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09/17/2018 - PacketPLANNING COMMISSION AGENDA – SEPTEMBER 17, 2018 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 City of Tigard Planning Commission Agenda MEETING DATE: September 17, 2018 - 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. PUBLIC HEARING 7:05 p.m. FEMA FLOODPLAIN REGULATIONS UPDATE (STAFF - AGNES LINDOR) DEVELOPMENT CODE AMENDMENT (DCA) 2018-00002 The City of Tigard proposes legislative amendments to the Tigard Development Code (TDC). The Federal Emergency Management Agency (FEMA) performed a compliance review of the City’s ordinance as it relates to regulating the special flood hazard area. The proposed changes in Chapter 18.510, Sensitive Lands are required based on this compliance review. The proposed amendments include: 1.Adoption by reference, the updated Flood Insurance Rate Maps dated October 19, 2018; and 2. Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by FEMA. LOCATION: Citywide 6. PUBLIC HEARING 7:15 p.m. GAARDE MEADOWS APARTMENTS (STAFF – GARY PAGENSTECHER) COMPREHENSIVE PLAN AMENDMENT (CPA) 2018-00002; ZONE CHANGE (ZON) 2018-00003; SITE DEVELOPMENT REVIEW (SDR) 2018-00001; SIGN (SGN) 2018-00023 The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium- High Residential; Zone Change from R-12(PD) to R-23; removal of the Planned Development Overlay, Site Development Review to add 28 apartments in 3 new buildings; and exceptions to the front setback from 20’ to 16’ and westerly side yard setback from 30’ to 24’ through TDC 18.780.070A. LOCATION: 10900 & 10930 SW Gaarde Street 7. BRIEFING 8:15 p.m. PHASE II CODE AMENDMENT PROJECT (STAFF – SUSAN SHANKS) 8. OTHER BUSINESS 9:15 p.m. 9. ADJOURNMENT 9:20: p.m. September 17, 2018 Page 1 of 7 CITY OF TIGARD PLANNING COMMISSION Minutes, September 17, 2018 Location: Tigard Civic Center Town Hall, 13125 SW Hall Blvd. CALL TO ORDER President Fitzgerald called the meeting to order at 7:00 p.m. ROLL CALL Present: President Fitzgerald Commissioner Brook Commissioner Hu Commissioner Jackson Commissioner Middaugh Commissioner Roberts Alt. Commissioner Whitehurst Absent: Vice President Feeney; Commissioner Lieuallen; Commissioner Schmidt Staff Present: Tom McGuire, Assistant Community Development Director; Doreen Laughlin, Executive Assistant; Agnes Lindor, Associate Planner; Gary Pagenstecher, Project Planner; Susan Shanks, Senior Planner COMMUNICATIONS – As an FYI - Commissioners Hu and Schmidt noted they are leaving the TTAC (Tigard Transportation Advisory Committee) at the end of this year, and that if anyone was interested in applying, the committee is taking applications. CONSIDER MINUTES President Fitzgerald asked if there were any additions, deletions, or corrections to the August 20 minutes; there being none, President Fitzgerald declared the minutes approved as submitted. PUBLIC HEARING FEMA FLOODPLAIN REGULATIONS UPDATE DEVELOPMENT CODE AMENDMENT (DCA) 2018-00002 The City of Tigard proposes legislative amendments to the Tigard Development Code (TDC). The Federal Emergency Management Agency (FEMA) performed a compliance review of the City’s ordinance as it relates to regulating the special flood hazard area. The proposed changes in Chapter 18.510, Sensitive Lands are required based on this compliance review. The proposed amendments include: 1.Adoption by reference, the updated Flood Insurance Rate Maps dated October 19, 2018; and 2. Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by FEMA. LOCATION: Citywide September 17, 2018 Page 2 of 7 STAFF REPORT Planner Agnes Lindor introduced herself and went over the staff report and a PowerPoint (Exhibit A). Staff reports are available on-line one week before each hearing. She told the commissioners the following amendments were being proposed:  Adoption by reference, the updated Flood Insurance Rate Maps (FIRM) dated October 19, 2018; and  Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by the Federal Emergency Management Agency (FEMA). She gave a brief background of the NFIP (National Flood Insurance Program) and noted that in order for Tigard to continue its participation in the NFIP, the City must adopt the following by October 19, 2018: 1. Updated Flood Insurance Rate Map 2. Regulations as specified by FEMA Region 10 (STARR II) STAFF RECOMMENDATION Staff recommends the Planning Commission find in favor of the proposed development code and amendments with any alterations as determined through the public hearing process, and make a final recommendation to the Tigard City Council. APPLICANT PRESENTATION – The City is the applicant. TESTIMONY IN FAVOR – None. TESTIMONY IN OPPOSITION – None. COMMENTS FROM APPLICANT – None PUBLIC HEARING CLOSED DELIBERATION Commissioner Jackson noted that in 18.510.020 parts B7, 8, and 9 on page 18.510-2 and 18.510- 3 the words except in the floodway area are completely stricken through each time. He wondered whether staff meant to keep the words “except in” and strike out only “the floodway area” – so the wording would be: 18.510.020 B7: “Fences; except in the floodway area a water quality sensitive area, etc.” 18.510.020 B8: Accessory structures that are less than 120 square feet in size; except in the floodway area a water quality sensitive area, etc.; and 18.510.020 B9 “Land form alterations involving up to 10 cubic yards of material; except in the floodway area a water quality sensitive area or vegetated corridor, etc.” Agnes looked over the section and said yes, that should be corrected in those three sections; the words “except in” need to stay. They decided to include that in the recommendation to Council. September 17, 2018 Page 3 of 7 MOTION Commissioner Roberts made the following motion (restated by President Fitzgerald): “I move the Planning Commission forward a recommendation of approval to City Council of application DCA2018-00002 and adoption of the findings and conditions of approval in the staff report based on the testimony given by staff - with the changes discussed regarding Section 18.510.020 B7 stricken language “except in” will remain in the language, Section 18.510.020 B8 stricken language “except in” will remain in the language, and Section 18.510.020 B9 – “except in” will remain in the language. Commissioner Jackson seconded the motion. VOTE – All in favor – none opposed (6-0). RESULT – Motion to recommend approval passes unanimously. PUBLIC HEARING GAARDE MEADOWS APARTMENTS COMPREHENSIVE PLAN AMENDMENT (CPA) 2018-00002; ZONE CHANGE (ZON) 2018-00003; SITE DEVELOPMENT REVIEW (SDR) 2018-00001; SIGN (SGN) 2018-00023 The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium-High Residential; Zone Change from R-12(PD) to R-23; removal of the Planned Development Overlay, Site Development Review to add 28 apartments in 3 new buildings; and exceptions to the front setback from 20’ to 16’ and westerly side yard setback from 30’ to 24’ through TDC 18.780.070A. LOCATION: 10900 & 10930 SW Gaarde Street QUASI-JUDICIAL HEARING STATEMENTS President Fitzgerald read the required statements and procedural items from the quasi-judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias. Conflict of interest: None. Ex-parte contacts: None. Site visitations: Commissioners Whitehurst, Brook, Hu, Jackson, and Roberts. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Project Planner Gary Pagenstecher introduced himself and went over the staff report. Staff reports are available on-line one week before each hearing. He noted that the proposal includes a Zoning Map Amendment from R-12(PD) to R-25. He said there isn’t a lot of R-25 in the City so he pulled up an aerial view on the computer to show the commissioners where R-25 areas are located within the city. After going over details of the project, he noted that there had been no new written comments and there didn’t appear to be anyone present to testify. September 17, 2018 Page 4 of 7 STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the Comprehensive Plan and Zoning Map Amendments as determined through the public hearing process. Staff further recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the proposed Site Development Review and Sign Permit, as determined through the public hearing process. APPLICANT’S PRESENTATION Tony Weller, of CES NW for the surveyor, engineer and planner for the project said the property is a little unique in that it is made up of two tax lots – the easterly lot has a single family residence and an existing apartment complex. The westerly lot has just a single-family residence on it right now near the front. That lot takes access on the new Gaarde portion, very close to the curb return. When they were initially looking at just that property alone with the owner - access was a big concern. There weren’t many good options; however, because he also owned the parcel next to it, it lent itself to where they landed with the shared ac cess. That was something they worked with staff early on and the most current traffic memo that’s in the staff report reflects the current traffic counts and has been recently updated. He said they looked at shared access – the common property line still goes down the center of the two access ways so it allows for them to share maintenance, share access, and each have their own parking. There’s a shared stormwater facility in the SW corner. The owner wanted family capable units and not studio units and that’s the context of the neighborhood. He said they worked with the Fire Department so that the end of the parking at the very south end of the site is actually to accommodate a fire department turnaround. And regarding the stormwater facility on the site – they tried to make it an amenity to the site and put an overlook and have it well landscaped to make it be a benefit rather than something behind a chained link fence that has uncontrolled weed growth etc. This has all been incorporated into the framework. They looked at building the pedestrian access around the apartment and tied those to the common courtyards and play areas as much as they could to bring that connectivity up to Gaarde. Ralph Tahran, architect for Tahran Architecture and Planning, put up a rendering to show the overall site plan (the commissioners had a copy in their packets). He noted the landscape plan provides good color and variety. The existing 70’s era apartment building is very simply structured as many of those were at the time. W hen they were asked to come in and do this and they looked at the R-25 zoning – they realized they were certainly allowed to go up to three stories but they deliberately kept it to two stories. They did that because they know they’re an infill property i.e. they’re “slipping in” there, and they want to provide a residential context to it. He said there’s a heavy buffer of various tall trees – much taller than their buildings will be; the buildings at the highest point will be 31 feet. He noted the units are 10 to 15% larger than the typical units he designs and that it was a pleasure to work with floor plans that provide a more longer-term living environment. This will be a very family oriented project in that they worked, even on a fairly tight site, to keep some meaningful open space. He said there’s a common courtyard that has a play space, a barbecue space, and a large sandbox with park benches that they see as a centralized gathering place. There’s even another barbecue area across the way. September 17, 2018 Page 5 of 7 There are many amenities for a project of 45 units. Tigard has strict parking requirements – he noted they meet those requirements and added 15% for visitors. He said their parking has 80 spaces - 1.8 parking spaces per unit - 1.5 is more the norm. The parking ratio is good. They have a storm facility at the city’s urging and worked to make it an amenity with the landscape that’s been done - rather than it just being a weed patch. He said “We will have sloping roofs that relate to the surrounding architectural style. We emphasize different colors so the elevation looks interesting. We can meet the conditions of approval – that’s not a problem for us at all.” QUESTIONS Are you doing any updates on the existing building? The owner would like us to do some updates, but we’re not looking at doing extreme structural changes or additions. It’ll be mainly upgrading the interior of the units and maybe some exterior siding improvements. You mentioned that an error had been made on the setback calculations. So – you can meet the front yard setback of 20’ and the side rear of 30’ instead of the proposed 16… No, those aren’t the setbacks that were in error at all. Those are exceptions that we’ve asked for, we’re keeping that. It’s mainly instead of having like 8’ of separation from the sidewalk to the building, we had something like 7 or 6 ½ and we can easily meet those. As they come out of the driveway, are people allowed to legally turn left there? I ask because people come flying around that corner. That’s what the traffic count was about – the City’s specific question was about that left turn movement, and both times it came out that there was room to do that. You can see that corner at least from that driveway location – so it’s not a blind corner; and there are not many options – that’s just the state of the property. Regarding the existing building – will that be occupied during the construction? Yes. That will be a coordination project. We will stage it so there won’t be much impact to the existing residences. On page 3 of the staff report, I’d like to verify that Condition of Approval #10 is actually part of Condition #9 – is that correct [they now look like two separate conditions]. Yes, that is an error. Point taken – I will make that adjustment. So there will be a total of 31 conditions instead of 32, correct? Yes, that is correct. Thank you for pointing that out. How tall are the retaining walls? The sidewalk one is not very tall. We could have graded it out but we chose not to do so as not to impact those existing trees that we mentioned along the west property line. Even at the top of the pond, it’s three feet. If we need to put a pedestrian rail along the fence, we’ll do that along the wall. TESTIMONY IN FAVOR - None TESTIMONY IN OPPOSITION – None PUBLIC HEARING CLOSED September 17, 2018 Page 6 of 7 DELIBERATION President Fitzgerald asked the commissioners to weigh in with their thoughts.  Commissioner Whitehurst – appreciates the owner making a priority for family units and though there could have been more, 45 is the actual unit count. It fits the character of the neighborhood. He thinks that along Hwy99 the R-25 zoning is appropriate to the neighborhood. The building height conforms quite well – they didn’t go to the maximum height that they could have. He thinks better lighting might help with the safety of the otherwise darker area. He recommends going along with the approval and believes they meet all the criteria and standards.  Commission Brook likes it. She’s a little concerned that they may be a little costly but realizes that it’s for a larger family unit. She thinks it’s a good use of the land.  Commissioner Hu agrees with the others. He’s a bit concerned about the traffic on both the old and new Gaarde Street. He’s seen close calls there with people going west trying to find Elmer’s entrance – crossing over to the oncoming traffic and going too fast. He realizes that’s not being considered here for approval but hopes that perhaps the City Council may be able to do something about it when they’re considering this. Otherwise, he may talk to the traffic advisory committee to see if there’s something that can be done. Overall, however, he sees no reason not to approve this application.  Commissioner Jackson has no problem removing the overlay. The justification for changing the zone seems reasonable. He thinks this is a good development in this area. The two story is a good trade-off.  Commissioner Roberts would like to see it go in. He doesn’t see a problem with it at all and agrees with the others.  Commissioner Middaugh has no complaints. He appreciates the building height and keeping within the look and feel of the area there. He also appreciates the stormdrain facility being more of a feature rather than a “weed garden.” No concerns.  Commissioner Fitzgerald likes the offer of family apartments – particularly so close to Tigard High where they would likely be in demand. She likes the design, and appreciates them working with this “tricky little lot.” She has no problem with anything and likes the package they’ve put together. Good job! MOTION Commissioner Hu made the following motion: “I move the Planning Commission forward a recommendation of approval to the City Council of application CPA2018-000002; ZON2018- 00003; SDR2018-00001; and SGN2018-00023 and adoption of the findings and conditions of approval contained in the staff report and based on the testimony received.” Commissioner Roberts seconded the motion. VOTE All in favor – none opposed. C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e FEMA FLOODPLAIN REGULATIONS UPDATE Public Hearing September 17, 2018Planning Commission C I T Y O F T I G A R D PROPOSED AMENDMENTS: Adoption by reference, the updated Flood Insurance Rate Maps dated October 19, 2018; and Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by FEMA. C I T Y O F T I G A R D BACKGROUND National Flood Insurance Program (NFIP) was established in 1968 through National Flood Insurance Act. Program allows owners of properties with the Special Flood Hazard Area (SFHA) to obtain federally-backed insurance. NFIP identifies and maps the Nation’s floodplain, known as the Flood Insurance Rate Map (FIRM). FIRM is used to determine local jurisdiction regulations, whether flood insurance is required and the rate. C I T Y O F T I G A R D BACKGROUND Floodplain boundaries are not constant; to account for this FEMA periodically amends the NFIP through updates to the local FIRM and corresponding Flood Insurance Study (FIS). Local jurisdictions have 6 months to adopt the FIRM and corresponding FIS from the Letter of Final Determination. This is required for local jurisdiction to participate in the NFIP. C I T Y O F T I G A R D BACKGROUND In 2016, Tigard adopted a new FIS Report, FIRM, and revised regulations. After the adoption, additional areas within Washington County, but outside of Tigard, were identified for further study. City must adopt these maps as a County effort. On June 6, City was notified that FEMA is required to review floodplain regulations to ensure that they meet the requirements for participation in the NFIP. C I T Y O F T I G A R D BACKGROUND The proposed amendments are based on the review conducted by FEMA for compliance in order to participate in the NFIP. The amendment must be adopted by October 19, 2018 in order to remain a participant in the NFIP. C I T Y O F T I G A R D Purpose of Amendment In order for Tigard to continue its participation in the NFIP, the City must adopt the following by October 19, 2018: 1.Updated FIRM 2.Regulations as specified by FEMA Region 10 (STARR II) C I T Y O F T I G A R D Questions and Discussion Type Unit Count Configuration R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 House 1 Detached ADU 1-2 Attached/Detached Quad 4 Attached Cottage Cluster 4-12 Detached Courtyard Unit 5-12 Attached Rowhouse 2+Attached Type I Apartment 2+Attached Allowed without a land use process. Development standards are checked at building permit application Allowed through a Type I Administrative land use process Allowed through a Type I Administrative land use process unless a traffic impact study is required, then Type II Allowed only in certain locations or with certain restriction through a Type I Administrative land use processType I - Restricted Type I / Type II Type I / Type II Allowed Outright Type I Type I / Type II Type I Type I Type I Allowed Outright Type I Page 1 of 2 Planning Commission Briefing City of Tigard Memorandum To: Tigard Planning Commission From: Susan P. Shanks, Senior Planner Re: PHASE II CODE AMENDMENT PROJECT BRIEFING Planned Developments and Miscellaneous Updates Date: September 10, 2018 for September 17, 2018 Meeting In response to the Planning Commission’s (PC) feedback at the last briefing on this project in August, staff prepared a draft of Chapter 18.770, Planned Developments (PD), for review and discussion. The draft chapter is attached and key elements are summarized below. Two other project updates are also summarized below. I. REVIEW/DISCUSS: Planned Developments (Attachment 1)  Consolidated and consecutive (concept plan and detailed plan) application options  Approval authority for consolidated and concept plans is PC with one set of approval criteria  Approval authority for detailed plan is CD Director (same as for subdivisions) unless PC specifies otherwise during concept plan approval  PD approval no longer results in an overlay zone designation (NOTE: staff proposes to amend zoning map at same time as development code)  New and improved purpose statement, submittal requirements, and approval criteria that reinforce and implement the purpose statement  More flexibility with clear upper limits in exchange for a persuasive and detailed public benefits proposal II. UPDATE: Modifications and Adjustments  Require nonconforming development to come closer into conformance with standards with option for making walkability improvements  Prohibition on adjusting a regulation that contains an express prohibition Page 2 of 2 Planning Commission Briefing III. UPDATE: Lot Shape Standards  Staff is proposing the following amendments to address lot shape issues: LOT WIDTH: Measure at front setback. (See Attachment 2.) LOT SHAPE: Rectilinear, except where not practicable due to location along a street radius, or existing lot shape. Side lot lines, where practicable, must run at right angles to the street upon which the lot faces. The rear lot line, where practicable, shall run parallel to the street. LIMITS ON COMPOUND LOT LINE SEGMENTS: Avoid changes in direction along side and rear lot lines. Cumulative lateral changes in direction of a side or rear lot line exceeding 10% of the distance between opposing lot corners along a given lot line is prohibited. Changes in direction are measured from a straight line drawn between opposing lot corners. STREET FRONTAGE WIDTH: Increase to 40 feet from 25 feet in R-1 through R-7 zones, with the exception of flag lots created through a partition.  Staff is meeting with the Development Advisory Committee on September 13 and will summarize the committee’s comments at the PC’s September 17 briefing. ATTACHMENT 1 Last Updated: September10, 2018 Page 1 of 5 Chapter 18.770 PLANNED DEVELOPMENTS 18.770.010 Purpose 18.770.020 Applicability 18.770.030 General Provisions 18.770.040 Submittal Requirements 18.770.050 Approval Process 18.770.060 Approval Criteria 18.770.070 Conditions of Approval 18.770.010 Purpose The purpose of this chapter is to provide an appropriate review process for evaluating and establishing planned developments. Planned developments are typically large-scale developments or smaller developments on constrained sites that desire or need more flexibility than available through the adjustment process. The benefits of flexibility to a planned development may take many forms, including but not limited to the transfer of density across internal zone boundaries, greater diversity of housing types, efficient use of land, increased building height, or increased density. The planned development review process provides an opportunity for innovative, creative, and well- designed developments that may be more intense than otherwise allowed by this titl e in exchange for developments that are thoughtfully integrated into the surrounding community and include features that benefit the public above and beyond what is generally required by this title. The benefits to the public from a planned development may take many forms, including but not limited to enhanced walkability or accessibility, increased housing options, increased open space, protection of significant tree groves, enhanced sensitive lands protection or restoration, enhanced outdoor recreational opportunities, enhanced public spaces or furnishings, pedestrian-scale architectural features, or sustainable features. A planned development approval does not constitute a zone change and is subject to such modifications, conditions, and restrictions as may be deemed appropriate by the approval authority. 18.770.020 Applicability This chapter applies to all proposed or existing planned developments. 18.770.030 General Provisions A. Planned development approval is required to establish a new planned development or to substantially redevelop an existing planned development. Substantial redevelopment requires the application of new approval criteria or involves substantive changes to uses, structures, site improvements, operating characteristics, or original findings of fact. B. Planned development review is a voluntary process. An applicant may choose to submit a single consolidated planned development application or two consecutive planned development applications consisting of a concept plan application and a detailed plan application. C. If sensitive lands review is required, a sensitive lands application must be submitted concurrently with a consolidated or detailed plan application. A sensitive lands application may be submitted concurrently with a concept plan application. ATTACHMENT 1 Last Updated: September10, 2018 Page 2 of 5 D. If land division is proposed, a subdivision or land partition application must be submitted concurrently with a consolidated or detailed plan application. A subdivision or land partition application may be submitted concurrently with a concept plan application. E. The following uses and housing types are allowed with planned development approval: 1. Residential zones. All residential housing types and civic uses are allowed, including associated accessory structures and uses. Commercial uses may be allowed where appropriately located, designed, and scaled. 2. Commercial zones. Apartments or residential uses in a mixed used development may be allowed where appropriately located, designed, and scaled. 3. Industrial zones. No additional uses are allowed beyond what is allowed in the applicable base zone. F. The following development standards may be adjusted with planned development approval: 1. Maximum residential density. 2. Maximum building height. 3. Minimum and maximum building setbacks. 4. Minimum and maximum lot sizes and configurations. 5. Maximum lot coverage. 6. Minimum landscape requirement. 7. Minimum widths of individual street elements. 8. Minimum block size. 9. Minimum parking ratio. 10. Any development standard that does not contain an express prohibition. G. The following development standards may not be adjusted with planned development approval: 1. Minimum residential density. 2. Maximum parking ratio. 3. Any development standard that contains an express prohibition. H. Planned development approvals may not adjust the items listed in Paragraph 18.715.020.B.2 – 6. I. Planned development approvals may be modified as allowed by Chapter 18.765, Modifications. ATTACHMENT 1 Last Updated: September10, 2018 Page 3 of 5 18.770.040 Submittal Requirements In addition to the submittal requirements described in Paragraph 18.710.030.C.3, a consolidated or concept plan application must include the following items: A. Proposal summary. A written description and graphic illustration of the planned development proposal with enough specificity to convey the overall land use pattern, development scale, circulation network, and residential types and densities. The description must include a statement about the planning objectives to be achieved by the proposal and why the applicant believes the public benefits from the proposal are sufficient to warrant the type and amount of flexibility requested. B. Compatibility analysis. A written description and graphic illustration of the relationship between the planned development proposal and the surrounding community. The description and illustration must explain how the proposal integrates with and responds to existing land forms and development patterns through a discussion about the arrangement, location, and massing of all proposed buildings, uses, and site improvements, including streets and paths. C. Flexibility request. A detailed written description of the development standards proposed to be adjusted and the reason for each proposed adjustment. The description must be accompanied by professional studies or analyses as needed to adequately support the reason for, or explain the impacts of, each proposed adjustment. The description must also include a table that lists each applicable standard and the associated proposed standard in a side-by-side column format. D. Public benefits proposal. A detailed written description of the proposed public benefits. The description must be accompanied by drawings, plans, or details as needed to convey the location, size, and overall nature of each public benefit. Public benefits include such features, amenities, or protections that in some way exceed the minimum standards of this title to the benefit of the general public or planned development users. E. Impact identification. A detailed written description of the impacts of the planned development proposal on adjacent properties or the surrounding community that would not occur if the property developed without a planned development approval. If impacts exist, the description must include a detailed mitigation proposal where practicable. F. Land use analysis. A detailed written description that demonstrates the need for or benefit of any commercial uses proposed in a residential zone or residential uses proposed in a commercial zone. The description must be accompanied by professional studies or analyses as needed to adequately support the proposed land uses. ATTACHMENT 1 Last Updated: September10, 2018 Page 4 of 5 18.770.050 Approval Process A. A consolidated planned development application is processed through a Type III-PC procedure as provided in Section 18.710.070, using approval criteria in Subsection 18.770.060.A below. B. A consecutive planned development submittal involves two separate applications. 1. A concept plan application is processed through a Type III-PC procedure as provided in Section 18.710.070, using approval criteria in Subsection 18.770.060.A below. A concept plan approval must be effective prior to the submittal of a detailed plan application. 2. A detailed plan application is processed through a Type II procedure as provided in Section 18.710.060, using approval criteria in Subsection 18.770.060.B below, unless the concept plan approval authority specifies a different review procedure as a condition of concept plan approval. 18.770.060 Approval Criteria A. The approval authority will approve or approve with conditions a consolidated or concept plan application when all of the following criteria are met: 1. The application includes all the required submittal items listed in Section 18.770.040. 2. The characteristics of the site are suitable for the proposed development considering size, shape, location, topography, and natural features. 3. The proposed development is reasonably compatible with and thoughtfully integrated into the surrounding community. 4. The proposed development includes features, amenities, or protections that exceed the minimum standards of this title to the benefit of the general public or planned development users, and the proposed benefits are sufficient to warrant the type and amount of development flexibility requested. 5. Any impacts from the proposed development are mitigated to the extent practicable. 6. Any adjustments to street or access standards do not result in unsafe conditions as determined by the city engineer. 7. The proposed development complies all applicable development standards and requirements of this title or as otherwise adjusted through this approval process. 8. The proposed development does not exceed the limitations described below. a. Height bonus. Maximum building height may be increased by up to 50 percent of the standard. b. Density bonus. Maximum residential density may be increased by up to 30 percent of the standard, and density may be transferred across zone boundaries within the development. c. Landscape reduction. Minimum landscape requirement may be reduced to 10 percent. ATTACHMENT 1 Last Updated: September10, 2018 Page 5 of 5 B. The approval authority will approve or approve with conditions a detailed plan application when all of the following criteria are met: 1. The proposed detailed plan is substantially consistent with the approved concept plan. 2. The proposed detailed plan complies with all applicable development standards and requirements of this title or as otherwise adjusted or conditioned through the concept plan approval process. 3. Adequate public facilities are available to serve the proposed use at the time of occupancy. 18.770.070 Conditions of Approval The approval authority may impose conditions of approval that are suitable and necessary to ensure that the consolidated or concept plan proposal is consistent with the purpose of this chapter as embodied by the approval criteria listed in Subsection 18.770.060.A above. Conditions may include but are not limited to the following: A. Requiring design features that minimize environmental impacts. B. Limiting building height, size, or location. C. Requiring higher quality materials and building design. D. Requiring more open space, public spaces, or community amenities. E. Requiring more separation or screening of uses, buildings, off-street parking areas, or service areas from public spaces or adjacent uses. F. Requiring more separation or screening of private residential spaces from public spaces or adjacent uses. G. Requiring more pedestrian connectivity within the development and between the development and the surrounding community. H. Requiring more pedestrian-oriented design features such as building awnings, ground floor windows and entries, or street-facing facades. I. Limiting or otherwise designating the size, number, or location of vehicle access points. J. Limiting or otherwise designating the location, intensity, and shielding of outdoor lighting. ATTACHMENT 2 Lot Width Measurement Former Definition: The average horizontal distance between the side lot lines measured within the building envelope. Current Definition: The horizontal distance between the side lot lines. Proposed Definition: The horizontal distance between the side lot lines as measured at the minimum front setback point along each side lot line. (Option B) Option A: The shortest/horizontal distance between side lot lines as measured at the midpoint of each side lot line. Option C: The average distance between side lot lines as measured 20 feet from the midpoint of the front and rear lot lines and at right angles to the lot depth line. Option B: The shortest/horizontal distance between side lot lines as measured at the minimum front setback point along each side lot line. ATTACHMENT 2 Option D: City of Tigard PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL NOTICE SECTION OF THE TIGARD TIMES, THE FOLLOWING: PUBLIC HEARING ITEM: The following will be considered by the Tigard Planning Commission at a Public Hearing on Monday, September 17, 2018 at 7:00 PM and by the Tigard City Council at a Public Hearing on Tuesday, October 16, 2018 at 6:30 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of procedure adopted by the Council and the rules of Chapter 18.710, available at City Hall. The Planning Commission’s review is for the purpose of making a recommendation to the City Council on the request. The Council will then hold a public hearing on the request prior to making a decision. Further information may be obtained from the City of Tigard Planning Division (Staff contact: Agnes Lindor) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-718-2429 or by e-mail to Agnesl@tigard-or.gov. DEVELOPMENT CODE AMENDMENT (DCA) 2018-00002 - FEMA FLOODPLAIN REGULATIONS UPDATE - REQUEST: The City of Tigard proposes legislative amendments to the Tigard Development Code (TDC). The Federal Emergency Management Agency (FEMA) performed a compliance review of the City’s ordinance as it relates to regulating the special flood hazard area. The proposed changes in Chapter 18.510, Sensitive Lands are required based on this compliance review. The proposed amendments include: 1. Adoption by reference, the updated Flood Insurance Rate Maps dated October 19, 2018; and 2. Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by FEMA. LOCATION: Citywide. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 (Citizen Involvement), 2 (Land Use Planning), and 7(Areas subject to Natural Disasters and Hazards), METRO’s Urban Growth Management Functional Plan Title 3 and 8; Comprehensive Plan Goals 1.1.2, 2.1.2, 2.1.3, 2.1.11, 7.1.7, 7.1.8, 7.1.9; and Tigard Development Code Chapters 18.710 and 18.795. PUBLISH DATE: Thursday, August 30, 2018 REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE DCA2018-00002 9/17/2018 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 7 Agenda Item : # 5 Hearing Date: September 17, 2018 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON SECTION I. APPLICATION SUMMARY CASE NAME: REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE CASE NO.: Develop ment Code Amendment (DCA) DCA2018-00002 PROPOSAL: The City of Tigard proposes legislative amendments to the Tigard Development Code (TDC). The Federal Emergency Management Agency (FEMA) performed a compliance review of the City’s ordinance as it relates to regulating the special flood hazard area. The proposed changes in Chapter 18.510, Sensitive Lands are required based on this compliance review. The proposed amendments include: 1. Adoption by reference, the updated Flood Insurance Rate Maps dated October 19, 2018; and 2. Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by FEMA. The proposed text amendments for the Planning Commission’s review are included in Attachment 1, and summarized in this report: APPLICANT : City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 ZONES: Citywide LOCATION: Citywide APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 (Citizen Involvement), 2 (Land Use Planning), 7 (Areas subject to Natural Disasters and Hazards); METRO’s Urban Growth Management Functional Plan Titles 3, and 8; Comprehensive Plan Goals 1.1.2, 2.1.2, 2.1.3, 7.1.7, 7.1.8 and 7.1.9; and Tigard Development Code Chapters 18.710 and 18.795 REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE DCA2018-00002 9/17/2018 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 7 SECTION II. STAFF RECOMMENDATION Staff recommends the Planning Commission find in favor of the proposed development code text amendments (Attachment 1); with any alterations as determined through the public hearing process, and make a final recommendation to the Tigard City Council. SECTION III. BACKGROUND INFORMATION AND PROJECT SUMMARY Required FEMA Floodplain Regulations Update The purpose of the Required FEMA Floodplain Regulations Update Project is to update the Sensitive Lands Chapter (18.510) with the required Federal Emergency Management Agency (FEMA) requirements and adopt the updated Flood Insurance Rate Maps. A brief summary of the National Flood Insurance Program and the proposed changes is provided below. The National Flood Insurance Program (NFIP) is a federal program that was established in 1968 through the passage of the National Flood Insurance Act and administered by FEMA. The programs allow owners of properties within the Special Flood Hazard Area (SFHA)—also sometimes described as the 100-year floodplain—to obtain federally-backed insurance for their properties in jurisdictions that have adopted land use regulations for development in the floodplain. In addition to providing insurance, the NFIP identifies and maps the Nation’s floodplains, known as the Flood Insurance Rate Map (FIRM) which results from a Flood Insurance Study. The FIRM is an official map on which FEMA has delineated both the SFHA and other flood zones within a community. The FIRM is used in determining a jurisdiction’s floodplain regulations, whether a property owner is required to obtain flood insurance as well as the insurance rate. Floodplain boundaries do not stay constant but rather undergo change over time due to effects of erosions, development impacts, vegetation removal and other factors. To account for floodplain boundary changes, FEMA periodically adjusts the SFHA maps used by local jurisdictions. The City of Tigard does not conduct floodplain inventories and relies on FEMA for the determination of the SFHA boundary. FEMA periodically amends the regulatory requirement of the NFIP through updates to the local FIRM and a corresponding Flood Insurance Study (FIS) Report. Prior to amending the FIRM and/or developing new or revised floodplain requirements as part of the NFIP updates, FEMA coordinates with local jurisdictions to determine local flood area conditions. In 2016, the City adopted a new FIS Report, FIRM and revised floodplain regulations. Since the adoption in 2016, additional areas within Washington County were identified for further study. All areas that required further study that resulted in map changes are within Washington County, but outside of Tigard. The City of Tigard must adopt the updated maps with the updated date as a countywide effort. The FIRM updates must be adopted and effective within 6 months of FEMA’s Letter of Final Determination. On April 19, 2018, FEMA notified the City of Tigard of the final flood elevation determinations on the FIRM for properties in the City of Tigard within the SFHA. The letter also stated that no significant changes were made to the flood hazard data on the preliminary maps within the City of Tigard. On June 6, 2018, the City was notified that FEMA Region 10 is required to review the current floodplain to ensure it meets the requirements for participation in the National Flood Insurance Program. FEMA hired a consulting firm, STARR II, to assist in the review process. The City received FEMA’s review comments on July 30, 2018, which identified additional changes pertaining to floodplain regulation, not identified by FEMA through the last update in 2016. These changes are proposed in Attachment 1. REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE DCA2018-00002 9/17/2018 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 7 FEMA requires that this ordinance with the proposed text amendments to TDC 18.510 and updated Flood Insurance Rate Maps be adopted and in effect by October 19, 2018 in order for the City of Tigard to remain a participant in NFIP. Proposed Amendments Amend the Tigard Development Code Definitions (TDC 18.30) and Sensitive Lands Chapter (TDC 18.510) as proposed: o Text Amendments to Chapter 18.30 (Definitions) to establish a new definition for “Flood”; o Text Amendments to Chapter 18.510 (Sensitive Lands) to add new definitions for “Basement”, “Elevated Building”, “Manufactured Home Park or Subdivision”, and “Substantial Improvement”; o Text Amendments to Chapter 18.510 (Sensitive Lands) to amend the date of the updated Flood Insurance Study and accompanying Flood Insurance Rate Map dated October 19, 2018; o Text Amendments to Chapter 18.510 (Sensitive Lands) to amend regulations for the manufactured homes; and o Text Amendments to Chapter 18.775 (Sensitive Lands) to include requirements for notifying FEMA of new technical data. SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS STATEWIDE PLANNING GOALS AND GUIDELINES State planning regulations require cities to adopt and amend Comprehensive Plans and land use regulations in compliance with the state land use goals. Because the proposed Code Amendment s have a limited scope and the text amendments address only some of the topics in the State wide Planning Goals, only applicable Statewide Goals are addressed below. Statewide Planning Goal 1 – Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. FINDING: This goal has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.710.110. Notices were sent by US Postal Service on August 23, 2018 to affected government agencies and the latest version of the City’s interested parties list. A notice was published in the Tigard Times newspaper on August 30, 2018. Project information and documents were published to the City website prior to the public hearing. A minimum of two public hearings will be held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. This goal is satisfied. Statewide Planning Goal 2 – Land Use Planning: This goal outlines the land use pl anning process and policy framework. FINDING: The Department of Land Conservation and Development (DLCD) has acknowledged the City’s Comprehensive Plan as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process and standards to review changes to the Tigard Development Code in compliance with the Comprehensive Plan and other applicable state requirements. As discussed within this report, the applicable Development Code process and standards have been applied to the proposed amendment. This goal is satisfied. REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE DCA2018-00002 9/17/2018 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 7 Statewide Planning Goal 7 – Areas Subject to Natural Disaster : This goal requires jurisdictions to protect development in places subject to natural haz ards. FINDING: The Department of Land Conservation and Development has acknowledged the City’s Comprehensive Plan as being consistent with the statewide planning goals. The proposed text amendments create a land use control that will buffer land uses and protect development in places subject to natural hazards. Consistency with the City’s Hazard goals and policies are discussed later in this report under applicable policies of the Tigard Comprehensive Plan. This goal is satisfied. CONCLUSION: Based on the findings above and the related findings below, staff finds the proposed code amendments are consistent with applicable Statewide Planning Goals. METRO’S URBA N GROWTH MANAGEMENT FUNCTIONAL PLAN State planning regulations require cities to adopt and amend Comprehensive Plans and land use regulations in compliance with the state land use goals. Because the proposed Code Amendments have a limited scope and the text amendments address only some of the topics in the METRO’s Urban Growth Management Functional Plan, only applicable Titles are addressed below. Title 3 – Water Quality and Flood Management : The intent of this goal is To protect the beneficial water uses and functions and values of resources within the Water Quality and Flood Management Areas by limiting or mitigating the impact on these areas from development activities and protecting life and property from dangers associated with flooding. FINDING: The proposed amendment will adopt the newly updated FEMA Flood Insurance Rate Maps, which will allow the City to continue to participate in the National Flood Insurance Program. The proposed floodplain regulation relating to manufactured homes will provide protection for development located within natural flood hazard areas. The proposed amendment also includes updated terminology consistent with state and federal laws. This title is satisfied. Title 8 – Compliance Procedures: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. FINDING: This title has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.710.110. Notices were sent by US Postal Service on August 23, 2018 to affected government agencies and the latest version of the City’s interested parties list. A notice was published in the Tigard Times newspaper August 30, 2018. Project information and documents were published to the City website prior to the public hearing. A minimum of two public hearings will be held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. This title is satisfied. CONCLUSION: Based on the findings above, staff finds that the proposed code amendment is consistent with Metro’s Urban Growth Management Functional Plan. TIGARD COMPREHENSIVE PLAN State planning regulations require cities to adopt and amend Comprehensive Plans and land use regulations in compliance with the state land use goals and consistent with Comprehensive Plan Goals and Policies. Because the Development Code Amendments have a limited scope and the text REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE DCA2018-00002 9/17/2018 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 7 amendments address only some of the topics in the Tigard Comprehensive Plan, only applicable comprehensive plan goals and associated policies are addressed below. Comprehensive Plan Goal 1: Citizen Involvement Policy 1.1.2: The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. FINDING: This policy has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.710.110. Notices were sent by US Postal Service on August 23, 2018 to affected government agencies and the latest version of the City’s interested parties list. A notice was published in the Tigard Times newspaper August 30, 2018. Project information and documents were published to the City website prior to the public hearing. A minimum of two public hearings will be held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. This policy is met. Comprehensive Plan Goal 2: Land Use Planning Policy 2.1.2: The City’s land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. FINDING: As demonstrated in this staff report, the proposed amendments to the Tigard Development Code are consistent with the Tigard Comprehensive Plan. This policy is satisfied. Policy 2.1.3: The Cit y shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. FINDING: Copies of the proposed text amendments were sent to affected agencies and were invited to comment on the proposal and discussed in Section V of this report. Comments submitted by affected agencies have been incorporated into this report and the proposed amendments. This policy is satisfied. Policy 2.1.11: The City shall adopt regulations and stand ards to protect public safety and welfare from hazardous conditions related to land use activities. FINDING: The proposed amendment includes the adoption of FEMA’s Flood Insurance Rate Maps, which will maintain the City’s participation in the National Flood Insurance Program and protect the public welfare for properties located within the SFHA. This policy is satisfied. Comprehensive Plan Goal 7: Hazards Policy 7.1.7: The City shall comply with the Federal Emergency Management Agency (FEMA) flood regula tions, which include standards for base flood levels, flood proofing, and minimum finished floor elevations. FINDING: The proposed amendments adopt the newly updated FEMA Flood Insurance Rate Maps, update definitions consistent with federal law, amend regulations for manufactured homes and provide requirements for notifying FEMA with new technical information. These proposed amendments are consistent with state and federal laws. This policy is satisfied. Policy 7 .1.8 : The City shall prohibit any land form alterations or developments in the 100 - year floodplain which would result in any rise in elevation of the 100 -year floodplain. FINDING: The proposed amendments adopt the recently updated FEMA Flood Insurance Rate Maps and regulations for development within the SFHA ensuring that development will not result in any rise in elevation of the 100-year floodplain. This policy is satisfied. REQUIRED FEMA FLOODPLAIN REGULATIONS UPDATE DCA2018-00002 9/17/2018 PUBLIC HEARING, STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 7 Policy 7 .1.9 : The City shall not allow land form alterations of development w ithin the 100 - year floodplain outside the zero-foot rise floodway unless: A. The streamflow capacity of the zero-foot rise and floodway is maintained; and B. Engineered drawings and/or documentation shows there will be no detrimental upstream or downstream effects in the floodplain area. FINDING: The proposed amendments adopt the newly updated FEMA Flood Insurance Rate Maps and regulations for development within the SFHA ensuring that development will not be detrimental to the floodplain. This policy is satisfied. CONCLUSION: Based on the findings above, staff concludes that the proposed code text amendment is consistent with applicable provisions of the Tigard Comprehensive Plan. APPLICABLE PROVISIONS OF THE TIGARD DEVELOPMENT CODE 18.795 : Map and Text Amendments 18.795 .020 Legislative Amendme nts A. Legislative amendments shall be processed through a Legislative procedure, as provided in Section 18.710.110 FINDING: The proposed amendments are legislative in nature. Therefore, the amendment will be reviewed under the Legislative procedure. This procedure requires public hearings by both the Planning Commission and City Council. This standard is satisfied. B. Approval considerations. A recommendation or a decision for a legislative amendment may be based on consideration of the applicable legal r equirements. They may, but do not necessarily include: Oregon Revised Statues, Oregon Administrative Rules, one or more Statewide Planning Goals, Metro’s Urban Growth Management Functional Plan and any other regional plans. FINDING: Findings and conclusions are provided in this staff report for the applicable listed criteria on which the recommendation by the Commission and the decision by the Council shall be based. This standard is satisfied. CONCLUSION: Based on the findings above, staff concludes that the proposed code text amendment is consistent with applicable provisions of the Tigard Development Code. SUMMARY CONCLUSION: As shown in the findings above, staff concludes that the proposed amendments are consistent with the applicable Statewide Planning Goals; METRO’s Urban Growth Management Functional Plan; applicable Comprehensive Plan goals and policies, and the applicable provisions of the City’s implementing ordinances. SECTION V . AGENCY COMMENTS City of Portland, City of Beaverton , City of Durham, City of Lake Oswego, City of Tualatin, City of King City, Washington County , METRO , ODOT, DLCD, DEQ , ODFW, OR Dept. of Geo. & Mineral Ind., CWS, Tri -Met, Comcast, Frontier, NW Natural, PGE, TTSD, TVF&R, and Pride Di sposal were notified of the proposed code text amendment but provided no comment. City of Tualatin provided comments stating they have reviewed the proposal and have no Excerpt from 18.30, Definitions 18.30.020.A Definitions 70. Flood-related definitions: a. “Base flood” - The flood having a one percent chance of being equaled or exceeded in any given year. Also referred to as the “100-year flood.” b. “Critical facility”- A facility for which even a slight chance of flooding might be too great. Critical facilities include, but are not limited to, schools; nursing homes; hospitals; police, fire, and emergency response installations; and installations that produce, use , or store hazardous materials or hazardous waste. c. “Flood” - A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters or the unusual and rapid accumulation of runoff of surface waters from any source. d. “Floodway” - The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. e. “Floodway fringe” - The area of the special flood hazard area lying outside of the floodway. f. “Special Flood Hazard Area” - The land area covered by the floodwaters of the base flood is the Special Flood Hazard Area (SFHA) on NFIP maps. The SFHA is the area where the National Flood Insurance Program’s (NFIP’s) floodplain management regulations must be enforced and the area where the mandatory purchase of flood insurance applies. The SFHA includes Zones A, AO, AH, A1-30, AE, A99, AR, AR/A1-30, AR/AE, AR/AO, AR/AH, AR/A, VO, V1-30, VE, and V. Also referred to as the “100-year floodplain.” Attachment 1 THIS PAGE LEFT INTENTIONALLY BLANK Attachment 1 Sensitive Lands 18.510-1 Code Update: 12/17Proposed Amendment Chapter 18.510 SENSITIVE LANDS Sections: 18.510.010 Purpose 18.510.020 Applicability 18.510.030 Administrative Provisions 18.510.040 General Provisions for Special Flood Hazard Areas 18.510.050 General Provisions for Wetlands 18.510.060 Lapse of Approval and Extensions 18.510.070 Sensitive Lands Applications 18.510.080 Development within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek 18.510.090 Adjustments to Base Zone Standards 18.510.100 Density Transfer and Reductions 18.510.110 Variances to Section 18.510.080 Standards 18.510.120 Plan Amendment Option 18.510.130 Significant Habitat Areas Map Verification Procedures 18.510.010 Purpose A.Maintain integrity of rivers, streams, and creeks. Sensitive land regulations in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality and fish and wildlife habitats, and preserving scenic quality and recreation potential. B.Implement comprehensive plan and floodplain management program. The regulations of this chapter are intended to implement the comprehensive plan and the city’s floodplain management program as required by the Federal Emergency Management Agency (FEMA) through the National Flood Insurance Program, to help to preserve sensitive land areas from encroaching use, and to maintain the November 4, 2016October 19, 2018, zero-foot rise floodway elevation. C.Implement Clean Water Service (CWS) design and construction standards. The regulations of this chapter are intended to protect the beneficial uses of water within the Tualatin River Basin in compliance with the CWS “Design and Construction Standards.” D.Implement the Metro Urban Growth Management Functional Plan. The regulations of this chapter are intended to protect the beneficial water uses and functions and values of resources within water quality and flood management areas and to implement the performance standards of the Metro Urban Growth Management Functional Plan. E.Implement Statewide Planning Goal 5 (Natural Resources). The regulations in this chapter are intended to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule pertaining to wetland and riparian corridors. F.Protect public health, safety, and welfare. Sensitive land areas are designated as such to protect the public health, safety, and welfare of the community through the regulation of these sensitive land areas. G.Location. Sensitive lands are lands potentially unsuitable for development because of their location within: Attachment 1 Sensitive Lands 18.510-2 Code Update: 12/17Proposed Amendment 1. The special flood hazard area or 1996 flood inundation line, whichever is greater; 2. Natural drainageways; 3. Wetland areas that are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard “Wetland and Stream Corridors Map”; 4. Steep slopes of 25 percent or greater and unstable ground; and 5. Significant fish and wildlife habitat areas designated on the City of Tigard “Significant Habitat Areas Map.” (Ord. 17-22 §2) 18.510.020 Applicability A. CWS stormwater connection permit. All proposed development shall obtain a stormwater connection permit from CWS in compliance with its design and construction standards. B. Outright permitted uses with no approval required. Except as provided below and by Subsections 18.510.020.D, F, and G of this section, the following uses are outright permitted uses within drainageways, slopes that are 25 percent 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 18.510.080. 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 18.510.080. 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 18.510.080. 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. 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 18.510.080. 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 18.510.080. Attachment 1 Sensitive Lands 18.510-3 Code Update: 12/17Proposed Amendment 8. Accessory structures that 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 18.510.080. 9. Land form alterations involving up to 10 cubic yards of material; 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 18.510.080. C. Exemptions. When performed under the direction of the city, the following shall be exempt from the provisions of this section: 1. Responses to public emergencies, including emergency repairs to public facilities; 2. Stream and wetlands restoration and enhancement programs, except in special flood hazard areas when meeting the definition of development in paragraph 18.510.040.R.1; 3. Non-native vegetation removal; 4. Planting of native plant species; and 5. Routine maintenance or replacement of existing public facilities projects, except in special flood hazard areas when meeting the definition of development in paragraph 18.510.040.R.1. D. Jurisdictional wetlands. Landform alterations or developments that 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, 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 review. The city shall require that all necessary approvals from other agencies are obtained. All other applicable city requirements shall be met, including sensitive land reviews for areas within the special flood hazard area, slopes of 25 percent or greater or unstable ground, drainageways, and wetlands that are not under state or federal jurisdiction. E. Administrative sensitive lands review. 1. Administrative sensitive lands reviews within the special flood hazard area (excluding the floodway), drainageway, slopes that are 25 percent or greater, and unstable ground shall be processed through a Type I procedure, as provided in Section 18.710.050, for the following actions: a. The installation of public support facilities shall be subject to compliance with all of the standards in this chapter; a. The repair, reconstruction, or improvement of an existing structure or utility, the cost of which is less than 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction. b. Actions within the special flood hazard area: i. The construction of accessory structures up to 528 square feet in size; and ii. Any land formations involving up to 50 cubic yards of material. Attachment 1 Sensitive Lands 18.510-4 Code Update: 12/17Proposed Amendment b. Minimal ground disturbances or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area, for land that is within public easements and rights-of- way shall be subject to compliance with all of the standards in this chapter; c. Actions within drainageways and slopes that are 25 percent or greater, and unstable ground: c. i. Minimal ground disturbances or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area shall be subject to compliance with all of the standards in this chapter; and ii. Building permits for accessory structures that are 120 to 528 square feet in size. d. The repair, reconstruction, or improvement of an existing structure or utility, the cost of which is less than 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction provided no development occurs in the floodway shall be subject to compliance with all of the standards in this chapter; e. Building permits for accessory structures that are 120 to 528 square feet in size;, except in the floodway area; f. Paving on private property, except in the floodway area shall be subject to compliance with all of the standards in this chapter; g. Maintenance of floodway excluding re-channeling; within special flood hazard areas, shall be subject to compliance with all of the standards in this chapter; h. The construction of fences within special flood hazard areas shall be subject to compliance with all of the standards in this chapter; i. The construction of accessory structures that are less than 120 square feet within special flood hazard areas shall be subject to compliance with all of the standards in this chapter; and j. Any land formations involving up to 10 cubic yards of material within special flood hazard areas shall be subject to compliance with all of the standards in this chapter. 2. The approval authority shall approve, approve with conditions, or deny a sensitive land review application using the standards and approval criteria Sections 18.510.040, 18.510.050, 18.510.070 and 18.510.080. F. Sensitive lands approvals issued by the director. 1. Sensitive land reviews within drainageways, slopes that are 25 percent or greater or unstable ground, and wetland areas that are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard “Wetland and Streams Corridors Map” shall be processed through a Type II procedure, as provided in Section 18.710.060 for the following actions: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; Attachment 1 Sensitive Lands 18.510-5 Code Update: 12/17Proposed Amendment b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures that are greater than 528 square feet in size, outside floodway areas. 2. The approval authority shall approve, approve with conditions, or deny a sensitive lands review application using the approval criteria provided in Section 18.510.070. G. Sensitive lands approvals issued by the hearings officer. 1. Sensitive land reviews within special flood hazard areas shall by processed through a Type III-HO procedure, as provided in Section 18.710.070, for the following actions: 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 percent 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 that are greater than 528 square feet in size, outside of floodway areas. 2. The approval authority shall approve, approve with conditions, or deny a sensitive lands review application using the approval criteria provided in Section 18.510.070. H. Other uses. Except as explicitly authorized by other provisions of this chapter, all other uses are prohibited on sensitive land areas. I. Nonconforming uses. A use established prior to the effective date of this title, which would be prohibited by this chapter or that 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 18.50, Nonconforming Circumstances. (Ord. 17-22 §2) 18.510.030 Administrative Provisions A. Interagency coordination. The approval authority shall review all applications for a sensitive lands review to determine that all necessary approvals shall be obtained from those federal, state, or local governmental agencies, from which prior approval is also required. As provided in CWS “Design and Construction Standards,” the necessary permits for all “development” 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. Attachment 1 Sensitive Lands 18.510-6 Code Update: 12/17Proposed Amendment B. Alteration or relocation of water course. 1. The director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished. C. Applicable standards and criteria. The approval authority shall apply the standards and criteria provided in this chapter when reviewing an application for a sensitive lands review. D. Elevation and floodproofing certification. The approval authority shall require that the elevations and floodproofing certification required in Subsection 18.510.030.E be provided prior to permit issuance and verification upon occupancy and final approval. E. Maintenance of records. 1. Where base flood elevation data is provided through the flood insurance study, the building official shall obtain and record the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure contains a basement; 2. For all new or substantially improved floodproofed structures, the building official shall: a. Verify and record the actual elevation (in relation to mean sea level); and b. Maintain the floodproofing certifications required in this chapter. 3. The director shall maintain for public inspection all other records pertaining to the provisions in this chapter. (Ord. 17-22 §2) 18.510.040 General Provisions for Special Flood Hazard Areas A. Review. The approval authority shall review all applications to determine whether proposed building sites will minimize the potential for flood damage. B. Special flood hazard. The areas of special flood hazard identified by FEMA in a scientific and engineering report entitled “The Flood Insurance Study for Washington County, Oregon and Incorporated Areas effective November 4, 2016 October 19, 2018” with accompanying Flood Insurance Map is hereby adopted by reference and declared to be a part of this ordinance. C. Base flood elevation data. When base flood elevation data has not been provided in compliance with Subsection 18.510.040.B, the approval authority 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 18.510.040.M and N. 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 Attachment 1 Sensitive Lands 18.510-7 Code Update: 12/17Proposed Amendment of past flooding, etc., where available. Failure to elevate at least 2 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 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 wasteter disposal systems. On-site wasteter disposal systems shall be located to avoid impairment to them or contamination from them during flooding. L. Residential construction. 1. New construction and substantial improvement of any residential structure, including manufactured homes, shall have the lowest floor, including the basement, elevated at least 1 foot above base flood elevation; 2. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement shall either be certified by a registered professional engineer or architect, or shall meet or exceed the following minimum criteria: a. A minimum of 2 openings having a total net area of not less than 1 square inch for every square foot of enclosed area subject to flooding shall be provided; b. The bottom of all openings shall be no higher than 1 foot above grade; and c. Openings may be equipped with screens, louvers, or other coverings or devices, provided that they permit the automatic entry and exit of flood waters. 3. Manufactured homes shall be securely anchored to an adequately anchored permanent foundation system to prevent flotation, collapse, and lateral movement during the base flood. Anchoring methods may include, but are not limited to, use of over-the-top or frame ties to ground anchors. Electrical crossover connections shall be a minimum of 12 inches above BFE. Attachment 1 Sensitive Lands 18.510-8 Code Update: 12/17Proposed Amendment M. Nonresidential construction. New construction and substantial improvement of any commercial, industrial, or other nonresidential structure shall either have the lowest floor, including basement, elevated to the level of the base flood elevation, or together with attendant utility and sanitary facilities, shall: 1. Be floodproofed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water; 2. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; 3. Be certified by a registered professional engineer or architect that the design and methods of construction are in compliance with accepted standards of practice for meeting provisions of this subsection based on their development or review of the structural design, specifications and plans. Such certifications shall be provided to the building official as provided in 18.510.030.E.2; and 4. Nonresidential structures that are elevated, not floodproofed, shall meet the same standards for space below the lowest floor as described in Paragraph 18.510.040.L.2. Applicants flood-proofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are 1 foot below the floodproofed level (e.g., a building constructed to the base flood level will be rated as 1 foot below that level). N. Subdivisions and partitions in special flood hazard areas. Subdivisions and partitions in the special flood hazard area shall meet the following criteria: 1. The design shall minimize the potential for flood damage; 2. Public utilities and facilities such as sewer, gas, electrical, and water systems shall be located and constructed so as to minimize flood damage; 3. Adequate drainage shall be provided to reduce exposure to flood damage; and 4. For subdivisions or partitions that contain more than 50 lots or 5 acres and where base flood elevation data is not available from the Federal Emergency Management Agency (FEMA) or another authoritative source, the applicant shall generate base flood elevation data to be reviewed as part of the application. O. Recreational vehicles. Recreational vehicles placed on sites within Zones A1-A30, AH, and AE on the flood insurance rate map either: 1. Are on the site for fewer than 180 consecutive days; 2. Are fully licensed and ready for highway use: a. Are on wheels or jacking system, b. Are attached to the site only by quick disconnect type utilities and security devices, and have no permanently attached additions, or c. Meet the requirements of Subsections 18.510.040.E, F, I, and L and the elevation and anchoring requirements for manufactured homes. Attachment 1 Sensitive Lands 18.510-9 Code Update: 12/17Proposed Amendment P. Critical facilities. Construction of new critical facilities shall be, to the extent possible, located outside of the limits of the special flood hazard area. Construction of new critical facilities shall be permissible within the special flood hazard area if no feasible alternative site is available. Critical facilities constructed within the special flood hazard area shall have the lowest floor elevated 3 feet above base flood elevation or to the height of the 500-year flood, whichever is higher. Access to and from the critical facility should also be protected to the height utilized above. Floodproofing and sealing measures shall be taken to ensure that toxic substances will not be displaced by or released into floodwaters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible. Q. Severability. If any section, clause, sentence, or phrase of the ordinance is held to be invalid or unconstitutional by any court of competent jurisdiction, then said holding shall in no way affect the validity of the remaining portions of this chapter. R. Definitions. The following definitions are only applicable to this section: 1. Basement - Any area of the building having its floor subgrade (below ground level) on all sides. 2. 1. DEVELOPMENT Developmentmeans - aAny man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials. 3. Elevated Building – For insurance purposed, a non-basement building and that has its lowest elevated floor raised above ground level by foundation walls, shear walls, posts, piers, pilings, or columns. 4. 2. FLOOD INSURANCE RATE MAPFlood Insurance Rate Map (FIRM) means an - The official map of a community, on which the Federal Insurance Administrator has delineated both the special hazard areas and the risk premium zones applicable to the community. A FIRM that has been made available digitally is called a Digital Flood Insurance Rate Map (DFIRM). 5. 3. FLOOD INSURANCE STUDYFlood Insurance Study (FIS) means - tThe official report provided by the Federal Insurance Administration that includes flood profiles, the Flood Boundary- Floodway Map, and the water surface elevation of the base flood. 6. 4. LOWEST FLOORLowest Floor - means tThe lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area is not considered a building’s lowest floor; Provided, that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements of Section 60.3. 7. 5. MANUFACTURED HOMEManufactured Home - means aA structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term “manufactured” home does not include a “recreational vehicle.” 8. Manufactured Home Park or Subdivision - A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale. 9. 6. NEW CONSTRUCTIONNew Construction - means, fFor the purposes of determining insurance rates, structures for which the “start of construction” commenced on or after the effective Attachment 1 Sensitive Lands 18.510-10 Code Update: 12/17Proposed Amendment date of an initial FIRM or after December 31, 1974, whichever is later, and includes any subsequent improvements to such structures. For floodplain management purposes, new construction means structures for which the start of construction commenced on or after the effective date of a floodplain management regulation adopted by a community and includes any subsequent improvements to such structures. 10. 7. RECREATIONAL VEHICLERecreational Vehicle - means aA vehicle which is: (a) Built on a single chassis; (b) 400 square feet or less when measured at the largest horizontal projection; (c) Designed to be self-propelled or permanently towable by a light duty truck; and (d) Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. 11. 8. START OF CONSTRUCTIONStart of Construction - iIncludes substantial improvement, and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, placement or other improvement was within 180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building. 12. 9. StructureSTRUCTURE means, - fFor floodplain management purposes, a walled and roofed building, including a gas or liquid storage tank, that is principally above ground , as well as a manufactured home.. 13. 10. Substantial DamageUBSTANTIAL DAMAGE means - dDamage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred. 14. Substantial Improvement - Any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure either: a. Before the ”start of construction” of the improvement; or b. If the structure has been damaged and is being restored, before the damage occurred. c. The term does not, however, include either: i. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions or i.ii. Any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places, provided that the alteration will not preclude the structure’s designation as a ‘historic structure’. 15. 11. ViolationIOLATION means - tThe failure of a structure or other development to be fully compliant with the community’s flood plain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance Attachment 1 Sensitive Lands 18.510-11 Code Update: 12/17Proposed Amendment required in Section 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) is presumed to be in violation until such time as that documentation is provided. S. Disclaimer of liability. This section provides a reasonable degree of flood protection but does not imply total flood protection. T. Greater restriction. This section shall not in any way impair/ or remove the necessity of compliance with any other applicable laws, ordinances, regulations, etc. Where this section imposes a greater restriction, the provisions of this section shall control. (Ord. 17-22 §2) U. New technical data. Notify FEMA within 6 months of project completion when an applicant has obtained a Conditional Letter of Map Revision (CLOMR) from FEMA, or when development altered a watercourse, modified floodplain boundaries, or modified Base Flood Elevations. This notification shall be provided as a Letter of Map Revision (LOMR). 18.510.050 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, as provided in “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. (Ord. 17-22 §2) 18.510.060 Lapse of Approval A. Lapse of approval. Approval of a sensitive lands review shall lapse if: 1. Substantial construction of the approved plan has not begun within a 1.5 year period; or 2. Construction on the site is a departure from the approved plan. B. Extensions. The director shall, upon written request by the applicant, grant an extension of the approval period not to exceed 1 year, provided that: 1. No changes are made on the original plan as approved; 2. The applicant can show intent of initiating construction of the site within the 1-year extension period; and 3. There have been no changes to the applicable comprehensive plan policies and ordinance provisions on which the approval was based. (Ord. 17-22 §2) 18.510.070 Sensitive Lands Applications A. Approval required. An applicant, who wishes to develop within a sensitive area, as defined in this chapter, shall obtain approval in certain situations. Depending on the nature and intensity of the Attachment 1 Sensitive Lands 18.510-12 Code Update: 12/17Proposed Amendment proposed activity within a sensitive area, either a Type II or Type III review is required, as provided in Subsections 18.510.020.F and G. The approval criteria for different types of sensitive areas are provided in Subsections 18.510.070.B–E. B. Within the special flood hazard area. The approval authority shall approve or approve with conditions an application for sensitive lands review within the special flood hazard area when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; 2. Land form alterations shall preserve or enhance the special flood hazard area 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; a. If in the floodway and no-rise requirement is met, the development will comply with all applicable flood hazard reduction provisions. 3. Land form alterations or developments within the special flood hazard area 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 service uses, utilities, or public support facilities shall be allowed on residentially zoned properties subject to applicable zoning standards; 4. Where a land form alteration or development is permitted to occur within the special flood hazard area 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 compliance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed as untimely; 6. Pedestrian/bicycle pathway projects within the special flood hazard area 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 or development are allowed within and adjacent to the special flood hazard area, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the special flood hazard area in compliance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the special flood hazard area in compliance with the adopted pedestrian/bicycle pathway plan. C. With steep slopes. The approval authority shall approve or approve with conditions an application for a sensitive lands review on slopes of 25 percent or greater or unstable ground when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; Attachment 1 Sensitive Lands 18.510-13 Code Update: 12/17Proposed Amendment 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 structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to- bedrock; and 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 compliance with Chapter 18.320, Landscaping and Screening. D. Within drainageways. The approval authority shall approve or approve with conditions an application for a sensitive lands review within drainageways when all of the following criteria are met: 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 compliance with Chapter 18.320, Landscaping and Screening; 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in compliance with Clean Water Services requirements and the city’s adopted stormwater master plan; 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; 8. Where land form alterations or development are allowed within and adjacent to the special flood hazard area, the city shall require the consideration of dedication of sufficient open land area within and adjacent to the special flood hazard area in compliance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the special flood hazard area in compliance with the adopted pedestrian bicycle pathway plan. E. Within wetlands. The approval authority shall approve or approve with conditions an application for a sensitive lands review within wetlands when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; Attachment 1 Sensitive Lands 18.510-14 Code Update: 12/17Proposed Amendment 2. The proposed land form alteration or development is neither on wetland in an area designated as significant wetland on the comprehensive plan special flood hazard area and wetland map nor is within the vegetative corridor as provided in “Table 3.1 Vegetative Corridor Widths” and “Appendix C: Natural Resources Assessments” of the CWS “Design and Construction Standards,” for such a wetland; 3. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than the minimum required for the use; 4. Any encroachment or change in on-site or off-site drainage that would adversely impact wetland characteristics have been mitigated; 5. Where natural vegetation has been removed due to land form alteration or development, erosion control provisions of the Surface Water Management program of Washington County shall be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in compliance with Chapter 18.320, Landscaping and Screening; 6. All other sensitive lands requirements of this chapter have been met; 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; 8. The provisions of Chapter 18.520, Urban Forestry, shall be met; 9. Physical limitations and natural hazards, special flood hazard area and wetlands, natural areas, and parks, recreation and open space policies of the comprehensive plan have been met. (Ord. 17-22 §2) 18.510.080 Special Provisions 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 in compliance with Section 18.510.120. 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 compliance with CWS “Design and Construction Standards,” or modified in compliance with Section 18.510.120. 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 75-foot setback area, the vegetated corridor is measured from the upland edge of the associated wetland. Attachment 1 Sensitive Lands 18.510-15 Code Update: 12/17Proposed Amendment 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 compliance with CWS “Design and Construction Standards,” or modified in compliance with Section 18.510.120. 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 percent of the standard width, unless wider in compliance with CWS “Design and Construction Standards,” or modified in compliance with Section 18.510.120. 4. The determination of corridor condition shall be based on the natural resource assessment guidelines as provided 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 in compliance with Section 18.510.070 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 in compliance with 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 in compliance 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, Department of State Lands, or other federal, state, or regional agencies, are not subject to this subsection B, except where the: a. Land form alterations or developments are located within or partially within a good condition vegetated corridor, as provided in Paragraphs 18.510.080.B.1 and 2; Attachment 1 Sensitive Lands 18.510-16 Code Update: 12/17Proposed Amendment 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 provided in Paragraph 18.510.080.B.3. These exceptions reflect instances of the greater protection of riparian corridors provided by the safe harbor provisions of the Goal 5 administrative rule. (Ord. 17-22 §2) 18.510.090 Adjustments to Base Zone Standards A. Adjustment. The approval authority may approve up to 50 percent adjustment to any dimensional standard (e.g., setback, height or lot area) of the base zone to allow development when necessary to further the purpose of this chapter. The purpose of the adjustment process is to reduce adverse impacts on wetlands, stream corridors, fish and wildlife habitat, water quality and the potential for slope of flood hazards. The approval authority may impose any reasonable condition necessary to mitigate identified impacts resulting from development on otherwise unbuildable land. B. Adjustment criteria. A special adjustment to the standards in the applicable base zone is processed through a Type II procedure, as provided in Section 18.710.060, when development is proposed within or adjacent to the vegetated corridor area or within or adjacent to areas designated as “strictly limit” or “moderately limit” on the City of Tigard “Significant Habitat Areas Map.” Verification of significant habitat boundaries shall be done in compliance with the procedures provided in Section 18.510.130. The approval authority shall approve or approve with conditions adjustments when all the following are met: 1. The adjustment is the minimum necessary to allow a permitted use, while at the same time minimizing disturbance to a water resource, riparian setback area or water quality buffer; 2. Explicit consideration has been given to maximizing vegetative cover, minimizing excavation and minimizing impervious surface area on buildable land; 3. Design options have been considered to reduce the impacts of development, including, but not limited to, multi-story construction, siting of the residence close to the street to reduce driveway distance, maximizing the use of native landscaping materials, minimizing parking areas, minimizing hydrologic impacts and garage space; 4. In no case shall the impervious surface area as a single-family residence (including the building footprint, driveway and parking areas, accessory structures, swimming pools and patios) exceed 3,000 square feet of a vegetated corridor area; 5. Assurances are in place to guarantee that future development will not encroach further on land under the same ownership within the vegetated corridor area; 6. Protected vegetated corridor, significant habitat areas and adjacent buffer areas shall be: a. Placed in a non-buildable tract or protected with a restrictive easement; b. Restoration and enhancement of habitat and buffer areas required, including monitoring for 5 years. (Ord. 17-22 §2) 18.510.100 Density Transfer and Reductions Attachment 1 Sensitive Lands 18.510-17 Code Update: 12/17Proposed Amendment A. Density transfer. Density may be transferred from vegetated corridor areas as provided in Sections 18.40.020 and 18.110.040. B. Density reduction. The minimum number of units required by Chapter 18.110, Residential Zones, may be waived if necessary to ensure that impacts on habitat areas are minimized. The amount of reduction in the minimum density shall be calculated by subtracting the number of square feet of inventoried significant habitat that is permanently protected from the total number of square feet used to calculate the minimum density requirement. The approval authority may impose any reasonable condition necessary to mitigate identified impacts resulting from development on otherwise unbuildable land. The adjustment shall be processed through a Type II procedure. The approval authority shall approve, approve with conditions or deny the adjustment provided that the proposal will directly result in the protection of significant habitat areas through placement in a non-buildable tract or protected with a restrictive easement. (Ord. 17-22 §2) 18.510.110 Variances to Section 18.510.080 Standards A. Approval process. Applications for variances from dimensional provisions of this chapter shall be processed through a Type II procedure, as provided in Section 18.710.060, using the criteria in Chapter 18.790, Variances and Adjustments. B. Additional criteria. In addition to the variance criteria in Chapter 18.790, Variances and Adjustments, all the following additional criteria shall be met to grant a variance to any dimensional standard of this chapter: 1. The variance is necessary to allow reasonable economic use of the subject property, which is owned by the applicant, and was not created after the effective date of this chapter; 2. Strict application of the provisions of this chapter would otherwise result in the loss of a buildable site for a use that is permitted outright in the base zone, and for which the applicant has submitted a formal application; 3. The applicant has exhausted all options available under this chapter to relieve the hardship; 4. Based on review of all required studies identical to those described in Section 3.02.5.c Tier 2 Alternatives Analysis of the CWS “Design and Construction Standards,” the variance is the minimum necessary to afford relief, considering the potential for increased flood and erosion hazard, and potential adverse impacts on native vegetation, fish and wildlife habitat, and water quality; 5. Based on review of all required studies identical to those described in Section 3.02.5 of the CWS “Design and Construction Standards,” no significant adverse impacts on water quality, erosion or slope stability will result from approval of this hardship variance, or these impacts have been mitigated to the greatest extent possible; 6. Loss of vegetative cover shall be minimized. Any lost vegetative cover shall be replaced on-site, on a square foot for square foot basis, by native vegetation. (Ord. 17-22 §2) 18.510.120 Plan Amendment Option Attachment 1 Sensitive Lands 18.510-18 Code Update: 12/17Proposed Amendment A. Comprehensive plan amendment. Any owner of property affected by the Goal 5 safeharbor (1) protection of significant wetlands or (2) vegetated areas established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek may apply for a comprehensive plan amendment as provided in Chapter 18.795, Map and Text Amendments. This amendment shall be based on a specific development proposal. The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which shall be addressed separately through an alternatives analysis, as described in Section 3.02.5 of the CWS “Design and Construction Standards.” The applicant shall demonstrate that such an amendment is justified by either of the following: B. ESEE analysis. The applicant may prepare an environmental, social, economic and energy (ESEE) consequences analysis prepared in compliance with OAR 660-23-040. 1. The analysis shall consider the ESEE consequences of allowing the proposed conflicting use, considering both the impacts on the specific resource site and the comparison with other comparable sites within the Tigard Planning Area; 2. The ESEE analysis shall demonstrate to the satisfaction of the city council that the adverse economic consequences of not allowing the conflicting use are sufficient to justify the loss, or partial loss, of the resource; 3. In particular, ESEE analysis shall demonstrate why the use cannot be located on buildable land, consistent with the provisions of this chapter, and that there are no other sites within the Tigard Planning Area that can meet the specific needs of the proposed use; 4. The ESEE analysis shall be prepared by a team consisting of a wildlife biologist or wetlands ecologist and a land use planner or land use attorney, all of whom are qualified in their respective fields and experienced in the preparation of Goal 5 ESEE analysis; 5. If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the “Tigard Wetland and Stream Corridor Map” shall be amended to remove the site from the inventory. C. Demonstration of change. In this case, the applicant shall demonstrate that the sensitive area site(s) no longer meet(s) the applicable significance threshold defined by the Goal 5 administrative rule, relative to other comparable resources within the Tigard Planning Area. 1. Significance thresholds are described and applied in the addendum to the City of Tigard Local Wetlands Inventory adopted by reference as part of this chapter. 2. In considering this claim, the city council shall determine that the decline in identified resource values did not result from a violation of this title. (Ord. 17-22 §2) 18.510.130 Significant Habitat Areas Map Verification Procedures A. Applicants who concur that the significant habitat areas map is accurate shall submit the following information to serve as the basis for verifying the boundaries of inventoried habitat areas: 1. Submission requirements. a. A detailed property description; Attachment 1 Sensitive Lands 18.510-19 Code Update: 12/17Proposed Amendment b. A scale map of the property showing the locations of significant habitat areas, any existing built area, wetlands or water bodies, Clean Water Services’ vegetated corridor, the special flood hazard area, the 1996 flood inundation line, and contour lines (2-foot intervals for slope less than 15 percent and 10-foot intervals for slopes 15 percent or greater); and c. A current aerial photograph of the property. 2. The approval authority’s decision shall be based on consideration of submitted information, site visit information, and other factual information. Should the applicant disagree with the determination on the location of significant habitat areas on the property, the precise boundaries shall be verified by the applicant in compliance with the detailed delineation methodology outlined in Subsection 18.510.130.B. B. Applicants who believe that the map is inaccurate shall submit a detailed delineation conducted by a qualified professional in compliance with the following methodology to verify the precise boundaries of the inventoried habitat areas by means of a Type II procedure. 1. Verifying boundaries of inventoried riparian habitat. Locating habitat and determining its riparian habitat class is a 4-step process: a. Locate the water feature that is the basis for identifying riparian habitat. i. Locate the top of bank of all streams, rivers, and open water within 200 feet of the property. ii. Locate the special flood hazard area or 1996 flood inundation line, whichever is greater, within 100 feet of the property. iii. Locate all wetlands within 150 feet of the property. Identified wetlands on the property shall be further delineated consistent with methods currently accepted by the Oregon Division of State Lands and the U.S. Army Corps of Engineers. b. Identify the vegetative cover status of all areas on the property that are within 200 feet of the top of bank of streams, rivers, and open water, are wetlands or are within 150 feet of wetlands, and are flood areas and within 100 feet of flood areas. i. Vegetative cover status shall be as identified on the metro vegetative cover map. ii. The vegetative cover status of a property may be adjusted only if (a) the property was developed prior to the time the regional program was approved; or (b) an error was made at the time the vegetative cover status was determined. To assert the latter type of error, applicants shall submit an analysis of the vegetative cover on their property using summer 2002 aerial photographs and the following definition of vegetative cover types in Table 18.510.1. Table 18.510.1 Definitions of Vegetative Cover Types Type Definition Low structure vegetation or open soils Areas that are part of a contiguous area 1 acre or larger of grass, meadow, croplands, or areas of open soils located within 300 feet of a surface stream (low structure vegetation areas may include areas of shrub Attachment 1 Sensitive Lands 18.510-20 Code Update: 12/17Proposed Amendment vegetation less than 1 acre in size if they are contiguous with areas of grass, meadow, croplands, orchards, Christmas tree farms, holly farms, or areas of open soils located within 300 feet of a surface stream and together form an area of 1 acre in size or larger). Woody vegetation Areas that are part of a contiguous area 1 acre or larger of shrub or open or scattered forest canopy (less than 60 percent crown closure) located within 300 feet of a surface stream. Forest canopy Areas that are part of a contiguous grove of trees 1 acre or larger in area with approximately 60 percent or greater crown closure, irrespective of whether the entire grove is within 200 feet of the relevant water feature. c. Determine whether the degree that the land slope upward from all streams, rivers, and open water within 200 feet of the property is greater than or less than 25 percent (using the vegetated corridor measurement methodology as provided in Clean Water Services Design and Construction Standards; and d. Identify the riparian habitat classes applicable to all areas on the property using Table 18.510.2 and Table 18.510.3. Attachment 1 Sensitive Lands 18.510-21 Code Update: 12/17Proposed Amendment Table 18.510.2 Method for Locating Boundaries of Class I and II Riparian Areas Distance in feet from water feature Development/Vegetation Status[1] Developed areas not providing vegetative cover Low structure vegetation or open soils Woody vegetation (shrub and scattered forest canopy) Forest canopy (closed to open forest canopy) Surface streams 0-50 Class II Class I Class I Class I 50-100 Class II [2] Class I Class I 100-150 Class II [2] if slope > 25 percent Class II [2] if slope > 25 percent Class II [2] 150-200 Class II [2] if slope > 25 percent Class II [2] if slope > 25 percent Class II [2] if slope > 25 percent Wetlands (Wetland feature itself is a Class I Riparian Area) 0-100 Class II [2] Class I Class I 100-150 Class II [2] Flood Areas (Undeveloped portion of flood area is a Class I Riparian Area) 0-100 Class II [2] Class II [2] [1] The vegetative cover type assigned to any particular area was based on 2 factors: the type of vegetation observed in aerial photographs and the size of the overall contiguous area of vegetative cover to which a particular piece of vegetation belonged. As an example of how the categories were assigned, in order to qualify as a “forest canopy” the forested area had to be part of a larger patch of forest land at least 1 acre in size. [2] Areas that have been identified as habitats of concern, as designated on the Metro Habitats of Concern Map, shall be treated as Class I riparian habitat areas in all cases, subject to the provision of additional information that establishes that they do not meet the criteria used to identity habitats of concern as described in Metro’s Technical Report for Fish and Wildlife. Examples of habitats of concern include: Oregon white oak woodlands, bottomland hardwood forests, wetlands, native grasslands, riverine islands or deltas, and important wildlife migration corridors. Table 18.510.3 Tualatin Basin “Limit” Decision [1] Conflicting Use Category Resource Category High Intensity Urban Other Urban Future Urban (2002 and 2004 additions) Non-Urban (outside UGB) Class I & II Riparian Inside Vegetated Corridor Moderately Limit Strictly Limit Strictly Limit N/A Class I & II Riparian Outside Vegetated Corridor Moderately Limit Moderately Limit Moderately Limit Moderately Limit All other Resource Areas Lightly Limit Lightly Limit Lightly Limit Lightly Limit Inner Impact Area Lightly Limit Lightly Limit Lightly Limit Lightly Limit Outer Impact Area Lightly Limit Lightly Limit Lightly Limit Lightly Limit Attachment 1 Sensitive Lands 18.510-22 Code Update: 12/17Proposed Amendment [1] Vegetated corridor standards are applied consistently throughout the District; in HIU areas they supersede the “limit” decision. 2. Verifying boundaries of inventoried upland habitat was identified based on the existence of contiguous patches of forest canopy, with limited canopy openings. The “forest canopy” designation is made based on analysis of aerial photographs as part of determining the vegetative cover status of land within the region. Upland habitat shall be as identified on the Significant Habitat Areas Map unless corrected as provided in this subsection. a. The only allowed corrections to the vegetative cover status of a property area as follows: i. To correct errors made when the vegetative status of an area was determined based on analysis of the aerial photographs used to inventory the habitat. The perimeter of an area delineated as “forest canopy” on the Metro Vegetative Cover Map may be adjusted to more precisely indicate the dripline of the trees within the canopied area provided that no areas providing greater than 60 percent canopy crown closure are de-classified from the “forest canopy” designation. To assert such errors, applicants shall submit an analysis of the vegetative habitat cover on their property using the aerial photographs that were used to inventory the habitat and the definitions of the different vegetative cover types provided in Table 18.510.1; and ii. To remove tree orchards and Christmas tree farms from inventoried habitat; provided, however, that Christmas tree farms where the trees were planted prior to 1975 and have not been harvested for sale as Christmas trees shall not be removed from the habitat inventory. b. If the vegetative cover status of any area identified as upland habitat is corrected in compliance with Subparagraph 18.510.130.B.2.a to change the status of an area originally identified as “forest canopy,” then such area shall not be considered upland habitat unless it remains part of a forest canopy opening less than 1 acre in area completely surrounded by an area of contiguous forest canopy. (Ord. 17-22 §2)  Attachment 1 C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e FEMA FLOODPLAIN REGULATIONS UPDATE Public Hearing September 17, 2018Planning Commission C I T Y O F T I G A R D PROPOSED AMENDMENTS: Adoption by reference, the updated Flood Insurance Rate Maps dated October 19, 2018; and Adopt updated floodplain regulations incorporated into TDC Chapter 18.510, Sensitive Lands, as required by FEMA. C I T Y O F T I G A R D BACKGROUND ➢National Flood Insurance Program (NFIP) was established in 1968 through National Flood Insurance Act. ➢Program allows owners of properties with the Special Flood Hazard Area (SFHA) to obtain federally-backed insurance. ➢NFIP identifies and maps the Nation’s floodplain, known as the Flood Insurance Rate Map (FIRM). ➢FIRM is used to determine local jurisdiction regulations, whether flood insurance is required and the rate. C I T Y O F T I G A R D BACKGROUND ➢Floodplain boundaries are not constant; to account for this FEMA periodically amends the NFIP through updates to the local FIRM and corresponding Flood Insurance Study (FIS). ➢Local jurisdictions have 6 months to adopt the FIRM and corresponding FIS from the Letter of Final Determination. ➢This is required for local jurisdiction to participate in the NFIP. C I T Y O F T I G A R D BACKGROUND ➢In 2016, Tigard adopted a new FIS Report, FIRM, and revised regulations. ➢After the adoption, additional areas within Washington County, but outside of Tigard, were identified for further study. City must adopt these maps as a County effort. ➢On June 6, City was notified that FEMA is required to review floodplain regulations to ensure that they meet the requirements for participation in the NFIP. C I T Y O F T I G A R D BACKGROUND ➢The proposed amendments are based on the review conducted by FEMA for compliance in order to participate in the NFIP. ➢The amendment must be adopted by October 19, 2018 in order to remain a participant in the NFIP. C I T Y O F T I G A R D Purpose of Amendment ➢In order for Tigard to continue its participation in the NFIP, the City must adopt the following by October 19, 2018: 1.Updated FIRM 2.Regulations as specified by FEMA Region 10 (STARR II) C I T Y O F T I G A R D Questions and Discussion C I T Y O F T I G A R D Links Tigard Maps http://www.tigardmaps.com/mox6/publicinteractive.cfm ?action=mox6_view_interface&CFID=69287&CFTOKEN=9 6373799 Gaarde Street Apartment July 2018 Page 1 of 23 1st Submittal April 2018 Second Submittal July 2018 Application and Findings for Comprehensive Plan Amendment/Zone Change Site Development Review for 28 New Apartment Units in 3 Buildings for Matti Totonchy Owner/Applicant: Matti Totonchy 875 Terrace Dr. Lake Oswego, OR 97035 503-702-2783 Applicant’s Representative: Tony Weller CESNW, Inc. 13190 SW 68th Parkway, Suite 150 Tigard, OR 97223 503-968-6655 / 503-968-2595-FAX tweller@cesnw.com Location: 10930 & 10900 SW Gaarde Street 2S110AA Tax Lots 2100 & 2200 Comprehensive Plan Designation Medium Density Residential Zoning: R12 Requested Land Use Reviews: Comprehensive Plan Amendment from Medium Density Residential to Medium-High Density Residential Removal from Planned Development Overlay Zone Change from R12 to R25 Site Development Review for 28 new apartments in 3 buildings, with Modified front setback from 20' to 16'; and Modified westerly Setback from 30' to 24' Gaarde Street Apartment July 2018 Page 2 of 23 Proposal: The application requests a Comprehensive Plan Amendment from Medium Density Residential to Medium -High Density Residential; Zone Change from R12 to R25; removal of the Planned Development Overlay; Site Development Review to add 28 apartments in 3 new buildings; and exceptions to front setback from 20' to 16' and westerly setback from 30' to 24' through 18.780.070.A Site and Vicinity: The project site is approximately 1.88 acres in two tax lots with frontage onto (Old) SW Gaarde Street. There are two existing houses, and an existing 17-unit apartment building, the houses and existing carport structure will be removed. Adjacent to the east is JR Furniture store, to the south is a commercial strip center, both with CG zoning. To the west is Gaarde Street Condominiums and Jolene Apartments with R12 -PD zoning, across Gaarde to the north is Elmer's restaurant, also zoned CG. Project Description: The proposal is for a Site Development Review to add 28 multi-family units, additional parking, landscaping and a storm water quality facility. Access to the site will be from a single shared driveway from Gaarde Street. Architectural Design Goals: The overall design concept for this project was to design the site to be a good neighbor to the surrounding uses and to enhance the existing 17-unit apartment complex. The Jolene Apartment complex to the west of the subject site is composed of buildings that are a mix of two and three story masses, and contain 16 to 20 units in each building. The project was deliberately designed to be two stories in height, even though the 45-foot height limit would easily allow three stories. Our decision to maintain a two-story maximum height is a height that comfortably fits between the two existing apartment complexes. The two-story height does not overwhelm the existing three-story Jolene Apartments to the west as it sits at lower elevation. In addition, there is a dense line of existing large confer trees at the west property line between the two complexes to give immediate mature scale to both projects. The new two-story buildings will relate more in scale to the existing 17 unit complex on site. We will be doing a number of cosmetic improvements to the existing complex to update it and fit in more appropriately with the new buildings. We have kept the massing of the new buildings relatively simple to relate better to the simple massing of the existing building, yet achieve forms of the adjoining apartments projects. The new building are composed of two sizes, two buildings with twelve units each and one building with four units. The two requested setback exceptions will allow us to maintain the maximum of two story structures, a mass that we feel is more compatible with the adjoining residential neighborhood and maximize the usable open space. Our proposed units will be larger than the typical small apartment units being designed currently for longer term residents and with a realistic parking ratio. A generous plaza for resident use and enjoyment has been designed to be centrally located between the two larger new buildings. Each new unit will have a private deck or patio. Gaarde Street Apartment July 2018 Page 3 of 23 The architectural style of the project is northwest architectural style using pitched gable roof forms and horizontal lap siding with board and batten accents to define the style. The adjoining apartment complexes have similar elements of the northwest architectural style. Tigard Community Development Code 18.00 Introduction 18.40 Measurements 18.40.20 Calculating Density Response: Gross Area: 81,616 ROW Ded: - 744 Net Area: 80,872 Square Feet 80,872/1480 = 54 units Maximum Density 54 x .8 = 43 units Minimum Density Forty-five units are proposed. 18.50 Nonconforming Circumstances 18.50.040 Criteria for Nonconforming Situations C. Nonconforming development. 1. Where a lawful structure or development exists at the effective date of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, required parking, landscaping, or other requirements, such structure may be continued provided it remains otherwise lawful, provided: a. No such nonconforming structure or development may be enlarged or altered in a way that increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity; or b. Should such nonconforming structure, development or nonconforming portion of structure or development be destroyed by any means to an extent of more than 60 percent of its current value as assessed by the Washington County assessor, it shall not be reconstructed except in conformity with this title; and c. Should such structure or development be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the base zone in which it is located after it is moved. Response: The existing apartment building does not meet all current site development standards, including four units having only 40 sf patios/balconies, while the current minimum standard is 48 sf. The owner intends to give the existing building a "facelift" but no structural alterations are planned. 18.100 Base Zones 18.110 Residential Zones 18.110.020 List of Base Zones G. R25: Medium High-Density Residential District. The R25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multifamily housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood Gaarde Street Apartment July 2018 Page 4 of 23 commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. Response: The existing use is multifamily and single family, the proposed use is all multifamily housing. 18.110.030 Uses Response: Household Living in Multifamily Units is a permitted use and housing type in the R25 district. 18.110.040 Densities Response: Density is calculated as specified 18.40.20, maximum is 54 units, minimum is 43 units. Forty-five units are proposed. 18.110.050 Development Standards Standard Required Proposed Minimum Lot Size MF DU = 1,480 sq. ft. 80872/45=1,797 of net area per dwelling unit Minimum Setbacks Front Yard Street Side Yard Side Yard Rear Yard Side/Rear abutting more restrictive zone 20' 20' 10' 20' 30' 16'* N/A 10' 20'+ 24'* Maximum Height 45' 30’ Maximum Lot Coverage 80% 70.7% Minimum Landscape Requirement 20% 29.7% *Adjustments Requested through Site Development Review 18.780.070A 18.300 Site Development Standards 18.310 Off-Street Parking and Loading 18.310.030 General Provisions A. Vehicle parking plan requirements... Response: Proposed parking, including disabled-accessible spaces, will be located onsite and is shown on the plans. B. Location of vehicle parking... Response: Proposed parking is located onsite, adjacent to existing and proposed buildings as shown on the plans. C. Joint Parking... Response: Parking is shared between the two adjoining tax lots, located adjacent to the proposed and existing buildings. E. Visitor parking in multifamily residential developments... Response: Required parking is 1.25 spaces for one bedroom units and 1.5 spaces for two bedroom units per Table 18.310.2. This results in 66 required parking spaces. The additional Gaarde Street Apartment July 2018 Page 5 of 23 15% or 10 parking spaces for visitors brings the total required parking to 76 spaces. As shown on the plans, 80 spaces are provided. G. Disable-accessible parking... Response: Four disabled parking spaces are required and shown on the Site Plan. 18.310.040 General Design Standards A. Maintenance of parking areas Response: Parking areas will be kept clean and in good repair at all times. B. Access drives. Response: Proposed access drives are shown on the plans and are consistent with City standards. C. Loading/unloading driveways. Response: No loading and unloading driveways are proposed. D. On-site vehicle stacking for drive-in use. Response: No drive-in uses are proposed. E. Curb cuts... Response: Curb cuts will be consistent with Section 18.910.030.O. F. Pedestrian Access... Response: The site is designed for ample pedestrian access around the parking lot, consistent with Section 18.920.030.F. G. Parking lot landscaping. Parking lots shall be landscaped in compliance with Chapter 18.320, Landscaping and Screening. Response: Proposed parking lot landscaping is consistent with Chapter 18.320, which is addressed in this document. H. Parking space surfacing... Response: The parking area will be fully paved. I. Parking lot striping... Response: All parking spaces will be clearly marked. J. Wheel Stops... Response: Wheel stops will be installed as specified. K. Lighting... Response: Proposed lighting will be of a residential scale, and will be arranged such that light is not directed toward the adjacent properties. Fixture details and cuts sheets are included in the application package. L. Signs... Response: Parking lot signs will be consistent with City standards. Gaarde Street Apartment July 2018 Page 6 of 23 M. Space and aisle dimensions. Response: 9'x 18.5' parking spaces (8’x16.5’ compact) and 26' drive aisles are designed consistent with City standards specified in Figures 18.310.1 and 18.310.2. 18.310.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking... Response: One bicycle space for every two units is required, for a total of 23 parking spaces. In our experience with many apartment projects, residents prefer to keep their bikes in the unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. B. Covered parking spaces... Response: No outdoor covered bicycle parking is proposed. However, each apartment unit has ample space on the deck or patio to park a bike. C. Design requirements. The following design requirements apply to the installation of bicycle racks... Response: In our experience residents prefer to keep their bikes in the unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. 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. Response: In our experience residents prefer to keep their bikes in the unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.310.2. In no case shall there be less than 2 bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The number of required bicycle parking spaces may be reduced through an adjustment as provided in 18.790.030.D.5. Response: Per Table 18.310.2, multi-family developments are required to provide 1 space per 2 dwelling units (requiring 45/2 = 23 spaces). In our experience residents prefer to keep their bikes in the unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. 18.310.060 Parking Structure Design Standards Response: No parking structures are proposed. 18.310.070 Off-Street Parking Requirements A. Off-Street parking requirements. The ratios for providing minimum and maximum vehicle parking spaces are provided in Table 18.310-2. Response: According to Table 18.310-2, multifamily unit minimum parking is 1.25/1 BR DU and 1.5/2 BR DU. With the addition of the proposed new units, there will be a total of 45 units, 37- 2 br and 8-1 br. 37*1.5 = 56; 8*1.25=10, for a total of 66 required spaces, plus 15% more spaces for visitor parking, for a total of 76 required spaces. Eighty (80) spaces are proposed. Gaarde Street Apartment July 2018 Page 7 of 23 18.320 Landscaping and Screening 18.320.040 Street Tree Standards Response: The two tax lots combined have 199' of frontage, 199' / 40 = 4.9, therefore 5 street trees are required. Four new street trees are proposed to allow for adequate vision clearance at the entrance, to provide adequate space for the existing trees to remain and avoid conflicts with water services. Proposed street tree locations are shown along the street frontage. Trees will be selected, planted and maintained in compliance with City standards. Soil volumes are addressed on the landscaping plans - Sht. L2.0 Tree Canopy and Soil Volume Plan. 18.320.050 Buffering and Screening B. Buffering and Screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in Tables 18.320-1 and 18.320-2 and containing a length equal to the length of the property line of the abutting use or uses. Response: According to the Pre-application notes, buffer Level A is required along the north boundary, Buffer Level C is required along the south and east boundaries. For the north boundary, the landscape architect has proposed lawn and street trees to the right-of-way, with extensive plantings near the front property line. For the south boundary, the LA has shown a 6'-wide buffer with a new 6'-high sight-obscuring wood wall and trees and shrubs. The east boundary includes an 8' to 10' buffer area with a 6'-high wood wall and trees and shrubs. All buffer areas are consistent with the screening and buffering standards. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No building, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City. Response: No buildings, accessways or parking is proposed for the buffer areas. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the requirements in Section 18.320.050.B.8, 18.320.050.B.9 and 18.320.050.C. Response: There is an existing 6' wood fence along the south and west boundaries, which will be replaced with new 6'-high site obscuring wood wall / fence, as shown on the Landscape Plan. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.320.2. In addition, improvements shall meet the following standards: a. At least 1 row of trees shall be planted. Trees shall be chosen from any of the tree lists in the Urban Forestry manual (except the Nuisance Tree List) unless otherwise approved an have a minimum caliper of 1.5 inches for deciduous trees and a minimum height of six feet for evergreen trees at the time of planting. Spacing for trees shall be as follows… b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. c. The remaining area shall be planted in lawn or other living ground cover. Response: Buffer levels A and C are required along three boundaries of the site. Buffer plantings will include a combination of trees, shrubs and ground cover, as detailed in the landscaping plans. Gaarde Street Apartment July 2018 Page 8 of 23 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of height specified in Table 18.320.2 within 2 years of planting; or b. an earthen berm planted with evergreen plant materials… c. A fence or wall of the height specified in Table 18.320.2 shall be constructed to provide a continuous sight obscuring screen. Response: Detailed landscape plans are included with the application materials. The selection and placement of plants was specifically determined by a professional landscape architect to comply with these standards, and is shown on the landscape plans. 6. Buffering and screening provision shall be superseded by the vision clearance requirements as set forth in Chapter 18.930. Vision Clearance Areas. Response: Landscaping will be designed so as to not obstruct clear vision areas. 7. When the use to be screened is downhill from the adjoining zone or use… Response: The site and surrounding area are level. 8. Fences and Walls. Response: There is an existing 6' wood fence along the south and west boundaries, which will be replaced with new 6'-high site obscuring wood wall / fence, as shown on the Landscape Plan. 9. Hedges. Response: Proposed hedges are shown on the landscaping plans, and will be maintained and replaced as required. No hedges will exceed 6’ in height. C. Height Requirements for fences or walls. 1. No fence or wall shall be constructed which exceeds the maximum height provided in Section 18.320.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects. 2. Fences or Walls. a. May not exceed 3 feet in height in a required front yard along local streets or 8 feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.390, Vision Clearance Areas; b. Are permitted up to 6 feet in height in front yards adjacent to any designated arterial or collector street. For any fence over 3 feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.930, Vision Clearance Areas. 4. All fences or walls greater than 7 feet in height shall be subject to a building permit. Response: There is an existing 6' wood fence along the south and west boundaries, which will be replaced with new 6'-high site obscuring wood wall / fence, as shown on the Landscape Plan. Fences, walls and landscaping will not exceed prescribed heights. Gaarde Street Apartment July 2018 Page 9 of 23 D. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required…The specifications for this screening are as follows: 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. Response: Parking lot landscaping is shown on the plans and is consistent with the screening requirements. Extensive landscaping is proposed for the parking area, and is detailed on the landscape plans. The plans have been prepared by a professional landscape architect specifically to comply with these standards. As specified on sheet L2.0 of the landscape plans, at about 34%, the parking area meets or exceeds the 30% tree canopy cover at maturity standard. 2. Screening of service facilities... Response: Service facilities will be located to not be visible from the public street. 3. Screening of swimming pools. Response: No outdoor swimming pools are proposed. 4. Screening of refuse containers. Response: Refuse containers are screened from view by walls, as shown in the application materials. E. Buffer type matrix. Response: Buffer Level A is required along the north boundary, Buffer level C is required along the east and south boundaries. Proposed buffer areas and plantings are shown on the plans, and are consistent with City standards. 18.435 Signs 18.435.080 Sign Illumination A. Surface brightness. The surface brightness of any sign shall not exceed that produced by the diffused output obtained from 800 milliampere fluorescent light sources spaced not closer than 8 inches, center on center. B. No exposed incandescent lamps. Any exposed incandescent lamp that exceeds 25 watts shall not be used on the exterior surface of any sign so as to expose the face of such bulb or lamp to any public street or public right-of-way with the exception of electronic information signs. Response: Sign lighting will comply with City standards. Gaarde Street Apartment July 2018 Page 10 of 23 18.435.085 Sign Measurement A. Projecting and freestanding signs. 1. The area of a freestanding or projecting sign shall include all sign faces counted in calculating its area. Regardless of the number of sign cabinets or sign faces, the total allowable area shall not be exceeded. 2. The area of the sign shall be measured as follows: a. The area around and enclosing the perimeter of each sign cabinet, face or module shall be summed and then totaled to determine total area. The perimeter of measurable area shall not include embellishments such as pole covers, framing, and decorative roofing, provided there is no written advertising copy, symbols or logos on such embellishments; b. If the sign is composed of more than two sign cabinets, faces or modules, the area enclosing the entire perimeter of all cabinets, faces or modules within a single, continuous geometric figure shall be the area of the sign. Pole covers and other embellishments shall not be included in the area of the sign measurement if they do not bear written advertising copy, symbols or logos; and c. The overall height of a freestanding sign or sign structure is measured from the grade directly below the sign to the highest point of the sign or sign structure and shall include architectural and structural embellishments. Response: The proposed sign is 4’ x 8’ in size, and is detailed on Sheet L3.0 in the plan set. 18.435.130 Base Zone Regulations B. R-12, R-25 and R-40 zones. No sign shall be permitted in the R-12, R-25 or R-40 zone except for the following: 1. Wall sign(s) may not exceed a combined total area of 1 square foot per dwelling unit and may not project from the wall face; 2. Every housing complex shall be allowed 1 permanent freestanding sign at each entry point to the housing complex from the public right-of-way, with the site properly landscaped and not exceeding 32 square feet in area per sign face. Illumination may be approved provided it does not create a public or private nuisance, as determined by the approval authority considering the purpose of the zone; Response: The proposed sign for the apartment complex will 4’ x 8’ in size and is detailed on Sheet L3.0 in the plan set. 18.500 Special Designations 18.520 Urban Forestry 18.520.030 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 volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. Response: An Urban Forestry Plan has been prepared by Otten Landscape Architects, Inc., and is included with the application materials. Gaarde Street Apartment July 2018 Page 11 of 23 18.700 Land Use Applications and Review Types 18.710 Land Use Review Procedures 18.710.020 Summary of Land Use Applications Response: The application includes a comprehensive plan amendment and zone change, which require a Type III process, and site development review which is a Type II Review Type. 18.710.030 General Provisions A. Preapplication conference. Response: A preapplication conference was held on March 14, 2017. B. Neighborhood Meetings. Response: A Neighborhood Meeting was held June 8, 2017 C. Application submittal. Response: The application form signed by the owner, fee, proof of ownership, narrative and plans are included with the application package. 18.780 Site Development Review 18.780.030 Approval Process A. New developments and major modifications. Response: The proposal is for Site Development Review to add 28 new multi-family units, additional parking, landscaping, and a storm water quality facility to an existing 17-unit apartment complex. 18.780.040 Major Modifications A. Determination request. An applicant may request approval of a modification to an approved plan or existing development by: 1. Providing the director with 3 copies of the proposed modified site development plan; and 2. A narrative that indicates the rationale for the proposed modification addressing the changes in Subsection 18.780.040.B Response: The proposal is for additional housing on property that contains an existing apartment complex. B. Evaluation criteria. The director shall determine that a major modification(s) will result if one or more of the following changes are proposed. There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; 3. A change that requires additional on-site parking in compliance with Chapter 18.310, Off-Street Parking and Loading; 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Response: The proposed development will increase lot coverage as well as dwelling unit density and will also require additional on-site parking. The two existing single family dwellings will be replaced by 28 multi-family units which will increase daily site trips by 166 as indicated in the traffic report. 18.780.060 Approval Criteria The approval authority shall approve or approve with conditions a site development review application when all of the following are met: Gaarde Street Apartment July 2018 Page 12 of 23 A. Compliance with all of the applicable requirements of this title, including Chapter 18.910, Improvement Standards; Response: The proposed development will strictly adhere to city code and the requirements set forth in the Site Development Review. B. Relationship to the natural and physical environment—Nonresidential development. Response: The proposal is for a residential development. C. Exterior elevations. 1. Along the vertical face of single-family attached and multifamily 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 8 feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of 8 feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of 3 or more feet in height. Response: Exterior elevations are included with the application materials. The proposed buildings are designed to be aesthetically pleasing, and incorporate the specified features. D. Buffering, screening and compatibility between adjoining uses—Nonresidential development. Response: The proposal is for a residential development E. Internal building setbacks—Multifamily use. 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; 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. Response: As shown on the Site Development Plan, distance between adjacent buildings for the four plex to the existing building is 17' (windowed wall to blank wall requires 15’). The distance between the two eight plex building is over 34' (windowed wall to windowed wall requires 25’). Distance between buildings facing each other is over 70'. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be 1 foot for each 15 feet of building length over 50 feet and 2 feet for each 10 feet of building height over 30 feet. Response: Two of the new buildings will have a horizontal dimension of 142' and a maximum height of 31'-2.75", therefore, the minimum wall separation is 6.75' and 34.7' of separation is proposed. The smaller building will be 68' wide and 28' in height, and will be 17.3' from the existing building. 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within 8 feet of the ground level: Gaarde Street Apartment July 2018 Page 13 of 23 a. Driveways and parking lots shall be separated from windowed walls by at least 8 feet; walkways running parallel to the face of the structures shall be separated by at least 5 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 7 feet. Response: The new eight plex buildings are over 8’ from the sidewalk to great room adjacent to the walkway near the parking areas (and over 13’ to the parking areas) and 5’ from the landscape pathway in the rear buildings to the great rooms. The units have been provided with appropriate landscape buffers. The current design maximizes the open space along the rear of the units while providing screening. The four plex buildings are 5 feet from the sidewalk to the great room adjacent to the walkway near the parking areas (and over 13’ to the parking areas). The units have been provided with appropriate landscape buffers. The current design maximizes the unit floor plans while providing screening. F. Private outdoor area—Multifamily use. 1. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of 4 feet; and a. Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit, and b. Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area; 2. Wherever possible, private outdoor open spaces should be oriented toward the sun; and 3. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. Response: Outdoor private areas are provided of at least 48 square feet, typically 9' x 6' on the one bedroom units and 9.5’ x 8’ on the two bedroom units. The existing building has 4’ x 12’ (48 sf) on most units with four existing units having 5’ x 8’ (40 sf) spaces. The total required area is 2,160 sf and the total provided is 2,976 sf. G. Shared outdoor recreation areas—Multifamily use. 1. In addition to the requirements of Subsection 18.780.060.F, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: a. Studio up to and including two-bedroom units, 200 square feet per unit; and b. Three or more bedroom units, 300 square feet per unit. 2. The required recreation space may be provided as follows: a. It may be all outdoor space; or b. It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room. Response: Shared outdoor recreation and open space is provided in a combination of outdoor open space and an interior workout room in the existing apartment building. The required shared outdoor recreation and open space for the 45 one and two bedroom units is 200sf/ea x 45units = 9000 sf total. There is an 800 sf shared indoor recreation area in the Gaarde Street Apartment July 2018 Page 14 of 23 existing building. There is 13,204 sf of outdoor shared recreation space for a total of 14,004 sf shared recreation space. H. Where landfill or development for a nonresidential use is allowed within and adjacent to the special flood hazard area..., Response: The development is not within a flood hazard area. I. Demarcation of public, semi-public, and private spaces for crime prevention—Nonresidential development. J. Crime prevention and safety—Nonresidential development. Response: The proposal is for a residential development. K. Public transit. 1. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of an existing or proposed transit route; 2. The requirements for transit facilities shall be based on a. The location of other transit facilities in the area, and b. The size and type of the proposal. 3. The following facilities may be required after city and Tri-Met review: a. Bus stop shelters, b. Turnouts for buses, and c. Connecting paths to the shelters. Response: According to Tri-Met maps, a bus line does not run on old Gaarde Road. Four bus stops exist along Highway 99W within 500' to 750' of the site. Connections from the buildings to existing sidewalks/crosswalks provide access to the nearby bus stops. L. Landscaping. 1. All landscaping shall be designed in compliance with Chapters 18.320, Landscaping and Screening and 18.520, Urban Forestry; 2. In addition to the open space and recreation area requirements of Subsections 18.780.060.F and G, a minimum of 20 percent of the gross area including parking, loading, and service areas shall be landscaped; and 3. A minimum of 15 percent of the gross site area shall be landscaped Response: Parking lot landscaping is shown on the plans and is consistent with the screening requirements. Extensive landscaping is proposed for the parking area, and is detailed on the landscape plans. The plans have been prepared by a professional landscape architect specifically to comply with these standards. As specified on sheet L2.0 of the landscape plans, at about 33%, the parking area meets or exceeds the minimum 30% tree canopy cover at maturity standard. The total site area to be landscape is over 36%. Landscape plans are included with the application materials. The following is a breakdown for the landscape calculation:  80,872 sf net area  Less 57,148 sf of impervious area  Add 5,847 of onsite sidewalks  Total landscape area = 29,571 sf (36%) Gaarde Street Apartment July 2018 Page 15 of 23 M. Drainage. All drainage plans shall be designed in compliance with Clean Water Services requirements and the city’s adopted stormwater master plan. Response: Drainage facilities are designed to City standards. N. Provision for the disabled. All facilities for the disabled shall be designed in compliance with ORS Chapter 447. (Ord. 17-22 §2) Response: Four disabled parking spaces are required and shown on the Site Plan. 18.780.070 Exceptions to Standards A. Exceptions to setback requirements. The approval authority may grant an exception to the setback requirements in the applicable base zone based on findings that the approval will result in the following: 1. An exception that is not greater than 20 percent of the required setback; 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; 3. Safe vehicular and pedestrian access to the site and on-site; 4. A more efficient use of the site that would result in more landscaping; and 5. The preservation of natural features that have been incorporated into the overall design of the development. Response: The two requested setback modifications will allow us to maintain a maximum of two-story structures, a mass that we feel is more compatible with the adjoining residential neighborhood, and allow for a generous plaza for resident use and enjoyment that has been designed to be centrally located between the two larger new buildings. The proposed setback exceptions are shown in the table below: Standard Required Proposed Minimum Setbacks Front Yard Street Side Yard Side Yard Rear Yard Side/Rear abutting more restrictive zone 20' 20' 10' 20' 30' 16'* N/A 10' 20'+ 24'* 18.795 Map and Text Amendments 18.795.030 Quasi-Judicial Amendments B. Approval Criteria. A recommendation or a decision for a quasi-judicial zoning map amendment or quasi-judicial comprehensive plan amendment shall be based on the following: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; and Response: The proposed amendment is from Medium Density Residential R12(PD) to Medium-High Density Residential R25, with removal of the Planned Development overlay. Applicable comprehensive plan policies include: Land Use Planning: Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulation and action plans as the legislative foundation of Tigard's land use planning program. Gaarde Street Apartment July 2018 Page 16 of 23 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard’s Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; Response: The site is already served by all necessary public facilities and services, which can accommodate the proposed development, as detailed in 18.795.030.B.2. The site’s proximity to and the recent improvements to Highway 99W and Gaarde Street, along with available transit service with 2 major bus lines (93 & 94) and 4 bus stops within 1,000' make this an ideal location for increased density. These recent infrastructure improvements make this request timely. B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; Response: The application includes a traffic analysis showing the existing transportation facilities are adequate. Impact on transportation and other public facilities and services has been addressed by a licensed engineer in 18.795.030.B.2 in this document. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; Response: According to the Land Use Planning chapter of the Comprehensive Plan,  "One of the biggest growth management challenges that Tigard will face, as well as the rest of the Portland region, is the need to accommodate up to a million new residents..."  "Another growth management challenge that Tigard faces is the lack of large vacant parcels available for urban development. This type of development is a thing of the past and most household and employment growth in Tigard will be the result of redevelopment and infill."  "Future commercial, employment, and multi-family growth will likely occur through redevelopment." The proposed Comprehensive Plan Amendment and Zone Change from Medium Density Residential (R12 PD) to Medium-High Density Residential (R25) will permit additional needed housing at a location wedged between existing commercial and multi -family uses, with great proximity to Highway 99W and transit service - 2 major bus routes, and 4 bus stops within 1,000'. Increased density at this site contributes to fulfilling a stated need for Tigard - additional housing - and is an excellent transition from Commercial uses to Medium Density Residential uses. The needed housing, capacity of the existing infrastructure and proximity to transit make this request timely and appropriate. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; Response: As quoted in C. above, the Comprehensive Plan clearly states there is a lack of large undeveloped parcels to accommodate additional residents. The proposed development is a small infill project surrounded by commercial and medium density residential development with adequate services for the use. Additionally, proximity to Highway 99W and public transportation warrants increased density at this location. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; Gaarde Street Apartment July 2018 Page 17 of 23 Response: The accompanying Site Development Review application materials demonstrate that additional multi-family units can be developed on the site consistent with the applicable code standards. Since the two parcels are under common ownership and with the requested map amendment and zone change, the existing Planned Development Overlay is no longer needed or beneficial to this property. Therefore, removal of the PD overlay is requested. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses; and Response: The proposed use, multi-family residential, is already occurring on the site. The site is across the street from Elmer's restaurant, and adjacent to JR Furniture, the Canterbury Square commercial center, and the Jolene Apartments and Gaarde Street Condos. Increased density is appropriate at this location due to the adjoining uses and proximity to transportation services. G. Demonstration that the amendment does not detract from the viability of the City’s natural systems. Response: No natural resources exist on the site, and all surrounding properties are fully developed. There is no impact to the viability of the City's natural systems. 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. Response: The owner/applicant intends to develop the site as proposed in the accompanying Site Development Review application. 17. The City may allow concurrent applications to amend the Comprehensive Plan /Zoning Map(s) and for development plan approval of a specific land use. Response: The request includes concurrent application for Site Development Review. 23. The City shall require new development, including public infrastructure, to minimize conflicts by addressing the need for compatibility between it and adjacent existing and future land uses. Response: The site already contains a multi-family building that will remain that is adjacent to the commercial uses to the south and east. The commercial uses face away from the existing apartment building, and therefore have no functional interaction with the uses on the subject site. The condominiums and apartmen ts adjacent to the west are separated from the site by an existing row of mature trees and fencing, and additional landscaping will be planted on the subject site to further reduce visual impacts to those properties. Housing: Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policies: 5. The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in th e future. Response: The site is near Highway 99W, within 1,000' of four bus stops, including two across 99W near signaled intersections. Elmer's Restaurant is across the street, JR Furniture and Canterbury Square commercial center are adjacent on two sides, with apartments and condos on the third. The requested CPA/ZC makes for a logical transition from commercial Gaarde Street Apartment July 2018 Page 18 of 23 uses to medium density multi-family residential uses. These factors combined make this location ideal for increased density from Medium to Medium-High. Goal 10.2 Maintain a high level of residential livability. Policies: 6. The City shall promote innovative and well-designed housing development through application of planned developments and community design standards for multi -family housing. Response: The proposed new buildings are designed by an esteemed local -area architect to be attractive and consistent with northwest architecture, while meeting or exceeding all City building design specifications. The site design includes landscaping and shared op en space that comprise 36% of the site, well over the 15% required by the code. Additionally, the development can provide more than the minimum number of parking spaces. 7. The City shall ensure that residential densities are appropriately related to loc ational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services, and existing land use patterns. Response: The site does not contain natural resources/hazards. As shown on the plans, all public facilities are available to serve additional development on the site. The proposed CPA/zone change allows for additional density where services exist, include public transit, and provides for a transition between existing commercial uses and existing medium density residential uses. 8. The City shall require measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. orderly transitions from one residential density to another; B. protection of existing vegetation, natural resources and provision of open space areas; and C. installation of landscaping and effective buffering and screening. Response: Existing mature trees separate the site from the multi-family uses on the west side, additional landscaping will provide further screening. Increased density on the site serves to transition from existing commercial uses and existing medium density multi-family uses. 2. Demonstration that adequate public services exist to serve the property at the intensity of proposed zoning. Factors to consider include the projected service demands of the property, the ability of the existing and proposed public services to accommodate the future use, and the characteristics of the property and development proposal, if, any. Response: Transportation System A traffic study has been prepared and included in the application that studied the impacts from the proposed development for the increased density and access location. The traffic study found that all of the intersections will function safely and that com bining the access for the two tax lots is the best access solution with no negative impacts to adjacent areas. SW (Old) Gaarde Street will have an additional right of way dedication to bring the project side of the right-of-way width to 38-feet. Existing driveway for Tax Lot 2200 will be closed and the access point for Tax Lot 2100 will be relocated per the plan. The Washington County Transportation Development Tax (TDT) for this project is based on a use of Apartment. The tax is $5,533 per unit for 28 new units, a total of $154,924. The Gaarde Street Apartment July 2018 Page 19 of 23 Apartment rate recovers 25% of the traffic impact, making the 100% impact $619,696. This impact is reduced by the removal of two single family residences, with a TDT of $8,458 each ($16,916 total) and a recovery rate of 23% the 100% impact is $73,547. The net TDT fee of $138,008 and the net impact on major street improvements countywide is estimated to be $546,148. The mitigation measures requested by the city include additional right of way dedication on Gaarde Street and potential sidewalk replacement would be valued at approximately $16,000. The total value of these mitigated costs including the TIF assessment is 28% of the projected impacts. Storm Drainage System All storm water will be managed through onsite water quality treatment and quantity controls as required by the City and Clean Water Services. A preliminary storm water analysis is included in the application. The site slopes towards the southwesterly corner and has an 18-inch and 24-inch storm drainage that crosses the site. The onsite treatment and detention facility will maintain current drainage patterns and post development peak flows at or below existing levels. Any system wide impacts will be offset by the payment of storm water SDC fees. Sanitary Sewer System The buildings will be connected to an internal sanitary sewer system that will be connected to the existing 8-inch public sanitary line that runs along the southerly border of the site. Any system wide impacts will be offset by the payment of sanitary sewer SDC fees. Water System Water will be connected to the existing 12-inch line in Gaarde Street. The new buildings will have fire sprinklers on the inside and any private fire hydrants required installed onsite. All system wide impacts will be offset by the payment of water SDC fees. Parks The proposed project includes open space than is required for this project. The project has transit access and is centrally located near to Bull Mountain, Fanno Creek, Dirksen and Cook Parks. Any system wide impacts will be offset by the payment of Park SDC fees. The proposed residential project will not be a producer of unusual noise for this type of use nor will it have any adverse impacts to the neighboring area or to any public system. 18.900 Streets and Utilities 18.910 Improvements Standards 18.910.030 Streets A. Improvements... Response: The site has frontage onto and accesses old Gaarde Street. No new streets are necessary or proposed, 8-feet of right-of-way dedication along Gaarde Street is shown on the Sheet C3 of the plan set. Any required frontage improvements will be consistent with City standards. Gaarde Street Apartment July 2018 Page 20 of 23 B. Creation of rights-of-way for streets and related purposes... Response: No new streets are necessary or proposed, 8-feet of right-of-way dedication along Gaarde Street is shown on Sheet C3. C. Creation of access easements... Response: Easements to provide access to the property are not necessary. D. Street location, width and grade... Response: No new streets are necessary or proposed. E. Minimum rights-of-way and street widths. Response: As per the pre-application notes, 8-feet of additional right-of-way is being dedicated along Gaarde Street, for a total of 38' from Center Line. Frontage improvements will be limited to sidewalk and driveway construction to comply with current city standards. F. Future street plan and extension of streets 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition… Response: No subdivision or partition is proposed. All surrounding properties are fully developed with no opportunity for future street connections. G. Street spacing and access management. Response: Section 18.920.030.H is addressed in this document. H. Street alignment and connections. Response: No new streets are necessary or proposed. The proposed parking lot is central to the development and provides access to all areas of the development. I. Intersection angles. Response: No new streets are necessary or proposed. J. Existing rights-of-way. Response: 8-feet of additional right-of-way is being dedicated along Gaarde Street, as shown on Sheet C3. K. Partial street improvements. Response: No partial street improvements resulting in a pavement width of less than 20’ are proposed. L. Culs-de-sacs. Response: No Cul-de-sacs are proposed. M. Street names. Response: No new street names are proposed. N. Grades and curves. Response: Grades and curves on Gaarde Street are consistent with this standard. Gaarde Street Apartment July 2018 Page 21 of 23 O. Curbs, curb cuts, ramps and driveway approaches. Response: Concrete curbs and the driveway approach will be constructed to City standards. Construction plans will be reviewed and approved by the City prior to commencement of construction activities. P. Streets adjacent to railroad right-of-way. Response: The site does not contain, nor is it adjacent to railroad right-of-way. Q. Access to arterials and collectors. Response: The development on the site will continue to take access onto Old Gaarde Street, an arterial. The existing driveway for TL 2200 will be closed with access consolidated onto Old Gaarde Street. R. Alleys, public or private Response: No alleys are proposed. S. Survey monuments. Response: Any survey monuments disturbed during construction will be reestablished and certification of such will be provided to the City. T. Private streets. Response: No private streets are proposed. U. Railroad crossings. Response: No railroad crossings exist on the site. V. Street signs. Response: No new street signs are required. W. Mailboxes Response: Mailbox location and structures will be approved by the city engineer/U.S. Post Office prior to final approval. X. Traffic signals. Response: The nearest existing traffic signal is at Gaarde and Highway 99, no new traffic signals are proposed. Y. Street light standards. Response: Any necessary new street lights will be installed consistent with City standards. Z. Street name signs. Response: No new streets are proposed. AA. Street cross-sections Response: No new streets are proposed. No changes to the existing curb location are required. BB. Traffic calming. Gaarde Street Apartment July 2018 Page 22 of 23 Response: The proposed project is not expected to create a negative traffic condition on existing streets. Traffic calming measures are not proposed. CC. Traffic study. Response: A traffic study has been completed and is included with the application materials. 18.910.050 Easements A. Easements. Response: Proposed easements are shown on the plans. B. Utility Easements. Response: The developer will coordinate with the City and utility providers for the provision and dedication of necessary utility easements. 18.910.070 Sidewalks Response: There are existing curb-tight sidewalks along the site frontage. Some sidewalk and driveway reconstruction is planned at the new and existing driveway locations. 18.910.090 Sanitary Sewers Response: The site will continue to be served by public sewer. Sanitary sewer facilities are shown on the plans and are consistent with City specifications. 18.910.100 Storm Drainage Response: A storm water quality facility consistent with City specifications is proposed for the south west corner of the site, as shown on the plans. 18.910.110 Bikeways and Pedestrian Pathways Response: The city’s 2035 transportation system plan includes existing sidewalks along the site's Gaarde Street frontage. An existing bike lane is along the new Gaarde Street near the site. No additional sidewalk or bike lanes are proposed. 18.910.120 Utilities Response: All utility service lines will be installed underground. Proposed utility easements are shown on the plans. 18.920 Access, Egress and Circulation 18.920.030 General Provisions A. Continuing obligation of property owner… Response: The owner will operate the community and maintain access as required. B. Access plan requirements. No land use approval or development permit shall be approved or issued until plans are approved, as provided by this chapter that demonstrate how access, egress and circulation requirements are to be met. Response: A site plan is showing access and circulation is included with the submittal materials. Appropriate plans will be submitted for review and approval of all necessary permits prior to construction. C. Joint Access… Gaarde Street Apartment July 2018 Page 23 of 23 Response: Joint access is proposed between the two parcels that are part of this submittal . The existing access for Tax Lot 2200 on Gaarde Street will be closed. D. Public Street Access. All vehicular access and egress as required in 18.9 20.030.H, I and J shall connect directly with a public or private street… Response: One 26'-wide access driveway from Gaarde Street is proposed, as shown on the plans. E. Curb cuts... Response: Curb cuts will be consistent with 18.910.030.O, plans will be reviewed and approved by the City prior to commencement of construction activities. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards… Response: Paved walkways connect the buildings to the parking area, and sidewalks behind the western-most buildings are proposed to meet the requirements of this section. G. Inadequate or hazardous access. Response: Inadequate or hazardous access is not proposed. A traffic report is included in the application materials that addressed the access to Gaarde Street. The parking area and drive aisle are designed to accommodate emergency vehicles and do not require use of the street for backing or maneuvering vehicles. H. Access management. Response: A Traffic/Access report is included with the application materials. Access spacing on Gaarde does not meet the minimum requirement of 600 feet. No alternative access is available and the access for TL 2200 and TL 21 00 have been combined. The Traffic report finds that the access location will function safely. I. Minimum access requirements for residential use. Response: Table 18.920.2 specifies that with 20-49 dwelling units, one 30' access is required, with 24' of pavement. One 26'-wide paved access aisle from Gaarde Street is proposed. 18.930 Vision Clearance Areas 18.930.030 Vision Clearance Requirements A. At corners. Except within the MU-CBD zone a vision 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... C. Additional topographical constraints... Response: Visual clearance will be maintained as specified by the City, and obstructions to visual clearance will be avoided. The site does not present topographical constraints to visual clearance requirements. Conclusion: The proposal meets the standards and can be approved by City staff. SITE AREA Area (SF) Gross Site before ROW Dedication (TL# 2100 & 2200)81,616 ROW Dedication 744 Net Site Area 80,872 UNIT DISTRIBUTION Exiting 1BR Units 0 Exiting 2BR Units 17 Proposed 2BR Units 20 Proposed 1BR Units 8 Total Units 45 SITE COVERAGE Total Building Footprint (EXTG and New) incl decks/entries 24,595 Total Onsite Sidewalk/Hardscape 5,847 Parking 26,706 Total Impervious (BLDGs, Sidewalk, Parking) 57,148 70.7% Total Pervious Area (Open Space) 23,724 29.3% Site Development Review 18.780.060.F (Private Outdoor Area)Area Each Units Area EXTG Deck Area = 5'x8'= 40sf/each 40 4 160 EXTG Deck Area = 4'x12'= 48sf/each 48 13 624 New Deck Area = 6'x9'= 54sf/each 54 8 432 New Deck Area = 8'x9.5'= 72sf/each 76 4 304 New Deck Area = 7'x13'= 96sf/each 91 16 1456 Total Deck Area (Private Open Space) 45 2,976 GAARDE APARTMENTS QUANTITY TALLY 48sf /each * 45 = 2160 sf total required, 2976 provided. (4 extg decks are 8 sf short of required area). GAARDE APARTMENTS QUANTITY TALLY Site Development Review 18.780.060.G (Shared Outdoor Recreation Area) Required Shared Space: 200sf/1 & 2BR units x 45 units 9,000 Provided Shared Outdoor Rec Area Indoor Fitness Area 800 Outdoor Rec Area 13,204 Total Shared Outdoor Rec & Open Space 14,004 Minimum 9000 SF Required and 14004 SF is Provided Site Development Review 18.780.060.L (Landscaping) SF Total Pervious Area (Open Space) 23,724 Add Onsite Sidewalks 5,847 Total Landscape less Buffer Zone 29,571 36.6% Minimum 15% Required and 36.6% is Provided Off Street Parking & Loading 18.310 Units Sp/Unit Spaces Required Parking 1BR Units 8 1.25 10 2BR Units 37 1.5 55.5 Subtotal 66 15% Visitors * Total Above 10 Total Required Parking 76 Proposed Parking Std Parking 57 Compact Parking 19 Handicap Parking 4 Total Parking Provided 80 76 Parking Spaces Required and 80 Spaces Provided C E S N W , I N C . 13190 SW 68 TH PARKWAY, STE. 150, TIGARD, OR 97 223 503.968.6655 TEL 503.968.2595 FAX WWW.C E S N W .C O M May 23, 2017 RE: Gaarde Road Apartments Dear Resident: CESNW, Inc. is representing the owner of property located at 10930 and 10900 SW Gaarde Road, also known as 2110AA Tax Lots 2100 & 2100. We are considering proposing a zone change/plan amendment and planned development for additional apartment units to be developed on this property. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday, June 8, 2017 Grace Point Community Church, Room 102 11075 SW Gaarde St, Tigard, OR 97224 6:00 pm Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503-968- 6655 if you have any questions. Sincerely, Anthony (Tony) Weller, P.E., P.L.S. President \3095\NH-Mtg-Notice.docx Neighborhood Meeting Notes Gaarde Street Apartments 6/8/2017 Tony Weller of CESNW, Inc. read the "Statement of Purpose", and described the process and project. Ralph Tahran of Tahran Architecture and Tony Weller presented building and site design considerations. Questions, comments and concerns from those in attendance include: • Will there be more than one access? (No) • The area between the site and the furniture store has been fenced off at the ends so the apartment folks can care for the area. This keeps others from being hiding along the back of the commercial building and has improved the sense of safety in the area. • There's already too much traffic on 100th - lots of cut through traffic; It's difficult to make left turns; and there is lots of speeding all day – this project will add to it. • Access is going to be a problem if there is only one access point; • Noise from the traffic is horrific; people drive way too fast. • What did the traffic engineer have to say? Response - Traffic counts were taken at the site entrance and the Traffic engineer found that the proposed access point and turning movements will function adequately. • How does adding more units impact current traffic issues? • One neighborhood doesn't think this project will add that much traffic to the neighborhood, many of the current residents go the other way. • Has the developer already purchased the property? Response - The current owner bought the property in the 1980's and is the one developing the project. • According to the apartment manager, the vacant field currently attracts homeless people, with development they won't have a place to camp, thinks its a good proposal. • Traffic is the biggest concern. • Both existing homes are occupied, and at least 2 bedroom, will there be a place for those residents with the new development? • What is the estimated time for construction? (+/-10 month span) • Where will the current residents park during construction? • Has Canterbury Commons been approached about a shared access for an additional ingress/egress or for fire additional access purposes? Response – Not at this time. However the owner of the development was present at the meeting and noted that there is substantial electrical facilities along the property line and he didn’t feel there was enough room to accommodate a turning movement from the apartment parking lot. • Some feel an additional access would cause more cut through traffic. • When was the traffic study done? (6-9 months ago) 3095-BASE170331.DWG SITE PLAN2.12/8/17 ARW ASM1 INCH = 30 FEETREVISIONS DRAWN BY: DATE:PROJECT NO.: DESIGNED BY:SHEETOFPLOTTED: 6/8/2017 2:03 PM GAARDE APARTMENTS MATTI TOTONCHY 875 TERRACE DR. LAKE OSWEGO, OR 97035 totonchyma@yahoo.com 3095 4SW (OLD) GAARDE RDSW GAARDE RD 3095-BASE170331.DWG SITE PLAN 22/8/17 ARW ASM1 INCH = 20 FEETREVISIONS DRAWN BY: DATE:PROJECT NO.: DESIGNED BY:SHEETOFPLOTTED: 6/8/2017 2:26 PM GAARDE APARTMENTS MATTI TOTONCHY 875 TERRACE DR. LAKE OSWEGO, OR 97035 totonchyma@yahoo.com 3095 4SW GAARDE RDSW GAARDE RD June 5, 2018 Page 2 of 6 The SW Gaarde Street intersection was observed having no northbound entering vehicles over the course of approximately 20 minutes during the morning peak period. Although no northbound vehicles were observed, it’s reasonable to assume the possibility that an occasional vehicle would enter the intersection from this approach, whereby the expected northbound queue would be approximately 1 vehicle. Traffic volumes were observed to be at light to moderate levels for the eastbound approach and light for the westbound approach. Traffic flow from the eastbound and westbound approaches was generally intermittent and vehicles would typically enter as platoons. Occasionally, westbound queues from the signalized intersection of SW Gaarde Street at SW Pacific Highway were observed extending beyond the old alignment of SW Gaarde Street; however, these extended queues would clear every traffic signal cycle. Although no northbound vehicles were observed, it is estimated that gaps to enter the major-street traffic stream would be available within an average control delay of 15 to 25 seconds (with northbound left turns experiencing the highest delays). Accordingly, the intersection was estimated to currently operate at LOS C or better during the morning peak period. During the evening peak period, the intersection was observed as having 10 northbound entering vehicles over the course of approximately 25 minutes during the evening peak period. Observed queuing on the minor-street approach never exceeded more than 1 vehicle. Traffic volumes were observed to be at light to moderate levels for the eastbound and westbound approaches and in a state of free-flow. Traffic flow from the eastbound and westbound approaches was generally intermittent and vehicles would typically enter as platoons. Gaps to enter the major-street traffic stream from the northbound approach were available within an average control delay of 25 to 30 seconds (again with the northbound left-turn lane experiencing the highest delays). Accordingly, the intersection was estimated to currently operate at LOS D or better during the evening peak period. Trip Generation The proposed development will construct a 28-unit apartment complex on a lot neighboring an existing complex. The subject site is currently developed with two existing single-family home which will be removed prior to the construction of the proposed apartments. The development is projected to be completed and occupied within the next two years. To estimate the number of trips that will be generated by the proposed development, trip rates from Trip Generation Manual 1 were used. Data from land-use code 220, Apartments, was used to estimate the proposed development’s trip generation based on the number of dwelling units. In order to account for the reduction in site trips as a result of removing two single-family home, data from land-use code 210, Single-Family Detached Housing, was used based on the number of dwelling units. 1 Institute of Transportation Engineers (ITE), Trip Generation Manual, 9th Edition, 2012. June 5, 2018 Page 3 of 6 The trip generation calculations show that the proposed development is projected to generate an additional 12 site trips during the morning peak hour and 15 site trips during the evening peak hour. The trip generation estimates are summarized in Table 1 and detailed trip generation calculations are included in the appendix to this report. Table 1: Trip Generation Summary Enter Exit Total Enter Exit Total Existing Development 210 2 units 1 1 2 1 1 2 20 Proposed Devleopment 220 28 units 3 11 14 11 6 17 186 Net New Site Trips 2 10 12 10 5 15 166 Weekday TotalITE Code Size Morning Peak Hour Evening Peak Hour Trip Distribution The directional distribution of site trips to and from the proposed development was estimated based on locations of likely trip destinations, locations of major transportation facilities in the site vicinity, existing travel patterns at the study intersections, and input from the City of Tigard. The following trip distribution was estimated and used for analysis: • Approximately 30 percent of site trips will travel to/from the west along SW Gaarde Street. • Approximately 50 percent of site trips will travel to/from the east along SW Gaarde Street. • Approximately 20 percent of site trips will travel to/from the south along the old alignment of SW Gaarde Street. One of the existing onsite houses currently takes access onto SW Gaarde Street just west of the SW Gaarde Street intersection. However, upon redevelopment of the site, the single-family house driveway will be closed and all trips to/from the site will utilize an existing apartment access along the old alignment of SW Gaarde Street. For the purposes of simplicity as well as maintaining a conservative analysis of transportation impacts, trips were not rerouted from this existing house driveway and the total trips generated by the proposed apartment complex were added to the transportation system in place of the net site trips generated. The trip assignment for the site trips generated by the proposed development during the morning and evening peak hours is shown in Figure 1 on the following page. June 5, 2018 Page 5 of 6 Access Location The existing apartment access intersection is located approximately 65 feet south of the intersection of SW Gaarde Street with the old alignment of SW Gaarde Street. Based on existing queuing observed at the intersection of SW Gaarde Street with the old alignment of SW Gaarde Street, adequate vehicle storage space is available to accommodate northbound queued vehicles without obstructing turning movements into and out of the existing site access. In addition to queuing observations, a queuing analysis for the projected 2020 buildout scenario was conducted for the study intersection. The queue lengths for the intersection were projected based on the results of a Synchro/SimTraffic simulation, with the reported values based on the 95th percentile queue lengths. This means that 95 percent of the time the queue length will be less than or equal to the reported values. The projected 95th percentile queue lengths reported by the Synchro/SimTraffic simulation are presented in Table 2 for the morning and evening peak hours. Detailed queuing analysis worksheets are included in the technical appendix. Table 2: 95th Percentile Queuing Analysis Summary NB LT Lane 50'36'48' NB RT Lane 45'39'35' SW Gaarde Street with the old alignment of Gaarde Street Morning Peak Hour Evening Peak HourAvailable Storage Based on both the Synchro/SimTraffic queuing analysis and the field observations, adequate storage space is available to accommodate northbound queued vehicles without obstructing turning movements into and out of the existing apartment site access. Accordingly, the addition of site trips from the proposed development are not expected to create any significant queuing issues at the intersection of SW Gaarde Street with the old alignment of SW Gaarde Street. In addition to queuing, an analysis of crash history along the old alignment of SW Gaarde Street was conducted. Using crash data obtained from the Oregon Department of Transportation’s Crash Analysis and Reporting Unit, a review of the most recent available five years of crash history (January of 2011 through December of 2015) at the site access intersection and the intersection of SW Gaarde Street with the old alignment of SW Gaarde Street was performed. Both intersections had no reported crashes during the five- year analysis period. Upon buildout of the proposed apartment complex, the additional site trips are not expected to create any significant safety hazards along the old alignment of SW Gaarde Street or any intersecting roadways or driveways. June 5, 2018 Page 6 of 6 Based a review of queuing at the intersection of SW Gaarde Street with the old alignment of SW Gaarde Street and crash history along the old alignment of SW Gaarde Street, the existing apartment access is anticipated to operate safely and efficiently upon buildout of the proposed apartment complex. Conclusions The construction of the proposed 28-unit apartment complex is not projected to cause any significant traffic impacts to the transportation system within the vicinity of the subject property upon completion and occupancy. Based on the low number of trips generated by the development, and the field observations which indicate acceptable operation and queuing at the intersection of SW Gaarde Street with the old alignment of SW Gaarde Street, no significant delays or congestion is projected to result from the 28-unit apartment complex. Accordingly, no mitigation is necessary or recommended. Land Use:Single-Family Detached Housing Land Use Code:210 Variable:Dwelling Units Variable Value:2 Trip Rate:0.75 Trip Rate:1.00 Enter Exit Total Enter Exit Total Directional Directional Distribution Distribution Trip Ends 1 1 2 Trip Ends 1 1 2 Trip Rate:9.52 Trip Rate:9.91 Enter Exit Total Enter Exit Total Directional Directional Distribution Distribution Trip Ends 10 10 20 Trip Ends 10 10 20 Source: TRIP GENERATION, Ninth Edition 75% 63% 37% 50% 50%50%50% TRIP GENERATION CALCULATIONS AM PEAK HOUR PM PEAK HOUR WEEKDAY SATURDAY 25% Land Use:Apartment Land Use Code:220 Variable:Dwelling Units Variable Value:28 Trip Rate:0.51 Trip Rate:0.62 Enter Exit Total Enter Exit Total Directional Directional Distribution Distribution Trip Ends 3 11 14 Trip Ends 11 6 17 Trip Rate:6.65 Trip Rate:6.39 Enter Exit Total Enter Exit Total Directional Directional Distribution Distribution Trip Ends 93 93 186 Trip Ends 89 89 178 Source: TRIP GENERATION, Ninth Edition 50% 50% 50% 50% TRIP GENERATION CALCULATIONS SATURDAY PM PEAK HOURAM PEAK HOUR WEEKDAY 20% 80% 65% 35% Total Vehicle Summary SW Gaarde St & SW Gaarde St 7:00 AM to 9:00 AM 5-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Crosswalk Time L R Bikes Bikes T R Bikes L T Bikes Total North South East West 7:00 AM 1 0 0 0 16 13 0 0 16 0 46 0 0 0 0 7:05 AM 0 0 0 0 35 22 0 0 13 0 70 0 0 0 0 7:10 AM 1 4 0 0 28 24 0 0 25 0 82 0 1 0 0 7:15 AM 0 0 0 0 40 25 0 0 30 0 95 0 0 0 0 7:20 AM 1 0 0 0 46 23 0 0 16 0 86 0 0 0 0 7:25 AM 0 0 0 0 44 20 1 0 25 0 89 0 0 0 0 7:30 AM 0 0 0 0 62 25 0 0 31 0 118 0 1 0 0 7:35 AM 0 1 0 0 41 30 0 0 28 0 100 0 0 0 0 7:40 AM 0 1 0 0 48 29 0 1 25 0 104 0 0 0 0 7:45 AM 0 0 0 0 41 40 0 2 32 0 115 0 1 0 0 7:50 AM 2 0 0 0 39 31 0 0 28 0 100 0 0 0 0 7:55 AM 0 0 0 0 43 29 0 1 34 0 107 0 0 0 0 8:00 AM 0 0 0 0 37 20 0 2 32 0 91 0 0 0 0 8:05 AM 2 0 0 0 36 22 0 0 24 0 84 0 1 0 0 8:10 AM 0 0 0 0 43 11 0 4 33 0 91 0 0 0 0 8:15 AM 1 1 0 0 55 15 0 1 38 0 111 0 0 0 0 8:20 AM 0 0 0 0 34 20 0 1 32 0 87 0 0 0 0 8:25 AM 0 0 0 0 31 17 0 2 38 0 88 0 0 0 0 8:30 AM 0 1 0 0 39 15 0 0 20 1 75 0 0 0 0 8:35 AM 0 0 0 0 27 12 0 3 25 0 67 0 0 0 0 8:40 AM 1 1 0 0 31 28 0 1 25 0 87 0 0 0 0 8:45 AM 1 0 0 0 40 23 0 1 34 0 99 0 0 0 0 8:50 AM 2 1 0 0 34 13 0 2 25 0 77 0 0 0 0 8:55 AM 1 2 0 0 36 9 0 2 19 0 69 0 0 0 0 Total Survey 13 12 0 0 926 516 1 23 648 1 2,138 0 4 0 0 Tuesday, January 26, 2016 Clay Carney (503) 833-2740 523 292 362 12 35 0 30 08304 InOut 00 OutIn 815In 367Out Out526 In374 0.50PHF 12.5%HV0.86PHF 6.7%HV 0.87PHF 1.5%HV 0.00PHF 0.0%HVPeak Hour Summary 7:25 AM to 8:25 AM 15-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Crosswalk Time L R Bikes Bikes T R Bikes L T Bikes Total North South East West 7:00 AM 2 4 0 0 79 59 0 0 54 0 198 0 1 0 0 7:15 AM 1 0 0 0 130 68 1 0 71 0 270 0 0 0 0 7:30 AM 0 2 0 0 151 84 0 1 84 0 322 0 1 0 0 7:45 AM 2 0 0 0 123 100 0 3 94 0 322 0 1 0 0 8:00 AM 2 0 0 0 116 53 0 6 89 0 266 0 1 0 0 8:15 AM 1 1 0 0 120 52 0 4 108 0 286 0 0 0 0 8:30 AM 1 2 0 0 97 55 0 4 70 1 229 0 0 0 0 8:45 AM 4 3 0 0 110 45 0 5 78 0 245 0 0 0 0 Total Survey 13 12 0 0 926 516 1 23 648 1 2,138 0 4 0 0 Peak Hour Summary 7:25 AM to 8:25 AM Northbound Southbound Eastbound Westbound Pedestrians SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Total Crosswalk In Out Total Bikes In Out Total Bikes In Out Total Bikes In Out Total Bikes North South East West Volume 8 304 312 0 0 0 0 0 815 367 1,182 1 374 526 900 0 1,197 0 3 0 0 %HV 12.5% 0.0% 1.5% 6.7% 3.2% PHF 0.50 0.00 0.87 0.86 0.93 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Total L R T R L T Volume 5 3 523 292 12 362 1,197 %HV 0.0% NA 33.3% NA NA NA NA 1.1% 2.1% 8.3% 6.6% NA 3.2% PHF 0.42 0.38 0.87 0.73 0.50 0.88 0.93 Rolling Hour Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Crosswalk Time L R Bikes Bikes T R Bikes L T Bikes Total North South East West 7:00 AM 5 6 0 0 483 311 1 4 303 0 1,112 0 3 0 0 7:15 AM 5 2 0 0 520 305 1 10 338 0 1,180 0 3 0 0 7:30 AM 5 3 0 0 510 289 0 14 375 0 1,196 0 3 0 0 7:45 AM 6 3 0 0 456 260 0 17 361 1 1,103 0 2 0 0 8:00 AM 8 6 0 0 443 205 0 19 345 1 1,026 0 1 0 0 8 0.50 0.86 374 0.87 815 0.00 0 6.7%1.5% By Movement By Approach Total TotalTotalTotal 0.0%12.5% Heavy Vehicle Summary SW Gaarde St & SW Gaarde St 7:00 AM to 9:00 AM Heavy Vehicle 5-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Time L R Total Total T R Total L T Total Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 7:05 AM 0 0 0 0 3 1 4 0 1 1 5 7:10 AM 0 0 0 0 1 1 2 0 1 1 3 7:15 AM 0 0 0 0 0 2 2 0 2 2 4 7:20 AM 0 0 0 0 0 0 0 0 1 1 1 7:25 AM 0 0 0 0 0 0 0 0 1 1 1 7:30 AM 0 0 0 0 1 0 1 0 2 2 3 7:35 AM 0 1 1 0 0 0 0 0 1 1 2 7:40 AM 0 0 0 0 0 1 1 0 3 3 4 7:45 AM 0 0 0 0 0 0 0 0 4 4 4 7:50 AM 0 0 0 0 1 2 3 0 5 5 8 7:55 AM 0 0 0 0 0 1 1 0 0 0 1 8:00 AM 0 0 0 0 1 0 1 0 1 1 2 8:05 AM 0 0 0 0 1 1 2 0 1 1 3 8:10 AM 0 0 0 0 0 0 0 1 1 2 2 8:15 AM 0 0 0 0 2 1 3 0 2 2 5 8:20 AM 0 0 0 0 0 0 0 0 3 3 3 8:25 AM 0 0 0 0 1 0 1 0 0 0 1 8:30 AM 0 0 0 0 2 3 5 0 0 0 5 8:35 AM 0 0 0 0 1 0 1 0 1 1 2 8:40 AM 0 0 0 0 0 1 1 0 0 0 1 8:45 AM 0 0 0 0 0 1 1 0 2 2 3 8:50 AM 0 0 0 0 0 0 0 0 2 2 2 8:55 AM 0 0 0 0 0 0 0 0 3 3 3 Total Survey 0 1 1 0 14 15 29 1 37 38 68 Tuesday, January 26, 2016 6 6 24 1 10 17 InOut 00 OutIn 12In 24Out Peak Hour Summary 7:25 AM to 8:25 AM Clay Carney (503) 833-2740 Heavy Vehicle 15-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Time L R Total Total T R Total L T Total Total 7:00 AM 0 0 0 0 4 2 6 0 2 2 8 7:15 AM 0 0 0 0 0 2 2 0 4 4 6 7:30 AM 0 1 1 0 1 1 2 0 6 6 9 7:45 AM 0 0 0 0 1 3 4 0 9 9 13 8:00 AM 0 0 0 0 2 1 3 1 3 4 7 8:15 AM 0 0 0 0 3 1 4 0 5 5 9 8:30 AM 0 0 0 0 3 4 7 0 1 1 8 8:45 AM 0 0 0 0 0 1 1 0 7 7 8 Total Survey 0 1 1 0 14 15 29 1 37 38 68 Heavy Vehicle Peak Hour Summary 7:25 AM to 8:25 AM Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St In Out Total In Out Total In Out Total In Out Total Volume 1 7 8 0 0 0 12 24 36 25 7 32 38 PHF 0.25 0.00 0.60 0.52 0.59 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St L R Total Total T R Total L T Total Volume 0 1 1 0 6 6 12 1 24 25 38 PHF 0.00 0.25 0.25 0.00 0.50 0.50 0.60 0.25 0.50 0.52 0.59 Heavy Vehicle Rolling Hour Summary 7:00 AM to 9:00 AM Interval Start Interval Time L R Total Total T R Total L T Total Total 7:00 AM 0 1 1 0 6 8 14 0 21 21 36 7:15 AM 0 1 1 0 4 7 11 1 22 23 35 7:30 AM 0 1 1 0 7 6 13 1 23 24 38 7:45 AM 0 0 0 0 9 9 18 1 18 19 37 8:00 AM 0 0 0 0 8 7 15 1 16 17 32 By Movement Total By Approach SW Gaarde St SW Gaarde St SW Gaarde St Northbound Southbound Eastbound Total SW Gaarde St Westbound Peak Hour Summary 7:25 AM to 8:25 AM Tuesday, January 26, 2016 0 367 362 374 0 12 0 815 523 526 0 SW Gaarde St 0 0 SW Gaarde St & SW Gaarde St 0Bikes 0 Bikes 0Peds Peds 0 Clay Carney (503) 833-2740 Peds 0 0 815 523 526 0 292 5 3 304 8 Count Period: 7:00 AM to 9:00 AM 0 3.2% 0 1,197 SW Gaarde St Approach HV%PHF Volume NB 0.50 12.5% 8 SB 0.00 0.0% Intersection 0.93 EB 0.87 1.5% 0 SW Gaarde St815 374WB0.86 6.7% 0Bikes 0 Bikes 0Peds Peds 0 Clay Carney (503) 833-2740 0 Bikes 3Peds Peds 0 1Bikes Total Vehicle Summary SW Gaarde St & SW Gaarde St 4:00 PM to 6:00 PM 5-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Crosswalk Time L R Bikes Bikes T R Bikes L T Bikes Total North South East West 4:00 PM 2 0 0 0 28 20 0 3 59 0 112 0 0 0 0 4:05 PM 1 2 0 0 26 20 0 2 57 0 108 0 0 0 0 4:10 PM 2 0 0 0 21 18 0 0 69 0 110 0 0 0 0 4:15 PM 1 1 0 0 24 17 0 1 65 0 109 0 0 0 0 4:20 PM 1 0 0 0 18 28 1 1 61 0 109 0 0 0 0 4:25 PM 2 1 0 0 18 15 0 3 65 0 104 0 0 0 0 4:30 PM 0 0 0 0 26 12 0 0 51 0 89 0 0 0 0 4:35 PM 0 0 0 0 38 18 0 2 60 0 118 0 0 0 0 4:40 PM 0 2 0 0 24 19 0 1 67 0 113 0 1 0 0 4:45 PM 0 0 0 0 29 21 0 3 73 0 126 0 0 0 0 4:50 PM 1 0 0 0 29 30 0 3 44 0 107 0 0 0 0 4:55 PM 2 0 0 0 25 10 0 4 64 0 105 0 1 1 0 5:00 PM 2 2 0 0 24 17 1 2 68 0 115 0 0 0 0 5:05 PM 2 1 0 0 29 25 0 3 62 0 122 0 2 0 0 5:10 PM 0 1 0 0 28 24 0 6 77 0 136 0 2 0 0 5:15 PM 1 2 0 0 25 24 0 2 74 0 128 0 0 0 0 5:20 PM 2 0 0 0 24 25 0 4 67 0 122 0 2 0 0 5:25 PM 0 0 0 0 25 21 0 3 58 0 107 0 2 0 0 5:30 PM 1 1 0 0 23 23 0 4 70 0 122 0 1 0 0 5:35 PM 1 0 0 0 27 19 0 3 77 0 127 0 0 0 0 5:40 PM 0 1 0 0 23 24 0 7 63 0 118 0 0 0 0 5:45 PM 1 0 0 0 34 18 0 4 74 0 131 0 0 0 0 5:50 PM 0 2 0 0 24 16 0 3 60 0 105 0 0 0 0 5:55 PM 0 0 0 0 14 21 0 1 59 0 95 0 0 0 0 Total Survey 22 16 0 0 606 485 2 65 1,544 0 2,738 0 11 1 0 Tuesday, January 26, 2016 Clay Carney (503) 833-2740 316 260 798 45 813 0 100 121305 InOut 00 OutIn 576In 811Out Out324 In843 0.58PHF 0.0%HV0.92PHF 0.4%HV 0.93PHF 1.4%HV 0.00PHF 0.0%HVPeak Hour Summary 4:50 PM to 5:50 PM 15-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Crosswalk Time L R Bikes Bikes T R Bikes L T Bikes Total North South East West 4:00 PM 5 2 0 0 75 58 0 5 185 0 330 0 0 0 0 4:15 PM 4 2 0 0 60 60 1 5 191 0 322 0 0 0 0 4:30 PM 0 2 0 0 88 49 0 3 178 0 320 0 1 0 0 4:45 PM 3 0 0 0 83 61 0 10 181 0 338 0 1 1 0 5:00 PM 4 4 0 0 81 66 1 11 207 0 373 0 4 0 0 5:15 PM 3 2 0 0 74 70 0 9 199 0 357 0 4 0 0 5:30 PM 2 2 0 0 73 66 0 14 210 0 367 0 1 0 0 5:45 PM 1 2 0 0 72 55 0 8 193 0 331 0 0 0 0 Total Survey 22 16 0 0 606 485 2 65 1,544 0 2,738 0 11 1 0 Peak Hour Summary 4:50 PM to 5:50 PM Northbound Southbound Eastbound Westbound Pedestrians SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Total Crosswalk In Out Total Bikes In Out Total Bikes In Out Total Bikes In Out Total Bikes North South East West Volume 21 305 326 0 0 0 0 0 576 811 1,387 1 843 324 1,167 0 1,440 0 10 1 0 %HV 0.0% 0.0% 1.4% 0.4% 0.8% PHF 0.58 0.00 0.93 0.92 0.93 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Total L R T R L T Volume 13 8 316 260 45 798 1,440 %HV 0.0% NA 0.0% NA NA NA NA 1.3% 1.5% 0.0% 0.4% NA 0.8% PHF 0.54 0.50 0.94 0.89 0.80 0.92 0.93 Rolling Hour Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Crosswalk Time L R Bikes Bikes T R Bikes L T Bikes Total North South East West 4:00 PM 12 6 0 0 306 228 1 23 735 0 1,310 0 2 1 0 4:15 PM 11 8 0 0 312 236 2 29 757 0 1,353 0 6 1 0 4:30 PM 10 8 0 0 326 246 1 33 765 0 1,388 0 10 1 0 4:45 PM 12 8 0 0 311 263 1 44 797 0 1,435 0 10 1 0 5:00 PM 10 10 0 0 300 257 1 42 809 0 1,428 0 9 0 0 21 0.58 0.92 843 0.93 576 0.00 0 0.4%1.4% By Movement By Approach Total TotalTotalTotal 0.0%0.0% Heavy Vehicle Summary SW Gaarde St & SW Gaarde St 4:00 PM to 6:00 PM Heavy Vehicle 5-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Time L R Total Total T R Total L T Total Total 4:00 PM 0 0 0 0 1 2 3 0 1 1 4 4:05 PM 0 0 0 0 0 0 0 0 0 0 0 4:10 PM 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 1 0 1 0 1 1 2 4:20 PM 0 0 0 0 0 0 0 0 1 1 1 4:25 PM 0 0 0 0 1 0 1 1 0 1 2 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 4:35 PM 0 0 0 0 0 0 0 0 0 0 0 4:40 PM 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 1 0 1 0 0 0 1 4:50 PM 0 0 0 0 0 1 1 0 0 0 1 4:55 PM 0 0 0 0 0 0 0 0 2 2 2 5:00 PM 0 0 0 0 1 0 1 0 0 0 1 5:05 PM 0 0 0 0 0 0 0 0 0 0 0 5:10 PM 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 1 1 0 0 0 1 5:20 PM 0 0 0 0 1 1 2 0 0 0 2 5:25 PM 0 0 0 0 1 0 1 0 0 0 1 5:30 PM 0 0 0 0 1 0 1 0 0 0 1 5:35 PM 0 0 0 0 0 0 0 0 0 0 0 5:40 PM 0 0 0 0 0 0 0 0 1 1 1 5:45 PM 0 0 0 0 0 1 1 0 0 0 1 5:50 PM 0 0 0 0 0 1 1 0 0 0 1 5:55 PM 0 0 0 0 0 1 1 0 0 0 1 Total Survey 0 0 0 0 8 8 16 1 6 7 23 Tuesday, January 26, 2016 4 4 3 0 00 04 InOut 00 OutIn 8In 3Out Peak Hour Summary 4:50 PM to 5:50 PM Clay Carney (503) 833-2740 Heavy Vehicle 15-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St Interval Time L R Total Total T R Total L T Total Total 4:00 PM 0 0 0 0 1 2 3 0 1 1 4 4:15 PM 0 0 0 0 2 0 2 1 2 3 5 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 1 1 2 0 2 2 4 5:00 PM 0 0 0 0 1 0 1 0 0 0 1 5:15 PM 0 0 0 0 2 2 4 0 0 0 4 5:30 PM 0 0 0 0 1 0 1 0 1 1 2 5:45 PM 0 0 0 0 0 3 3 0 0 0 3 Total Survey 0 0 0 0 8 8 16 1 6 7 23 Heavy Vehicle Peak Hour Summary 4:50 PM to 5:50 PM Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St In Out Total In Out Total In Out Total In Out Total Volume 0 4 4 0 0 0 8 3 11 3 4 7 11 PHF 0.00 0.00 0.50 0.38 0.69 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St SW Gaarde St SW Gaarde St L R Total Total T R Total L T Total Volume 0 0 0 0 4 4 8 0 3 3 11 PHF 0.00 0.00 0.00 0.00 0.33 0.50 0.50 0.00 0.38 0.38 0.69 Heavy Vehicle Rolling Hour Summary 4:00 PM to 6:00 PM Interval Start Interval Time L R Total Total T R Total L T Total Total 4:00 PM 0 0 0 0 4 3 7 1 5 6 13 4:15 PM 0 0 0 0 4 1 5 1 4 5 10 4:30 PM 0 0 0 0 4 3 7 0 2 2 9 4:45 PM 0 0 0 0 5 3 8 0 3 3 11 5:00 PM 0 0 0 0 4 5 9 0 1 1 10 By Movement Total By Approach SW Gaarde St SW Gaarde St SW Gaarde St Northbound Southbound Eastbound Total SW Gaarde St Westbound Peak Hour Summary 4:50 PM to 5:50 PM Tuesday, January 26, 2016 0 811 798 843 0 45 0 576 316 324 0 SW Gaarde St 0 0 SW Gaarde St & SW Gaarde St 0Bikes 0 Bikes 0Peds Peds 0 Clay Carney (503) 833-2740 Peds 1 0 576 316 324 0 260 13 8 305 21 Count Period: 4:00 PM to 6:00 PM 0 0.8% 0 1,440 SW Gaarde St Approach HV%PHF Volume NB 0.58 0.0% 21 SB 0.00 0.0% Intersection 0.93 EB 0.93 1.4% 0 SW Gaarde St576 843WB0.92 0.4% 0Bikes 0 Bikes 0Peds Peds 0 Clay Carney (503) 833-2740 0 Bikes 10Peds Peds 1 1Bikes Total Vehicle Summary SW Gaarde St & Appartment Access 7:00 AM to 9:00 AM 5-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Crosswalk Time L T Bikes T R Bikes L R Bikes Bikes Total North South East West 7:00 AM 0 1 0 13 0 0 0 0 0 0 14 0 0 0 0 7:05 AM 0 0 0 24 1 0 1 0 0 0 26 0 0 0 0 7:10 AM 0 5 0 22 0 0 0 0 0 0 27 0 0 0 0 7:15 AM 0 0 0 28 0 0 0 0 0 0 28 0 0 0 0 7:20 AM 0 1 0 24 0 0 0 0 0 0 25 0 0 0 0 7:25 AM 0 0 0 18 0 0 0 0 0 0 18 0 0 0 0 7:30 AM 0 0 0 25 0 0 0 0 0 0 25 0 0 0 0 7:35 AM 0 1 0 32 0 0 0 0 0 0 33 0 0 0 0 7:40 AM 0 0 0 28 0 0 0 0 0 0 28 0 0 0 0 7:45 AM 0 1 0 41 0 0 0 0 0 0 42 0 0 0 0 7:50 AM 0 2 0 34 0 0 0 0 0 0 36 0 0 0 0 7:55 AM 0 0 0 30 0 0 0 0 0 0 30 0 0 0 0 8:00 AM 0 1 0 22 0 0 0 0 0 0 23 0 0 0 0 8:05 AM 0 1 0 20 0 0 1 0 0 0 22 0 0 0 0 8:10 AM 0 0 0 12 0 0 0 0 0 0 12 0 0 0 0 8:15 AM 0 2 0 15 0 0 1 0 0 0 18 0 0 0 0 8:20 AM 1 0 0 21 0 0 0 0 0 0 22 0 0 0 0 8:25 AM 0 1 0 20 0 0 0 0 0 0 21 0 0 0 0 8:30 AM 0 0 0 16 0 0 0 0 0 0 16 0 0 0 0 8:35 AM 0 1 0 12 0 0 0 0 0 0 13 0 0 0 0 8:40 AM 0 1 0 27 0 0 0 0 0 0 28 0 0 0 0 8:45 AM 0 1 0 24 1 0 0 0 0 0 26 0 0 0 0 8:50 AM 0 4 0 16 0 0 2 0 0 0 22 0 0 0 0 8:55 AM 0 2 0 10 0 0 0 0 0 0 12 0 0 0 0 Total Survey 1 25 0 534 2 0 5 0 0 0 567 0 0 0 0 Tuesday, January 26, 2016 Clay Carney (503) 833-2740 1 0 0 3281 0 00 011 11328 InOut 12329 OutIn 1In 1Out Out0 In0 0.46PHF 9.1%HV0.00PHF 0.0%HV 0.25PHF 0.0%HV 0.78PHF 2.4%HVPeak Hour Summary 7:05 AM to 8:05 AM 15-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Crosswalk Time L T Bikes T R Bikes L R Bikes Bikes Total North South East West 7:00 AM 0 6 0 59 1 0 1 0 0 0 67 0 0 0 0 7:15 AM 0 1 0 70 0 0 0 0 0 0 71 0 0 0 0 7:30 AM 0 1 0 85 0 0 0 0 0 0 86 0 0 0 0 7:45 AM 0 3 0 105 0 0 0 0 0 0 108 0 0 0 0 8:00 AM 0 2 0 54 0 0 1 0 0 0 57 0 0 0 0 8:15 AM 1 3 0 56 0 0 1 0 0 0 61 0 0 0 0 8:30 AM 0 2 0 55 0 0 0 0 0 0 57 0 0 0 0 8:45 AM 0 7 0 50 1 0 2 0 0 0 60 0 0 0 0 Total Survey 1 25 0 534 2 0 5 0 0 0 567 0 0 0 0 Peak Hour Summary 7:05 AM to 8:05 AM Northbound Southbound Eastbound Westbound Pedestrians SW Gaarde St SW Gaarde St Appartment Access Appartment Access Total Crosswalk In Out Total Bikes In Out Total Bikes In Out Total Bikes In Out Total Bikes North South East West Volume 11 328 339 0 329 12 341 0 1 1 2 0 0 0 0 0 341 0 0 0 0 %HV 9.1% 2.4% 0.0% 0.0% 2.6% PHF 0.46 0.78 0.25 0.00 0.79 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St Appartment Access Appartment Access Total L T T R L R Volume 0 11 328 1 1 0 341 %HV 0.0% 9.1% NA NA 2.4% 0.0% 0.0% NA 0.0% NA NA NA 2.6% PHF 0.00 0.46 0.78 0.25 0.25 0.00 0.79 Rolling Hour Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Crosswalk Time L T Bikes T R Bikes L R Bikes Bikes Total North South East West 7:00 AM 0 11 0 319 1 0 1 0 0 0 332 0 0 0 0 7:15 AM 0 7 0 314 0 0 1 0 0 0 322 0 0 0 0 7:30 AM 1 9 0 300 0 0 2 0 0 0 312 0 0 0 0 7:45 AM 1 10 0 270 0 0 2 0 0 0 283 0 0 0 0 8:00 AM 1 14 0 215 1 0 4 0 0 0 235 0 0 0 0 11 0.46 0.00 0 0.25 1 0.78 329 0.0%0.0% By Movement By Approach Total TotalTotalTotal 2.4%9.1% Heavy Vehicle Summary SW Gaarde St & Appartment Access 7:00 AM to 9:00 AM Heavy Vehicle 5-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Time L T Total T R Total L R Total Total Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 7:05 AM 0 0 0 1 0 1 0 0 0 0 1 7:10 AM 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 2 0 2 0 0 0 0 2 7:20 AM 0 0 0 1 0 1 0 0 0 0 1 7:25 AM 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 7:35 AM 0 1 1 0 0 0 0 0 0 0 1 7:40 AM 0 0 0 1 0 1 0 0 0 0 1 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 7:50 AM 0 0 0 2 0 2 0 0 0 0 2 7:55 AM 0 0 0 1 0 1 0 0 0 0 1 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 8:05 AM 0 0 0 1 0 1 0 0 0 0 1 8:10 AM 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 1 0 1 0 0 0 0 1 8:20 AM 0 0 0 0 0 0 0 0 0 0 0 8:25 AM 0 0 0 1 0 1 0 0 0 0 1 8:30 AM 0 0 0 2 0 2 0 0 0 0 2 8:35 AM 0 0 0 0 0 0 0 0 0 0 0 8:40 AM 0 0 0 1 0 1 0 0 0 0 1 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 8:50 AM 0 0 0 1 0 1 0 0 0 0 1 8:55 AM 0 0 0 0 0 0 0 0 0 0 0 Total Survey 0 1 1 15 0 15 0 0 0 0 16 Tuesday, January 26, 2016 0 0 0 80 1 18 InOut 18 OutIn 0In 0Out Peak Hour Summary 7:05 AM to 8:05 AM Clay Carney (503) 833-2740 Heavy Vehicle 15-Minute Interval Summary 7:00 AM to 9:00 AM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Time L T Total T R Total L R Total Total Total 7:00 AM 0 0 0 1 0 1 0 0 0 0 1 7:15 AM 0 0 0 3 0 3 0 0 0 0 3 7:30 AM 0 1 1 1 0 1 0 0 0 0 2 7:45 AM 0 0 0 3 0 3 0 0 0 0 3 8:00 AM 0 0 0 1 0 1 0 0 0 0 1 8:15 AM 0 0 0 2 0 2 0 0 0 0 2 8:30 AM 0 0 0 3 0 3 0 0 0 0 3 8:45 AM 0 0 0 1 0 1 0 0 0 0 1 Total Survey 0 1 1 15 0 15 0 0 0 0 16 Heavy Vehicle Peak Hour Summary 7:05 AM to 8:05 AM Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St Appartment Access Appartment Access In Out Total In Out Total In Out Total In Out Total Volume 1 8 9 8 1 9 0 0 0 0 0 0 9 PHF 0.25 0.67 0.00 0.00 0.75 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St Appartment Access Appartment Access L T Total T R Total L R Total Total Volume 0 1 1 8 0 8 0 0 0 0 9 PHF 0.00 0.25 0.25 0.67 0.00 0.67 0.00 0.00 0.00 0.00 0.75 Heavy Vehicle Rolling Hour Summary 7:00 AM to 9:00 AM Interval Start Interval Time L T Total T R Total L R Total Total Total 7:00 AM 0 1 1 8 0 8 0 0 0 0 9 7:15 AM 0 1 1 8 0 8 0 0 0 0 9 7:30 AM 0 1 1 7 0 7 0 0 0 0 8 7:45 AM 0 0 0 9 0 9 0 0 0 0 9 8:00 AM 0 0 0 7 0 7 0 0 0 0 7 By Movement Total By Approach SW Gaarde St SW Gaarde St Appartment Access Northbound Southbound Eastbound Total Appartment Access Westbound Peak Hour Summary 7:05 AM to 8:05 AM Tuesday, January 26, 2016 329 12 1 328 0 1 0 1 0 1 0 Appartment Access 0 0 SW Gaarde St & Appartment Access SW Gaarde St0Bikes 0 Bikes 0Peds Peds 0 Clay Carney (503) 833-2740 Peds 0 0 1 0 0  0 11 328 11 Count Period: 7:00 AM to 9:00 AM 0 2.6% 329 341 Approach HV%PHF Volume NB 0.46 9.1% 11 SB 0.78 2.4% Intersection 0.79 EB 0.25 0.0% 0 SW Gaarde St1 0WB0.00 0.0% 0Bikes 0 Bikes 0Peds Peds 0 Clay Carney (503) 833-2740 0 Bikes 0Peds Peds 0 0Bikes Total Vehicle Summary SW Gaarde St & Appartment Access 4:00 PM to 6:00 PM 5-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Crosswalk Time L T Bikes T R Bikes L R Bikes Bikes Total North South East West 4:00 PM 0 2 0 21 0 0 0 0 0 0 23 0 0 0 0 4:05 PM 0 2 0 25 1 0 0 0 0 0 28 0 0 0 0 4:10 PM 0 3 0 17 0 0 0 0 0 0 20 0 0 0 0 4:15 PM 0 1 0 18 0 0 0 0 0 0 19 0 0 0 1 4:20 PM 0 3 0 26 0 0 0 1 0 0 30 0 0 0 0 4:25 PM 0 2 0 16 0 0 0 0 0 0 18 0 0 0 1 4:30 PM 0 0 0 14 0 0 0 0 0 0 14 0 0 0 0 4:35 PM 0 1 0 22 0 0 0 0 0 0 23 0 0 0 2 4:40 PM 0 1 0 20 0 0 0 0 0 0 21 0 0 0 1 4:45 PM 0 0 0 21 0 0 0 0 0 0 21 0 0 0 1 4:50 PM 0 0 0 33 0 0 0 0 0 0 33 0 0 0 0 4:55 PM 0 2 0 17 0 0 0 0 0 0 19 0 0 0 1 5:00 PM 0 4 0 22 0 0 1 0 0 0 27 0 1 0 0 5:05 PM 0 3 0 28 0 0 1 0 0 0 32 1 1 0 0 5:10 PM 0 2 0 31 0 0 0 0 0 0 33 0 0 0 0 5:15 PM 0 2 0 27 0 0 0 0 0 0 29 0 0 0 0 5:20 PM 0 2 0 26 0 0 0 0 0 0 28 0 1 0 0 5:25 PM 0 1 0 24 0 0 0 0 0 0 25 0 0 0 0 5:30 PM 0 1 0 27 0 0 0 0 0 0 28 0 0 0 1 5:35 PM 0 2 0 20 1 0 0 0 0 0 23 0 0 0 0 5:40 PM 0 0 0 33 0 0 0 0 0 0 33 0 0 0 2 5:45 PM 0 1 0 22 0 0 0 0 0 0 23 0 0 0 0 5:50 PM 0 2 0 18 1 0 0 0 0 0 21 0 0 0 0 5:55 PM 0 0 0 22 0 0 0 0 0 0 22 0 0 0 0 Total Survey 0 37 0 550 3 0 2 1 0 0 593 1 3 0 10 Tuesday, January 26, 2016 Clay Carney (503) 833-2740 2 0 0 3101 1 34 020 20310 InOut 22311 OutIn 2In 1Out Out0 In0 0.56PHF 0.0%HV0.00PHF 0.0%HV 0.25PHF 0.0%HV 0.90PHF 1.3%HVPeak Hour Summary 4:50 PM to 5:50 PM 15-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Crosswalk Time L T Bikes T R Bikes L R Bikes Bikes Total North South East West 4:00 PM 0 7 0 63 1 0 0 0 0 0 71 0 0 0 0 4:15 PM 0 6 0 60 0 0 0 1 0 0 67 0 0 0 2 4:30 PM 0 2 0 56 0 0 0 0 0 0 58 0 0 0 3 4:45 PM 0 2 0 71 0 0 0 0 0 0 73 0 0 0 2 5:00 PM 0 9 0 81 0 0 2 0 0 0 92 1 2 0 0 5:15 PM 0 5 0 77 0 0 0 0 0 0 82 0 1 0 0 5:30 PM 0 3 0 80 1 0 0 0 0 0 84 0 0 0 3 5:45 PM 0 3 0 62 1 0 0 0 0 0 66 0 0 0 0 Total Survey 0 37 0 550 3 0 2 1 0 0 593 1 3 0 10 Peak Hour Summary 4:50 PM to 5:50 PM Northbound Southbound Eastbound Westbound Pedestrians SW Gaarde St SW Gaarde St Appartment Access Appartment Access Total Crosswalk In Out Total Bikes In Out Total Bikes In Out Total Bikes In Out Total Bikes North South East West Volume 20 310 330 0 311 22 333 0 2 1 3 0 0 0 0 0 333 1 3 0 4 %HV 0.0% 1.3% 0.0% 0.0% 1.2% PHF 0.56 0.90 0.25 0.00 0.89 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St Appartment Access Appartment Access Total L T T R L R Volume 0 20 310 1 2 0 333 %HV 0.0% 0.0% NA NA 1.3% 0.0% 0.0% NA 0.0% NA NA NA 1.2% PHF 0.00 0.56 0.90 0.25 0.25 0.00 0.89 Rolling Hour Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Pedestrians Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Crosswalk Time L T Bikes T R Bikes L R Bikes Bikes Total North South East West 4:00 PM 0 17 0 250 1 0 0 1 0 0 269 0 0 0 7 4:15 PM 0 19 0 268 0 0 2 1 0 0 290 1 2 0 7 4:30 PM 0 18 0 285 0 0 2 0 0 0 305 1 3 0 5 4:45 PM 0 19 0 309 1 0 2 0 0 0 331 1 3 0 5 5:00 PM 0 20 0 300 2 0 2 0 0 0 324 1 3 0 3 20 0.56 0.00 0 0.25 2 0.90 311 0.0%0.0% By Movement By Approach Total TotalTotalTotal 1.3%0.0% Heavy Vehicle Summary SW Gaarde St & Appartment Access 4:00 PM to 6:00 PM Heavy Vehicle 5-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Time L T Total T R Total L R Total Total Total 4:00 PM 0 0 0 1 0 1 0 0 0 0 1 4:05 PM 0 0 0 1 0 1 0 0 0 0 1 4:10 PM 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 4:20 PM 0 0 0 0 0 0 0 0 0 0 0 4:25 PM 0 0 0 1 0 1 0 0 0 0 1 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 4:35 PM 0 0 0 0 0 0 0 0 0 0 0 4:40 PM 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 4:50 PM 0 0 0 0 0 0 0 0 0 0 0 4:55 PM 0 0 0 1 0 1 0 0 0 0 1 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 5:05 PM 0 0 0 0 0 0 0 0 0 0 0 5:10 PM 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 1 0 1 0 0 0 0 1 5:20 PM 0 0 0 1 0 1 0 0 0 0 1 5:25 PM 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 5:35 PM 0 0 0 0 0 0 0 0 0 0 0 5:40 PM 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 1 0 1 0 0 0 0 1 5:50 PM 0 0 0 1 0 1 0 0 0 0 1 5:55 PM 0 0 0 0 0 0 0 0 0 0 0 Total Survey 0 0 0 8 0 8 0 0 0 0 8 Tuesday, January 26, 2016 0 0 0 40 0 04 InOut 04 OutIn 0In 0Out Peak Hour Summary 4:50 PM to 5:50 PM Clay Carney (503) 833-2740 Heavy Vehicle 15-Minute Interval Summary 4:00 PM to 6:00 PM Interval Northbound Southbound Eastbound Westbound Start SW Gaarde St SW Gaarde St Appartment Access Appartment Access Interval Time L T Total T R Total L R Total Total Total 4:00 PM 0 0 0 2 0 2 0 0 0 0 2 4:15 PM 0 0 0 1 0 1 0 0 0 0 1 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 1 0 1 0 0 0 0 1 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 2 0 2 0 0 0 0 2 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 2 0 2 0 0 0 0 2 Total Survey 0 0 0 8 0 8 0 0 0 0 8 Heavy Vehicle Peak Hour Summary 4:50 PM to 5:50 PM Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St Appartment Access Appartment Access In Out Total In Out Total In Out Total In Out Total Volume 0 4 4 4 0 4 0 0 0 0 0 0 4 PHF 0.00 0.50 0.00 0.00 0.50 Northbound Southbound Eastbound Westbound SW Gaarde St SW Gaarde St Appartment Access Appartment Access L T Total T R Total L R Total Total Volume 0 0 0 4 0 4 0 0 0 0 4 PHF 0.00 0.00 0.00 0.50 0.00 0.50 0.00 0.00 0.00 0.00 0.50 Heavy Vehicle Rolling Hour Summary 4:00 PM to 6:00 PM Interval Start Interval Time L T Total T R Total L R Total Total Total 4:00 PM 0 0 0 4 0 4 0 0 0 0 4 4:15 PM 0 0 0 2 0 2 0 0 0 0 2 4:30 PM 0 0 0 3 0 3 0 0 0 0 3 4:45 PM 0 0 0 3 0 3 0 0 0 0 3 5:00 PM 0 0 0 4 0 4 0 0 0 0 4 By Movement Total By Approach SW Gaarde St SW Gaarde St Appartment Access Northbound Southbound Eastbound Total Appartment Access Westbound Peak Hour Summary 4:50 PM to 5:50 PM Tuesday, January 26, 2016 311 22 1 310 0 1 0 2 0 2 0 Appartment Access 0 0 SW Gaarde St & Appartment Access SW Gaarde St0Bikes 0 Bikes 1Peds Peds 4 Clay Carney (503) 833-2740 Peds 0 0 2 0 0  0 20 310 20 Count Period: 4:00 PM to 6:00 PM 0 1.2% 311 333 Approach HV%PHF Volume NB 0.56 0.0% 20 SB 0.90 1.3% Intersection 0.89 EB 0.25 0.0% 0 SW Gaarde St2 0WB0.00 0.0% 0Bikes 0 Bikes 1Peds Peds 4 Clay Carney (503) 833-2740 0 Bikes 3Peds Peds 0 0Bikes LEVEL OF SERVICE Level of service is used to describe the quality of traffic flow. Levels of service A to C are considered good, and rural roads are usually designed for level of service C. Urban streets and signalized intersections are typically designed for level of service D. Level of service E is considered to be the limit of acceptable delay. For unsignalized intersections, level of service E is generally considered acceptable. Here is a more complete description of levels of service: Level of service A: Very low delay at intersections, with all traffic signal cycles clearing and no vehicles waiting through more than one signal cycle. On highways, low volume and high speeds, with speeds not restricted by other vehicles. Level of service B: Operating speeds beginning to be affected by other traffic; short traffic delays at intersections. Higher average intersection delay than for level of service A resulting from more vehicles stopping. Level of service C: Operating speeds and maneuverability closely controlled by other traffic; higher delays at intersections than for level of service B due to a significant number of vehicles stopping. Not all signal cycles clear the waiting vehicles. This is the recommended design standard for rural highways. Level of service D: Tolerable operating speeds; long traffic delays occur at in- tersections. The influence of congestion is noticeable. At traffic signals many vehicles stop, and the proportion of vehicles not stopping declines. The number of signal cycle failures, for which vehicles must wait through more than one signal cycle, are noticeable. This is typically the design level for urban signalized intersections. Level of service E: Restricted speeds, very long traffic delays at traffic signals, and traffic volumes near capacity. Flow is unstable so that any interruption, no matter how minor, will cause queues to form and service to deteriorate to level of service F. Traffic signal cycle failures are frequent occurrences. For unsignalized intersections, level of service E or better is generally considered acceptable. Level of service F: Extreme delays, resulting in long queues which may interfere with other traffic movements. There may be stoppages of long duration, and speeds may drop to zero. There may be frequent signal cycle failures. Level of service F will typically result when vehicle arrival rates are greater than capacity. It is considered unacceptable by most drivers. LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS LEVEL CONTROL DELAY OF PER VEHICLE SERVICE (Seconds) A <10 B 10-20 C 20-35 D 35-55 E 55-80 F >80 LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS LEVEL CONTROL DELAY OF PER VEHICLE SERVICE (Seconds) A <10 B 10-15 C 15-25 D 25-35 E 35-50 F >50 HCM Unsignalized Intersection Capacity Analysis SW Gaarde Street Apartments 1: SW Gaarde Street & Gaarde Street (Old Alignment)2018 Existing Conditions - AM Peak Hour Lancaster Engineering Synchro 6 Light Report DS Page 1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 544 304 12 377 5 3 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 Hourly flow rate (vph) 585 327 13 405 5 3 Pedestrians 3 Lane Width (ft)12.0 Walking Speed (ft/s)4.0 Percent Blockage 0 Right turn flare (veh) Median type TWLTL Median storage veh)0 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 915 1183 751 vC1, stage 1 conf vol 751 vC2, stage 2 conf vol 431 vCu, unblocked vol 915 1183 751 tC, single (s) 4.2 6.5 6.3 tC, 2 stage (s)5.5 tF (s)2.3 3.6 3.4 p0 queue free % 98 98 99 cM capacity (veh/h) 723 240 392 Direction, Lane # EB 1 WB 1 WB 2 NB 1 NB 2 Volume Total 912 13 405 5 3 Volume Left 0 13 0 5 0 Volume Right 327 0 0 0 3 cSH 1700 723 1700 240 392 Volume to Capacity 0.54 0.02 0.24 0.02 0.01 Queue Length 95th (ft) 0 1 0 2 1 Control Delay (s) 0.0 10.1 0.0 20.3 14.3 Lane LOS B C B Approach Delay (s) 0.0 0.3 18.1 Approach LOS C Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 57.3% ICU Level of Service B Analysis Period (min) 15 HCM Unsignalized Intersection Capacity Analysis SW Gaarde Street Apartments 1: SW Gaarde Street & Gaarde Street (Old Alignment)2018 Existing Conditions - PM Peak Hour Lancaster Engineering Synchro 6 Light Report DS Page 1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 329 271 47 830 14 8 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 Hourly flow rate (vph) 354 291 51 892 15 9 Pedestrians 1 10 Lane Width (ft) 12.0 12.0 Walking Speed (ft/s) 4.0 4.0 Percent Blockage 0 1 Right turn flare (veh) Median type TWLTL Median storage veh)0 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 655 1503 510 vC1, stage 1 conf vol 509 vC2, stage 2 conf vol 994 vCu, unblocked vol 655 1503 510 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s)5.4 tF (s)2.2 3.5 3.3 p0 queue free % 95 92 98 cM capacity (veh/h) 934 187 562 Direction, Lane # EB 1 WB 1 WB 2 NB 1 NB 2 Volume Total 645 51 892 15 9 Volume Left 0 51 0 15 0 Volume Right 291 0 0 0 9 cSH 1700 934 1700 187 562 Volume to Capacity 0.38 0.05 0.52 0.08 0.02 Queue Length 95th (ft) 0 4 0 6 1 Control Delay (s) 0.0 9.1 0.0 25.9 11.5 Lane LOS A D B Approach Delay (s) 0.0 0.5 20.7 Approach LOS C Intersection Summary Average Delay 0.6 Intersection Capacity Utilization 54.0% ICU Level of Service A Analysis Period (min) 15 HCM Unsignalized Intersection Capacity Analysis SW Gaarde Street Apartments 1: SW Gaarde Street & Gaarde Street (Old Alignment)2020 Background plus Site Conditions - AM Peak Hour Lancaster Engineering Synchro 6 Light Report DS Page 1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 566 317 14 392 8 9 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 Hourly flow rate (vph) 609 341 15 422 9 10 Pedestrians 3 Lane Width (ft)12.0 Walking Speed (ft/s)4.0 Percent Blockage 0 Right turn flare (veh) Median type TWLTL Median storage veh)0 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 952 1234 782 vC1, stage 1 conf vol 782 vC2, stage 2 conf vol 452 vCu, unblocked vol 952 1234 782 tC, single (s) 4.2 6.5 6.3 tC, 2 stage (s)5.5 tF (s)2.3 3.6 3.4 p0 queue free % 98 96 97 cM capacity (veh/h) 700 230 376 Direction, Lane # EB 1 WB 1 WB 2 NB 1 NB 2 Volume Total 949 15 422 9 10 Volume Left 0 15 0 9 0 Volume Right 341 0 0 0 10 cSH 1700 700 1700 230 376 Volume to Capacity 0.56 0.02 0.25 0.04 0.03 Queue Length 95th (ft) 0 2 0 3 2 Control Delay (s) 0.0 10.3 0.0 21.3 14.8 Lane LOS B C B Approach Delay (s) 0.0 0.4 17.8 Approach LOS C Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 59.2% ICU Level of Service B Analysis Period (min) 15 HCM Unsignalized Intersection Capacity Analysis SW Gaarde Street Apartments 1: SW Gaarde Street & Gaarde Street (Old Alignment)2020 Background plus Site Conditions - PM Peak Hour Lancaster Engineering Synchro 6 Light Report DS Page 1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 342 284 55 864 16 12 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 Hourly flow rate (vph) 368 305 59 929 17 13 Pedestrians 1 10 Lane Width (ft) 12.0 12.0 Walking Speed (ft/s) 4.0 4.0 Percent Blockage 0 1 Right turn flare (veh) Median type TWLTL Median storage veh)0 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 683 1578 531 vC1, stage 1 conf vol 530 vC2, stage 2 conf vol 1047 vCu, unblocked vol 683 1578 531 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s)5.4 tF (s)2.2 3.5 3.3 p0 queue free % 94 90 98 cM capacity (veh/h) 912 174 547 Direction, Lane # EB 1 WB 1 WB 2 NB 1 NB 2 Volume Total 673 59 929 17 13 Volume Left 0 59 0 17 0 Volume Right 305 0 0 0 13 cSH 1700 912 1700 174 547 Volume to Capacity 0.40 0.06 0.55 0.10 0.02 Queue Length 95th (ft) 0 5 0 8 2 Control Delay (s) 0.0 9.2 0.0 27.9 11.7 Lane LOS A D B Approach Delay (s) 0.0 0.6 21.0 Approach LOS C Intersection Summary Average Delay 0.7 Intersection Capacity Utilization 55.8% ICU Level of Service B Analysis Period (min) 15 Queuing and Blocking Report 2020 Background plus Site Conditions - AM Peak Hour 6/5/2018 SW Gaarde Street Apartments SimTraffic Report DS Page 1 Lancaster Engineering Intersection: 1: SW Gaarde Street & Gaarde Street (Old Alignment) Movement EB WB NB NB Directions Served TR L L R Maximum Queue (ft) 38 46 40 58 Average Queue (ft) 3 10 10 11 95th Queue (ft) 22 35 36 39 Link Distance (ft) 224 277 142 142 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Intersection: 2: Site Access & Gaarde Street (Old Alignment) Movement NB NW Directions Served LR L Maximum Queue (ft) 43 13 Average Queue (ft) 13 0 95th Queue (ft) 40 7 Link Distance (ft) 178 217 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Nework Summary Network wide Queuing Penalty: 0 Queuing and Blocking Report 2020 Background plus Site Conditions - PM Peak Hour 6/5/2018 SW Gaarde Street Apartments SimTraffic Report DS Page 1 Lancaster Engineering Intersection: 1: SW Gaarde Street & Gaarde Street (Old Alignment) Movement EB WB WB NB NB Directions Served TR L T L R Maximum Queue (ft) 66 62 6 53 45 Average Queue (ft) 9 25 0 19 10 95th Queue (ft) 39 55 4 48 35 Link Distance (ft) 224 276 276 166 166 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Intersection: 2: Site Access & Gaarde Street (Old Alignment) Movement NB SE NW Directions Served LR TR L Maximum Queue (ft) 30 29 25 Average Queue (ft) 8 1 1 95th Queue (ft) 30 21 11 Link Distance (ft) 178 166 217 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Nework Summary Network wide Queuing Penalty: 0 NON-PROPERTY INTER- FATAL FATAL DAMAGE TOTAL PEOPLE PEOPLE DRY WET INTER-SECTION OFF- COLLISION TYPE CRASHES CRASHES ONLY CRASHES KILLED INJURED TRUCKS SURF SURF DAY DARK SECTION RELATED ROAD FINAL TOTAL Disclaimer: The information contained in this report is compiled from individual driver and police crash reports submitted to the Oregon Department of Transportation as required in ORS 811.720. The Crash Analysis and Reporting Unit is committed to providing the highest quality crash data to customers. However, because submittal of crash report forms is the responsibility of the individual driver, the Crash Analysis and Reporting Unit can not guarantee that all qualifying crashes are represented nor can assurances be made that all details pertaining to a single crash are accurate. Note: Legislative changes to DMV's vehicle crash reporting requirements, effective 01/01/2004, may result in fewer property damage only crashes being eligible for inclusion in the Statewide Crash Data File. CDS150 OREGON DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION 05/23/2018 GAARDE ST at GAARDE ST CUL 1, City of Tigard, Washington County, 01/01/2011 to 12/31/2015 CRASH SUMMARIES BY YEAR BY COLLISION TYPE TRANSPORTATION DATA SECTION - CRASH ANALYSIS AND REPORTING UNIT Page: 1 NON-PROPERTY INTER- FATAL FATAL DAMAGE TOTAL PEOPLE PEOPLE DRY WET INTER-SECTION OFF- COLLISION TYPE CRASHES CRASHES ONLY CRASHES KILLED INJURED TRUCKS SURF SURF DAY DARK SECTION RELATED ROAD FINAL TOTAL Disclaimer: The information contained in this report is compiled from individual driver and police crash reports submitted to the Oregon Department of Transportation as required in ORS 811.720. The Crash Analysis and Reporting Unit is committed to providing the highest quality crash data to customers. However, because submittal of crash report forms is the responsibility of the individual driver, the Crash Analysis and Reporting Unit can not guarantee that all qualifying crashes are represented nor can assurances be made that all details pertaining to a single crash are accurate. Note: Legislative changes to DMV's vehicle crash reporting requirements, effective 01/01/2004, may result in fewer property damage only crashes being eligible for inclusion in the Statewide Crash Data File. CDS150 OREGON DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION 05/23/2018 GAARDE ST at GAARDE ST LINK, City of Tigard, Washington County, 01/01/2011 to 12/31/2015 CRASH SUMMARIES BY YEAR BY COLLISION TYPE TRANSPORTATION DATA SECTION - CRASH ANALYSIS AND REPORTING UNIT Page: 1 S D SER#P R S W DATE CLASS CITY STREET INT-TYPE SPCL USE INVEST E A U C O DAY DIST FIRST STREET RD CHAR (MEDIAN)INT-REL OFFRD WTHR CRASH TRLR QTY MOVE A S RD DPT E L G H R TIME FROM SECOND STREET DIRECT LEGS TRAF-RNDBT SURF COLL OWNER FROM PRTC INJ G E LICNS PED UNLOC?D C S L K LAT LONG LRS LOCTN (#LANES)CONTL DRVWY LIGHT SVRTY V#TYPE TO P#TYPE SVRTY E X RES LOC ERROR ACT EVENT CAUSE 01089 N N N N N 03/01/2012 14 SW GAARDE ST LINK INTER 3-LEG N N CLD S-OTHER 01 NONE 0 TURN-R 07 CITY TH SW PACIFIC HY 99W W STOP SIGN N DRY TURN PRVTE NW-SW 015 00 N 12P 09 1 N DAY PDO PSNGR CAR 01 DRVR NONE 49 F OR-Y 026 000 07 N 45 25 4.3603248 -122 47 17.1115328 009100100S00 OR<25 02 NONE 0 TURN-R PRVTE NW-SW 013 00 PSNGR CAR 01 DRVR NONE 54 F OR-Y 000 000 00 OR<25 00782 N N N 02/11/2011 14 SW GAARDE ST LINK INTER 3-LEG N N CLR S-OTHER 01 NONE 0 TURN-R 092 07,26 NONE FR SW PACIFIC HY 99W NW YIELD N DRY TURN PRVTE NW-SW 000 00 N 4P 06 0 N DAY PDO PSNGR CAR 01 DRVR NONE 79 M OR-Y 026 000 07 N 45 25 4.7285355 -122 47 16.75313 009100100S00 OR<25 02 NONE 0 TURN-R PRVTE NW-SW 013 092 26 PSNGR CAR 01 DRVR NONE 71 M OR-Y 000 000 00 OR>25 01398 N N N 03/15/2011 19 SW GAARDE ST LINK INTER 3-LEG N N RAIN O-1STOP 01 UNKN 0 BACK 10 NONE TU 0 SW PACIFIC HY 99W NW STOP SIGN N WET BACK UNKN SE-NW 000 00 N 10A 06 1 N DAY INJ PSNGR CAR 01 DRVR INJC 23 F OR-Y 011,026 000 10 Y 45 25 4.3369118 -122 47 17.1343212 OR<25 01 UNKN 0 BACK UNKN SE-NW 000 00 PSNGR CAR 02 PSNG INJC 00 M 000 000 00 02 NONE 0 STOP PRVTE NW-SE 011 00 PSNGR CAR 01 DRVR NONE 44 F OR-Y 000 000 00 OR<25 00421 N N N 01/23/2012 19 SW GAARDE ST LINK INTER 3-LEG N N CLR S-1STOP 01 NONE 0 STRGHT 07 NONE MO 0 SW PACIFIC HY 99W NW STOP SIGN N WET REAR PRVTE NW-SE 000 00 N 7A 06 0 N DAWN PDO PSNGR CAR 01 DRVR NONE 17 F OR-Y 026 000 07 N 45 25 4.7285223 -122 47 16.7531479 OR<25 02 NONE 0 STOP PRVTE NW-SE 011 00 PSNGR CAR 01 DRVR NONE 45 M OR-Y 000 000 00 OR<25 00464 N N N 01/27/2014 19 SW GAARDE ST LINK INTER 3-LEG N N CLR S-1STOP 01 NONE 0 STRGHT 07 CITY MO 0 SW PACIFIC HY 99W NW STOP SIGN N DRY REAR PRVTE NW-SE 000 00 N 6A 06 0 N DLIT INJ PSNGR CAR 01 DRVR NONE 29 M SUSP 043,026 000 07 N 45 25 4.313136 -122 47 17.1574799 OR<25 Disclaimer: The information contained in this report is compiled from individual driver and police crash reports submitted to the Oregon Department of Transportation as required in ORS 811.720. The Crash Analysis and Reporting Unit is committed to providing the highest quality crash data to customers. However, because submittal of crash report forms is the responsibility of the individual driver, the Crash Analysis and Reporting Unit can not guarantee that all qualifying crashes are represented nor can assurances be made that all details pertaining to a single crash are accurate. Note: Legislative changes to DMV's vehicle crash reporting requirement, effective 01/01/2004, may result in fewer property damage only crashes being eligible for inclusion in the Statewide Crash Data File. OREGON.. DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION TRANSPORTATION DATA SECTION - CRASH ANAYLYSIS AND REPORTING UNIT URBAN NON-SYSTEM CRASH LISTING GAARDE ST LINK and Intersectional Crashes at GAARDE ST LINK, City of Tigard, Washington County, 01/01/2011 to 12/31/2015 05/23/2018 CDS380 Page: 1 CITY OF TIGARD, WASHINGTON COUNTY 1 - 4 of 10 Crash records shown. S D SER#P R S W DATE CLASS CITY STREET INT-TYPE SPCL USE INVEST E A U C O DAY DIST FIRST STREET RD CHAR (MEDIAN)INT-REL OFFRD WTHR CRASH TRLR QTY MOVE A S RD DPT E L G H R TIME FROM SECOND STREET DIRECT LEGS TRAF-RNDBT SURF COLL OWNER FROM PRTC INJ G E LICNS PED UNLOC?D C S L K LAT LONG LRS LOCTN (#LANES)CONTL DRVWY LIGHT SVRTY V#TYPE TO P#TYPE SVRTY E X RES LOC ERROR ACT EVENT CAUSE 02 NONE 0 STOP PRVTE NW-SE 011 00 PSNGR CAR 01 DRVR INJC 47 M OR-Y 000 000 00 OR<25 00660 N N N 02/04/2014 19 SW GAARDE ST LINK INTER 3-LEG N N CLR S-1STOP 01 NONE 0 STRGHT 27,07 NONE TU 0 SW PACIFIC HY 99W NW STOP SIGN N DRY REAR PRVTE NW-SE 000 00 N 12P 06 0 N DAY INJ PSNGR CAR 01 DRVR NONE 56 M OR-Y 016,026 038 27,07 N 45 25 4.313136 -122 47 17.1574799 OR>25 02 NONE 0 STOP PRVTE NW-SE 011 00 PSNGR CAR 01 DRVR INJC 64 F OR-Y 000 000 00 OR<25 06449 N N N N N 10/21/2014 19 SW GAARDE ST LINK INTER 3-LEG N N CLD S-1STOP 01 NONE 0 STRGHT 07 CITY TU 0 SW PACIFIC HY 99W NW STOP SIGN N DRY REAR PRVTE NW-SE 000 00 N 4P 06 0 N DAY PDO PSNGR CAR 01 DRVR NONE 34 M OR-Y 043,026 000 07 N 45 25 4.31 -122 47 17.16 OR<25 02 NONE 0 STOP PRVTE NW-SE 011 00 PSNGR CAR 01 DRVR NONE 28 F OR-Y 000 000 00 OR<25 06754 N N N 11/10/2015 19 SW GAARDE ST LINK INTER 3-LEG N N CLR S-1STOP 01 NONE 0 STRGHT 29 NONE TU 0 SW PACIFIC HY 99W NW STOP SIGN N DRY REAR PRVTE NW-SE 000 00 N 7P 06 0 N DLIT PDO PSNGR CAR 01 DRVR NONE 77 F OR-Y 026 000 29 N 45 25 4.31 -122 47 17.16 OR<25 02 NONE 0 STOP PRVTE NW-SE 011 00 PSNGR CAR 01 DRVR NONE 00 F OR-Y 000 000 00 UNK 03003 N N N 06/08/2013 14 SW GAARDE ST LINK INTER 3-LEG N N CLR S-OTHER 01 NONE 0 TURN-R 27 NONE SA SW PACIFIC HY 99W CN STOP SIGN N DRY REAR PRVTE W -S 015 00 N 5P 03 0 N DAY INJ PSNGR CAR 01 DRVR NONE 25 F OR-Y 016 000 27 N 45 25 4.359288 -122 47 17.1125159 009100100S00 OR<25 02 NONE 0 TURN-R PRVTE W -S 006 00 PSNGR CAR 01 DRVR INJC 55 F OR-Y 000 000 00 OR<25 03346 N N N 06/25/2013 14 SW GAARDE ST LINK INTER 3-LEG N N CLR S-OTHER 01 NONE 0 TURN-R 07 NO RPT TU SW PACIFIC HY 99W CN STOP SIGN N DRY TURN PRVTE NW-SW 000 00 N 6P 03 0 N DAY INJ PSNGR CAR 01 DRVR NONE 00 M UNK 042 000 07 N 45 25 4.359288 -122 47 17.1125159 009100100S00 OR<25 Disclaimer: The information contained in this report is compiled from individual driver and police crash reports submitted to the Oregon Department of Transportation as required in ORS 811.720. The Crash Analysis and Reporting Unit is committed to providing the highest quality crash data to customers. However, because submittal of crash report forms is the responsibility of the individual driver, the Crash Analysis and Reporting Unit can not guarantee that all qualifying crashes are represented nor can assurances be made that all details pertaining to a single crash are accurate. Note: Legislative changes to DMV's vehicle crash reporting requirement, effective 01/01/2004, may result in fewer property damage only crashes being eligible for inclusion in the Statewide Crash Data File. OREGON.. DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION TRANSPORTATION DATA SECTION - CRASH ANAYLYSIS AND REPORTING UNIT URBAN NON-SYSTEM CRASH LISTING GAARDE ST LINK and Intersectional Crashes at GAARDE ST LINK, City of Tigard, Washington County, 01/01/2011 to 12/31/2015 05/23/2018 CDS380 Page: 2 CITY OF TIGARD, WASHINGTON COUNTY 5 - 9 of 10 Crash records shown. S D SER#P R S W DATE CLASS CITY STREET INT-TYPE SPCL USE INVEST E A U C O DAY DIST FIRST STREET RD CHAR (MEDIAN)INT-REL OFFRD WTHR CRASH TRLR QTY MOVE A S RD DPT E L G H R TIME FROM SECOND STREET DIRECT LEGS TRAF-RNDBT SURF COLL OWNER FROM PRTC INJ G E LICNS PED UNLOC?D C S L K LAT LONG LRS LOCTN (#LANES)CONTL DRVWY LIGHT SVRTY V#TYPE TO P#TYPE SVRTY E X RES LOC ERROR ACT EVENT CAUSE 02 NONE 0 TURN-R PRVTE NW-SW 000 00 PSNGR CAR 01 DRVR INJC 58 M OR-Y 000 000 00 OR<25 Disclaimer: The information contained in this report is compiled from individual driver and police crash reports submitted to the Oregon Department of Transportation as required in ORS 811.720. The Crash Analysis and Reporting Unit is committed to providing the highest quality crash data to customers. However, because submittal of crash report forms is the responsibility of the individual driver, the Crash Analysis and Reporting Unit can not guarantee that all qualifying crashes are represented nor can assurances be made that all details pertaining to a single crash are accurate. Note: Legislative changes to DMV's vehicle crash reporting requirement, effective 01/01/2004, may result in fewer property damage only crashes being eligible for inclusion in the Statewide Crash Data File. OREGON.. DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION TRANSPORTATION DATA SECTION - CRASH ANAYLYSIS AND REPORTING UNIT URBAN NON-SYSTEM CRASH LISTING GAARDE ST LINK and Intersectional Crashes at GAARDE ST LINK, City of Tigard, Washington County, 01/01/2011 to 12/31/2015 05/23/2018 CDS380 Page: 3 CITY OF TIGARD, WASHINGTON COUNTY 10 - 10 of 10 Crash records shown. 1 OTTEN LANDSCAPE ARCHITECTS , INC. 3933 SW Kelly Ave. • Suite B • Portland, Or 97239 • Phone 503-972-0311 Fax 503-972-0314 • Email otten@ottenla.com • Web www.ottenla.com Urban Forestry Plan – Supplemental Report Gaarde Meadows Apartments, Tigard, Oregon July 11, 2018 Purpose This Supplemental Tree Report is provided by the project Landscape Architect as part of the Tree Plan for the Gaarde Meadows Apartments property. This report has been prepared in accordance with the requirements of the Tigard Urban Forestry Manual and describes the existing trees and site conditions, tree protection measures and site canopy coverage of the proposed new trees. Project Description The property consists of two tax lots and currently has one existing apartment building, two residential structures, parking lot and a large open space. The existing residences will be demolished and the open space will be developed to add three new apartment buildings, a stormwater facility and expanded parking lot. According to the geotechnical report developed by GeoPacific Engineering, Inc., the existing soils consist of fine clay and silt particles, as well as low-organic infill soil. The site also exhibited varying rates of water infiltration. There are nine existing trees on the site of average or good condition, as listed in the enclosed Existing Tree Inventory. Five of the existing trees are located within the footprint of the new development and will be removed. Of the four existing trees to remain, three have been determined to be in good condition and one is in average condition. All of these retained trees are located between the new structures and the street, and will provide screening of the new development. New street trees are proposed to be planted in the open spaces around the existing trees. Tree Protection Specifications There is a mature stand of Blue Spruce trees located on the adjacent property along the Northwest property line. Their proximity to the Gaarde Meadows site necessitates that they receive tree protection measures, along with the four retained trees. 2 All on-site trees shall have their root zone enclosed with chain link fencing secured to steel posts according to the Tree Protection Fencing Detail shown on Sheet L1.0, Tree Preservation and Removal Plan. The root zone shall at a minimum be one foot in radius for every inch in diameter at breast height, or at the edge of the dripline of if allowable. The neighboring trees will be protected with similar fencing installed along the property line on the Gaarde Meadows property. The fencing shall remain in place for the duration of the construction phase of the project. Disturbance of the root zone shall be avoided and there shall not be any equipment or material storage within the tree protection area. Any required excavation within the tree protection area shall minimize impacts to the root system as much as possible. A certified arborist shall be consulted if any major roots are encountered during excavation. Supplemental irrigation shall not be provided to any of the existing trees after construction of the project is complete. Effective Tree Canopy Cover The Gaarde Meadows site is located in an R-25 residential zone, which requires a site canopy coverage of 33 percent. We are proposing 48 new trees around the site as described in the enclosed Proposed Tree Inventory. The stormwater facility area and the four existing trees will also contribute to the site canopy coverage, and have been calculated using the appropriate multiplying factors. The street trees are not included in the canopy coverage calculations. The total site area is 80,872 square feet, requiring a minimum canopy coverage of 26,688 square feet. The existing and new trees will provide 27,340 square feet of canopy coverage, thus meeting the requirement. Detailed canopy calculations and information are shown on the enclosed Proposed Tree Inventory document. Tree Planting Specifications The new trees that will be planted in the parking lot islands with less than 1,000 cubic feet of open soil will require the installation of structured soils under the pavement. The engineered soil specifications are shown on Sheet L4.0, Landscape Specifications and Details. We recommend the addition of organic compost to any backfill soil mixture when planting trees and shrubs as specified on Sheet L5.0, Landscape Specifications. This will add organic matter to the topsoil, which improves soil structure, provides increased aeration and drainage around the root ball. 3 Signature of Approval With this tree report, we attest that, to the best of our knowledge: • The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; • The Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and • This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Please contact us if there are any questions regarding the contents of this report or any associated plan documents. Sincerely, Janet Otten Enclosures: Existing Tree Inventory Proposed Tree Inventory TREE INVENTORY: EXISTING TREES PROJECT: GAARDE MEADOWS 7/11/2018 TREE INVENTORY: PROPOSED TREES PROJECT: GAARDE MEADOWS 7/11/2018 TREE INVENTORY: PROPOSED TREES PROJECT: GAARDE MEADOWS 7/11/2018 Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 December 20, 2017 Project No. 17-4752 Dr. Matti Tonochy 875 Terrace Drive Tigard, Oregon 97035 CC: Tony Weller, CESNW, tweller@cesnw.com SUBJECT: GEOTECHNICAL ENGINEERING REPORT GAARDE STREET APARTMENTS 10900 AND 10930 SW GAARDE STREET TIGARD, OREGON This report presents the results of a geotechnical engineering study conducted by GeoPacific Engineering, Inc. (GeoPacific) for the above-referenced project. The purpose of our investigation was to evaluate subsurface conditions at the site and to provide geotechnical recommendations for site development. This geotechnical study was performed in accordance with GeoPacific Proposal P-6264, dated October 12, 2017, and your subsequent authorization of our proposals and General Conditions for Geotechnical Services. SITE DESCRIPTION AND PROPOSED DEVELOPMENT As indicated on Figures 1 and 2, the subject site is located southwest of the intersection of SW Gaarde Street and SW (Old) Gaarde Street and approximately 600 feet west of the intersection of SW Gaarde Street and SW Pacific Highway in the City of Tigard, Washington County, Oregon. The site consists of tax lots 2200 and 2100 on tax map 2S110AA and is approximately 1.89 acres in size. Topography on the site is relatively level to gently sloping down to the south. There is an existing apartment building on the southeastern side of the site with an existing parking lot along the northwestern side of the apartment building. Additionally, there are two existing single family homes in the northern and northeastern corners of the site. The northwestern side of the site is largely undeveloped with vegetation consisting of short grasses, some blackberry bushes, and sparse trees. Preliminary site plans, provided by CESNW , indicate that the proposed development will consist of the construction of two new apartment buildings on the northwestern side of the site, a smaller apartment building in the northeastern corner of the site, expansion of the existing parking lot, stormwater facilities, and associated underground utilities. The existing single family homes in the northern and northeastern corners of the site will be removed. A grading plan has not been provided for our review, however, we anticipate cuts and fills on the order of 3 feet or less. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 2 GEOPACIFIC ENGINEERING, INC. REGIONAL AND LOCAL GEOLOGIC SETTING Regionally, the subject site lies within the Willamette Valley/Puget Sound lowland, a broad structural depression situated between the Coast Range on the west and the Cascade Range on the east. A series of discontinuous faults subdivide the Willamette Valley into a mosaic of fault- bounded, structural blocks (Yeats et al., 1996). Uplifted structural blocks form bedrock highlands, while down-warped structural blocks form sedimentary basins. According to the Generalized Geologic Map of the Willamette Lowland, (U.S. Geological Survey, Gannett and Caldwell, 1988), the subject site is underlain by Quaternary age (last 1.6 million years) Willamette Formation, a catastrophic flood deposit associated with repeated glacial outburst flooding of the Willamette Valley river system (Madin, 1990). In the Willamette River Valley, these deposits consist of horizontally layered, micaceous, fine silt to coarse sand forming poorly-defined to distinct beds less than 3 feet thick. Underlying the Willamette Formation is Miocene (about 14.5 to 16.5 million years ago) Columbia River Basalt, a thick sequence of lava flows which forms the basement of the basin. REGIONAL SEISMIC SETTING At least three major fault zones capable of generating damaging earthquakes are thought to exist in the vicinity of the subject site. These include the Portland Hills Fault Zone, the Gales Creek- Newberg-Mt. Angel Structural Zone, and the Cascadia Subduction Zone. Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW -trending faults that include the central Portland Hills Fault, the western Oatfield Fault, and the eastern East Bank Fault. These faults occur in a northwest-trending zone that varies in width between 3.5 and 5.0 miles. The combined three faults vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The Portland Hills Fault occurs along the Willamette River at the base of the Portland Hills, and is about 7.8 mile northeast of the site. The Oatfield Fault occurs along the western side of the Portland Hills, and is about 5.7 miles northeast of the site. The accuracy of the fault mapping is stated to be within 500 meters (Wong, et al., 2000). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW -trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is assumed to be potentially active (Geomatrix Consultants, 1995). Gales Creek-Newberg-Mt. Angel Structural Zone The Gales Creek-Newberg-Mt. Angel Structural Zone is a 50-mile-long zone of discontinuous, NW- trending faults that lies about 12 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al., 1996; Werner et al., 1992). A geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh et al., 1994). No seismicity has been recorded on the Gales Creek Fault or Newberg Fault (the fault closest to the subject site); however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 3 GEOPACIFIC ENGINEERING, INC. Cascadia Subduction Zone The Cascadia Subduction Zone is a 680-mile-long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4 cm per year (Goldfinger et al., 1996). A growing body of geologic evidence suggests that prehistoric subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies roughly along the Oregon Coast at depths of 20 and 40 kilometers below the ocean surface. FIELD EXPLORATION Our site-specific exploration for this report was conducted on November 3, 2017. A total of three exploratory test pits, designated TP-1 through TP-3, were excavated to depths ranging from 10.5 to 11 feet below the existing ground surface (bgs). The approximate locations of our explorations are indicated on Figure 2. It should be noted that exploration locations were determined in the field by pacing or taping distances from apparent property corners and other site features shown on the plans provided. As such, the locations of the explorations should be considered approximate. Explorations were conducted under the full-time observation of GeoPacific personnel. Soil samples obtained from the test pits were classified in the field and representative portions were placed in relatively air-tight plastic bags. These soil samples were then returned to the laboratory for further examination and laboratory testing. Pertinent information including soil sample depths, stratigraphy, soil engineering characteristics, and groundwater occurrence was recorded. Soils were classified in general accordance with the Unified Soil Classification System. Summary test pit logs are attached. The stratigraphic contacts shown on the individual test pit logs represent the approximate boundaries between soil types. The actual transitions may be more gradual. The soil and groundwater conditions depicted are only for the specific dates and locations reported, and therefore, are not necessarily representative of other locations and times. SUBSURFACE CONDITIONS Results of the field exploration program indicate the site is underlain by topsoil, undocumented fill, and soils belonging to the Willamette Formation. The observed soil and groundwater conditions are summarized below. Soil Topsoil Horizon – Directly underlying the ground surface in test pits TP-1 and TP-2, we encountered topsoil horizon consisting of organic SILT (OL-ML). The topsoil was generally, medium stiff, gray, and moist. The topsoil horizon generally contained trace fine roots underlying a concentrated 4-inch root mat. The topsoil horizon extended to depths ranging from 18 to 24 inches feet bgs in test pits TP-1 and TP-2. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 4 GEOPACIFIC ENGINEERING, INC. Undocumented Fill - Directly underlying the ground surface in test pit TP-3, we encountered undocumented fill material. The undocumented fill generally consisted of soft SILT (ML) containing trace inorganic debris throughout. The undocumented fill extended to a depth of 18 inches bgs in test pit TP-3. Willamette Formation – Underlying the topsoil horizon in test pits TP-1 and TP-2 and underlying the undocumented fill in test pit TP-3, we encountered soils belonging to the Willamette Formation. The upper portion of the Willamette Formation soils consisted medium stiff to very stiff Clayey SILT to Silty CLAY (ML-CL). These soils were generally brown to reddish brown to gray, micaceous, and dry to moist and exhibited orange and gray mottling and trace black staining. The silt and clay extended beyond the maximum depth of exploration in test pits TP-1 and TP-2 (11 feet bgs) and to a depth of 8.5 feet bgs in test pit TP-3. Underlying the silt and clay in test pit TP-3, the Willamette Formation soils consisted of stiff Sandy SILT (ML). These soils were brown to gray, micaceous, and moist, and exhibited orange and gray mottling. The sandy silt extended beyond the maximum depth of exploration in test pit TP-3 (10.5 feet bgs). Groundwater On November 3, no perched or static groundwater seepage was encountered in our test pit explorations. According to the Estimated Depth to Groundwater in the Portland, Oregon Area, (United States Geological Survey, Snyder, 2017 website), groundwater is expected to be present at an approximate depth of 100 feet bgs. Experience has shown that temporary perched groundwater conditions often occur over fine-grained native deposits such as those beneath the site, particularly during the wet season. It is anticipated that groundwater conditions will vary depending on the season, local subsurface conditions, changes in site utilization, and other factors. INFILTRATION TESTING Soil infiltration testing was performed using the encased falling head test method in test pits TP-1 and TP-2. Soils at the testing depth were pre-saturated prior to testing. The water level was measured to the nearest tenth of an inch every 10 minutes with reference to the ground surface. Table 1 summarizes the results of our infiltration tests. Table 1 - Summary of Infiltration Test Results Exploration Depth (feet) Soil Type Testing Method Infiltration Rate(in/hr) TP-1 4 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.36 TP-1 7 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.00 TP-2 4 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.12 TP-2 8 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.72 Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 5 GEOPACIFIC ENGINEERING, INC. CONCLUSIONS AND RECOMMENDATIONS Results of this study indicate the proposed development is geotechnically feasible, provided the recommendations of this report are incorporated into the design and construction phases of the project. The following report sections provide recommendations for site development and construction in accordance with the current applicable codes and local standards of practice. Site Preparation Areas of proposed buildings, streets, and areas to receive fill should be cleared of vegetation and any organic and inorganic debris. Existing structures should be demolished and any cavities structurally backfilled. Inorganic debris should be removed from the site. Organic materials from clearing should either be removed from the site or placed as landscape fill in areas not planned for structures. Organic-rich topsoil should then be stripped from construction areas of the site or where engineered fill is to be placed. The estimated average necessary depth of removal in undisturbed areas for moderately to highly organic soils is 12 to 18 inches. However, deeper stripping to remove large tree roots or other organics may be necessary in portions of the site. The final depth of soil removal will be determined on the basis of a site inspection after the stripping/excavation has been performed. Stripped topsoil should be stockpiled only in designated areas and stripping operations should be observed and documented by the geotechnical engineer or his representative. Any remaining undocumented fills, buried topsoil, and subsurface structures (tile drains, basements, driveway and landscaping fill, old utility lines, septic leach fields, etc.) should be removed and the excavations backfilled with engineered fill. Disturbed native soil should either be removed and replaced, or should be ripped/tilled, root-picked, and recompacted in place. Undocumented fill material was encountered in test pit TP-3 extending to a depth of 18 inches bgs. It is likely that additional undocumented fill material exists in the vicinity of the existing homes. Once stripping and excavation of a particular area is approved, the area must be ripped or tilled to a depth of 12 inches, moisture conditioned, root-picked, and compacted in-place prior to the placement of engineered fill or crushed aggregate base for pavement. Exposed subgrade soils should be evaluated by the geotechnical engineer. For large areas, this evaluation is normally performed by proof-rolling the exposed subgrade with a fully loaded scraper or dump truck. For smaller areas where access is restricted, the subgrade should be evaluated by probing the soil with a steel probe. Soft/loose soils identified during subgrade preparation should be compacted to a firm and unyielding condition, over-excavated and replaced with engineered fill (as described below), or stabilized with rock prior to placement of engineered fill. The depth of overexcavation, if required, should be evaluated by the geotechnical engineer at the time of construction. Engineered Fill All grading for the proposed development should be performed as engineered grading in accordance with the applicable building code at time of construction with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Imported fill material must be approved by the geotechnical engineer prior to being imported to the site. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 6 GEOPACIFIC ENGINEERING, INC. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in diameter should not be used in engineered fill. Preparation of areas to receive engineered fill should be performed as recommended in the Site Preparation section of this report. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 90% of the maximum dry density determined by ASTM D1557 (Modified Proctor) or equivalent. Field density testing should conform to ASTM D2922 and D3017, or D1556. All engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 yd3, whichever requires more testing. Because testing is performed on an on- call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Site earthwork will be impacted by soil moisture. Earthwork in wet weather would likely require extensive use of cement or lime treatment, or other special measures, at considerable additional cost compared to earthwork performed under dry-weather conditions. Excavating Conditions and Utility Trench Backfill Subsurface test pit exploration indicates that, in general, utility trenches can be excavated using conventional heavy equipment such as dozers and trackhoes. Maintenance of safe working conditions, including temporary excavation stability, is the responsibility of the contractor. Actual slope inclinations at the time of construction should be determined based on safety requirements and actual soil and groundwater conditions. All temporary cuts in excess of 4 feet in height should be sloped in accordance with U.S. Occupational Safety and Heath Administration (OSHA) regulations (29 CFR Part 1926), or be shored. The existing native Clayey SILT to Silty CLAY (ML-CL) classifies as Type B Soil and temporary excavation side slope inclinations as steep as 1H:1V may be assumed for planning purposes. Saturated soils and groundwater may be encountered in utility trenches, particularly during the wet season. We anticipate that dewatering systems consisting of ditches, sumps and pumps would be adequate for control of perched groundwater. Regardless of the dewatering system used, it should be installed and operated such that in-place soils are prevented from being removed along with the groundwater. Vibrations created by traffic and construction equipment may cause some caving and raveling of excavation walls. In such an event, lateral support for the excavation walls should be provided by the contractor to prevent loss of ground support and possible distress to existing or previously constructed structural improvements. PVC pipe should be installed in accordance with the procedures specified in ASTM D2321 and Clackamas County Standards. We recommend that trench backfill be compacted to at least 95% of the maximum dry density obtained by ASTM D698 (Standard Proctor) or equivalent. Initial backfill lift thickness for a ¾”-0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thickness should not exceed 1 foot. If imported granular fill material is used, then the lifts for large vibrating plate-compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration- induced damage. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 7 GEOPACIFIC ENGINEERING, INC. Adequate density testing should be performed during construction to verify that the recommended relative compaction is achieved. Typically, one density test is taken for every 4 vertical feet of backfill on each 200-lineal-foot section of trench. Wet Weather Earthwork Soils underlying the site are likely to be moisture sensitive and may be difficult to handle or traverse with construction equipment during periods of wet weather. Earthwork is typically most economical when performed under dry weather conditions. Earthwork performed during the wet- weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. If earthwork is to be performed or fill is to be placed in wet weather or under wet conditions when soil moisture content is difficult to control, the following recommendations should be incorporated into the contract specifications.  Earthwork should be performed in small areas to minimize exposure to wet weather. Excavation or the removal of unsuitable soils should be followed promptly by the placement and compaction of clean engineered fill. The size and type of construction equipment used may have to be limited to prevent soil disturbance. Under some circumstances, it may be necessary to excavate soils with a backhoe to minimize subgrade disturbance caused by equipment traffic;  The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water;  Material used as engineered fill should consist of clean, granular soil containing less than 5 percent fines. The fines should be non-plastic. Alternatively, cement treatment of on-site soils may be performed to facilitate wet weather placement;  The ground surface within the construction area should be sealed by a smooth drum vibratory roller, or equivalent, and under no circumstances should be left uncompacted and exposed to moisture. Soils which become too wet for compaction should be removed and replaced with clean granular materials;  Excavation and placement of fill should be observed by the geotechnical engineer to verify that all unsuitable materials are removed and suitable compaction and site drainage is achieved; and  Geotextile silt fences, straw wattles, and fiber rolls should be strategically located to control erosion. If cement or lime treatment is used to facilitate wet weather construction, GeoPacific should be contacted to provide additional recommendations and field monitoring. Erosion Control Considerations During our field exploration program, we did not observe soil types that would be considered highly susceptible to erosion. In our opinion, the primary concern regarding erosion potential will occur during construction, in areas that have been stripped of vegetation. Erosion at the site during construction can be minimized by implementing the project erosion control plan, which should include judicious use of silt fences, straw wattles, and fiber rolls. If used, these erosion control devices should be in place and remain in place throughout site preparation and construction. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 8 GEOPACIFIC ENGINEERING, INC. Erosion and sedimentation of exposed soils can also be minimized by quickly re-vegetating exposed areas of soil, and by staging construction such that large areas of the project site are not denuded and exposed at the same time. Areas of exposed soil requiring immediate and/or temporary protection against exposure should be covered with either mulch or erosion control netting/blankets. Areas of exposed soil requiring permanent stabilization should be seeded with an approved grass seed mixture, or hydroseeded with an approved seed-mulch-fertilizer mixture. Structural Foundations The proposed structures may be supported on shallow foundations bearing on competent undisturbed, native soils, and/or engineered fill, appropriately designed and constructed as recommended in this report. Foundation design, construction, and setback requirements should conform to the applicable building code at the time of construction. For maximization of bearing strength and protection against frost heave, spread footings should be embedded at a minimum depth of 12 inches below exterior grade. The recommended minimum widths for continuous footings supporting wood-framed walls without masonry are 12 inches for single-story, 15 inches for two-story, and 18 inches for three-story homes. The anticipated allowable soil bearing pressure is 1,500 lbs/ft2 for footings bearing directly competent, native soil and/or engineered fill. The recommended maximum allowable bearing pressure may be increased by 1/3 for short-term transient conditions such as wind and seismic loading. For heavier loads, the geotechnical engineer should be consulted. The coefficient of friction between on-site soil and poured-in-place concrete may be taken as 0.42, which includes no factor of safety. The maximum anticipated total and differential footing movements are 1 inch and ¾ inch over a span of 20 feet, respectively. We anticipate that the majority of the estimated settlement will occur during construction, as loads are applied. Excavations near structural footings should not extend within a 1H:1V plane projected downward from the bottom edge of footings. Assuming construction is accomplished as recommended herein, and for the foundation loads anticipated, we estimate total settlement of spread foundations of less than about 1 inch and differential settlement between two adjacent load-bearing components supported on competent soil of less than about ¾ inch. We anticipate that the majority of the estimated settlement will occur during construction, as loads are applied. Wind, earthquakes, and unbalanced earth loads will subject the proposed structure to lateral forces. Lateral forces on a structure will be resisted by a combination of sliding resistance of its base or footing on the underlying soil and passive earth pressure against the buried portions of the structure. For use in design, a coefficient of friction of 0.42 may be assumed along the interface between the base of the footing and subgrade soils. Passive earth pressure for buried portions of structures may be calculated using an equivalent fluid weight of 320 pounds per cubic foot (pcf), assuming footings are cast against dense, natural soils or engineered fill. The recommended coefficient of friction and passive earth pressure values do not include a safety factor. The upper 12 inches of soil should be neglected in passive pressure computations unless it is protected by pavement or slabs on grade. Footing excavations should be trimmed neat and the bottom of the excavation should be carefully prepared. Loose, wet or otherwise softened soil should be removed from the footing excavation prior to placing reinforcing steel bars. GeoPacific should observe foundation excavations prior to placement of reinforcing steel and formwork, to verify that an appropriate bearing stratum has been reached and that the actual exposed soils are suitable to support the planned foundation loads. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 9 GEOPACIFIC ENGINEERING, INC. The above foundation recommendations are for dry weather conditions. Due to the high moisture sensitivity of engineered fill and native soils, construction during wet weather is likely to require overexcavation of footings and backfill with compacted, crushed aggregate. As a result of this condition, we recommend foundation excavations be observed to verify subgrade strength. Permanent Below-Grade Walls Lateral earth pressures against below-grade retaining walls will depend upon the inclination of any adjacent slopes, type of backfill, degree of wall restraint, method of backfill placement, degree of backfill compaction, drainage provisions, and magnitude and location of any adjacent surcharge loads. At-rest soil pressure is exerted on a retaining wall when it is restrained against rotation. In contrast, active soil pressure will be exerted on a wall if its top is allowed to rotate or yield a distance of roughly 0.001 times its height or greater. If the subject retaining walls will be free to rotate at the top, they should be designed for an active earth pressure equivalent to that generated by a fluid weighing 35 pcf for level backfill against the wall. For restrained wall, an at-rest equivalent fluid pressure of 55 pcf should be used in design, again assuming level backfill against the wall. These values assume that the recommended drainage provisions are incorporated, and hydrostatic pressures are not allowed to develop against the wall. During a seismic event, lateral earth pressures acting on below-grade structural walls will increase by an incremental amount that corresponds to the earthquake loading. Based on the Mononobe- Okabe equation and peak horizontal accelerations appropriate for the site location, seismic loading should be modeled using the active or at-rest earth pressures recommended above, plus an incremental rectangular-shaped seismic load of magnitude 6.5H, where H is the total height of the wall. We assume relatively level ground surface below the base of the walls. As such, we recommend passive earth pressure of 320 pcf for use in design, assuming wall footings are cast against competent native soils or engineered fill. If the ground surface slopes down and away from the base of any of the walls, a lower passive earth pressure should be used and GeoPacific should be contacted for additional recommendations. A coefficient of friction of 0.42 may be assumed along the interface between the base of the wall footing and subgrade soils. The recommended coefficient of friction and passive earth pressure values do not include a safety factor, and an appropriate safety factor should be included in design. The upper 12 inches of soil should be neglected in passive pressure computations unless it is protected by pavement or slabs on grade. The above recommendations for lateral earth pressures assume that the backfill behind the subsurface walls will consist of properly compacted structural fill, and no adjacent surcharge loading. If the walls will be subjected to the influence of surcharge loading within a horizontal distance equal to or less than the height of the wall, the walls should be designed for the additional horizontal pressure. For uniform surcharge pressures, a uniformly distributed lateral pressure of 0.3 times the surcharge pressure should be added. Traffic surcharges may be estimated using an additional vertical load of 250 psf (2 feet of additional fill), in accordance with local practice. The recommended equivalent fluid densities assume a free-draining condition behind the walls so that hydrostatic pressures do not build-up. This can be accomplished by placing a 12- to 18-inch wide zone of sand and gravel containing less than 5 percent fines against the walls. A 3-inch Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 10 GEOPACIFIC ENGINEERING, INC. minimum diameter perforated, plastic drain pipe should be installed at the base of the walls and connected to a suitable discharge point to remove water in this zone of sand and gravel. The drain pipe should be wrapped in filter fabric (Mirafi 140N or other as approved by the geotechnical engineer) to minimize clogging. GeoPacific should be contacted during construction to verify subgrade strength in wall keyway excavations, to verify that backslope soils are in accordance with our assumptions, and to take density tests on the wall backfill materials. Structures should be located a horizontal distance of at least 1.5H away from the back of the retaining wall, where H is the total height of the wall. GeoPacific should be contacted for additional foundation recommendations where structures are located closer than 1.5H to the top of any wall. Concrete Slabs-on-Grade Preparation of areas beneath concrete slab-on-grade floors should be performed as recommended in the Site Preparation section of this report. Care should be taken during excavation for foundations and floor slabs, to avoid disturbing subgrade soils. If subgrade soils have been adversely impacted by wet weather or otherwise disturbed, the surficial soils should be scarified to a minimum depth of 8 inches, moisture conditioned to within about 3 percent of optimum moisture content, and compacted to engineered fill specifications. Alternatively, disturbed soils may be removed and the removal zone backfilled with additional crushed rock. For evaluation of the concrete slab-on-grade floors using the beam on elastic foundation method, a modulus of subgrade reaction of 150 kcf (87 pci) should be assumed for the medium stiff native silt soils anticipated at subgrade depth. This value assumes the concrete slab system is designed and constructed as recommended herein, with a minimum thickness of crushed rock of 8 inches beneath the slab. Interior slab-on-grade floors should be provided with an adequate moisture break. The capillary break material should consist of ODOT open graded aggregate per ODOT Standard Specifications 02630-2. The minimum recommended thickness of capillary break materials on re-compacted soil subgrade is 8 inches. The total thickness of crushed aggregate will be dependent on the subgrade conditions at the time of construction, and should be verified visually by proof-rolling. Under-slab aggregate should be compacted to at least 90% of its maximum dry density as determined by ASTM D1557 or equivalent. In areas where moisture will be detrimental to floor coverings or equipment inside the proposed structure, appropriate vapor barrier and damp-proofing measures should be implemented. A commonly applied vapor barrier system consists of a 10-mil polyethylene vapor barrier placed directly over the capillary break material. Other damp/vapor barrier systems may also be feasible. Appropriate design professionals should be consulted regarding vapor barrier and damp proofing systems, ventilation, building material selection and mold prevention issues, which are outside GeoPacific’s area of expertise. Drains The outside edge of perimeter walls should be provided with a drainage system consisting of 3-inch diameter, slotted, flexible plastic pipe embedded in a minimum of 1 ft3 per lineal foot of clean, free-draining gravel or 1 1/2” - 3/4” drain rock. The drain pipe and surrounding drain rock should be wrapped in non-woven geotextile (Mirafi 140N, or approved equivalent) to minimize the Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 11 GEOPACIFIC ENGINEERING, INC. potential for clogging and/or ground loss due to piping. Water collected from the footing drains should be directed into the local storm drain system or other suitable outlet. A minimum 0.5 percent fall should be maintained throughout the drain and non-perforated pipe outlet. Down spouts and roof drains should not be connected to the foundation drains in order to reduce the potential for clogging. The footing drains should include clean-outs to allow periodic maintenance and inspection. Grades around the proposed structure should be sloped such that surface water drains away from the building. Footing drains are recommended to prevent detrimental effects of surface water runoff on foundations – not to dewater groundwater. Footing drains should not be expected to eliminate all potential sources of water entering a basement or beneath a slab-on-grade. An adequate grade to a low point outlet drain in the crawlspace is required by code. Underslab drains are sometimes added beneath the slab when placed over soils of low permeability and shallow, perched groundwater. Stormwater Management We understand that plans for project development include stormwater management facilities, and that it may be desired to incorporate subsurface disposal of stormwater. Based on the results of our infiltration testing, the Clayey SILT to Silty CLAY (ML-CL) encountered above a depth of 11 feet bgs in test pits TP-1 and TP-2 exhibits an infiltration rate ranging from 0 to 0.72 inches per hour. Due to the inconsistency of rates within the silt and clay encountered at the site, we do not recommend using shallow subsurface infiltration as a method of stormwater disposal. Systems should be constructed as specified by the designer and/or in accordance with the applicable stormwater design codes. Stormwater exceeding soil infiltration and/or soil storage capacities will need to be directed to a suitable surface discharge location, away from structures. Stormwater management systems may need to include overflow outlets, surface water control measures and/or be connected to the street stormdrain system, if available. In no case should uncontrolled stormwater be allowed to flow over slopes. Seismic Design The Oregon Department of Geology and Mineral Industries (Dogami), Oregon HazVu: 2017 Statewide GeoHazards Viewer indicates that the site is in an area where severe ground shaking is anticipated during an earthquake (Dogami HazVu, 2017). Structures should be designed to resist earthquake loading in accordance with the methodology described in the 2015 International Building Code (IBC) with applicable Oregon Structural Specialty Code (OSSC) revisions (current 2014). We recommend Site Class D be used for design per the OSSC, Table 1613.5.2 and as defined in ASCE 7, Chapter 20, Table 20.3-1. Design values determined for the site using the USGS (United States Geological Survey) 2017 Seismic Design Maps Summary Report are summarized in Table 2, and are based upon existing soil conditions. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 12 GEOPACIFIC ENGINEERING, INC. Table 2 - Recommended Earthquake Ground Motion Parameters (USGS 2017) Parameter Value Location (Lat, Long), degrees 45.418, -122.790 Mapped Spectral Acceleration Values (MCE): Peak Ground Acceleration, PGAM 0.454 g Short Period, Ss 0.960 g 1.0 Sec Period, S1 0.421 g Soil Factors for Site Class D: Fa 1.116 Fv 1.579 SDs = 2/3 x Fa x Ss 0.714 g SD1 = 2/3 x Fv x S1 0.443 g Seismic Design Category D The Oregon Department of Geology and Mineral Industries (DOGAMI), Oregon HazVu: 2017 Statewide GeoHazards Viewer indicates that the site is in an area considered to be at low risk for soil liquefaction during an earthquake. Soil liquefaction is a phenomenon wherein saturated soil deposits temporarily lose strength and behave as a liquid in response to ground shaking caused by strong earthquakes. Soil liquefaction typically occurs in loose sands and granular soils located below the water table, and fine-grained soils with a plasticity index less than 15. The subsurface profile observed within our test pit explorations, which extended to a maximum depth of 11 feet bgs, indicated that the site is underlain by medium stiff to very stiff Clayey SILT to Silty CLAY (ML- CL), which is not considered susceptible to liquefaction, and stiff Sandy SILT (ML), which is not considered susceptible to liquefaction when above the groundwater table. Static groundwater was not observed within our test pits. According to the Estimated Depth to Groundwater in the Portland, Oregon Area, (United States Geological Survey, Snyder, 2017 website), groundwater is expected to be present at an approximate depth of 100 feet bgs. Based on the results of our subsurface investigation and our understanding of the geologic conditions in the site vicinity, it is our opinion that the risk of liquefaction on the site is low. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 14 GEOPACIFIC ENGINEERING, INC. REFERENCES Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, v. 97, p. 1901-1919. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists-SEPM Field Trip Guidebook, May, 1992. Cornforth and Geomatrix Consultants, 1992, Seismic hazard evaluation, Bull run dam sites near Sandy, Oregon: unpublished report to City of Portland Bureau of Water Works. Gannet, Marshall W., and Caldwell, Rodney R., Generalized Geologic Map of the Willamette Lowland, U.S. Department of the interior, U.S. Geological Survey, 1998. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995. Goldfinger, C., Kulm, L.D., Yeats, R.S., Appelgate, B, MacKay, M.E., and Cochrane, G.R., 1996, Active strike-slip faulting and folding of the Cascadia Subduction-Zone plate boundary and forearc in central and northern Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 223-256. Lite, K.E., Jr., 1992, Deformation in the southeast part of the Portland Basin (abs): Geological Society of America Abstracts with Programs, v. 24, no. 5, p. 64. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open-File Report 0-90-2, scale 1:24,000, 22 p. Madin, I.P., 1992, Quaternary deformation in the Portland Basin, Damascus Quadrangle (abs): Geological Society of America Abstracts with Programs, v. 24, no. 5, p.67. Madin, I.P., 1994, Geology of the Damascus Quadrangle, Clackamas and Multnomah Counties, Oregon: Oregon Department of Geology and Mineral Industries GMS-60. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99-144. Schlicker, H.G. and Finlayson, C.T., 1979, Geology and Geologic Hazards of northwestern Clackamas County, Oregon: Oregon Department of Geology and Mineral Industries, Bulletin No. 99, 79 p., scale 1:24,000. Snyder, D.T., 2008, Estimated Depth to Ground Water and Configuration of the Water Table in the Portland, Oregon Area: U.S. Geological Survey Scientific Investigations Report 2008–5059, 41 p., 3 plates. United States Geological Survey, USGS Earthquake Hazards Program Website (earthquake.usgs.gov). Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO (in Geomatrix Consultants, 1995). Web Soil Survey, Natural Resources Conservation Service, United States Department of Agriculture 2016 website. (http://websoilsurvey.nrcs.usda.gov/app/HomePage.htm.). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic-reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112-117. Wong, I. Silva, W., Bott, J., Wright, D., Thomas, P., Gregor, N., Li., S., Mabey, M., Sojourner, A., and Wang, Y., 2000, Earthquake Scenario and Probabilistic Ground Shaking Maps for the Portland, Oregon, Metropolitan Area; State of Oregon Department of Geology and Mineral Industries; Interpretative Map Series IMS-16. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183-222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 FIGURES Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 EXPLORATION LOGS Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 SITE RESEARCH Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 PHOTOGRAPHIC LOG Real-World Geotechnical Solutions Investigation • Design • Construction Support GAARDE STREET APARTMENTS GEOTECHNICAL SITE INVESTIGATION PHOTOGRAPHIC LOG Page 1 Location of Test Pit TP-1 Infiltration Testing in Test Pit TP-1 Real-World Geotechnical Solutions Investigation • Design • Construction Support GAARDE STREET APARTMENTS GEOTECHNICAL SITE INVESTIGATION PHOTOGRAPHIC LOG Page 2 Location of Test Pit TP-2 Infiltration Testing in Test Pit TP-2 Real-World Geotechnical Solutions Investigation • Design • Construction Support GAARDE STREET APARTMENTS GEOTECHNICAL SITE INVESTIGATION PHOTOGRAPHIC LOG Page 3 Excavation of Test Pit TP-3 Test Pit TP-3 United States Department of Agriculture A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for Washington County, OregonNatural Resources Conservation Service April 9, 2018 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (http://www.nrcs.usda.gov/wps/ portal/nrcs/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil Scientist (http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/? cid=nrcs142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require 2 alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer. 3 Contents Preface....................................................................................................................2 How Soil Surveys Are Made..................................................................................5 Soil Map..................................................................................................................8 Soil Map................................................................................................................9 Legend................................................................................................................10 Map Unit Legend................................................................................................11 Map Unit Descriptions.........................................................................................11 Washington County, Oregon...........................................................................13 1—Aloha silt loam.......................................................................................13 22—Huberly silt loam..................................................................................14 References............................................................................................................16 4 How Soil Surveys Are Made Soil surveys are made to provide information about the soils and miscellaneous areas in a specific area. They include a description of the soils and miscellaneous areas and their location on the landscape and tables that show soil properties and limitations affecting various uses. Soil scientists observed the steepness, length, and shape of the slopes; the general pattern of drainage; the kinds of crops and native plants; and the kinds of bedrock. They observed and described many soil profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The profile extends from the surface down into the unconsolidated material in which the soil formed or from the surface down to bedrock. The unconsolidated material is devoid of roots and other living organisms and has not been changed by other biological activity. Currently, soils are mapped according to the boundaries of major land resource areas (MLRAs). MLRAs are geographically associated land resource units that share common characteristics related to physiography, geology, climate, water resources, soils, biological resources, and land uses (USDA, 2006). Soil survey areas typically consist of parts of one or more MLRA. The soils and miscellaneous areas in a survey area occur in an orderly pattern that is related to the geology, landforms, relief, climate, and natural vegetation of the area. Each kind of soil and miscellaneous area is associated with a particular kind of landform or with a segment of the landform. By observing the soils and miscellaneous areas in the survey area and relating their position to specific segments of the landform, a soil scientist develops a concept, or model, of how they were formed. Thus, during mapping, this model enables the soil scientist to predict with a considerable degree of accuracy the kind of soil or miscellaneous area at a specific location on the landscape. Commonly, individual soils on the landscape merge into one another as their characteristics gradually change. To construct an accurate soil map, however, soil scientists must determine the boundaries between the soils. They can observe only a limited number of soil profiles. Nevertheless, these observations, supplemented by an understanding of the soil-vegetation-landscape relationship, are sufficient to verify predictions of the kinds of soil in an area and to determine the boundaries. Soil scientists recorded the characteristics of the soil profiles that they studied. They noted soil color, texture, size and shape of soil aggregates, kind and amount of rock fragments, distribution of plant roots, reaction, and other features that enable them to identify soils. After describing the soils in the survey area and determining their properties, the soil scientists assigned the soils to taxonomic classes (units). Taxonomic classes are concepts. Each taxonomic class has a set of soil characteristics with precisely defined limits. The classes are used as a basis for comparison to classify soils systematically. Soil taxonomy, the system of taxonomic classification used in the United States, is based mainly on the kind and character of soil properties and the arrangement of horizons within the profile. After the soil 5 scientists classified and named the soils in the survey area, they compared the individual soils with similar soils in the same taxonomic class in other areas so that they could confirm data and assemble additional data based on experience and research. The objective of soil mapping is not to delineate pure map unit components; the objective is to separate the landscape into landforms or landform segments that have similar use and management requirements. Each map unit is defined by a unique combination of soil components and/or miscellaneous areas in predictable proportions. Some components may be highly contrasting to the other components of the map unit. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The delineation of such landforms and landform segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, onsite investigation is needed to define and locate the soils and miscellaneous areas. Soil scientists make many field observations in the process of producing a soil map. The frequency of observation is dependent upon several factors, including scale of mapping, intensity of mapping, design of map units, complexity of the landscape, and experience of the soil scientist. Observations are made to test and refine the soil-landscape model and predictions and to verify the classification of the soils at specific locations. Once the soil-landscape model is refined, a significantly smaller number of measurements of individual soil properties are made and recorded. These measurements may include field measurements, such as those for color, depth to bedrock, and texture, and laboratory measurements, such as those for content of sand, silt, clay, salt, and other components. Properties of each soil typically vary from one point to another across the landscape. Observations for map unit components are aggregated to develop ranges of characteristics for the components. The aggregated values are presented. Direct measurements do not exist for every property presented for every map unit component. Values for some properties are estimated from combinations of other properties. While a soil survey is in progress, samples of some of the soils in the area generally are collected for laboratory analyses and for engineering tests. Soil scientists interpret the data from these analyses and tests as well as the field-observed characteristics and the soil properties to determine the expected behavior of the soils under different uses. Interpretations for all of the soils are field tested through observation of the soils in different uses and under different levels of management. Some interpretations are modified to fit local conditions, and some new interpretations are developed to meet local needs. Data are assembled from other sources, such as research information, production records, and field experience of specialists. For example, data on crop yields under defined levels of management are assembled from farm records and from field or plot experiments on the same kinds of soil. Predictions about soil behavior are based not only on soil properties but also on such variables as climate and biological activity. Soil conditions are predictable over long periods of time, but they are not predictable from year to year. For example, soil scientists can predict with a fairly high degree of accuracy that a given soil will have a high water table within certain depths in most years, but they cannot predict that a high water table will always be at a specific level in the soil on a specific date. After soil scientists located and identified the significant natural bodies of soil in the survey area, they drew the boundaries of these bodies on aerial photographs and Custom Soil Resource Report 6 identified each as a specific map unit. Aerial photographs show trees, buildings, fields, roads, and rivers, all of which help in locating boundaries accurately. Custom Soil Resource Report 7 Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 8 9 Custom Soil Resource Report Soil Map 502933050293505029370502939050294105029430502945050294705029490502933050293505029370502939050294105029430502945050294705029490516370 516390 516410 516430 516450 516470 516490 516370 516390 516410 516430 516450 516470 516490 45° 25' 7'' N 122° 47' 26'' W45° 25' 7'' N122° 47' 21'' W45° 25' 2'' N 122° 47' 26'' W45° 25' 2'' N 122° 47' 21'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84 0 35 70 140 210 Feet 0 10 20 40 60 Meters Map Scale: 1:819 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Washington County, Oregon Survey Area Data: Version 15, Sep 19, 2017 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Aug 3, 2014—Aug 23, 2014 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Custom Soil Resource Report 10 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 1 Aloha silt loam 1.6 93.9% 22 Huberly silt loam 0.1 6.1% Totals for Area of Interest 1.7 100.0% Map Unit Descriptions The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, Custom Soil Resource Report 11 onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. Custom Soil Resource Report 12 Washington County, Oregon 1—Aloha silt loam Map Unit Setting National map unit symbol: 21x8 Elevation: 150 to 250 feet Mean annual precipitation: 40 to 60 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 160 to 210 days Farmland classification: Prime farmland if drained Map Unit Composition Aloha and similar soils: 90 percent Minor components: 1 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Aloha Setting Landform: Terraces Landform position (three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Old loamy alluvium Typical profile H1 - 0 to 8 inches: silt loam H2 - 8 to 46 inches: silt loam H3 - 46 to 65 inches: silt loam Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: About 18 to 24 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: High (about 11.8 inches) Interpretive groups Land capability classification (irrigated): 2w Land capability classification (nonirrigated): 2w Hydrologic Soil Group: C/D Forage suitability group: Somewhat Poorly Drained (G002XY005OR) Hydric soil rating: No Minor Components Huberly Percent of map unit: 1 percent Landform: Terraces Landform position (three-dimensional): Tread Down-slope shape: Linear Custom Soil Resource Report 13 Across-slope shape: Linear Hydric soil rating: Yes 22—Huberly silt loam Map Unit Setting National map unit symbol: 21y9 Elevation: 150 to 300 feet Mean annual precipitation: 40 to 50 inches Mean annual air temperature: 50 to 54 degrees F Frost-free period: 165 to 210 days Farmland classification: Prime farmland if drained Map Unit Composition Huberly and similar soils: 90 percent Minor components: 3 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Huberly Setting Landform: Terraces Landform position (three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Silty alluvium Typical profile H1 - 0 to 8 inches: silt loam H2 - 8 to 25 inches: silt loam H3 - 25 to 60 inches: silt loam Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: 20 to 30 inches to fragipan Natural drainage class: Poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table: About 0 to 18 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Low (about 5.0 inches) Interpretive groups Land capability classification (irrigated): 3w Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C/D Forage suitability group: Poorly Drained (G002XY006OR) Hydric soil rating: Yes Custom Soil Resource Report 14 Minor Components Verboort Percent of map unit: 3 percent Landform: Flood plains Landform position (three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: Yes Custom Soil Resource Report 15 References American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/national/soils/?cid=nrcs142p2_054262 Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577 Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580 Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section. United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1. United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/ home/?cid=nrcs142p2_053374 United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/ detail/national/landuse/rangepasture/?cid=stelprdb1043084 16 United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/soils/scientists/?cid=nrcs142p2_054242 United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/? cid=nrcs142p2_053624 United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http:// www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf Custom Soil Resource Report 17 Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 December 20, 2017 Project No. 17-4752 Dr. Matti Tonochy 875 Terrace Drive Tigard, Oregon 97035 CC: Tony Weller, CESNW, tweller@cesnw.com SUBJECT: GEOTECHNICAL ENGINEERING REPORT GAARDE STREET APARTMENTS 10900 AND 10930 SW GAARDE STREET TIGARD, OREGON This report presents the results of a geotechnical engineering study conducted by GeoPacific Engineering, Inc. (GeoPacific) for the above-referenced project. The purpose of our investigation was to evaluate subsurface conditions at the site and to provide geotechnical recommendations for site development. This geotechnical study was performed in accordance with GeoPacific Proposal P-6264, dated October 12, 2017, and your subsequent authorization of our proposals and General Conditions for Geotechnical Services. SITE DESCRIPTION AND PROPOSED DEVELOPMENT As indicated on Figures 1 and 2, the subject site is located southwest of the intersection of SW Gaarde Street and SW (Old) Gaarde Street and approximately 600 feet west of the intersection of SW Gaarde Street and SW Pacific Highway in the City of Tigard, Washington County, Oregon. The site consists of tax lots 2200 and 2100 on tax map 2S110AA and is approximately 1.89 acres in size. Topography on the site is relatively level to gently sloping down to the south. There is an existing apartment building on the southeastern side of the site with an existing parking lot along the northwestern side of the apartment building. Additionally, there are two existing single family homes in the northern and northeastern corners of the site. The northwestern side of the site is largely undeveloped with vegetation consisting of short grasses, some blackberry bushes, and sparse trees. Preliminary site plans, provided by CESNW , indicate that the proposed development will consist of the construction of two new apartment buildings on the northwestern side of the site, a smaller apartment building in the northeastern corner of the site, expansion of the existing parking lot, stormwater facilities, and associated underground utilities. The existing single family homes in the northern and northeastern corners of the site will be removed. A grading plan has not been provided for our review, however, we anticipate cuts and fills on the order of 3 feet or less. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 2 GEOPACIFIC ENGINEERING, INC. REGIONAL AND LOCAL GEOLOGIC SETTING Regionally, the subject site lies within the Willamette Valley/Puget Sound lowland, a broad structural depression situated between the Coast Range on the west and the Cascade Range on the east. A series of discontinuous faults subdivide the Willamette Valley into a mosaic of fault- bounded, structural blocks (Yeats et al., 1996). Uplifted structural blocks form bedrock highlands, while down-warped structural blocks form sedimentary basins. According to the Generalized Geologic Map of the Willamette Lowland, (U.S. Geological Survey, Gannett and Caldwell, 1988), the subject site is underlain by Quaternary age (last 1.6 million years) Willamette Formation, a catastrophic flood deposit associated with repeated glacial outburst flooding of the Willamette Valley river system (Madin, 1990). In the Willamette River Valley, these deposits consist of horizontally layered, micaceous, fine silt to coarse sand forming poorly-defined to distinct beds less than 3 feet thick. Underlying the Willamette Formation is Miocene (about 14.5 to 16.5 million years ago) Columbia River Basalt, a thick sequence of lava flows which forms the basement of the basin. REGIONAL SEISMIC SETTING At least three major fault zones capable of generating damaging earthquakes are thought to exist in the vicinity of the subject site. These include the Portland Hills Fault Zone, the Gales Creek- Newberg-Mt. Angel Structural Zone, and the Cascadia Subduction Zone. Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW -trending faults that include the central Portland Hills Fault, the western Oatfield Fault, and the eastern East Bank Fault. These faults occur in a northwest-trending zone that varies in width between 3.5 and 5.0 miles. The combined three faults vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The Portland Hills Fault occurs along the Willamette River at the base of the Portland Hills, and is about 7.8 mile northeast of the site. The Oatfield Fault occurs along the western side of the Portland Hills, and is about 5.7 miles northeast of the site. The accuracy of the fault mapping is stated to be within 500 meters (Wong, et al., 2000). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW -trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is assumed to be potentially active (Geomatrix Consultants, 1995). Gales Creek-Newberg-Mt. Angel Structural Zone The Gales Creek-Newberg-Mt. Angel Structural Zone is a 50-mile-long zone of discontinuous, NW- trending faults that lies about 12 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al., 1996; Werner et al., 1992). A geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh et al., 1994). No seismicity has been recorded on the Gales Creek Fault or Newberg Fault (the fault closest to the subject site); however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 3 GEOPACIFIC ENGINEERING, INC. Cascadia Subduction Zone The Cascadia Subduction Zone is a 680-mile-long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4 cm per year (Goldfinger et al., 1996). A growing body of geologic evidence suggests that prehistoric subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies roughly along the Oregon Coast at depths of 20 and 40 kilometers below the ocean surface. FIELD EXPLORATION Our site-specific exploration for this report was conducted on November 3, 2017. A total of three exploratory test pits, designated TP-1 through TP-3, were excavated to depths ranging from 10.5 to 11 feet below the existing ground surface (bgs). The approximate locations of our explorations are indicated on Figure 2. It should be noted that exploration locations were determined in the field by pacing or taping distances from apparent property corners and other site features shown on the plans provided. As such, the locations of the explorations should be considered approximate. Explorations were conducted under the full-time observation of GeoPacific personnel. Soil samples obtained from the test pits were classified in the field and representative portions were placed in relatively air-tight plastic bags. These soil samples were then returned to the laboratory for further examination and laboratory testing. Pertinent information including soil sample depths, stratigraphy, soil engineering characteristics, and groundwater occurrence was recorded. Soils were classified in general accordance with the Unified Soil Classification System. Summary test pit logs are attached. The stratigraphic contacts shown on the individual test pit logs represent the approximate boundaries between soil types. The actual transitions may be more gradual. The soil and groundwater conditions depicted are only for the specific dates and locations reported, and therefore, are not necessarily representative of other locations and times. SUBSURFACE CONDITIONS Results of the field exploration program indicate the site is underlain by topsoil, undocumented fill, and soils belonging to the Willamette Formation. The observed soil and groundwater conditions are summarized below. Soil Topsoil Horizon – Directly underlying the ground surface in test pits TP-1 and TP-2, we encountered topsoil horizon consisting of organic SILT (OL-ML). The topsoil was generally, medium stiff, gray, and moist. The topsoil horizon generally contained trace fine roots underlying a concentrated 4-inch root mat. The topsoil horizon extended to depths ranging from 18 to 24 inches feet bgs in test pits TP-1 and TP-2. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 4 GEOPACIFIC ENGINEERING, INC. Undocumented Fill - Directly underlying the ground surface in test pit TP-3, we encountered undocumented fill material. The undocumented fill generally consisted of soft SILT (ML) containing trace inorganic debris throughout. The undocumented fill extended to a depth of 18 inches bgs in test pit TP-3. Willamette Formation – Underlying the topsoil horizon in test pits TP-1 and TP-2 and underlying the undocumented fill in test pit TP-3, we encountered soils belonging to the Willamette Formation. The upper portion of the Willamette Formation soils consisted medium stiff to very stiff Clayey SILT to Silty CLAY (ML-CL). These soils were generally brown to reddish brown to gray, micaceous, and dry to moist and exhibited orange and gray mottling and trace black staining. The silt and clay extended beyond the maximum depth of exploration in test pits TP-1 and TP-2 (11 feet bgs) and to a depth of 8.5 feet bgs in test pit TP-3. Underlying the silt and clay in test pit TP-3, the Willamette Formation soils consisted of stiff Sandy SILT (ML). These soils were brown to gray, micaceous, and moist, and exhibited orange and gray mottling. The sandy silt extended beyond the maximum depth of exploration in test pit TP-3 (10.5 feet bgs). Groundwater On November 3, no perched or static groundwater seepage was encountered in our test pit explorations. According to the Estimated Depth to Groundwater in the Portland, Oregon Area, (United States Geological Survey, Snyder, 2017 website), groundwater is expected to be present at an approximate depth of 100 feet bgs. Experience has shown that temporary perched groundwater conditions often occur over fine-grained native deposits such as those beneath the site, particularly during the wet season. It is anticipated that groundwater conditions will vary depending on the season, local subsurface conditions, changes in site utilization, and other factors. INFILTRATION TESTING Soil infiltration testing was performed using the encased falling head test method in test pits TP-1 and TP-2. Soils at the testing depth were pre-saturated prior to testing. The water level was measured to the nearest tenth of an inch every 10 minutes with reference to the ground surface. Table 1 summarizes the results of our infiltration tests. Table 1 - Summary of Infiltration Test Results Exploration Depth (feet) Soil Type Testing Method Infiltration Rate(in/hr) TP-1 4 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.36 TP-1 7 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.00 TP-2 4 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.12 TP-2 8 Clayey SILT to Silty CLAY (ML-CL) Pushed Pipe (Encased Falling Head) 0.72 Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 5 GEOPACIFIC ENGINEERING, INC. CONCLUSIONS AND RECOMMENDATIONS Results of this study indicate the proposed development is geotechnically feasible, provided the recommendations of this report are incorporated into the design and construction phases of the project. The following report sections provide recommendations for site development and construction in accordance with the current applicable codes and local standards of practice. Site Preparation Areas of proposed buildings, streets, and areas to receive fill should be cleared of vegetation and any organic and inorganic debris. Existing structures should be demolished and any cavities structurally backfilled. Inorganic debris should be removed from the site. Organic materials from clearing should either be removed from the site or placed as landscape fill in areas not planned for structures. Organic-rich topsoil should then be stripped from construction areas of the site or where engineered fill is to be placed. The estimated average necessary depth of removal in undisturbed areas for moderately to highly organic soils is 12 to 18 inches. However, deeper stripping to remove large tree roots or other organics may be necessary in portions of the site. The final depth of soil removal will be determined on the basis of a site inspection after the stripping/excavation has been performed. Stripped topsoil should be stockpiled only in designated areas and stripping operations should be observed and documented by the geotechnical engineer or his representative. Any remaining undocumented fills, buried topsoil, and subsurface structures (tile drains, basements, driveway and landscaping fill, old utility lines, septic leach fields, etc.) should be removed and the excavations backfilled with engineered fill. Disturbed native soil should either be removed and replaced, or should be ripped/tilled, root-picked, and recompacted in place. Undocumented fill material was encountered in test pit TP-3 extending to a depth of 18 inches bgs. It is likely that additional undocumented fill material exists in the vicinity of the existing homes. Once stripping and excavation of a particular area is approved, the area must be ripped or tilled to a depth of 12 inches, moisture conditioned, root-picked, and compacted in-place prior to the placement of engineered fill or crushed aggregate base for pavement. Exposed subgrade soils should be evaluated by the geotechnical engineer. For large areas, this evaluation is normally performed by proof-rolling the exposed subgrade with a fully loaded scraper or dump truck. For smaller areas where access is restricted, the subgrade should be evaluated by probing the soil with a steel probe. Soft/loose soils identified during subgrade preparation should be compacted to a firm and unyielding condition, over-excavated and replaced with engineered fill (as described below), or stabilized with rock prior to placement of engineered fill. The depth of overexcavation, if required, should be evaluated by the geotechnical engineer at the time of construction. Engineered Fill All grading for the proposed development should be performed as engineered grading in accordance with the applicable building code at time of construction with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Imported fill material must be approved by the geotechnical engineer prior to being imported to the site. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 6 GEOPACIFIC ENGINEERING, INC. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in diameter should not be used in engineered fill. Preparation of areas to receive engineered fill should be performed as recommended in the Site Preparation section of this report. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 90% of the maximum dry density determined by ASTM D1557 (Modified Proctor) or equivalent. Field density testing should conform to ASTM D2922 and D3017, or D1556. All engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 yd3, whichever requires more testing. Because testing is performed on an on- call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Site earthwork will be impacted by soil moisture. Earthwork in wet weather would likely require extensive use of cement or lime treatment, or other special measures, at considerable additional cost compared to earthwork performed under dry-weather conditions. Excavating Conditions and Utility Trench Backfill Subsurface test pit exploration indicates that, in general, utility trenches can be excavated using conventional heavy equipment such as dozers and trackhoes. Maintenance of safe working conditions, including temporary excavation stability, is the responsibility of the contractor. Actual slope inclinations at the time of construction should be determined based on safety requirements and actual soil and groundwater conditions. All temporary cuts in excess of 4 feet in height should be sloped in accordance with U.S. Occupational Safety and Heath Administration (OSHA) regulations (29 CFR Part 1926), or be shored. The existing native Clayey SILT to Silty CLAY (ML-CL) classifies as Type B Soil and temporary excavation side slope inclinations as steep as 1H:1V may be assumed for planning purposes. Saturated soils and groundwater may be encountered in utility trenches, particularly during the wet season. We anticipate that dewatering systems consisting of ditches, sumps and pumps would be adequate for control of perched groundwater. Regardless of the dewatering system used, it should be installed and operated such that in-place soils are prevented from being removed along with the groundwater. Vibrations created by traffic and construction equipment may cause some caving and raveling of excavation walls. In such an event, lateral support for the excavation walls should be provided by the contractor to prevent loss of ground support and possible distress to existing or previously constructed structural improvements. PVC pipe should be installed in accordance with the procedures specified in ASTM D2321 and Clackamas County Standards. We recommend that trench backfill be compacted to at least 95% of the maximum dry density obtained by ASTM D698 (Standard Proctor) or equivalent. Initial backfill lift thickness for a ¾”-0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thickness should not exceed 1 foot. If imported granular fill material is used, then the lifts for large vibrating plate-compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration- induced damage. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 7 GEOPACIFIC ENGINEERING, INC. Adequate density testing should be performed during construction to verify that the recommended relative compaction is achieved. Typically, one density test is taken for every 4 vertical feet of backfill on each 200-lineal-foot section of trench. Wet Weather Earthwork Soils underlying the site are likely to be moisture sensitive and may be difficult to handle or traverse with construction equipment during periods of wet weather. Earthwork is typically most economical when performed under dry weather conditions. Earthwork performed during the wet- weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. If earthwork is to be performed or fill is to be placed in wet weather or under wet conditions when soil moisture content is difficult to control, the following recommendations should be incorporated into the contract specifications.  Earthwork should be performed in small areas to minimize exposure to wet weather. Excavation or the removal of unsuitable soils should be followed promptly by the placement and compaction of clean engineered fill. The size and type of construction equipment used may have to be limited to prevent soil disturbance. Under some circumstances, it may be necessary to excavate soils with a backhoe to minimize subgrade disturbance caused by equipment traffic;  The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water;  Material used as engineered fill should consist of clean, granular soil containing less than 5 percent fines. The fines should be non-plastic. Alternatively, cement treatment of on-site soils may be performed to facilitate wet weather placement;  The ground surface within the construction area should be sealed by a smooth drum vibratory roller, or equivalent, and under no circumstances should be left uncompacted and exposed to moisture. Soils which become too wet for compaction should be removed and replaced with clean granular materials;  Excavation and placement of fill should be observed by the geotechnical engineer to verify that all unsuitable materials are removed and suitable compaction and site drainage is achieved; and  Geotextile silt fences, straw wattles, and fiber rolls should be strategically located to control erosion. If cement or lime treatment is used to facilitate wet weather construction, GeoPacific should be contacted to provide additional recommendations and field monitoring. Erosion Control Considerations During our field exploration program, we did not observe soil types that would be considered highly susceptible to erosion. In our opinion, the primary concern regarding erosion potential will occur during construction, in areas that have been stripped of vegetation. Erosion at the site during construction can be minimized by implementing the project erosion control plan, which should include judicious use of silt fences, straw wattles, and fiber rolls. If used, these erosion control devices should be in place and remain in place throughout site preparation and construction. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 8 GEOPACIFIC ENGINEERING, INC. Erosion and sedimentation of exposed soils can also be minimized by quickly re-vegetating exposed areas of soil, and by staging construction such that large areas of the project site are not denuded and exposed at the same time. Areas of exposed soil requiring immediate and/or temporary protection against exposure should be covered with either mulch or erosion control netting/blankets. Areas of exposed soil requiring permanent stabilization should be seeded with an approved grass seed mixture, or hydroseeded with an approved seed-mulch-fertilizer mixture. Structural Foundations The proposed structures may be supported on shallow foundations bearing on competent undisturbed, native soils, and/or engineered fill, appropriately designed and constructed as recommended in this report. Foundation design, construction, and setback requirements should conform to the applicable building code at the time of construction. For maximization of bearing strength and protection against frost heave, spread footings should be embedded at a minimum depth of 12 inches below exterior grade. The recommended minimum widths for continuous footings supporting wood-framed walls without masonry are 12 inches for single-story, 15 inches for two-story, and 18 inches for three-story homes. The anticipated allowable soil bearing pressure is 1,500 lbs/ft2 for footings bearing directly competent, native soil and/or engineered fill. The recommended maximum allowable bearing pressure may be increased by 1/3 for short-term transient conditions such as wind and seismic loading. For heavier loads, the geotechnical engineer should be consulted. The coefficient of friction between on-site soil and poured-in-place concrete may be taken as 0.42, which includes no factor of safety. The maximum anticipated total and differential footing movements are 1 inch and ¾ inch over a span of 20 feet, respectively. We anticipate that the majority of the estimated settlement will occur during construction, as loads are applied. Excavations near structural footings should not extend within a 1H:1V plane projected downward from the bottom edge of footings. Assuming construction is accomplished as recommended herein, and for the foundation loads anticipated, we estimate total settlement of spread foundations of less than about 1 inch and differential settlement between two adjacent load-bearing components supported on competent soil of less than about ¾ inch. We anticipate that the majority of the estimated settlement will occur during construction, as loads are applied. Wind, earthquakes, and unbalanced earth loads will subject the proposed structure to lateral forces. Lateral forces on a structure will be resisted by a combination of sliding resistance of its base or footing on the underlying soil and passive earth pressure against the buried portions of the structure. For use in design, a coefficient of friction of 0.42 may be assumed along the interface between the base of the footing and subgrade soils. Passive earth pressure for buried portions of structures may be calculated using an equivalent fluid weight of 320 pounds per cubic foot (pcf), assuming footings are cast against dense, natural soils or engineered fill. The recommended coefficient of friction and passive earth pressure values do not include a safety factor. The upper 12 inches of soil should be neglected in passive pressure computations unless it is protected by pavement or slabs on grade. Footing excavations should be trimmed neat and the bottom of the excavation should be carefully prepared. Loose, wet or otherwise softened soil should be removed from the footing excavation prior to placing reinforcing steel bars. GeoPacific should observe foundation excavations prior to placement of reinforcing steel and formwork, to verify that an appropriate bearing stratum has been reached and that the actual exposed soils are suitable to support the planned foundation loads. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 9 GEOPACIFIC ENGINEERING, INC. The above foundation recommendations are for dry weather conditions. Due to the high moisture sensitivity of engineered fill and native soils, construction during wet weather is likely to require overexcavation of footings and backfill with compacted, crushed aggregate. As a result of this condition, we recommend foundation excavations be observed to verify subgrade strength. Permanent Below-Grade Walls Lateral earth pressures against below-grade retaining walls will depend upon the inclination of any adjacent slopes, type of backfill, degree of wall restraint, method of backfill placement, degree of backfill compaction, drainage provisions, and magnitude and location of any adjacent surcharge loads. At-rest soil pressure is exerted on a retaining wall when it is restrained against rotation. In contrast, active soil pressure will be exerted on a wall if its top is allowed to rotate or yield a distance of roughly 0.001 times its height or greater. If the subject retaining walls will be free to rotate at the top, they should be designed for an active earth pressure equivalent to that generated by a fluid weighing 35 pcf for level backfill against the wall. For restrained wall, an at-rest equivalent fluid pressure of 55 pcf should be used in design, again assuming level backfill against the wall. These values assume that the recommended drainage provisions are incorporated, and hydrostatic pressures are not allowed to develop against the wall. During a seismic event, lateral earth pressures acting on below-grade structural walls will increase by an incremental amount that corresponds to the earthquake loading. Based on the Mononobe- Okabe equation and peak horizontal accelerations appropriate for the site location, seismic loading should be modeled using the active or at-rest earth pressures recommended above, plus an incremental rectangular-shaped seismic load of magnitude 6.5H, where H is the total height of the wall. We assume relatively level ground surface below the base of the walls. As such, we recommend passive earth pressure of 320 pcf for use in design, assuming wall footings are cast against competent native soils or engineered fill. If the ground surface slopes down and away from the base of any of the walls, a lower passive earth pressure should be used and GeoPacific should be contacted for additional recommendations. A coefficient of friction of 0.42 may be assumed along the interface between the base of the wall footing and subgrade soils. The recommended coefficient of friction and passive earth pressure values do not include a safety factor, and an appropriate safety factor should be included in design. The upper 12 inches of soil should be neglected in passive pressure computations unless it is protected by pavement or slabs on grade. The above recommendations for lateral earth pressures assume that the backfill behind the subsurface walls will consist of properly compacted structural fill, and no adjacent surcharge loading. If the walls will be subjected to the influence of surcharge loading within a horizontal distance equal to or less than the height of the wall, the walls should be designed for the additional horizontal pressure. For uniform surcharge pressures, a uniformly distributed lateral pressure of 0.3 times the surcharge pressure should be added. Traffic surcharges may be estimated using an additional vertical load of 250 psf (2 feet of additional fill), in accordance with local practice. The recommended equivalent fluid densities assume a free-draining condition behind the walls so that hydrostatic pressures do not build-up. This can be accomplished by placing a 12- to 18-inch wide zone of sand and gravel containing less than 5 percent fines against the walls. A 3-inch Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 10 GEOPACIFIC ENGINEERING, INC. minimum diameter perforated, plastic drain pipe should be installed at the base of the walls and connected to a suitable discharge point to remove water in this zone of sand and gravel. The drain pipe should be wrapped in filter fabric (Mirafi 140N or other as approved by the geotechnical engineer) to minimize clogging. GeoPacific should be contacted during construction to verify subgrade strength in wall keyway excavations, to verify that backslope soils are in accordance with our assumptions, and to take density tests on the wall backfill materials. Structures should be located a horizontal distance of at least 1.5H away from the back of the retaining wall, where H is the total height of the wall. GeoPacific should be contacted for additional foundation recommendations where structures are located closer than 1.5H to the top of any wall. Concrete Slabs-on-Grade Preparation of areas beneath concrete slab-on-grade floors should be performed as recommended in the Site Preparation section of this report. Care should be taken during excavation for foundations and floor slabs, to avoid disturbing subgrade soils. If subgrade soils have been adversely impacted by wet weather or otherwise disturbed, the surficial soils should be scarified to a minimum depth of 8 inches, moisture conditioned to within about 3 percent of optimum moisture content, and compacted to engineered fill specifications. Alternatively, disturbed soils may be removed and the removal zone backfilled with additional crushed rock. For evaluation of the concrete slab-on-grade floors using the beam on elastic foundation method, a modulus of subgrade reaction of 150 kcf (87 pci) should be assumed for the medium stiff native silt soils anticipated at subgrade depth. This value assumes the concrete slab system is designed and constructed as recommended herein, with a minimum thickness of crushed rock of 8 inches beneath the slab. Interior slab-on-grade floors should be provided with an adequate moisture break. The capillary break material should consist of ODOT open graded aggregate per ODOT Standard Specifications 02630-2. The minimum recommended thickness of capillary break materials on re-compacted soil subgrade is 8 inches. The total thickness of crushed aggregate will be dependent on the subgrade conditions at the time of construction, and should be verified visually by proof-rolling. Under-slab aggregate should be compacted to at least 90% of its maximum dry density as determined by ASTM D1557 or equivalent. In areas where moisture will be detrimental to floor coverings or equipment inside the proposed structure, appropriate vapor barrier and damp-proofing measures should be implemented. A commonly applied vapor barrier system consists of a 10-mil polyethylene vapor barrier placed directly over the capillary break material. Other damp/vapor barrier systems may also be feasible. Appropriate design professionals should be consulted regarding vapor barrier and damp proofing systems, ventilation, building material selection and mold prevention issues, which are outside GeoPacific’s area of expertise. Drains The outside edge of perimeter walls should be provided with a drainage system consisting of 3-inch diameter, slotted, flexible plastic pipe embedded in a minimum of 1 ft3 per lineal foot of clean, free-draining gravel or 1 1/2” - 3/4” drain rock. The drain pipe and surrounding drain rock should be wrapped in non-woven geotextile (Mirafi 140N, or approved equivalent) to minimize the Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 11 GEOPACIFIC ENGINEERING, INC. potential for clogging and/or ground loss due to piping. Water collected from the footing drains should be directed into the local storm drain system or other suitable outlet. A minimum 0.5 percent fall should be maintained throughout the drain and non-perforated pipe outlet. Down spouts and roof drains should not be connected to the foundation drains in order to reduce the potential for clogging. The footing drains should include clean-outs to allow periodic maintenance and inspection. Grades around the proposed structure should be sloped such that surface water drains away from the building. Footing drains are recommended to prevent detrimental effects of surface water runoff on foundations – not to dewater groundwater. Footing drains should not be expected to eliminate all potential sources of water entering a basement or beneath a slab-on-grade. An adequate grade to a low point outlet drain in the crawlspace is required by code. Underslab drains are sometimes added beneath the slab when placed over soils of low permeability and shallow, perched groundwater. Stormwater Management We understand that plans for project development include stormwater management facilities, and that it may be desired to incorporate subsurface disposal of stormwater. Based on the results of our infiltration testing, the Clayey SILT to Silty CLAY (ML-CL) encountered above a depth of 11 feet bgs in test pits TP-1 and TP-2 exhibits an infiltration rate ranging from 0 to 0.72 inches per hour. Due to the inconsistency of rates within the silt and clay encountered at the site, we do not recommend using shallow subsurface infiltration as a method of stormwater disposal. Systems should be constructed as specified by the designer and/or in accordance with the applicable stormwater design codes. Stormwater exceeding soil infiltration and/or soil storage capacities will need to be directed to a suitable surface discharge location, away from structures. Stormwater management systems may need to include overflow outlets, surface water control measures and/or be connected to the street stormdrain system, if available. In no case should uncontrolled stormwater be allowed to flow over slopes. Seismic Design The Oregon Department of Geology and Mineral Industries (Dogami), Oregon HazVu: 2017 Statewide GeoHazards Viewer indicates that the site is in an area where severe ground shaking is anticipated during an earthquake (Dogami HazVu, 2017). Structures should be designed to resist earthquake loading in accordance with the methodology described in the 2015 International Building Code (IBC) with applicable Oregon Structural Specialty Code (OSSC) revisions (current 2014). We recommend Site Class D be used for design per the OSSC, Table 1613.5.2 and as defined in ASCE 7, Chapter 20, Table 20.3-1. Design values determined for the site using the USGS (United States Geological Survey) 2017 Seismic Design Maps Summary Report are summarized in Table 2, and are based upon existing soil conditions. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 12 GEOPACIFIC ENGINEERING, INC. Table 2 - Recommended Earthquake Ground Motion Parameters (USGS 2017) Parameter Value Location (Lat, Long), degrees 45.418, -122.790 Mapped Spectral Acceleration Values (MCE): Peak Ground Acceleration, PGAM 0.454 g Short Period, Ss 0.960 g 1.0 Sec Period, S1 0.421 g Soil Factors for Site Class D: Fa 1.116 Fv 1.579 SDs = 2/3 x Fa x Ss 0.714 g SD1 = 2/3 x Fv x S1 0.443 g Seismic Design Category D The Oregon Department of Geology and Mineral Industries (DOGAMI), Oregon HazVu: 2017 Statewide GeoHazards Viewer indicates that the site is in an area considered to be at low risk for soil liquefaction during an earthquake. Soil liquefaction is a phenomenon wherein saturated soil deposits temporarily lose strength and behave as a liquid in response to ground shaking caused by strong earthquakes. Soil liquefaction typically occurs in loose sands and granular soils located below the water table, and fine-grained soils with a plasticity index less than 15. The subsurface profile observed within our test pit explorations, which extended to a maximum depth of 11 feet bgs, indicated that the site is underlain by medium stiff to very stiff Clayey SILT to Silty CLAY (ML- CL), which is not considered susceptible to liquefaction, and stiff Sandy SILT (ML), which is not considered susceptible to liquefaction when above the groundwater table. Static groundwater was not observed within our test pits. According to the Estimated Depth to Groundwater in the Portland, Oregon Area, (United States Geological Survey, Snyder, 2017 website), groundwater is expected to be present at an approximate depth of 100 feet bgs. Based on the results of our subsurface investigation and our understanding of the geologic conditions in the site vicinity, it is our opinion that the risk of liquefaction on the site is low. Gaarde Street Apartments Project No. 17-4752 – December 20, 2017 17-4752 - Gaarde Street Apartments GR 14 GEOPACIFIC ENGINEERING, INC. REFERENCES Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, v. 97, p. 1901-1919. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists-SEPM Field Trip Guidebook, May, 1992. Cornforth and Geomatrix Consultants, 1992, Seismic hazard evaluation, Bull run dam sites near Sandy, Oregon: unpublished report to City of Portland Bureau of Water Works. Gannet, Marshall W., and Caldwell, Rodney R., Generalized Geologic Map of the Willamette Lowland, U.S. Department of the interior, U.S. Geological Survey, 1998. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995. Goldfinger, C., Kulm, L.D., Yeats, R.S., Appelgate, B, MacKay, M.E., and Cochrane, G.R., 1996, Active strike-slip faulting and folding of the Cascadia Subduction-Zone plate boundary and forearc in central and northern Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 223-256. Lite, K.E., Jr., 1992, Deformation in the southeast part of the Portland Basin (abs): Geological Society of America Abstracts with Programs, v. 24, no. 5, p. 64. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open-File Report 0-90-2, scale 1:24,000, 22 p. Madin, I.P., 1992, Quaternary deformation in the Portland Basin, Damascus Quadrangle (abs): Geological Society of America Abstracts with Programs, v. 24, no. 5, p.67. Madin, I.P., 1994, Geology of the Damascus Quadrangle, Clackamas and Multnomah Counties, Oregon: Oregon Department of Geology and Mineral Industries GMS-60. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99-144. Schlicker, H.G. and Finlayson, C.T., 1979, Geology and Geologic Hazards of northwestern Clackamas County, Oregon: Oregon Department of Geology and Mineral Industries, Bulletin No. 99, 79 p., scale 1:24,000. Snyder, D.T., 2008, Estimated Depth to Ground Water and Configuration of the Water Table in the Portland, Oregon Area: U.S. Geological Survey Scientific Investigations Report 2008–5059, 41 p., 3 plates. United States Geological Survey, USGS Earthquake Hazards Program Website (earthquake.usgs.gov). Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO (in Geomatrix Consultants, 1995). Web Soil Survey, Natural Resources Conservation Service, United States Department of Agriculture 2016 website. (http://websoilsurvey.nrcs.usda.gov/app/HomePage.htm.). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic-reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112-117. Wong, I. Silva, W., Bott, J., Wright, D., Thomas, P., Gregor, N., Li., S., Mabey, M., Sojourner, A., and Wang, Y., 2000, Earthquake Scenario and Probabilistic Ground Shaking Maps for the Portland, Oregon, Metropolitan Area; State of Oregon Department of Geology and Mineral Industries; Interpretative Map Series IMS-16. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183-222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 FIGURES Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 EXPLORATION LOGS Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 SITE RESEARCH Real-World Geotechnical Solutions Investigation • Design • Construction Support 14835 SW 72nd Avenue Tel (503) 598-8445 Portland, Oregon 97224 Fax (503) 941-9281 PHOTOGRAPHIC LOG Real-World Geotechnical Solutions Investigation • Design • Construction Support GAARDE STREET APARTMENTS GEOTECHNICAL SITE INVESTIGATION PHOTOGRAPHIC LOG Page 1 Location of Test Pit TP-1 Infiltration Testing in Test Pit TP-1 Real-World Geotechnical Solutions Investigation • Design • Construction Support GAARDE STREET APARTMENTS GEOTECHNICAL SITE INVESTIGATION PHOTOGRAPHIC LOG Page 2 Location of Test Pit TP-2 Infiltration Testing in Test Pit TP-2 Real-World Geotechnical Solutions Investigation • Design • Construction Support GAARDE STREET APARTMENTS GEOTECHNICAL SITE INVESTIGATION PHOTOGRAPHIC LOG Page 3 Excavation of Test Pit TP-3 Test Pit TP-3 Form_10_EH_H 5/03/2017 page 1 of 3 Horizontal Lamp 1 Type 1 3 Type 1II 4X1,2 Type IV FM Type 1V EH14 14" Square Extruded Luminaire EH19 19" Square Extruded Luminaire H14 14" Square Fabricated Luminaire H19 19" Square Fabricated Luminaire Job: Type: Notes: Form 10 Square EH / H Arm MountPage 1 of 3 The Philips Gardco arm mounted Square Form 10 products are cutoff luminaires for high intensity discharge lamps up to 400 watts. The EH units are manufactured from mitered extruded aluminum and finished in an Architectural Class 1 anodizing. The H style luminaires are die formed aluminum with a thermoset polyester finish. Both products can accept one of seven (7) interchangeable and rotatable precision segmented optical systems. Flat glass lens luminaires provide full cutoff performance. Sag Lens luminaires provide cutoff performance. PREFIX MOUNTING WATTAGE 1 Single Pole Mount 2 Twin Pole Mount at 180° 2@90 Twin Pole Mount at 90° 3 3-way Pole Mount at 90° 3@120° 3-way Pole Mount at 120° 4 4-way Pole Mount PREFIX MOUNTING WATTAGEDISTRIBUTION VOLTAGE FINISH OPTIONS Enter the order code into the appropriate box above. Note: Gardco reserves the right to refuse a configuration. Not all combinations and configurations are valid. Refer to notes below for exclusions and limitations. For questions or concerns, please consult the factory. DISTRIBUTION Vertical Lamp VS Type V VOLTAGE 120 208 240 277 347 480 CMPE, MCE and PSE types only. In 400W and below, vertical lamp luminaires are supplied with an acrylic sag lens. Medium base lamp, 200W max on 14" units. 1.Type 4X available in 19" luminaires only. Type 4X luminaires, 400W and below, are supplied with flat glass lens standard. EH / H 14"EH / H 19" Pulse Start MH Magnetic Ballast 100MH3 E 250PSMH E 400PSMH2 E 250PS9010 E 175PSMH E 320PSMH6 E 200MH E 350PSMH6 E MasterColor® Elite Electronic System (See Notes 4, 5, 7,8) 210MCE-3K E 315MCE-3K E 210MCE-4K E 315MCE-4K E Pulse Start MH Electronic Ballast 250PSE5,6 E 320PSE5,6,7 E High Pressure Sodium Magnetic Ballast 70HPS 200HPS 100HPS 250HPS 150HPS 400HPS Wattages marked with Circle “E” meet federal energy efficiency standards applicable to 100 watt through 400 watt pulse start metal halide luminaires only. 200-277 QUAD 120/208/240/277 wired to 277V. BLC2 Backlight Control 19" only. Q Type V Featuring MasterColor Elite Electronic HID Systems E 2.PSMH 400W Type 4X and BLC luminaires require the E28/BT28 reduced jacket lamp. 3.Medium base lamp. 4.UL Listed at 40°C ambient. 5.Available 120V, 200-277V, 347V or 480V only. 6.Requires E28/BT28 lamp. 7.MasterColor Elite systems are supplied with lamp 8. “-3K” suffix specifies a 3000°K lamp and “-4K” suffix specifies a 4000°K lamp. 9. 250 watt Pulse Start Metal Halide with a 90% efficient magnetic ballast. Available in 120, 208, 240 or 277V only. Form_10_EH_H 5/03/2017 page 2 of 3 Page 2 of 3 Form 10 Square EH / H Arm Mount FINISH OPTIONS DIMENSIONS AND EPA EH14, EH19 BRA BLA NA OC SC Bronze Anodized Black Anodized Natural Anodized Optional Color Paint Specify Optional Color or RAL ex: RAL7024. Special Paint Specify. Must supply color chip. H14, H19 BRP BLP Bronze Paint Black Paint F11,12 Fusing In Head LF12 In-Line/In-Pole Fusing PC11 Photocontrol and Receptacle PCR Photocontrol Receptacle only HS13 QS14 Internal Houseside Shield Quartz Standby QST14 Quartz Standby - Timed Delay Q92414 Quartz Emergency QT92414 Quartz Emergency - Timed Delay SG15 MA UB Sag Glass Lens Mast Arm Fitter Requires 2 3/8” OD mast arm Quick Disconnect for Ballast Tray AT16 PTF2 PTF3 PTF4 Adjustable Knuckle - Tenon Mount Pole Top Fitter - 2 3/8" - 3" Dia. Tenon Pole Top Fitter - 3" - 3 1/2" Dia. Tenon Pole Top Fitter - 3 1/2" - 4" Dia. Tenon (Note 14)QS / Q924 Table HID Lamp Watts Maximum Quartz Lamp Watts 175 watts or less 100 Watts Above 175 watts up to 400 watts 150 Watts 14" luminaires limited to 100 watt quartz lamp maximum regardless of HID wattage. QS , QST, Q924 and QT924 options are not available in luminaires above 400 watt HID. D C Width B Size Width B C D EH14 14" 7"6"5" 35.56 cm 17.78 cm 15.24 cm 12.70 cm H14 14" 7"6"5" 35.56 cm 17.78 cm 5.08 cm 12.70 cm EH19 19" 10" 9"5" 48.26 cm 25.40 cm 22.86 cm 12.70 cm H19 19" 10" 9"5" 48.26 cm 25.40 cm 5.08 cm 12.70 cm Size Effective Projected Area (EPA)Approximate Weight Single Twin 3/4 Single 14"1.1 ft2 2.3 ft2 2.9 ft2 30 lbs .10 m2 .21 m2 .27 m2 13.61 kg 19"2.1 ft2 4.0 ft2 5.5 ft2 55 lbs .20 m2 .37 m2 .51 m2 24.95 kg Featuring MasterColor Elite Electronic HID Systems 11. Not available in 480V. 12.Specific input voltage required. 13.Supplied standard with FM optics. 14.See QS/Q924 Table. A separate 120V power source is required. 15.In lieu of flat glass. 16.Fits 2 3/8" tenon. Not available with 14" units. One way mounting only. GENERAL: Each Gardco Square Form 10 arm mount is a cutoff luminaire for high intensity discharge lamps. Units are designed with half-cube proportions. Internal components are totally enclosed, rain-tight, dust-tight and corrosion resistant. No venting of optical system or electrical components is required or permitted. Luminaires are completely assembled with no disassembly required for installation. Lamping requires no lifting or hinging of the luminaire housing, disturbing wiring or exposing uninsulated live parts. HOUSING: Extruded housings (EH style) are offered in 14" (35.56 cm) and 19" (48.26 cm) sizes and are composed of precisely mitered anodized aluminum extrusions. Fabricated (H style) units are available in 14" (35.56 cm), and 19" (48.26 cm) and are one piece, multi-formed aluminum with an integral reinforcing spline and a single concealed joint. Pressure injected silicone provides a continuous weathertight seal at all miters and points of material transition. ARM: Extruded aluminum arm is wired and secured to luminaire by contractor. Assembly is suitable for mounting to pole without requiring access to luminaire. LENS: Mitered, extruded anodized aluminum door frame retains the optically clear, heat and impact resistant tempered flat glass in a sealed manner using hollow section, high compliance, memory retentive extruded silicone rubber. Type VS luminaires are supplied with an acrylic sag lens. Concealed stainless steel latch and hinge permit easy toolless access to the luminaire. OPTICAL SYSTEMS: The segmented Form 10 optical system is homogeneous sheet aluminum, electrochemically brightened, anodized and sealed. The segmented reflectors are set in faceted arc tube image duplicator patterns to achieve IES Types I (1), III (3), IV (FM, 4X and BLC), and V (Q - horizontal lamp and VS - vertical lamp) distributions. The mogul lampholder is glazed porcelain with a nickel plated screw shell with lamp grip - all securely attached to the reflector assembly. 100MH units have medium base lampholder. All Metal Halide units in the 19" housings have lamp stabilizers ensuring precise arc tube positioning. ELECTRICAL: All electrical components are UL recognized and factory tested. Electronic and magnetic HID ballasts are high power factor and mounted on a unitized plate. Magnetic HID ballasts are the separate component type. Electronic and magnetic HID ballasts are capable of providing reliable lamp starting down to -20°F / -29°C. Luminaires provided with the MasterColor Elite high performance ceramic metal halide electronic systems include high power factor electronic ballasts, designed specifically for the system selected. FINISH: Extruded housings (EH style) are standard with natural, bronze, or black Aluminum Association Architectural Class I anodized finish. Special color polyester finishes are available. Formed housings (H style) are standard with a chromatic acid pretreatment. The finish coat is a thermosetting polyester baked at 450°F / 232°C to achieve an H-2H hardness measure. LABELS: All luminaires bear UL or CUL (where applicable) Wet Location labels. WARRANTY: 5 year limited warranty. See philips.com/warranties for complete details and exclusions. Page 3 of 3 SPECIFICATIONS Form 10 Square EH / H Arm Mount Featuring MasterColor Elite Electronic HID Systems © 2015 Koninklijke Philips N.V. All rights reserved. Philips reserves the right to make changes in specifications and/or to discontinue any product at any time without notice or obligation and will not be liable for any consequences resulting from the use of this publication. philips.com/luminaires Form_10_EH_H 05/03/2017 page 3 of 3 Philips Lighting, North America Corporation 200 Franklin Square Drive, Somerset, NJ 08873 Tel. 855-486-2216 Philips Lighting Canada Ltd. 281 Hillmount Rd, Markham, ON, Canada L6C 2S3 Tel. 800-668-9008 Site & Area Form Ten LED H/EH14L & H/EH19L square series LED performance that is squarely on the mark The Philips Gardco Form Ten LED square area luminaires are a homage to the original form. In 1969, Philips Gardco changed outdoor area illumination forever when it introduced the first full cutoff luminaire - the Form Ten Square. Today, the shape that started it all redefines itself for a new generation by incorporating state-of-the-art, high performance LEDs. Construction: Available in two distinct housing construction styles. The "EH" utilizes rugged aluminum extrusions with mitered corners and allows for anodized finishes. The "H" is constructed of formed aluminum and is available with painted finishes. Mounting: The double-nut- through-bolt makes it impossible to misalign the luminaire and pole. Note the integrity of the internal construction and aluminum extrusions, which provide remarkable strength- to-weight ratios. Rotatable Optics: Philips Gardco pioneered the rotatable optics concept – enabling pole orientation and light distribution to be independent of one another. It also enables reorientation of the optical system, should traffic patterns change. Available in 14" and 19" pole and wall mounted configurations, the Philips Gardco extruded (EH) and formed (H) LED luminaires retain the features and benefits that made them industry leaders in site lighting. Visually appealing half cube proportions, toolless access to the optics and driver assembly, memory retentive silicone gasketing and rotatable optics are but a few of the qualities that helped define the industry leader. Being square is back in fashion The shape that started it all has performance to spare The main area where Philips Gardco luminaires excel is in performance. The Form Ten Square luminaire employs a sophisticated high output Class 1 LED array system that delivers one of four unique distribution patterns. This system delivers increased light output and a longer lifespan than conventional HID sources, while consuming a small fraction of the energy. Improved visibility, higher efficiency and compact size mean that fewer luminaires are needed to light areas to desired levels, resulting in substantial savings and reduced environmental impact in both the short and long term. These LED systems use up to 50% less energy than traditional outdoor lighting systems and generally lower energy expenses by up to 40% in comparison to most systems being used today. Philips Gardco’s Applications Engineering Department is ready to assist you with site lighting examination and development. Retrofit Kits Do you currently have Form Ten Square luminaires on your site? Retrofit Kits are an easy way to supply your pre-existing luminaires with high performance LED arrays. These kits permit a simple and efficient changeout, saving time, cost and energy. The kits include everything required to completely convert the standard Form Ten Square to any of the offered LED wattages and distributions. This includes a new reflector pan outfitted with LED arrays and integral driver(s). Type II Distribution Type III Distribution Type IV Distribution Type V Distribution Mounting options Shown with AR3 Arm Mount Shown with MA Mast Arm Fitter Shown with WM1 Wall Mount © 2017 Philips Lighting Holding B.V. All rights reserved. Philips reserves the right to make changes in specifications and/or to discontinue any product at any time without notice or obligation and will not be liable for any consequences resulting from the use of this publication. philips.com/luminaires Philips Lighting, North America Corporation 200 Franklin Square Drive, Somerset, NJ 08873 Tel. 855-486-2216 Philips Lighting Canada Ltd. 281 Hillmount Rd, Markham, ON, Canada L6C 2S3 Tel. 800-668-9008 PGc-1709BN 04/17 Prior to ordering, consult specification sheets on www.philips.com/luminaires for the most current information, notes, and exclusions. Form Ten LED square arm mount - Traditional styling with benefits of LED energy savings. - Provides up to 50% energy savings over HID. - Two distinct housing sizes available in 14" and 19" - Maintains uniform illumination for improved visibility. - LED retrofit kits available for existing Form 10 installations. - Toolless access to driver compartment and optical chamber. Form Ten LED square arm mount Ordering guide example: EH14L-32L-450-NW-G2-AR1-2-120-DD-F1-HIS-MGY Prefix – Number of LEDs – Drive Current – LED Color - Generation – Mounting – Distr. – Voltage – Controls – Electrical – Luminaire – Finish – EH14L 14" Square Extruded Luminaire LED H14L 14" Square Fabricated Luminaire LED 32L 32 LEDs 450 450mA 900 900mA NW-G2 Neutral White 4000K, 70CRI Generation 2 WW-G2 Warm White 3000K, 70CRI Generation 2 CW-G2 Cool White 5700K, 70CRI Generation 2 Arm Mounts AR1 for 3"-4.5" round pole AR2 for 4.5"+ round pole AR3 for square pole Wall Mount WM1 with arm WM2 without arm Mast Arm Fitter MA Mounts to a 2-3/8"" O.D. mast arm 2 Type 2 3 Type 3 4 Type 4 5 Type 5 120 120V 208 208V 240 240V 277 277V 347 347V 480 480V UNV 120-277V 50hz/60hz HVU 347-480V 50hz/60hz DD 0-10V Dimming Driver Photoelectric/ Receptacle Systems (Twist Lock Receptacle) TLRD5 Twist Lock Receptacle 5 Pin TLRPC Twist Lock Receptacle with Photocell Fusing F1 Single (120, 277, 347VAC) F2 Double (208, 240, 480VAC) F3 Canadian Double Pull (208, 240, 480VAC) Pole Mount Fusing FP1 Single (120, 277, 347VAC) FP2 Double (208, 240, 480VAC) FP3 Canadian Double Pull (208, 240, 480VAC) Surge Protection SP1 Standard 10KVA SP2 Increased 20KVA HIS Internal House Side Shield EH Style BRA Bronze Anodized BLA Black Anodized NA Natural Anodized H or EH Style BK Black paint BZ Bronze paint WH White paint MGY Medium Gray paint Customer specified (EH only) RAL Specify optional color (ex: RAL7024) CC Custom color (Must supply color chip for required factory quote) 48L 48 LEDs 700 700mA EH19L 19" Square Extruded Luminaire LED H19L 19" Square Fabricated Luminaire LED 48L 48 LEDs 900 900mA 96L 96 LEDs 560 560mA 650 650mA Retrofit kit ordering guide Prefix – Number of LEDs – Drive Current – LED Color - Generation – Distr. – Voltage – Controls – Electrical EH/H14L-RK 14" Square Retrofit Kit 32L 32 LEDs 450 450mA 900 900mA NW-G2 Neutral White 4000K, 70CRI Generation 2 WW-G2 Warm White 3000K, 70CRI Generation 2 CW-G2 Cool White 5700K, 70CRI Generation 2 2 Type 2 3 Type 3 4 Type 4 5 Type 5 120 120V 208 208V 240 240V 277 277V 347 347V 480 480V UNV 120-277V 50hz/60hz HVU 347-480V 50hz/60hz DD 0-10V Dimming Driver Surge Protection SP1 Standard 10KVA SP2 Increased 20KVA EH/H19L-RK 19" Square Retrofit Kit 48L 48 LEDs 900 900mA 96L 96 LEDs 560 560mA Mast Arm Fitter MA Mounts to a 2-3/8" O.D. mast arm Gaarde Meadows TIGARD, OR Portland, Oregon 97239 Landscape Architects, Inc. Phone: (503) 972-0311 Fax: (503) 972.0314 3933 SW Kelly Avenue Suite B OTTEN Email: otten@ottenla.com.com Web: www.ottenla.comEHJLO4/5/2018 SW G AARD E S T R E E T SW GAARDE STREETVICINITY MAP N.T.S. SYMBOLS LEGEND DYHD S D S HY DSS ST W W UTLITY CONTACT INFORMATION: COMCAST CABLE COMM.503-617-1212 FRONTIER COMM.877-462-8188 NW NATURAL 800-882-3377 OREGON DOT ELECTRICAL 971-673-6201 PORTLAND GENERAL ELEC 503-464-7777 CITY OF TIGARD 503-718-2591 ATTENTION: Oregon law requires you to follow rules adopted by the Oregon Utility Notification Center. Those rules are set forth in OAR 952-001-0010 through 952-001-0090. You may obtain copies of the rules by calling the center. (Note: The telephone number for the Oregon Utility Notification Center is (503) 232-1987). SHEET LEGEND NUMBER DESCRIPTIONREGISTERED PROFESSI O NALEN G INEE ROREGON J U LY 26 , 1 9 88ANT H ONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY C1 TITLE SHEET C2 EXISTING CONDITIONS PLAN C3 SITE DEVELOPMENT PLAN C4 PRELIMINARY GRADING & EROSION CONTROL PLAN C5 PRELIMINARY UTILITY PLAN C6 SITE VICINITY AERIAL A2.1 BUILDING 1&2 1st FLOOR PLAN A2.2 BUILDING 1&2 2nd FLOOR PLAN A2.3 BUILDING 1&2 ROOF PLAN A3.1 BUILDING 1&2 ELEVATIONS A4.0 EXTERIOR WALL LIGHTING PLAN A2.1 BUILDING 3 1st FLOOR PLAN A2.2 BUILDING 3 2nd FLOOR PLAN A2.3 BUILDING 3 ROOF PLAN A3.1 BUILDING 3 ELEVATIONS A3.2 BUILDING 3 ELEVATIONS A4.0 EXTERIOR WALL LIGHTING PLAN L1.0 TREE PRESERVATION & REMOVAL PLAN L2.0 TREE CANOPY & SOIL VOLUME PLAN L3.0 LANDSCAPE PLAN L4.0 LANDSCAPE SPECIFICATIONS & DETAILS L5.0 LANDSCAPE SPECIFICATIONS & DETAILS TIGARD, OREGON GAARDE MEADOWS APTS PRELIMINARY PLANS FOR OWNER MATTI TOTONCHY 875 TERRACE DRIVE LAKE OSWEGO, OR 97035 503-702-2783 ARCHITECT TAHRAN ARCHITECTURE 13741 KNAUS ROAD LAKE OSWEGO, OR 97034 503-539-8802 CIVIL ENGINEER / SURVEYOR /PLANNER CES|NW, INC. 13190 SW 68TH PKWY, SUITE 150 TIGARD, OR 97223 503-968-6655 TRAFFIC ENGINEER LANCASTER ENGINEERING 321 SW 4TH AVE., STE 400 PORTLAND, OR 97204 503-248-0313 LANDSCAPE ARCHITECT OTTEN LANDSCAPE ARCHITECTS 3933 SW KELLY AVENUE PORTLAND, OR 97239 503-972-0311 SITE 3095-SHT1-COVER.DWGCOVER SHEETC106/05/18ARWBRMREVISIONSDRAWN BY:DATE:PROJECT NO.:DESIGNED BY:SHEET OF 503.968.6655 www.cesnw.comTigard, Oregon 9722313190 SW 68th Parkway, Suite 150PLOTTED: 7/9/2018 1:24 PMGAARDE MEADOWS APTSMATTI TOTONCHY875 TERRACE DR.LAKE OSWEGO, OR 97035totonchyma@yahoo.com309522REGISTERED PROFESSI O N ALEN G INEE ROREGON J U LY 26 , 1 9 88ANT HONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY S56°45'19"E 99.36'N33°06'14"E 415.00'N56°45'19"W 100.00'N33°00'58"E 402.33'S57°37'30"E 100.00'S57°25'00"E 100.00'ST ST ST STSTSTSTSTSTST ST STSTSTSTSTSTSTSTSTSTSTSTSTST ST STSTSTSTST ST S TSTSTSTSTSTSTSTSTSTSTST STSTSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW GGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G EEEEEE EE E E E E E E E E E E E E E E E E E E E EE E E E E E EEEEEEEEEEEEEEEEEEEE E S T T T TTTTTTTTTTTTTTTTTTTT T TTTCT20" DTRC12" DTR24" ETR 12" ETRGMCCCWMH YD8" DTR8" DTR 412" DTRGMWM4" DTR 6 16" E T R 18" ETR18" ETR16" ETR18" ETR16" ETR16" ETR22" ETR14" DTR18" ETR18" ETR8" ETR14" ETRTT18" ETRWM6" DTR 3GVGVGVGV14" DTRCONCRETE BASE ELECTRIC VAULT~~CB A #1637 RIM=276.62' IE(SW)10" CONC=274.12' IE(NW)12" CONC=272.92' BTM=272.92' CB B #1631 RIM=266.98' IE(W)4"=264.98' IE(E)12" CPP=263.08' BTM=261.53' CB C #1636 RIM=266.60' IE(SW)12" CPP=263.25' IE(N)12" DI=263.10' BTM=263.25' CB D CURB INLET #5512 RIM=267.99' IE(S)12" DI=263.39' IE(E)12" PVC=263.19' TOP PIPE(N) 12"=264.99' BTM=262.09' CB E #1674 RIM=276.64' IE(N)10" CONC=274.54' BTM=274.44' DMH A #1626 (SUMPED) RIM=267.48' IE(NE)12" CPP=262.53' IE(SE)12" CPP=261.18' IE(W)12" CPP=261.78' IE(NW)12" CPP=261.63' BTM=256.73' DMH B #5520 RIM=267.29' IE(N)12" PVC=260.34' IE(W)12" PVC=260.19' IE(E)12" PVC=260.44' DMH C #1415 RIM=268.90' IE(NW)24" CONC=255.75' IE(S)24" CONC=256.95' IE(SE)18" CPP=263.25' DMH D #1414 RIM=270.34' IE(SE)18" CPP=264.09' IE(N)18" CPP=263.99' DMH H #1446 RIM=259.943' IE(SE)24" CONC=250.34' IE(N)24" CONC=249.94' DMH F #5161 RIM=256.21' IE(W)18" CONC=246.21' IE(S)24" CONC=246.31' BTM=246.21' SMH A #5160 RIM=260.30' IE(NE)8" CONC=252.80' IE(W)8" CONC=252.90' IE(SE)8" CONC=252.70' SMH B #5162 RIM=260.35' IE(NE)8" CONC=253.85' IE(N)8" CONC=253.85' IE(NW)8" CONC=253.95' IE(SW)12" CONC=253.80'' BTM=253.80' 10875 SW GAARDE ST GARAGE COVERED PARKING SINGLE FAMILY RESIDENCE APARTMENT STRUCTURE JR FURNITURE STORM VAULT GAARDE (OLD) STREETSW GAARD E S TR E E T (CR 2 2 2 5 ) (CR 3 5 8 )~~~~~~TAX LOT 2S110AA02200 TAX LOT 2S110AA02100 TAX LOT 2S110AA02000 DDDDSDSDDDJR FURNITURE CONCRETE BASE 4'X12' PORCH TYP. EACH LEVEL ~~6' WOOD FENCE6' WOOD FENCE6' WOOD FENCE6' WOOD FENCE 6' WOOD FENCE 6' WOOD FENCE 6' WOOD FENCE 4' WOOD FENCE 6' WOOD FENCE ~~~~~GM~~~BASEMENT ACCESS 30'30' 30' 30'~~~EMEMEMEMEEMEEEEMEMEBEMEM6' WOOD FENCE ~~5'x8' PORCH EACH LEVEL 15' EASEMENTAPPROX. 800 SF INDOOR REC/LAUNDRY ZONE R-12 (PD) ZONE C-G ZONE C-GN33°00'55"E 413.85' 260 265 270 257 258 259 261 262 263 264 266 267 268 269 271 272 260265 270 261 262263264 266 267 268 269 271 272 273 274 2 7 0 2 7 5 2682 6 9 27 1 27 2 27 3 27 4 2 7 6 27 7 265 262 263 264 266 267 268 269 260265270 258 2592612622632642662672682692 7 1 27 2 27 3 274 12" WATERLINE24" WATERLINE4" STEEL2" POLYS33°00'55"W 10.00'STSTDMH E #1425 RIM=276.90' IE(NW)18" CPP=271.95' IE(E)18" CPP=272.00'~DSSSS SMH A #1424 RIM=282.38' IE(SW)8" CONC=268.58' IE(NW)8" CONC=268.28'~S3095-SHT2-EXTG.DWGEXISTING CONDITIONSC203/03/17ARWBRM02040 40 REVISIONSDRAWN BY:DATE:PROJECT NO.:DESIGNED BY:SHEET OF 503.968.6655 www.cesnw.comTigard, Oregon 9722313190 SW 68th Parkway, Suite 150PLOTTED: 7/9/2018 1:26 PMGAARDE MEADOWS APTSMATTI TOTONCHY875 TERRACE DR.LAKE OSWEGO, OR 97035totonchyma@yahoo.com309522REGISTERED PROFESSI O N ALEN G INEE ROREGON J U LY 26 , 1 9 88ANT HONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY 1 INCH = 20 FEET NOTES TRASH(10'X20'INSIDE)62.7' 6' 8' 26' 18.5'x9'18.5'x9'18.5'x9'18.5'x9' 16.5'x8' 16.5'x8' 3' 3.1' 18.5'x9' 8 7 8 8 2C 4C 16.5'x8'7C 16.5'x8'6C 818.5'x9'818.5'x9'7 10' 5.7' 38' 18.5'x9'7 16' 24' 2' 24' 34.7'GAARDE (OLD) STREETSW GAARD E S TR E E T (CR 2 2 2 5 ) (CR 3 5 8 ) 30'30' 30' 30' ZONE R-12 (PD) ZONE C-G ZONE C-GSTORM POND 26' N33°00'58"E 402.33'S57°37'30"E 100.00'S57°25'00"E 100.00'N33°06'14"E 415.00'S56°45'19"E 99.36'N33°00'55"E 10.00'S56°45'19"E 100.00'PLAY AREA 15' EASEMENT20' RIGHT OF WAY DEDICATION RETAINING WALLS BBQ PICNIC AREA RETAINING WALLSRETAINING WALL BLDG SETBACKS PROJECT SIGN SEE LANDSCAPE PLAN 8' RIGHT OF WAY DEDICATION VISION CLEARANCE RIGHT OF WAY DEDICATION 35' 35' 26' 16' 17.3'3095-SHT3-SITE.DWGSITE DEVELOPMENTPLANC306/07/18ARWBRM01020 20 REVISIONSDRAWN BY:DATE:PROJECT NO.:DESIGNED BY:SHEET OF 503.968.6655 www.cesnw.comTigard, Oregon 9722313190 SW 68th Parkway, Suite 150PLOTTED: 7/9/2018 1:27 PMGAARDE MEADOWS APTSMATTI TOTONCHY875 TERRACE DR.LAKE OSWEGO, OR 97035totonchyma@yahoo.com309522REGISTERED PROFESSI O N ALEN G INEE ROREGON J U LY 26 , 1 9 88ANT HONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY 1 INCH = 20 FEET ARWTYPICAL PARKING STALL & PRECAST WHEEL STOP NTS 8' ST ST ST STSTSTSTSTSTST ST STSTSTSTSTSTSTSTSTSTSTSTSTST ST STSTSTSTST ST S TSTSTSTSTSTSTSTSTSTSTST STSTS T 20" DTR24" ETR 12" ETR8" DTR 412" DTR16" E T R 18" ETR18" ETR16" ETR18" ETR16" ETR16" ETR22" ETR14" DTR18" ETR18" ETR14" ETR18" ETR6" DTR 3APARTMENT STRUCTURE JR FURNITURE GAARDE (OLD) STREETSW GAARD E S TR E E T (CR 2 2 2 5 ) (CR 3 5 8 ) ~~DDDDDDDDJR FURNITURE ~~~30'30' 30' 30'~ZONE R-12 (PD) ZONE C-G ZONE C-G260 265 270 257 258 259 261 262 263 264 266 267 268 269 271 272 260265 270 261 262263264 266 267 268 269 271 272 273 274 2 7 0 2 7 5 2682 6 9 27 1 27 2 27 3 27 4 2 7 6 27 7 265 262 263 264 266 267 268 269 260265270 258 2592612622632642662672682692 7 1 27 2 27 3 274 FF = 269 FF = 269 FF = 272 270 269 268 269 270 272 2 7 1 270269268267 266267 2 6 8 271 272 271 270269 271 271270264 263 262 261 260 260 261 262 263 264264 263 262 261 260 259 258 268 26 8 268 268 CONSTRUCTION ENTRANCE INLET PROTECTION (TYP) 259 268 269 260259 261 262265263262261 261 267 264264263 263 26 3 264 26 2 265 273 272 272 SEDEMENT FENCE (TYP) INLET PROTECTION (TYP)3095-SHT4-GRADING.DWGPRELIMINARY GRADING &EROSION CONTROLC403/03/18ARWBRM02040 40 REVISIONSDRAWN BY:DATE:PROJECT NO.:DESIGNED BY:SHEET OF 503.968.6655 www.cesnw.comTigard, Oregon 9722313190 SW 68th Parkway, Suite 150PLOTTED: 7/9/2018 1:28 PMGAARDE MEADOWS APTSMATTI TOTONCHY875 TERRACE DR.LAKE OSWEGO, OR 97035totonchyma@yahoo.com309522REGISTERED PROFESSI O N ALEN G INEE ROREGON J U LY 26 , 1 9 88ANT HONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY 1 INCH = 20 FEET ST ST ST STSTSTSTSTSTST ST STSTSTSTSTSTSTSTSTSTSTSTSTST ST STSTSTST ST S TSTSTSTSTSTSTSTSTSTSTST STSTSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW GGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G S T T20" DTR24" ETR 12" ETR8" DTR 412" DTR16" E T R 18" ETR18" ETR16" ETR18" ETR16" ETR16" ETR22" ETR14" DTR18" ETR18" ETR14" ETRTT18" ETR6" DTR 3ELECTRIC VAULT~~CB A #1637 RIM=276.62' IE(SW)10" CONC=274.12' IE(NW)12" CONC=272.92' BTM=272.92' CB B #1631 RIM=266.98' IE(W)4"=264.98' IE(E)12" CPP=263.08' BTM=261.53' CB C #1636 RIM=266.60' IE(SW)12" CPP=263.25' IE(N)12" DI=263.10' BTM=263.25' CB E #1674 RIM=276.64' IE(N)10" CONC=274.54' BTM=274.44' DMH A #1626 (SUMPED) RIM=267.48' IE(NE)12" CPP=262.53' IE(SE)12" CPP=261.18' IE(W)12" CPP=261.78' IE(NW)12" CPP=261.63' BTM=256.73' DMH B #5520 RIM=267.29' IE(N)12" PVC=260.34' IE(W)12" PVC=260.19' IE(E)12" PVC=260.44' DMH C #1415 RIM=268.90' IE(NW)24" CONC=255.75' IE(S)24" CONC=256.95' IE(SE)18" CPP=263.25' DMH D #1414 RIM=270.34' IE(SE)18" CPP=264.09' IE(N)18" CPP=263.99' DMH H #1446 RIM=259.943' IE(SE)24" CONC=250.34' IE(N)24" CONC=249.94' DMH F #5161 RIM=256.21' IE(W)18" CONC=246.21' IE(S)24" CONC=246.31' BTM=246.21' SMH A #5160 RIM=260.30' IE(NE)8" CONC=252.80' IE(W)8" CONC=252.90' IE(SE)8" CONC=252.70' SMH B #5162 RIM=260.35' IE(NE)8" CONC=253.85' IE(N)8" CONC=253.85' IE(NW)8" CONC=253.95' IE(SW)12" CONC=253.80'' BTM=253.80' APARTMENT STRUCTURE JR FURNITURE STORM VAULT GAARDE (OLD) STREETSW GAARD E S TR E E T (CR 2 2 2 5 ) (CR 3 5 8 )~~~~~~DDDDSDSDDDJR FURNITURE ~~30'30' 30' 30'~~~EMEMEMEMEEMEEEEMEMEMEM~~ZONE R-12 (PD) ZONE C-G ZONE C-G12" WATERLINE24" WATERLINE4" STEEL2" POLYSDSDMH-2 RIM = 267.30 IE IN = 262.78 (8" NE) IE IN = 260.52 (10" SE) IE OUT = 260.42 (10" NW)DSDMH-3 RIM = 268.14 IE IN = 259.63 (10" NW) IE OUT = 259.53 (10" NE)8" PVC8" PVC8" PVC8" PVC8" PVC8" PVC 8" PVC 8" PVC DD10" PVC8" PVC CB #1 RIM = 267.29 IE OUT = 264.29 (8" S) CB #2 RIM = 267.42 IE OUT = 263.56 (8" SE) CB #3 RIM = 268.91 IE OUT = 262.86 (8" SE) CB #4 RIM = 267.80 IE OUT = 261.06 (8" SE) CB #5 RIM = 267.58 IE OUT = 261.26 (8" SE) 8" PVC CB #7 RIM = 266.93 IE OUT = 262.93 (8" SW) CB #6 RIM = 269.00 IE OUT = 262.47 (8" NW) INLET #1 RIM = 262.52 IE OUT = 260.00 (10" SE) INLET #2 RIM = 263.35 IE IN = 259.88 (10" NW) IE OUT = 259.78 (10" SE) SDMH-1 RIM = 267.85 IE IN = 262.01 (8" SE) IE IN = 260.89 (8" NE) IE OUT = 260.79 (10" NW) SDMH-4 RIM = 268.83 IE IN = 258.93 (12" NE) IE OUT = 258.83 (12" N) 6" PVC6" PVC6" PVC6" PVCSSCO #8 RIM = 270.36 IE = 260.03 SSCO #7 RIM = 268.41 IE = 263.00 6" PVC SSCO #6 RIM = 267.85 IE = 263.38 SSCO #4 RIM = 269.70 IE = 262.43 SSCO #5 RIM = 270.99 IE = 264.00 SSMH-1 RIM =271.38 IE IN = 258.64 (8" SE) IE IN = 259.00 (6" NE) IE OUT = 258.80 (8" NW) SSCO #1 RIM = 269.49 IE = 259.98 SSCO #2 RIM = 269.93 IE = 260.88 SSCO #3 RIM = 270.40 IE = 261.68 6" PVC WM WM WM WM 2" PVC 2" PVC 2" PVC 2 " P V C 6" PVC6" PVC 12" PVC 10" PVC10" PVC8" PVCSDCO #3 RIM = 267.93 IE = 264.10 SDCO #2 RIM = 268.74 IE = 263.09 SDCO #1 RIM = 268.45 IE = 262.14 STORM TEC SC-740 CHAMBERSTSTDMH E #1425 RIM=276.90' IE(NW)18" CPP=271.95' IE(E)18" CPP=272.00'~DSSSS SMH A #1424 RIM=282.38' IE(SW)8" CONC=268.58' IE(NW)8" CONC=268.28'~S3095-SHT5-UTILITY.DWGPRELIMINARY UTILITY PLANC503/03/18ARWBRM01020 20 REVISIONSDRAWN BY:DATE:PROJECT NO.:DESIGNED BY:SHEET OF 503.968.6655 www.cesnw.comTigard, Oregon 9722313190 SW 68th Parkway, Suite 150PLOTTED: 7/9/2018 1:30 PMGAARDE MEADOWS APTSMATTI TOTONCHY875 TERRACE DR.LAKE OSWEGO, OR 97035totonchyma@yahoo.com309522REGISTERED PROFESSI O N ALEN G INEE ROREGON J U LY 26 , 1 9 88ANT HONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY 1 INCH = 20 FEET 30'30' 30' 30' ZONE R-12 (PD) ZONE C-G ZONE C-G15' EASEMENTGAARDE (OLD) STREETSW GAARD E S TR E E T (CR 2225 ) (CR 3 5 8 )3095-SHT6-AERIAL.DWGSITE VICINITY AERIALC604/29/18ARWARW01530 30 REVISIONSDRAWN BY:DATE:PROJECT NO.:DESIGNED BY:SHEET OF 503.968.6655 www.cesnw.comTigard, Oregon 9722313190 SW 68th Parkway, Suite 150PLOTTED: 7/9/2018 1:32 PMGAARDE MEADOWS APTSMATTI TOTONCHY875 TERRACE DR.LAKE OSWEGO, OR 97035totonchyma@yahoo.com309522REGISTERED PROFESSI O N ALEN G INEE ROREGON J U LY 26 , 1 9 88ANT HONY R . W E L LERRENEWS: 6/30/18 14061 PRELIMINARY 1 INCH = 30 FEET ARW SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDDDDSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST ST STSTSTSTSTST ST STSTSTSTSTSTSTSTST S TSTSTSTSTSTSTST STSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W WWWWWWWWWWWWWWWWWWWWW GGGGGGGGGGGGGGG G G G G G G G G G G GGGGGGGGGGGGGGGGG G G G EEE E E E E E E E E E E E E EE E EE E E EEEEEEEEEEEEEE E T T TTTTTTTTTTTTTTT T T~APARTMENT STRUCTURE GAARDE (OLD) STREETSW GA ARD E S TR E E T (CR 2 2 2 5 ) (CR 3 5 8 )~~~~~~~~~~~~~~~~~FF = 269 FF = 269 FF = 272 WM WM WM WM SDDDD20" DTR24" ETR 12" ETR8" DTR 412" DTR16" E T R 18" ETR18" ETR16" ETR18" ETR16" ETR16" ETR22" ETR14" DTR18" ETR18" ETR14" ETR18" ETR6" DTR 3Gaarde Meadows 3933 SW Kelly Avenue Suite B Portland, Oregon 97239-4393 Phone (503) 972-0311 Fax (503) 972-0314 www.ottenla.comInc. 3933 SW Kelly Avenue Suite B Portland, Oregon 97239-4393 Phone (503) 972-0311 Fax (503) 972-0314 www.ottenla.comInc. 3933 SW Kelly Avenue Suite B Portland, Oregon 97239-4393 Phone (503) 972-0311 Fax (503) 972-0314 www.ottenla.comInc. : 87882C4C7C6C88738'7GAARDE (OLD) STREETSW GAARDE STREET (CR 2225) (CR 358)30'30'30'30'ZONE R-12 (PD)ZONE C-GZONE C-G N33°00'58"E 402.33'S57°37'30"E 100.00'S57°25'00"E 100.00'N33°06'14"E 415.00'S56°45'19"E 99.36'N33°00'55"E 10.00'S56°45'19"E 100.00' 15' EASEMENTRIGHT OF WAYDEDICATIONBBQ PICNICAREA8' RIGHT OF WAYDEDICATIONRIGHT OF WAYDEDICATION3095-AREAS-EXHIBIT.DWG AREA EXIBITEX1 06/07/18 ARW BRM0102020 REVISIONS DRAWN BY: DATE:PROJECT NO.: DESIGNED BY:SHEETOF503.968.6655 www.cesnw.com Tigard, Oregon 97223 13190 SW 68th Parkway, Suite 150 PLOTTED: 9/10/2018 12:30 PM GAARDE MEADOWS APTS MATTI TOTONCHY 875 TERRACE DR. LAKE OSWEGO, OR 97035 totonchyma@yahoo.com 3095 1REGI ST E RED PROFESSIONALE NGINEEROREGONJULY 26, 1 98 8ANTHONY R. WELL E RRENEWS: 6/30/1814061PRELIMINARY1 INCH = 20 FEETARW 8'PARKING LANDSCAPE AREA - 9215 SF(PARKING LOT % = 9215/26,706 =34.5%)SHARED OUTDOOR RECREATION/OPENSPACE - 13204 SF STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 1 OF 51 Agenda Item: 6 Hearing Date: September 17, 2016 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = N/A SECTION I. APPLICATION SUMMARY FILE NO.: Comprehensive Plan Amendment (CPA) 2018-00002 Zone Change (ZON) 2018-00003 Site Development Review (SDR) 2018-00001 Sign (SGN) 2018-00023 FILE TITLE: GAARDE MEADOWS APARTMENTS COMPREHENSIVE PLAN / ZONING MAP AMENDMENTS AND SITE DEVELOPMENT REVIEW APPLICANT/ OWNER: Matti Totonchy 875 Terrace Drive Lake Oswego, OR 97035 REQUEST: The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium-High Density Residential, a Zoning Map Amendment from R-12(PD) to R-25 including removal of the Planned Development Overlay, Site Development Review to add 28 apartments in three new buildings, exceptions to the front yard setback from 20 feet to 16 feet and the westerly side yard setback from 30 feet to 24 feet, and a sign permit. LOCATION: 10900 & 10930 SW Gaarde Street; TAX MAP 2S110AA Lots 02100 & 02200. COMP PLAN DESIGNATION/ ZONING DISTRICT: FROM: Medium-Density Residential with Planned Development Overlay, R-12(PD) TO: Medium High-Density Residential, R-25 APPLICABLE REVIEW CRITERIA: 18.40, 18.110, 18.220, 18.310, 18.320, 18.435, 18.520, 18.710, 18.780, 18.795, 18.910, 18.920 and 18.930; Comprehensive Plan Goals 1, 2, 10; Statewide Planning Goals 1, 2, 10; and Metro’s Urban Growth Management Functional Plan Titles 1, 7, and 12. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 2 OF 51 SECTION II STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the Comprehensive Plan and Zoning Map Amendments as determined through the public hearing process. Staff further recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the proposed Site Development Review and Sign Permit, as determined through the public hearing process. CONDTIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO PERMIT SUBMISSION: 1. The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503 -718- 2678 to ensure new addresses are assigned. Prior to permit submission pay the addressing fee. The address fee shall be assessed in accordance with the current Master Fee Schedule. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: 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 PLANNING DEPARTMENT, ATTN: Gary Pagenstecher at 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 2. Prior to site 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. 3. The project arborist shall perform bimonthly (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. 4. Prior to site work, the applicant shall provide a tree establishment bond for all trees to be planted per the approved urban forestry plan. The total bond amount shall be equivalent to the city’s average cost to plant and maintain a tree per the applicable standards in the Urban Forestr y Manual for a period of two years after planting multiplied by the total number of trees to be planted and maintained. The plan shows 48 trees in the planted inventory. Therefore, according to the 18/19 Fee Schedule, the bond amount will be $23,952 ($499/tree x 48 trees). 5. Prior to site 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. The plan shows 48 trees in the planted inventory and four (4) retained trees on site. Therefore, according to the 18/19 Fee Schedule the inventory fee is $1,596 ($168/1st + $28/tree x 51 trees) 6. The applicant shall submit revised dimensioned elevation drawings that demonstrate how the exterior elevations criteria are met. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 3 OF 51 7. Prior to site work, the applicant shall submit revised dimensioned plans demonstrating that the sidewalk separation requirements are met for windowed walls. 8. Prior to site work, the applicant shall submit revised dimensioned plans demonstrating that the sidewalk separation requirements are met for living room windows. 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 ENGINEERING DEPARTMENT, ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal the required information is found: 9. Improvements associated with public infrastructures including street and right of way dedication, utilities, grading, water quality and quantity facility, streetlights, easements, easement locations, and utility connection for future utility extensions shall be designed in accordance with the following codes and standards: 10. City of Tigard Public Improvement Design Standards Clean Water Services (CWS) Design and Construction Standards Tigard Community Development Codes, Municipal Codes Fire Codes Other applicable County, State, and Federal Codes and Standard Guidelines 11. Improvements associated with public infrastructures including street and right of way dedication, utilities, grading, water quality and quantity facility, streetlights, easements, easement locations, and utility connection for future utility extensions are subject to the City Engineer’s review, modification, and approval. 12. Prior to commencing site improvements, a Public Facility Improvement (PFI) Permit is required for this project to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities shall be required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement shall be listed as a separate line item from the total cost estimate. NOTE: these plans are in addition to any drawings required by the Building Division and should only incl ude sheets relevant to public improvements. Public Facility Improvement 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. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 4 OF 51 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 onsite. 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. Prior to commencing site improvements, the Applicant shall provide Engineering Division a photometric analysis for the review and approval. New LED streetlights are required based on the photometric analysis; the Applicant shall submit plans showing the location of streetlights to Engineering Division for review and approval. Type and color of pole and light fixture shall also be included on the plan for review and approval. 16. Prior to commencing site improvements, the Applicant shall submit plans showing the following items to Engineering for review and approval: SW Gaarde St (old alignment) shall include and shall be shown to have: 38-foot from centerline right of way dedication Driveway approach meeting the City of Tigard Commercial Driveway Standards 6-foot sidewalk Planter behind sidewalk Street trees meeting the City of Tigard Urban Forestry Manual SW Gaarde St (new alignment) shall include and shall be shown to have: Removal of the existing driveway approach 6-foot sidewalk in place of the existing driveway 17. Prior to commencing site improvements, submit site plans and a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected, conveyed, treated and detained to Engineering Division for review and approval. The storm drainage report shall be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 18. Prior to commencing site improvements, the Applicant shall obtain a CWS Stormwater Connecti on 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. 19. Prior to commencing site improvements, submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. 20. Prior to commencing site improvements, submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines, hydrants and water services to be designed in accordance with the City of Tigard Standards to Engineering for review and approval. 21. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow, hydrant placement, and emergency vehicular access and turn around. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 5 OF 51 22. A joint access easement and maintenance agreement between Tax Lots 2S110AA02100 & 2200 shall be submitted for review prior to commencing site improvements. 23. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement 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. 24. 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 Division. 25. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. THE FOLLOWING CONDITIONS SHALL BE SATIFIED PRIOR TO APPROVAL OF THE FINAL BUILDING 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 PLANNING DEPARTMENT, ATTN: Gary Pagenstecher at 503-718-2434. The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to final building inspection, the applicant shall submit satisfactory legal evidence to establish the joint access use, to be placed on permanent file with the city. 27. Prior to final building inspection, the project arborist shall perform a site inspection, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval to the city manager or designee. 28. Following final building inspection the tree establishment period shall immediately begin and continue for a period of two years. 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 ENGINEERING DEPARTMENT, ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to final building inspection, all improvements associated with public infrastructures including but not limited to street improvement under the City of Tigard jurisdiction shall be constructed, completed and/or satisfied. The Applicant shall obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 30. Prior to final building inspection, all public utility facilities including but not limited to storm drainage, water quality and quantity, sanitary sewer, water, gas, electrical, communication, and wireless shall be completed. Private storm water quality and quantity facilities shall be provided with two years of maintenance and entered into a stormwater maintenance agreement with the City. 31 Prior to final building inspection, a joint access easement and maintenance agreement between Tax Lots 2S110AA02100 & 2200 shall be recorded. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 6 OF 51 32 Prior to final building inspection, storm and sanitary sewer easements to the benefit of City of Tigard for the existing public storm and sanitary sewer mains crossing Tax Lots 2S110AA02100 & 2200 shall be provided and recorded. The easement dimension shall be in accordance with CWS Design and Construction Standards. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Developer shall:  Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and  Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the Developer. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the Developer shall file with the agreement an assurance of performance supported by one of the following:  An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon;  A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or  Cash. The Developer shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The Developer shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the Applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the Applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 7 OF 51  All centerline-centerline intersection points;  All cul-de-sac center points; and  Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.910.120 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. 18.910.130 Cash or Bond Required All improvements installed by the Developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.910.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.910.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land Developer's Design Engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 8 OF 51 SECTION III BACKGROUND INFORMATION Site Description The project site is approximately 1.88 acres in two tax lots with frontage on (Old) SW Gaarde Street. There are two existing houses and an existing 17-unit apartment building with carport on the subject property. The houses and existing carport structure will be removed, while retaining the apartment building. Adjacent to the east is JR Furniture store, to the south is a commercial strip center, both with CG zoning. To the west is Gaarde Street Condominiums and Jolene Apartments with R-12(PD) zoning, across Gaarde to the north is Elmer's restaurant, also zoned CG. The subject site is approximately 200 feet wide by 400 feet deep with an approximately two percent cross slope, a few scattered trees and fenced property lines. Existing adjacent development is a mix of single-story commercial buildings, single-story single-family and two to three-story multi-family buildings dating from the mid-nineteen forties, predominantly 1970s and 1980s construction. Proposal Description The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium- High Density Residential, a Zoning Map Amendment from R -12(PD) to R-25 including removal of the Planned Development Overlay, Site Development Review to add 28 apartments in three new buildings, exceptions to the front yard setback from 20 feet to 16 feet and the westerly side yard setback from 30 feet to 24 feet, and a monument sign permit. Access to the site will be from a single, shared driveway from Gaarde Street to serve both the existing and proposed apartments. The Applicant’s Architectural Design Goals The overall design concept for this project was to design the site to be a good neighbor to the surrounding uses and to enhance the existing 17-unit apartment complex. The Jolene Apartment complex to the west of the subject site is composed of buildings that are a mix of two and three story masses, and contain 16 to 20 units in each building. The project was deliberately designed to be two stories in height, even though the 45 -foot height limit would easily allow three stories. Our decision to maintain a two -story maximum height is a height that comfortably fits between the two existing apartmen t complexes. The two-story height does not overwhelm the existing three-story Jolene Apartments to the west as it sits at lower elevation. In addition, there is a dense line of existing large confer trees at the west property line between the two complexes to give immediate mature scale to both projects. The new two-story buildings will relate more in scale to the existing 17-unit complex on site. We will be doing a number of cosmetic improvements to the existing complex to update it and fit in more appropriately with the new buildings. We have kept the massing of the new buildings relatively simple to relate better to the simple massing of the existing building, yet achieve forms similar to the adjoining apartment projects. The new buildings are composed of two sizes, two buildings with twelve units each and one building with four units. The two requested setback exceptions will allow us to maintain the maximum of two story structures, a mass that we feel is more compatible with the adjoining residential neighborhood and maximize the usable open space. Our proposed units will be larger than the typical small apartment units being designed currently for longer-term residents and with STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 9 OF 51 a realistic parking ratio. A generous plaza for resident use and enjoyment has been designed to be centrally located between the two larger new buildings. Each new unit will have a private deck or patio. The architectural style of the project is northwest architectural style using pitched gable roof forms and horizontal lap siding with board and batten accents to define the style. The adjoining apartment complexes have similar elements of the northwest architectural style. Decision Process The Commission will make a recommendation to Council on the proposed Comprehensive Plan/Zoning Map Amendments and Site Development Review/Sign applications. The Council must first approve the Comprehensive Plan/Zone Change before consideration of the Site Development Review and Sign applications. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA The following chapters containing the applicable criteria are listed in the order they are addressed in the report. 18.795 Map and Text Amendments 18.40 Measurements 18.110 Residential Zones 18.310 Off-Street Parking and Loading 18.320 Landscaping and Screening 18.435 Signs 18.520 Urban Forestry 18.780 Site Development Review 18.910 Improvement Standards 18.920 Access, Egress and Circulation 18.930 Vision Clearance Areas SECTION V. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS This section contains all of the applicable city, state and metro policies, provisions, and criteria that apply to the proposed comprehensive plan amendment, zone change, and site development review and sign. 18.795 MAP AND TEXT AMENDMENTS 18.795.030 Quasi-Judicial Amendments A. Approval process. 3. Quasi-judicial zoning map amendments that require a comprehensive map plan amendment shall be processed through a Type III-Modified procedure, as provided in Section 18.710.080, which shall be decided by the city council with a recommendation by planning commission. The proposed comprehensive plan and zoning map amendment is from medium-density residential with planned development overlay R-12(PD) to Medium-High Density Residential R-25, including removal of the planned development overlay. Therefore, a Type III-Modified procedure is applicable. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 10 OF 51 B. Approval criteria. A recommendation or decision for a quasi-judicial zoning map amendment or quasi-judicial comprehensive plan amendment shall be based on the following: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; Chapter 1: Citizen Involvement Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to participate in all phases of the planning process. Policy 2 The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Policy 5 The opportunities for citizen involvement provided by the City shall be appropriate to the scale of the planning effort and shall involve a broad cross-section of the community. Citizens, affected agencies, and other jurisdictions were given the opportunity to participate in all phases of the planning process. Several opportunities for participation are built into the Comprehensive Plan amendment process, including public hearing notification requirements pursuant to Chapter 18.710 of the Tigard Community Development Code. On August 8, 2018, public hearing notice of the Planning Commission and City Council public hearings was sent to the interested parties list and all property owners within 500 feet of the subject parcels. On August 8, 2018, the proposal was posted on the City’s web site. On September 3, 2018, the site was posted with a notice board. On September 10, 2018 the staff report was made available on the city’s website and at the permit center. FINDING: As shown in the analysis above, the Tigard Comprehensive Plan Goal 1.1 Policies 2 and 5 are met. Chapter 2: Land Use Planning Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative basis of Tigard’s land use planning program. Policy 1 The City’s land use program shall establish a clear policy direction, comply with state and regional requirements, and serve its citizens’ own interests. The goals and policies contained in the Tigard Comprehensive Plan provide the basis for the city’s land use planning program. This policy is met. Policy 2 The City’s land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The City’s development code, Title 18, has been found to be consistent with the Comprehensive Plan. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 11 OF 51 Policy 3 The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Potentially affected jurisdictions and agencies were given an opportunity to comment. Any comments that were received are addressed in Section VII: Outside Agency Comments, below. This policy is met. Policy 5 The City shall promote intense urban level development in Metro designated Centers and Corridors, and employment and industrial areas.” The Metro 2040 Growth Concept Map shows that Pacific Hwy, through Tigard, is designated as a “Corridor.” The proposed comprehensive plan and zoning map amendment for the subject site from medium-density residential, R12, to medium high-density residential, R-25, would promote more intense urban level development than the existing zone. The R -25 zone allows more dense development with a minimum lot size of 1,480 square feet per lot versus 3,050 square feet and, in addition, allows a limited amount of neighborhood commercial uses. This policy is met. Policy 6 The City shall promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community’s social and fiscal stability. Policy 7 The City’s regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public services The rezoning of the subject property to medium high-density residential would allow for increased residential density and mixed use neighborhood commercial uses within multi-family developments. The proposed removal of the planned development overlay acknowledges that the small infill site. Which does not contain any sensitive lands, would not benefit from natural resource protections nor warrant special planning and regulatory tools. These policies are met. Policy 15 In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard’s Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; The site is already served by all necessary public facilities and services, which can accommodate the proposed development, as detailed in 18.795.030.B.2, below. The site’s proximity to and the recent improvements to Highway 99W and Gaarde Street, along with available transit service with two major bus lines (93 & 94) and four bus stops within 1,000 feet make this an appropriate location for increased density. These recent infrastructure improvements make this request timely. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 12 OF 51 B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; The application includes a traffic analysis showing the existing transportation facilities are adequate. Impact on transportation and other public facilities and services has been addressed by a licensed engineer as shown below in 18.795.030.B.2. This policy is met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; According to the findings in the of the Comprehensive Plan’s Land Use Planning chapter: • "One of the biggest growth management challenges that Tigard will face, as well as the rest of the Portland region, is the need to accommodate up to a million new residents..." • "Another growth management challenge that Tigard faces is the lack of large vacant parcels available for urban development. This type of development is a thing of the past and most household and employment growth in Tigard will be the result of redevelopment and infill." • "Future commercial, employment, and multi-family growth will likely occur through redevelopment." The proposed Comprehensive Plan and Zone Change Amendments from Medium-Density Residential, R- 12, to Medium-High Density Residential,R-25, will allow additional needed housing at a location wedged between existing commercial and multi-family uses, with close proximity to Highway 99W and transit service including two major bus routes and four bus stops within 1,000 feet . Increased density at this site contributes to accommodating needed housing and is an appropriate transition from Commercial uses to Medium Density Residential uses. The needed housing, capacity of the existing infrastructure and proximity to transit make this request timely and appropriate. This policy is met. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; The findings in the Comprehensive Plan clearly state there is a lack of large undeveloped parcels to accommodate additional residents. The proposed development is a small infill project surrounded by commercial and medium density residential development with adequate services for the use. Additionally, proximity to Highway 99W and public transportation warrants increased density at this location. This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; The accompanying Site Development Review application materials demonstrate that additional multi-family units can be developed on the site consistent with the applicable development code standards. The applicant requests removal of the Planned Development Overlay. The applicant finds that the purposes of the overlay district do not apply to the subject property given the infill site size and configuration and lack of natural resources. With the two parcels under common ownership and the increased density allowed by the requested comprehensive plan and zoning map amendments, the flexibility permitted under planned development review is no longer needed or beneficial to the property. Staff agrees that the legislatively imposed PD overlay in the early 1980s is no longer applicable to the su bject site. Provided the Planning STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 13 OF 51 Commission recommendation and Council decision agrees with the request and the overlay is removed, this policy is met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses; and The proposed use, multi-family residential, is already occurring on the site. The site is across the street from Elmer's restaurant, and adjacent to JR Furniture, the Canterbury Square commercial center, and the Jolene Apartments and Gaarde Street Condos. Increased density is appropriate at this location due to the adjoining uses and proximity to transportation services. This policy is met. G. Demonstration that the amendment does not detract from the viability of the City’s natural systems. The subject property has been previously developed with single and multifamily dwellings. The site has a three percent slope toward the west and does not contain any city-regulated sensitive natural resources. The proposed rezone would not detract from the viability of the City’s natural systems. This policy is met. Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. The owner/applicant intends to develop the site as proposed in the accompanying Site Development Review application. Policy 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoning Map(s) and for development plan approval of a specific land use. The request includes concurrent applications for Comprehensive Plan/Zoning Map amendments and Site Development Review. Policy 20 The City shall periodically review and if necessary update its Comprehensive Plan and regulatory maps and implementing measures to ensure they are current and responsive to community needs, provide reliable information, and conform to applicable state law, administrative rules, and regional requirements. The proposed Comprehensive Plan and Zoning Map Amendments would increase the City’s supply of R-25 zoned land. Staff supports the zone change in response to the growing need for affordable housing. The City supports the proposed update to its Comprehensive Plan and Zoning map through this process to ensure it is current and responsive to community needs and will conform to applicable state law, administrative rules, and regional requirements. This policy is met. Policy 23. The City shall require new development, including public infrastructure, to minimize conflicts by addressing the need for compatibility between it and adjacent existing and future land uses. The site already contains a multi-family building that will remain that is adjacent to the commercial uses to the south and east. The commercial uses face away from the existing apartment building, and therefore have no functional interaction with the uses on the subject site. The condominiums and apartments adjacent to the west are separated from the site by an existing row of mature trees and fencing, and STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 14 OF 51 additional landscaping will be planted on the subject site to further reduce visual impacts to those properties. This policy is met. Chapter 10: Housing Goal 10.1 Provide opportunities for a variety of housing types at a range of price levels to meet the diverse housing needs of current and future City residents. Policy 5. The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. The site is within 200 feet of Highway 99W, a transit corridor within 1,000 feet of four bus stops, including two across 99W near signaled intersections. Elmer's Restaurant is across the street, JR Furniture and Canterbury Square commercial center are adjacent on two sides, with apartments and condos on the third. The requested comprehensive plan and zone map amendments would result in a logical transition from commercial uses to medium density multi-family residential uses. These factors combined make this location appropriate for increased density from medium to medium-high. This policy is met. GOAL: 10.2 Maintain a high level of residential livability Policy 5. The City shall encourage housing that supports sustainable development patterns by promoting the efficient use of land, conservation of natural resources, easy access to public transit and other efficient modes of transportation, easy access to services and parks, resource efficient design and construction, and the use of renewable energy resources. The proposed amendments would allow more dense residential development on the subject site, from 26 units under R-12 to a maximum of 54 units under R-25. The applicant proposes 45 units total, an increase in density of 57 percent. The subject site is located within 1000 feet of four bus stops on Pacific Hwy, which is located within 200 feet of the site. The proposal supports a sustainable infill development pattern that promotes the efficient use of land and easy access to public transit. This policy is met. Policy 6. The City shall promote innovative and well-designed housing development through application of planned developments and community design standards for multi-family housing. The proposed new buildings are architect designed to be attractive and consistent with northwest architecture, while meeting or exceeding the City’s building design standards contained in the Site Development Review chapter of the Tigard Development Code (TDC). The site design includes landscaping and shared open space that comprise 36 percent of the site, well over the 15 percent required by the code for site development review or the 20 percent required under the planned development review . Because well-designed housing is not guaranteed by the planned development standards, it can otherwise be achieved through the community design standards for multifamily housing addressed below in Chapter 18.780. This policy is met. Policy 7. The City shall ensure that residential densities are appropriately related to locational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services, and existing land use patterns. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 15 OF 51 The site does not contain natural resources/hazards. The site is an infill parcel being redeveloped from single family residential to multifamily residential. The site is comprised of two parcels with existing multifamily dwellings to form an efficient use of land with shared access. As shown on the plans, all public facilities are available to serve additional development on the site. The proposed amendments allow for additional density where services exist, include public transit, and provides for a transition between existing commercial uses and existing medium density residential uses. The proposed residential density is appropriately related to the specific locational characteristics and site conditions including availability of public facilities and services, and existing land use patterns. This policy is met. Policy 8. The City shall require measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. orderly transitions from one residential density to another; B. protection of existing vegetation, natural resources and provision of open space areas; and C. installation of landscaping and effective buffering and screening. Existing mature trees separate the site from the multi-family uses on the west side, additional landscaping will provide further screening. Increased density on the site serves to transition from existing commercial uses and existing medium density multi-family uses. The propose increased density allowed by the R-25 zone is mitigated by the proposed two-story building design between the adjacent commercial uses and the two and three story multifamily buildings, protection of existing vegetation, and effective screening as shown on Sheet L3.0 on the plan set. Policy 9. The City shall require infill development to be designed to address compatibility with existing neighborhoods. As shown on the Site Development Plan (Sheet C3) and the Landscape Plan (Sheet L3.0) the proposed infill development is designed to be compatible with the existing neighborhood. This policy is met. FINDING: As shown in the analysis above, the proposed comprehensive plan and zoning map amendments demonstrate compliance with all applicable comprehensive plan policies and map designations. METRO Urban Growth Management Functional Plan Title 1: Housing Capacity The Regional Framework Plan calls for a compact urban form and a “fair-share” approach to meeting regional housing needs. It is the purpose of Title 1 to accomplish these policies by requiring each city and county to maintain or increase its housing capacity. The City’s Housing Strategies Report indicates “in general, there is a need for some less expensive ownership units and rental units.” This type of housing is possible in both the R-12 and R-25 zones, which allows attached and multi-family housing on 3,050 and 1,480 square-foot lots, respectively. With this quasi- judicial action, the zone change to R-25 on the subject site will result in a marginal increase of R-25 zoned land in the City of Tigard resulting in an increasingly compact urban form and a contributing towards its “fair-share” of regional housing needs. The proposal increases Tigard’s housing capacity, consistent with the purpose of Title 1. 2. Demonstration that adequate public services exist to serve the property at the intensity of proposed zoning. Factors to consider include the projected service demands of the property, the ability of the existing and proposed public services to accommodate the future use, and the characteristics of the property and development proposal, if any. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 16 OF 51 The proposed change in zoning from R12 to R25 more than doubles the allowed density from 26 units to 54 units maximum. The proposed site development plan includes 28 multifamily units in addition to the 17 existing multifamily units for a total of 45 units. The applicant provided the following findings with respect to the adequacy of public services to serve the increased density: Transportation System A traffic study has been prepared and included in the application that studied the impacts from the proposed development for the increased density and access location. The traffic study found that all of the intersections will function safely and that combining the access for the two tax lots is the best access solution with no negative impacts to adjacent areas. SW (Old) Gaarde Street will have an additional right of way dedication to bring the project side of the right-of-way width to 38-feet. Existing driveway for Tax Lot 2200 will be closed and the access point for Tax Lot 2100 will be relocated per the plan. The Washington County Transportation Development Tax (TDT) for this project is based on a use of Apartment. The tax is $5,533 per unit for 28 new units, a total of $154,924. The Apartment rate recovers 25 percent of the traffic impact, making the 100 percent impact $619,696. This impact is reduced by the removal of two single family residences, with a TDT of $8,458 each ($16,916 total) and a recovery rate of 23 percent the 100 percent impact is $73,547. The net TDT fee of $138,008 and the net impact on major street improvements countywide is estimated to be $546,148. The mitigation measures requested by the city include additional right of way dedication on Gaarde Street and potential sidewalk replacement would be valued at approximately $16,000. The total value of these mitigated costs including the TIF assessment is 28 percent of the projected impacts. Storm Drainage System All storm water will be managed through onsite water quality treatment and quantity controls as required by the City and Clean Water Services. A preliminary storm water analysis is included in the application. The site slopes towards the southwesterly corner and has an 18-inch and 24-inch storm drainage that crosses the site. The onsite treatment and detention facility will maintain current drainage patterns and post development peak flows at or below existing levels. Any system wide impacts will be offset by the payment of storm water SDC fees. Sanitary Sewer System The buildings will be connected to an internal sanitary sewer system that wil l be connected to the existing eight-inch public sanitary line that runs along the southerly border of the site. Any system wide impacts will be offset by the payment of sanitary sewer SDC fees. Water System Water will be connected to the existing 12-inch line in Gaarde Street. The new buildings will have fire sprinklers on the inside and any private fire hydrants required installed onsite. All system wide impacts will be offset by the payment of water SDC fees. Parks The proposed project includes open space than is required for this project. The project has STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 17 OF 51 transit access and is centrally located near to Bull Mountain, Fanno Creek, Dirksen and Cook Parks. Any system wide impacts will be offset by the payment of Park SDC fees. The proposed residential project will not be a producer of unusual noise for this type of use nor will it have any adverse impacts to the neighboring area or to any public system. FINDING: As shown in the findings above, and below for Improvement Standards, the applicant demonstrates that adequate public services exist to serve the property at the intensity of the proposed R-25 zoning. RECOMMENDATION: Staff recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the Comprehensive Plan and Zoning Map Amendments as complying with all applicable comprehensive plan policies and map designations and Metro policies, and that the applicant has demonstrated adequate public services exist to serve the property at the intensity of the proposed zoning. APPLICABLE DEVELOPMENT CODE CRITERIA FOR THE PROPOSED SITE DEVELOPMENT REVIEW [PROVIDED THE COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS ARE APPROVED]. 18.40 Measurements 18.40.20 Calculating Density Gross Area: 81,616 square feet ROW Ded: - 744 Net Area: 80,872 Square Feet 80,872/1480 = 54 units Maximum Density 54 x .8 = 43 units Minimum Density FINDING: According to the density calculation above, the proposed 45 units (seventeen existing and 28 new multifamily) is within the maximum of 54 units and the minimum of 43 units, on the subject two-parcel site. 18.50 Nonconforming Circumstances 18.50.040 Criteria for Nonconforming Situations C. Nonconforming development. 1. Where a lawful structure or development exists at the effective date of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, required parking, landscaping, or other requirements, such structure may be continued provided it remains otherwise lawful, provided: a. No such nonconforming structure or development may be enlarged or altered in a way that increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity; or b. Should such nonconforming structure, development or nonconforming portion of structure or development be destroyed by any means to an extent of more than 60 percent of its current value as assessed by the Washington County assessor, it shall not be reconstructed except in conformity with this title; and STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 18 OF 51 c. Should such structure or development be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the base zone in which it is located after it is moved. FINDING: The existing apartment building does not meet all current site development standards, including four units having only 40 square foot patios/balconies, while the current minimum standard is 48 square feet and sidewalk separation standards from window walls. The owner intends to give the existing building a "facelift" but plans no structural alterations. Therefore, the existing building may continue as a legal nonconforming structure. 18.110 Residential Zones 18.110.020 List of Base Zones F. R-12: medium-density residential zone. The R-12 zone is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are permitted conditionally. G. R-25: medium high-density residential district. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multifamily housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. The existing residential use includes both multifamily and single family; the proposed use is all multifamily housing. Multifamily housing is a permitted use in the proposed R-25 zone. 18.110.030 Uses Household Living in multifamily units is a permitted use and housing type in the R-25 district. 18.110.040 Densities Density has been calculated as specified in TDC18.40.20, resulting in a maximum of 54 units and a minimum is 43 units. Forty-five units are proposed. The proposed density meets the allowed density. 18.110.050 Development Standards Standard Required Proposed Minimum Lot Size MF DU = 1,480 sq. ft. 80,872/45=1,797 of net area per dwelling unit Minimum Setbacks Front Yard Street Side Yard Side Yard Rear Yard Side/Rear abutting more restrictive zone 20' 20' 10' 20' 30' 16'* N/A 10' 20'+ 24'* Maximum Height 45' 30’ Maximum Lot Coverage 80% 70.7% Minimum Landscape Requirement 20% 29.3% *Adjustments Requested through Site Development Review 18.780.070.A, Exceptions to Standards. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 19 OF 51 FINDING: As shown in the analysis above, the proposed residential use and density of use is allowed. As reviewed below in the Site Development Review Chapter, the proposed 20 percent front and side yard setback adjustment criteria can be met. Therefore, the proposed development meets the applicable development standards for the R-25 zone. 18.310 Off-Street Parking and Loading 18.310.030 General Provisions A. Vehicle parking plan requirements. A development permit shall not be issued or land use approval granted until plans are approved as provided by this title that demonstrate how off-street parking and loading requirements are met. The proposed vehicle parking plan is shown on the Site Development Plan (Sheet C3). This provision is met. E. Visitor parking in multifamily residential developments. Multifamily developments with more than 10 required parking spaces shall provide an additional 15 percent 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. Required parking is 1.25 spaces for one bedroom units and 1.5 spaces for two bedroom units per Table 18.310.2. This results in 66 required parking spaces. The additional 15 percent, or 10 parking spaces for visitors, brings the total required parking to 76 spaces. As shown on the plans, 80 spaces are provided and are evenly distributed throughout the development. This provision 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. Four disabled parking spaces are required and shown on the Site Development Plan (Sheet C3). This provision is met. 18.310.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. The applicant acknowledges the parking area maintenance obligation in the narrative provided. This standard is met. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; As shown on the Site Development Plan (Sheet C3), the design of the parking areas facilitate traffic flow and safety for pedestrian vehicles on the site. This standard is met. 2. The number and size of access drives shall be in compliance with Chapter 18.920, Access, Egress and Circulation; STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 20 OF 51 As shown on the Site Development Plan (Sheet C3), one 30-foot access with a 26-foot paved aisle and five- foot sidewalks are provided, in compliance with the requirement of Chapter 18.920. These standards are met. 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; As shown on the Site Development Plan (Sheet C3), there is no frontage not occupied by service drives. This standard does not apply. 4. Access drives shall have a minimum vision clearance in compliance with Chapter 18.930, Vision Clearance Areas; As shown on the Site Development Plan (Sheet C3) and the Landscape Plan (Sheet L3.0), a vision clearance area demonstrates compliance with Chapter 18.930. This standard is met. 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface shall be designed and maintained to remain well-drained; and The applicant’s narrative states the access drive will be fully paved. This standard is met. 6. Excluding single-family and duplex dwellings, except as provided by 18.910.030.Q, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The multifamily development site includes a single parking field shared between the existing and proposed buildings that do not require maneuvering within the Gaarde Street right of way. This standard is met. E. Curb cuts. Curb cuts shall be in compliance with 18.910.030.O. The applicant states that curb cuts will be consistent with Section 18.910.030.O. Compliance with this standard will be ensured through the Public Facilities Permit through the Engineering Division. This standard is met. F. Pedestrian access. Pedestrian access through parking lots shall be in compliance with 18.920.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier that will prevent a slow-moving vehicle or driverless vehicle from escaping such area and prevent pedestrians from walking over drop-off edges. As shown on the Site Development Plan (Sheet C3), the site is designed with pedestrian access around the parking lot, consistent with Section 18.920.030.F. This standard is met. G. Parking lot landscaping. Parking lots shall be landscaped in compliance with Chapter 18.320, Landscaping and Screening. As shown on the Landscape Plan (Sheet L3.0), the proposed parking lot landscaping is consistent with Chapter 18.320. This standard is met. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 21 OF 51 H. Parking space surfacing. 1. Except for single-family and duplex dwellings, temporary uses, or fleet storage areas as authorized in Paragraphs 18.310.040.H.3 and 4, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface shall be designed and maintained to remain well drained. The applicant states that the parking area will be fully paved. As shown on the Preliminary Grading Plan (Sheet C4), the pave parking areas are sloped to be well drained. This standard is met. I. Parking lot striping. 1. Except for single-family and duplex dwellings, any area intended to be used to meet the off-street parking requirements in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. As shown on the Site Development Plan (Sheet C3), all parking spaces are clearly marked and the single access aisle is unambiguously two-way. This standard is met. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least 4 inches high located 3 feet back from the front of the parking stall. The front 3 feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. As shown on the Site Development Plan (Sheet C3), wheel stops are included that meet the required specifications. This standard is met. K. Lighting. Lights provided to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential zone. As shown on the Exterior Wall Lighting Plan (Shee t A4.0), the proposed lighting will be of a residential scale, and arranged such that light is not directed toward the adjacent properties. This standard is met. L. Signs. Signs that are placed in parking lots shall be compliance with Chapter 18.435, Signs. No signs are shown to be placed in parking lots. This standard does not apply. M. Space and aisle dimensions. The dimensional standards are measured in feet and are provided in Figure 18.310.1 and 18.310.2. As shown on the Site Development Plan (Sheet C3), nine-foot x 18.5-foot parking spaces (eight feet by 16.5 feet compact) and 26-foot drive aisles are designed consistent with City standards specified in Figures 18.310.1 and 18.310.2. This standard is met. 18.310.050 Bicycle Parking Design Standards A. Location and access. 4. Bicycle parking may be located inside a building on a floor that has an outdoor entrance open for use and does not require the bicyclist to use stairs to gain access to the space. Exceptions may be STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 22 OF 51 made to the latter requirement for parking on upper stories within a multi-story residential building. One bicycle space for every two units is required, for a total of 23 parking spaces. The applicant finds that in their experience with many apartment projects, residents prefer to keep their bikes in the unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. This standard is met. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.310.2. 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 number of required bicycle parking spaces may be reduced through an adjustment as provided in 18.790.030.D.5. According to Table 18.310.2, multi-family developments are required to provide one space per two dwelling units (requiring 45/2 = 23 spaces). In the applicant’s experience residents prefer to keep their bikes in the unit to prevent theft, and each unit has ample space on the deck or patio to park a bike. This standard is met. 18.310.070 Off-Street Parking Requirements A. Off-Street parking requirements. The ratios for providing minimum and maximum vehicle parking spaces are provided in Table 18.310-2. According to Table 18.310-2, multifamily unit minimum parking is 1.25/1 BR DU and 1.5/2 BR DU. With the addition of the proposed new units, there will be a total of 45 units, 37 two bedroom and eight one bedroom. 37 units at 1.5 = 56; 8 units at1.25=10, for a total of 66 required spaces, plus 15 percent more spaces for visitor parking, for a total of 76 required spaces. Eig hty (80) spaces are proposed. This requirement is met. FINDING: As shown in the analysis above, the applicable Off-Street Parking and Loading standards are met. 18.320 Landscaping and Screening 18.320.040 Street Tree Standards A. Street trees shall be required as part of the approval process for the following land use applications: 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). The proposed site development review application (Type II) requires street trees. As shown in the Tree Canopy and Soil Volume Plan (Sheet L2.0), street trees are proposed. 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 in compliance with the street tree planting standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes in compliance with the street tree soil volume standards in the Urban Forestry Manual. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 23 OF 51 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 in compliance with the street tree plant The two tax lots combined have 199 feet of frontage, 199 feet/ 40 feet/tree = 4.9 trees, therefore five street trees are required. Four new street trees are proposed to allow for adequate vision clearance at the entrance, to provide adequate space for the existing trees to remain and avoid conflicts with water services. Proposed street tree locations are shown along the street frontage. Trees will be selected, planted and maintained in compliance with city standards. Soil volumes are addressed on the Tree Canopy and Soil Volume Plan (Sheet. L2.0). These standards are met. 18.320.050 Buffering and Screening B. Buffering and Screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in Tables 18.320-1 and 18.320-2 and containing a length equal to the length of the property line of the abutting use or uses. According to the TDC, buffer Level A is required along the north boundary, Buffer Level C is required along the south and east boundaries. For the north boundary, the landscape architect has proposed lawn and street trees to the right-of-way, with extensive plantings near the front property line. For the south boundary, the landscape architect has shown a six-foot wide buffer with a new six-foot high sight-obscuring wood wall and trees and shrubs. The east boundary includes an eight-foot to 10-foot buffer area with a six- foot high wood wall and trees and shrubs. All buffer areas are consistent with the screening and buffering standards. These standards are met. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No building, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City. No buildings, accessways or parking are proposed within buffer areas. This standard is met. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the requirements in Section 18.320.050.B.8, 18.320.050.B.9 and 18.320.050.C. There is an existing six-foot wood fence along the south and west boundaries, which will be replaced with new six-foot high site obscuring wood wall / fence, as shown on the Landscape Plan (Sheet L3.0). This standard is met. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.320.2. In addition, improvements shall meet the following standards: a. At least 1 row of trees shall be planted. Trees shall be chosen from any of the tree lists in the Urban Forestry manual (except the Nuisance Tree List) unless otherwise approved an have a minimum caliper of 1.5 inches for deciduous trees and a minimum height of six feet for ev ergreen trees at the time of planting. Spacing for trees shall be as follows… b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. c. The remaining area shall be planted in lawn or other living ground cover. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 24 OF 51 Buffer levels A and C are required along three boundaries of the site. As shown in the Landscape Plan (Sheet L3.0), buffer plantings include a combination of trees, shrubs and ground cover. These standards are met. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of height specified in Table 18.320.2 within 2 years of planting; or b. an earthen berm planted with evergreen plant materials… c. A fence or wall of the height specified in Table 18.320.2 shall be constructed to provide a continuous sight obscuring screen. As shown on the Landscape Plan (Sheet L3.0), the applicable screening standards are met. 6. Buffering and screening provision shall be superseded by the vision clearance requirements as set forth in Chapter 18.930. Vision Clearance Areas. As shown on the Landscape Plan (Sheet L3.0), landscaping is designed to comply with the visual clearance area standards. This standard is met. 7. When the use to be screened is downhill from the adjoining zone or use… The site and surrounding area are level. This standard does not apply. 8. Fences and Walls. There is an existing six-foot wood fence along the south and west boundaries, which will be replaced with new six-foot high site obscuring wood wall / fence, as shown on the Landscape Plan (Sheet L3.0). This standard is met. 9. Hedges. Proposed hedges are shown on the Landscaping Plan (Sheet L3.0). This standard is met. C. Height Requirements for fences or walls. As shown on the Landscape Plan (Sheet L3.0), the existing six-foot wood fence along the south and west boundaries will be replaced with new six-foot high site obscuring wood wall / fence. This standard is met. D. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required…The specifications for this screening are as follows: 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; STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 25 OF 51 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 shown on the Landscape Plan (Sheet L3.0), the parking lot is screened from view of SW Gaarde Street and adjacent properties by a combination of landscaping, walls, fences and buildings consistent with the screening requirements. As specified on the Tree Canopy and Soil Volume Plan (Sheet L2.0) 30.3 percent tree canopy cover over the parking lot is provided. These standards are met. 2. Screening of service facilities... As shown in the Service facilities are located to not be visible from the public street. 3. Screening of swimming pools. No outdoor swimming pools are proposed. This standard does not apply. 4. Screening of refuse containers. Refuse containers are screened from view by walls, as shown in the application materials. This standard is met. E. Buffer type matrix (Tables 18.320.1 and 18.320.2) Buffer Level A is required along the north boundary, Buffer level C is required along the east and south boundaries. Proposed buffer areas and plantings are shown on the plans, and are consistent with City standards. These standards are met. FINDING: As shown in the analysis above, the applicable Landscaping and Screening standards are met. 18.435 Signs 18.435.130 Base Zone Regulations B. R-12, R-25 and R-40 zones. No sign shall be permitted in the R-12, R-25 or R-40 zone except for the following: 1. Wall sign(s) may not exceed a combined total area of one square foot per dwelling unit and may not project from the wall face; 2. Every housing complex shall be allowed one permanent freestanding sign at each entry point to the housing complex from the public right-of-way, with the site properly landscaped and not exceeding 32 square feet in area per sign face. Illumination may be approved provided it does not create a public or private nuisance, as determined by the approval authority considering the purpose of the zone; FINDING: As shown on the Landscape Plan (Sheet L3.0), the applicant proposes one single-sided monument sign measuring four feet high by eight feet wide, including the supporting structure. The sign face is two feet six inches by five feet six inches, or 13.75 square feet. The sign is located outside the visual clearance area and is within a landscape bed between the right of way and the parking lot. Illumination is proposed, but not specified. The proposed sign meets the applicable sign standards and can be approved. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 26 OF 51 18.520 Urban Forestry 18.520.030 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 volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. An Urban Forestry Plan, including a Supplemental Report dated July 11, 2018 by Otten Landscape Architects, Inc., Tree Preservation and Removal Plan (Sheet L1.0), and Tree Canopy and Soil Volume Plan (Sheet L2.0) are included with the application materials. The Urban Forestry Plan requirements are met. 18.520.060 Urban Forestry Plan Implementation A. General Provisions. An urban forestry plan shall be in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each resulting lot or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent permitting decisions regarding the planting, maintenance, removal and replacement of trees when not associated with one of the land use review types in Section 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard Municipal Code. Procedures for ensuring compliance with the urban forestry plan and supplemental report is set forth in Section11 (Urban Forestry Plan Implementation Standards) of the Urban Forestry Manual. Compliance Section 11 will be ensured through conditions of approval, as discussed below. B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on any site with an effective urban forestry plan. The Inspection Requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. Inspection requirements are set forth in Part 1 of Section 11 of the Urban Forestry Manual. In order to ensure compliance with inspection requirements during all site development and building permit phases of this subdivision application, the applicant shall be subject to conditions of approval consistent with the procedures and timing set forth in Part 1 of Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met. C. 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 a previously approved urban forestry plan shall be guaranteed and required according to the Tree Establishment Requirements in the Urban Forestry Manual. Tree establishment requirements are set forth in Part 2 of Section 11 of the Urban Forestry Manual. In order to ensure compliance with tree establishment requirements throughout all stages of the site development and building process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 2 of Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met. 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 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a previously approved urban forestry plan. Urban Forest Inventory requirements are set forth in Part 3 of Section 11 of the Urban Forestry Manual. In STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 27 OF 51 order to ensure compliance with inventory requirements throughout all stages of the site development and building process, conditions of approval are being applied consistent with the procedures and timing set forth in Part 3 of Section 11 of the Urban Forestry Manual. As conditioned, this standard will be met. FINDING: As shown in the analysis above, the applicable provisions of the Urban Forestry Plan are met and will be ensured through the following conditions of approval. CONDITIONS: Prior to site 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. The project arborist shall perform bimonthly (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 site work, the applicant shall provide a tree establishment bond for all trees to be planted per the approved urban forestry plan. The total bond amount shall be equivalent to the city’s average cost to plant and maintain a tree per the applicable standards in the Urban Forestry Manual for a period of two years after planting multiplied by the total number of trees to be planted and maintained. The plan shows 48 trees in the planted inventory. Therefore, according to the 18/19 Fee Schedule, the bond amount will be $23,952 ($499/tree x 48 trees). Prior to site 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. The plan shows 48 trees in the planted inventory and four (4) retained trees on site. Therefore, according to the 18/19 Fee Schedule the inventory fee is $1,596 ($168/1st + $28/tree x 51 trees) Prior to final building inspection, the project arborist shall perform a site inspection, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval to the city manager or designee. Following final building inspection the tree establishment period shall immediately begin and continue for a period of two years. 18.780 Site Development Review 18.780.030 Approval Process A. New developments and major modifications. The Site Development Review proposal is to add 28 new multi-family units, additional parking, landscaping, and a storm water quality facility to an existing 17-unit apartment complex on an adjacent parcel. 18.780.060 Approval Criteria The approval authority shall approve or approve with conditions a site development review application when all of the following are met: A. Compliance with all of the applicable requirements of this title, including Chapter 18.910, Improvement Standards; The proposed development is subject to the standards in Chapter 18.910, as reviewed and conditioned, below. B. Relationship to the natural and physical environment—Nonresidential development. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 28 OF 51 The proposal is for a residential development. These criteria do not apply. C. Exterior elevations. 1. Along the vertical face of single-family attached and multifamily 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 8 feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of 8 feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of 3 or more feet in height. The applicant states, “Exterior elevations are included with the application materials. The proposed buildings are designed to be aesthetically pleasing, and incorporate the specified features.” Since no specifications were offered in the narrative and the elevations were not to scale, it is not possible to verify that the exterior elevation criteria are met. Therefore, as a condition of approval, the applicant shall submit revised dimensioned drawings that demonstrate how the exterior elevations criteria are met. D. Buffering, screening and compatibility between adjoining uses—Nonresidential development. The proposal is for a residential development. These criteria do not apply. E. Internal building setbacks—Multifamily use. 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. As shown on the Site Development Plan (Sheet C3), distance between adjacent buildings for the four-plex to the existing building is 17 feet (windowed wall to blank wall requires 15 feet). The distance between the two eight-plex buildings is over 34 feet (windowed wall to windowed wall requires 25 feet). Distance between buildings facing each other is over 70 feet. These criteria are met. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be 1 foot for each 15 feet of building length over 50 feet and 2 feet for each 10 feet of building height over 30 feet. Two of the new buildings will have a horizontal dimension of 142 feet and a maximum height of 31 feet- 2.75 inches, therefore, the minimum wall separation is 6.75 feet where 34.7 feet of separation is proposed. The smaller building will be 68 feet wide and 28 feet in height, and will be 17.3 feet from the existing building. This criterion is met. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 29 OF 51 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within 8 feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least 8 feet; walkways running parallel to the face of the structures shall be separated by at least 5 feet; and As shown on the Site Development Plan, all driveways and parking lots are separated from windowed walls by at least eight feet. Walkways running parallel to the face of the eight-plex structures are separated by at least 5 feet. Walkways running parallel to the face of the four-plex are separated by three to five feet. Therefore, as a condition of approval, the applicant shall submit revised dimensioned plans demonstrating that the sidewalk separation requirements are met for windowed walls. 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 7 feet. As shown on the Site Development Plan (Sheet C3), driveways and parking lots are separated from living room windows by at least 10 feet. However, walkways running parallel to the face of the structures where living room windows are proposed are separated by only five feet. Therefore, as a condition of approval, the applicant shall submit revised dimensioned plan s demonstrating that the sidewalk separation requirements are met for living room windows. F. Private outdoor area—Multifamily use. 1. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of 4 feet; and a. Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit, and b. Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area; 2. Wherever possible, private outdoor open spaces should be oriented toward the sun; and 3. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. Outdoor private areas are provided of at least 48 square feet, typically nine feet by six feet on the one- bedroom units and nine and a half feet by eight feet on the two-bedroom units. The existing building has four feet by 12 feet (48 square feet) on most units with four existing units having five-foot by eight-foot (40 square feet) spaces. The total required area is 2,160 square feet and the total provided is 2,976 square feet. This criterion is met. G. Shared outdoor recreation areas—Multifamily use. 1. In addition to the requirements of Subsection 18.780.060.F, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: a. Studio up to and including two-bedroom units, 200 square feet per unit; and b. Three or more bedroom units, 300 square feet per unit. The required shared outdoor recreation and open space for the 45 one and two bedroom units is 200 square feet/each x 45units = 9,000 square feet total. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 30 OF 51 2. The required recreation space may be provided as follows: a. It may be all outdoor space; or b. It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room. The applicant states “Shared outdoor recreation and open space is provided in a combination of outdoor open space and an 800 square foot interior workout room in the existing apartment building.” As shown in the Area Exhibit (Sheet EX1), there is 13,204 square feet of outdoor shared recreation space for a total of 14,004 square feet shared recreation space.” This criterion is met. H. Where landfill or development for a nonresidential use is allowed within and adjacent to the special flood hazard area... The development is not within a flood hazard area. These criteria do not apply. I. Demarcation of public, semi-public, and private spaces for crime prevention—Nonresidential development. J. Crime prevention and safety—Nonresidential development. The proposal is for a residential development. These criteria do not apply. K. Public transit. 1. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of an existing or proposed transit route; 2. The requirements for transit facilities shall be based on a. The location of other transit facilities in the area, and b. The size and type of the proposal. 3. The following facilities may be required after city and Tri-Met review: a. Bus stop shelters, b. Turnouts for buses, and c. Connecting paths to the shelters. According to Tri-Met maps, a bus line does not run on old Gaarde Road. Four bus stops exist along Highway 99W within 500 feet to 750 feet of the site. Connections from the buildings to existing sidewalks/crosswalks provide access to the nearby bus stops. Trimet did not comment on the proposal. This criteria is met. L. Landscaping. 1. All landscaping shall be designed in compliance with Chapters 18.320, Landscaping and Screening and 18.520, Urban Forestry; As shown in the Landscape Plan (Sheet L3.0) and reviewed above, the proposed landscaping complies with Chapters 18.320 and 18.520. This criterion is met. 2. In addition to the open space and recreation area requirements of Subsections 18.780.060.F and G, a minimum of 20 percent of the gross area including parking, loading, and service areas shall be landscaped; and STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 31 OF 51 According to the applicant’ Gaarde Apartments Quantity Tally, Exhibit 4 in the submittal, Subsections 18.780.060.F and G require 2,160 and 9,000 square feet, respectively, for a total of 11,160 square feet. The gross site area after dedication is 80,872 square feet and total landscape area provided is 29,570 square feet (36.6 percent). Subtracting the required open space and recreation area requirements from the total yields 18,410 square feet, or 22.7 percent. This criterion is met. 3. A minimum of 15 percent of the gross site area shall be landscaped According to the applicant’ Gaarde Apartments Quantity Tally, Exhibit 4 in the submittal, and as shown in the findings above, 36 percent of the gross site area is landscaped. This criterion is met. M. Drainage. All drainage plans shall be designed in compliance with Clean Water Services requirements and the city’s adopted stormwater master plan. Drainage facilities are addressed under Improvement Standards, below. N. Provision for the disabled. All facilities for the disabled shall be designed in compliance with ORS Chapter 447. (Ord. 17-22 §2) Four disabled parking spaces are required and shown on the site plan. Compliance with these standards is ensured through Building Division review. FINDING: As shown in the analysis above, not all of the applicable site development review criteria are met. With approval of the setback exceptions to the proposed front and side yard setbacks, below, and the following recommended conditions of approval, the site development review criteria can be met. CONDITIONS: The applicant shall submit revised dimensioned elevation drawings that demonstrate how the exterior elevations criteria are met. The applicant shall submit revised dimensioned plans demonstrating that the sidewalk separation requirements are met for windowed walls. The applicant shall submit revised dimensioned plans demonstrating that the sidewalk separation requirements are met for living room windows. 18.780.070 Exceptions to Standards A. Exceptions to setback requirements. The approval authority may grant an exception to the setback requirements in the applicable base zone based on findings that the approval will result in the following: The proposed setback exceptions are shown in the table below: Standard Required Proposed Minimum Setbacks Front Yard Street Side Yard Side Yard Rear Yard Side/Rear abutting more restrictive zone 20' 20' 10' 20' 30' 16'* N/A 10' 20'+ 24'* STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 32 OF 51 1. An exception that is not greater than 20 percent of the required setback; The exceptions requested are 20 percent. This requirement is met. 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; The front yard setback faces Old Gaarde Street where there is excess right of way beyond the property boundary. The side yard setback from the western property line faces the adjoining property buildings that are setback approximately 21 to 28 feet from the common property line. Therefore, separation between uses is approximately 50 feet, a distance that an additional six feet would not substantially mitigate for, for any noise levels generated. The existing trees on the adjacent property together with the proposed fencing and landscaping on the subject property will help mitigate potential adverse visual effects. The proposed two- story buildings will help ensure adequate light is available to neighbors to the west, where a higher building would have otherwise been permitted. This requirement is met. 3. Safe vehicular and pedestrian access to the site and on-site; As shown in the Site Development Plan (Sheet C3), vehicular access is internal to the subject site and pedestrian sidewalks are provided throughout with generous landscaping. This requirement is met. 4. A more efficient use of the site that would result in more landscaping; and Thirty-six percent of the site is retained in open space. The applicant has chosen to build fewer apartments than are allowed in the R-25 zone and keep the development to two stories to better integrate the new development into the residential fabric of the adjacent existing development. The proposed infill development uses a common driveway for the existing and proposed development, resulting in a more efficient use of the site. This requirement is met. 5. The preservation of natural features that have been incorporated into the overall design of the development. The subject site does not contain any significant natural features. However, the proposed 26-foot side yard preserve useable open space that the site does contain. This requirement is met. FINDING: Staff finds that the exceptions requirements are met and that the requested exceptions can be approved. 18.910 Improvement Standards 18.910.030 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 STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 33 OF 51 not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The proposal is for a 28-multi-family unit apartment development on an existing site located at 10930 SW Gaarde St (old alignment), a City of Tigard Arterial Street. This is not a subdivision development. No streets within the development are proposed or deemed necessary. The site plans show that Gaarde St (old alignment) adjacent to the development has been improved with two travel lanes and a center lane as well as curb and sidewalk on both sides of the street. The site plans also show that a 38-foot from centerline right of way dedication will be provided along the development frontage of TL 2S110AA02200 to meet the City of Tigard Arterial Street cross section. No new street is proposed or deemed necessary. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following condition exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorist or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. The narrative and site plans indicate that the street has been improved. The City of Tigard as-built drawings also show the street was improvement with appropriate pavement for travel and bike lanes as well as curb and sidewalk. The Applicant does not propose to pay a fee in lieu for street improvements. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic condition. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 34 OF 51 finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. c. The street is located within the downtown mixed use central business district and has been identified on Figure 5-14A through 5-14L of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval. a. The applicant shall submit such additional and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which area necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name “the public” as grantee. The existing right of way on Gaarde St (old alignment) is less than the current required right of way. The applicant proposes to dedicate 38 feet right of way from centerline to meet the Arterial Street cross section. Dedication of right of way will be recorded via document prior to final building inspection. C. Creation of access easement. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with 18.920.030.H and I. The development proposes to share the existing driveway with the existing apartment. A shared access easement shall be recorded prior to final building inspection. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the purposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in accordance with subsection N of this section; and The proposed development is adjacent to Gaarde St (old alignment). It is an existing street and the grade of the street will remain unchanged. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street pattern because of particular topographical or other existing conditions of the land. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 35 OF 51 Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. All the existing streets are shown on the plan. E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter-functional street classification. b. Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f. Street lighting. g. Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists, bicyclists, and pedestrians. k. Access needs for emergency vehicles. The narrative and site plans indicate that the proposed development will provide 38 feet from centerline right of way dedication on Gaarde St (old alignment) along the development frontage of TL2S110AA2200 meeting the City of Tigard Arterial Street cross section. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant’s request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. No future street plan is proposed or deemed necessary. b. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. The proposed development is within 530 feet of the bus routes number 93 and 94 on Highway 99W. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 36 OF 51 a. These extended streets or street stubs to adjoining properties are not considered to be cul- de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. 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. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. No public street extension, cul-de-sac, or turnout is proposed and deemed necessary. G. Street spacing and access management. Refer to 18.920.030.H H. Street alignment and connections 1. 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. 2. 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. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All development shall provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Street connection or street extension is proposed or deemed necessary. I. Intersection angles. Street shall be laid out so as to intersect at an angle as near to a right angle as practical, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right of way line of the acute angles; 3. Right-of-way lines intersection with arterial streets shall have a corner radius of not less than 20 feet. No new street or intersection is proposed or deemed necessary. The existing intersection adjacent to the development has been improved. No additional improvement is proposed or deemed necessary. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 37 OF 51 The existing right of way width is less than standard width. The proposed development will provide 38 feet from centerline right of way dedication on Gaarde St (old alignment) along the development frontage of TL2S110AA2200 meeting the Arterial Street cross section. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when adjoining property developed. No partial improvement is proposed. L. Cul-de-sac No cul-de-sac is proposed or deemed necessary. M. Street name. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. No new street name is proposed or deemed necessary. N. Grades and curves. 1. Grades shall not exceed 10% 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); and 2. Centerline radii of curves shall be as determined by the city engineer. The proposed development is adjacent to Gaarde St (old alignment). The grade of the street will remain unchanged. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Curbs, curb cuts, and driveway approaches are shown on the submitted site plans. P. Street adjacent to railroad right-of-way. The proposed site is not adjacent to a railroad right-of-way. This standard is not applicable. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or 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: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 38 OF 51 frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposed development is adjacent to an Arterial Street. The proposed development will share the existing driveway with the existing apartment complex. R. Alleys, public or private. The site does not propose any alleys, public or private. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. All boundary, internal monuments, and street monuments shall be established, reestablished and protected in accordance with the City’s and County’s requirements and standards. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. No private street is proposed or deemed necessary. U. Railroad Crossing. The proposed site is not adjacent to any railroad crossing. This standard is not applicable. V. Street Signs. The city shall install all street signs, relative to traffic control and street names, as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. No new signs are proposed or deemed necessary. W. Mail Boxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to road curbs; 2. Proposed locations of joint mailboxes shall be designed on a copy of the preliminary plat or development plan, and shall be approved by the city engineer/U.S. post office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S. post office prior to final approval. Mailboxes are not shown on the site plans. Mailbox locations must be submitted for review and approval prior to commencing site improvement. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 39 OF 51 X. Traffic Signal. The location of traffic signals shall be noted on approval street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approval specifications shall be installed. The cost shall be included as a condition of development. No traffic signal is required. This standard is not applicable. Y. Streetlight standards. Streetlights shall be installed in accordance with regulations adopted by the city’s direction. Prior to commencing of site improvements, the Applicant shall provide Engineering Division a photometric analysis of the proposed development frontages for the review and approval. Photometric analysis will follow the recommended values and requirements per ANSI/IESNA. New streetlights are required based on the photometric analysis. If required, the applicant shall submit a plan showing the location of streetlights to Engineering for review and approval. Type and color of pole and light fixture shall also be included on the plan for review and approval. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. No new street is proposed or deemed necessary. AA. Street cross-section. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphalt concrete; 3. The final lift shall be place on all new construction roadways prior to final city acceptance of the roadway; however, no before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development.; 4. The final lift shall be Class C asphalt concrete as defined by A.P.W.A. standards specifica tions; and 5. No lift shall be less than 1-1/2 inches in thickness. Gaarde St (old alignment) adjacent to the development was improved by the City of Tigard in 2007. The structural street section including asphalt concrete pavement and rock section was installed meeting the Arterial Street section. No additional improvement is proposed or deemed necessary. BB. Traffic calming. When, in the opinion of the city engineer, the proposed development will create negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of five years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the five-year time period will be refunded to the developer. No traffic calming is proposed or deemed necessary. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 40 OF 51 CC. Traffic Study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generation from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the prosed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facilities; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Traffic impact analysis is not required or deemed necessary. However, the Applicant submitted a Traffic Memorandum prepared by Lancaster Engineering dated Jun 5, 2018 for reference and information. The memo was reviewed by the City Traffic Consultant, DKS Associates, and found sufficient. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainage way, there shall be provided a stormwater easement or drainage right-of-way conforming substantial with the lines of the watercourse. B. Utility Easements. A property owner proposing a development shall make arrangement with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city’s standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. The proposed development is not traversed by a watercourse or drainage way. However, there are existing public storm and sanitary sewer mains located on both tax lots 2S110AA02100 & 02200. Public storm and sanitary sewer easements shall be provided in accordance with CWS Design and Construction Standards. The site plans do not show that a Public Utility Easement (PUE) along Gaarde St is provided. An eight- foot PUE along both tax lots 2S110AA02100 & 02200 shall be provided. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 41 OF 51 All public easements shall be recorded via documents prior to final building inspection. 18.810.70 Sidewalk. A. 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 the 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. No industrial street is proposed or deemed necessary. The existing six-foot concrete sidewalk was installed as part of the capital project by the City of Tigard in 2007. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian route within ½ mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 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 proposed development does not generate an additional 1,000 vehicle trips or more per day. There is no sidewalk gap within 300 feet of the development on Gaarde St (old alignment). C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: There is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional consideration of exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. A six-foot curb tight sidewalk was installed in 2007 by the City of Tigard. No planter was installed. The Applicant shall provide planter behind the sidewalk and install street trees in accordance with the City of Tigard Standards. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. The narrative indicates that it is the adjacent property owner’s obligation to continue maintaining the adjacent sidewalks, curbs and planter strips. E. Application for permit and inspection. If the construction of a sidewalk is not included in the performance bond of an approved subdivision or the performance bond has lapsed, then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall be before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provision of this section is satisfied. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 42 OF 51 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provision of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time. b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk. c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or, d. Topography or elevation of the sidewalk base area makes construction of sidewalk impractical or economically infeasible. 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Sidewalk construction in the public right of way or proposed public right of way will be inspected and approved by the Engineering Division. 18.910.090 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. 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. D. Permit Denied. Development permits may be restricted by the commission or hearing officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. The Applicant’s narrative and site plans indicate that there is an existing public sanity sewer main located along the south property line of both Tax Lots 2S110AA02100 & 02200 for connection. Prior to commencing of site improvements, submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. Prior to final building inspection, the proposed public sanitary sewer system and associated facilities shall be constructed, completed, and/or satisfied. No over-sizing of sanitary sewer is proposed or deemed necessary. 18.910.100 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; The applicant’s narrative and site plans indicate that there is an existing public storm drainage main crossing both Tax Lots 2S110AA02100 & 02200 for connection. Both the existing and proposed storm drainage systems are shown to be separate and independent of the existing and proposed sanitary systems. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 43 OF 51 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and The site plans indicated that a private storm system with multiple inlets will be installed to capture and convey all the runoff generated from the site. Additionally, that an aboveground storm quality and an underground storm detention facilities will be constructed onsite for treatment and detention prior releasing to the public storm system. Thus, there will be no surface water carried across any intersection or allowed to flood any street. Prior to commencing of site improvements, submit site plans as part of the PFI Permit showing how run- off generated by the development will be collected, conveyed, treated, and detained to the Engineerin g Division for review and approval. The design of storm drainage improvement shall be in accordance with CWS Design and Construction Standards. 3. Surface water drainage patterns shall be shown on every development proposal plan. A grading plan was submitted showing contours associated the construction of the development. The Applicant’s site plans also include the proposed storm system and location of the catch basins and the water quality/detention indicating how surface water drainage patterns will be after development. B. Easement. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. The site is not traversed by a watercourse, drainageway, channel or stream. However, there is an existing storm drainage main crossing the development site. There is no easement doc ument associated with the existing storm drainage submitted with the application. If a public easement has not been in place, the Applicant shall provide the City of Tigard a public storm easement for the future maintenance of the existing storm main. The public storm easement shall be provided in accordance with CWS Design and Construction Standards and be recorded via documents prior to final building inspection. 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). There is no upstream basin that flows across the subject site. 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). A preliminary storm drainage report was submitted as part of the land use submittal. Prior to commencing site improvements, submit a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected, conveyed, treated and detained to Engineering Division for review and approval. The storm drainage report shall be prepared and include a maintenance plan in accordance with CWS Design a nd Construction Standards and the City of Tigard Design Guidelines. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 44 OF 51 Prior to commencing of site improvements, submit site plans as part of the PFI Permit indicating how run- off generated by the development will be collected, conveyed, treated and detained to Engineering Division for review and approval. Prior to final building inspection, all public stormwater drainage system, including water quality and detention facilities shall be constructed, completed, and/or satisfied. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city’s adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. 2. Developments adjoining proposed bikeways identified on the city’s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. The proposed development is directly adjacent to Gaarde St (old alignment), which is currently classified as an Arterial St. However, it is functioning as a Neighborhood Route. The City is planning to reclassify the street in the future when the Transportation System Plan (TSP) is updated. The City of Tigard as-built drawings indicated that Gaarde St (old alignment) was improved with 44 feet of pavement to accommodate two travel lanes, a center turn lane, and two bike lanes. No additional improvement is proposed or deemed necessary. 18.910.120 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. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. 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 STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 45 OF 51 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. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All new utility lines shall be placed underground. There are no existing overhead utilities along the development frontage or on the opposite side of the street on Gaarde St (old alignment). D. Fee in-lieu of undergrounding. 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. No fee in lieu of undergrounding is proposed or deemed necessary. FINDING: As shown in the findings above, the applicable improvement standards have been met or otherwise conditioned to be met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Shared Driveway: A joint access easement and maintenance agreement between Tax Lots 2S110AA02100 & 2200 shall be submitted for review prior to commencing site improvements and be recorded prior to final building inspection. Public Utility Easements: All public utility easements including for storm drainage, sanitary sewer, and franchise utilities shall be recorded on separate documents prior to final building inspection. Fire and Life Safety: Emergency vehicle turn around, location of fire hydrants, and fire flow must be reviewed and approved by Tualatin Valley Fire and Rescue prior to commencement site improvements. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 46 OF 51 Public Water System: The existing public water mains surrounding the proposed development are under the City of Tigard jurisdiction. The site plans indicate that services will be provided to serve the proposed development via the existing public water main located on Gaarde St (old alignment). Prior to commencing site improvements, submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines, hydrants and water services to be designed in accordance with the City of Tigard Standards to Engineering for review and approval. NOTE: An estimated 12 percent of the water system cost will be assessed prior to approval of the City of Tigard’s PFI Permit. Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on- site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to 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. Grading and Erosion Control: Clean Water Services 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. According to 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. 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. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Address Assignments: The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503 -718-2678 to ensure STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 47 OF 51 new addresses are assigned. Prior to permit submission pay the addressing fee. The address fee shall be assessed in accordance with the current Master Fee Schedule. 18.920 Access, Egress, And Circulation 18.920.030. General Provision C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or lots of land meets the combined requirements of this chapter, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the city. Joint access is proposed between the two parcels that are part of this submittal. The existing access for Tax Lot 2200 on Gaarde Street will be closed. Evidence has not been submitted with the application. Therefore, as a condition of approval, the applicant shall submit satisfactory legal evidence to establish the joint use to be paced on permanent file with the city. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 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 that 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 duplex 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 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of 4 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 shall be designed and maintained to remain well-drained. Walkways may be required to be lighted 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 Site Development Plan (Sheet C30), the proposed walkways meet the applicable standards. These standards are met. 18.920.30.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 STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 48 OF 51 standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility) A Traffic Technical Memo prepared by Lancaster Engineer dated June 5, 2018 was submitted. However, a sight distance certificate was not included. Prior to commencing site improvements, the applicant shall submit to the Engineering Division the Preliminary Sight Distance Certification for review and approval. Prior to final building inspection, the applicant shall submit to the Engineering Division the Final Sight Distance Certification indicating that sight distances are still adequately provided at the existing access driveway. The site plans show an existing driveway on Gaarde St (new alignment). The driveway shall be remove and replace with curb tight sidewalk. 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 narrative and site plans indicate that the current existing driveway is located approximately 65 feet south of the intersection of Gaarde St and the Gaarde St (old alignment). The narrative indicates that alternative access is not available. The development proposes to share the existing driveway with the existing apartment located on the adjacent tax lot. Additionally, the Traffic Technical Memo found that the storage space is adequately available to accommodate the northbound queue vehicles without obstructing turning movements into and out of the site access. 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. The existing driveway does not meet the 600 feet spacing requirement along an Arterial Street. However, a s mentioned previously, the Gaarde St (old alignment) is functioning as a Neighborhood Route and the City is planning to reclassify it in the next Transportation System Plan updates. Driveway spacing on Local Street or Neighborhood Route is not required. I. Minimum access requirements for residential uses. 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 18.920.1 and 18.920.2. Table 18.920.2 Vehicular Access/Egress Requirements, requires for 20-49 Multifamily Residential Dwelling Units 24 feet of pavement and 5 feet sidewalks. A 26-foot access way with five-foot sidewalks are proposed. These requirements are met. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 49 OF 51 2. Vehicular access to multifamily structures shall be within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. As shown in the Site Development Plan (Sheet C3), vehicular access is provided within 50 feet of ground floor entrances. This requirement is met. 3. Private residential access drives shall be provided and maintained in compliance with the Oregon Fire Code. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5 percent. Tualatin Valley Fire and Rescue reviewed the proposal and provided a comment letter dated August 23, 2018 addressing basic approval standards including fire access. This requirement is met. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. As shown in the Site Development Plan (Sheet C30), the existing and proposed drive aisle is approximately 300 feet in length. Since it is likely that the drive aisle serving the parking lot would have vacant parking spaces at any given time, vehicle turnouts would not be applicable. This requirement does not apply. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. As shown in the Site Development Plan (Sheet C30), a 30-foot driveway approach is provided. This requirement is met. FINDING: As shown in the analysis above, not all of the Access, Egress and Circulation standards are met. With the following recommended condition of approval, the applicable standards can be met. CONDITION The applicant shall submit satisfactory legal evidence to establish the joint access use, to be placed on permanent file with the city. 18.930.030 Vision Clearance Requirements A. At corners. Except within the MU-CBD zone, a vision 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. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 50 OF 51 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 3 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 8 feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. FINDING: The visual clearance triangle is clearly shown on the Landscape Plan (Sheet L3.0). These requirements are met. SECTION VI. ADDITIONAL CITY STAFF COMMENTS The City of Tigard’s Development Services Division (Engineering) provided comment in a Memorandum dated August 22, 2018. The findings and conclusion of the Memorandum are contained within this Staff Report. Public Works Department reviewed the proposal and provided comment to the Development Review Engineer to include in this Staff Report. SECTION VII. OUTSIDE AGENCY COMMENTS The following agencies/jurisdictions had an opportunity to review this proposal and did not respond: Metro Land Use and Planning, Washington County Department of Land Use and Transportation, Oregon Department of Land Conservation and Development, and the Oregon Department of Transportation, Region 1. Tualatin Valley Fire and Rescue reviewed the proposal and provided a comment letter dated August 23, 2018 addressing basic approval standards. Clean Water Services reviewed the proposal and provided a comment letter dated August 21, 2018 addressing basic approval standards. In addition, a Service Provider Letter dated September 6, 2017 found there were no natural resources present within 200 feet of the site. SECTION VIII. INTERESTED PARTIES COMMENTS The applicant held a neighborhood meeting on June 8, 2017. Documentation is provided in Exhibit 5 of the application. Six attendees discussed the proposed comprehensive plan and zone change amendments, site development review and sign. Issues discussed focused on traffic and access to the site. On August 8, 2018, the city mailed notice of pending public hearing and request for comments to property owners within 500 feet of the subject site. The city did not receive any verbal or written comments. STAFF REPORT TO THE PLANNING COMMISSION CPA 2018-00002/ZON2018-00003/SDR2108-00001/SGN2018-00023 GAARDE MEADOWS APARTMENTS PAGE 51 OF 51 SECTION IX. CONCLUSION Staff finds that the proposed comprehensive plan and zoning map amendments comply with the applicable Statewide Planning Goals, applicable regional, state and federal regulations, the Tigard Comprehensive Plan, and applicable provisions of the City’s implementing ordinances. Therefore, Staff recommends that the Planning Commission recommend approval of the proposed comprehensive plan and zoning map amendments, site development review and sign to the Tigard City Council, as determined through the public hearing process. September 10, 2018 PREPARED BY: Gary Pagenstecher Associate Planner DATE September 10, 2018 APPROVED BY: Tom McGuire Assistant Community Development Director DATE CITY OF TIGARD PLANNING COMMISSION DRAFT MINUTES OF AGENDA ITEM #6 GAARDE MEADOWS APARTMENTS September 17, 2018 Location: Tigard Civic Center Town Hall, 13125 SW Hall Blvd. CALL TO ORDER President Fitzgerald called the meeting to order at 7:00 p.m. ROLL CALL Present: President Fitzgerald Commissioner Brook Commissioner Hu Commissioner Jackson Commissioner Middaugh Commissioner Roberts Alt. Commissioner Whitehurst Absent: Vice President Feeney; Commissioner Lieuallen; Commissioner Schmidt Staff Present: Tom McGuire, Assistant Community Development Director; Doreen Laughlin, Executive Assistant; Agnes Lindor, Associate Planner; Gary Pagenstecher, Project Planner; Susan Shanks, Senior Planner PUBLIC HEARING GAARDE MEADOWS APARTMENTS COMPREHENSIVE PLAN AMENDMENT (CPA) 2018-00002; ZONE CHANGE (ZON) 2018-00003; SITE DEVELOPMENT REVIEW (SDR) 2018-00001; SIGN (SGN) 2018-00023 The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium-High Residential; Zone Change from R-12(PD) to R-23; removal of the Planned Development Overlay, Site Development Review to add 28 apartments in 3 new buildings; and exceptions to the front setback from 20’ to 16’ and westerly side yard setback from 30’ to 24’ through TDC 18.780.070A. LOCATION: 10900 & 10930 SW Gaarde Street QUASI-JUDICIAL HEARING STATEMENTS President Fitzgerald read the required statements and procedural items from the quasi- judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias. Conflict of interest: None. Ex-parte contacts: None. Site visitations: Commissioners Whitehurst, Brook, Hu, Jackson, and Roberts. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Project Planner Gary Pagenstecher introduced himself and went over the staff report. Staff reports are available on-line one week before each hearing. He noted that the proposal includes a Zoning Map Amendment from R-12(PD) to R-25. He said there isn’t a lot of R-25 in the City so he pulled up an aerial view on the computer to show the commissioners where R-25 areas are located within the city. After going over details of the project, he noted that there had been no new written comments and there didn’t appear to be anyone present to testify. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the Comprehensive Plan and Zoning Map Amendments as determined through the public hearing process. Staff further recommends that the Planning Co mmission recommend to the Tigard City Council APPROVAL of the proposed Site Development Review and Sign Permit, as determined through the public hearing process. APPLICANT’S PRESENTATION Tony Weller, of CES NW for the surveyor, engineer and planner for the project said the property is a little unique in that it is made up of two tax lots – the easterly lot has a single family residence and an existing apartment complex. The westerly lot has just a single-family residence on it right now near the front. That lot takes access on the new Gaarde portion, very close to the curb return. When they were initially looking at just that property alone with the owner - access was a big concern. There weren’t many good options; however, because he also owned the parcel next to it, it lent itself to where they landed with the shared access. That was something they worked with staff early on and the most current traffic memo that’s in the staff report reflects the current traffic counts and has been recently updated. He said they looked at shared access – the common property line still goes down the center of the two access ways so it allows for them to share maintenance, share access, and each have their own parking. There’s a shared stormwater facility in the SW corner. The owner wanted family capable units and not studio units and that’s the context of the neighborhood. He said they worked with the Fire Department so that the end of the parking at the very south end of the site is actually to accommodate a fire department turnaround. And regarding the stormwater facility on the site – they tried to make it an amenity to the site and put an overlook and have it well landscaped to make it be a benefit rather than something behind a chained link fence that has uncontrolled weed growth etc. This has all been incorporated into the framework. They looked at building the pedestrian access around the apartment and tied those to the common courtyards and play areas as much as they could to bring that connectivity up to Gaarde. Ralph Tahran, architect for Tahran Architecture and Planning, put up a rendering to show the overall site plan (the commissioners had a copy in their packets). He noted the landscape plan provides good color and variety. The existing 70’s era apartment building is very simply structured as many of those were at the time. W hen they were asked to come in and do this and they looked at the R-25 zoning – they realized they were certainly allowed to go up to three stories but they deliberately kept it to two stories. They did that because they know they’re an infill property i.e. they’re “slipping in” there, and they want to provide a residential context to it. He said there’s a heavy buffer of various tall trees – much taller than their buildings will be; the buildings at the highest point will be 31 feet. He noted the units are 10 to 15% larger than the typical units he designs and that it was a pleasure to work with floor plans that provide a more longer-term living environment. This will be a very family oriented project in that they worked, even on a fairly tight site, to keep some meaningful open space. He said there’s a common courtyard that has a play space, a barbecue space, and a large sandbox with park benches that they see as a centralized gathering place. There’s even another barbecue area across the way. There are many amenities for a project of 45 units. Tigard has strict parking requirements – he noted they meet those requirements and added 15% for visitors. He said their parking has 80 spaces - 1.8 parking spaces per unit - 1.5 is more the norm. The parking ratio is good. They have a storm facility at the city’s urging and worked to make it an amenity with the landscape that’s been done - rather than it just being a weed patch. He said “We will have sloping roofs that relate to the surrounding architectural style. We emphasize different colors so the elevation looks interesting. We can meet the conditions of approval – that’s not a problem for us at all.” QUESTIONS Are you doing any updates on the existing building? The owner would like us to do some updates, but we’re not looking at doing extreme structural changes or additions. It’ll be mainly upgrading the interior of the units and maybe some exterior siding improvements. You mentioned that an error had been made on the setback calculations. So – you can meet the front yard setback of 20’ and the side rear of 30’ instead of the proposed 16… No, those aren’t the setbacks that were in error at all. Those are exceptions that we’ve asked for, we’re keeping that. It’s mainly instead of having like 8’ of separation from the sidewalk to the building, we had something like 7 or 6 ½ and we can easily meet those. As they come out of the driveway, are people allowed to legally turn left there? I ask because people come flying around that corner. That’s what the traffic count was about – the City’s specific question was about that left turn movement, and both times it came out that there was room to do that. You can see that corner at least from that driveway location – so it’s not a blind corner; and there are not many options – that’s just the state of the property. Regarding the existing building – will that be occupied during the construction? Yes. That will be a coordination project. We will stage it so there won’t be much impact to the existing residences. On page 3 of the staff report, I’d like to verify that Condition of Approval #10 is actually part of Condition #9 – is that correct [they now look like two separate conditions]. Yes, that is an error. Point taken – I will make that adjustment. So there will be a total of 31 conditions instead of 32, correct? Yes, that is correct. Thank you for pointing that out. How tall are the retaining walls? The sidewalk one is not very tall. We could have graded it out but we chose not to do so as not to impact those existing trees that we mentioned along the west property line. Even at the top of the pond, it’s three feet. If we need to put a pedestrian rail along the fence, we’ll do that along the wall. TESTIMONY IN FAVOR - None TESTIMONY IN OPPOSITION – None PUBLIC HEARING CLOSED DELIBERATION President Fitzgerald asked the commissioners to weigh in with their thoughts.  Commissioner Whitehurst – appreciates the owner making a priority for family units and though there could have been more, 45 is the actual unit count. It fits the character of the neighborhood. He thinks that along Hwy99 the R-25 zoning is appropriate to the neighborhood. The building height conforms quite well – they didn’t go to the maximum height that they could have. He thinks better lighting might help with the safety of the otherwise darker area. He recommends going along with the approval and believes they meet all the criteria and standards.  Commission Brook likes it. She’s a little concerned that they may be a little costly but realizes that it’s for a larger family unit. She thinks it’s a good use of the land.  Commissioner Hu agrees with the others. He’s a bit concerned about the traffic on both the old and new Gaarde Street. He’s seen close calls there with people going west trying to find Elmer’s entrance – crossing over to the oncoming traffic and going too fast. He realizes that’s not being considered here for approval but hopes that perhaps the City Council may be able to do something about it when they’re considering this. Otherwise, he may talk to the traffic advisory committee to see if there’s something that can be done. Overall, however, he sees no reason not to approve this application.  Commissioner Jackson has no problem removing the overlay. The justification for changing the zone seems reasonable. He thinks this is a good development in this area. The two story is a good trade-off.  Commissioner Roberts would like to see it go in. He doesn’t see a problem with it at all and agrees with the others.  Commissioner Middaugh has no complaints. He appreciates the building height and keeping within the look and feel of the area there. He also appreciates the stormdrain facility being more of a feature rather than a “weed garden.” No concerns.  Commissioner Fitzgerald likes the offer of family apartments – particularly so close to Tigard High where they would likely be in demand. She likes the design, and appreciates them working with this “tricky little lot.” She has no problem with anything and likes the package they’ve put together. Good job! MOTION Commissioner Hu made the following motion: “I move the Planning Commission forward a recommendation of approval to the City Council of application CPA2018-000002; ZON2018-00003; SDR2018-00001; and SGN2018-00023 and adoption of the findings and conditions of approval contained in the staff report and based on the testimony received.” Commissioner Roberts seconded the motion. VOTE All in favor – none opposed. RESULT – Recommendation to forward a recommendation of approval to the City Council passes unanimously. ADJOURNMENT President Fitzgerald adjourned the meeting at 9:45 p.m. _______________________________________ Doreen Laughlin, Planning Commission Secretary _________________________________ ATTEST: President Calista Fitzgerald CITY OF TIGARD PLANNING COMMISSION DRAFT MINUTES OF AGENDA ITEM #6 GAARDE MEADOWS APARTMENTS September 17, 2018 Location: Tigard Civic Center Town Hall, 13125 SW Hall Blvd. CALL TO ORDER President Fitzgerald called the meeting to order at 7:00 p.m. ROLL CALL Present: President Fitzgerald Commissioner Brook Commissioner Hu Commissioner Jackson Commissioner Middaugh Commissioner Roberts Alt. Commissioner Whitehurst Absent: Vice President Feeney; Commissioner Lieuallen; Commissioner Schmidt Staff Present: Tom McGuire, Assistant Community Development Director; Doreen Laughlin, Executive Assistant; Agnes Lindor, Associate Planner; Gary Pagenstecher, Project Planner; Susan Shanks, Senior Planner PUBLIC HEARING GAARDE MEADOWS APARTMENTS COMPREHENSIVE PLAN AMENDMENT (CPA) 2018-00002; ZONE CHANGE (ZON) 2018-00003; SITE DEVELOPMENT REVIEW (SDR) 2018-00001; SIGN (SGN) 2018-00023 The applicant requests a Comprehensive Plan Amendment from Medium Density Residential to Medium-High Residential; Zone Change from R-12(PD) to R-23; removal of the Planned Development Overlay, Site Development Review to add 28 apartments in 3 new buildings; and exceptions to the front setback from 20’ to 16’ and westerly side yard setback from 30’ to 24’ through TDC 18.780.070A. LOCATION: 10900 & 10930 SW Gaarde Street QUASI-JUDICIAL HEARING STATEMENTS President Fitzgerald read the required statements and procedural items from the quasi- judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias. Conflict of interest: None. Ex-parte contacts: None. Site visitations: Commissioners Whitehurst, Brook, Hu, Jackson, and Roberts. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Project Planner Gary Pagenstecher introduced himself and went over the staff report. Staff reports are available on-line one week before each hearing. He noted that the proposal includes a Zoning Map Amendment from R-12(PD) to R-25. He said there isn’t a lot of R-25 in the City so he pulled up an aerial view on the computer to show the commissioners where R-25 areas are located within the city. After going over details of the project, he noted that there had been no new written comments and there didn’t appear to be anyone present to testify. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the Comprehensive Plan and Zoning Map Amendments as determined through the public hearing process. Staff further recommends that the Planning Commission recommend to the Tigard City Council APPROVAL of the proposed Site Development Review and Sign Permit, as determined through the public hearing process. APPLICANT’S PRESENTATION Tony Weller, of CES NW for the surveyor, engineer and planner for the project said the property is a little unique in that it is made up of two tax lots – the easterly lot has a single family residence and an existing apartment complex. The westerly lot has just a single-family residence on it right now near the front. That lot takes access on the new Gaarde portion, very close to the curb return. When they were initially looking at just that property alone with the owner - access was a big concern. There weren’t many good options; however, because he also owned the parcel next to it, it lent itself to where they landed with the shared access. That was something they worked with staff early on and the most current traffic memo that’s in the staff report reflects the current traffic counts and has been recently updated. He said they looked at shared access – the common property line still goes down the center of the two access ways so it allows for them to share maintenance, share access, and each have their own parking. There’s a shared stormwater facility in the SW corner. The owner wanted family capable units and not studio units and that’s the context of the neighborhood. He said they worked with the Fire Department so that the end of the parking at the very south end of the site is actually to accommodate a fire department turnaround. And regarding the stormwater facility on the site – they tried to make it an amenity to the site and put an overlook and have it well landscaped to make it be a benefit rather than something behind a chained link fence that has uncontrolled weed growth etc. This has all been incorporated into the framework. They looked at building the pedestrian access around the apartment and tied those to the common courtyards and play areas as much as they could to bring that connectivity up to Gaarde. Ralph Tahran, architect for Tahran Architecture and Planning, put up a rendering to show the overall site plan (the commissioners had a copy in their packets). He noted the landscape plan provides good color and variety. The existing 70’s era apartment building is very simply structured as many of those were at the time. When they were asked to come in and do this and they looked at the R-25 zoning – they realized they were certainly allowed to go up to three stories but they deliberately kept it to two stories. They did that because they know they’re an infill property i.e. they’re “slipping in” there, and they want to provide a residential context to it. He said there’s a heavy buffer of various tall trees – much taller than their buildings will be; the buildings at the highest point will be 31 feet. He noted the units are 10 to 15% larger than the typical units he designs and that it was a pleasure to work with floor plans that provide a more longer-term living environment. This will be a very family oriented project in that they worked, even on a fairly tight site, to keep some meaningful open space. He said there’s a common courtyard that has a play space, a barbecue space, and a large sandbox with park benches that they see as a centralized gathering place. There’s even another barbecue area across the way. There are many amenities for a project of 45 units. Tigard has strict parking requirements – he noted they meet those requirements and added 15% for visitors. He said their parking has 80 spaces - 1.8 parking spaces per unit - 1.5 is more the norm. The parking ratio is good. They have a storm facility at the city’s urging and worked to make it an amenity with the landscape that’s been done - rather than it just being a weed patch. He said “We will have sloping roofs that relate to the surrounding architectural style. We emphasize different colors so the elevation looks interesting. We can meet the conditions of approval – that’s not a problem for us at all.” QUESTIONS Are you doing any updates on the existing building? The owner would like us to do some updates, but we’re not looking at doing extreme structural changes or additions. It’ll be mainly upgrading the interior of the units and maybe some exterior siding improvements. You mentioned that an error had been made on the setback calculations. So – you can meet the front yard setback of 20’ and the side rear of 30’ instead of the proposed 16… No, those aren’t the setbacks that were in error at all. Those are exceptions that we’ve asked for, we’re keeping that. It’s mainly instead of having like 8’ of separation from the sidewalk to the building, we had something like 7 or 6 ½ and we can easily meet those. As they come out of the driveway, are people allowed to legally turn left there? I ask because people come flying around that corner. That’s what the traffic count was about – the City’s specific question was about that left turn movement, and both times it came out that there was room to do that. You can see that corner at least from that driveway location – so it’s not a blind corner; and there are not many options – that’s just the state of the property. Regarding the existing building – will that be occupied during the construction? Yes. That will be a coordination project. We will stage it so there won’t be much impact to the existing residences. On page 3 of the staff report, I’d like to verify that Condition of Approval #10 is actually part of Condition #9 – is that correct [they now look like two separate conditions]. Yes, that is an error. Point taken – I will make that adjustment. So there will be a total of 31 conditions instead of 32, correct? Yes, that is correct. Thank you for pointing that out. How tall are the retaining walls? The sidewalk one is not very tall. We could have graded it out but we chose not to do so as not to impact those existing trees that we mentioned along the west property line. Even at the top of the pond, it’s three feet. If we need to put a pedestrian rail along the fence, we’ll do that along the wall. TESTIMONY IN FAVOR - None TESTIMONY IN OPPOSITION – None PUBLIC HEARING CLOSED DELIBERATION President Fitzgerald asked the commissioners to weigh in with their thoughts. • Commissioner Whitehurst – appreciates the owner making a priority for family units and though there could have been more, 45 is the actual unit count. It fits the character of the neighborhood. He thinks that along Hwy99 the R-25 zoning is appropriate to the neighborhood. The building height conforms quite well – they didn’t go to the maximum height that they could have. He thinks better lighting might help with the safety of the otherwise darker area. He recommends going along with the approval and believes they meet all the criteria and standards. • Commission Brook likes it. She’s a little concerned that they may be a little costly but realizes that it’s for a larger family unit. She thinks it’s a good use of the land. • Commissioner Hu agrees with the others. He’s a bit concerned about the traffic on both the old and new Gaarde Street. He’s seen close calls there with people going west trying to find Elmer’s entrance – crossing over to the oncoming traffic and going too fast. He realizes that’s not being considered here for approval but hopes that perhaps the City Council may be able to do something about it when they’re considering this. Otherwise, he may talk to the traffic advisory committee to see if there’s something that can be done. Overall, however, he sees no reason not to approve this application. • Commissioner Jackson has no problem removing the overlay. The justification for changing the zone seems reasonable. He thinks this is a good development in this area. The two story is a good trade-off. • Commissioner Roberts would like to see it go in. He doesn’t see a problem with it at all and agrees with the others. • Commissioner Middaugh has no complaints. He appreciates the building height and keeping within the look and feel of the area there. He also appreciates the stormdrain facility being more of a feature rather than a “weed garden.” No concerns. • Commissioner Fitzgerald likes the offer of family apartments – particularly so close to Tigard High where they would likely be in demand. She likes the design, and appreciates them working with this “tricky little lot.” She has no problem with anything and likes the package they’ve put together. Good job! MOTION Commissioner Hu made the following motion: “I move the Planning Commission forward a recommendation of approval to the City Council of application CPA2018 -000002; ZON2018-00003; SDR2018-00001; and SGN2018-00023 and adoption of the findings and conditions of approval contained in the staff report and based on the testimony received.” Commissioner Roberts seconded the motion. VOTE All in favor – none opposed. RESULT – Recommendation to forward a recommendation of approval to the City Council passes unanimously. ADJOURNMENT President Fitzgerald adjourned the meeting at 9:45 p.m. _______________________________________ Doreen Laughlin, Planning Commission Secretary _________________________________ ATTEST: President Calista Fitzgerald