00009 !UN 13 2017 CITY OF TIGARD PLAN NINGIENGINEERIN To Whom it May Concern: We are-writing regarding the land use proposal we recently received in the mail pertaining to the construction project at 9510 SW Greenburg Rd. When the construction of these apartments was initially proposed,the city already granted the developers a reduction from the standard number of required parking places.At that time, we expressed a concern about this parking situation. We live immediately next door to this new construction. Both our home and the church we serve are on this adjacent property. Our initial complaint addressed our concern that new residents would attempt to use the church lot for parking. We've had to contract out with a towing company to make sure this doesn't happen and we hope that the threat of towing will be enough to keep apartment residents from using our lot as their overflow parking.This move, unfortunately, makes our property less welcoming to other potential visitors, but we couldn't risk carte blanche use of our lot as that has happened with other local apartment/duplex residents in the past. Additionally,we expressed the concern that both residents and visitors to the apartments simply looking for parking will drive unnecessary and unsafe traffic to our property. Our children play here.The church's members park and walk and work here.They shouldn't have to worry about vehicles driving through at an increased rate.This also brings up the issue of the additional wear and tear that could be caused by extra traffic through our parking lot. Further reducing the number of required parking places at this construction will only increase the possibility of our original concerns being realized. It was upsetting the first time when our concerns were so easily dismissed. It is even more upsetting that the city would consider making the situation even worse. We are saddened that the city would seemingly be putting the monetary gains this new construction offers over the concerns of its residents. Thank you for your time, Daniel and Amanda Moll 9640 SW Greenburg Rd. 503-620-2354 MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING • TIGARD I,Lina Smith,being first duly sworn/affirm,on oath depose and say that I am an Assistant Planner for the City of Tigard, Washington County, Oregon and that I served the following: ICheck Appropriate Bos(s)Below) ® NOTICE OF Tie II Decision FOR: Greenburg Apartments Parking Adjustment (ADJ2017- 00009) ❑ AMENDED NOTICE ® City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit "B",and deposited in the United States Mail on July 20,2017,postage prepaid. Lina Smith STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of /-t'Vc1 V S-� ,2017. OFFICIAL STAMP BcTSY GALICIA -, ,. NOTARY PUBLIC-OREGON COMMISSION NO.925741 My COMMISSION WIRES MARCH 09,2018 NOTARY PUB C OF GREG/ON/ My Commission Expires: '3/ C/�4 EXHIBIT A Notice of a Type II Decision Iso Parking Adjustments Review Case ID: ADJ2017-00009 (Greenburg Apartments) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action. The findings and conclusions on which the decision is based are noted in the Final Decision.The proposal is described below. Tigard Community Development Contact Information Date of Notice: Thursday,July 20,2017 120 days = Tuesday,September 12,2017 Staff Contact: Lina Smith 503-718-2438 LinaCS@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision.Appeal forms are available on the city's website or in person at the Permits Center. If you would like to appeal this land use decision,we need to receive your completed appeal form by 5 p.m. on Monday, August 07, 2017. Please include the Case ID Number: ADJ2017-00009. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, OR 97223. If you have any questions regarding this decision, please address them to the appropriate staff person noted on this form: Lina Smith and note the Case ID Number:ADJ2017-00009. This decision is final on Thursday,July 20, 2017, unless an appeal is filed.The decision will go into effect on Tuesday, August 08, 2017, unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information about the Decision Applicant: Evergreen Builders,LLC Owner: Greenburg Road Apartments,LLC Attn:Daryl Retzlaff Attn:Joe Westerman 7420 SW Hunziker Road,Suite D 7420 SW Hunziker Road,Suite D Tigard,OR 97223 Tigard,OR 97223 Description of the Proposal: The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. Legal Description: 9510 SW Greenburg Road;WCTM 1S126DC,Tax Lot 900 Zoning: MUE-1: Mixed Use Employment Districts Appeal Procedure Details The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed.Any party with standing as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code,which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any parry during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 5 p.m. on Monday,August 07,2017 Zoning Map Zoning Map W r • p Q' Generalized Zoning Categories ••• Beaverton • 01 • ft4 Zonin Dg escri tion o � M ^ at • •♦IVO Residential li • Q • • E-'-Mixed Use Residential Mixed Use Central Business Dititrict BLUM RD C,bpACREST ®Commercial ST Mixed Use Employment MURI-1 Industrial MU R'1 Parks and Recreation hq<!6 VO M Washington County Zoning t M I�R'2 Overlac Zones MUCOR->. SUMMIT + Historic District Overlay m ' Planned Development Overlay a e W > },ybi•t Site O > Q _ , a c N O+ IN-ff.5 8ORDERSST - I-- .� wo arced ei an a tea on 2cs+evn { > R4.5 - a < a a9 01a . ov R. t:c»nenun,rr oavttwx+en,utNu+,urwt e of 1�ar d 13125 SWHellt9lvd t bd OR 97227 Feet - 1� qAM 7�aasae.n, e FL, ,r LST City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 EXHIBIT B 1 S 126DC01005 1 S 126DC01200 NOBLE,ALBERT SAVATIA,VINCENT ONZERE&TERESA 9158 SW 169TH GIPSON REVOCABLE TRUST BEAVERTON,OR 97007 PO BOX 746 BEAVERTON,OR 97075 BONILLA,NACIA/STASNY,JAMIE 1S126CA00300 METROPOLITAN LAND GROUP,LLC SFP-F LLC 17933 NW EVERGREEN PARKWAY,SUITE 300 ATTN:PROPERTY TAX ACCOUNTING BEAVERTON,OR 97006 PO BOX 5350 BEND,OR 97708 multiple: 151260000300 to 1S126CD00200 1S126DC03300 PPR WASHINGTON SQUARE LLC ATHERTON REALTY PARTNERSHIP PO BOX 847 2100 S WOLF CARLSBAD,CA 92018 DES PLAINES IL 60018 CAROL RENAUD multiple: 1S126DC07100 to 1S126DC07700 COUNTY ADMINISTRATIVE OFFICE-COMMUNITY HUYNH,HICHI ENGAGEMENT LE,YNHI 254 N FIRST AVENUE MS20 PO BOX 52 HILLSBORO,OR 97124 LAKE OSWEGO,OR 97034 1 S 126DB04800 1 S 126DB04200 MAIZE LLC OF OREGON HERNANDEZ FAMILY TRUST 13048 KNAUS RD 131 ESCOBAR AVE LAKE OSWEGO,OR 97034 LOS GATOS,CA 95032 1S126DC00206 1S126DB02800 BUCK,JEANNIE MILNER FRANKLIN COMMONS ASSOCIATES,LLC BUCK,EDWARD DALE BY NORRIS&STEVENS BUCK,CHANDA JANE TRUST ET AL 621 SW MORRISON STE 800 444 WYNOOSKI ST PORTLAND,OR 97205 NEWBERG,OR 97132 1 S 126DC01006 1 S 126DC01901 JOYCE,DON H HARPER,CHARLES F JR 226 NW HERMOSA BLVD 4620 SW PALATINE ST PORTLAND,OR 97210 PORTLAND,OR 97219 1 S 126DC01003 1 S 126DC07000 LEHMAN STREET PROPERTIES LLC WIEK,DAVID JC 3216 SW SCHOLLS FERRY CT 4148 SW 43RD AVE PORTLAND,OR 97221 PORTLAND,OR 97221 1 S 126DC01002 1 S 126DC00301 ANAST,ANGELINE V BLASZAK,NATHAN J 9355 SW LEHMAN 9520 SW 92ND AVE PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC01100 1 S 126DC00902 BRAAM,PIETER H M 1992 TRUST CARPENTER,WESCOTT G 9315 SW LEHMAN ST 9500 SW GREENBURG RD APT 1 PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC01801 1 S 126DC00901 GARD,RICHARD E JR&JOLIN M GETHSEMANE EVANGELICAL 9150 SW BORDERS ST LUTHERAN CHURCH PORTLAND,OR 97223 9640 SW GREENBURG RD PORTLAND,OR 97223 1 S 126DC01900 1 S 126DC01102 HENRIQUEZ,MB ALICIA MILLER,THOMAS M DOROTHY 9750 SW 92ND AVE 9745 SW 92ND AVE PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DC03302 1S126DC08700 MURRAY,DOUGLAS J PHILLIPS,JASON C&HEATHER C TILLIE A 9565 SW 92ND AVE 9450 SW LEHMAN PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DC08100 1S126DC00400 RANDOL,JAMES D&DONNA M REAM,LLOYD W JR MABEL 9589 SW 92ND AVE 9570 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DC00500 1 S 126DC06900 REAM,SHARON L RUPERT,KRISTINA J BRINDLEY,NORMAN 9560 SW 92ND AVE 9165 SW BORDERS ST PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DCO2600 1 S 126DB02900 WILKS,ROBERT E FRANKLIN COMMONS ASSOCIATES LLC 9170 SW LEHMAN ST ATTN:BRAD SIMMONS PORTLAND,OR 97223 7820 SW WILLOWMERE DR PORTLAND,OR 97225 1 S 126DB05400 1 S 126DC01700 CHEN,DEBBIE&TSEN-YEN JOINT RE STEPHENS,KRISTIN M LIVING TRUST RICE,HALCYON M 10310 NW 119TH AVE 9130 SW BORDERS ST PORTLAND,OR 97229 PORTLAND,OR 97233 1S126DC01800 HERING,J.BLAKE. JOVEN CO NORRIS BEGGS&SIMPSON ATTN:STEVEN J BITTE 121 SW MORRISON,SUITE 200 PO BOX 19815 PORTLAND,OR 97204 PORTLAND,OR 97280 LONG,JIM CHAIR,CPO 4M KIMMEL,DAVID 10730 SW 72ND AVE 1335 SW 66TH SUITE 201 PORTLAND,OR 97223 PORTLAND,OR 97225 1 S 126DC00204 1 S 126DC01201 BEILSTEIN,STEVEN S&PAMELA D BOWMAN,DIANE M 19384 SW LEBEAU RD 9705 SW 92ND AVE SHERWOOD,OR 97140 TIGARD,OR 97223 1 S 126DB05300 1 S 126DC09400 BROCANELLI,JESSICA BURNESS,THOMAS SAWYER 9475 SW 92ND AVE 9330 SW LEHMANN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DC00501 1S126DC10300 CECCACCI,JEFFREY V COURIAN,KENNETH J&TERRY E TRU 9145 SW BORDERS ST 9109 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126CD00100 1 S 126DB00900 CRESCENT GROVE CEMETERY ASS DICI,TILLIE TRUST CRESCENT GROVE CEMETERY DICK,ROBERT FAMILY CR SHELTER TRUS 9925 SW GREENBURG ROAD 10995 SW 111TH PL TIGARD,OR 97223 TIGARD,OR 97223 1S126DB05500 1S126DB05600 DIXON,CAMERON EPSTEIN,DANIEL&BREANNA 9462 SW 92ND AVE 9456 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S126DB04400 1S126DB06200 FENSKE,MARK ALLEN&TRACY LYNN FURMAN,RACHEL E 9433 SW 92ND AVE 9193 MONTAGE IN. TIGARD,OR 97223 TIGARD,OR 97223 1S126DB04700 1S126DC00800 GHABRA,WADDAH HICHAM&HEDIA ZU GILLMAN,EVA 9445 SW 92ND AVE 9525 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DB05000 1 S 126DC00900 GONSALVES,MICHAEL NATSUO GREENBURG RD APARTMENTS LLC GONSALVES,MEGAN LYNN 7420 SW HUNZIKER RD,STE A 9487 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S126DC01101 1S126DC10600 HERBST,BRANDON L/JANA M HERNANDEZ,BRIAN LUIS 9245 SW LEHMAN ST 9436 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DC 10800 1 S 126DC01302 HOSTERT,DANIEL JOSEPH HOVANIC,JOSEPH G 9382 SW LEHMAN ST HOVANIC,JENNIFER L TIGARD,OR 97223 9653 SW 92ND AVE TIGARD,OR 97223 1 S 126DC 10900 1 S 126DC08200 KEE,ANDREW LAW,ROBERT M KEE,SOO HO 12655 SW NORTH DAKOTA ST 9366 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DB04500 1S126DC08000 LEAHY,JAMES B LONGORIA,EMILIYA&EDDIE 9437 SW 92ND AVE 9611 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 126DB06100 1 S 126DC08600 MARJAMA,CINDY MEADOR,RICK S&HEIMEL,SUSI 9185 SW MONTAGE IN 9555 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S126DB04900 1S126DC01902 MURDZA,CATHY E NEUNZERT,MICHAEL E/CAROLINE B 9491 SW 92ND AVE 9221 SW LEHMAN ST TIGARD,OR 97223 TIGARD,OR 97223 1S126DB05200 1S126DC03002 PAKULA,DAVID B PERRY,STEPHEN W 9479 SW 92ND AVE 9860 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S126DC00201 1S126DC01004 ROSS,TROY A ROTH,JEFFREY A&BETTY A 9510 SW 91ST AVE 9445 SW LEHMANN TIGARD,OR 97223 TIGARD,OR 97223 1S126DB04600 1S126DC01001 RUSSELL,ALISSA KRISTINE TOBEY,MARSHA L PONCE,DERECK ALLAN 9335 SW LEHMAN ST 9441 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S126DC10700 1S126DC09100 WIERSMA,TIMOTHY B SISK,ANGELITA 9408 SW LEHMANN ST 9316 SW LEHMANN ST TIGARD,OR 97223 TIGARD,OR 97224 KEERINS,PATRICIA BEACH,DAYLE D.&EVELYN O. 15677 SW OREGON ST.APT 209 11530 SW 72ND AVENUE TIGARD,OR 97140 TIGARD,OR 97223 BEILKE,SUSAN BRENNEMAN,HEIDI 11755 SW 114TH PLACE 11680 SW TIGARD DRIVE TIGARD,OR 97223 TIGARD,OR 97223 CAFFALL,REX CITY OF TIGARD 13205 SW VILLAGE GLENN ATTN:LINA SMITH TIGARD,OR 97223 13125 SW HALL BLVD. TIGARD,OR 97223 CONNERY,STACY ERDT,DON&DOROTHY 12564 SW MAIN STREET 13760 SW 121ST AVENUE TIGARD,OR 97223 TIGARD,OR 97223 HOWLAND,HAROLD AND RUTH KNAPP,MONA 13145 SW BENISH 9600 SW FREWING STREET TIGARD,OR 97223 TIGARD,OR 97223 MILDREN,GENE MURDOCK,NATHAN AND ANN MILDREN DESIGN GROUP 7415 SW SPRUCE STREET 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223 TIGARD,OR 97223 NEAL BROWN.GRI NEWTH,PATTY MEADOWS INC REALTORS 12180 SW MERESTONE COURT 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 TIGARD,OR 97223 RORMAN,SUE SPRING,BRAD 11250 SW 82ND AVE 7555 SW SPRUCE STREET TIGARD,OR 97223 TIGARD,OR 97223 THOMPSON,GLENNA CRAGHEAD,ALEXANDER 13676 SW HALL BLVD UNIT 2 12205 SW HALL BOULEVARD TIGARD,OR 97223 TIGARD,OR 97223-6210 ALBERTSON,BARRY BEILSTEIN,ELLEN 15445 SW 150TH AVE 14630 SW 139TH AVE TIGARD,OR 97224 TIGARD,OR 97224 DEFILIPPIS,VICTOR ENGVALL,ANN 13892 SW BRAYDON CT 15461 SW 82 PL TIGARD,OR 97224 TIGARD,OR 97224 FROUDE,BEVERLY GOODHOUSE,JOHN 12200 SW BULL MOUNTAIN ROAD 9345 SW MOUNTAIN VIEW LANE TIGARD,OR 97224 TIGARD,OR 97224 HAMILTON,LISA CPO 4B VICE CHAIR HOGAN,KEVIN 13565 SW BEEF BEND ROAD 14357 SW 133RD AVENUE TIGARD,OR 97224 TIGARD,OR 97224 LISA HAMILTON CHAIR CPO 4B VICE-CHAIR RUEDY,ROBERT 16200 SW PACIFIC HWY SUITE H BOX 242 14185 SW 100TH AVENUE TIGARD,OR 97224 TIGARD,OR 97224 STALZER,CHARLIE AND LARIE SUNDBERG,ROSS 14781 SW JULIET TERRACE 16382 SW 104TH AVE TIGARD,OR 97224 TIGARD,OR 97224 WEGENER,BRIAN BUEHNER,GRETCHEN 9830 SW KIMBERLY DRIVE PO BOX 230268 TIGARD,OR 97224 TIGARD,OR 97281 1S126DB05100 ATTN:DONNY LEE STEINER,KENNETH L&DANIEL R SECTOR HOUSING OFFICER 17420 SW 108TH PL 2185 SE 12TH PLACE TUALATIN,OR 97062 WARRENTON,OR 97146 1S126DC07800 LEHMANN SQUARE HOMEOWNERS ASSOCIATION 19305 ROBIN CIR#55 WEST LINN,OR 97068 Notice of a Type II Proposal Parking Adjustments Review Case ID: ADJ2017-00009 (Greenburg Apartments) Tigard Community Development Contact Information Date of Notice: Wednesday,May 31,2017 120 days = Tuesday,September 12,2017 To: Interested Persons Staff Contact: Lina Smith 503-718-2438 LinaCS@dgard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Wednesday,June 14, 2017. Please mail or deliver your comments to 13125 SW Hall Blvd.,Tigard,Oregon 97223. Include the Case ID Number: ADJ2017-00009. Please address your comments to the appropriate staff person: Lina Smith. Information About the Proposal Description of the Proposal: The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. Applicant: Evergreen Builders,LLC Attn: Daryl Retzlaff 7420 SW Hunziker Road,Suite D Tigard, OR 97223 Owner: Greenburg Road Apartments,LLC Attn:Joe Westerman 7420 SW Hunziker Road,Suite D Tigard, OR 97223 Proposal Address: 9510 SW Greenburg Road Legal Description: WCTM 1S126DC,Tax Lot 900 Zoning: MUE-1: Mixed Use Employment Districts Approval Criteria: Community Development Code Chapters 18.370, 18.390,and 18.765 What You Should Know About This Type II Proposal The proposed development requires a land use review. 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. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice.The decision maker may: • Approve the proposal. at Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lina Smith, Assistant Planner at (503) 718-2438. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information 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. 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. Zoning Map Qp Generalized Zoning Categories d Beaverton �e° 0� 1 � Hq Zonine lkscr4mion t w MUC <VO =-.iRaidcntinl a < Al Mixed Use ResiMnlial SMixcd Use Central Buss District Blum RD as - CFOpRCREST 0Commercial S NMiacd U.Employment ®Industrial MUR- M harks and Recreation N" WWshington Count)L-ing z - (1`•ert .ones a MUR-2 �. SDRrlM17 OR Historic District Overlay y Planned Develnprncm Overlap a > subicct Silt, ° a _ Z j S a F T O Ol R-+{.5 BORDERS ST UC xW:w..wo r m W✓M m1aM r a a °� a_ � U)MMIMrY UkVriUVMkNI UL✓PNM[Ni R-12 FI a: TKOO 1gxG6�9jt2J City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 City of Tigard 't�, r"- U.S.POSTAGE"PITNEY BOWES v / ® am = 13125 SW Hall Blvd. Tigard, Oregon 97223 02 4w 223 3 ®�.4�® 0000336894JUL 20 2017 CD/LS CITY OF TIGARD ATTN: LINA SMITH 13125 SW HALL BLVD. TIGARD, OR 97223 S —COW:•2 City of Tigard U.S.POSTAGE>>PITNEY 130WES 13125 SW Hall Blvd. , 9 ' Tigard, Oregon 97223 ZIP 97223 (�®®.46® 02 4YV " 0000336894 MAY 31 2017 CD/LS 1 S126DB05400 CHEN, DEBBIE&TSEN-YEN JOINT RE LIVING TRUST 1W .NTxa,_ 970 D 1 0006/0 5 /17 � PC i RETURN TO SENDER' 1 NO SUCH NUMBERi UNABLE TO FORWARD 1 NSN BCR 97223816799 *Z9Z9-01417-31-41 , Z 3,�#�l��jf 11111111i11 till 1111.iijiii]I11i1 fill fit 1111ii111 dii 11iii11111d1I yl City of Tigard U.S.POSTAGE>>PITNEY BOWES 13125 SW Hall Blvd. - Tigard, Oregon 97223 ZIP 4VV97223 $ 000.460 02 0000336894MAY 31 2017 CD/LS THOMPSON, GLENNA 13676 SW HALL BLVD UNIT 2 TIGARD, OR 97223 970 NFE I SIGI8985 /31/117 ;ORWARD TIME EX? RTW TO SEND ' rae^, p SON 4275 SW 91ST AVE PORTLAND OR 97Z2S -25S? RETURN TO SENDER 3C?o Z&6 7 777�-, U.S.POSTAGE>>PITNEY BOWES City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 ZIP 97223 $ 000.46® m 02 4VV 0000336894MAY 31 2017 CD/LS 1S126DB02800 FRANKLIN COMMONS ASSOCIATES,LLC BY NORRIS & STEVENS NIXIE 970 NFE 1 1710005 /31/17 RE*!'l!RN 'r^ cr !incR NOT 0P-ZTVFR,:A!LS AS, ADDRESSED i-NABLE TO FORWARD 5 41 City of Tigard I..-KA% U.S.POSTAGE>>PirNEYBOWES 13125 SW Hall Blvd. ' Tigard, Oregon 97223 ZIP 97223 02 4VV 000•4 0000336894 MAY 31 2017 CD/LS CITY OF TIGARD ATTN: LINA SMITH 13125 SW FALL BLVD. TIGARD, OR 97223 k'V RECEIVED ;' .� 14 City of Tigard CITY OF -"IGARD m COMMUNITY DEVELOPMENT DEPARTMENT PLANNING/ENGINEERING Request for 500' Property Owner Notification Submit the completed form to the staff planner you are working with. Request forms are valid for three(3)months after the date processed. Staff planner you are working with:_ 1/V 1' S /7W Project name: ��EF �,�Q(w iCo.4L� t�d2TMN.F.><'lT$ Companyname: 4:46=y_yg£� Contact person: •�► Lc'T2 L i1c Phone: 'Sb3 (.93Q,. 0044< Email dztYi: .S,I+tiwpR�a-r+sS CrCS� For EACH project parcel,list the map and tax lot number(12 alphanumeric characters,i.e. 1S134AB00100): i s r Lac Cjgyo REQUEST FOR(only check one). Iucck&s pmfitny owners ntithm 500 feet and a#xv&ixkm*d pariru ❑ NEIGHBORHOOD MEETING LABELS NOTIFICATION—ENVELOPES Land use case number. AL I Q04-7 — ©G_ p Cj Type II TWO sets of envelopes ❑ Type III or Type IV one set of envelopes #of sheets Q$2.50/ea $ Realrients: cQ$0.16/ea sets Generate fist — — $11.00 Generate list: — .- $11.00 SUBTOTAL: $ Postai Q$0.49/ea sets $ TOTAL;. $ TOTAL: $ Cityof Tigard 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigwd-or.gov • 503-718-2421 Page 1 of 2 I:\Community Devebpment\Land Use Applications\03-Admin Matenals\Notifications\Prperty_ownet�-Nottfication Rev.20170214 APPLICANT MATERIALS r City of Tigard May 15,2017 Greenburg Road Apartments,LLC Attn:Joe Westerman 7420 SW Hunziker Road,Suite D Tigard,OR 97223 Project: Greenburg Apartments Parldng Adjustment Site: 9510 SW Greenburg Road;WCTM 1S126DC,Tax Lot 900 Land Use File: ADJ2017-00009 Dear Mr. Westerman: Please be advised that the above referenced land use application has been deemed complete as of May 15, 2017 in accordance with Tigard's submittal requirements and Oregon Revised Statutes 227.178. The 120-day deadline by which the City must reach a final decision on this application is September 12,2017. Please submit the following items for property owner notification and public review: • One (1) completed"Request for 500'Property Owner Notification" form. • One (1) electronic copy of the site plan. This may be emailed directly to me at LinaCS a&tigard-or.gov. If you decide to withdraw your application before a decision is rendered, please be aware that application fees may not be fully refundable. Please feel free to contact me at (503) 718-2438 or via email should you have any questions. Sincerely, Lina Smith Assistant Planner Copy: ADJ2017-00009 Land Use File Daryl Retzlaff,Evergreen Builders,LLC Bruce Vincent,Bedsaul/Vincent Consulting,LLC 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov City of Tigard 1� COMMUNITY DEVELOPMENT DEPARTMENT allMaster Land Use Applicationa, , LAND USE APPLICATION TYPE ,tkAdjustment/Variancc (11) ❑ Minor Land Partition(II) ❑ Comprehensive Plan Amendment(1V) ❑ Planned Development(III) ❑ Conditional Use(III) ❑ Sensitive Land Review(II or III) ❑ Development Code Amendment (IV) ❑ Site Development Review(II) ❑ Downtown Design Review(II,III) ❑ Subdivision (1I or III) ❑ Historic Overlay(II or III) ❑ Zone Change(III) ❑ Home Occupation(II) ❑ Zone Change Annexation{TV} NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) e34='APW4T_+ -r-J_#--R t Sole', 1 (T5 5 L— IV "7 t 1ir PROPERTY INFORMATION (where proposed activity will occur) Loca•non (address if available): Tax maps and tax lot #s: t3 Total site size: J.. �, &t' Zoning classification: _Ilii t Jig=-j APPLICANT INFORMATION :]c � W�y's C�"�VC '.�1 i,�� tr Case No.: ' �' Nan Related Case No.(sj. Mail.itEg address: ..- r r Application Fee: 'i7 Cit}Tjuate: Zip: Phone number: L4-_-1L1.{� �--,�,�--�„4'� Application accepted: Pritx�ry contact name: � LA-.(—Application �' Dace: �� '_ _ _3-�" - Application ddetermined complete: Phone number. WlCt i By Date-. S S �� jACUWUAM=tmwW UwAPPG=tk*n ate.iusstmu C7q of Tigard 13125 SW Hall Blvd. Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2121 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one; lame: L1 lUt�- Mailing address: � Cit}/state: -T t-61619A I A Zip: ?� Phone.-S--'LA-5-`313^ a-2.4 Email:. I_ iN -e Xer— When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner.The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANT(S) SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denting the application(s). ? / A ' ant`s signature Print name Date Applicant/Agee.t/ p ese . ignature Print name Date �9 - rte } ticant,!Agent/Representative s Lgm_ature_ Print name Date SIGNATURES of rua caner of the subject property required $L k.IB-5r6k wtn ers signature Print name #N 2rht,d&/C O'f' Date &,041p >$v14G A d. lf�r'�Pvv��+rrj jA.C Owruds signature Print name Date Owr-Act's signature Print name Date COwr7Ars signature Print name Date MASTER LAND USE APPLICATION Civof Tigard • 13125 SXV Hall Blvd. • Tigard,Oregon 972273 • www.tigatd-orgov • 543-718-?421 • Page 2 Qf2 4 . BEDSAUL/ VINCENT CONSULTING LLC 416 Laurel Ave. #3 Tillamook OR 97141 Office: (503) 842.5391 brucevincent@embargmaii.com DATE: April 181', 2017 REQUEST: Type II Adjustment to reduce required parking spaces for the approved, Greenburg Apartments in the MUE-1 zone. (Case File SDR 2014-00002) APPLICANT: Joe Westerman,Evergreen Builders, LLC 7420 SW Hunziker Rd., Suite D Tigard, OR 97223 OWNER: Joe Westerman,Evergreen Builders, LLC 7420 SW Hunziker Rd., Suite D Tigard, OR 97223 APPLICANT' REPRESENTATIVES: (Planning) Bruce Vincent, Bedsaul/Vincent Consulting, LLC (Transportation Engineering) Mike Ard, Lancaster Engineering (Site Design) Brandon York, Builders Design, Inc. LEGAL DESCRIPTION: Tax Lot 900, Map 1 S 1-26DC SIZE: 1.57 Acres ZONING: MUE-I Mixed Use Employment District LOCATION: 9550 SW Greenburg Road I. APPLICABLE REGULATIONS Title 18: Development Code for the City of Tigard 18.360.030&.090 Site Development Review 18.370.020 Variances/Adjustments 18.390.050 Decision Making Procedures-Type II Procedure/Impact Study (See Impact Study as part of Case File SDR 2014-00002) 18.520 Commercial Zoning Districts, (WE-1 Mixed Employment District) 18.715 Density 18.765 Off-street Parking&Loading Requirements 1 II. AFFECTED JURISDICTIONS 1. City of Tigard: -Department of Community Development -Department of Police -Department of Engineering 2. TVFR 3. Washington County Dept. of Land Use and Transportation III. BACKGROUND FACTS 1. On-Site Land Uses: The 1.57 Acre site is currently under construction to complete the Greenburg Apartment complex permitted via Case File SDR 2014-00002, Facilities PFI2015-00161 and Bldg. Permit# BUP2015- 00333 and BUP2015-00331. The underground utilities have been installed,the storm water disposal system is in place, and all apartment structures have been framed. Although 63 units were approved, only 60 were built, due to site specific constraints not anticipated in the approval of this case file. 2. Case File History and prior approval characteristics: TL 900 has 100' of frontage onto SW Greenburg Road, and will gain access via a 30' wide driveway near the southern end of the Greenburg Road frontage. With regard to the parking spaces approved via Case File SDR 2014-00002, (and as will be discussed in greater detail later in this application narrative), the applicant provided the required number of tenant parking spaces, but could not provide all of the guest parking spaces. As a result of this situation, the applicant requested and received a 7% Adjustment to the required parking, wherein the Applicant provided 88 tenant/ADA parking spaces instead of the 95 parking spaces that were required. (See pages 8 and 9 of the Notice of Decision for Case File SDR 2014-00002) Of those 88 spaces, 43 spaces were compact and 45 were standard. As constructed, the actual counts are 23 standard spaces, 2 ADA spaces and 20 garages, for a total of 45 spaces. Title 18.765.070 states that no more than 50%of spaces can be dimensioned or designated compact. As part of Case File SDR 2014-00002, Lancaster Engineering submitted a 4/7/14 Technical Memorandum as evidence and documentation for a 2014 Adjustment to the required number of parking spaces as set forth under Chapter 18.765. (See enclosed 4/7/14 Lancaster Technical Memorandum and 3/25/15 Addendum) Lancaster Engineering recommended additional bicycles parking as a off-setting factor for the requested reduced guest parking. As set forth under Table 18.765.2, bicycle spaces for Multifamily units are calculated at a rate of one space for every two dwelling units. Therefore, as applied to this case, 33 bicycle parking spaces were required for the 63 unit complex, and 51 are provided,which exceeds the minimum bicycle parking requirement.As stated on page 3 of the 3/25/15 Lancaster Engineering Addendum, Todd Mobley, PE states the following: "The development plan includes more bicycle parking than is required by City of Tigard code. In fact, interior bike parking, in the form of wall-hung bike spaces, are proposed in 25 percent of the dwelling units. This results in a total of 35 exterior bike spaces and 16 interior bike spaces, offering strong encouragement for bicycling. " 2 3. Reasons for this parking space Adjustment request As shown on the attached site plan, the Applicant proposes a full build-out of 61 units. (See Exhibit "A") As stated above, although 63 units were approved, only 60 were built, due to site specific constraints not anticipated in the approval of this case file. These site specific constraints, PGE requirements, and changes to the propose office location results in the reduction of units from 63 to 61. Those factors are as follows: • During the review and approval process for Case File SDR 2014-00002, a parking space was lost from the original parking lot count, (i.e. from 89 to 88 spaces), because there was not enough room to provide the code-required 6' wide sidewalk between Bldg #4 and the parking lot adjacent to Bldg #4. (See Exhibit"A")Additionally, the applicant had to remove two units and four garages from an earlier proposal to meet the code-required open space requirements. • During the building plan review process, PGE required above ground vaults in the locations shown on Exhibit `B". Therefore, there was no way to reconfigure the parking islands/landscaping, maintain open space, and at the same time gain back the lost parking space. • The applicant decided to remove and replace the 2015 approved ground floor office location from the ground floor of Bldg #4 to a ground floor location in Bldg #2, and add back an additional one bedroom unit in place of the office. (See Exhibit"A") As a result of the above-stated facts, the applicant can only build 61 units, which requires a total of 95 spaces, and the resulting parking lot provides 87 spaces, which is 8 spaces less than the required 95 spaces, or an 9% reduction to the required number of parking spaces. This 9% reduction is still under the 20% maximum reduction threshold for an Adjustment. There is no facet of this proposal that changes the 2014 approved overall layout of the parking lot, parking lot landscaping, and site landscaping, screening and buffering. (i.e. 18.745 Landscape& Screening Standards, Surrounding Planning,Zoning and Land Use: Lands directly to the north and south are zoned MUE-1. Those lots are occupied with a multifamily development, a church and a pastor's residence. Lands south and east of the MUE-1 land are zoned R-12), and occupied with a mix of single family and multifamily development. Single family homes within unincorporated Washington County abut the eastern property line. Existing offices and commercial development, (zoned MUE-1), occupy the lots abutting the intersection of Greenburg Road and Greenburg Street, and Greenburg Road and Lehman Street. Washington Square, (zoned MUC), in across Greenburg Road from the subject site. (See enclosed zoning map) IV. .JUSTIFICATION FOR REQUEST: The following narrative is intended to justify the applicant's request, and to demonstrate compliance with all applicable and relevant City of Tigard Community Development Code (CDC)requirements related to the request. 18.370.020 Adiustments b Adjustments to parking standards (Chapter 18.765) APPLICANT'S COMMENT: 3 According to Table 18.765.2., multifamily dwelling units required the following parking space ratios based on the number of proposed bedrooms/unit: 1. 1.25 spaces/one bedroom unit 2. 1.5 spaces/two bedroom unit As shown on Sheet 1 of the Builders Design plans, the proposal development will consist of the following types of dwelling units, and therefore will require the following number of parking spaces: 1. 33, one bedroom units X 1.25 spaces/one bedroom unit=41 parking spaces 2. 28,two bedroom units X 1.5 spaces/two bedroom unit= 42 parking spaces Total= 83 parking spaces According to 18.765.030(E), any multifamily dwelling unit project that has 10 or more required parking spaces must provide an additional 15%beyond the required parking spaces. Based on that fact, the proposed parking lot must provide an additional 12 spaces, for a grand total of 95 spaces. As shown on Sheet 1 of the Builders Design plans, the development will provide the following number of parking spaces: 1. 2 ADA parking spaces 2. 43 compact spaces 3. 44 standard spaces, (i.e. 23 standard spaces and 19 garages) Based on the above, the project proposes a total of 87 parking spaces, and 95 are required, therefore the applicant requests an Adjustment to reduce the number of parking spaces by 9%. Of the total 87 spaces, 43 spaces will be compact and 44 will be standard, (ADA spaces are in fact, standard in size), which complies with the 18.765.070, which states that no more than 50% of the total parking spaces can be compact. As documented in the 4/5/17 Lancaster Engineering report, Mike Ard, PE, has provided evidence to demonstrate compliance with the parking adjustment criteria as set forth under 18.370.020(C)(6). To summarize his evidence he states the following as justification for the adjustment: It is recognized that in the experience of the City of Tigard,parking deficiencies have been particularly problematic for apartment communities. However, this site is located in an urbanizing area and is less suburban in nature than many other areas in Tigard As such, this neighborhood will be, on average, less automobile dependent, which leads to reduced parking demand ® As explained in the original traffic analysis, (i.e. 4/4/17 Lancaster report), the site is exceptionally well served by transit,given its location within the Regional Center and its close proximity to Washington Square. � Peak parking demand observations were made at the existing apartment community immediately north of the subject site. It has a total of 52 dwelling units, compared to the 61 units currently proposed at the subject site. It was found that there were a total of 71 parked vehicles at the site. With the 52 dwelling units, this results in a peak demand of 1.37parking spaces per dwelling unit. Based on the analysis the proposed parking supply is in excess of the projected parking demands based on both local data (84 spaces needed) and ITE data (69 spaces needed). 4 The above-cited report excerpts echo similar conclusions made in the 3/25/15 Technical Memorandum Addendum by Todd Mobley, PE,which served as the basis from the City granted a parking space Adjustment via Case File SDR 2014-00002. In the 3/25/15 Memorandum, Mr. Mobley opines as to why,based on substantial evidence already in the file record at that time, and in his 3/25/15 report,that the requested parking adjustment should be granted: "This analysis is provided as a follow-up to discussion at our March 3rd meeting with Gary Pagenstecher at the City of Tigard At the meeting, we discussed in detail the parking analysis that was provided in our original traffic analysis dated April 7,2014. Specifically, we focused on the data in the Parking Generation Manual, Fourth Edition, published by the Institute of Transportation Engineers (ITE). Data in the manual represents actual, empirical data collected at apartment communities in the United States. It was noted that the manual includes data from Portland, Beaverton,Hillsboro, and from Vancouver, Washington. Despite the considerable amount of data demonstrating that the proposed parking would be sufficient, Mr. Pagenstecher was concerned that the code requires the "Use of transit, demand management programs, and/or special characteristics of the customer, client, employee, or resident population..." that will serve to reduce parking demand Despite the considerable data presented, Mr. Pagenstecher was concerned that we had not adequately addressed the special characteristics that would support approval of the parking reduction. It is recognized that in the experience of the City of Tigard, parking deficiencies have been particularly problematic for apartment communities. However, this site is located in an urbanizing area and is less suburban in nature than many other areas in Tigard As such, this neighborhood will be, on average, less automobile dependent, which leads to reduced parking demand To demonstrate this reduction in demand, peak parking demand observations were made at the existing apartment community immediately north of the subject site. This neighboring apartment site is particularly relevant given its location and approximate size. It has a total of 52 dwelling units, compared to the 63 units currently proposed at the subject site. Consistent with the ITE Parking Generation manual,peak demand observations at the adjacent site were made during overnight hours. It was found that there were a total of 71 parked vehicles at the site. With the 52 dwelling units, this results in a peak demand of 1.37 parking spaces per dwelling unit. By comparison, City of Tigard development code requires a total of 99 spaces for the proposed 63 dwelling units on the subject site, or a ratio of 1.57 spaces per dwelling unix The current development proposal is for a reduction of only five spaces to 94, which is a ratio of 1.49 spaces per dwelling unix Data from the ITE Parking Generation manual results in a ratio of 1.13 spaces per dwelling unit. In addition to the location of the site within an urbanizing area with excellent transit service, there are other considerations which are expected to result in a decrease in parking demand compared to other more auto-dependent sites in Tigard These are as follows: • As explained in the original traffic analysis, this site has an excellent walking accessibility rating. This rating takes into account the proximity of transit as well as other attractors such as retail, services, schools, and parks. This high rating is a result of the site's location within a more dense and mixed-use area compared to other apartments in Tigard which may be more isolated in residential-only neighborhoods. 5 • The development plan includes more bicycle parking than is required by City of?igard code. In fact, interior bike parking, in the form of wall-hung bike spaces, are proposed in 25 percent of the dwelling units. This results in a total of 35 exterior bike spaces and 16 interior bike spaces, offering strong encouragement for bicycling." At the end of his 3/25/15 report,Mr Mobley concludes by saying that: "As demonstrated by the original traffic analysis and this addendum, the proposed parking on the site will be adequate to serve the development: Tigard code section 18.370.020.C.6.a allows a reduction of up to 20 percent based on the use of transit, demand management programs, and special characteristics.A reduction of only five spaces, or five percent is proposed This is supported by transit availability, demand management in the form of added interior bicycle parking, and a demonstrated reduction in parking demand for apartment units adjacent to the site. Based on this overwhelming evidence in support, it is recommended that the proposed parking reduction be granted" Note that, other than the requested 8 parking space reduction, the 2015 analysis and the 2017 analysis rely on the same empirical and technical expert witness testimony to arrive at the same conclusion, which is that there is compelling evidence demonstrating that a parking space Adjustment should be granted: (See page 3 of the attached Mike Ard report) "As demonstrated by the original traffic analysis and this addendum, the proposed parking on the site will be adequate to serve the development. Tigard code section 18.370.020.C.6.a allows a reduction of up to 20 percent based on the use of transit, demand management programs, and special characteristics. A reduction of only eight spaces, or nine percent is proposed. This is supported by transit availability, demand management in the form of added interior bicycle parking, and a demonstrated reduction in parking demand for apartment units adjacent to the site. Based on this overwhelming evidence in support, it is recommended that the proposed parking reduction be granted. " Therefore, based on substantial evidence already in the file record, and in the 4/5/17 Lancaster Engineering report,the requested parking adjustment should be granted. IV. SUMMARY: Evidence presented in the application narrative, exhibits and attachments demonstrates that Adjustments to the parking requirements of 18.765 are justified, given the site specific constraints that warrant these minor variations from the strict interpretation of these code requirements. All other aspects of the proposal meet the applicable zoning code standards, or can be met by the imposition of conditions of approval. V. CONCLUSION: This application has been submitted in accordance with the City of Tigard Municipal Code for a Type II Site Development Review with Adjustments to create the 61-unit Greenburg Apartments in the MUE-1 zone. Evidence has been presented to address all applicable sections of the Tigard Municipal Code and relevant policies and implementing strategies of the Tigard Comprehensive Plan. Therefore, based on all the evidence presented in this application narrative, exhibits and attachments,this parking 6 TECHNICAL MEMORANDUM rc' a '�►j� t 0. � a� , LANCASTER TO: Joe Westerman ENGINEERING FRom. Michael Ard, PE 321 SW 41'Ave.,Suite 400 Portland,OR 97204 DATE: April 18, 2017 cncne 503248,0313 fax 503.248,9251 SUBJECT. Westerman Apartments— Parking Adjustment Analysis lancasterengineering.com INTRODUCTION The purpose of this analysis is to examine whether a proposed parking adjustment can be supported pursuant to the requirements of City of Tigard code for the revised Westerman Apartments site plan. As under the prior analysis,this updated analysis relies on data from the Parking Generation Manual, Fourth Edition,published by the Institute of Transportation Engineers(ITE). Data in the manual represents actual, empirical data collected at apartment communities in the United States. It was noted that the manual includes data from Portland, Beaverton, Hillsboro,and from Vancouver, Washington. City of Tigard code requires the "Use of transit, clenrcn d nurnagenrent prograrrrs, andfor special characteristics of the customer, client, employee, or resident population... "that will serve to reduce parking demand in order to justify the requested parking adjustment. Similar to our prior parking analysis dated March 25, 2015, the following section describes the special characteristics of the site which satisfy the requirement. SPECIAL,CHARACTERISTICS In this case,the primary special characteristic is the location of the site and the resulting urban amenities available to residents.The site is located within the Washington Square Regional Center PIan District,which plans for density and amenities that are consistent with Metro's Regional Urban Growth Management Functional Plan and are appropriate for an urban center. As explained in the original traffic analysis,the site is exceptionally well served by transit,given its location within the Regional Center and its close proximity to Washington Square. It is recognized that in the experience of the City of Tigard,parking deficiencies have been particularly problematic for apartment communities. However,this site is located in an urbanizing area and is less suburban in nature than many other areas in Tigard. As such,this neighborhood will be,on average, less automobile dependent,which leads to reduced parking demand. To demonstrate this reduction in demand, peak parking demand observations were made at the existing apartment community immediately north of the subject site.This neighboring apartment site is particularly relevant given its location and approximate size. It has a total of 52 dwelling units, compared to the 61 units currently proposed at the subject site. 4F,el Joe Westerman April 18,2017 Page 2 of 3 Consistent with the ITE Parking Generation manual,peak demand observations at the adjacent site were made during overnight hours.It was found that there were 71 parked vehicles at the site in total.Based on the 52 dwelling units,this represents an observed peak demand of 1.37 parking spaces per dwelling unit. By comparison,City of Tigard development code requires a total of 95 spaces for the proposed 61 dwelling units on the subject site,or a ratio of 1.56 spaces per dwelling unit. The current development proposal is for a reduction of eight spaces to 87,which is a ratio of 1.43 spaces per dwelling unit,and a reduction of approximately nine percent from the parking minimum,well within the maximum allowable adjustment of 20 percent.Data from the ITE Parking Generation manual shows a typical expected parking demand ratio of 1.23 spaces per dwelling unit.Based on the analysis the proposed parking supply is in excess of the projected parking demands based on both local data(84 spaces needed)and ITE data(69 spaces needed). These parking ratios are summarized in the table below.As you can see,the proposed parking supply is higher than both the ITE demand and the demand measured at the adjacent apartment complex. The proposed parking is only slightly lower than the City's requirement without the allowed reduction. Parking Ratio Summary Spaces per Dwelling Unit 1.6 1.4 _. 1.3 1.2 _ ITE Parking Measured Peak Proposed Tigard Development Generation Manual Demand at Adjacent Development Code Peak Demand Apartments Joe Westerman April 18,2017 Page 3 of 3 ADDITIONAL CONSIDERATIONS In addition to the location of the site within an urbanizing area with excellent transit service,there are other considerations which are expected to result in a decrease in parking demand compared to other more auto-dependent sites in Tigard. These are as follows: • As explained in the original traffic analysis,this site has an excellent walking accessibility rating. This rating takes into account the proximity of transit as well as other attractors such as retail,services, schools,and parks. This high rating is a result of the site's location within a more dense and mixed-use area compared to other apartments in Tigard which may be more isolated in residential-only neighborhoods. • The development plan includes more bicycle parking than is required by City of Tigard code.In fact, interior bike parking, in the form of wall-hung bike spaces,are proposed in 25 percent of the dwelling units. This results in a total of 35 exterior bike spaces and 16 interior bike spaces,offering strong encouragement for bicycling. CONCLUSIONS As demonstrated by the original traffic analysis and this addendum,the proposed parking on the site will be adequate to serve the development. Tigard code section 18.370.020.C.6.a allows a reduction of up to 20 percent based on the use of transit, demand management programs,and special characteristics.A reduction of only eight spaces, or nine percent is proposed. This is supported by transit availability,demand management in the form of added interior bicycle parking,and a demonstrated reduction in parking demand for apartment units adjacent to the site. Based on this overwhelming evidence in support,it is recommended that the proposed parking reduction be granted. LARGE PLANS FOR THIS FILE ARE IN THE RECORDS ROOM AU. JZO. 17 - 00009 uczNt N N Amo NU t H� pq OO N'...�' M C4 N Ow� zcn 1 w MW rn 1 m L4 WN A�A rT1 :5 � 0� VICINITY MAP z W W 1 i No 2'BUFFER W/6'BIKE LANE U r� 6 CURB -O -O ,47 H vs o ' 5PLANTER o 8'SIDEWALK 1 STREET TRESS 9 DENOTES GUTTER DOWNSPOUT LOCATIONS ' _ o 1 1N. co -0. 1 0 W U f` 1 1 a .o o� u.�� o m SEi> b '-tLi s i� a, 1 ° 0 1 M� o •:a f.h to 0 (5)BIKE SPADES \ � IN O � a „ zs w r ) u ' 3'� � ��^` // •� �� .. � u• 0 .1.r- u 0.6 4i ami ami .0 1 0)STANDARD SPACE 6' 1DEWALK CONNECTION �. r 1 \ LIN'0� AeAE \ 1 STANDARD SPACE c \ o - 0 ,-. I. 1 ` FIRE HYDRANT COMP n 2. 9 01 CROSSING PATH �7�5 � ' WHEEL STOP(TYP.) G OUND,` OR UNITCONCRETE CONNECTION fes. / • E M -ER'S 0 ICE 51T(; PLAN (5)BICYCLE PARKING o 10x11'7RA5H ENCLOSURE =20 o OUTDOOR RECREATION AR ;= ki __ S GROSSING PATH __. VEHICLE PARKING SPACE COUNT: , o 1 STANDARD: 4<"_SPAGE5 O T \ ADA 2 SPACES • COMPACT: 43 SPACES O ? r TOTAL: 87 SPACES ' REQUIRED: JJ SPACES © `, O �� ��•� 'JSo \ s� Q BICYCLE PARKING: $1 SPACES 1 REQUIRED: 33 SPACES O C corp c� O 0 ` �� O\ 10'x 10'TRASH ENCLOSURE ULU 77 O FIRE HYDRANT UNIT GOUNT: ` ` \ ' 1 BEDROOM: "'UNITS c' O • 2 BEDROOM: 28 UNITS a s TOTAL: 61 UNITS Gl°yc o O 0 I \ 1 REQUIRED: 60 UNITS Is O FIRE TRUCK TURN AROUND I \ Oo 1 AREA CALCULATIONS 100h c0 G COMPACT SPAGE5 5 STANDARD SPACES 1 r-- —————J 7 COMPACT SPACES I W `g` I LOT AREA: 66,453 S.F. 1.525 ACRES ' ASPHALT PARKING: 26,545 S.F. Q C 3 ST DARD FACES 1 -LESS PARKING STALLS: 16,404 S.F. LANDSCAPED AREA: 12,823 S.F. Q © © Q Q Q © © © Q © © GQ © i SITE OBSCURING FENCE ' LANDSCAPE%, 19.256 y 1 OUTDOOR SPACE r� ' PRIVATE: 3,252 S.F. 6'SIDEWALK (5)BICYCLE PARKING PUBLIC. 14,926 S.F. Ei 1 TOTAL 18,178 S.F. ' BUILDNG AREA 20,951 S.F. `N of 1 ' NOTE:BICYCLE RACKS 70 3E LOCATED AT UNDERSIDE OF EACH STAIR \ \ 19,-2114" �-,L DING 5 BUIONG i I 1 - 03)TOTAL UNDER STAR SPACES -( )TOTAL ON SITE BIKE PARKING SPACES(25x6'SPACES) )1BEDROOM L'1 OUTDOOR ,G 11UNF5 RECREATION AREA 28'-2" I I — - - - — — — — — — — — — — — — - - - — — — o 1-HOUR RATED DEGK5 G-RA55-CRETE OR TUALITON VALLEY FIRE CITY OF TIGARD APPROVED SURFACE Approved by Pla ring 9$12 ^� Praect rum�er: Date: o! 8non5 Initials: �-S Drawn by: BSY Ghecked ty: REOU =le: 1"= APR 20 2017 CITY Or TIGAPG PLANNINGIENGINEEr ING Notice of a Type II Decision 01 Parking Adjustments Review Case ID: ADJ2017-00009 (Greenburg Apartments) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action. The findings and conclusions on which the decision is based are noted in the Final Decision. The proposal is described below. Tigard Community Development Contact Information Date of Notice: Thursday,July 20,2017 120 days = Tuesday, September 12,2017 Staff Contact: Lina Smith 503-718-2438 LinaCS@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision.Appeal forms are available on the city's website or in person at the Permits Center. If you would like to appeal this land use decision, we need to receive your completed appeal form by 5 p.m. on Monday, August 07, 2017. Please include the Case ID Number: ADJ2017-00009. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Pen-nits Center, 13125 SW Hall Blvd., Tigard, OR 97223. If you have any questions regarding this decision, please address them to the appropriate staff person noted on this form: Lina Smith and note the Case ID Number:ADJ2017-00009. This decision is final on Thursday,July 20, 2017, unless an appeal is filed. The decision will go into effect on Tuesday, August 08, 2017, unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information about the Decision Applicant: Evergreen Builders,LLC Owner: Greenburg Road Apartments,LLC Attn:Daryl Retzlaff Attn:Joe Westerman 7420 SW Hunziker Road,Suite D 7420 SW Hunziker Road,Suite D Tigard, OR 97223 Tigard, OR 97223 Description of the Proposal: The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. Legal Description: 9510 SW Greenburg Road;WCTM 1S126DC,Tax Lot 900 Zoning: MUE-1: Mixed Use Employment Districts City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 Appeal Procedure Details The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18390.040.G.1 may appeal this decision in accordance with Section 18390.040.G.2 of the Tigard Community Development Code,which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any parry during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 5 p.m. on Monday,August 07, 2017 Zoning Map Zoning Map \, IW O a Generalized Zoning Categories O0� Beaverton oLli"S Nq Zoning Description MUG O ,♦,•t,Q _.'�/ Residential < EMixed Use Residential J m Mixed Use Central Business District g a EOPRCRE T ECommercial U E-1 lYl'1 I�-1 MMixed Use Employment Elndustrial Parks and Recreation H Washington County Zoning O MOverlay Zones U R- sHistorie District Overlay MUG ®Planned Development Overlay 4 w� > Subiect Site z 1 a r N Q F Qf H I O1i N m R4.5 BORDERS ST MUC MUE-1 Map pnntetl at 06:04 PM on 29W y-1 W W immreuonm mi as m okx�amw oe--emm me R-4 5 a > wbo,m,, Z �nn es,.n mFanm Too. N p OI O1 COMMUNITY DEVELOPMENT DEPARTMENT R-12 Clty M Tigab 13125 SW NaG DIW ® — ?JORDMM APS Tge a,oR aY22a D Feet 33� 5D5ti 3 e or 1 ■ CORALST City of Tigard,Community Development Division 13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 Notice of a Type II Proposal Parking Adjustments Review Case ID: ADJ2017-00009 (Greenburg Apartments) Tigard Community Development Contact Information Date of Notice: Wednesday, May 31, 2017 120 days = Tuesday, September 12, 2017 To: Interested Persons Staff Contact: Lina Smith 503-718-2438 LinaCS@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Wednesday, June 14, 2017. Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: ADJ2017-00009. Please address your comments to the appropriate staff person: Lina Smith. Information About the Proposal Description of the Proposal: The applicant requests a 10% reduction to the minimum off-street parking requirement for a previously approved apartment complex. The development was originally approved for 63 multifamily units with 94 parking spaces. The applicant now proposes 61 multifamily units with 87 parking spaces. Applicant: Evergreen Builders, LLC Attn: Daryl Retzlaff 7420 SW Hunziker Road, Suite D Tigard, OR 97223 Owner: Greenburg Road Apartments,LLC Attn:Joe Westerman 7420 SW Hunziker Road, Suite D Tigard, OR 97223 Proposal Address: 9510 SW Greenburg Road Legal Description: WCTM 1S126DC,Tax Lot 900 Zoning: MUE-1: Mixed Use Employment Districts Approval Criteria: Community Development Code Chapters 18.370, 18.390,and 18.765 What You Should Know About This Type II Proposal The proposed development requires a land use review. 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. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lina Smith, Assistant Planner at (503) 718-2438.. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information 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. 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. 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