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ZOA1-81
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. ^+- a • .., •,.:. F a -i.._., 1...... ..,.-r� „• .,,.i;.:.. _,.:,J-�.w,::1/. ,..,k•:,a h...,..,«,,..+. r ..,.,:....:L,.irrl i�,,,, .,•,-...tM «... —,,gym st ZOA 1.:�-81 Home four The Aged Multi s P1' nn.e ' .lti'ily d Development 15 I$trict (A7 0/80 PU Chap 8. 25 k` �1• na. vwkrra1rt ri � 1K. �Gaai« sr4 +Gw ,<«wawatliSltt " wa 1 J , ff' 3 I { •Y V • •1' • V e M a • I, ri • q. l Rl r , A f' 1' is y y ,, l' • � i Its ■ 4r I. 1.• - a ( CITY OF TIGARD, OREGON ORDINANCE NO. 81- :'f; . AN ORRDINA,NCF. ADDING CHAPTER 18.25 HOME FOR THE AGED MULTIFAMILY PLANNED DEVELOPMENT DISTRICT (AXO/80PD) TO THE TIGARD DEVELOPMENT MUNICIPAL CODE DECLP,ING L j , AN EMERGENCY AND FIXING AN EFFECTIVE DATE. (Home For The Aged A70/80PD) THE CITY OF TXGARD ORDAINS AS FOLLOWS SECTION 1: Chapter 18.25 Home For The Aged Multifamily Planned Development District (A70/'80PD) is hereby added to the Code. This Chapter is included here as Exhibit "A". This zoning designation is for a specific area outlined by map and tax lot. Additional land zoned to this designation shall be added to the ordinance as outlined in Section 18.25.015. SECTION 2: Inas;auch as it is neces .ry to the peace, health, and safety of the public that the lore oin change in.the City's this records ` J 4 g Y , become effective, an emergency is hereby declared to e.d t, and this ordinance '..,; shall be effective upon its passage by the Council and approval by the 'iayor. PASSED; By `,t/ 0 11 1F/J U f.!5 vote of all Council members present, after 3R being read by number and title only two times on this C2 7 ' day t , 1981' s ///}jj//1, '/c .-.%'..t.'.') C/ ,,,,4,47,.', 1" Recorder - City of Tigard, '11 / ° fAPPROVED Mayor,the �yor, this t'.' day of ,� 1081. r I" ,...7-2?//,,,//'''t41■7// 7 1/4 ) 7 - mayor City of Tigard n ( 1 OMENAWCE 'NO 81 '2,OA 1-31 ( iotrie For The Aged) N EXHIBIT "A" r Chapter 18.25 F1OME FOR TIDE.AGED, MULTIFAMILY PLANNED DEVELOPMENT DISTRICT (A70/80PD) Sections , 18.25.010 Definition. 1.8:25.015 Specific Zone. • 18.25.020 Permitted Uses. 18.25.030 Area Requirements. , 18.25.040 Setback Requirements: 18.25.050 Building Height. • 18.250)60 Additional Requirements. 4.. O∎bit4 WCE N0 t31--;16 OA 1-81 (tote Vox' The Aged) Page ao�rr'" R9 .\ AO A 4, ZOA 1--81. : PACE 2 Definition. SENIOR CITIZEN/HANDICAPPED HOUSING FACILITY 18.25.010 � A multi-unit housing center with common facilities and services provided for elderly or handicapped residents who require or desire a more supportive living environment than typically afforded to residents in apartments or single family residential housing. Nursing care and personal services may be provided in conjunction with these facilities. 18.25.015 Specific zone. This specific zone designation is Washington County Tax Map 2S1 2DA, Tax Lot 702, 1.60 acres and Tax Map 2S1 IDA, Tax Lot 400, 4.8 acres. If and when future comprehensive plan changes are approved to this designation, the map •, and tax lots shall be added as an amendment to this section. 18.25.020 Permitted uses. No building structures or land shall be used and no building or structure shall be hereafter erected, enlarged or altered in the A70/80PD zone except for the following uses: 1) Apartment dwellings for senior citizens (elderly persons) and handicapped . 2) Clinics nics (Medical) offering services to these residents in this specific complex primarily; 3) Convenience retail facilities offering services to these residents shall be constructed internally for the use of the residences within the complex. 18.25.030 Area requirements, Total land area is not less than five (5) acres unless approved by the Planning Commission. q " nts. All developments in this zone must be reviewed as a Planned Development District 8.25.0 f0 Setback re �i�.reme . (PD) . The Planning Commission shall review setbacks as a 'portion of this process. 18.25.050 Building height. The maximum building height allowed in this zone shall not exceed eight (8) stories or eighty-five (85) feet, whichever is less. 18+25.060 Additional requirements. 1) The affected Neighborhood Planning Organization (WPC) shall review all development with the applicant prior to review before the Planning Cotnahission. The NPO shall file a written statement with the Planning Staff prior tq the preparation of the Staff Report which accompanies the application to the Planning Commisalon. This statement by the Nl'0 shall be considered as a policy statement and shall be made a part of the record, 2) All developments shall be reviewed by the Planning CO tuilissiof as Planned Developments and shall be reviewed by the City council for final approval. 3) All development in this One shall be subject to Site Design Review. 4) Parking requirements: One space per four (4) living units plus adequate parking `for employees (Reference: Code Section which j separate ar to(Parking) p • • �.nimum Parki Space Requirements) , All buildings included i p a from the main living units must meet their respective parking space requirements under the code: 5) Access try a public right-of-way shall be a minimum of fifty (50 ) feet to insure adequate apace for emergency v°ehiales. • 1 6) All development shall be approved in writ ng by the appropriate fire protection . .� p pP P district fire marshall:. Such approval shall specifically address the rescue' atd fire life safety aspects related to the proposed dtwcl,tpmettj I ), AGENDA o- TIGARD PLANNING COMMISSION APRIL 7, 1081 - 7:30 p.m. FOWLER JUNIOR HIGH LECTURE ROOM 10865 SW Walnut Street, Tigard 1. Open Meeting 2. Roil Call 3. Approval of Minutes from Previous Meeting 4. Planning Commission Communication 5. Public. Hearing: A. Sb�ff. Report B. Applicant's' Presentation C. Public Testimony: 1. Proponent's 2. Opponent's 3. Cross-Examination 5.1 ZONE ORDINANCE AMENDMENT ZOA 7-'80A (PLANNED DISTRICT DEVELOPMENT CHAPTER 18.56 AMENDMENT) 5.2 LONE ORDINANCE AMENDMENT, 'ZOA 1--81 (A70/9OPD HOME FOR THE AGED) 5.3 COMPREIIENSIVE PLAN REVISION PLANNED DEVELOPMENT, CPX PD ( .NGr LYNN/ HANREUS R7 TO Al2PD PRELIMINARY AND GENERAL PLAN REVIEW) NPO 02 5.4 CONDITIONAL USE, CU 3-81 (MC NIECE SINGLE FAMILY ATTACHED IN AN R7 ZONE, REHEARING) NPO 02 5.5 CO"IPREMN JIVE PLAN REVISION, CPR 5-81 (GAL"LO VINEYARDS R7 TO R5) NPO #7 5.6 COMPREHENSIVE NSIVk PLAN REVISION) CPI 4-81 (HAMPTON STREET RU4 TO CP) NPO #4 5,7 ZONE CHANGE, 7C 5-81 (DUNHAM COMPANY RU4 TO CP) NPO 44 5,8 COMPREHENSIVE PLAN REVISION, CPR Sl (DONITA PARR/CHA ITERLLY R7 TO 'FS) NPO r5 5:0 COMPREHENSIVE PLAN REVISION, CPR 7-81 (NPO DENSITY COMPPEHENSIVE PLAN REVISIONS) i�. 6. Old 8u8ino8o 7 Now nu.lifos 8, Other bu:`ifitss;; 0, Adjournment 1 ' , PUBLIC NOTICE TIGARD PLANNING COMMISSION APRIL 1, 1981. -- 7:30 p.m. FOWLER JUNIOR HIGH LECTURE ROOM 10865 SW Walnut Street, Tigard 5. PuBLIC HEARINGS 5.1 ZONE ORDINANCE AMENDMENT, ZOO, 7-80A (PLANNED DISTRICT DEVELOPMENT CHAPTER 18.56 AMENDMENT) A request by City of Tigard for an ordinance amending Chapter :w.56, Sections 20, 30, and 40 relating to Planned District Development and deviations or variances from standards of Title 18 and 17. 5.2 ZONE ORDINANCE AMENDMENT, ZOA 1-81 (A70/8OPb HOME FOR TIIE AGtn) Planning Commission review of a zoning ordinance establishing Certain criteria to be met in the A70/80PD Zone 5.3 COMPREHENSIVE PLAN REVISION PLANNED DEVELOPMENT, CPRPD 3-81 (ANGELYWN/ HAMI;EYJS I1.7 TO Al2Pb PRELIMINARY AND GENERAL PLAN REVIEW) NPO 42 A request by Calvin Hamretiu for a Comprehensive Plan Revision from City of Tigard R7 "Single I amity Residential" to Al2PD "Multifamily Residential Planned District Development" Preliminary and General Plan Review taking in all the lots surrounding SW Angel Placl (Washington County Tax Map 181 35CD, Tax Lots 2401, 2402, 3900, 4000, 4100 4200, 4300, 4400, 4500, 4600, 4700) . 5.4 CONDITIoN1 L 0S:E, C0 3--81 (MC NIECE SINGLE FAMILY ATTACHED IN AN R7 ZONE REHEARING) NPO #t2 A request by Neil and Victorial McNiec:o for a Conditional Use to build single family attached homes in an R7 "Single :Family Residential" Zone located at 11835 SW 95th Avenue (Washington County Tax Map 181 35CD, Tax Lot 2500) 5.5 COMPREHENSIVE PLAN REVISION, CPR 5-81 (GALLO VINEYARDS R7 TO 16) NPO 47 A request by Herb Morissett o Builders for a Comprehensive Plan Revision from City of Tigard R7 "Single Tamil Re idontial 7,500 square foot pet y J "Single y 1 C� lots, to City of Tigard A5 "Single VamilY Residential 5,000 squat° feet per lot" to build single family attached homes 1ocabed aL the southeast corner of i SW Tigard and SW 113th Avenue (Washngtor County Tax Map 181 341 0, 3 Tax Lot 2900) . 5.0 COMPREHENSIVE PLAN PiV ;SIGN, CPT 4r-'81 (HAMPTON STREET RU4 TO CL) NPO #4 A request: by City rat Tigard and the NPO 11:4 ivlomk ers fora Co uprohonsiv+s Plan Rovisi.on from Washington County A04 to City of Tigard CP "Commercial Professional" 1ocaber1 on, Hampton Stroet between 78Lh and 72n6 (Washington Coun Ly Tax Map 181 1AC, Tax Lobs 1100, 1200, 1300) • it • PUBLIC, NOTICE `JIG R D PLANNING COMMISSION • April 7, 1981 Page 2 a 5.7 ZONE CHANGE, ZC 5-81 (DUNHAM COMPANY RU4 TO CP) NPO #4 A request by Gary Dunham for a Zone Change from Washington County RU4 to City of Tigard NPO 04 Plan designation CP "Commercial Profe isional,,r located at 12720 SW 67th and lots adjoining north, northeast, and east (Washington County Tax Map 2S1 lAD, Tax Maps 100, 200, 600, and 700) 5.8 COMPREHENSIVE PLAN REVISION, CPR 6-81 (BONITA PARK/CHAT TERLEY R7 TO R5) NPO 45 A request by dim Ch&tterley for a Comprehensive Plan Revision from City of Tigard R7 "Single panily Residential 7,500 square feet per lot" to I5 "Single `'amily 5,000 square feet per lot" on 1.8 acres at the corner of 79th Avenue and Bonita Road to Construct four (4) attached single family units and two (2) detached single family units . (Washington County Tax Map 251 12B, Tax Lob 4000) . 5,9 COMPREN8NSIVE PLAN -..REVISION, CPR 7-S1 (NPO DENSITY COMPREHENSIVE PLAN REVISIONS) request A by City of for _ in zoning on certain parcels in NPO density t �a.n line with Go�il. #I:10 -� �Ic►usi.n Y g. J al TO EE PUIXJISI1Eb IN TH8 TIGARO TIMES, MARCH 25, :L981 AND APRIL 1, 1981 • illiiiilikiiillir • :. ,., I �r.MS�r ... ....... ....... .. .. err ._ w,' ry nv��.. • .. .�,• ..rv.rkrt tint ny. f}..[� +. !'d .. .... 1 dx h 7}�Y::y y�"°'C C r .x fi 'i�t . r ' .v i 8>,�i, '� p pi..i�Y i ei, ,` '�/jy7 ��'ArMT.'.Y� ' i� AFFIDAVIT OF � � tl � , ,�.c vij�� ' STATE OF OREGON, "t ,i "�` Ir�(��i''!�`�'`�ROOM,�'��t , 1 r?Br , nt ' t� ' and COUNTY OF WASHINGTON , � ' t+j r.'r5,l'ZONE';ORDINANC ,�` �,XV E m —' E NT� I•OA,7.80A,► PLAN ED DIvh"�.; . . w-w.i' .n_.>MA z. tG R1CT,D EVELOPMENt, HAPTE .;r' Y publisher _ 5,,A re" esst b C t ,.o Ti ar{dwtfor a 5 + i" ' being first duly sworn, depose and say that I arty the ublisher _..�.. q �q ,._ g o dtnatt'�e ani�ndtr `} h ter,t,�$f56, ' r of The Tigard Times, a newspaper ' 1Pia,nned"'D istrict Development ai d de. of general circulation as defined �cttci° �0� Q and �U gelatin to by ORS 193,010 and 193,020 itieoes from standards o, a .A t'latl published at Tigard, to the aforesaid coon y and 'V'�l�bl�' d�, +�, � ..,,,. • ' Yl k va, M1 state; that the legal notice, a printed copy of which is hereto annexed, was 2r ZO),)E i`M. }Rl7 NA+,CE �'AMEt~ND-• 4MENT,, OJ.0r,t, y,, (A7.Of 8OPI! i!;OME published in the entire issue of said newspapUr for I.': successive and FOR,TH AGE )h , ''i�ian in 'C;omi�n�' tUn ` e ,„' obi t, ,I esta l-'skti yoerta ta'_.consecut ve weeks in the following issues '' Y ibg'', g�inunce,., r,tiitertu.t t iet a�ini the I80F D MARL"H 25 27 19x1 APRIL � 198 ..F.-: s ._ ....> '., .5a CO RE l NSIV, FLAN.RE ' '. 3q SICN PLAP.ACD DLVELQP,M'N' ,', �,, ,. ,GPRPb 3� 1( NIE ,`�ltl' l\+I15.•�(Signaiture)> 1,',k1.', `'C5 Al 1 PRELIMINAI Sc`',,AND • . i'r`i.+hlb 1L b A �1 Y, } PC) l .`o AA R . i _ e�uC,v�r ,. P +,G , �;......y, � :.a riwt'i"'r7+,'1tµ+^!4r fS �`. ,, � • �, Subscribed acrid sworn to before me this .,»;>.. „•.::::,;.2 �r\..:>. day of »:.,,.. :, ci'e 1 , b . a, . , e std,by`YSCalvi. � �a z r ar,� J. Comprehensi e� P•lan 11 evasion frd n'�", p g fa'ty°of` ig►' , 7.a€ i 1' Fam iy R si3 w.>:.•..�.�. ��+, .>,,.,.>..� . ..�, d• -'� .»�.4"--- r Notary Pu ltc of Oregon taking to aii 'tlu Iotst s 1? oundmg S „s. ,,,--f ''t:::: ,('i`aee}" a hi t4r1 GA1.i�d T,I”IS l- Lots_ My cortii a*p� ea.. 9`��, �0`4 O0, 4io ?::4260,,t4;30%;.,.,..,,,,, O X50 ,+ niissian ties >.,.: .,,.>.,:.._.\,�, ..>.> >-.�.,r �;� r �� n. 0 700��' , „ aW„n.., Y e,.,:.. , yR....r> .N „Fa,a„l,W .at��, w# 1 ; , }, '�v+.tt. ,A , G 1 ING'LE I AMILY` T \ `Ys 1-'14; :: 1 gg i, g ,+. , :";1- °\.TA RED rIN:`YAN. `7 Z N F a,O,K,',1 0. �,. ,Ni' e�fpr,a° c gt anal r se Lit' b flr linty t � : ' ,.,,, , ~ �,� let,amity' 'tt ed Tome + t. u Pi ny des gn�ati `'ErP 1'e. k t n,l, 'Sl �l '. amity Residential'' e i o i ofessitlnaI”tboat d a't 1"2 2'' Th:; dated atrt 1835 5' ? 95th A venue:(Was.h-s ,,' . and'lots adjoining north, nartl1eas 1:' ii gptor Count'Ta�.t;'Map 151 35C13,Taxr . and east W hin County a p i L 4 UU; ��ti ,..\,-,c,'.',,,,,--'',.K {�sr '�, 2i�5{1 1AD, T`axx Map 100,200, G.OD, and , 1 f5 CJl 13li.EH ' 1.Iiy�E PLAN R}W � 700). > �� ION',' t'R 5x181( �►L�LG,;}��INEYAR1)S', `r y,8 C M�$ NE IVE PLAN X'{t V i i T(�'R5) i�1{E_O N N . 7. ry }�.It f S1 l'V►M , CPR 0'�;S i ('i O 1V I T It `,l � Neit�fJ ,'e.` rm' ot. iee�' ,X 84il "� , �PA /,C �ATTRR7`Tt `RNA' , , ,t ' ers for-n Co', pri he'Hsmra'rPlat�l`�` evisii4t'' ' of '.�,it'o Ts ar R7'i`Sata a ii�� q' la Revis o V for #sad n,I i c O, fee I r of .o A re�guest by �� �on� rehetisiv' rilal� evisiort. fx•o � 1 ',.: dit, off Tigard R7"single�:�Fam l�Reai:- ' `Ceitklof�� "a'gards'p.Si gle}Fa ily� es ' det ti l!7,500; ore;feet per l+ot' to ,, , �,4 !' build stt� le a ily att he homes o� � f pi 110• " h n r it th t d the ou a orn r . e a,d''O ld P II 3t11„�,enue(`V'aslant ,., AV:bt�ti �,tirtd vita ktoad"to eol��trtl�t` , 1(0� Gott t�'�r��~ 14,�� �'s�:����'�r T��,_ four "((4)„-attached single-,.fami ' ,units. ,� t o un v �, 1'6 't vo', ( �•, a,P ; ltigid-``a ii , $6 C MPRgm..tk` U PLAN R �tni ;;hy '(2).it ttct C, Cyg 'a gION,. i' .4'. i ( A t�T1�N'{ le i✓' ` ,.. t�5 � 12 ,Tah�Ltit00� 1 ` '''',''''A,'U.; ,, '8',0 COMPREHENSIVE E LAN'� V � �, 2 g("N,' l R 7�8lt(IIPts DE,PLAN GM- 'All' ,/.4...e 0st by ity of Tigard.and,thie,l. PREHENSIV PLAN"REV SIt NS P,O . i Members-fora Gorr pi ehen.t,4. � .' ( . � ' I;§iy ,un tevisip�i f'r`om Wa hingt +tn i ° t .i lies\ b pity a Ti,6'afd,lot-4, ` 1,:;`. 1 changeifi zooid, on;.eertain pthceis In � o i' ','R 4 to �Cit i. �►� Igar GP el ,,tt� 3 P a }�{,r, a a y, y t q_+} « m''t idetciuhi Pro,fe iol) i i,ocatt�d0i ` w, sel�figii. N,i,' 1 6''to#i#dvXrdriii1 ,.adt1.SI4. 4?, bvi y0 irY"+i" ri dai��N �10 i Nuslnp1 t o t., tyt 4� ` a 7 r �TT o.,4 53 - .t'ut l!ish - rc 25� 27 (v alpT to ,Count ° ,' a,`2S_. '" }y I�({�1+� , • April 'f i11U� H ,,,• .Fl�n^i.'�,i1L^'N.,',htrs�, Il..sr�'!1•�,"�,„i, �}�,w `F.��+t� �.�r e>✓. ` `r`,e«.r�l�+,soihAa,tm.h,mnnMVMnrvr,.+wl� ..Y •,.+1, q„ �.. ,,,,.., .. - ,u_.,,. ..., Neighborhood 'Planning ng Organization #1 ' -, .0 a;31 March 1981i-Y Tigard. Planning Staff i ,(1.$2.... . Tigard Planning Commission 1 Tigard Council Members . . Tigard City Hall Tigard, OR 97223 : . • , Subject; Chapter 18.25 Hom for the Aged A70/8OPD Code Ordin-w anoe Review/Planning Staff Memorandum dated March 4, 1981. Dear Sirs, Because of NPO #1's serious concerns with the proposed Chapter 18.25 Home for the Aged A70/80PD Ordinance review, a special meeting was called by the Planning Director, Aldie Howard, between NPO #1, Planning Staff, Tigard Planning Cor- '; mission, and other interested parties(See. encleed Memo)Q Unfortunately, no member of the Planning' Commission or Mr. , • Howard attended the NPO meeting to resolve these concerns. ' Nine NPO #1 members and guests did d listen to a well prepared developer(Mr. Sturgis) review his 320 unit project. . l The NPO group was throughly disappointed in the failure of the Planning Commission and Planning Staff to appear since g , • oe the.meeting was called by staff for a specific purpose. We feel our concerns Sill need to be resolved if this code 18.25 is to be used as a guideline for future developers in this type of zone. We respectf ull� suggest su est that no further action be taken ''. on this 'code ordinance until this joint meeting can take place. Respr ctfully C ' 0 Butler Secretary NPO #1 Enclo►4ureda Memorandum dated d � March 'i��1 from Staff taf� Copies to b Planning Staff Planning Commission Counc lmentbersi 1' l All NPO #1` Members a , 1 • I M E , 'O R A N D .0 24. b • ' . i i MARCH 4, 1981 . TO: PLANNING COMMISSION, WO #1, AND 3NTE.RESL'E'D PARTIES 'IOM: PLANNING DIRECTOP, SUBJECT: CHAPTER 18.25 HOME FOR THE AG ED A70/80pD.ORDINANCE REVIEW 1 1 propose a special Study Session with the Planning Com;ni,ssion,� NPO ,.. , interested parties on March 31, 1981 at ti 7:30 members and all other p.m. 'at the Durham, Waste Treatment Plant. we rhould discu ss the proposed Chapter changes, the actual project, and related matters • At the April 7, 1981 Planning Commission ' eting, we could act on the Ordinance. µ • die F and P1 lng Director I II ' r . , 1 ■ • . { } 1 } f 1 + 1 , ,,. .,..-. ,•. E .,_,.,,.. j .,,,�.; � .,..,,. ......:. ......'.1 . 1 • 1, t r ( ° , Planning Organization 31 Al.itq.iniE 1981 OPENED MEETING:, dr c e). ROLL CALL: Present-9 Absent-1 Staff Representative-Liz Newton • OLD BUSINESS: A) Minutes of last meeting read and apProvecl .- 0) Jr.E. Bishop's G. I. Joe project discussion cancelled • until the April 15th meeting. C) Discussed future meeting dates for the NPO. Motioned- Seconded-Approved to have all future meetings starting in May on the first Wednsday of that months , NEW BUSINESS: A) Discussed Ordinance 81 ) -proposed Chapter 18.25 Code for Home for the Aged A70/80PD. Discussed the project in • general. Project has 30% site coverage with the two eight story buildings. The 320 unit development is to have 53- 700 sq ft. one bedroom units and 267-375 sq ft. studi units unless market dictate: otherwise. The buildings are • to be "sprinklered. Since Planning Staff Director And the Tigard Planning Commission did not show up at this meeting ,. code draft concerns were not answered.SEE ATTACHED LETTER. B) Motioned-Seconded--Approved to adjourn meeting. NEXT MEETING: `l 1981 G: 15 Apri Butler-•Secretary NPO #1 ,., • ♦ R Z ,..,,,.,.. ..,.,,. ..;,,,, ,,,; ,,. ,«;. ... ,,a» ... _ ;air.>Y.,.,,„'., ,•.,.. . M E M O R A N D U M 4 .9 MARCH 4, 1981 TO: PLANNING COMMISSION, NPO #1, AND INTERESTED PARTIES FROM: PLANNING DIRECTOR SUBJECT: CHAPTER 18.25 HOME FOR THE AGED A70/80PD ORDINANCE REVIEW I propose a special Study Session with the Planning Commission, NPO #1 members, and all other interested parties on March 31, 1981 at 7:30 p.m. at the Durham Waste Treatment Plant. We Should discuss the proposed Chapter changes, the actual project, and related matters. At the April 7, 1981 Planning Commission Meeting, we could act on the Ordinance. • die and P1 ing Director • • MINUTES • TIGARD PLANNING COMMISSION ;`! March 3, 1981 Page • No. 6, the first sentence should read: "The site plan indicates • that the 1.06 acre site will be divided into four lots. The lots pro- posed are all larger than the minimum 7,500 square feet required (see attached map)." No. 10 - reference should be to NPO #7 plan instead of No. 5. • The staff recommendation is for approval of the zone change and preliminary and general plan review, with printed Condition No. deleted and Conditions 6 through 12 renumbered 5 through 11. In the APPL ICANT!S PRESENTATION tTATTON Bill Davis, representing the owners, had nothing additional to offer. j. Problems TESTIMONY developed a wide ranging discussion of the flooding p a. Dale M. Ott, 11900 SW 116th; Dick Jones, 11885 SW 113th; President Tepedino, who lived in the area for so;tne time; and • high a Howard discussed at some a.eiagth the factors causing h�. h water in the area and possible remedies, .immediate and longer range. It was pointed • out a number of houses were built in the area before the city had the mechanism in place to control building in the flood plain. The eventual remedy may take a long time and cost a lot of money. More immediate probably relief reli can be p y gained through cooperation of the r;a,paran owners in cleaning and keeping clear the creek bed so water flow is unimpeded. • • Owens observed that the control measures in tho Summerlake Park area appeared not to be very helpful. This raised the question of how t accurate the Corps of Engineers data really is, and if what has been experienced in the last ten years are only five-year floods as stated, what might the 100 year flood be like? • COMMISSION DISCUSSION AND. ACTION: Discussion centered on steps to assure the new construction would not further a ravate the flooding problem in the neighborhood through modification of the flood plain in any ways Funk. MOVED approve.] of Zone Change Planned Development ZCPD 2-81 based on staff findings and recommendations, with the understanding the applicant and the public works director would take care with respect to aggravation of the flooding in the area; and that Condition 5 be deleted and the remaining conditions be correspondingly renumbered. The motion was seconded by Bonn and carried tUnanimously. • 5.7 ZONE ORDINANCE AMENDMENT ZOA 1-81 (A70/80 2ONfE FOR TNT AGED). Planning Com.triission iieview of a toning ordinance establish ! ing certain criteria to be met in the A70/80 Zone: W Howard introduced the suib, ect with reference to recent fictions on Mr. Sturgiso propoea1e for cotstruction of homes tot the agedb Ae then , i m Ib: j,, t.. MINUTES t TIGARD PLANNING COMMISSION March ; , 1981 Page 9 reviewed the various sections of the proposed ordinance in detail, • outlining reasons for the various provisions. He requested deletion of the third and fourth sentences of 18.25.060, feeling the first two sentences adequately provides for NPO input. (But see reversion to most K of the original language below.) He called attention to the designation of this zoning to very specific locations by tax lot number a This means any other request would require an amendment of the ordinance, with planning commission and city council review which would provide a constant update. Howard pointed out this does in a very real sense set a precedent. However, there is built in the. NPO input, the fire •q.. marshall review, the fire-life-safety, building placement, the PD designation--all aimed at assuring both public input and review and the safety and well-being of the occupants. He called attention to letters from John A. Butler, Secretary of NPO #1 dated February 4. and the other dated February 24, the latter t r . record. He added the concept ofhandicappcd Which 8.125.020(1) , adding "and handicapped elderly". President Tepedino stated the presumption that the city in this Presi hearing was the applicant, and proceeded to call for testimony from the audience. PUBLIC TESTIMONY in favor Was given by --- ** ' Dick Sturgis, 2226 SW Sunset Blvd. , Portland, the • ' g s , , potential developer. He stated a high rise was the most economical to build-- that veriical transportation is cheaper than horizontal for this • purpose, and that the energy saving is substantial. He pointed out a hi g h rise gives the best view to the greatest number of people residing in the facility , He then of high rises in Portland, . T.1 • en shored some slides o and of the area With the proposed building superimposed. He related , i it to an existing fir tree which is somewhat taller than the proposed building. Pat Hutchison, 8940 SW Bdgewood, chairman of NPO #1. She felt the project and the site are good. She did not think that an eight story touter is justified, and pointed out the precedent-Setting effect this would have in Tigard. . PUBLIC CBSTIMONY in opposition: Ralph A ppleman lack architect 1255 SW Hall Blvd. , member of NPO , 1. He Objected to lack of consultation with the NPO before this matter was brought to the planning commission, feeling it Was not in P P g the NPO process. He expressed x 1"Qsse[� accordance With pro Per functioning of th P ►concern about the site selection. It is not safe physically or socially, he , reading from an article on site selection ,,, h e asserted tion for kohl for the { elderly. He did not object to the high ;rise concept, al;thotigh he feat it would be more appropriate in a residential rather than industrial area. He felt the Tigard Senior Center Was improper located because Ili -------,--------•------- .rte_-___^ :' Fry y Y �' j t. b MINUTES TIGARD PLANNING COMMISSION f\,„ // ''''''''(I) March 3, 1981 1: ?"-'15*--') Page 10 of lack of access, and that the proposed project would be a "prison" I to its occupants, • *** John Butler, 9760 SW O*Mara, secretary of NPO 1. He felt the required parking should be one space for each two units instead of for each four units as written. He objected to the draft ordinance as being too vague. ''** Cliff Ashley, 9585 SW O tiara and a member NPO #1. He �'• .. berofll objected to the deletion of a portion of 18.25.060(1). In discussion .. " with staff it was agreed the following would be added to this paragraphs "If this is not done, the applicant shall not be delayed in presentation before the Planning Commission. This statement by the NPO shall be considered as a policy statement, and shall be made a part of the :N•• record." He objected to the eight story height, feeling it should be no more than three stories, pointing out the ground space that either z an eight story or three story complex Would take is small in relation to the four acres available on the site. He objected to the lower-cost- per-unit argument for the high rise, implying it is the neighbors who who will have to live with the completed project in future years. •" •• , At this point President Tepedino closed the public hearing for this time on the issue, and charged the commissioners to review the /// `7r ordinance. He arranged with staff to have the siting criteria mentioned '1. by Mr. Appelman sent to the commissioners for study. • ``..-- .OTHER BUSINESS: • *** Howard referred to the copy of application, included in the packets, of Harry C. Owen, 9765 SW Frewing, as a member of NPO 1. The president called for a vote of approval on this application, •x Which passed unanimously. *4 $ Stff e the letter from Robert concerning aabranchbank as apermitteduse Underthe "c"commercial office • building" category of the dm4 zone. Tepedino MOVED that a branch batik office be so permitted. Funk seconded the motion, Which carried unanimously. • *4 * Staff referred to the copy of letter from Lutz Development Co. asking a One-year extension for development of Colony Greek; C statee. He reported development has not taken place as yet beoatSe £ adverse cono Mic Conditions. The pro j ect has been sol d, and this etenionis . . . . •, .' permit o go..through, after which tim pF e '�•' the hew owners needed wll co�ietou;ot for saleroval of Phases II and III Born MOVED for approval of a one-year e)tt elision seconded by funk and • UnaniMOUsly carried.: • The president adjourned the meeting at 1l:4. •....N w.Fr+Y.A ' r +- « * x u 't,,y1 • ? 7 - t -, yy 4 GARD 1a4ao�s.W.111�AIN TIGARD,OREGON 97223 � , � � , RECEIPT A.•, � CITY OF TI ., DATE; t AMOUNT$ 7. /0d i c - DOLLARS ° ` `Y NAME . .... - CASH: ADDRESS: c. 11,0„ '. FOR: ACCT.# PERMITS SURCHARGE AMOUNT • SEWER BILLINGS 40-364 S � • BUSINESS LICENSE 05-331 PLUMBING PERMIT 05-332 - $ •MECHANICAL PERMIT 05-332 BUILDING PERMIT 05-333 } SEWER CONNECTION 40-363 SEWER INSPECTION 40-365 . . SYSTEM DEV,CHARGE 25.366 e'er PAM: DEV,CHANGE#1 30-367 . PARk DEV,CHARGE#2 30-368 ' ) y z)NING ADJUS TMENTS 05-362 o ,,-.74, kr I TOTALS a.._.Y:..:::. .S.� f7 , 3 ; i , a RECEIVED 3Y, �._.�. - �r•'''" � k` z 4 r ' ,, , h ., u.. . r „• �' ■ i OtR TIT NUMSERS ASSIGNSh: , r k• J 4 r ° „"� 1.4.,Number Amount Number w Amoan tli r�bea Ahtat�r�t i ' 1. S � , � . a RgcEiPT* 7915 r• 6. .,,......,......,.::.. ;.-:,.-..n.:. .........:. .......:....+....:1\.,:.,...,..........:,:.«a,..�.-,-......:.. .�.,..n..,... ...-.,+'.,„..,_h.»,..-..,,. .,a..,+S.r:.i>.....,.al..rn._.-aFab F+ti_�.--.,....._.. .-.....�..-.�..- , � _..,.c...�.....�.i.J-....,..,.A-,.-..._,...�..,. ....W....,. ..>R..T..,-, ..r-1,..,.,....N>..-, 1 . . • '• /tit., ,. ,, , , .„...., .. . ,,, i., . .... . . , , u • may", .r' • ,l -. !., A.. 70 , r ,, ‘,.:;7 .. . r�� ) / '' ' ,'2.31,..1.1. 7 _6,0 t . ' , ¢/+ - i ..: .. . . - '. - . 7,-,. ),,,05-'.6 i, ; c ; .,. q 4,kva . . ; ,. ioled---,:2,,c,er.,) , 1. ..,. ,:, .,, , i, ,. ,: , , , . . . . . « - .. , . .. 1 , , Y }} i N I } ., 1144 , 41; , e f 3. The present temporary access will exist for a period of time of at least two years from the date approved of construction plans Ear public improvements in Copper Creek. 4. To insure Council intent until traffic studies are performed and findings made and acted upon, the temporary access described in Finding No . I shall be posted as "temporary" , and Tualatin Develop- ment shall provide notice of the status of the access within its documents of conveyance . Planninc, Director recommended approval of the agreement, it is satisfa2tory with his department and with the Public Works Department, and asked that the Mayor be authorized to sign, stating that this agreement will take care of the appeal . Councilman Scheckla moved to authorize the Mayor 's signature on the - Kneeland Estates/Copper Creek Agreement, Councilman Cook seconded. .Approved by unanimous vote of Council present. 6 SITE DESIGN REVIEW ORDINANCE - Planni,./5g Director Planning Director and Council wen le;re.c a draft of the Site Design Review ordinance making several language changes and amendments . Planning Director will bring the revised ordinance along with the . original ordinance pointing out changes, to the next regular Council meeting. . DISCUSSION REGARDING VARIOUS ANNEXATION PROPOSALS -- Planning Director ' Planning Director showed Council on the map areas of proposed annexa- tions that will be brought before the Council at their next regular meeting. These annexations included Bennett , (10 lots on Durham) ; Grass (2 lots on 115th Ave) ; McIntosh ( two lots on Durham and 113th Ave. ) ; Chatterly one lot on Bonita) ; Frewing/Barnum (26 lots on 1/4'il: fite.itt,iti.rseteta.reicel.t!rewing) , plus several petitions in area of Councilman Cook encouraged the Planning Director to get more petitions • signed, especially in Walnut/121st atea . Formal Resolutions will be brought to the next regular meeting. 8 , CONSIDER REQUESTING BIDS FOR GAS AND OIL - City AdminiStratot City Administrator stated that since the new President has abolished the gas and oil allocation system, and even though we are happy with our current supplierS , he recommended that we prepare proposals for bids and check current prices , 1otiot-t made by Councilman Cook to prepare proposal bids On gas & Oil , seconded by Councilman scheckla. Approved by unanimous vote of Council present. • PACE 5 - STUDY 81;8810N COUNCIL RINUTtS , Rarch 2 , 1981 rr n • • 1 Vii. 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I ,,,, 1,, , - ., ,:t.,Ita,;-,,,. .,.. .- , „. .,,,., (_te/L{�/.•+ , . , ,. ,t . , , 1 , '' It e '. 41' + .� .a.a.c,....r, r,--.H.,..n•+„�,.I,,.ri,i A»ro#,w+omy ' I..,. ...-�rI 1� � �.0 a r,.!^M�k...M.��a Mr hr Ir»a�^nr1�1,64.r1 St wty�uM Fe•I aRV a C18 SOX h 9Z.roTIG = r+.b•,•.•*O.w d f t xwSO.e`9173 ,p H Gd�I r 4)J 7f • .... 2ATb 5 If '0.O{facig23151 TIGARD,OREGd°�,? P . 9i J` ,iW , 3: 11.4n6mti.•••,e3 43.•3 :..,.,h,.ai•1 ... .INrv.n4 w, 3413. .r — uw „vR..ar....,nbwwr".,,n..am��•,.,ht,t„c,, x,; il • • • • 4 r A ' '-w»ti....:«u+......... ,y.......:r,..r.r.warG..w:at.:cyw.,,,. _ s .s..- ,..:.. •. Neighborhood Planning Organization #1 February 4, 1981 City of Tigard Mayor and Councilpersons City of Tigard Tigard, Oregon 97223 Since the approval of the new A70/80 zone, serious concerns have been expressed to NPO 1 members. Accordingly, NPO I wishes to reserve the right to appeal this zone addition, pending clarification of the specific zone regulation detail. Closer review of this zone suggests that it has been gg . adopted without the detail regulations for this zone in place throughout the city code . The various minimum standards for living area sizes, landscaping, parking, etc. do not yet appear to exist. This situation gives rise to our concern and we would not only request that you, the Council, review this more closely, but that we, NP01 also f have the ppportunity to review the more specific detail more closely. This type of high density zoning is new to Tigard. We have ' heard concern, for the building highth, and the ' g g possibility g to name several. ; g_ intent of the zone but with the of small living areas, We a re e wi n ut feel more specifics will better assure positive impact on the community as well: as provide guidelines project developers. . , more complete idelines �'or The details should p. zones. Public review and participation should also be incouraged new zones ,� ould be developed with new zonea ed in the g process. Considerations Such as these will allow Tigard in regulation lat and less dependence_ public involvement to establish h higher density zoning with • on administrative judge- ment for regulation. 21 e caf ic target of this zone change, housing for the elderly, is the subject of much study and many publications. ons We encourage the city to leek professional council in the I t develo ement of the re developement t gulations for this new zone . Thank you for considering our input. Sincerely, ,_ ,c c1i e teary 1 NPO #1 ......,w..y.».:t...mw`....,•., w.w ......, �'.`. _ .,•+4YYrti ., . ..,....._JS it. t...i. r.f w ..»,.i M c•:J(.4.,ili:; . , (...... - i ...._. 6,4 •. , CITYOF TIOA it' 0 • WASHINGTON COUNTY,OREGON January. 29, 1981 Mr. Richard N. Sturgis 2216 S.W. Sunset Blvd • i., Portland, Oregon 97201 LRe: Comprehensive Plan Map Amendment (CPR 1-80) P' A70/80PD Multi-Unit Home for the Aged TI lif Dear Mr. Sturgis: • Enclosed is a. copy of Ordinance No. 81-04',which was approved by the Tigard City Council at their regular meeting of January 26, 1981 . Your request was approved with' the following condi- . tions as set forth in the enclosed ordinance. 1. Development on Lot 400 - 4.80 acres and Lot 702 - 1.60 acres shall be reviewed by the Planning Commission and IP" by the City Council prior to the issuance of any con- . struction permits . , 2. Building Height is not to exceed eighty-five (85 ' ) feet. The parking requirements may be adjusted as necessary , to serve the needs of this development realizing the . k makeup of its residents . I . • ,t t 3. In consideration of the substantial value added to this , tproperty by this Comprehensive Plan Revision, the . developer of this property will include tbe ievelopment $ of Lot 700, owned by the City of Tigard, to full park r, i . acilities as approved by the Park Board and the City CoUncil. This is to include the area behind the Tigard Senior Citizen Center and contiguous with Lot 700 . 4. The developer to pay a $500 application fee for the Comprehensive Plan ReVision. If you have any questions regarding this matter, please feel free to contact me, Sine rely, efili44 '41 , Doris Har ig City Recorder DHt1M ' ------------, 12420&Vie /MIN P,O, BOX 23397 TIGARD, OREGON 97223 PH! 639-4171 A4 • d-,..,..-,. ......_...,,.»..,..mow.,-..,.-..,«�...,... .......,.,...,.t�...._...._... ,._,. .... ......m ...........__.....��....... .... ........... ....___.......,....... ...`...,... .. ....,......, ..,.4�-.,..t)-YM .,,,.T.,M,.,-.-„r.,,....»..,..,.......ryi+r.,. t F#,. r zF .chard N. Sturaa:s , , January 29, , Page 2 .• nOTE The following acow ed ement must be. rece ve y a. , .the City Ta � 14) ds o y ur receipt or his letter p Failure.. to return. this acknowledgement ma resul y t in action by the .City of Tigard. t� ledge this letter documenting the action of the I hereby acknowledge�, :.. d cit council T have received and recd .his letter and I ag Y decision here documented and to abide by any terms _1 T agree to the d � . AS . ,•�:. and/or conditions attached. ' Date' tc' . ':'h . . r • :4 • r J Y . , • • • { I I,. • C • 1. t..x • � , { 4 yy yY 1 f 1 'fit ;'� =tom{ f` • Y i • i F• r• --.•'•:•-••.''.•..';',....•-•'4 _,a`c, ,.t ,-;;;;••• .Y:.�.. .....,'.:.1,,,,;*.•,'::::•.....,.,,.,o : ..,- .h. *;1' ,,,i.,,,,,„...,�»x .H.. .d.::..,r.�,.d.i. ..1 ;=, .+'«-+Iw+-y..........,.r.,y,...,.. ,�...�.Y;:• . „.„ . „ . . . . • (c) CouncilwOman Stimler expressed her concern that the land being • dedicated for park purposes was within the 100 year flood plait - and the dedication may not be necessary. (d) Motion by Councilwoman Stimler, seconded by Councilman Scheckla to table the ordinance until such time as the Council. and Park . , Board meet in joint session to establish policy. • (e) Councilman Brian requested discussion on item be allowed before . . • • this item is tabled . „ • • " (f) Councilwoman Stimler and Councilman Scheckla withdrew motion . .1,11 to allow further discussion. • (g) Planning Director requested Council. consider approval as staff has requested approximately 15.5 acres for substantial park development to take place and maintenance is not required at this time. He further suggested there are other options open . to the City. Council discussed in. great length the 100 year floodplain area being developed, as a park, ' the railroad Cross- ; ing and the 800 foot cul-de-sac (fire emergency vehicles can • turn around) and future development of. the area „. (h) motion to adopt ordinance failed with Councilwomat Stimler and Councilman. Scheckla voting nay. After discussion it was decided to check with City Attorney to see if this should be the final 'vote or if the ordinance .'. . reeds to come before Council again for second reading - this also applies to Ordinance 81'-02o 8:00 PUBLIC NOTICE • _ , • „ . 14. ZONE ORDINANCE AMENDMENT, ZOA 9-80 (CITY or TIGARD SITE DESIGN • A request by the City of Tigard for a 01:1. Ordinance Text Amendment for Chapter 18.59 Design Review revision. (a) This item was removed from the, agenda at the request of City • Staff. It will readvertised . and heard in the. future, 15. COMPREHENSIVE PLAN REVIgION ' OPR 1-so (dITI 'Or TIARD A70-80 MULTI-UNIT HOME FOR THE _ . NPO #1 A request for the City Council to review a Comprehensive Plan change which would create a, specific zone A70/80PD NultiUnit Home for the Aged. Property included would be the property abutting west- side of , 8 ,W. Hall tivd south of Burnham Street (wash, CO. Tax Map 281 2bAi Tax Lots 702 and 400) . (a) Planning Director summarized the reasons for this Comprehensive Plan revision which would allow multi-unit home for the aged- . Two units will be built consisting of 74 units on Lot 702 (1 .60 acres) 303 units. on Lot 400 (4.80 acres) . The project will be, edeally financed, together with a pharmacy and getiattLd PAdg 4 - REGULAR dOUNOrt 4INUT.88 JANUARY 26 1581 (b) Mayor Bishop expressed his concerns regarding how this project was initiated and stated he felt the applicant should pay the Comprehensive Plan Revision ($500) permit fee. The applicant agreed to pay the fee. (c) Pat Hutchinson, Chairman of NPO #1 , stated the NPO committee favors having this type of project and expressed a desire to have more staff input regarding projects in the future. (d) ORDINANCE NO. 81-04 AN ORDINANCE ADOPTING FINDINGS WITH RESPECT - TO APPLICATION FOR AN AMENDMENT TO THE . COMPREHENSIVE PLAN MAP OF THE CITY OF TIGARD „ AND FIXING AN EFFECTIVE DATE. (A70/80PD * MULTI-UNIT HOME FOR THE AGED) . ' * , (e) Motion made by Councilman Cook, seconded by Councilwoman Stimler to adopt. (f) Mayor Bishop recommended some changes be made in the original Ordinance as follows : 1 . Section 2 : #1 . to read "Development on Lot 400 - 4.80 acres and Lot 702 - 1.60 acres shall be reviewed by the Planning Commission etc. 2 . Section 2 . #3 . "In consideration of the substantial value added to this property by this Comprehensive Plan Revision, the developer of this property will include the development of Lot 700, owned * by the City of Tigard, to full, park facilities ' as approved by the Park Board and the City council . This is to include the area behind • the Tigard Senior Citizen Center and contigu- ous with Lot 700. 3. Section 2. 4. The developer to pay a $500 application fee for the Comprehensive Plan R'evlsion. • • - (g) Motion by Councilman Scheck1a, seconded by Councilwoman Stimler to approve amendments as suggested by Mayor Bishop. Amendment approved by Unanimous vote of Council . ordinance 81-04 as amended approved by unanimous vote of Council APPEAL PUBLIC HEARING 16. SITE DESIGN REVIEW APPEAL - SDR 28-80 The Planning Commission approval of request by Georgia-Pacific regarding parkin4 area conditions approving design review of pollu- tion control facility that will have no new employees in an M-2 ' Zone at 14410 SW 72nd Avenue ,(Wash. Co. Tax Map 2S1 1DD, Tax Lot 800) , which decision has been appealed to the City Council. PAGE 5- REGULAR COUNCIL MEETING j JANUARY 26, 1981 • CITY OF LAKE OSWEGO PLANNING COMMISSION STUDY SESSION AGENDA JANUARY 19, 1981 CITY COUNCIL CHAMBERS 7:30 p.m . ,,, �,,,01 for loca ion of special use e erly housing. �iSCUSSION of.,criteria fo 1,4 V"..-KCe..4,-';',4,a"'lel C...`410 (2.4-1,1-!17 S • ACTION on the continued matter Of Amendment of the City Zoning text to allow recreational facilities in other than Commercial Areas. • DISCUSSION of proposed Zone Districts in connection with revision of the • existing Zoning Ordinance to comply with the 1978 Comprehensive Plan, • • • • r...,. .._,. ., c•.„ ..: , .,......,, .,n...,,. .. .. ,, n 1 X4 'u1Y r ! li 4 It L PLANNING COMMISSION STUDY SESSION JANUARY 19, 1981 PAGE ONE The Planning Commission Study Session was called to order with the following members present: Mike Montgomery, Mike Taylor, Darrel Wilburn, Warren Oliver, Burton Good- rich, Susan Will . Tom Peters was excused due to illness. Also present were: Doreen Warner, Housing Specialist with Community Development Agency, Clackamas County; Nick Knapp, Director, Clackamas Codnty Housing Authorit Y, and Barry Wilson, h son, Cef Appraiser, HUD Portland Office. Staff present were: Pat Barnum, Planning Director, Pete Harvey, City Manager, Karen Scott, Assistant to the City Manager, and Sandi Young, Senior 4 Planner, Also present were: Ray Pyle, representing the Chamber of Commerce, several persons interested epingg senior housing and several persons interested in s developing senior housing and several persons interested in the zoning text amendment �'• ,. which was continued from the January 12 meeting. The meeting convened at 7:40 p.m. Pat Barnum briefly outlined the agenda and the housing specialists were introduced by Ms. Young, who also explained to the Commission that the present draft criteria had been given to the specialists and that they would rather respond to questions than give presentations which might not meet the needs of the Commission. Burton Goodrich outlined the Commission's need for criteria to judge iocational criteria for elderly housing Conditional Uses, Discussion continued to 9:30 p.m. and covered locational criteria, cost-effective guidelines, grants and N subsidies available, HUD requirement and timeliness, general review of existing ` :;1 projects in terms of numbers and sizes of units, vacancy rates, average rentals, etc.; and Housing Authority and Community Development qualification requirements. Locatonal Criteria Mr, Wilson said the draft criteria are similar to HUD requirements ' but are more specific. Both he and Mr. Knapp advised that n6 project in Lake Oswego Is going to meet all the locational criteria and be cost-effective at the same time. location y balancing the specialists said that location of elderly units requires a balancin of liva- bility, locational factors, cost-effective factors, and community needs for elderly units, rather than strict adherence to a check list. Ms. Warner indicated that Community Block funds of $100,000 were available to Lake Oswego for site acquisition } and preliminary site development, including such items as crossing signals. Mr, Wilson handed out HUD site selection criteria and will send HUD evaluation sheet to the Com- mission, :r! Cost Effectiveness Mr, Knapp outlined the cost analysis of elderly housing as a relationship between Development costs, Operating costs and Profit. He said that tr, the first two must decrease to the point where a reasonable profit can be realized in order to attract private developers into the elderly housing market and suggested some mechanisms ' (see table below) DEVELOPMENT COSTS OPERATING COSTS PROFIT ��ecrease costs by) (decrease costs by) µ Community Block Grants - Abate property taxes for l`3 years (may be State reimbursement) - Waive all or part of System Development Charges u Acquire low Interest mortgage - Provide extra amenities such as Congregate Care ;'q PLANNING COMMISSION STUDY SESSION JANUARY 29, 1981 PAGE TWO Land costs were identified as a major constraint to low cost elderly housing in Lake Oswego. Mr. Wilson said that the cost of land should not exceed $4000/.m it to be cost effective under HUD standards, Comments from several developers and the Chamber of Commerce indicated that land prices in the D1 , D2 and D3 multi-family areas of the City are between $10 to $15 per square foot, or about $7500 per unit, and that densities must be high to allow development to be cost effective. Mr. Harvey presented a chart done by the County in 1978 comparing cost effectiveness of private, unrestricted units, Section 8 units and non-profit units. Deficits were shown in both Section "` and non-profit development. Grants & Subsidies Available Programs available through the County Community Block Funds • Possible federal congregate care funds (now frozen) - Section '8 rent assistance The low rent acquisition program cannot be use;.l in Lake Oswego since the cost ceiling on acquisition is lower than market values in the City. Programs Available Through IUD Several programs were mentioned briefly. Mr. Wilson will send HUD handbooks to the Commission. HUD Requirements and Time Lines A handout was presented giving some requirements. Others will be in the handbook which is being mailed, Mr. Wilson indicated that a realistic time for an application would be one to two years. CD and 'Housing Authority Requirements Knapp Mr{ na p reviewed the 80Q median income guideli n e which Is $12,000 currently for this area - Households at 50% of median are classified as low income. He said that spend , _ income oh the requirement �that a household e q d not.. spend more than 29 Q of its adjusted ted • housing created limits to the actual rent charged since the Authority has guidelines for the ait of subsidy they can provide« He said that becoming qualified for a unit wasdfficult and that elderly accup ah t i s income Was reviewed every 2 years to see if the altficatibn was still met. When asked if remova g u a l of those with high incomes was problemi he said that the market availability of more desirable units " usually caused the tenant to move voluntarily as soon as income allows. The minimum age requirement for elderly housing is 62, P vv i ew of Existing HUD Units in :r Portland Area A workable project appears to be from 40=60 units1 with unit sites ranging from PLANNING COMMISSION STUDY ' SION JANUARY 29, 1981 .,` PAGE THREE , 'fir a about 500 square feet for a studio or 1-bedroom to 900 square feet for a larger unit,. As previously mentioned, vacancy is non-existent and most units have a waiting list, regardless of location. CONCLUSIONS Mike Montgomery summarized by saying that housing needs must be determined, proposals need to be evaluated against criteria and decisions made balancing the pros/cons of each project. He also suggested that possible areas might be identified. Ms. Warner said that METRO was preparing a study of same. Mike Montgomery asked Ms. Warner if she would bring the Lake Oswego Housing Study to a Commission Study Session as soon as it is available to discuss the needs as established in that study. She agreed to do so, s,; Commission recessed for 10 minutes. Following recess, the Commission brought forward the continued zoning text amendments. A motion was made by Burton Goodrich and seconded by Mike Montgomery to allow recrea- tional uses as a Conditional Use in all zones. After discussion concerning traffic, noise l and lighting impacts, the question was called and *the motion defeated on a 3-3 vote. 1 , Oliver and Taylor, no) . A motion was then made by Darrell Wilburn and seconded by Mike Montgomery to allow recreational facilities as a Conditional Use in Industrial zones. Mr. Barnum requested clarification of intent (for MP Zone only or all Industrial?) . It was agreed that _ Commission. . q ti�at the motion was for all ihdustrial zones Persons �h the audience re uested reopen firticularl � agreed yo . ,. '" hearing be reopened sAncerthesvote�coouldhnotbetaken atrth�s�meeting if hearing p y m g were reopened; and that adequate testimony was presented at the January 12 meeting. yew After short discussion the question was called, The motion passed 6-0, The Commission directed Mr. Barnum to prepare findings for Council action.. The last item of business was discussion of the draft zoning districts. The Commission requested orientation to the material which had been mailed, Ms. Young reviewed the suggested zoning districts In relation to the Comprehensive Plan and the December Commission study session. she also indicated the various categories under each district which needed to be reviewed, emphasizing particularly the Permitted and Conditional Use sections of each zone. ussed and the need for a Scheduling was discussed rapid p pace to meet LCDC and METRO pressures was emphasized. The comma ss i on said they would like to re' view the material again in relation to the orientation and schedule a meeting at 7:00 p1m on January 26,, prior to their regular meeting. They agreed to deliver comments to the Planning Department by Monday A,M, to facilitate use of the short time available Taylor asked if any other sections were drafted. Ms. Young said yes, but would rather hold them Until the Commission had decided the content of the zone districts as the drafts might heed to be altered, Meeting adjourned at 10:30 p.m. Respectfully submitted, Aillilt111111 trick-Raroum, Secretary �- r,-- CPR I - t C) ( , ;', AGENDA TIGARD PLANNING COMMISSION JANUARY 6, 1981 - 7:30pm FOWLER JUNIOR HIGH - LECTURE ROOM 10865 SW Walnut Street, Tigard 1. Open Meeting 2. Roll Call : 3. Approval Of Minutes From Previous Meeting 4. Planning Commission Communication 5. Public Hearing: A. Staff Report \�? B. Applicant's Presentation C. Public Testimony: 1. Proponent's 2 Opponent's 3. Cross-Examination D. Staff Recommendations F. Commission Discussion and Action 5.1 ZONE CHANGE PLANNED DEVELOPMENT; ZCPD 30-80 and SENSITIVE LANDS PERMIT M 9-80 (GENTLE WOODS'WASH. CO. RU-4 TO CITY OP TIGA1D R-7PD) NPO 45 r 5.2 CONDITIONAL USE, CU 2-80) (KATHER/HOFFMAN ENGINEERING OFFICE IN A-i2 ZONE) NPO 41 5. 1 CONDITIONAL USE, CU 23-80 (WM. WALKaEWICZ DAY CARE CENTER IN 2-7 ZONE)' NP0 47 MINOR Or 5.4 APPEAL � Oft LAND PARTITION, MLP 16-80 W. ALLAN PATERSCJN) : NPO #3 5.5 COOMPREHENSIVE PLAN REVISION, CPR 1 -80 (CITY OF TICARD A70/80 MULTI-UNIT FOR THE AGED) NPO 41 '} 5.6 CONDITIONAL USE, CU 23-80 (KNEELAND I AND II ATTACHED SINGLE FAMILY) NPO 46 5.7 ZONE ORDINANCE AMENDMENT, ZOA 9-80 (CITY OF TGGARD SITE DESIGN REVIEW) 6. Old Business 4 7, New Business Frank Currie, Public Works Director, diScUssion about floodplarin • 8 other Business 9. Adjowitent PUBLIC NOTICE '`i TIGARD PLANNING COMMISSION JANUARY 6, 1981 - 7:30 pm FOWLER JUNIOR HIGH LECTURE ROOM 10866 SW Walnut Street, Tigard • 5. PUBLIC HEARINGS 5.1 ZONE CHANGE PLANNED DEVELOPMENT, ZCPD 30•-80 and SENSITIVE LANDS PERMIT, M 9-80 (GENTLE WOODS WASH CO. RU-4 TO TIGARD R-7PD) NPO 05 A request b, Dotter - Jaehrling Partnership for a Zone Map Amendment from Washington County RU-4 to City of Tigard R-7PD "Single Family Residential Planned Development" Zone. A Sensitive Lands Permit application to construct a sewer line through the floodplain. Located at 15180 SW 79th (Wash. Co. Tax Map 281 12C, Tax Lots 1200 and 1300) . • • ; 5.2 CONDITIONAL USE, CU 2-80 (KATHER/HOFFMAN"ENGINEERING OFFICE IN A-12 ZONE) NPO #1 a; A request by John M. 'Kather for a Conditional Use to use an existing residence in an A-12 "Multifamily Residential" Zone for an engineering ;- office located at 8725 SW Commercial (Wash. Co. Tax Map 2S1 2AD, Tax • Lot 800) . 5.3 CONDITIONAL USE, CU 23-80 (WM. WALT IEWICZ,DAY` CARE CENTER IN R-7 ZONE) NPO #7 A re t st by William Walkiewicz fora Conditional Uee in an, R q Y Conditional � -7. zone "Single Family Residential" for a day care center located at 12300 SW 127th (Wash. Co. Tax Map 281 4AA, Tax Lot 4200 5.4 APPS • AL OP MINOR LAND PARTITION; MLP 16-80 (J. ALLAN PATERSON) NPO 03 j • a. Allan Paterson is requesting waiver of half Street imtjrovemonts at this time until such a Lime a Local Improvement District O tD) may be formed by the residents located at 13430 SW 107th Avenue (Wash. Co. Tax Map 251 3DA, Tax Lot 5600) . 5.5 HOMEREORNSI AGED REVISION CPR 1-80 (CITY OF TIGARD.AA70 80 MU'LTI-rUNIt% NPO 41 A request for the Planning ComMission and the City Council to' review a Comprehensive Plan change which Would create a specific zone, A70/80PD Multi-Unit Home For The Aged, Prope r`t - l incuded would be • the property abutting west side of Hail Boulevard, south of n Street (Wash. Map 1 2DA, Tax Lots 702 and 400) . Burnham . Co.Co. Tax fi�a ° 2 S ii 5,6 CONDITIONAL USE, Cu 23-80 (KW8 LAND Y AND II ATTACHEb SINGLE FAMILY) NPO 46 A request by Larry Grayson for a Conditional Use to construct duplex and triplex dwe r ._ "p ].la.ngs in an R--'7 ' Single Family Residential lone located at SW 92nd and SW Durham 12oad ( Wash. Co. Tax Map 251 14A, Tag Lots f 40o, 80o, and 700) • • PUBLIC NOTICE TIGARD PLANNING COMMISSION JANUARY 6, 1980 Page • 5.7 ZONE ORDINANCE AMENDMENT ZOA 9-80 (CITY OF TIGARD SITE DESIGN REVIEW) A request by the City of Tigard for a Zone Ordinance Text Amendment for Chapter 18.59 Design Review revision J TO BE PUBLISIED TIGARD TIMES DECEMBER 24 and DECEMBER 31, 1980 • • f M ,./ 1 STAFF REPORT AGENDA 5.5 TIGARD PLANNING COMMISSION YJX�.�6. 138 7 30pm FOWLER JUNIOR HIGH - LECTURE ROOM 10865 SW Walnut Street, Tigard DOCKET: COMPREHENSIVE PLAN REVISION,(:::::::1;)CITY OF TIGARD) NPO 41 APPLICANT:LICANT: CZTX OF TIGARI? LOCATION: Abutting west side of Hall Boulevard and south of Burnham Street. (Wash. Co. Tax Map 2S1 2DA Tax Lots 702 and 400) REQUEST: For Planning Comm'ission and City Council review of a Comprehensive i,. Plan change which would create a specific zone, A70/80PD Multi-Unit Home For The Aged. I. FINDINGS OF FACT: ].: Chapter 18.20 Single Family Residential Zones. Section 18.20. 20 Conditional Use Subsection (10) allows hospitals, sanitarium rest homes, home for the aged, nursing and convalescent homes if the Planning Commission following a public hearing approves of these uses. 2. This Code Section does not address the issue of density. In a recent pp i i g Commission, a Conditional Use was approved a licat�.oh before, the Planning for a seventy-four (74) units home for the aged on 1.60 acres: The • 5 Comprehensive Plan designates forty (40) units to the acre under A-40 R-7 y This approval was for about' double the A-40 density Multifamily Zones. in an R 7 Single Family Zone. The jnconsistency in the Code is obvious 3. This Comprehensive Plan Revision has been initiated by the Planning Director by for several reasons. A. To establish a special Zone, Multi-Unit A70/80PD Home For The Aged. �. B. To establish the ,actual location of this zone due to development in the immediate area M C. To establish the sequence of review for future developments in this specific area under the Planned Unit Development Sedtion of the Code 4. At. the p time,..., p ,i property. .• • is . oned M-4 Industrial Park the Zone an portion of this ' is � �,,• ,.. d M-4 on the Comprehensive Plan. This area is north of Fabric) Creek' along Hall Boulevard; Tax Map 2S1 2DA, Tax Lot 400. The otter portion is zoned R-7 "Single Family Residential" the 1.60 acres south of Vann() Creek Tax Map 281 2DA1 Tax Lot 702. It IS oh this portion that the Conditional Use Was . ranted for the seventy four (74) unite. It is the intent of this Comprehensive Plan Revision to rezone these two panels to Multi-Unit AI8/80Pb, r y „I f; • . [ ., t' y , STAFF REPORT AGENDA 5.5/CPR 1-80 TIGARD PLANNING COMMISSION �` JANUARY 6, 1981 Page 2 5. This area is appropriate for this type/density of development for the following reasons. A. A Conditional Use for. seventy-four. (74) units has been granted on Tax Map 2S1 2DA, Tax Lot 702. g. A significant amount of greenway/floodplain divides these parcels and has been designated as a future park site. C. To the east is floodplain which should not be built upon in the future between Hall Boulevard and the Southern Pacific Railroad right-of-way. D. To the north and west is industrially zoned property most of which has been developed. This lessens the actual "density impact" because no other, residential zone abuts this property. The actual structures proposed would not face this industrial area. Most of the industrial -. activity would take place during daytime working hours and would therefore not disturb the residents of this proposed development. ' E. The Tigard Senior Center is being constructed in the immediate area. , The only other structure is a church just to the south of the initial seventy-four (74) unit complex. collector and mass transit (Tri-Met) is F. avail le is major . Thissiteisvery close to the Main Street Commercial/ Retail area. " II. CONCLUSIONARY FINDINGS: f 1. This site is one of the most suitable locations for a development of this type within the City. ,1 I 2. The Planned Unit Development designations will insure that this project is reviewed by both the Planning Commission and City Council at public hearings 3 By creating a very specific zone for development, the City can meet an identified need for homes for the aged. III. STAFF RECOMMENDATION: Staff recommends approval of this Comprehensive Plan Revision for. 1- (A) Map 251 2DA, Lot 702 1:60 acres (8) Map 251 2DA, Lot 400 4.80 acres - the City of Tigard and iS dedicated (Lot !00 5.0� acres helongn to t to the Park Plane) B {;o be designated Multi-Units., els ,A and g A70/80 �.anned Unit Development Pare Home For The Aged. 2. Development, ..,. , . . i prior to the �:saud by the Planning . CoMmiSS onand byt the OCity Councils for be reviewed by of aziy construction y permits being iSSUed+ '' ' (,1' i. i...-.r........1n..A.. ,..t,....:�..-1)I:.,,,wan..:.�.�n�.. :.-.i,.:.. ..�:.,-:1.,.«.......-r..:... r A,«.w.�.w....:.:.: ....�.:.�_.�.::....r,,...d.4....:,...�..�.�-r .»,�.:.,+n.... _.:....w.-,.�,. .....h..-,.r.v'- ,wr.............__....T....��_ «...«l+..s .,-..«1:..�a ..«... ;L.:.w....l,.......x.,_.«, STAFF REPORT AGENDA 5.5/CPR 1-80 TIGARD PLANNING COMMISSION JANUARY 6, 1981 Page 3 • • 3. Building Height is not to exceed eighty-five (85') feet. The parking q y Y adjusted as necessary to serve the needs of this requirements ma be ad'us development realizing the makeup of its residents. 4. NPO #1 shall review all development in this zone. Their comments shall be made a part of the record. r t Aldie Howard Planning Director • • • . , 't _ .,.„... :....: ,,....." ., ..::.:.., w l .. ,. w.«r a .«. ~ni .. wb.•• •,y..q r.V.. nH� rxln V.4n� nv vi eirtti:�v..,) ��u� Y�1 vii 1•a.Y (T.:,'.i� rl l;.r:lth I 11➢A .14n+4Yt. A L -I�l�lw> • J v w _ .. LOO • t iG 514G ` S , , co X it,'''',' x , .I W (C513,66 1 1 .,e k 643/533 \ i g. • 9, A, 6.4 o e• i N�-j p i 0$ .• 1 4.804c. 32 ..:Q.OJ PT, 501 .42c).*:-... ,. j. 32+ 1 • • ,� 32,1•, • . I. • • b i , o O C 'o &03 Ac j i i sir0'. *r' �' e i' {, ,.. , i . 4 d f 4 g'�Q��'� }•1 • �" ° e c'°'!A , ,,, 1,ei t Dec/1 , /oci7o$ Ts `,...,. ( , . , . 9 , / . . / 1 4/ / 4 AI t! r 1 l.. . , 1 7 .. • . ... . .i J it: ) ii., . , , e 1 „ ,, . . L . , .. R' ,, 1kk i •r , p� 1 - �sI.ii 634 y1 x 7o e r. Jp' •<r /i =4 i. le, n+ , • ' 4 , l 1 i2, • . . • • a , , yt.r..•1i1.L.,ti. i 1 .. '�4 Na N .vF `M hM.w,i.:.19N M 1.♦ ,-,.,.. ,:rwr.,,�;,-.::Y:,. ,. .. .,,. .� -._ . il+.r�,.++,.� ,w b�tuM R�,4 iMMI w'• Vii' a - • a .',. MINUTES G COMMISSION TIGARD PLANNIN MM January 6, i981 • Page 6 • of the policy in cases such as this. The motion was , • � application by p y ^ seconded b Funk and carried unanimously. • '^ president resident at 9:15 declared a five-minute recess. 1: 5. 5 COMPREHENSIVE PLAN REVISION, CPR 1-80 (CITY OF TIGARD A70/80 MULTI-UNIT HOME FOR THE AGED) NPO #1 A. request for ahel �lanlchanand e whchiwsuldCoun- cil to review Comprehensive g create a specific zone, A70/80PD Multi-Unit Home For The Aged. Property included would be the property abutting west side of Hall Boulevard, south of Burnham Street (Wash. Co. Tax Map 2S1 2DA, Tax Lots 702 and 400). Howard read the STAFF REPORT and RECOMMENDATIONS, Since the a , cit y through the p�anu� g n dXrc�orea e pP n , the CANT'S PRESENTATION was the s� � wo�, Howard sum air - e Thr eonTor this proposal, which had been discussed G t previously. The proposed pla ri for a multi sto ry unit federally financed, together with a pharmacy and geriatric clinic, was presented as a tentative plan for development of the new zone. e PUBLIC TESTIMONY was given in favor b y Pat Hutchinson, Chair- man o NP # S stated the matter had been discussed by their j ns to it; and since this r NPO anal. they could see no real objections • type of housing is needed, they felt this was a good place for it. � Ann Schramm, 6292 Preakness Way, West Linn, commented that While she had no objections whatever to the proposal, she felt ., she should point out that the plant of Schramm Plastic Fabricators is just to the north, and that it is noisy at times It will operate sometimes on more than one shift. COMMISSION DISCUSSION AND ACTION: After some geXleX'd r l comments amoneTre.... o omns„s3on rs, Helmer-070 the p tannin g commission on , r� ;onmend to the city c oUncil th ado tion of Comprehensive Plan l an Revision, �- st establishing A70/80 Zone certain nated tax lots wes of Hall Bouleva rd s he motion was - seconded by,.... Kolleas arid carried unanimously, 5.6 CONDITIONAL S ( }HERE ONAL U�Eq CU 2380 ELAND I AND II ATTACHED SINGLE FAMILY) NPO #6 A request by Larry Grayson for a Conditional Use to • , • f ‘ V. •elql OP TIGARD, OREGON ORDINANCE NO. 8i- . . - , .,.:;, , AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION FOR AN AMENDMENT TO THE COMPREHENSIVE PLAN MAP OF THE CITY OF TIGARD AND FIXING AN EFFECTIVE DATE. (A70/8OPD MULTI-UNIT HOME FOR THE AGED) ± PLANNING DEPARTMENT REFERENCE INFORMATION..'y.._.. ,..,_: ::.. Tax Map 2S1 2DA,, Tax Lots 702 and 400', Project address abutting west side of . Hall. Boulevard and south of .Burnham Street, rile Number CPR 1-80," Present Zoning Designation R,47 Siiiyie iz+.m ly i.�516eliLi ri i , .itnie e„ii4 yet1 to'A70/O0PD Multi-Unit Homes For The Aged, Applicant City of Tigard. . ��.�..�....r.+..•.:r+--•eki+'iyhpti•m,.',r,x!s w.tp*w•+:'+}.r ..,y. - .,..., a ...1 aW+i A ... , .. '. THE CITY OF T GAR.1.i ORDAINS AS 1 OLLOWS • . SECTION 1: Finding that the lands hereinafter described are now classified as R-7 S7 nth e Fa ti' R.,, w.10, ±..'.._`,. ; .«11 f rt ,f ridings that pursuant to ' procedures, the abovestated application for a Comprehensive"Plan. Map amendment . was presented at a hearing held by the Tigard Planning Commission on January 6, 1981. . • All interested persons were afforded an opportunity .to be heard at this public ' r , hearing and thereafter the :Plai*n, rnq Commission filed its report`with the Cite; copy attached and by reference mAde a.part of, The Council Re�araer, a � o hereto. I adopts the following substantive finding ; # * 4...; • ,,` That . 'p o se ,pon i.r is c o pat ib le with .the surround n g nei gh orhood as de to rmine dbYy the Tigard .Planning Commission and the NP O 41. SECTION 2: Therefore, pursuant to the requirements of Chapter 18.88 of the Tigard municipal Code, this request for an amendment•to the Comprehensive Plan Map of the City of Tigard is hereby approved subject to provisions of Chapter p Code li �� "B°, 18,20 of the Tigard Muhici al Code as embodied in adopted Exhibits A , v and "ca ate ached and made part The zoning designation ' y g of the snb"efwt ro>:�Gxt�' is�hea;e'b l��h.�ipdCtolA70,�80 Multi-Uni.t ;dome For The Aged. •. p Exhibit ►'Alf Legal Desdmii pion Exhibit B Tax Map " Exhibit C $Larr Report. And further subject tO the following conditions 1, Development on tot 400 4.80 are adres and L.ot 702 - 160 adres shall be reviev+ed by the Q1, rnhing Coii d.seion. and by the City CoUnc it prior to the issUahce of any r ' construction permits • 2. Building Height iS not to exceed eighty-five (8 1) feet: The parking be requirements may be adjusted as necessary to serve the needs' of this development realiti.ig the makeup of its reeidents 1 p ' 0PDINANCE NC 4 81- 1 CPS i-80 Iy ., 3. In consideration of the substantial value added to this property by this Comprehensive Plan Revision, the developer of this broperty will include the development of Lot 700, owned by the City of Tigard, 'Lo full park facilities as approved by the Park Board and the City Council. This is to include the ` area behind the Tigard Senior Citizen Center and contingous with Lot 700. 4. The developer to pay a $500 application fee for the Comprehensive Plan n Revision. SECTION 3: Inasmuch as it is necessary to the Peace, health, and safety of the II Public that the foregoing Comprehensive Plan Revision in the City's records become effective, an emergency is hereby declared to exist, and this ordinance shall be effective upon its passage by the Council and approval by the Mayor. PASSED By unanimous vote of all Council members present this 26th day of January 1981, after being read two times by number and title only. Recorder - City of Tigard APPROVED By the Mayor this 26th day of January); 19811 Mayor City of Tigard brrdinance to 81 CP t i 80/Sturgis► w. _... _.-...:.n...w 4n..r.r.:.r„r...-. i........ .r..-....... .`....,:_..,{ ..-..:: ...na..-,._ t_.....'....G r... .,.r ,....w.......»..t..h.. ..:i:t[,.:. ...+-...F.,, r ;, EXHIBIT "A” Tax Lot 400, Max Map 2S1 2DA CPR 1-80 That portion of land in the Southeast quarter of Section. 2, Township 2 south, , Range 1 West, Willamette Meridian, Washington County, Oregon, being more particularly described as follows: Part of the W. W. Graham D.L.C. No. 39, T. 2 S., R. 1 W. , W.M., conveyed by Gay N. Bybee et ux to John Mackie et ux, by deed dated February 7, 1920, and recorded at Page 530 in Book 114, records of deeds for Washington County, Oregon. Beginning at a point on the West line of said Mackie tract from which the S.W. corner of the East half of the George Richardson, D.L.C. Noa 38 bears N. 2° 26' E. 182.7 feet and. N. 160 33' • W. 211 feet and N. 45w E. 1235.5 feet from said beginning point, running thence S. 89° 00' E. 499.7 feet to the center of County Road No. 227; thence in center of said road S. 1° 30' W. 377.0 feet to the recognized S.E. corner of said Mackie tract; thence S. 78° 55' W. 308.0 feet; thence S. 111/ 45' E. 42.2 feet; thence S. 78° 15' W. 33.0 feet; thence N. 11° 45' W. 42.2 feet; thence S. 79° 42'' West 178.5 feet to a stone at the recognized Southwest corner of said Mackie tract; thence North 20 26' East 483.9 feet to the place of beginning. EXCEPT, that portion thereof conveyed for public highway purposes to the State of Oregon, which tract is known as S.W. Hall Boulevard. Containing 4.80 Acres M/L Itl • 2 Q.t.) ,. •,Ai'. :-.4., �'` ' air' r r w, , •. , ,n ' fik."-t...t• rir.- -....--Atfl=13,4651 ,♦ .' 1,,, 643/533 "�«a 's. yrra•ktr, ^�5 1 • %I. S,""'..r`i' r1� f?t rnT C . Al";%. , AY f .µ• es r;• ♦ s'' y. i ' 3.9 3 4C. �b =^1 • •2� y.0 g , y • • h • , ' , T ' ♦ •: i •• 511: * I . 1 . . ) I. • • •� tr. `♦ :i� f Y ! 1 11 a • t .�∎ 600 • :. o . g, r _ µ' 83,c4 . i ( • . ' '.. ,‘ ec 1.ca. e , 1 „ , .., . , A., 6 a).r 00 ♦ . . . cip isk 1 . , .108 Ac. 4. r I . . . • stilt 0411,112) I i , i 1 ,4 :t i,, . i i , , •'3' . ... / !0 i , i ` ,.............. , I .,.. / . . $4, •' , , / , t.„ ., , .. . , , , w L. , i s.,.i i y , ' lilk4t 4 / ' ,6 . • • i � r• O e ,.t♦ 9. ,�i a yj 1'. ' 't ,4` ` 8 4.' • .i - , .,.�' ii 4 L dti 1. , L Y r • p• 3 • .n.+..«+«.+"«.w:.r`.:.:�w«.w a4.w...... -ra:t....:-y.... ...:w.+s>.i.:r.:wry...::+..::.....r.,..:+.4.s....,.a.,,.•+r,..r+i.+ww:..-.sal...:..:w..:..HUu,..,,.w.««...;...�c • (' EXHTBIT "A" Tax Lot 702, Tax Map 2S1 2DA CPR 1-80 . '' That portion of land in the Southeast quarter of Section 2, Township 1 South, Range 1 West, Willamette Meridian, Washington County, Oregon, being more particularly described as follows: It Beginning at a point in the Donation. Land Claim of W. W. Graham and Wife, in Section 2, Township 2 South, Range 1 West, Willat to Meridian, Washington County, Oregon 6 25 chains South and 4.50 chains West of the 1/4 corner between Sections 1 and 2, Township 2 South, Range 1 West, Willamette Meridian, said point being in the centerline of State Highway #217 (County Road #227) ; thence South 0° 22' West along the centerline of State Highway #217 (County Road #227) to its intersection with the centerline. of County Road #567 (OmaraSt.) from which an iron pipe bears South • 890 0' East 20.00 feet;' thence North 89° .00' West 515.30 feet along the centerline of County Road #567 (OMara. St.) to an iron pipe; thence North 010 25' East 347.60 feet to an iron rod; thence South 83° 01' East 112.30"eto an iron rod and true point of beginning of the parcel herein described; thende North 0°,22' West 50.40 feet to an iron rod; thence North 0° 22' West 37.00 feet to the centerline of Fanno Creek; thence North 56° 50' East 43.20 feet along the centerline of Fenno Cree1P4 thence North 380 57' East 118.89 feet along the centerline a'.c Fenno Creek; thence South 85° 29' East 116.54 'feet along the centerline of Fenno Creek to a point; thence South 51° 58' East 78.80 feet along the centerline of Panno Creek to a point; thende South 550 18' East ° 108.86 feet along the centerline of Fanno Creek to the West line . #227) ; thence South 00 22' of State Highway 0217 (County load e... West 130.00 feet along the West line of State Highway #217 (County Road #227); and 20.00 feet Westerly from the centerline to an iron rod; thence North 830 01' West 380.00 feet to an iron rod and true point of beginning of the parcel herein described. Containing 1.60 Acres • • it .��_ -__��__~� — ` '` • . ` . ^ `' . ` ` . � `. .` .�'� ^�. 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' --,:",q.; , ;-'2,! . . • ' ...., • .....;.!`iati..4.-y,_,,,,..4.$7.A.4.i....'4;.,zi , . : . •.;.,,-.,::.•.:!';,:.,-.i,,:,,ei)iti:.,o)i.,/,,,k',,,,,i:',,,.,,zi.'„.,r,f,.f: thence south 1,3,25 cha.ins; thence ties t 1,75 chains; thence florth,11.39 "*.'" -"-' 4''''?,,i'Vkilt.F151441.4f, ,..k. ...:,...,,, .4 . -,.c .0. , chains; thence North 780 151 East 2.19 chains, thence South 11' 45:, ' ft,0,rISKT-'''''4'...' 't 7, ...... . .. 1,,), ,. ,., •.. .. •-.-, '''.3''''''' ' TV:4". '',1•4'''•'"- •• . EaSt 64 Links* thence Worth. TS" 15 i twit 50 links; thence Rerth 11 . ''' ' .-‘ I'."■....'s*.7.'''',•-'''',`,V.,..".";'`. ..',;').,'''''7 " (3 r be ginning; E.XCEP'I'INOt THERE,PROM that portion conve'yed,to the Vill‘a ,,,t,.',A,,,f0.41/41.,.„*..0,4,.•"ro;.,;',10,1*.qrl,_ r., , e Ridge Christian Chtirch, an Oregon coroorstiOn. deScribcct cts Colicwe t. t,,,,,.. 5,„,..t.'NA.4,1...;‘,...f.,4',.,,,,ttiC,...,3,, • . ',, r,,,e.,... -'.•,,-„,''..*,,-",44.,;`, V 't.),..5..„.if,I,e-tv. 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Range 1 West Willseietto Meridian, said point being in the. center ..„,,f,., ., . .. . Road No. 227) to itc intaticeation with the center. line of COunt7 Road. , -. if-;',, ,L',•!','-''•'::.1;.:',*,,...2:.**,-,...:Nrir.441:.'0!..;',. . „wv.,• + ..,,.. herein.described, thence North O. 22, West 50.40 feet to int iron red; + - "I'.41'. 4, 60.,...,,,,,,, ?,..A t, ''''11.t. r.i;11:,:;:.',,Z,%.i..fiU'''''.:tilit,'.,, 4.4'.0 i Wlif,:ili•....444.1. , . A .''''.,0 ,', ,.S,', #'..i,e'1,,,•..'•'.'„, .' . ,.."'",'',,,'3,t:.,,..„1: • ',e, : n Creek, thence North 38° 571 East 118:89 feet' along the cenher lino' ,,,,/,,,.. ,,,,,,,,,,.t, ,,,...„. ..„0„,,,,,,..f,„;,,,,pi r.•Itt.",t,Nrj 0.1,..,01/47 4„ir:.'' '. ' ,f ,-..!-•: • .- .. . center line of Panne Creek to,si point; theiteO Sotith SI° 50' EaSt tti * *--,•44'',,,',., ,,,,i,t0',.,-,• ,,•,,it..,,,..ilivt.,,••,i "••'-',I:74PN•i- 'in ..• 4.•• .4..... ' . , :. 78.80 reet *long the center, line or Panno CDS iik tie a.Ottint; thence ,-,ew,14.pi,,,,e, ; lt,i;.-44,;•,•,Yr.11.'.`,.:,...„,i„....xr,„v4„,..,... , itir. '.• •'.- .. ii Soi•ith 55° /8* Eant 103.86 feet along the Center line, of Panne Creek ■''' 4'44' * t k ,...t.'''''••-.%`,.',..:'...:''''' .';".i kt.,1'4.:'•'..4•'''',.';','.11* .. .,, 4,4.,, • .' . ; SoUth 06 220 West. 130,00 feet along the Notr iino or tr,i.to likhway ...v - ,,:A e•A'-','.; . ,....•• ...' .'i.,?,,;•164'."IV* .• . 4-44 ..,' ',' '• )1'ti. 3,'T teatiny fitted NO, 227) and 20,00 reet NeeterlY trosi the Center' --,..,•,,,,,,,.. •,/,,,..o.,51:„.,1;:t,,,,,f,,,*1.41':•,. fig,' 4,,44 ,07,' • .-...47,--„..- •ii.,,,,,y„.*..1.,. ./..10..4.-.10-:.i.otl,t.1".,,,,,,1..,r,„i„...4-,. 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Ry /"A (/� r M'�7� +i +` • X4 1 IJ `�. 1 k+ f k: t + tiEtj CRY F, r ri� ti )! ,,• y M1 :ae17' p ip �f r� Ar y '.�tyYf •y�1 -• • R4 r w H J�� �� '�, - or �'.r,ad i• ' .ft ,�w t ♦T «, ::;:mow/ .�d: giS�` ^y - • '+ �.�r/'4 f( J!,if* 4)r* y a ` ..,-.,1.1..-;,,.4 • 1117 +z t ""` ( 6 3• i f 1--...‘,-4,;'A',„ 1. ` /h� �'}.%• '. 4 + 1. :* 4: w y y ' G it r te""" +J r . i r.' 1;1'f:r'r*P.*.,,t . o 4c7' + 17 1w! +4 , es 4zi t':el,. r 1«, J,R°':14, r tY 1 I ray :- *4 • y n + yI A n e 4 . x t H."x1 ■ ? i. � Nib: A. .'; te AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) ss City of Tigard I, Viola Christensen, being first duly sworn, on oath despose and say: That I am Secretary for the Planning Department for the City of Tigard, Oregon That I served notice of hearing of the Tigard Planning Commission //Co,-/ /71, c /2. / `~c O Cc.: L' w follaw.�.hrz attached the (marked Exhibit �) upon each of the of following persons � day of 198 (9, by mailing to each of them at the address shown on the attached it B) , said. notice a hereto attached, deposited in list (Marked Exhibit P the United States Mail on the a-.,i... day of 198 postage prepaid. ,ems/' 4. ifiigese,r4/44, Subscribed and sworn to before me on the /7 day of Sub , 19812,_:..4., I"'.. [ W " , r *, n C .* ,/' A ^r No ary Public of Oregon a ro Vii' ex'it i-* eta� du LL My°`CommiseToni eXpires l'4",./44-e74/ a, \ . 1...' ' .,..,ir ,.... ' , ... . ._• .. . • , , ... ,.....: ___.., ... .- t,,.- , .,, ( .4.,iii - ,,,,i , S , • . II' • . . ,,... . . , . . f , . f . NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION AT ITS MEETING ON TUESDAY, . JANUARY 6 1980 , AT 7:30 P.M.P.M. , IN THE LECTURE ROOM OF FOWLER JUNIOR HIGH .. , SCHOOL, 10865 S.W. WALNUT, TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: . t ., APPLICANT: CITY OF TIGARD , . -. . REQUEST: For Planning Commission and City Council review of a Comprehensive Plan change which would create a specific zone, A70/80(PD) Multi-Unit Home . For, the aged. ' LOCATION: Abutting west side of Hall Boulevard and south of Burnham Street (Wash. Co. Tax Map 2S1 2DA Tax Lots 702, 400) FILE NO. : CPR 1-80 (City of Tigard) . , . . .. , 'kip- ' br . , / \ . . st''' ,..r. . - . . /S . 31,,,,‘00,54..kci , . " , 616 ,,-- . • 4) 1 *..., ,A.., .. ■ , , ' fe 'r4/ . i' A, ;il LS) 47. 1410$.. ... d).. :411111`/&.''' . s.''.t.c, / „ , , , ,iiii. /# I ,. ? . y.' . , • ,,,. .,- 9 4, . . . . h: . , , , ,,, , , - 4 . ,,,„/„. , , . ,,,, .... `'' ' ,..,. 1 ‘1,, ' ' , '' .• '''" . t ' i , . q .6,■ ..",,, i■..---,-) ,‘ 4 ; u ,,. ' , . • .. . 0# 4 # t, '- 4* ' ..,/ * 0 -, # tu s w. , .. .:-/ ' '' '''. . , — as , . , 14* ' '' *'., '. VZ./ *lot'''' .. ' ,, • - Pi 4 PI ' , 0;,..i, 4., 4,41, ,.■ PK • MI S W EDGEWOOD . : . ' . .. : isi 4,4 " ' .....CL THE PUBLIC HEARING ON THIS MATTER WILL BE cowoucTED IN ACCORDANCE WITH THE RULES or pRoc8bUREs . ,, OFT PLANNINO coMMIS8ToN, ANY PERSONS HAVING INTEREST IN THIS MATTER MAY ATTEND AND BE HEARD, OR, TESTIMONY MAY 88 SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF THE INITIAL HEARING, , SHOOtb LOU WISH TO APPEAL/ A WRITTEN LETTER ADDRESSED TO THE CITY RECORDER MUST 88 RECEIVED , . PO TO TO THE EXPIRATION OF THE TWENTIETH DAY APTER THE DECISION OF THE HtAilING. IF' NOTICE TO APPtAt 1S NOT RECEIVED WITHIN TWENT.`tt DAYS, THE ACTION IS VAtID. ' FOR PUR.THER INVORMATION, PLEASE CONTACT THE PLANNING DEPARTMENT AT 639-4171 (JV TIdARD, 12420 SW Main . ...., Tigard, Ottl§On 5/221 4 . . L � V. 200,0 . I� :' _.ir 300 . y , ; a 60Ac. 2�0 �. \ , \ .Qc. '. W (CS 13,665) 1... 643/533 w s z 200.0 _ ♦ i' J y r ,. 5 4,EDAc; 32 ,03 RT, 3 3 Ac ..".""it"--, 00,, 01 d` 32.1• f i, . . .,„. .,, ifill• ., , .., .. , ., .. . . ,.: ,c, ,• ... ,.., .. . 1 .• . , •. .., . I 1... . ., ,• `r 32.,- , . , .. . 1 , 1 . . , 'W f '`.. • N N 4 .r ., . ,. Alt ,. i. .. 'Pi°' , • r v t r 1 sc . 8.03 Ac, ��� p. s ,..,r �A`Ja F 73 fib, �,. o d tl1 4 ...,/ , • , .,, • r 0 • r D .. C i oo C I- ?I& / irk/ . ,, , \ . . 411( I '1 4 . i ' 1. '% , // 1 i ., , • / ru o.• y Gt5 i w /.. ,. t1; b 70,.•• o, . F i ". 41?" ,., ., , 4 4' 4 � , • ,� i f tit'':. • ,. 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I ,.lit Vii.. / li��l� iar� _ ����.��®���: -■. ��.." - w MB _ a �.� vii - glitillINSIIIII f , IWI '�. ,..�������� r i -1 C {� ..AiI;iTfl....a! j a`�DOKITI v ~ , 1m i s i . : ,._ - � m �' l k: al : - i _�_. - , , s _ r1 ire�i � Rl� � s ti, ''__ :,_-_= - _: y�� 1 -YUaODCi u 0'4 • ia :;- ��;S _--_ _ - ...=,:,_1 1 s+i 1,0, lit. A.._ limey - , N. -1.• :—. ,J •. .. r:1-...=_ - i,: .,en.II min NIX ./.- .1 Itifa• !3 .. imal.iiiiiii......1 in L 4 - d' SL41 :3 .�. Ha i•4 w�. / .a. . _.aK..al�wR,t . °"EI'!i> E�s11 1t'■ Ili' nv-rn.r 1,, xx •�dll f111t! —_s. s i• aei,, ._ ._l = Off` ,` _ - - g � t �' n�iii is�w e�a•= 1 `� E..a*c L '1 iAR �ItR '� r.m...�NM'O. .. ^�;� �a .Z.pia - � :1:-.. _ _�' - ..tl ! rD it '� 7■ ,. • - of r�aEar�ra .7/list/11/rj. ll _ d tea < .1 1 3011c5>fs#s =rte �q�ia�.-1:� �� - �/� 't. - ,..0 411 47,3,(7-. _ lilt- 4.0 tt,�ttt1 :<:-..r.--„ .0- �� �t .�. � '�tgs 1 �� �„06%...?►it�tt.Btu's! ,�� i� C :* 7i 01k111411I �, sty► ! ® ' �� !gi •�RE�i►/ �� :- �! l . ,..p� z'''•••'” I i .- Z-'r•-"T r 3 s ; X11 1 - . •' _- . -- p. ,ti`* • : �nAn .p f j' 2 turf •. n 7' rd tt WASHINGTON COUNTY,OREGON December 2, 1980 Mr'. Richard Sturgis 2216 5w sunset Blvd. ;n`" Portland, Oregon 97201 REFERENCE: CO � �ti ;, rm«,: (Richard Sturgis Senior Citizen. Living me r) NPO 41 LOCATION: 13335 SW Hall Blvd. (Wash. Co Tax Map 2S1 20A, Tax Lot 702) Dear Mr. Sturgis Please be advised that the Tigard Planning Commission at their regular meeting of November 25 r 1980 approved proved your request for a Conditional Use at the above referencedz unit, two .story, senior citizen living facility Permit to construct a '7 project. This approval is subject to the following conditions 1. All plans for work in the floodplain be approved by the Public Works Department prior to the issuance of Building Permits. Floodplain to be / • prior to Site. Design Review: � �' staked in the field 2. Project to be subject to Site Design Review. 3. work in Oregon State High y 'g '-way shall All plans for w approved g by Highway right o£ ll be a in the form of an ODOTi � ortation p p in wra,tin b Mr: William Geibel of Oregon Department of Trans Permit prior to issuance of Building Permit. 4. The Fire Marshall shall approve the project relative to fire-life to of Building safety. 3ss�ancenhearshall shall be satisfied prior g Permits 5. Sensitive Lands .. approved r . to allot parking �.. y dp (A Permit NY $ 80 must be a �,n the flog lain. pproved November 25, 1980 Planning Commission meeting in g thy . conjuhdtion with is Conditional U`se ) 6: No 'Occupancy Permits shall be .88ded until all, conditions placed upon P y 1 ;g s . develo' znent b° the Gxt of Tigard have been satisfied and ans y�Y this � ped 4l:ons verifying this have been carried out by the appropriate department. 12420 8,W, MAIN PAO, BOX 2339/ 11GAI D, OREGON 97223 PH: 639-4171 y • Conditional Use 13-80 Page 2 7. No changes will be made to approved plans of specifications unless, formal application is made to the appropriate City department, and changes are approved by that department. Application for changes will be made in writing and shall include applicable drawings. 8. Grading and construction plans for all work in public rights-of-way and all other public improvements shall be prepared by a registered professional engineer in accordance with City standards, and shall be submitted to the Public Works Department for review. All public imp povement� will require a Compliance 1piance Agreement and mus t be (design) approved by the Public Works Department, and Oregon Department rtment of Transportation, and must be either (1) fully and satisfactorily, constructed prior to the recording of any minor land partition, public dedication, final plat, or issuance of Building Permits; or (2) bonded to the City for 100% of the estimated cost thereof prior to the recording '• of any minor land partition, public dedication, final plat, or issuance of Building Permits. 9. All existing and proposed utilities shall be placed underground. Street lighting installations utilities uride� round g g � s shall be approved by the Public Works Department. 10. All streets and parking areas shall be concrete or asphalt. All sidewalks shall be concrete. 11. No Building Permits shall be issued until the expiration of the twenty (20) day appeal period from the date of approval. The Conditional Use Permit shall expire in one year from the date of approval, if the use has not begun and continual pr'ogrees tOwardd its full operation is not in evidence. If we can be of any further assistance, please do not hesitate to contact this office at 639-4171. Si, ez Y► n'. Al•" • hhoward arming Director AHvmd NOTE: This acknowledgement must be signed and returned to the City of ,: Tigard, Planning De p artitent. Failure to return this acknowledgement will result in no further action on this project with regards to issuance Of Building Permits Or enginee rin• approval, gn ,:.. re a . o- • F i ✓ a ! r r _1. x€ - •T - _..---- f-.__,. 11 (Fr . • GSM:BtiRtotA ter - — . - _-7-- h fix t 7i` POLICE -/ r ` .,i. d < . #f` } l1;I: i�WI PAR LIBRARY'. AL A AMIIIII _ c • � 1 44 p� < k fi1 �.7� WATERF d SEATING AREA.: _ - — '� ' �� ; oesN MEADOW .t , �. AREA t 1 CIVIC EN. ER.Pt.AZ , . ,iv �l r � OPEN�CFT S AREA `-'• �� • - � � _ '-,r '<� . ,�-- -, ,_ 'alb- ;_ i ,� cITY ���. . - tea..$ . - r E y _ CITY RYICE .. _ ,� -- `, t.,- - /111 .. �+. ..• 0641,..; .� MF i- YARD �4 '`.t `EXiSTIkG L60D:PLAIN - - 'Tj _ - i i" T!� C . 'i: 4 JP,, '' 'ig.'-` �' __._'� �ti. .- ..n---- ,P,AP_h BOUNDARY - - 1. lr_ K: , ,., . r;, - ----,,,,,g4. /A `i:+r�' Y` ,` , INTERPRETIVE CENTER' - - P r ,2` t `. a `LAKl1 �` _ti y� _ . ���`'` -' 1.. = y- • J/ -•k . e- ` SENIOR IT 4_ '• -'`•�.�� .'7"-- `x t I Q `•� $-'-:om :' ....., ,_______ _. -. , ° .4:___..,.. ..,.....: ,--- i- - j , .• s . .- __ .. , . ,.: 1, . .., -, c ° RE°, ::00MS,• F u�r � � t ? . /-` f • MUFTI--SE AR"•_ _ PGXYGR• N� C -., • „- -� 1 ri! --� f?Ici11G 5 TER / __ ,.., t: � !' .; �PiCNiC ARE / E < 5-..,,,e.`'� -.. TINCER RE* DALE- IELD.....,/ Mr,ILIIIIr_., ` r HILL STREET' ,' _ ` . - o loo 200 .-. ' - '1._\-- --A si .-I- - - 1---:I---1 • e _ PARK MASTER PLAN • • . _ • . 1 12420 S.W.. MAILV P.O.. BOX 23397 w R TL C. .,s_ , - r. t , s , TIGARDr OR 97223 :� s �� Y z n }= ' t OCCUPANT 44 A 8764 SW I3URNfiAM: ?"v1��tD OR 9722' . (Th Vic, .. rz. rca.- � lii r _li . iv, Esc 0;4, Cf",(**71-4 ///*/' r• CITY OF TIGARD, OREGON ORDINANCE NO. 81- AN ORDINANCE ADDING CHAPTER 18.25 HOME FOR THE AGED MULTIFAMILY PLANNED 110--- DEVELOPMENT DISTRICT (A70/80PD) TO THE TIGARD MUNICIPAL CODE DECLARING AN EMERGENCY AND FIXING AN EFFECTIVE DATE. (Home For The Aged A70/80PD) THE CITY OF TIGARD ORDAINS AS FOLLOWS SECTION 1: Chapter 18.25 Home For The Aged Multifamily Planned Development District (A70/80PD) is hereby added to the Code. This Chapter is included here as Exhibit "Au. This zoning designation is for a specific area outlined by map and tax lot. Additional land zoned to this designation shall be added to the ` ordinance as outlined in Section 18.25.015. SECTION 2: Inasmuch as it is necessary to the peace , health, and safety of the public that the foregoing a become effective, an emergency is hereby declared tolex exist,City's and�thisGordi ... P 5 g g Y � 8' :� Y , ordinance shall be effective Upon its passage by the Council and approval by the Mayor. L PASSED: By vote of all. Council members otesent, after being read by number and title only tido times on this day of , 1981,. • Recorder - City of Tigatd APPROVED: By the Nayor, this day of 1981. • Mayor City of Tigard • • ORDXNANCE WO 4 81- ZOA 1-el (Rote For Th0 Ag0d) 1 ZOA 1-81 page 1 , 4 DRAFT ) ,,.4.,,.., r . O1 a„ j' : .25 l G r �....R. THE AGED, MOLT , ,► LY I.r JG Ere:D,, ‘,LOPE DIST'';' (7O/ O . .. .,.. , ' rif/ 1 , FI0.2r �0.. , Sections 1, i , 18,25.010 De nit lilt". 18.25.0111 I,: r ,ic zone • 18.25.02 r) t:. fitted uses. t`A / 18.25.Ai •: ,_ a requirements i: ., V/ ' 1 .2 .`4 0 Setback requirem- r . r 1 / i 14. 5.050 Building heig L 25.060 Addition 9 ,i n r If fix,/ 1r i ii , / 1 Y r : I . I f I it, ! .V.," (i(If . . 1 i I ! I I t 'id i 1 1 \ I\ ' 1 , , ' / ( ,I 4 / / 4 I I/ / iitif°7 . r I/ go, re/privizi, . , . , 1(007 77 .., / : • . i /ri,/ 1(,,,,,, e0„,00,7,. y )\, t, , _ . i. , I ., , ,1 d , ,,, si, . , , . \ . 11 /' ( ' 1 i i i9,i1 i . ZOA 1-81 page 2 18.25.010 Definition. SENIOR CITIZEN/HANDICAPPED HOUSING FACILITY: A multi-unit housing center with common facilities and services provided for elderly or handicapped residents who require or desire a more supportive living environment than typically afforded to residents in apartments or single family residential housing. Nursing care and personal services may ' be provided in conjunction with these facilities. • • • r. I I { ' , ..�...,,,.. .,.. ...�:.a, ..u..«...� .. ..... `t•a, r...A., . .,.t�._a s ,1,.w'.f ..t.«i..w ng,.: ZOA 1-81 page 3 . e 18.25.015 Specific zone. This specific zone designation is Washington County Tax Map 2S1 2DA Tax Lot 702, 1.60 acres and Tax Map 2S1 2DA Tax Lot 400, 4.80 acres. If and when future comprehensive plan changes are approved to this designation, the map and tax lots shall be added as an amendment to this section. • }} 1: "LOA 1-81 page 4 18.25.020 Permitted uses. No building, structures or land shall be used ' . a and no building or structure shall be hereafter erected, enlarged or altered in, the A70/80PD zone except for the following uses: 1) Apartment dwellings for senior citizens (elderly persons) and handicapped elderly, 4+ �, 2) Clinics (medical) offering services to these residents in this d specific complex primarily, 3) Conveni-nce reta' facilities offering servi ..to these residents , ' All facilities such as kitchen, recreational, and laundry facilities needed to support the living complex. / • 40" .' • .„;e01000" . • • i++ • G o.rr.µx..d...0... .- .. .. # N:_:'r Al Pfl'•(.'.:. u\1:..;i.l......t, .. . Irz<b..a'.'.I„Ct.if_:EI o ...._„�.«,........ , .. rte,, i • ' • ZOA 1-81 page 6 18.25.O4O Setback requirements. All developments in this one must be • reviewed as a Planned D velopment District (Pp) . The planning Commission shall review setbacks as a portion of this process. • • • • • • • • • •., .,, .....,r, r, -.,�., r. .,�..,.� .,. ...,.. . ..,.�. . .i„ ..e.... . 'MMYVIM`k.nWu,y f�6vr yt Xwty ! L W - - �.,.w.wMw. . ...w.».�..w......... y ..�ii• W'0.., t.µ. 'c1p WJ,H ':y^y J.« 1. i m.,V aR ZOA 1-81 page 7 •• 18.25.050 Building height. The maximum building height allowed in this ::: : 1' eight (f3) storiE•s whicever s _°�---- Nti • • • • r r � r.w+... ��.�w-..,.......--.w..twww.: .. 1 a ... _ ..1I:.! <<nl»..Y. .9l....nty.a.t...A+-L.i.ul,..Y....�`Y44 �,•�.� • ZOA 1-81 page •..;i_ 18.25.060 Additional requirements. 1) The affected Neighborhood Planning Organization (NPO) shall review ' all development with the applicant prior to review before the Planning Commission. The NPO shall file a written statement with Ehe Planning Staff prior to the preparation of the Staff Report which accompanies the application to the Planning Commission. This 'statement by the 'NPO " ". shall be considered as a policy statement and shall be made a part of the record. 2) All developments shall be reviewed by the Planning Commission as Planned District Developments and shall be reviewed by the City Council for final approvals 3) All development in this zone shall be subject to Site Design Review. 4) Parking requirements: One space per foifl (4) living units phis adequate par'{ ing for employees. • 5) Acc4iyss to a public right-of-way shall be a minimum of fifty (So') feet to insure adequate space for emergency vehicles. 6) All development shall be approved in writing by the Tualatin Rural Fire Protection District, Fire M shall r i • • ZOA 1-81 page i DRAFT }} • EXH13B1 T "At' I Chapter 18.25 HOME FOR TIDE AGED:, MULTIFAMILY ;PLANNED;"DEVEL"OPISIE`NT DrSTR:LCT (A70/80PD) Sections 18.25.010 Definition. c• { 18.25.015 Specific one. • 1 . x 18.25 r 02 0 Permitted uses. • 18.25.030 Area requirements 18.25.040 Setback requirements. • . 18.25.050 Building height. • 18.25.060 Additional requirements. • • { • 1 02 5 8811030481 ` • 1 ' e ZOA 1-81 page 2 y : 18.25.010 Definition. SENIOR CITIZEN/HANDICAPPED HOUSING FACILITY: A multi-unit housing center with common facilities and services provided for elderly or handicapped residents who require or desire a more supportive living environment than typically afforded to residents in apartments or single family residential housing. Nursing care and personal services may be provided in conjunction with these facilities. • • • • • ,e. , + :. .,may., ✓ • ZOA 1-81 page 3 tt 18.25.015, Specific zone. This specific zone designation is Wash .ngtan • County Tax Map 2S1 21)A Tax Lot 102, 1.60 acres and Tax Map 2S1 2DA Tax Lot 400, 4.80 acres. If and when future comprehensive plan changes are approved to this designation, the map and tax lots shall be added as an amendment tb this section. • • I ' • • • ,, n '..a a id •u, ZOA 1-81 page 4 18.25,020 Permitted uses. No building structures or land shall be used and no building or structure shall be hereafter erected, enlarged or altered in the A70/80PD zone except for the following uses: 1) Apartment dwellings for senior citizens (elderly persons) and handicapped elderly, 2) Clinics (medical) offering services to these residents in this 1 specific complex primarily, 3) Convenience retail facilities offering services to these residents in this specific complex primarily, 4) All facilities such as kitchen, recreational, and laundry facilities needed to support the living complex. ,..i a. r V e.. 1 I> :Y 1It v.Mdn rbYt FIRE 21A fvP. 1 4 s ra 1 ZOA 1-81 page 5 p 18.25.030 Area requirements. Total land area if not less than five (5) acres unless approved by the Planning Commission. • • { I . N.. •rvhl• ,..: •� .•..m.. �.n:i.�. _.. • � r. . r. .. Sin.w r ..•��i F, l.�n\ � t i i ♦ �at r.. ZOA 1-81 page 6 18.25.040 Setback requirements. All developments in this zone must be '` reviewed as a Planned Development District (PD) . The Planning Commission shall review setbacks as a portion of this process. ;*f' i • , v • ZOA 1,-81 page 7 18.25.050 Building height. The maximum building height allowed in this • zone shall be one-hundred-twenty (120'.) feet or eight (8) stories, whichever is lees. • • • • • • • F • • • • i....:Wr .. r,.:, w.•...v r: „, nu -, v. ,. . ":t _..M-..., .Y.4 aJ.,.S.b...G.1.%.:.71. 1.."..di4l:V.. y p ZOA 1-81 page 8 ( 18.25.060 Additional requirements 1) The affected Neighborhood Planning Organization (NPO) shall, review all development with the applicant prior to review before the Planning Commission. The NPO shall file a written statement with the Planning Staff J , prior to the accompanies p . preparation. of the Staff Report which accompanies the application to the Planning Comm fission., This �state:ment by the;NPO », ,.,. sha71 be considered as a policy .statement•and sha+l.l be. made a1 part , , pf .the record-. ., , 2) All develom;nts shall be reviewed by the Planning Commission as Planned District Developments and shall be reviewed by the City Council for final a rova pp l,% 3) All development in this zone shall be Subject to Site Design Review. 4) Parking requirements One space per four (4) living units plus W_ adequate parking or employees: • 5) Access to a public right-of-way shall be a rranimUm of fifty (501) feet to insure s adequate spade f q � p for emergency vehicles. 6) All development shall be approved in writing by the Tua.latin Rural Fire Protection District., Fire Marshall,, 1 a , 1 , I r i a., .;,. .. ra:. ,, ,n...m A, S,rn.,a r. m , •, .-r,. td.,m,_4 e1B, Ro C r J ac( 0(9 .1-0/ CITY OF TIGARD, OREGON ....130A-IV A121 Ai P4)41-4.1 lielillY/AjFellf3 • ORDINANCE NO. 81 AN ORDINANCE ADDING CHAPTER 18.25 HOME FOR THE AGED MULTIFAMILY PLANNED DEVELOPMENT DISTRICT (A70/80PD) TO THE TIGARD MUNICIPAL CODE DECLARING AN EMERGENCY AND FIXING AN EFFECTIVE DATE. THE CITY OF TIGARD ORDAINS AS FOLLOWS • SECTION 1: Chapter 18.25 Home For The Aged Multifamily Planned Development District x,70/80PD) is hereby added to the Code. This Chapter is included here as Exhibit "A". This zoning designation is for a,specific { area outlined by map and tax lot. Additional land zoned to this designation shall be added to the ordinance as outlined in Section 18.25.015. 1 k SECTION 2: Inasmuch as it is necessary to the peace, health, and safety of the public that the foregoing changel.iin the City's redords become effective, an emergency is hereby declared to exist, and this ordinance shall be effective upon its passage by the Council and approval by the Mayor. RASSEDLI.::.At By vote of all Council members present, alter being� g rE:ad by number and title only two times on this ,. day o¢ ,, 1981. . Recorder - City Of Tigarr`t APPROVED Ey the is ayor, this day cif 19810. • Mayor City of Tigard ORDINANCE tO. 81 ZOA 1-81 • ZOA 1-81 page 1 w f t�w EXHIBIT '12:0' Chapter 18.25 HOME FOR THE AGED, ,MULTIFAMILY ,PLANNED. DEVELOPMENT DISTRICT (A70/80PD) Sections. 18.25.010 Definition. • 18.25.015 Specific zone. 18.25.020 Permitted uses. 18.25.030 Area requirements. 18.25.040 Setback requirements 18.25.050 Building height. 18.25.060 Additional requirements. l 5 ZOA 1-81 page ti µ _ 18,25.010 Definition. SENIOR CITIZEN/HANDIC•APPED HOUSING FACILITY: A multi-unit housing center with common facilities and services provided for elderly or handicapped residents who require or desire a more supportive living environment than typically afforded to residents in apartments or single family residential housing. Nursing care and personal services may • be provided in conjunction with these facilities.; • • , v . . I • • • ZOA 1-81 page 3 • • 18.25.015 Specific zone. This specific zone designation is Washington • County Tax Map 251 2DA Tax Lot 702, 1.60 acres and Tax Map 2S1 20A Tax Lot 400, 4.80 acres. If and when future comprehensive plan char es are a roved y ,. 8- PA to this designation, the map and tax lots shall be ac!,ded as an amendment to this section. • • • . { b ,L. . ....«.a.w t.y....•.r.... ' t .ywrrcy.Y. J � .'„ ZOA 1-81 page 4 ,/`ryyr6 1 18.25.020 Permitted uses. No building structures or land shall be used and no building or structure shall be hereafter erected,, enlarged or ' altered in the .A70/80PD zone except for the following uses: • 1) Apartment dwellings for senior citizens (elderly persons) , 2) Clinics (medical) offering services to these residents in this specific complex primarily, 3) Convenience retail facilities offering services, to these residents in this specific complex primarily', 4) All facilities such as kitchen, recreational, and laundry facilities needed to support the living complex. cy • . y • ZOA 1-81 page 5 .; 18.25.030 Area requirements, Total land area if not less than five • (5) acres unless approved by the Planning Commission. • • • • • • yy • j , tw • ZOA 1-81 page 6 18..25.040 Setback requirements. All developments in this zone must be reviewed as a Planned Development District (PD) The Planning Commission shall review setbacks as a portion of this process. { 1 � F• • , r nYa sa t.t., • • ZOA 1-81 page 7 • 1 18 25.,050 Building height. The madzmturs building height allowed n this r . Zone shall be ones-hundred-twenty (120') feet or eight (8) stories, whichever is less. M•..ra . • • . • • , « NY M 4,Y J, ■ 9 • « i LOA 1-81 page 8 I 18.25.060 Additional rec 4rements. 1) The affected Neighborhood Planning Organization (NPO) shall review all development with the applicant prior to review before the Planning I Commission. The NPO shall file a written statement with the Planning Staff prior to the preparation of the staff Report which accompanies the application to the Planning'Commission. If this is not done, the applicant shall not be delayed in presentation before the Planning Commission. This statement by the NPO shall be considered as a policy statement only and may or may not be considered by the Planning Commission and City Council., 2) All developments shall be reviewed by the Planning Commission as Planned District Developments and Shall be reviewed by the City Council for final approVal, 3) All development in this zone shall be subject to Site Design Review. 4) Parking requirements One space per four (4) living units plus adequate parking for eniployee5, 5) Access to a public right-of-way shall be a minimum of fifty (5O') feet to insure adequate space for emergency vehicles. { 6) All development shall be approved in writing by the Tualatin Rural Fire Protection District t Fire Marshall. • . 1 ;yam 1 y • EXHIBIT ►►A" '1 DRAFT CHAPTER 18.2.4 " MULTIFAMILY RESIDENTIAL ZONE (A-12, A-20, A-40) SECTIONS • • MULTIFAMILY ZONE r • 18.24.010 Permitted Uses 18.24.011 Conditional Uses A-12 ZONE -: 18.24.020 Lot requirements 18.24.030 Setback requirements 18.24.040 Building height 18.24 050 Additional requirements 18.24.060 Usable open space and recreation areas A-20 ZONE 18.24.070 Lot requirements r f 18.24.080 Setback requirements 18.24.090 Building height 18.24.100 Additional requirements 18.24.110 Usable open space and recreation areas A-40 ZONE -. 18.24.120 Lot requirements • ' 18..24.130 Setback requirements 18.24.140 Building height 18.24.150 Additional ditional requirements 18.24.160 Usable open space and recreation areas • • Revised 6/4/80-6/5/80-8/14/80 • w....e..r...cu."rcctv.+.t.+.uw.:,,. • ..r.r....+...ry.:.r•..MS.or ...rry+w..w..,. .,..,..w..,. r..,.:-.:«.. ''...;w«.r...:...,......�:.,...:...,«...:•.:-.: ._:...'..,.n...+..... »....w:.:.r ....._ . . ..._e.,....,. .. .....,,._ .,...,,.,..,kY ... (.1 Page 2 • MULTIFAMILY ZONE 18.24.010 Permitted Uses. No building structures or land shall be used and no building or structure shall be hereafter erected, enlarged, or altered in the A-12, A-20, and A-40 Zones except for the following uses: 1) Apartment dwellings, duplexes, townhouses, and/or condominiums containing three (3) or more dwelling units. (Duplexes and attached single family residences are allowed on 10,000 square feet lots in the R-5, R--7 and R-10 r.0 Zones) • 2) Mobile home subdivision and mobile home planned unit developments (Section 18.20.130) and mobile home parks on five (5.) acres or more. • 18.24.01 ; Conditional. Uses. In the A-12, A-20, and A-40 Zones, the following uses may be all wed by the Planning Commission when in accordance with Chapter 18.72 and 18,184 1) Churches, schools, or community buildings (public) 2) Day care centers in conjunction with planned unit develbpments, 3) c overrimental structures or lands including parks, playground areas, recreational,. ku,i1dings t, 1ibra ies; or museums; 4) Fxosp .tale or ours rig home#, 5) Utility substations, 6) Any busiheSs or service which is incidental to a permitted use in these Zone±. • •• r • • Page 3a • A-12 ZONE • 18.,24.020 Lot Rec�ruirements In the A-12 Zone the it requirements shall x. 3.) When used for mutt .fam%ly residential >purposes, the minimum lot area shall be: • Density Dwelling Units • • Number of Dwelling Units Lot Area Per Dwelling Unit> Per Buildable Acre •3 and up 3,630 sq. ft. 12 2) The minimum average lot width shall be sixty (60'). feet except on a •` cul-de-sac sac where rttiriirEitalit width shall be sixty (60') feet at the building line 3) Buildings shall not occupy more than the following percentage of the lot area 'I Number of Dwelling Units ,Percentage of Lot Coverage 3to20 45% 21` to40 • 4•1_ and, uP • 55 18 24.030 Setback Requirements. Except as may otherwise be provided. in • Section 18.12.100, the setbacks for uses in the A-12 Zone shall be:,. 1) The front yard setback shall be a minimum of twenty (20') feet. y:. ," 2)• The side yard shall be a minimum of ten (10') feet. 3) The rear yard shall be ten (10') feet * • 4) On corner lots the setback shall be twenty (20') feet on any side facing a street other than an alley.. - :•'" 5) Where buildings are grouped as one project on one tract of land, the • minimum distance between two (2) buildings at any given point shall not be less than the sum of the required side yard setbacks computed separately for each building at that point .li++.r*! .-+^ti•rp^•^R-M•gw+m*•-..-.•w.^.rvUri '°fir'k ,N�.Aw.r..w .: a s w.Myw .Ww: •4f-•,w.`nM ♦Ix$'.anY.ResWi..w4+nx9.;uue,+FCa:+W7f?'.rau!..sew.++r ..t.n.u'.ASiw....f+ri+rr.r..a.W+' .•w..i.4w..wti.Wt4 r^p•t S,uW+.wti+tu.0 t......rn.,.y.:r ¢ , • .. 91 ; ((„,, Page 3b r" ;. 1Se 24.040 3uilding I�ei. rht, Except as otherwise provided in Section 18 .2.110, '` -I no building in the A-12 Zone shall exceed a height of thirty (30') feet. • 18.24.050 Additional Requirements Additional requirements applicable . . in the A-12 Zone include, but are not limited to: 7. t;1) off-street parking and loading, see chapter 1S.60, 2) Access and egress, see Chapter 18.64.4 3) Site Design Review. All development in the A-12 Zone shall be submitted for site design review and shall be subject to the conditions, T limitation's, Prohibitions, and requirements of Chapter D3.59. 1S.24.060 Usable Open Space and Recreation Areas. Area(s) for usable open space and recreational pi' poses. shall be ,provided in multifamily developments. The provision areas shall be the .continuing obligation of the property owner(s) through an agreement approved by the City. A minimum o. ' two hundred (200) square feet of recreation Provided for twenty (20) dwelling units area.. shall be rc�v�.ded for each of the first twe two hundred fifty (250) square feet for units twenty-one (21) through thirty and three hundred (300) square feet for each unit over thirty (30) .' The 1 ' surface area of recreation buildings, including swimming pools may be included • in computing the minimum size of the area. Recreational facilities shall be Provided in keeping with the need of the prospective tenants. Recreation areas shall not be located in parking or maneuvering areas. - .. ......,.. ..... ... •...." _...._.�._.._. Xa t4 �"5":.9 C ....i.,.'.f°."t4ak.6TNw+w..r..••' . ` is W M. 1 Page 4 • Table For Computing Multifamily Open. Space Requiremen s in Units 1 niiuum uc azc Feet �f ©aen Space To Be Pro v ..4 ,.; D„rel3� 4 4,000 20 5 Y.y 30 6,500 9„ 40 ~ 12,500 60 15,500 A !,•y a G I _ • • • ♦v. • • w.. • ■ :� a .. . ' . ( ( Page 5 A-20 ZONE • 18.24.070 Lot Requirements. In the A-20 Zone the lot requirements shall be» 1) When used for multifamily residential purposes, the minimum lot area shall be: . Density Dwelling Unit; Dumber of Dwelling Units Lot Area Per Dwelling Unit Per Bw..ldable Acre 3 and up 2,17 20 ,,, :. 2) The 'minimum average lot width shall be sixty (60') feet except an a cul-de-sac where minimum width shall be sixty (60') feet at the building line. 3) Buildings shall not occupy more than the following percentage of the lot areas: E3umber cf Dwelln Units g Percentage of Loy. Coverage 3 to 20 45% : : 21 to 40- 50 41 and up 55% , 18.24,080 Setback Requirements. Except as may otherwise be provided in e Section 18.12.100, the setbacks for uses in the A-20 Zone shall be: 1) The front yard setback shall be a minimum of twenty-five (25') feet, w 2) The side yard shall be a minimum of ten (10') feet, . 3) On corner lots, the setback shall be twenty (20') feet on the side 1 �•. , facing a street (other than the street with the address) , 3 4) The rear yard shall be twenty (20') feet. L.." '' 18.24.090 Building Height. Except as otherwise provided in Section - ,. t 18-12-110, no building in the A-20 Zone shall exceed a height of sixty (60') - .�__ k feet, unless a height variance is granted by the Planning Commission. ' E. , a ,. page 6 •� 5) Where buildings care grouped as one project on one tract of land, the minimum distance between two (2) bui.ldirags at any given point shall not be less than the sum of the required side yards computed separately for each build .ng • at that point, 18,24.090 dui :ding hei.ghto Except as otherwise provided in Section 18.12.210, no building in the A-20 Zone shall exceed a height of sixty (60°) feet, unless" ' a height variance' is"-granted by the Planning Con nissi.on. , 38.24.100 Additional requ .remernts. Adda.tonal requirements applicable in the. A-20 Zone include, but are not limited to, the following 1) Off-street parking and loading', see Chapter 18.60° - 2) Access and egress, see Chapter 18.64. \ s t • 3) Site design review. All development in the A-20 Zone shall be sub'n.tted for site design review and shall be subject to the conditions, Limitations,. prohibitions, and requirements of Chapter 18.59. 4) Planned (lei.,elopnlent district. All parcels :zoned.+A-20 mua t be rezoned `h to the Comprehensive Plan deli: on*,' and, pub j ect.-to the standards of a planneal i � �� district n� h��.,� ,� . deve_opmer'_ dis rict 1--efore any �f loomen may take place in order to provide ; appcorturzities to create more desirable envi.ronment.;‘ through the application of „ w flexible and diversified land development standards (Chapter 18.56) . • , .+h=.-"✓-Yip Page 7 M t L. 5) Density. Computation of density on the buildable portion of the ,:.,ite designated A-20 is as follows:' Total site area less sensitive lands = Gross buildable area Cross buildable area less the required public improvements less recreational/oiaen space - Net buildable area Net buildable area/lot area per dwelling unit ,Total number of units ;'" For multifamily planned unit development, up to a ten• '(10 ) percent•- increase will be considered above the maximum allowable density, as determined above, to compensate the owner only for sensitive land dedication of open space, and/or recreational areas to the City. 18.24.110 Usable open space and recreation areas. An area or areas, for usable open space and recreational purposes shall be provided in multifamily developments a The provision and maintenance of open space and/or recreational. areas shall be the continuing obligation of the property owner(s) or homeowner(s) , _4 through an agreement approved by the City. A minimum of two hundred (200) ..z square feet of recreation area shall be provided for each of the first twenty I (20) dwelling units; two hundred fifty (250) square feet for units twenty-one ;$ (21) through thirty (30) ; and three hundred (300) square feet for each unit over thirty (30) . The surface area of recreation buildings, including swimming pools may be included in computing the minimum size of the area. Recreational ' facilities shall be provided in keeping with the need of the prospective tenants. • Recreation areas shall riot be located in parking or maneuvering areas Table for 'Computing Multifamily Open Space Requirements f Dwelling Units Minimum Square Feet of Open Space To Be Provided ' 10 4,000 20 •5,000 30 6,500 40 9,500 50 12,500 60 15,500 a , .F«.--:+..,M....-4.v;a.....r.,. '..v..,N« w.:w. .>r.r.,.+.w-.s.. rw..„w......+c--' . ..::.•....n-r x„ ,.a:x r s.- ......... { " k • Pag e 8 A-4O ZONE it . ,. .. 18.2'4.120 Lot requirements. In the A-40 Zone the lot requirements sha11 be as -follows 1) When used for multifamily residential purposes the minimum lot area shall be` .)- Density Dwelling Number of Dwelling Units Tot. Area Per Dwelling Unit Per Buildable acre 1,089 sr.x o ft. 40, 3 and up a • 2) The minimum average lot width shall be sixty (60') feet except on .a cul-de-sac where minimum width shall be sixty (60') feet at the building line. 3) Buildings shall not occupy more than the folic-)wing' percentage of the lot areas Number of Dwelling Units Percentage of Lot Coverage to 20' 45%. 21to40 50% 41 and up 55% 18.24.130 Setback requirements.> Except as may otherwise be provided in Section 18.12.100, the setback'`for uses in the A-40 Zone shall be as follows: 41` 1) The front yard setback shall be a mi.nzmum of twenty=fare (25',') feet. 2) The side yard shall be a minimum of ten (10') feet. .3) On corner lots, the setback shall be twenty (20'y) feet, on the side facing a street (other than the street with the address) . 4) The rear yard shall be twenty (20') feet. 18.24..140 13.(23..1(:1-1,n hei t. Except as otherwise provided in Section 18'.12.110, no building in the A-40 Zone shall exceed-a height of sixty (60') feet unless a height variance is granted by the Planning Commission, . ,.... n..•. .r a .,,w x r way rM ..n.al,y,. .• .:. 4 1t R-. RK•. . t 'a Page '9 18.24 150 Additional' requireanents. Additional requirements applicable in the ,,A-40 Zone include, but are not limited to, the following: ., 1) Off-street parking and loading, see Chapter 18.60. 2) Access and egress, see Chapter 18.54.. } ti P 3) :Site design review. All development in the AT44 Zone shall be • 1 . } submitted to site design review and shall be subject to the conditions, limitations, • prohibitions, and requirements of Chapter 18.59. `r . • }r 4) Planned developmeent d tr. ctr:. All pazcei.s zoned A,-40 must be rezoned to the Comprehensive Plan designation, and subject to the standards of a planned .. development district before any development may take place in order to provide • opportunities to create more desirable: envZronmerits through the application of _ .; flexible and diversified land development standards (Chapter :18.56) .. Proposed _. developments in this zone shall be reviewed' by the appropriate Neighborhood wl.pn 3„, s:.'v; s: �.. d City ptatr Pl.e zni.ncs areaniza;tion/prior to review by the P1annano.,Commission and City Council.. . y _. n city on the buildable portion of the site 5). Density. C�sait�iaU�6..F.vit, v t. as1a'a,L designated A-40 is as follows Total site area, less.:sensitive lands = Gross buildable area. Gross buildab_►e area less the required public improvements less recreational:./open. space Net buildable area Net buildable area/lot area per dwelling unit = Total number of units For multifamily planned unit development, up to a ..ten (10%)'percent. increase.- will be considered above the maximum allowable density, as :determined above, to compensate the owner only for sensitive land dedication of open space, and/or recreational areas to the City. Page 10 4 . , Minimum site size: West Portland. Heights A-40 Subdivision area, Tigard Triangle, NPO #4` Due to the unusual lotting pattern of small parcels (25 e x 100 ) in the West Portland Heights Subdivision, the portion of this Subdivision which is designated A-40 by the Comprehensive Plan is declared to be an "isolated .az problem" (tinder Section 15.56.070 of the Tigard Municipal Code) e -'Thej. `:'. Planning Commission may allow development:-on. a site•-less:thali 20,000 square feet, . if.. the applicant for a planned development can show that the following conditions exist: A) The lotting, ownership, or existing development pattern on•the specific block prevents development:of a larger parcel,;. B) The authorization for devel.opi ent on a smaller site will not be rilaterially detrimental to the purposes of this Title, be injurious to property in the tone or vicinity in which the propel is located, car b� othezwise detra.menta3. to the objectives of any City development, plan, or policy. •" . 1S 24.160 Usable open space and recreation areas. An area or areas fog+ usable open space and recreational purposes shall be provided in multifamily developments. The provision and maintenance of open space and/or recreational areas shall be the.continuing obligation of the property owner(s) or homeowner(s) through an agreement approved by the City. A min mum of two hundred (200) square feet of recreation area shall be provided for each of the first twenty (20) dwelling units, two hur_dred fifty (250) square feet for .its twenty-one (21) through thirty (30) ; and three hundred (300) square feet for each unit over thirty (30).. The surface area of recreation buildings, including swimming ; -~ pools may be included in computing the minimum size of the area. Recreational . .. ' . facilities shall be provided in keeping with the need of the prospective tenants. Recreation areas shall not be located in parking or maneuvering areas. ° • t , - ( ' i `...oi`n.r'1_..a'Wr+nu+a+++u.ay..r+.`^I+,.t._+. Mme•! ��•.` '_. A (,..ge 11 Table for Computing Multifamily Open Space Requirements a Dwelling Units Minimum Square Feet of Open Space Ta Be. Provided 70 4,000 1 20, 5,000 t{ 6,500 40 9,500 ;.,' ` ,• 12,500 • 60 15,500,500 = F t g 1 u 4' P . • r • sx w T t • •' 1. ., r L t Add a clause "exce t\ . the Board may not r. 1 S-1608, P-35, L-S. - p � y equine 2 a setback greater than 50 feet." 3 4 1700 MEDIUM-LOW DENSITY RESIDENTIAL PLANNING DIISTRICT 5 6 S-1707, P-38, L-10. Add a clause. "excepting the:Board may not require 7 a setback greate,^ than 50 feet." 8 . 9 1800 MEDIUM-HIGH DENSITY RESIDENTIAL 'PLANNING DISTRICT `a 10 11 S-1807, P-40, L-44. Add a clause "excepting the Board may not require a 12 setback greater than 50 feet." 13 ` 14 1900 HIGH- DENSITY RESIDENTIAL PLANNING DISTRICT 15 16 Add a clause "excepting the Board may not require a S-1908, P-43, L-50o .17 setback greater than 50 feet." 13 . 19 2000 HIGH-DENSITY RESIDENTIAL' - HIGH RISE PLANNING DISTRICT 20 21 S-2003A, P-45, L-31 Revise " 603.4" to "1603.5,'1« 22 j 23 S-2004, P-45, L- 33-51. Delete and revise to read as indicated on Attachment C 24 s.. 25 2800 WETLANDS PROTECTION. DISTRICT - 26 27 S-2802, P-73, L-23. Add Exhibit A as shown on Attachment D. 28 5-2806, P-74, L-21'-22. Revise clause to read "including excavation, or filling: `r . 29 or the use of any land...." 30 S-2806.1B, P-74, L-40. Add the words "within the setback area." 31 " 5-2806.20, P-75 L-44-45. Revise to read "Where necessary or desired in order 32 to fully utilize all land lying in the Wetlands;, Fri rage 33 Area (WFA), or for the purpose of the installation or 34 - maintenance of sub-surface improvements located 35 thereon.. .. 36 37 ;5-2806.2C, P-75, L•°51 . Add Exhibit 'B as shown on Attachment E. 38 39 S-2806.6, P-80, L-42 End this sentence after the words "effects on the 40 Wetlands Protected Area (WPA)." Delete the words 41 "provided said owners, occupiers, or users take steps 42 to immediately re-establish said approved protective 43 methods." Add new sentence "After an Act of God, said 44 owner, occupiers, or users shall immediately take steps , ., 45 . to conform to the provisions of this "'chapter:-._.., 46 {. 47 3000 COMMUNITY DESIGN STANDARDS 48 49 5--3002.16, P-85, L-14. Add new sub-section 89 "determine the appropriate 50 yard setbacks, building heights, minimum 'l of sizes and b-• 51 sign sizes when authorized to do so by City Ordi Hance.'' 52 53 ,S-3002>2Cla P-87, L-42 Revise to read "The proposed site development, i ncl udi no° 54 the site plan, architecture, landscaping and graphic c 55 design, s i n conformance with the standards of this 56 and other applicable City ordinances insofar as the 57 location'', height, and appearance of`the proposed develop 58 anent are involved;" M `y f.. „� - -- e.iN.a., .:.X h Sw:sw+e .msc ...-.i=v..._.. M'irtlSi6u�'• 1 S-3002 2C1b, P-87, LL 52. Revise to read "The --- aced design n oi": the develop- . P �. 9 meat is compatible with the design of other develop- 3 meats in the same general vicinity and;" 4 5 S-3002.Ci c P-88, L-1 -5, Revise to read The location,. design, size, color and 6 materials of the exterior of all structures and signs 7 are compatible with the proposed development and a - 8 propri ate to the design character of other structures 9 in the same vicinity." 10 11` S-3002.20, P-88, L-117 Add new Section 3 to read "The Board shall in making 12 its determination of compliance with the requirements 13 herein set forth, consider the effect of their deter- 14 mi nati on on the cost of housing and shall seek to 'bal 15 ance that effect with the other requirements herein , 16 set forth." 17. 18 S-3002.2Dle, P-88, L-52. Revise the words `=site plan" to read "sign program. 19 20 S-3002.202,' P-89, L-9, Delete the words "Community Development Director" and 21 rep`tace with the words "appropriate department." 22 23 S-3002.204, P-90, L-6, Add new sentence to read "An action to reject any plan f, 24 shall include the reasons for said rejection and shall 25 be based on the criteria set forth herein by Section 26 3002.2(0)1 ." 27 28 S-3002.D5, P-90, L-13-33. Delete Sections a., and b. 29 1 30 3100 STREET STANDARDS 31 32 S-3103, P-100, L-41. Revise sentence to read "All required roadway improve- 4. 33 meats shall include curbs, sidewalks, storm drainage, 34 and where designated, bikeways." 35 36 S-3103, P-100, L-42. Delete sentence beginning on this line and replace with 37 the following sentence "All required street improvements : 38 • including curbs, sidelqalks and storm drains shall be E 39 substantially complete prior to issuance of a building 40 permit for construction on adjacent land and shall be 41 completed and accepted b r the City P p � y prior to the re- .,s 42 quired final inspection of said building construction."' 43 44 45 46 47 • 48 Al 49 50 51 52 53 54 57 58. • ' E P A,rj, _ti- --• e i 4 pp P Y. ,Cityof • fi ,L.. ,- ...•. , , . . ,-, . ,i, .t is•-. • . ., ,,.: ,. •. . . ' , . . . ' . , , .. ., .. ... _ ._s y r k sr x t f"• kt ',:iii ) r � { PX?{� ..� mst ',7 n � Y�J. Yx I v'•'Y Yf �'J l '� }t6.4 1 I »: 3L ti ' Pit w x' l/i.. * .�{ v_`r tk i1 X1 4•/ 4. S. 1F ;.:,-,:•;.: fi pt 'W :,,':',''.''''•-r PS �•.,'0' l i. a YI' yi'.^, -E F .{ i 47e t4 .•;••••;,.;'-..,ti P' 1%tt,‘,. ` 3 Y 4 •i;A t3 a e •'.1 i-; T t y Il i e] Ny-.v S 4 4 `tt 'Y .T k iVvLu t rc ..0 ...t fii{ $ ! : t ;o P ?.*ah�'yatt 1 a }P j 'r.i,.i ce o"0 • ,#t yv , d • 1 . j d } S - { e',''..'',;,;:.::..• w. •--• .,.., ::,..; . • - ' . !', - IT•-•...*••'t - . * .• `' LGDC SUPPLEMENT to d 1 . ' 'n kl . ' . ' . ' . ta ".'1:. ' ''' i'' ' ' ' ' ' . ''Z': ' ii:::"•'.':-\ j. 1 , yy ;• ry'• • it '\I: Al k _ u 4S k k • f � ll 4 ....:.•-•:.-. . 1„ . .e.''''''' _ Community Land Use Plan s:- ' - ' - - •---. .;.. . ••,4, Planning 4 ds ....Le ': .1' - • ' •'' ' - ' • ' ' : - '• • • • •• - ' • - '-• ti•' . •' ' -: '' ' . ' • ' • • ' •-•''' .- ' ''':-''-.1 -'''''''' ' ''''.- - . ' : . • ' -•••.---...,-..' ,'$.. rt r `•n..� .r-. .et s ., y' r •.-k .7Z,• µ t w '^v =}t )., a � f; 1. e. 3000 COMMUNITY DES.IGN( :1\NDARDS 2 Revise new Section 3 to read "the Board shall , . 3 5-30.02.�, P-E8, L--1 l . in making its deterrnri nati on of compliance with } the requirements set forth, consider the effect 5 of is action on the ava i 1 abi l i ty and cost of needed housing. The Board shall not use the requi rer•,ients of this section to exclude needed 9 housing types. However, consideration of these 10 factors shall not prevent the Board from im- posing conditions of approval necessary to meet i 12 the requirements of this section. The costs 1 of such conditions shall not unduly,increase 14 the cost of housing beyond the minimum necessary �5 to achieve the purposes of this ordinance. The Board shall have no authority to affect dwelling 15 unit densities." 17 19 S-3003, P-91 , L-43. Add new section 3003.4 to read as fol l op,s: 21 3003.4 HISTORICAL PRESERVATION ;>F 22 23 A. The Board shall review and approve. the. .24 plans for all exterior alterations to 25 historic structures identified by Section 26 III B. Historical Cultural Resource 27 Inventory of the City of Tualatin Compre- hensive Plan - Phase 1 Technical Memoranda. 29 30 1 . An app licant for said review shall con 31 form to the submission requirements as 32 described herein by Section .3002.2D 33 2. When revs ev-.ing said type of application, 34 the Board sha"l 1 exercise and perform its 35 powers, duties, or functions in accordance 3b with the following design standards 37 a. Exterior alterations to historic 39 structures shall conform to the original • 4A architectural style of the structure. 4 42 b. Exterior paint colors may be varied 43 from colors used during the structure's 44 original historic period when it would. 45 46 be appropriate to visually blend the 47 historic structure with other structures 4� in the vicinity. 49 Y 5� B. The Board shall review and approve or deny 51 all applications for permits to demolish 52 historic structures, subject to the pro- 53 visions of this chapter 55 1 . When reviewing permits for demolition 55 of an historic structure the Board shall 57 utilize the following cri teri Cz 1 • ''; 4L a I4t !fie structure of such arc - i t ectur'al or historic interest that j . ? its removal would be detrimental to 4 3 the public interest. b. Is the structure of such old and 5 texture " 6 unusual or uncommon design, t and material that it could not be 8 reproduced or be reproduce with 4 9 , great difficulty? 10 tl 11 c. Would the retention ,of the struc- 12 ture promos the general welfare by 13 maintaining and increasing real es- 1 tate values, generating business and 1 new employment, attracting tourists , • 15 stimulating interest and study in 17 architecture and design, encouraging • 1fl interest and study in American cul 2 ture and history and making the city ; 1 a more attractive and desirable place 4 21 . which to 1 i ve? Z2 3 d. Is the structure in such a dete - 2 ,orated condition ghat the structure 25 would be placed within the purview • 26 e Building n Code provisions • of the Uniform g Y - 27 for the Abatement of Dangerous Buildings'. . �. 23 : 29 Z After consideration of the criteria - 30 described herein above by Section 3003.4. • B.l . the Board ma;j deny the issuanceof a 3 demolition' perr�i 1. for a maxi mum period of 33 1 year from the date of permit application - = 34 in order to allow a period of time raecessa s,y to provide arrangements for the preservation ,r - 35 p 36 of the structure. , 37 approve or deny . , 33 C. The Board shall review and app 39 all applications for permits to move an :_; 4� historic structure from its existing site, 41 subject to the provision of this chapter. 42 43 1 . lhen reviewing permits for the movement 44 of ,an historic structure from one site to 4 5 another, the Board' shall utilize the 46 following criteria 47 48 a. Is the site upon which the structure • R 49 is located significant as an historic 50 5l site, notwithstanding the structure location? 5 b. If the structure is located upon an 53 historic site, will the signi fi cance of 54 the site be lessened by the removal of the 4- 55 structure? , F 56 . 57 58 7 { _ m .Mr n3+Y-S*r_rr,°J ...xe•a J.4. rv.Y.$. i.{....:t.we."....a-faY-..'+%+..t.V[A•,:t k. • .. Axr.,Nn+.m.i.u..h.A^+h....—.w,«F,.....h...:i.L reAr.�,w+•.,.,!..N «x« a..M.,.... r ,.,• ,. „ 1 3000 COMMUNITY DESIGN STANDARDS 2 a 3 � u � 3001 PURPOSE ` .'. 4 5 To provide a process and defineable standards to im ' prove the aesthetic 1 Y 6 quality of the City's physical development. b 7 8 3002 ARCHITECTURAL REVIEW PROCESS 9 1 o 3002.1` Fi ndi ngs and Obi ecti yes 11 A. The City y Counci"l finds that excessive uniformity,mity, di sp simi l ari ty., inappropriateness or poor quality of design 13 in the exterior appearance of structures and signs and, 15 the lack of proper attention to site development and. a� 15 and landscaping in the business, commercial , industral , and certain residential areas of the City, hinders the har- 17 development of the Ci City, impairs the desirability 18 mon�ous y of residence, investment or occupation in the City, limits 4 { 20 the opportunity to attain the optimum use and value of land and improvements, adversely affects the stability and value e x E 2 of property, produces degeneration ofpropert.y in such 22 p r areas wi th'. attendant deteri orati on of condi ti(ins affecti ng 23 the peace, health and Orel fare of the Ci ty and destroys£ '24 a proper relationship between the taxabl a value of property 25 and the cost of municipal services therefor. ,m 2 C 27 B The City Council declares that the purposes and objectives .�. 28 of site development requirements and the architectural re 29 view procedures are to: • 1. Encourage originality, flexibility and innovation in 32 site planning and development, including the architecture, 3 landscaping and graphic design of said development. 3 35 2 Discourage iriof.1otonous A drab, unsightly, dreary and in , 36 harmonious development. 37 38 3, Promote the City's natural beauty and visual character 39 and charm by insuring that structures, signs and other 40 improvements are properly related to their sites, and 41 to surrounding sites and structures, with due regard 42 to the aesthetic qualities of the natural terrain and 43 landscaping, and that proper attention is given to ex- 44 terior. appearances ()*f structures' signs and other im_ 45 provements. 1 46 47. 4, Protect and enhance the City's appeal to tourists and 48 visitors and thus support and stimulate business and 49 industry and promote the desirability of investment and occupancy in business, commercial and industrial 50 ,.. 51 properties. ' . 52 5 Stabilize and improve property values and prevent /13 blighted areas arid, thus, increase` tax revenues. .,-'.:µ..,«.t.N{rawe:wmrrrwY:*++.'•'-!«+.b,wa rb,..•a,+v.n:w+{e++r£,i^a.rw*+-""-•"^*bt+*.a++i.r +.a*iwa^•^+-+!nenNmeap.*rk"n+S^!'nSP'1"^�'r•..'•s••..n mnrw aAeACk-nr'aal>•H!t 7tron �'itNC:;`tbt!!a+u;IWW :: cf.,gx+..wxer a.r w.v.+u j c +ux�• 'zti(pc.�::k.f+�ri..�nei.»�wv.vitlti 1 n6X3"GSSida.uUYC 7td'3w?ieilAiG6.miY `.lw^i4+cis'L11 5YSfdllfc'+ i{'4""+ ii -�,R:k`${' 1 a 71 r • • b. Achieve the beneficial influence of pleasant envi ron- meats for living and working on behavioral patterns 2 and, thus, decrease the cost of governmental services. • 4 7. Foster civic pride and community spirit so .as to improve the quality and quantity of citizen participation in Ii local government and in community growth, change and �r x improvement; and 9 8 Sustain the comfort, health, tranquility and content- 10 cent of residents, and attract new residents by reason t ll of the City's favorable environment, and thus, promote 1 3 and protect the peace, health and welfare of the City y. '- 3002.2 ARCHITECTURAL REVIEW BOARD A. There is hereby established an Architectural Review Board r. ; whose members, terms, officers and manner of transacting 1 business shall be as follows: .:. 1. bras�ne • • 21 1 . Quallficatzon of Members. 22 • The Board shall consist of seven (7) regular members . 22 4 and three (3) alternate members as follows: one (1) 4 •, member of the City Council ; one (1) registered rofes- sional architect and one (1 ) alternate member who shall .� 2 be a registered professional architect; one (1) istered professional landscape architect and one (1) - ' alternate member who shall be a registered professional landscape architect; one Cl) registered professi onal" .' 30 � engineer and one (1) alternate member who shall be a t registered professional engineer; and three (3) lay yd�1 32 v members. Of the three lay members at least two (2) 3 • 3 shall be property owners who reside in the City. 35 � ,. 2. Appointment of Term.. 31 The members of the Board shall be appointed by the Mayor and approved by the City Council Whenever pose Bible, the Mayor shall appoint individuals who are t. either property owners, residents, or actively engaged 41 i n business or employment in the City Of'the members 5; 42 first appointed, three (3) members shall be appointed for terms of one (1) year, and four (4) members for 4th ears Subsequent appointments ntments shall terms of two (2) y q p J • ,. � be for terms of two (2) years, or until successors are f6 appointed. Terms of office shall commence on the dates • 4TH 7 of appointment of the respective members. The terms of the alternate members designated in (l) ab, ve shall be �'=r1 the same as the terms of the professional member for whom the alternate member is designated. y g � r - ti 7 M ,, .1 3, Vacancies and Removals t 3 2 Any vacancy shall be filled for the remainder of the 4 unexpired term of the original appointment. The Mayors 5 with the approval of the City Council , may remove- any 6 regular or alternate member of the Board for misconduct ; 7 or nonperformance, UJnexcused absences from three (3) . 8 consecutive meetings, including regular and special . 9 work sessions, or unexcused absences from more than 10 fifty per cent (50%) of such meetings held during the 11 calendar year shall constitute nonperformance. An 12 excused absence may be obtained by contacting the Chair- man or Secretary of the Board at least twenty-four (24) 1 13 No member 14 hours prior to any scheduled Board meeting. of the Board may be excused for more than three (3) 15 . Board meetings during any calendar year. l 18 4, Chairman and Secretary. 19 • 4 20 The City Council member of the Board shall serve as 21 Chairman. The City shall appoint an individual to 22 serve as Secretary and Advisor to the Board. 23 i • 24 5. Voting. 25 26 Four (4) members shall constitute a quorom for the d ' transaction of business The Chairman shall be counts , i, 27"- to determine a quorum and shall have the same voting 29 powers as other members of the Board, Each member 30 shall have one (1) vote. A majority vote of the members shall be required for all Board actions.. The alternate 32 members shall hav me voting rights as the pro- e the sa 33 fessional member for whom the alternate member is des- f 34 ignated. 1 35. 6. Meetings and Records t. 3� eti n s each month 38 The Board shall hold two regular me g However, the regular meetings need not be held if there 30 are no drawings or plans submitted for review by the : 41 Board. The deliberations and proceedings of the Board '• 41 shall be public. The Secretary shall keep minutes of ( 42 43 the Board proceedings and such minutes shall be public 44 records. r 45 i 7e pules l 46 48 The Board may adopt and amend rules to govern the con- 49 duct of its business consistent with the provisions of , 49 50 this ordinance. 51 . 52 53 54 t 1°^l 'ti+iG`tl'""'A'<•kiM+N'1RYeRakMtnit.tJwr+nr.SY "'13tr.Vtl4Yrpv.•µ•.M aeRnY,.:! id..MYawM+'x+•yt-. '.•,.+•S-'Srnrt!yaMM«a„p�rµLL,-.+qhr.:s.t:w+•i\�aMY+F^M...M+M`•f,`"'t+•+:+.' -'LMT.#r1F�+isi•M^""'e'«+Ik^,'!MnAMNM•!i'""" ` h• .+4i�.+M1... aM+r*M+!., - w.•.4•..agi};.` Y tv 4 , 1 B. Jurisdiction and Powers of the Board r., 2 x, Except t for single family dwel l i ngs, as permitted by 3` 1 . p = 4 these, Standards, no building permit shall be issued for 5 a new building ,or major remodeling of an existing building, ` 6 acrd' no sign; .permits shall be issued, until the plans, drawings, sketches and other documents required under Sec- _ 7 tion 3002.2(D) have been reviewed and approved by 'the 8 9 Board for conformity with the criteria specified i n ion 3002 2 C and Section 3003. For the purpose of 10 Sect . this Section, the ter.m "major remodeling" shall mean 11 any remodeling having a value equal to or greater than - 12�,. twenty--five per cent (25%) of the assessed valuation of the existing. strut re er building. In addition, 14 any change of occupancy from single family use to corn- 16 mercial or industrial use shall be termed major remod- 16 value of the remodeling t.. eling regardless of the actual 1.17g Mobile home parks shall be reviewed as provided herein 19 by Chapter 1700. 19 i 20 2. Construction, site development, and landscaping shall 21 be carried :out in substantial accord with the plans, 22 drawings, sketches and other documents approved by 1. 24 the Board. ' Any substantial changes must be approved 24 beforehand 'by the Board. All proposed changes shall be 25 submitted for review by the Cornmuni ty Development Director. -` 26 if he finds that the proposed changes conflict s�gn�f `° �a 27 L icantl -: with the documents originally approved by the i Board or otherwise conflict with. the objectives or 30 standards set forth herein, the proposed changes shall 11 be submitted to the Board at its next regularly sched 37 uled meeting. Board action and appeals on rulings for 32 requested changes shall be as stipulated for new pro- 33 posals in Chapter 800. 34 C, Criteria and Standards 36 37 l. The Beard shall , in exercising or performing its 38 powers, duties or functions, determine whether there Y� 3g is compliance with' the following: e 4d _ • 41 a. The proposed site development, including the 42 architecture, landscaping and graphic design, �i s 43 in conformity with` the site devel opment standards 45 as set forth herein and with the standards and 45 other applicable standards insofar as the location 46 and appearance of the proposed development are in- I 47. volved; i ,4498 b, The proposed development is in harmony with 51 other developments in` he general neighborhood; 51 and 53 :. 54 Ili 4 , ' (,,, . ( . r k. 4 c. The location, design, size, color and materials of the exterior of all structures and signs are } compatible with the proposed development. and ap- 3 p the character of the immedate neigh- . . � _. propr�a e to 5 borho.od. P 6 'I 7 2. The Board shall , in making its deter mi nati on of 8 compliance with the above requirements, be guided 9 by the objectives and standards set forth in Section I 10 3002.1 (A) and Section 3003. 11 0 Procedure 12 j 41 .i 3 14 ,\. i 1 of Documents. 15 An applicant for a building or other permit subject 16 to architectural review shall submit to the appropriate 17 City department as designated by the City Administrator. 18 19 a. A site plan, drawn to scale, showing the' propose d 21 1 layout of f all structures and other improvements including, where appropriate, driveways, pedestrian 22 walks, landscaped areas, fences, walls, off-street 23 parking and loading areas, and railroad tracks. .- 24 � 25 The site plan shall indicate the location of entrances and exits and the direction of traffic flow into and 26 out of off-street parking and loading areas, the < .y= 27 h,, loading ...< berth and areas of turning and maneuvering vehicles• 29 The site plan shall indicate how utility service �, I 30 and drainage are to be provided; 31 33 b. A landscape plan, drawn to scale, showing the 34 location of existing trees proposed to be removed 3r and to be retained on the site, the location and ( 36 design of landscaped areas, the varieties and sizes (_ 37 of trees and plant materials to be planted on the site, other pertinent landscape features, and `w 1 3g 38 irrigation systems required to maintain trees and plant materials; . 40 4 42 c. Architectural drawings or sketches, drawn to scale, { 43 including floor plans, in sufficient detail to per- t mi r t com utati on of yard requirements and showi showing 44 45 all elevations of the proposed structures and other 1 46 improvements as they will appear on completion o�f' 47 construction; 48 d. Specifications as to type, color and texture of '� 4g 50 exterior surfaces of proposed structures; and 5"! 52 e. A site plan, drawn to scale, showing the location, 53 size, design, material material , color and methods of 1- 54 lamination of all exterior signs. ♦a ,-::°,,:t . ...- ..w.s+i�tw'!v'>+W+•w1Yra.a xxrte ni•r.n✓rw::..•�++M +rF6t♦+th•V•rof+n4•+•rwwMrvwrorMi,ihi VMw?».i.,•ir•vwyr, i.+an.y.iY+r.Vaay w • .. Fr f„ A public facilities plan, drawn to scale, showing 2 the location, size and grcde of all proposed x 3 sanitary and storm sewers; water lines and fire 4 hydrants; streets (including half-street improve 5 rents) and sidewalks; and other public facilities 6 as required by the Public Works Department. 1 7 8 2, Prior to review of plans and specifications by the !, 9 • Communi ty Development Director, the public facilities 10 plans for any proposed project shall be approved by 3 11 the Public Works Director, excepting preliminary plan 12 rev':tews as provided for herein by Section 3002.2(D)(8), 13 The appropriate department head, as designated by the 14 City Administrator, or his designated representative, 35 shall review all drawings, plans and specifications sub 15 miteed for architectural review. Plans, drawings or 17 specifications for a proposal shall not be considered 18 by or placed on the agenda of the Board if the Department 19 Head finds that the applicant has not obtained City 20 Council approval of all required Comprehensive Plan 21 amendments, conditional use permits variances, parti 2 tiions or preliminary subdivision plats, or if the De- 23 partmen.t; lead -finds that said drawings, plans and spec- t applicable ordinances, • 24 f'i cats ons do not conform to all ppl� 25 resolutions, rules and regulations of the City and 25 other agencies having jurisdiction over the proposal . If the Department Head finds that the drawings, plans, and ,R1 27 p p specifications do not conform to all applicable ordi- t 29 trances, resolutions, rules and regulations, then he • 29 specific ordinance, reso- . 30 shall in writing identify the specs y i 31 l uti orr, rule or regulation provision to `which the ap 32 plication does not conform, and mail a copy of said written determination to the applicant at the address 33 34 shown on the appiicatiain. A copy of said written de-- 35 termination to the applicant shall be filed with the 35 Chairman of the 'Board. The applicant may appeal the 37 determination of the Department Head to the City Council 38 by filing an appeal as provided herein by Chapter 800. 39 ' 40 3. Notice of Architectural Review Board Meeting. 41 42 At least three (3) days prior to the date that the Board will consider documents for a permit, the ao- 43 44 propriate Department Head shall post a notice of the 45 Board meeting in or at the City Hall . The notice shall 46 contain a brief description of the subject property, A-7,' either by street address, tax lot number, metes and 48 bounds or combination thereof, the time and place that t, 49 the Board will consider the submitted documents, and r 5p the nature of the proposed development. Failure to 51 post notice as specified in this section shall not • 52 invalidate any decision or proceeding of the Board. f. 53 k. , 54 • i .' 1 4. Within twenty (20) days from the date plans are first 2 reviewed by the Board, the Board shall approve, approve 3 with conditions, or reject the plans of the applicant.. 4 Failure of the Board to so act within the 20-day p eriod 5 shall constitute approval unless the applicant consents C 6 to an extension of time. 7 8 5`. Appeals. 10 r Appeals shall be governed by the provisions contained 11 in Chapter 800 of this Ordinance. 12 13 a. A decision of the Board may be appealed to the 14 City Council by the applicant, the City Administrator, 15 or any substantially aggrieved property owner within '` 16 200 feet of the outer boundaries of the property 17 involved�ved �n the Board's s decision.�on The a,p p ea l shall " 18 be filed in writing with the Community Development 19 Director wi thi n 7 days after the Board has rendered 20 its decision. An applicant shall have the right to 21 appeal a decision of the Board at any time within 22 30 days after the Board has rendered its decision, 23 if a request for an extension of time to appeal 24 is filed in writing with the City Community Develop- ,. 25 went Director within seven (7) days after such de- I 26 cision, 27 '- 28 • b. The Community Development Director shall forthwith 29 cause an appeal to be placed on the agenda for the 30 next regularly scheduled City Council meeting. The • 31 City Council shall consider the appeal at such meet- 32 ing and shall affirm, modify and affirm, or reverse 33 the decision of the Board. 34 : 35 6, Effective. Date of Decisions. I 3& t_ 37 A decision of the Board shall become effective fifteen 38 (15) days after the date of the decision, unless the 39 decision 'i is appealed to the City Council pursuant 40 Chapter 800. If the decision is appealed to the City 41 Council , the decision of the Council shall become ef- 42 fective immediately. I� 43 44 7e validity of Board Approval. 45 4( Approval shall be valid and effective so long as build- .- 47 ing permit is valid and effective. In addition, all 48 landscaping and exterior improvements required to be ' { 49 made as a part of the Architectural Review Board approval so shall be completed prior to i •ssua'nce of the certificate 51 of occupancy by the Building Official . Upon application , �,p 52 to the Board, the Board may extend the time within which . 53 said landscaping and exterior improvement shall be corn- .' • 54 pl eted upon the following terms and conditions 1 • ,4. a That the applicant deposits with the City Recorder 2 an amount in cash equal to the estimated cost of � 3 completing said l andsc'api ng and improvement, or 4 5 b That the applicant files a corporate surety bond 6 guaranteeing the completion of said landscaping and 7 improvements. 8 g c. That the City Building Official issue only a temp-- 10 ovary' certificate of occupancy, which certificate 11 shall expire concurrent with the extended date 12 stipulated by the Board for completion of the . 13 landscaping and exterior improvements. 14 15 Should the applicant fail to complete the landscaping 16 and exterior improvements in the extended time period., 17 the City Bui I di ng Department may use the cash or bond 18 to cause the work to be completed as approved, or the 19 Building Official shall not issue or re-issue the certi- 20 ficate of occupancy. 21 22 8. Preliminary Review. 3 ,23 24 On varied and complex projects, the applicant may seek 25 preliminary review of partial or tentative plans. Such review by the Board would serve for guidance and 267 direction of the applicant, and only the final Board 27 approval shall have any force and effect. 28 29 30 3003 DESIGN STANDARDS 3 .. 32 3003.1 SITE PLANNING 33 34 (To be established. ) 35 36 3003.2 STRUCTURE DESIGN , r 3 7 38 (To be established.) 39 40 3003.3 LANDSCAPING 41 42 (To be established. ) 43 44 3003.4 OFF-STREET PARKING 45 46 A. At the time of establishment of a new structure or use 47 or change in n use of an existing structure within; any 3 48 Planning ng District of the City, off- street parking re- 49 quirements are otherwise established. At the time of so enlargement of an existing structure or use, the pro-- 51 visions of this section shall apply to the enlarged structure or use only, Except where otherwise specified, 53 the floor area measured shall be the gross floor area of the building primary to the functioning of the particular 54 • h.. • v 1 use of the property other than space devoted to off-street parking or loading. Where employees are specified, the 3 term shall apply to all persons including, proprietors 4 working on the premises during the peak shift. These reg- 5 ulations shall not apply in an established Core Area Park- 6 i ng District. Calculations to determine the number of 7 required par.ki ng spaces shal•1 round to nearest whole number. 8 9 Use Parking Requirement 10 11 1 . Residential uses °' 12 k. 13 a. Dwelling: One and one-half space per dwel l i ngi 14 uni t. . 15 b. Boarding house, ( 16 lodging house or One space per each guest accomo- .- 17 rooming house: dati on .� 18 19 2. Institutions 2 21 a. Sanitarium, rest 1 22 home, home fo)r the One: space per two beds for . 23 aged, nursing home, patients or residents. ::. or convalescent: home: 24 h ,.. 25 26 b. Hospital : Three spaces per two beds. 27 t 28 3. Places of public assembly w. 29 a. Library, reading One space per 400 square feet of 30 public area. 31 32 33 b. Nursery, primary, - elementary, or Two spaces per teacher. 34 35 Jr. high school a •, � 37 36 c. Senior high. school : One space per classroom plus one space per six students. 39 40 d,. Other places of One space per four seats or r 41 public assembly, eight feet of bench length. 42 including church: 43 • 44 4° Commercial amusements 45 46 a. Theater: One space per four seats. F 47 b. Bowling alley. Five spaces per alley. �� 48 •, .: 4 : .: 50 c, Dance hall , skat- One space per 100 square feet 51 ing rink: of floor area. 52 53 54 --/ ; if k l/ N , m, r 3 00 spaces pep~ 1 000 square feet a. Retail shops 4. (under.100`,000 sf of gross leasable area. 5 gross leasable;area) 6 b. Retail store handling F exclusively bulky LOO space per 400 square feet• 9 merchandises such sales floor area.10 as furniture or auto- mobiles & service or. 12 repair shops: . . . - . . r .. 14 13 c. Shopping Center . 5.50 spaces .per 1 ,000 square (over 100,000 sf' feet of gross 'leasable area. 16 of gross leasable '' - ' ''[' ".. 17 area): 18 d. Barks/Savings & 5.30 spaces per 1 ,000 gross , i 19 square feet. A- ., } :02 Loanso 7 di cal Dental 5.50 spaces. per 1 ,000 gross � i -:e Me. / •23 Offices: square feet 24 f General Office: 3.50 spaces per 1 ,000 gross ; ':. 25 square feet. ,•. g.; Government Office: 3. 75, spaces per 1 ,000; gross , 8 square feet. , . - - E.- -,.. :,,...-...:.,•,,,., P 38 h Restaurant: 10.00 spaces per 1 ,000 gross 31 square feet, . , ,,.,,,,, . 3 i Motel : 1 20 spaces per room. 35 mortuary; 1 .00 space per four' seats or l 6 h10 y e ht feet of bench length i n•37 chapels s. II ` ch p 1 38 '•39 6, Industrial a 41 1'..60 spaces per 1 ,000 gross s.f. 4� a. Manufacturing: • 43 '. b,. WatMehous�ng: 1 .l0 spaces per l ,000 gross s.f. ti 44 c. Whol e'sal e es,tah- 3,00_ spaces per 1 ,000 gross s.f. X45 ,.. 46 1 i shment z.' 48 ,. 49 l'......;--:..--..-:;.:...., ' '5-'4; - ' - ' . - ' ' '-. . ' .. ssO 51 52 . a ....,,..-..-•.-,,,.s...,..... ,,-,,::,....-1,? - , ' ,,,„...„.., ,,., . ., . ,. ..• , •• -, r': •..-_.,.,-•,...,--_,.-- .7...w .. : R FIGURE 1 ; PAPaitIG SPAC3 DESIG.i STkfTDAR.DS •, For 9 Foot Sta11s . t . t $ ' .. 4,01,,1111, . . 4 . 2.J T 41 L....,.._ i 4 On Dizzer ion. v Diagr8 45° 60' 75° 900 • Stall width, parallel to aisle ; A 12.7 10.4 9.3 9.0 Stall e of line 25.0 22.0 20.0 18.5 • . Stall depth to wall C 1 7.5 19.0 19.5 18.5 . , :',.isle efi a th lie wepn stall lines D 12.0 16.0 23.0 26.0 . Stall depths interlock B 15.3 ` 17.5 18.8 18.5 -1odule, wall to interlock F 4-4.8 52.5 61.3 63.0 NN adt.1.e$ interlocking G 42.6 51.0 61.0 63.0 Module, interlock to curb face H 42.8 50.2 58.8 60..5 3u::per owerheng ( ica.) I 2.0 2.3 2.5 2.5 Offset J 6.3 2.7 0.5 0.0 Setback X 11.0 8.3 5.0 0.0 Cross aisle, one-way L 14.0' 14.0 14.0 , 14.0 Cross aisles two-way -24.0 24.0 24.0 24.0 X = Stall not accessible in soae cases. PkR.a''IZIG DIi1~. SIOt.'S FOR :URCOi1 .t'T V'-.1EICLES (15 :'T. LENG-T,)' .,- Denth 1 :.:. of Stalls Aisle at Rift t'ar ing Stall Length Angle to Aisle Warr.Ll--to-Wall. Ar. le Width Per Stall ' Aisle Width Mo13.ule (Degrees) (Feet) (Feet) (Feet) (Feet) (Feet) •,- 45 7.5 10.5 16.0 11 .0 43.0 60 7.5 8.7 16.7 14.0 47.4 75 7.5 7.8 16.3. 17.4 50.0 • 90 7.5 7.5 15.0 20.0 50.0 .;o;e: These yeasurereo.ts are inadequate for 'aver2ge compacts. °act► stall depth . - , should be increased about " foot (2 feet total 'for the moo.,,.z1 ) to acccnzcdate the usual range cf ccngact sizes. oou.rce: �3rs;s,x ?r:.nc�ales, ;!i ''n aJ Researc:a Soar°d. Special eport ?o. 125 i w • ....,.,.n..:++,.-•n.,,r.e •,w•r..•.,..•r..<..+n,, x awt.,....+wwo.•+n.xti+�.••Zwrw.,y;...w:*w.t+v..• ,tw,xi'e�rrrt7•.^.t+Z•c1krArFt',amw*aa,•�enw mk..wer:ri•.•-a++- <.w.,wd+q± :ER+bb'i•T-ewe•t. [•s;v . . '•4:[- taaW 1 B. A parking lot, whether an accessory or principal use, 2 intended for the parking of automobiles or trucks shall 3 comply with the following: 4 5 1, Parking lot design shall comply with the dimensional 6 standards set forth in Figure 1 of this Section. 7 0 2, Parking stalls for subcompact vehicles may comprise 9 up to a maximum of thirty (30) percent of the total 10 number of parking stalls required by Section 3003.4(A). 12 3. Areas used for standing or maneuvering of vehicles 13 shall have paved asphalt or concrete surfaces maintained 14 . adequately for all weather use and so drained as to 15 avoid the flow of water across sidewalks. 16 - 17 4 Except for parking to serve residential uses, parking 18 areas adjacent to or within residential Planning 19 Districts or adjacent to residential uses shall be 210 designed to minimize-disturbance of residents. . 21 22 5 Artificial lighting, 'which may be provided, shall 23 be so deflected as not to shine or create glare in 24 a:ny residenti o. 1 ° * ( k . 1 it shall be unlawful and a violation of this ordinance 2 to begin or maintain such altered use until the required 3 increase in ingress and egress is provided. 4 5 6J, Owners of two or more uses, structures, or parcels of land I6 may agree to utilize jointly the same ingress and egress 7 when the combined ingress and egress of both uses, struc-- .` 8 tures, or parcels of land satisfies their combined require- 9 meets as designated in this ordinance, provided that sat \: I 10 isfactory legal evidence i r s t.o y g s p � en,�d to the City Attorney, form of deeds, easements, leases or contracts to . 11 �n the for,,: 12 establish joint use. Copies of said deeds, easements, 13 leases or contracts shall be placed on permanent file with 14 the City Recorders 15 • 1 16 C. All ingress and egress shall connect directly with public 17 streets. g. 18 19 D. Vehicular access for residential uses shall be brought to I 20 within fifty (50) feet of the ground floor entrances or 21 the ground floor landing of a stairway, ramp or elevator 2 leading to dwelling units, a TI 23 24 E. Required sidewalks shall extend from the ground floor 't 25 entrances or the ground floor landing of stairs, ramps or 26 elevators to the sidewalk or curb of the public street 27 of streets which provide the required access and egress. 28 F. To afford safe pedestrian ac 29 p access and egress for properties es 30 within the City, a sidewalk shall be constructed along 31 all street frontage, prior to use or occupancy of the building or structure proposed for said 32 � P P property. The sidewalks re- 1 33 quired by this section shall be constructed to City standards, 34 except in the case of streets with inadequate right-of-way 35' width or where the final street design and grade have not ., ` 36 been established, in which case the sidewalks shall be p' ,� 3� constructed to a design and in a manner approved by the 1 38 Public Works.Director. Sidewalks approved by the Public g. ' 39 Works Director may include temporary sidewalks and sidewalks constructed on private ro ert �' 40 p p p y, prove ded, however, that 41 such sidewalks shall provide continuity with sidewalks 42 of adjoining commercial developments existing or proposed. 43 When a sidewalk is to adjoin a future street improvement, 44 the sidewalk construction shall include construction of '' 45 the curb and gutter section to grades and alignment es 46 tabl'i shed by the Public Works Director. 47 48 G, The standards set forth in this ordinance are minimum 49 standards for access and egress, and may be increased by 1 the Architectural Review B 0 w oard in any particular instance 51 where the standards provided herein are deemed insufficient °" ,2 to protect the public health., safety, and general welfare. 54 Y. 1 } t1 b r' 5 1 H, Minimum Access ReQuirements for Residential Uses • egress for sin 3 1 , Ingress and egre single family residential g 4 uses shall be paved to a minimum width of ten (10) 5 feet. Maximum driveway widths shall not exceed 18 6 feet or 35 per cent of the lot frontage, whichever . i s. greater,reater up to a maximum of 30 feet. For the 13u)...-13u)...-� 7 8 poses of this section, driveway widths shall be measured 9 at, the property line. 10 11 2. Ingress and egress for multi-family residential uses 12 shall not be less than the following: 13 14 DWELLING MINIMUM MINIMUM SIDEWALKS, ETC. 15 UNITS NUMBER REQUIRED WIDTH 16 17 2 1 16 feet no sidewalks or curbs re- 24 feet quired. 18 3-19 1 . 1 10 24 feet 5-foot sidewalk •one side 3 2049 1 � . . 20 or 2 16 feet only; curbs required. 21 (c),,;e. way) 22 23 50-499 1 32 feet 5-foot sidewalk one side 24 only, curbs required. fi a 25 26- or 2 24 feet 5-foot sidewalk one side 27 only, curbs required. ... 28 29 over 500 As required by As re- As required by Public 30 _ . 31 Public Works qui red Works Director. , f 32 Director by PWD 33 34 Ia Minimum Access Resuirements for Commercial Uses 35 _Ingress and egress for commercial uses shall not be less 36 1' ng 9 37 than the following: 38 39 REQUIRED MINIMUM MINIMUM MINIMUM PAVEMENT, SIDEWALKS, PARKING NUMBER PAVEMENT _ ETC. 40 REQUIRED WIDTH 41 SPACES . 4L 1 99 - 1 24 feet curbs required; sidewalk one 43 side only. 44 46 24 feet curbs required, sidewalk one • 46 100-249 2 �..: side only/. '`: 47 jv. • F'RY8 249-500 3 24 feet curbs required; sidewalk one • *: 49 side only 50 51 As required by Public i c Works over 500 As required As rec�ui re�'� ` 53 by Public by Public c Di rector. e. xs ' Works Director Works Director 54 a s,r°.�4�� �„• ' J > . ■ E k r 1 . O. Minimum.:Access Requirements for Industrial Uses 3 1. Ingress and egress for industrial uses shall not be 4 less than the following 56 REQUIRED . MINIMUM MINIMUM MINIMUM PAVEMENT, SIDEWALKS, 7 PARKING NUMBER PAVEMENT ETC. 8 SPACES REQUIRED WIDTH 1 10 1 - 250 9 1 24 feet no curbs or sidewalks req'd. 1l 2 over 250 9 As required As required As required by Public Works l by Public by Public Director. 13 Works Director, Works Direc. 14 15> K. One-Way Ingress or Egress { 16 1 17 Board or:e-way 1 S When approved by the Architectural Review Board, y ingress or egress may be used to satisfy the requirements I l 0 the' hard surfaced 20' of Sections 3003 (H)(I)(J�. However, less than sixteen _ pavement of oneAway drives shall not be 1e k . 21 (16) feet for multi-family residential , commercial , industrial 22 uses. 23 24 L. Maximum Dri vewway Widths and Other Requirements 25 26 1 , Unless otherwise herein provided, maximum driveway 27 widths shall not exceed forty (40) feet. 28 29 2. No driveways shall be constructed within five (5) 3Q' feet of an adjacent property line except when two 3l` adjacent property owners elect to provide joint awes s 32 ' to their respective properties, as provided by Section 33 3003.5(B). 34 �: 35 3. No driveways shall be allowed within thirty (30) feet 36 of an intersecting street r�i r. ght-of-way. 37 3 4, There shall be a minimum distance of forty (40) feet 40 between any two adjacent driveways:.: on a single property. ,'.., 4Q , 41 3003.6 STREETS 43 (To be established/STREET TREE PLAN should be incorporated . 44 this section. ) } 45 1 46 47 3003.7 LIGHTING 48 (To be established. ) _49 << 5Q STANDARDS 5l 3003,8 URBAN RENEWAL DESIGN 55S 2 A. All development projects within the City's Urban Renewal Area subject to review by the :Architectural Review Board ,. =54 • ._ . . c R pursuant .Section 3002.2(B) shall conform to the Urban 2 Design Guidelines contained in the adopted Urban Renewal . rt . 3 Plan, as interpreted by the Architectural nevi ew Board. j- . ' ' 1:: '-':- : .. 4 5- • 6 ` 8 9 . 11 ...-,.--....-....'•-• 13 , . ,,i ,,,,..,.:.. 14 1.5 F 16 17 • 18 ._•.,.-.:':......•., 19 • 5 , * ....,....,,i ',1.-..,,,7•.. 20 21 22 23 t 2 5 ; 2.1 - } . . 4 28 X60 Y a3 3 3 : -.7,:': ...--.''''''........ii ' 1 '.. 32 35 .36 r :..,.., 37 38 39 , 40 41 42 -i...-:',...-..,.:...,.....7 43 44 ' [ ' ' 45 46 47 • -: :` 4B 49 . 51 t 52 ` , 53 . • 54 , i }p {.,' t .n4 �,.- ., EXHIBIT "A" Tax Lot 400, Max Map 2S1 2DA CPR 1-80 s. Y. That portion of land in €he Southeast quarter of Section 2, Township 2 south, <'x • Range 1 West, Willamette Meridian, Washington County, 0regon, being more ,; particularly described as follows: - Part of the W. W. Graham ID,L.C. 'No. 39, T. 2 S. R. 3. W., W.M. , conveyed by Gay N. Bybee'-et ux to John Mackie et ux, by deed dated February. 7, 1920, and recorded at Page 530 in Book 114, records of deeds for Washington County, Oregon. Beginning at a point on the West line of said Mackie tract from which the S.W. corner of the East half of the George Richardson, B.L.C, No. 38 bears N. 2° 26' E. 182.7 feet and N. 15w' 33' • W. 2`11 feet and N. 45v E. 1235.5 feet from said beginning point, rt nning • thence S. 89° 00' E. 499.7 feet to the center of County Road No. 227- thence in center of said road S. 1° 30' W. 377.0 feet to the recognized S.E. corner of said Mackie tract; thence S 78° 551 W. 308.0 feet- thence S. 13.0 45 R E, 42.2 feet; thence S. 78° 15° W. 33.0 feet' thence • N. 11° 45/ W. 42.2 feet; thence S. 79° 42' West 178.5 feet to a s•torle at the recognized Southwest corner of said Mackie tract thence North �;' 20 26' East 483.9 feet to the place of beginning. EXCEPT, that portion thereof conveyed for public highway purposes to the State, of Oregon, r) which tract is known as S.W. Hall Boulevard.: t Contai.n3.ng 4.80 Acres M/L 4 .•." ',ii , ,.. z I s j I "y S ti • Per 'i;' t i' j .r 4 ,,,fi c xr 1}7 • cam, '.. EXHIBIT "A" Tam Lot 702, Tax'Map` 2S1 2DA CPR 1°-80 • That portion of land in the Southeast quarter of Section 2, Township 1, South, . • Range' 1 West, W.11anette Meridian, Washington County, Oregon, being more particularly•described as follows 4 • Beginning at a point i.n, the Donation Land Ciaix of W. W. Graham and "Wife, in Section 2, Township 2. South, Range I West, .Wi11arnette Meridian, Washi,hgton. County, Oregon 6 ,25 chains .South 'and 4.50 • } d ai.ns West of the 1/4, cO.rne between Sections 1 and 2, Township 2 South, Range 1 West,. Wi.3.laznette Meridian,.' said point being in the centerline of State;Highway #217 (Count' Road #227). ; thence •South 00 22'• West along the centerline of State iighwa r #217 C...o« t7z-• a+.> .a d3 Pf-9^+9 m a a... ...s g s.a s 9e, ._ •.. ....�• mow• �4J .d.bd 4.�a.ir6..\r^4.e.�Y'"•"�:tr L:.Y&' E..IiC' 40,13 Le'rl3.ne ®f L.v►aet�.x dw6�.�.. a... County Road #56�7 (O Sara•St.) ffrorn wh itch. .an iron pipe bears South } •; 890,0' East 20.00 feet;'o-hhence Mort a'890-, 00' West 515.30 feet along the centerline of County Road .#567 (OMara St.) to an• iron pipe; thence North 010.25' East 347.60 feet. to an iron rod;• thence' South 830 01' Eas.t. 1,12.,..30"'to. an iron rod. .and time point of beginning } . of the parcel herein .de ribed; thence North' 0° 22' West 50.40 feet to an iron rod; thence -North 00' 22'.. West 37.00 :feet to the centerline. 'of Faaano Creek; thence North 56° 50" East 43.20 feet along the centerline of Faxno'Creek; thence. North 380 57" East { 118.8.9 feet a torj g the centerline- of. Fannt)•Creel; then,de South• 850' 291' East 116.54 feet along the centerline of Fann• Creed to a point; thence South 5.1 .a o' Eaast 78.80 feet along the . centerline of Creek to a.:point; thence: south. 550-18' HEast 108..86 feet along th^ ccnter?,i. ±a. of'Fenno 'Creek'. to the West line. of State. Hi:,ghwa #217 (County Road #227) ; thence South 0'0 22" West 130.00 feet. a1c r g the eztr lino" of State -.High• ay #217 -(Countycj '} Road. #227 and. 20.0(2 feet Westerly 'from the centerline to an • iron rod; thence North '830 '0.1.1 West 380.00 feet to an iron rod • and true point of begi.nni_ng of the parcel herein described. r Contai ni`ng• 1..60'acres i • s • 9:S • • • • '1 7 p �r= ?7 a.`r tAy t n :,-•::'.•.,l'•'''•'',*'.' r"I,',','" -.1 t c r 4 , 7 , � •n 6d, a -'h L 1> C( y i M1 ^ xy1 , t� '�,' j¢�r , i h * . tom 4 d �.- �'+ ,+ xy,' C 0:/`I i;t+W1 hkf!CF?"tU•C? ,ila w ,. FDTt�S o___633.4V URANTr DL°SD. " r P KNOW.ALL MEN BY THESE PRESENTS Tilsit .a, � she '',,f1,_,, ' ..w..,b� gA.St.iM't°R+., -.t., ....x ,.a. ,..e.. .rf .S ,ka.: ." ,ry ,granter,, f r . ri:s�4 \ � +• Y..i.,."+♦w.lift w, ♦+.+ , •ie, ti - in consideration of, T.xl+ar. AQJ�,�?U >... ▪ „k,., Dotlars, � f4 4 i j-' Y,'. w.N4 A f..-.* xf,w .tw ' ..+w .+f..+♦ '6 >,, ? Ne o n IMF:JXa&.. a..���. 4XEa,. 'd • i .. 11i�:.�i. � I ." r� _ to 4e paid by �f't3,��+fix ��..AF..€�.,,d (, ` '1 : _ '�.�� .�+k ..N. ».. ..sn+N w.....z .. .....». ..... .... }1e3Y' 3 wad assigns,all A k . do....,.herebygrant,bargain,sl. y tothe said^grantee ,.., �.,, ..,-hair 4 ;! :,:;,.• .', x•. ,;;�N�ti,,• • , t^.� „ the toll°cuing rare!property,:with th®tenements,hereditr►mants a�tad appurtenances,sifuatecf xn tlss County �� •' x Q1 Y:ashin tort ,.rand State of Oregon,bounded and described ass follows,to+twit: +, "• � ,i f A tract of° land located in a '^portion os t1re property : a .. .. owned by W„ J. Cottrell 'x� R` located ,� ,„`n iii Section 2, Township 2 South, Range 1 West, Willamette • Y g descr ibed • M iyterit iar1,:Tigard,, Washington County, Ore uny j haw n:.. ,wwe +w:Teox.»w -- "Beginning< at a point in the Donation Land Claim ox W. �i. "+'"' ,2 ak, ,s r 2 T '.t» h;ri C�1:Y 4'1 Rs',n'�'�' 1 7:7::, i,� ., wham an l -. ' 3X1 .d.ian�Tl , n , _r S y i.."'-'''.',V,''''' " d�N r ',',„1,;',. ;`lest, !Ali 1lamat'te Meg id ea, diPashington County, Oregon, b.25 i' t,.�t s Soz to and i�,yp chains West af- the 1/�. cc,rnei• between .� - '. sect. is I and 2, Township 2 Soutnp Range 1 West, >W,i1lame�.te ; meridian, said point being in cr�e centerline di State 'Highway \ ^, s 21ft (County Road , 227); ite;ice SUutIL Q° 2`' West along the : .` centerline of State. rlignway #2i7 (County Road #02,217) to its: intersection with the center tine �f County Road 7/567 (t�nara a f St.) from which an iron pipe bear's Sout 89�' East 20.00 feet; bu { thence North 89" O ' West 5`15.jt) feet along the ce�atertine of i e a 1 .f ...‘%,,,,,'.�# County Rua �Sa'j (Ot�ard 5t,o) to an lean pipe; thence Worth Ql� �`t f 21.,:-,;2t. East 317.60 .feet to an iron rod thence South $3° 01 s East , Yti ` ` .30 feet to an iron rod and true point of beginning of the ' °°° `` - parcel herein des:,ribed; thence North 0° 22t blest 50.110 feet ,r, t ' to art iron rod; thence North 0° 22 West 3(.00 feet to the k ",, R, centerline of FannoN Creek; tnc,ice North 56° 5°' East 1 3,20 feet 171.1 .', °', ,, � along the' centerline of Fanno Creek; thence North 3$° 574 East 118.b9 feet along the. centerline of Fanno Creek; thence South v`▪; = `` '* 85°° 29 Y Ees, 110.5'1. feet along the eenterline of Fan:zo Creek ( �. ,f 9gL} . �, ,`"j bo a .point; thence South 5l° 5$'° East 78.80 feet ' 155° tee s• ` • '` centerline of F4nno Creek to a point; thence South 55° lot Easy. ` `F � io8 86 feet along the centerline of 'Fenno Creek to the West line :,"..;::.:.-.'.'":.-.','..;.., '` - f State Hi cg :•day #217 (County Read. #227), thence South 0° 22' �� �' ).\ est 130.00 feet alone-the West line of State Highway ; 217' (County `. o.^d 22 :and 20,00 feet tniesterl = from the centerline to an d' a � ?) y � y ron rod; thence North $3° 01 West 380.00 feet; to an iron r � �' �� ,: and true point of beginning of the parcel .rerein described A' � "°„'>n1..:5r.,c,+u,ar sr.:r=ut•N,<+>-.xa� N � `' y �� >_i j !t +�te�hspNlev♦<r+t,A�aa,iwi^^Srxmx��:srnNr:r,.:J+rt;.,44NS+�.�..:F;x :t�axresK;:.0<...wsserJ��w++x+�wravK4+ax ' iE►t -:••,,..„--.i.:,-, r .r t �F iC k��:','''',<',..,...' ` fv, .,wy . 4 art s �' t son $; aY c �; f '...=,-„:4,,,,'..',.,'..:-::,..i,,,,, t tie+ 4i }Gk'-i�q,,, r `k k, •"X LY 'a' +w.ti;g. .�« ,wowruem r !^ a v+r.,.+..r5it!"iT•,f."r`13r.L y"i,ti. _ :-. ,.{, �t�. r ,.y ..x 'K..."'7�. 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S 1 +. '. ,.. .,i(, f �_ ;h'" t�4.fL .•t t' r et�She '3` ,�i��,, - ; Y ,.^f f .•.r. .-,;.ti"a>p t �is ,.ems?•^^^".:.MII i P vi�:GYif �,'`..�• ��.1+•n .� ;�• t it ui. Y'''�� �� "3a��7 ."s,`'� t. , .* }^ ,r.. + r:,t i i tz.. ;.-!,,`..a•!.lf `;' ,':y'..4 ,-,` a;`a a.f t r i ,1,1. :1"-. —•,**+• sA 7 r,a ey nA t2 1t %r? :Ji t i,� " t i�•i f.,. 1 '...1"...7..•.• .�, :} a •. 44 t - • / l':14 rem+ses unto the said i rantea 5 • , ;` :�: ��; ifaed ivacJ�ranted•'d�To.Have and to Hal t#u+ ��dsscr ,I� p°. �r .� in fee rairztpl®of th®abava � k �ti��e heirs an asai4ns loreVe"• .� �1, t{rt" ori. do covenant lhaat.,:. ..am ,...lawfully�r ., ` �s b �lld.. „1 the grant L:-.4;:',":44k,',.',•,z :��" d granted prerausea Tree from alt eracum ar ancss, .s,<,,�',,-,{ fir x .> i� [ ;;:::1 �txao as. .t •f®taYCr � e��i'-: ::' �,';��^; �. ...................................... '„ ,•, alf• warrant and � .;� °' ~tors +0dnirtistrastors, ts?a aria! .ir.i ,x 'r3 ie��'���• ;' will and� ...'�Y, .la}eirs,execu ttacs�f, agtairast the lasvfu� claims ;��4 �fl�� ▪ ����� aM ;t and of• •that''''''''''''''''''''''''' and parraa_ g ra Itad prams s, every Amt ,u `, c t defend alas above ft f all rsong wheornsoav®r' , ,: ., £r i', 'i dCai32�taGfs of � 4a �3`t'�-er' ..,. .�a Pais: ,>1.,/°r, d y of .apr1,�,..,. .., 4 7..�? ... , ;' q 1' •wttriE994: ,.'1Y .>l2a ncl,• an. r'e .. t ,:. r SEAL i' :;di t S, x L,e (SEAL) " } ! r, f a r C ` .-------•••• • t+• ..o.. • � "�4u , £ 1",1=" � n qt .. { ei+ ,LAN 1 ' CITY AND COUNTY OF HONOLULU :��� �` r y,, ,iit k �� .., ` - ,•' , 1962, be'ore me, ,Y 41+ r `0 on this, dad.°f ,e ` "',t '7at 1 s gubli in and for s eid County and � , the undersigned' a Notary 4 �4 appeared the within named W. S. GOTTRELL , ,' � l� w >r 1 , ...:'''':C: a" 'xr� t State, personally apl� �t 43f°r. F ,f _r, t - be the identl eel ;.ndividus1 d ' g 4Q4Jj� to me to �+ s r. d sdz S • r' 7 al .y and acowledged tort ' � , whop executed the within instrument, {� � ,t I„� ... O n ' . .,! i E.; 8t re cxecutad the same freely and voltarilyf; x� z } n any �� ' .t '�"� ' 1 '''''''.4'"i'''''''.1.-°—/ ,a '.; n UHEREOF, I.`have hereunto set my '-.. '°4�7" A �� , IN TESTII.O?�'Y u�«�t». written. ,�k >,� �wr�" ,. 1 ,�': .7 , the da cnd oar last above 1.:',-,•°...i.';"';',;''''.-T,,,`,.„,,', �"„E � r ;':„:. ar,d off affixed m'v, e£fioial. seal t y y ,� /,', -' ;” —5,' /`j /'` h 1 YA• :` ^,r,- r= r t..+..� �. -r fit G• ' roil---X311 tip 1 „4,3 ate« ' I yy} J•j c, C V f t 'y �`'SS-T'�i4't€p —Net'ar }'�'ll 9 '+(Sa�Wab�,.• � r°a�rt"rfiw�'�,< �� f.. .+'s df,°`y �T s t ate o f �i Gf tJ 1 5 74 X F ty�s 'yttuiLN F •.� { 4 4lWl.yj � �. t J `l !+ {�.� I'n � �afik'vl " � A y t u' , .ly cods eApia^es .. 1'a..,.- & , e lion i 0 PAGE ,„.. , * 1: n ,1�,•i.:..;:?,''''.: 4 L ff� -, .s.,,,,,-‘4(a �,,i � �°Q� 13n® ag the Irords,r J � v§t•",,,!.,,�.,���� ;��: c;ert�f " that on. page 1, . � ti v " ,1 s .au�`:�u;� a. e�CgoutiRllQ 1�..�/�.:���.� ,,�,a,y�``'�"q � ��: t, ' ,l'-.,,,, as were deleted prior t© ,tpI r i, " k:r�l �. It xezel'F. Cottroll � � � '2;‘. ro' '' 7 +,;,,,. -,..,.. tr i. 'tx•i rt 0 f .1,, v b N u s sq��,pJ•q' f ,l �fi Y i P i . la t ��•M.•wn• 'i� F • -: r'. .:.�„-....;:.._-.`- ., ^""..9 t q'r '* :'"T' 'sK�. a is°" 'r a wr'f•: `�,- ,-tL .i7. x 'F v, ,,�x .l �r S � -,� '� ,�ta"�ti' 3q. d""^'C'. ' ,s.t f j S� r '. r �, a .p- a � x s ":f7i,. •. '' s ra dwF -:_,.4a '� "« *a .a�i v, ��:�c" ,A.,-,,,,,,-�'--4.:,',,,,,-''':::k-s u c L�t '� sxn$ k m, ,� � r ��5 ,, 1 Jwx� y M`ply^.3�1t'}tSYh�n'{tD G� •SRi.{* ��e3c .., ,.,A,.�....a . . 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Cledrof the.Circuit: Court :' ,,,,t',i, ;k: of the"Fir t Ju+i�Cial(�.trcilit,Matt`"of Ndw it.the sxinv:6einK a.court.:'Jf Recur and itsytn8�'seals -•t+ „,A:„4,-?,...„::.} a*. ` s�u- : . r,x,, do here►>y t j''' ittst...........;Fr,...„ befnrt ''t at the time of taicinL the same. emu, s t A ntx whom the fct ...ng acknowledgment was. t ken,Fr ` -� Via.^ .!t tl.P :First Tudtcial Circuk of the , h tif)T3RY WlrbLl%;auly .petuui.�,u„ca3 .t - ' :? 'elf° tale of Hawau and duly guth.triaed Dy flee isws of,sail S:;:e to tale and certify awe.' edgittc0 s �_.`� , . , , yb $ S ,o - + Y• tit profs of deeds trf land,thor in said 1).0 'i,the manner'aforesaid'2haf'I am well,tie ua;ntcd *ti �' J,dred 1,ii,.4'.0 IO ,. .<.,, _ yam , _.� �q t{ t „. .<..,.,« <,.< acknusvled,ri nt ts°genuine.And t , an.i vcrtly h-lin'""� that tha signature +tti laid tectifFcatr of si•` Ai -i.',, ,,•-; f urtha`r,that s.tt�i atknv)wlr�l;rriclt was t,tlrn in actarcfln<C with the 1dwX nt:the�5tate kif Eiavrsat i with a SPCC irttpressit.ti --. „�mot, that '! have tt>m(+•trd th. iinpr..xsn=n of th>: seal aEftxr3 thereto P n Y ,+ F F��m - it-i t I drpr�iced to my ufhtr and that f believe the tnpressiuit of the seal upon the original k r ' r' i crrtif.ate is wrpuinr. hand. aiiu affi:ted the scat of said ,,;`'t' + tY iN '�EST!MCIvY whereof I hate hereunto set my }fi kY ,! '�,, rt}utY at Honolulu aforesaid this, u day^of�,i..,. ? #,5�y + n ����. r ti� 51.,.,..:''':."''.- f, � �y�i ,,,tun e„ 12' ,�„M �ys ♦ - .,,,.,,,14-- t�t '\•.+_ _ f .:.. k,„,,,..,;.,,,,..,,,7. :,,,,,,...,.,.....,..,ir r `31",�S`i s�x. r •' va- w 2,.,...„,..,V.'"'"*”.f, Clerk Circuit Court ` r� t 9 e,"• ��`� «.: tali t^,,} ._Ai.:- ,t,`"i;a::tj „First Ju+diciat Circuit.State i?f:Ha 2- t a° '�: =- } am,,,...Depu�; 41-1s? jP'l � : 1 fi ! , i9_L� +. �:•LA1��feat sn, 7-,": 41::‘,.:....,,...,„-,,,.:'t ,r. ,,fir v .7 r A,,,, :', ' '. ' :....::-...:::''• ':.'''':::.71..;':"':; * . ' .•, '' -"'"4 i.J,. K t r 'tors r3x }' � :.+ , h t ate ” eta;* �*' � .� :i +� t � .-.1*.",:,'"..'...',' ' �, �? a. :° h a Y ds�`{.,b 'yfr '$ Y 'r r` � r' F3 k ,t ::'''''S14;,'''',' f- :1 \,: + 1 t YY Y S K ,i4.. # ,::r }� rlr,;„ <t°.' t •• rh",' N •w, � ¢ _. .-. ., , •,' ,° ,� x f: h " Fs "�, � x:�1 � � � +i `t.+r ! i f it .. - ¢ ..-. � ... #;,,.. .•"."�r +`«.'i i+�ik �3 ��d+R &``:''n ta,� w rtg' ��,�{,^i'kt, :•+`� 4 :�t�t '!"4+Y x�dy, �.1`G-'�..h .. .,• x ... ......,,�.✓ ,..-.,,�...: .. ..„.. � .,.,_ � •,. ., ,.: _ .,....a...,,5« ..k3+yz;�. .-.� ,,...a,>4�,w.,..�t,.!:":.x..7:jn-. ;•�..a...a..�.,.'*�a�..•k:»-..�-•„ . / ,,, ., , _ ,,, ,, ., ,,. ,, ' t., e , 4 ().c. 1,7_,4,x.,.„., s .. , ,-- , — „ ,,,,,,,,..,,,. ._ ,,,„,,,.. .,,,,, , , 't , 4. a z,,,,,,/6,,,irk, , - I ---) , ,,. n , , ' ' - Draft Zo in Ordinance *" L : " Page 72 , (,7'-:::::"\,,,). � K — 6. Special Use Housing General Conditions , a. Special Use Housing is defined as housing occupied by; • ^fe -`persons who are elderly, physically or mentally handicapped or persons needing personal care services, including that housing defined as Adult Residential Care facility under OAR y''O'c / _ Elderly shall be defined as 60 years c=,'f age Land older k er f4uif ''wa+e,'°'' = ?t^ 'I `;. b. The building shall be designed or renovated specifically for special use housing. c. Occupancy shall, be residential . Periodic visits by medical or nursing personnel , such as Visiting Nurse Associations or personal physicians for medical or therapeutic care are permitted. r d. Public utilities and services must have capacity to serve the . t proposed development. e Units shall be one or two bedroom or- efficiency units f. Walkways shall be paved and lighted and shall not exceed '8 percent in grade. g. Sites shall be buffered from noise and lighting impacts of adjacent development. ' h. Emergency access shall be provided to all units. f. ` Specific Conditions ; ''= Within areas designated D4, D5 and D6 on the 1978 Comprehensive Plan, special use housing may be provided as follows: 1 a. Maximum density on any site shall be twice the allowed density on the Comprehensive Plan Map, i b. Units shall be dispensed over the site. c. No more than four units on any site shall be attached. d. Maximum height shall be two stories. e. Parking shall be provided at two spaces per unit. ' F f. All projects shall be subject to review by the Development 1 v. Review Board. L i t Is �Yt e � .n Z High density special use housing is permitted within areas 1 designated D1 , D2 or D3 on the Comprehensive Plan and in D14, D5 and D6 areas which border D1 D2 and D3, commer`cial or i industrial lands. Housing in these areas shall be designed so that: i a. One-half parking space is provided for each unit. b. The floor to area ratio shall ;;not exceed. 50%. c. Building height shall be a maximum of 60 feet. , d. The site shall be at least one-half acre in size e. Landscaping/open space shall be 30% of site, unless the developer can show that other alternatives for open space: are available. 4 f. . Proposals shall be presented according to the requirements of the PD overlay district. C g. Services such as shopping and other commercial needs, medical and dental offices, library, churches, etc. , shall i ' ' be available to the project through the options below either .,,,z; singularly or in combination. 1 . Services within walking distance` of one-half mile or less on paved walkway of less than 8�' grade. 1 ii . Services available through access to at least hourly € scheduled regional bus system. Bus stops shall be ` within one-quarter mile of the project via paved walkway t . ` of less than 8% grade, and shall be located at traffic light f controlled crossings on four-lane streets. Two-lane street crossings may use a noncontrolled crosswalk provided, that safe site distance as calculated by ITE Stan arils for safe • stopping distance can be. provided. Streets having greater ' than 10,000 ADT may require a traffic study to show "that` i q traffic "g p " safe site distance and adequate traffic a s exis t to � allow safe crossing. H i . Private or public community bus system which provides i on-site service such as Dial-a-Bus or Senior Citizens bus A t y ..- 3i 4 810 HOMES .I'OR; THE AGED AND NURSING HOMES z 810.01 CONDITIONAL STANDARDS A. Homes for the Aged ;` ' 1. Minimum Lot Size:•`` ' 1 to 3 beds ,000 square' fe" .a 4 to 6 beds 1105,000 square feet et 7 to 12, beds 20,000 square feet Plus 1',000 square feet for each bed. over 1.2 beds „ �f Z. Off .Street Parking: As provided in subsection` 1007.07. . } B. Nursing Homes 1. Minimum Lot Size: s . 1 to 5 beds 10,000 square feet ,', 6 to 10 beds 15,000 square feet 11 to'15 beds 209 000 square feet Plus 800 square feet for each bed over 15 beds i �j. 2. Off Street Parking: As provided in subsection 1007.07. • ‘.':....•'.n.---•:-.1•'• . . _ C." Pencea A--fence of at least five (5) feet in height shall be f` ' = provided between property used for a home for the aged or a , nursing home and any contiguous residential property.• 810.02 ` APPLICATIONS •, A set of building plans approved by the Oregon State ".Health Division shall accompany each 'application for 'a building permit fora 'home for the F aged or nursing home. r 906/.12 .1l � 1 r it„: 810-1 ti $f ' - r i �±-.�-`•'�"+' . ,. : sit Yam+- . �'. . 811 SENIOR CITIZEN/HANDICAPPED HOUSING FACILITY !,. 8lI,01 PURPOSE This provision recognizes a need for a p articular housing alternative '. for elderly or handicapped persons.; The standards set forth in this 'section are intended tc 1.t-Isure that these devea:opments c;rovide ‘4,a ', , e, , Minimum of services and facilities to accommodate the needs of the •'_:, residents and also relieve possible detrimental effects of the * . development on Surrounding properties. This •rov1 .-s. . ._. .••that housin for 'senior citizens and, ndicapved cus �Il' E,; tiS has less impact on surrounding properties than `t 4ical nult.: .-n y eve oilmen s provid .nl "t a same numb- :nits and- therefore; ; . . . e rve separate consideration. '• 1• y 811.02 SUBMITTAL INFORMATION• Each application for a senior citizen or handicapped housing facility V .. \ shall include a development plan with a. building profile and site c? ` plan including ex-sting ra to o h Public utilities P g P y: p utilities, parking, . streets, landscaping and other site development related 'information. Each. application also shall include a vicinity map showing the } proposed use in relation to transit services, grocery stores a . � �; y 9 parks and, open space, community facilities, medical facilities and other services (see Density/Location Chart). 811.03 CONDITIONAL STANDARDS '1 , ` •' . A. Accessor y Uses: An y principal or accessory use allowed in the: t' subject zoning district may be J g Y provided. These uses shall be primarily for residents and their guests. B. Age Restriction: Facilities intended for senior citizens shall be `restricted to persons sixty (60) years and older. In the case of couples, one member of the couple shall be sixty (60) years or older. C. Building Height: Restrictions shall be the same as the subject zoning district. a:° D. Common Facilities and Services: A minimum of fifteen (15) percent of the total floor area shall be devoted to common facilities. When individual units lack kitchens, common facil- ities shall include a central dining area providing regular p daily meals for the residents. Other common facilities and services may include laundry and storage rooms, hair grooming services, and provision 'for recreation, exercise music craft and other similar activities for residents of the facility and - their guests. E. Density: The maximum number of units allowed in a senior citizen or handicapped housing facility shall be determined! by•'; X 'U adding the percent increase earned on the Density/Locatiort .-• � • Chart to the appropriate base density. Base density shall be as follows 811-1 T 1 • SENIOR CITIZEN/HANDICAPPED HOUSING FACILITY DENSITY/LOCATION CHART Circle the appropriate distance to the nearest facility of each type. I = Immediate (within 250 feet) The score is equal to the percentage increase allowed above the "base density" for the zone. Any partial figures resulting from adding the percentage increase to the base density shall be rounded up to the next figure. FACILITY/SERVICE PERCENTAGE POINTS/DISTANCE SCORE e•. Transit Frequency 30 20 10 5 0 `' 1/2 hour or less I 250'-500' 500'-750' 750'-1/4mi over 1/4mi between buses or and/or and/or and/or • Over 1/2 hour to I 250'-500' 500°-750' , over 750'. 1-1/2 hours and/or and/or and/or • At least 3 times daily I 250'-500' over 500' e• Convenience Facilities 10 8 6 4 0 • Park/public open { space I 250'-1/4mi 1/4-1/2mi 1/2-3/4mi% over 3/41rii. • Grocery/supermarket I 250°-1/4mi 1/4-1/2mi 1/2-3/4ti over' 3/4mi • Pharmacy I 250'-1/4mi 1/4-1/2mi 1/2-3/4mi over 3/4mi Laundromat I 250°-1/4mi ` 1/4-1/2m1 1/2-3/4mi over 3/4mi Senior activity • center I 250'-1/2mi' 1/2-1 mi 1-2 mi over''2 mi Preference Related Facilities 5 4 3 2 0 Bank I 250'-1/4mi 1/4-1/2mi 1/2-3/4mi over 3/4mi Church I 250'-1/4mi" 1/4-1/2mi 1/2-3/4mi over 3/4mi ...- Hospital/clinic I 250'-1 mi 1-2 mi 2-3 mi over 3 mi Cafe/restaurant I 250'-•1/4mi 1/4-1/2mi 1/2-3/4mi, over 3/4mi .. • TOTAL SCORE = >° • • 906/43 6 811-2 4w # • fis f • 1. High and Special High Density Districts: The base density shall' be fifty (50) percent above the allowed density for •..'. the property., 2. Medium Density Districts: The base' density shall be fifty Density y f y (50) percent above the allowed density fox the property. Q z` 3. Single Family Districts: Twelve (12) units per acre 4. Rural Centers: Density shall be limited by soil conditions 4'; and availability of public water and sewer. In no case shall density exceed .12 per acre (the Density/Location Chart does not apply). ; 5. • Commercial Districts: Same as high density districts`. F. Design Standards: The design of the buildings) and the site and landscaping plans shall be subject, to design review. Special considerations for this, use are: 1. Structures shall be compatible in style, color, materials, height and'scale scale with the general character of the neigh-- borhood. 2. The building `design and site layout shall define recogniz- able semi-Public, semi-private and private spaces; insure r ' t a sense of protection and community identity,' and -minimize barriers to handicapped-or elderly persons. 3. A minimum of twenty-five (25) percent Of the property shall be in landscaping, except developments in SpecL.al { High Density Residential districts shall comply with the forty (40) percent open space requirements under subsections ; , 304.08E and 304..09D, and recreational facilities requirements under subsection. 304.09E. A reduction in the landscaping requirement may be considered under the provisions of subsection 1009.02A. The landscaping shall include areas for outdoor recreation, pedestrian access and amenities, . and buffering of adjacent properties C. • Signs: Signings shall be subject to Section 1010. H. Off-Street Loading: A. minimum of one (1) twelve (12) by twenty- five (25) foot loading area shall be provided. I. Off-Street Parking: Parking space requirements shall be deter- mined by the Hearings Officer in consideration of the number of • units, estimated number of staff, extent of nursing, care to he • provided, proximity to transit service, and the anticipated age and travel habits of the residents. • Thy nninaum number of s noes rovided shall be one 1 ce • per s� � . done (1) s ace er• three 3 nursing care units., • 811-3 : I.. w, �y eu rzx • t J. 'Nursing.Care: No more than twenty-five (25) percent of the f • total number of units may used, for nursing care patients. K. Setbacks: Minimum front, rear and side.yard setbacks .shall be • the same as the underlying district urnless the .Hearings Officer finds that a greater setback is indicated by uses and structures ,. on surrounding properties or unique circumstances of the site. L. Public Facilities: These housing facilities shall be served by public sewer and water in all districts except rural centers. In rural centers public water shall be required, and' 'sewer service shall be used when available. M. Access: These housing facilities one-quarter mile of a road or: street of at least a c®_i_.P - or lass Ica' on. • ,:. 906/13-15 • • • • • n t . 3 I • 811-4 i X44 wnr.q.wneLLr Wes.» t 812 RESIDENTIAL CARE FACILITIES - 812.01 SUBMITTAL INFORMATION' In addition to the general provisions of Section 801, any nppl c"t°ion for a residential care facility shall include •the. fo3.l.torax'i.n. : A. A description of the proposed use, including the unbca; residents and the nature of the condition or carcl t;nstrinc:e,;s for which care, or a planned treatment or training pro ;:Gr:1r b provided, the number of staff and the estimated len�nl,,thi of .stay per resident, and the name of the agency responsible for re itlat.- • ,ng or sponsoring the use. B. A site plan with existing or proposed structures and .n°:o:'�?vprnAnts including landscaping and parking, and the location of and improvements on adjacent properties. C A vicinity map locating the site in relation to transit ,- ;rv,l,ce, other compatible land uses, and any other res .dent: al. cm,-e facility within one thousand (1,000) feet of the site. 812.02 CONDITIONAL STANDARDS All residential care facilities shall meet the following minimum requirements: x ' A. The proposed facility shall maintain all applical :l.r required by the appropriate agencies for:the use described ta the application. , B. Residential care facilities in urban low 'density or rural districts shall be located no closer together than 1,000 unless topography or other natural or manmade Leaf:uses Separutc the neighborhoods, or unique circumstances related to the proposed location are demonstrated. This restriction shall not apply to the siting of 'residential care facilities in mul !:ifs tnily districts, or to distances between sites in mul.tl .;idit.'..I r r,nd single 'family districts- . • C. Design Standards: All residential care facilities s11.1"11 be subject to design review. Special considerations for this use are:,. 1. Compatibility in appearance with the surr_ou.►ndln' area; 2. Provisions o.l`- u'sable on-site open space appr"o; rt:'l1.e to the needs of the residents and the nature of the care, trea:tm'eut or training provided; 3. Clearly defined property boundaries, { t I 812--1 D. Off Street Parking: Parking spaces shall be,'provided on-site ,. in :defined locations, and not in landscaped areas. A minimum :. of one space for staff shall be provided, .P lus one (1) space per seven (7) residents under twelve (12) years old and one (1) 1. • space per five (5) residents over twelve (12) years old. • r „ E. The structure, and any remodeling or major alteration thereof, �. shall be approved by the appropriate division of Environmental ,:; Services for the proposed use. 906/16_17 • • • I 1, s.. gY i • 812-2 • • • • • r 1 `C I w!i1lus sall,R�a c.1� uVE1 � r�` t.® �,+ttr, Sandra C. Howell is an Associate Professor in the of Department'.of Architecture at the Massachusetts An- dd3y+�8S stitute of Technology,Cambridge,Massachusetts. :- tY - *° la!'!y+�id( • • t.A i I 1 1tb�s; If all consumers of housing were alike in their residents have can assist in the determination, by a 1/r needs or if there existed 'a wide choice of settings community or developer, of the relative quality of economically available for residential construction or one site compared to others Based upo i the.avaiiable t't,e conversion, there would be little necessity for discuss- knowledge of social and personal, life styles among. ain ; ing criteria for selecting sites particularily appropriate the ,elderly, these special.needs'can be listed as fol 5 to the aging or the socially and physically disabled. lows: I `n .r ''t Elderly people are not substantially'different,fiom 1. Familiarity of neighborhood"(and/or its charac- other housing consumers. A greater proportion of teristics), try • them wever, bear economic an soda u ens 2. Pedestrian accessibility to key services. that are both different ronm and more severe than S. Safety and security in relation to the surround- :. t ose •orne•,.., of er grou s. n addition, associated ing social or physical environment. we the process s of c 11-oriologtcal�aging are various 4. Modifiability of major environmental barriers. r` • physical disabilities that rvlake the choice of terrain, S. Proximity to middle-aged and older neighbors. ‘,' climate`eposure and man made surroundings more • critical`,than'for younger 'F x age •rou±s Familiarity of Neighborhood ite-se,ec ion'Cr' eria currently used by housing R" planners rarely attend to the particular needs of aging Older people move less than younger families. When they move voluntarily, they tend to try to residents,nor do they provide guidelines that are easy remain as close as possible to the neighborhood where • for architects and developers to interpret.An attempt they have spent the ;greater part of their adult lives. ••. will 1.1.) made in this paper to offer reasons, based on Unless there are significant social or physical reasons user needs,for suggesting certain criteria. In addition, the implications for the decision-making parties of for changing neighborhood (e.g., renewal programs, a.d" one or another site decision will be described. major increases in crime,substantial loss of neighbors, i or medical necessity), older people,e.-e loathe to give is up customary shopkeepers, streets, and neighbors. giTE-SELECTION CRITERIA { and, above all, to go to the trouble of transporting • No residential site will be ideal for all potential their accumulated belongings a great distance. In 1..t residents. However,some particular needs that elderly addition, the security they believe they have in a 189 • :�� •'�L Ali,; t,r * .7+r: - R k n �; i .L„_. ,4 t-.w .,,y ,c �wntMr�•'.C ,}' =yaa1%'�Eyyr,, 4 f k • .. , u` -,5 •f. �h - :�k r z !R' s ni; Nan '::iFfi�'',.�s{,:?r y>• +r—rtn ' :__ iv v r axe k 'm`.r< '{,x•4 4 }'=t Tr`�Y -a a}'�..1' ,."#,x CF c ',�+, h.�+` `�Y? y a • 182 Part Ill:Program rratk Aspects of lousing for the Elderly relatively fixed rental relationship or ownership of yesterdays. We deal successfully with change only • property makes alternatives appear quite unpredicta where we can simultaneously preserve some partial ble. continuity—whether of people, things; or places" Any residential move outside of a familiar neigh- (Lynch, 1972,p. 199). borhood involves adjustments in daily living. A new Sounds, as well as sights, make neighborhoods grocery store, drug store or cleaner has to be identi familiar. People used to the traffic sounds of a busy , fled. The bus route is different and the day and night city street are not likely to feel comfortable in a • habits of new neighbors are strange and interfere with pastoral environment, and the sound of a railroad, • established living patterns. Even older people whose fire engine, or factory whistle may provide auditory mobility has been and continues to be great find the security to people whose vision and mobility are efforts loaded with anxiety and very energy deplet- waning. ing. A new neighborhood that closely resembles an earlier familiar neighborhood in service and commer- Pedestrian Accessibility to Key Services vial amenities is probably preferable for elderly.Thus a site that is on the periphery of the same commu- A community of elderly or of housing planners has pity, overlaps another town, or lies in an industrial to consider how accessible a proposed site is to key area would not be as good as a site within the heart of services required by residents and must deal with • a neighboring town of high-density, middle-aged to certain related issues. • elderly residents and shopping activities. Familiarity Although they may not like it, as people grow also relates to the way streets are laid out, the types older, they become more dependent on pedestrian of shops and signs that typify a neighborhood, and access to facilities (Carp,1971).Site-selection criteria the choice of activity alternatives within a neighbor- that have been used by states and local authorities hood.' often list a collection of services to which a site • To consider the "quality of life" in the selection should be proximate (i.e.,within-mile). of sites for elderly housing, it is therefore important Shops and services that exist when a site is selected to assess, by sample survey, the typesof neighbor- may not continue to exist without support, subsidy, • hood experiences potential tenants.have had and by or incentive to replace. Thus the closeness of a gro- reason of these experiences, wish to preserve. The eery store at the time of site selection may not be • • format suggested as a brief survey instrument (see relevant even 1 to 2 years after occupancy. Necessary Appendix 1) attempts to draw out such consumer services become more easily accessible when door-to- interests and preferences. door transportation is provided. Residents of elderly Familiarity also has to do with the way a site housing have been known to give up their local mar- relates to the cycles of day and night,`days of the ket when a competitor has provided a weekly minibus week, and seasons of the year (e.g., office neighbor- to a supermarket as far as 2 to 4 miles away. hoods barren of people at night). Amenity criteria also typically include a library • ,} What makes a neighborhood"farriiliar"?The char- and church. Since it is not likely that sites can be acteristics of a setting that contribute a sense of found.that are this close to public libraries, an alter- familiarity to potential elderly tenants of a housing native of choice which a number of housing managers site will vary with the tenants' geographic history. In` and tenants have developed is on-site library space general, older people remember cities by landmarks serviced by a mobile unit from the local library. In that they have seen or used over the course of their the case of church proximity, it is very improbable lives. For this reason it seems incompatible with the that the church closest to a site would meet the need of elderly for continuity of place to select sites religious needs of a majority of tenants,except within for elderly housing in areas of major land clearance, a distinctly ethnic neighborhood. Of far greater im- industrial parks,'or new superhighways. "l-lowever portance to the elderly, whose frequency of church fast most parts of the environment may change, we attendance appears to wane in later years, is the are at least in some contact with well-remembered accessibility of public transportation within one or , • :. t y.x, sY ..• } , `, s ,y to r kt{ +.' r¢,_ i rh r•.; -' r�"� ,.�r� ,��.. '�. FF(Y *17C F P.. ap,l{'y • e ;;I�ter;, 11,y, a,,,F I .t.rhy TM ,, s'9# S. Rs 1 jn} ' r•.; .1 I t ' e .n v t� { „ f i , 11{ . ' Site Selection and the Elderly 183 F y4. ..: '1 3 1 i ... . +� , i Ak s3 W i r i � "C k .••, ?.'ti E '• :� 1 ' •- t. 3•.�' ) ".i �....,:.,,-,-,,,f--,..-,,...;-.,,,,..*::,;• 'ti.:,,: i� # - .. ',.'r.,.l'.• x Si) ' .� f . ' ,:` � . y - ,>S f:j ,r.,i:t 1 � �.. �9 , r t uq y '-ia h `c W # a a•-I a h. .<xT wtij9�S,, :. t` cgs P - r . P ;,, Pi e 1 i' r����.++�'Y�y•ct x�� .:"n .V fE t,•: -. •°:''''.''''; .,. .4P...,,,^',' a '1+x I: ai t ' e;'4, t,'.„,1 r, 4J 1 i• .'...i y . • r.' :. ., !�` : .,.:,•:,-.•:c t7 p, Y1. 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'� . ` i: T'Y^3L_�3��+a����� f "�, 1:.� •n��� kJ :y �t l- -;.x YFdbt e,''''%.+*'",.,�' .,e r i r r• - YE :°s., .1 t'' ',�.4�" :'• .� � },,,4":, ,,r4; &4''.4''ct d +4; tx,:. ; ." : ,a*v - : ,-, ,,,.'' fi j : I ' ■ti`�+,e'F d �, l y ",,x`,>,'' ,;444;.. 7 'st ?t 'y� e •.c « X's e{IiJ .i x'!='a ,st10,`d Y`'. n �4°:-.. "4,,,,.is ` 6 :a a., t ,- s `; �Y tN' a ,:Iu yaf Y a�' r.v.--.k:,—,--, .'_j I ,J "w�t, , � ,y� ,t ., �l.. v-�.':CC :01q, i�a��yo'w� '1rY:, }�" v ,R"r�v^; .b+m`o , J a 1,4,...: i' Vc,1,' c7 ' „47,-.. `Yl'+ # A le+?Cy4iptky -fir-- t, �..•Y` I...+.s+' .-.w..+-'. Y1 N t'.. .r :�. .x w.'.".e. , L:. 1 1�.. .'� '.•#Y, F �, �''Yr ..:.s.a.a.. `"'r..a..a. .�[Q?.•� „'.a Y -Y. zt• �; k ,+�„ I:Y G E,;,,. t 'f.r v; � y t�� ��5�+ E s, xart�Sc'�tz,;s..Yr .>r a: {,t ' e.tib. ,{: 'd I �,,- .`5• �� �+�•��,p{':,"r'r;r� 'rµ _ .y:_a ,t.' J ,.F y+tn � .,w: 'k ' ,r 1 '" i 1x4 y :,n, ,1 1 • .. ii 3a; r�• ',`s .tit' ,-.',1- � -" ffi:�d';'!+=:. -:i� ��-5'4 4�l�`° ,x�...I 8�"a�'i=,w"YiYr�:�y.,"�., 't�' i A', '. §q : ' .fk. �, 1. �xtfi, T tf J• � a as L. j . a ty i � Nor•. 1" ,' 5 .`-'. r;x 'yi > •'C $' r ,•t-7,_,x 1. «..J. ... -177x ,„. .4.‘,...)-,v1-a. ,, r> q +_. ...;. .:,.,aft� -' a � r �a �' '�, . � *vew� w: '.,,......,- x-',..• ,:,�ic9t a'r o-Sx+ ,i' ,° -•,..n” ry. ,x''x ,,,,,,t,„,,,,,...-1 h Q 1 fit { u:ct ,.,,,,,„:7,...,„4,,,,,,,.. t ,, ,,,, }i„.„.441;aa. r � H A. � es ,.x. d' ,�' C wa ,,, :k_ ,an FIGURE 1 Shoppers returning from a weekly trip from their housing site dences housing older as well as younger families: (Photo"by '' in Worcester, Massachusetts. The site is nested among resi- Graham Rowles.) 1 . two blocks of the site. Criteria should require the system are the true need and a more economical way t developer to specify the routes'and destinations pro- of delivering health services. } -. vided by public transportation close to the site. Ob- Since most elderly people remain ambulatory for i viously, transportation that does not operate regu- the major portion of their later lives,a site that allows 1 any on Saturday and Sunday or which requires one them to walk to such facilities as beauty and barber r or more transfers to arrive at service and commercial shops, a notions store, a post office, and a bank , centers would severely restrict the mobility of tenants would seem the most desirable. i and their accessibility to a wide range of places and activities. Safety artci Sec+arity i The most frequently demanded services and facil- ,t° • ities close to or on sites are those which can meet the Recent studies pf crime in metropolitan areas indi- i daily needs of tenants, such as groceries and drugs, cate that the elderly, regardless of race, are particu- # - ,• . and those which might be needed in emergencies, Y vulnerable to the onslaughts of petty burglars I hospital ital emer. enc. room (Lawton, 1969). and street vandals. The implications of such informa- g � 1 such as a p emergency I, Although the elderly frequently request medical facil- tion for site selection strongly indicate removing the i ities, there are no good_data on tenants'_actual or vulnerable population to a neighborhood with fewer , It potential use of medical offices located on the prem- such hazards. However, many inner-city elderly do • ises or nearby. It is probable that the scheduled not wish to move from familiar surroundings. Thus I presence of a registered nurse and a 24-hour on-call the sites selected vtilthin densely populated or hazard- I . i a { 14, C r -'..-,,,T-,'-,-,-;,,,';`-44..., t>'.rJ ",,,,pos 'Z' L•. t 'd-•q J x , i k A, ' JIa {E . , ... • reamµ � • , r V : 184 "'art III:Programmatic Aspects of Housing for the Elderly ..; ..•'-_"€,. - :^ ., " " 7, •� l',.4_P) ,.�p r .«k +d' :„ ,,V4041.«+` .k y,.' » • :,,,,I.,,t*.,# sk ce w w�- rte.i1 e`T..--,�a£`,F., ",k x .d"i 1,3 6�,� i �� �k �S'kSa� i ]# T�, i W.„n x :+t� ”, •'� 1,.!t:k r. . •i.� ”}T r?2.3*":4y. ,� }} 7 ` py;...... .7 ' , 3 " f , �� .„ �"1 *�w a•;t i ;t �r r�-, / � !F : f_ �}L4yk my[} �Sjq�. ',�," ,:„.i.14421,, �r.j �a gt n t; t``,��?uc . � ,.�i 4 y•-e-: a � },_. yi • r��� �`r•"�a e4' o �� ...- f -. • �t ^, , ��, iGc lti r .N'4 iS!� �k1. S , �. f v,1}t ;��r� G 1.r <« { '.,':,,,,...`",1,. d: ti pw�6- A o l `' .,n""" c" �t,�n"�?dv vt a • t i» 'y+^:fi io��� " ,-'.+ 4 4r1 .z 'r Hd.i,,r .;,- 1�"e? t tyy --. •,,;.'.. 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W rte!„ -^,.X.«- r W , . 4y i„tif4-t 3. .;Tip;".■i t4fr` : ` q '','s! ,:... ts's j�sct" _, -saa- c... i Ar< i t r' iC:*1 yi,r s� j f . •r ` � + ea -3 " x� # .+.k r• ' r ; i .?+•.”. :. c i j ,. i i• P e z ,-..:5.1. kx ,f t 1;;;,-, : r •:�"p':7"� rr �. „Ri° �th�T +.S �t}!`.g�.� • � ls:F: •L.:T ) .<� f<:+l+:i t T _ i }:?:'r, + .j_ : 4:sN`_.Ayi®R �$,::x.s :::b A ,t ,.,.„ '';,'.j ,,{ t.„-.. ,r e•n sfi3,7" d t .vr.su ! .�5,. �'xf'it`v:�®{•• - aT' r 3 '',:,-'„''t,'' i t i. t: Y'�,F a t pi M ..0®P 't.' t^'' 1{'- b`•'''''''- '`y-ul''.r x.'C .1 'i. 't.<,a' W.�.',;{!..to S`? `lY`8W ^f i� 't^ " I '��' h. ..,rw, ,',...1' , �_fi{: -' �..,j„, N'- .'�;���.X�.. ;-„�y�'g 7'�'"ytti.'�”'{4`C'Or+'o'' y£ • ♦ I'T ',,'":,..:4' } .. .-4; ° -'t f t .s ;..,',."i'4S5g,:� 8 'r'+ t':x �'c,y aa:Y zrr ,ti r. + r 1. ' 'i: :yE,!y: 4 i 9ti4 r d«•i�T wi k 'ti;¢�d'''+ } t.,w°" aTM+': s., r ni Ili 3R',y � t e .4..., aq1� j;.;',';',,...'4,. itr:, .•, :.:.„:414.; !.Y 4.}f;lYwj• 0.?..,1,.,4..•� ". t r: ,s.'y<,�rl"`Nilii, tl'I .-a :-.1,...a + ° o r �}t Ort y - 6d?. : t ''',7.1 .,s„4 ! _ i ,�1:{,� *`,k!.�y7.`).1;1. fA,Y j ,r'l 1 y x **-'' a.{. h'Lr::; .t5+'' .H „+-�{ Tom; ,+�+ ♦�v t,;��i!}���ry. ''t "�Y�4 $ r �.�• ;�'. ++?sx' 1} rYYS1?? s;: t '[ c'./'� Y,.'�: {, ! .i ;r�'.�.•kl+*Z•,v��:F'{!.1 ..�,t k,�w.4��1.. ,R�- ayy-a` � r} ��:�,,{5 3 �u. r.X�i. '1 1 i..Y v i�cr 1. L:y'.,+,tls ., ,4, , a 1 ;a� R::iF, a 1.K.` �aFr t. f':";E $ !• A i'cr,.ta -+r.t..� k‘1y 1,,.�,xjdi.,l`,�v r.c;.• )t2`_ a ?" ,....t 3. x � _ x Y`♦Y�k ....07,, ��°u� '�c '}�) s ;n1�4,;�r"a<4j,,,,,,,,,t,,..„...... .,:..44.,,,".} �. � � `'w� � 1a� ��4�' �'#y *s� �,; t. ,,, .,�' �! vaS ti .,"I r z5• ck j. y 3 e ;J$ ,. lcy''►. :a 6v:,.5' ' ,,M,�.'. §to. `'t..t*4. .,,,,,',...1.1.::-,,,,‘i.4a r t; ;.1 `.'1 t r ,'.. . { s`t .� �e,,, �' 1' �.-)• �- ,�* 'xai15Sr.� : Rx x'.;� �+c.r::- 3 'S s'' i�i� '�J •'r'i -i:, I ';<;- ).,, y� t c .t .'li h' k'ire.d '�+Y'`t},.,a 'i"`' .t.�','f n;a• ` iY+ '! , 'r i t 1 :c;`.t V 4M;y .. ',-,:,,-'114.1:- -•.�t,',��!?{�i'Y �:" � rz ,�H ♦ r i �.#. la i �„ I { " ; , 'st . p ft,I.Td 1: t. r•t� 7 'hP! ` 11,,,+!` '-'4.':**;*'.''' '� a x ` is. +{2�1`5x`,Sc' "-yt aq'ck 'a, 66�. �f`YC :. �p� ..a,+..°M°"'^... _'`'s fU ,.t,_ * y. k�, ? LI a '..'",-':7:''',1,4•.� rr r „d'...#k" anA i ``yy�� _ '' yam. %4''''''''' 1 ' ''. .0 �,, t'ate,....' nw,,�„„�}'- '�•.4-.7;•,*�l'klK. ?�_, tm 1.::-'., 1,A,FR,: .., ..;a`7r `c,,.it.:��:,.�...--+-•'�!,,,—°,",. ...t',y pj' ':k« :-C -"w'..d' �,,tlst€yrwsc.�r.... _,-.: _,„�V.fP'xd.,....... ,tea �u..rT�,z..F�--. FIGURE Within two blocks of the elderly site in Auguste,Georgia,is a }i- church heavily used by tenants,a private nursing home,and a public library.(Photo by Karen Ourtsf) ous areas must minimize the existing, but not neces- term merchants is pro more desirable than one sarily permanent,hazards of the neighborhood.A site in which the commercial and residential vacancy rates of concentrated elderly directly opposite or within are high and the residential tenants are heavily tran- the movement path of a junior high or a high school s.ient. The presence of rental units within low-income , population is probably undesirable within a high- inner-city areas is 'by no means indicative of Iran- crime area. siency. The renting individuals and families may be Dec sion makers must dea with certain specific long-term residents in the neighborhood. l-hus the issues in regard to inner-city sites for elderly housing: degree of transiency in;the neighborhood needs•to be Where, within the area,are the most stable residential measured by planners in terms of unit turnover rather sections with the lowest crime rate? How will the than home ownership. The stage in the life cycle of site's protection be reinforced by other structural or residents of a neighborhood also needs to be assessed social`features of the area? For example, a site sur- in site-selection decisions (Sclar, this volume;Golant, rounded by a three-block area that contains owner- 1972). A neighborhood in which the dominant resi- occupied residential buildings and established, long- dents are families With children aged 8 to 18 and with t q • ,' tl n.._ , j i � • • Site Selection and the Elderly 185 a high, turnover rate is not likely to be a safe and rounded by children and young adults he heavy con- supportive one for elderly housing. centrations might well be given low priority. Sites i , that border on behavior settings in which children - it Environmental Barriers and adolescents congregate*should also be reviewed very carefully by a'community and compared to the 4 Certain physical characteristics of a site or its pros and cons of alternative sites. immediate neighborhood constitute special barriers to These admonitions should not be taken either as a the freedom of movement of an aging population. , recommendation to isolate elderly ' ` • : Some barriers can be overcome by careful site Bevel- - Y people from the • opment, given that architects and engineers are aware possibility of moderate daily contact with other age t of their potential impact. Others, however, may be groups or to support consistent selection of sites a ., within neighborhoods that are already predominantly generic to a locality(e.g.,the hills of San Francisco or and densely populated , populd b Seattle) or be relatively permanent land-use patterns by other .older people I that are not likely to be changed (e.g.,the presence of (Nahemow and Lawton, 1975). • a busy highway between a site and a shopping center Preference'for age-peer affiliation does not mean or park, or the presence of railroad tracks that pre- that young and middle-aged adults should be regarded vent access to sho as poor potential neighbors, friends, or helpers. In i shopping). The development of many suburban areas in the United States virtually ignored fact, in evaluating the age characteristics of a neigh- 1, the eventual needs of aging homeowners and non- boyhood, the presence of middle-aged residents 1 E.:;; drivers. should be considered a positive site-selection trite- 1 in certain urban neighborhoods, the presence of; rion. - • alleyways and abandoned structures constitute essen- ' d tialiy psychological barriers to free neighborhood:mo- ESTIMATING NEED FOR ELDERLY ai;`' bility by elderly since they may conceal' potential HOUSING UNITS i, attackers. Thecondition of sidewalks and streets (or their Studies of interurban residential patterns show 1 that over a 3.0- to 40-year period, older populations n;< absence) can be a danger particular inconvenience"•to tend to become concentrated in!definable neighbor- i} elderly. In climates where rain and snow prevail many i:, months of a year, a location that requires tenants to hoods. The processes by which this occurs may in- walk in an unpaved street en route to shopping areas dude (1) the retention of owned residences through- i r,: is a safety hazard, out the adult life span by people who purchased homes 30 years earlier when they started their fan-1- I t. Sidewalks and streets that are poorly maintained, t.1 uneven and pocked with holes,or have irregular pav- flies, (2) the migration of younger families to more 1! ing surfaces are major accident hazards to the elderly, suburban settings, 'and (3) the selection of newer tt whose balance or vision may be somewhat impaired. neighborhoods by newly formed families. In the stud- , ies of both Golant.(1972)' in Toronto and Sclar (this Proximity to Middle-Aged volume) in Boston,, there appears to be a definite and Older Neighbors correlation between the age of ` a neighborhood and k the age of the residents, as one moves out from the ", Research into the social relations among older core inner city. people indicate that, like most distinguishable age This information can be put into the planning groups, they tend to make friends more easily with context to guide local housing authorities and corn- , ,. their age peers and to have sustained friendships and munity developers. Local housing authorities should neighboring habits with adults with whom they have provide would-be developers and potential commu shared child rearing, shopping, or work relationships nity group sponsors with area maps based upon ?` for many years. Such information indicates that corn- decennial census data to indicate those blocks in munity criteria for site selection should be related to which there tend to be concentrations of particular the age distributions of a neighborhood. Sites sur- age groups. It then becomes possible for the inter- . .; r ii �..:. .i i ,"� n. r , �1z't .t .,' ,',; .r e� ST.,se a ''‘;'?..e...,z mow, `.:t#• @wi.�,d } f f.,,,{' 4.,''.'''''3'.,'- i% } `'", t,:, .i,..7-'''''''71,?...,,,-.'y o i� 1-',t1j'u <�k.. ;A. � T �.'.` 1 1i ,." z ry\. .'"":'z ) Y 1.. F' t 1"F "fit: s)..v,.,u•, ,• . „� 1 b 1,a .,, 5 .',r. y`. ., L' ',t " x.`43'4,-.'4', .! r -' '")<.,.-:.‘,..,,.A.,...--.,., �'��,pb, `-: ,,f. a. �.�i yr =h2 a.:� �a 4 : , -ti��t '-";e ,',��he�',t., t,,,; ., s.�,.: .:.t, i � :.TP "t .<: r,.,�r "4/ ,-n, qy, 4 I: t.' at#.?'"-;bra akf y4 ,.Yr�y.w.3. 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",1 r.f i �# R• .._,r...,3 e,� , ,;V-...W1'.;?';',.',.:!-";-10..`..,. e'< r`' 4 1� 77!_k i'`ig: � � 2 S'.',Y x } ' f,s„i,t'.. 3,1L£{ 1• i.. y' t,.,.'^"CF■t'Ji. f '� FIGURE 3 �� ' On-site seating brings the elderly tenants in contact with " sT E '"`'' `�} x other'age groups and other life styles in New Jersey.Note the ,: D u $' children's murals on the wall to right. Where elderly are a u ,,. niet`i It,`. .ma 4;7_1., j ,minority (less thane 2�--30.percent? such peer,grouph9s may K. ,r,i m,�� '" � �, °�� i . not occur.(Photo by Behrooz Modarai.) ' > t ' i. €4 r$. .I yY. A.i•41, ^vy,�'.':',.t ,..iI';. fi. ff. ester! parties to seek out potential sites in blocks ., i ti •,t„ ; ,,-h,i x ;; , . where the middle-aged and elderly are neither. excel- 41,.,,1,1,4-.15.:q',..-4,,'...'',,.,:, ,..* i „ # ,x ' sively concentrated nor extremely sparse. # `'' `° In addition,such maps provide a basis for studying ,' .i - t,.i;yt, fig, , t , � It � �*r�'d Ys�x�+;uY.A I t i>'��i x 4'' S�PlI «. x t 1b' 1 15 �i � t :R 3 .. � �- iy,T ti � kh d h the residential and service needs of the existing el- f, ' _„ g .; ., t i ,G derly populations and of verifying their expectations, r ,*:* ,,,,., (.. ,-,, ' attitudes and preferences for neighborhood and sites, x R ,�, -,. =�. ` % . % f q-> ,. {S.•,F'` �}�fi 4`J,x,:711-,"yyk .,.A { Site Selection $4 ;.��'' !, $ ,' 4t:1''.;.‘4:-.`,1.-4'..;::'*:' I h `` i and the Availability of Land . a . � <,,4 �ni s � � x v,.,'t� 'r*.�Zf°to t� a .t �. +,y . • ."C'ti 4:.:..ft-'*„'i 1�f 1 -, Hy,'kt'.,,t. f'�'}enE1 I�'' {, , '� , One major limitation to free selection of sites for r*° tL,„. ,. °' multifamily residences (including those specifically , � 'A . ><_,-� i$T� .p for the elderly) is the value of land in terms of ,. '',1,t.,.i ';, `.,' q �_. ,. '��t A alternative possible uses. Locations close to urban *, �;(- 13 4 ; #-(; ,�. . , ' ,,z, ,v,.:14'' ,..,:, ;i 1 service centers are often the most in demand for FIGURE 4 commercial uses that are seen to be more profitable A center for youth and an area for active child play may `" than residential use to both:developers and city offi- prevent the cautious elderly#rom walking one block to stores ° 3: and services in this Ohio neighborhood. (Photo by George dais. 186 As it becomes more apparent that a desirable plan- Gardner.) R ,, it f. ?'c FS 7 iW^"sr*'''.:.-:-'1,'-,1:-:',. ,S,,y.+t, qf"1019, .1. tI F Site Selection and the Elderly 187 ,.N.).,. •- • s h:/. A .r• • y• i a•' fi r ::a,f Olt -:i:37:::: ,f ''''',.:11:41.7‘.,-''' ti r' as ., art,' •f t. 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Y pIMES . ,, z•. ,r,;;;::.,: � i a�' t4 y r' 3",Y �in �'� �, t' a ' s:�,i.=..;,.....,.`, +'L a ,v :, '-2,1,,104,4 t t w L,.�' .,6107,§ ". b,.,{ �` s tE } 9. ® ':' 'i7adr L y �t,,s St`s v { •.rnJt_ 6 l�yr t.. , y Et• .:t:. 'yi, -- , .J T,{,4r t.,•s._:1 .�y sy.1 �m y t-, �s�t +,¢ Mw+ y�. ?e♦,y {3��..i,•, �:Rf• i:Y'->s' � �A���,. ( y',��,•T Y� }� `'(a'^e'� V;yS:..i M f'{{((lrt,^a ti$a :e 1� , C:,' M -, -.f ,„_i_, „ ,{.. .,,,,, r ,�; _.".,�, „-, .fy;t�y_.sn�,,,,+,.� ` y,.�r Jy r'1... k•#v- h:'�.. � .»' ,.r ,Iti ,¢;3ri ,^t d�;,r�t,:,,n+� t.i .*'�yLf+' xY•:- T{ a kF * 1 7• f1 7?:..: {1g�1."" .�.3� � F .� .� t,_. �1� Y'4. y •F 1j �i')�a�',�z�h`e tS jp rp � �.� �� l.R"'..i "�/ q [' •. .: it - A :y .'z'-'. {a � s d � �'„i}F'«y" '�1,11d t?. rs. _' 1"e 1� ..l�v ,i' ..i'; y n # v P t � . c �d! ,'r s fie'{T. 1,- `* r s 'f �2�t� �I ,, a -'L: T. ,... rt.��",'t . � �� � �� . i 'l f;`' 9 '"' ''•s 'v:•'t : s s !� O " Viz.1 t`t'L,l" il: u''lkt,,; .• ' :. X ; .. .. ;, ,>!iti „rK,, to F..,,,;:..!‘,.,:,:,,,,,I..4,,-w. " 1 ,55,'r,. '.rc,;,l, �� ,9,-, a- ;.; -c$,----.,..,,-. ''..,.,1,-.„.-.,,..., .. -��� r sz. '1 +-r �� � •`4., x S�: iy .'�, +t:j•" ' ..;F f•,kti .Ir, s ki .t `� i,h Yi , ,7,-,,, 9 ��'.,2 e -ti ... fj i.i,.. r.•p'tA.t ,r .,qt h - t 'mot ''��. x '�tw, ( ". t s�ti?�'tiixe.+a. ki iii- :'r."t i:. ,�.' t pk -':,,,,-.t .... I r t fk aaa %k ate„ CF .rx€- r"� ''. s :-. '''.,:',1',...e '1,':',"''',tt k ;�'+t't 'L`. ;vr t Y Xn-�g'.T° ji*"Y 4'i' .1 ".�..— —, ?N F+ � ',�,J�1�F L'R .. r� („ C .'�• ?'+r .r.N 1 %. 'E .'4 ? G ''r,13-' .f 1 � l a I..i, e't,Yr v.,x+*`q ✓'}lfn: t w r.t; � Cl r H w �r H q,YS*7�irl;a �at.� Q r ? a a• :o-r a f.a':i.x rti,,1,s. '..?....4-:--,''''',''''*, fir s y F4a i.4 .{fit;r,t :�.,,:t , si $;..s. : 1- `.t!+ c r, r.. ZF' ary t} . , ';. ,.� ray,;.•a i ^.,^'?� ,t t�;�+ t, c,�' t ���, d..;�fs k�yr '.i'i �i ..c.,AR�� �f. r ty : v^,� ax'y'!` 'r•t x..`j. .«¢. a :,_t,. ,c; �1C .Th*,;. C iN``,,•,;. b{,y 'Y: " '�uuf i�;ti,- r x•i'r"_ii, ,t� •,a1 �;. a ;�`'�.=it�µ"�, c� ' x; ��kt )�. �.,t1'.:.a,`4t�aee,, � x.,r ,,�,:.:N{[•a +�°�,r s tr, , �: pt py.-1:..%�.,.v`�"+.Y'�'N "++. ., '�..� ', pry,�•e1 t' t''''' ,tj`,. s;. t s•c. >f 3,�x" + *'LktP''r' • '. : A. z . .,;" -..�`. 'IFS, y . ��4'r5+... mss,i..>c.,.: . .. '` . FIGURE 5 A "farniliar" neighborhood invites tenants to bring their r_: social world out into the neighborhood in Hoboken, New f; Jersey.(Photo by Behrooz Modarai.) ' fling goal for a community is to"niix residential with (Ryan et al., 1974). Some arguments in favor of such commercial and service facilities, it will perhaps be zoning and appropriate to community discussions _ easier to persuade businessmen and officials to incor- have been based upon the following: 5s porate certain types of residential settings, more or 1. The actual need by the residents of a neighbor- less on a systematic basis, in order to provide.life- hood for smaller residential units for themselves or ` 7 cycle housing for local citizens.. older members of their own families who they wish Local zoning ordinances have, as well, restricted to have living closer to them. site choices for multiunit dwellings (especially high- 2. The absence of additional children in the area, rise)within single-family residential neighborhoods. It where neighborhood parents are concerned with the is probably neither feasible nor appropriate to recom possible overcrowding of local schools. mend the construction of a 200-to 300-unit high-rise 3. The possibilities inherent in such tenancy for structure for such residentially defined zones. It additional consumership for small businesses and con- : should, however, be possible to convince a commu- tribution to local taxes. nity that there are few disadvantages and a number of 4. The possibility of on-site provision of commu- positive advantages to the construction or conversion nity spaces and services for use by neighbors living in '''' of housing in a family neighborhood for use by 20 to their own homes. .` 50 middle-aged to elderly people of mixed incomes Local housing authorities and state agencies should ` .fit .. ..Z � N h ,3r . -, , � -M, L �4re�• h 4 t rr+ N 'tl. ti , a.. 2+i 188 Part Ill:Programmatic Aspects of Housing for the Elderly become aware of a growing tendency in suburban also suffer from the break with human networks, • communities to vote negatively on zoning decisions producing social and personal pathologies that, in regarding elderly housing. Apparently based on a fear turn,have impacts on their elderly neighbors. of economic or racial integration, the attitudes are Exceptional management'efforts, which require often masked by arguments about the effect of specific expenditures of money, are often necessary j zoning waivers on property values, overloading of to support the losses felt by mislocated elderly and sewer or trash services, or exacerbation of traffic families. Real costs of poor siting and improperly problems. The housing needs of low-income families conducted tenant selection and premove preparation and elderly are so great in the United States that can be measured in terms of increased hospitalization i•`. community education efforts,supported by the docu- and service needs for distressed movers. Modification •} mented experiences of communities that have suc- of the worst effects of relocation can probably be t cessfully integrated racial, income, and age groups, accomplished by site selection based upon locationai i should be mounted by state agencies and local au- preferences of potential future tenants and by tenant- thorities in advance of site selection. Developers who selection criteria that consider friendship and neigh contemplate providing subsidizable housing need par- boring groups rather than the individual applicant in ticularly to attend to the expressed concerns of the isolation from his premove social contacts. i • community in presenting their plans, in other words, New construction is costly. Inappropriate siting, to document ways in which sewage, trash handling, particularly within,,large, urban communities, has and potential traffic problems will be resolved sometimes resulted in chronic underoccupancy, even in buildings designed expressly for the elderly. In Social Cost of Poorly Chosen'Sites addition, cases have been reported where housing authorities have unthinkingly agreed to convert It may well be„argued that the actual production poorly used public housing for families into elderly of new units for elderly is more important than site units without realizing that elderly, low-income citi selection and that, therefore,it is better to build on a zens would refuse to move to the site.The reasons for = less desirable site than not to build at all. Studies of refusal may be both rational and irrational. Elderly,. populations relocated from their familiar residences long-time residents of a community may be perfectly indicate that severe social and psychological effects aware of the distance of the converted site from the ` can often result. The most extreme cases concern center of activity and of the lack of amenities in the elderly people moved involuntarily from one nursing site neighborhood. They may well sense that the home to another. Developers who are contemplating isolated nature of the site will make it difficult for the removal of a nursing facility or elderly residences them to maintain an independent household or that in clearing a site for new construction should be such physical barriers as railroad tracks and super advised of the literal mortal danger to inhabitants of highways will prevent them from meeting their most si making this decision. If at all possible, an alternative ordinary shopping needs. Disruptive noise and pedes site or a site plan that permits the retention or slow trian safety are potential problems about which the • phasing out of the existing residential-nursing strut- elderly express particular concern. ture should be proposed. Many elderly have particular problems in reorient- Site-Related Issues-- ing themselves in new and strange environments and Density of Residential Units in resocializin neighborhoods where the pop- ulation. ... ginnevl is alien to them. The result of radical forced The typical site-selection process rarely considers relocations is often depression and withdrawal of the how many residents of the same age group should ' individuals involved, culminating in higher health and properly be housed in a single structure. ("Over 60" social-service costs. Not so incidentally,there is grow- is not an age group. it is now clear that from middle ing social science evidence that families with young age on rather distinct characteristics differentiate dec- people who are moved too abruptly or too frequently ades among the elderly,) In addition, the issue of the it a �\ K ? ..✓ ara t "h 4# -44,-.}4.4t,,, iy,' y ..,,•-•,,,:"..'�+? .''ic•i{ h K w �� �+ .r w # :,....--•:"...„.,-...,...-,,a1 :T { Kt?-t� Y Site Selection and the Elderly 189 age densities of the surrounding neighborhood rarely states,becorre greater. Some of the country's elderly receives proper consideration in selecting sites for housing projects are now 15 or more years old and elderly housing. contain populations whose average age is in the late These two related subjects are increasingly impor- seventies. Such a population shows behavioral and t ' tent to the elderly. In addition,it is necessary to take functional changes that make"the residence more in- il. a broader social view of what it may mean in the long stitutional in certain keyways . run for a society to set a particular group apart from 1. Fewer residents participate in established social il other groups and to concentrate them heavily in one 9 Y programs on-site. . - outside the struc- ,,g aging p. location. In the case :of al! u in people, current 2. `Residents make fewer trips a research indicates that at least 60 to 70 percent of ture;thus on-site spaces take on greater meaning; older'people apparently wish to continue living in 3. M,�ore'services need to be introduced into the integrated communities with people of all ages. T.o site; thus original site-planning criteria might consider isolate them from visual or physical interaction with expansion potentials. other generations may mean a loss of meaningful - contact with the real world as it changes around 1 them, Isolation may force them to depend predomi „7,,,,,,,,........,,,0_,..:,,,,,..,!..,,,,.. 4,....„...,...,..:_;_,,,,,,.„,,,I.,,,,..,...,„,.,,,,,.,,, nantly on radio and television as media for selective �I, t u ' ° , . } ` `--.. information about the happenings of the society and l';21,.',.-',..� , 1, ,, 3 ` fi �t ; � 1 accentuate a tendency to turn inward and become { ,� .e t;,,f r "` ; rigid in their ideas and behaviors. For the middle aged ;" `.1 t" t-. ;�5�^ , .-� ,�>~4�}n, t.: and youth of a society, who must mold policy with `ets `� regard to their own future aging, an image of old age ,..„:„..,-.,:,,,,-;.-.4.,,,,,,!i!„--:,_,,,,„:1,,, } : as representing isolation may result from their loss of Y' , . $� ,,k r. 7�T'' r meaningful contact with the older generation. This 14 F 4� negative image, in turn, can lead to personal and t ;' ^r ,, � . < public denial of the fact of aging and of the variety of ,1'a,,,`i'�'',y ' . °',4=°r,;;F; n,;', : 'rte ;;rho ways in which individuals or societies may cope with ,. '�v k cA ky , , ;t L y i.,,- ' °t 7, M`sA, growing o{d (Mead, 1972). Since approximately one "�' 't 1i'"F g ,- 't,;e third of surveyed elderly actually express strong peel- •,,w '> ,, , €„„ �,« erence for living in a buildin with people"their awn' ``" ��r' .�" }�a 'u a ``�3 r "": age,''these situations should be provided, but not to ,? ;. yj "' , " "'�._: :."' , ii ' �' "•� 'tr ,'A �t "� t r �sYa+�x::53 Y �'r:.; the excl°usion of younger adults and children being a; ,k,,,, , t . -:`Irty 44 `1-t;4t;4m.,, +, ,.o., , .: . t .,,," -. xr� � visible or physically present in the immediate neigh =;" ' }:'- � --',;'„,;:ti.,:.?,, .� , � �;; ... ,..� r� �,,y. �jj :� r'W t X�# 'r,€' , ..,,, '�?�' 4��' borhood ^4 F$3' k •, t S. S ' y'4 f "47, 4: t ,. All these issues are important to site selection but ....4.45.„,./.,,,,,i,,- ,k t' 413 k' +� `f they should not blind the planner to the possible x , ' 'j 'Mx Y � �f rY discomforts and hazards to older people in locating ., .r;�i :r 1 '':r : ,!R?1$: their residences in the middle of a high-youth-density, k i,,#a't. ' � x ›' -Y t. high-crime location. Such sites; which represent a ,, 4, ,¢ -fir r„ ,.' „; zr� '{3 , i sizable •proportion of existing public housing units in - , - , !; '' ,t ,' i arge cities virtually invite disaster for elderly penes ,w �` r���x � '_ i+ �� trians and force restrictions on their off-site move- r� , �K� ,,. ` ment that most older people would not'wish to give ti{: s �`* `;� x�{p-A ' �`,-' Ar t�� `),,-. 1. t• +Oi h ih a YHfTaj!..� d:`NM. �.R`hS.�+G'�4-eSa''t���kbi� • up.A population of healthy people 65 to 70 years of FlG"U�t� i l': On,,to path which leads down to laundry and recreation area i l age who constitute the initial tenants of a site become may thecome unusable by tenants of this Georgia elderly older,:and; ar, they do, the variations in their health ho,ising project as their grotty older, (Photo by Gerald Falls.) l t. ... t n ,'a-'.,. . .;.9� d..'t �Sa 11.�� � m 'S,tsY*• �'i l�"��ray+c.`r' 'i .i... _ . �t • k i I S o kn x'Sx 4rf.?;r 3 " e`r.,_ .,.. �`K t t • 190 Part 11I Programmatic Aspects of Housing for the Elderly • • 4. Site characteristics that were of little concern goals also should be reviewed in terms of possible to the healthy earlier population become physical community support or opposition. • barriers to the older residents (e.g., steeply graded 5. Alternative available sites should be compared paths from one building to another or from site to on the basis of complete criteria rather than individ- a shopping). ` ual standards; such evaluation will allow for qualita- tive trade-offs to be made in relation to program Site Selection and Local Politics needs (see Appendixes 2 and 3). t The reality of how`sites are often chosen for housing elderly and low-income people is that a par- APPENDIX 1 . • g y Pr p cel of land with few immediate alternative uses and 6 already owned by a developer is offered to a housing Community Survey: Housing Preferences authority. Furthermore, developers and real estate • operators who are, most familiar with local city offi- 1. If you were thinking of moving from your present cials and the business community often obtain prefer- housing, which type of housing would you prefer? Q. (Please check the appropriate box.) ential treatment in the selection of sites. l Since these widely known practices are not likely E3 A house to disappear, incentives must be provided, probably . at state and federal levels, to encourage the use of "An apartment"with"bedroom, bathroom, kitch- site-selection criteria and the simultaneous consi n which I could live dera- en, and living room i ' tion by local authorities of two or more alternative independently. sites in any decision about provision of housing for An apartment, but with the opportunity to take my meals in a dining room with the i elderly: other residents. The following general rules on site selection and 0 Hotel style with my own bedroom and bath the suggested forms (see Appendixes 1, 2, and 3) are . designed to minimize subjectivity in siting housing for with all services (such as meals and cleaning) :`• the elderly. provided for me. ❑ Other a. Is this the same or different from your present GENERAL RULES FOR DEVELOPING housing? (circle) SITE-SELECTIOI\I CRITERIA b, How long have you lived at your present ad- dress? Yrs. Mos. 1 elderly housing. Site-selection criteria for elder) housin should be interpreted as preliminary and flexible and thus be 2. Where would your housing be? y you prefer that able to be modified in light of the particular needs (Please check as many answers as you wish.) and values of the community and potential user pop- a. 0 In downtown city ulation. ❑ In neighborhood 2. The site-selection process should be coordi- 0 In suburb :.; nated with the service delivery planning for elderly 0 Outside of city but in county residents of the total community. Planners of physi- 0 Other • _ cal facilities should be working closely with program b. 0 Near a shopping center planners to maintain a continuous and evolving model ❑ Near churches for meeting changing needs, 0 Near a hospital or other medical facility 3. Site-selection criteria should be used to oval 0 Near parks and recreation facilities uate various feasible sites simultaneously rather than 0 Other a single site at a time. Comm itment to a single site c. ❑ Near people my own age l may lead to loss of alternative,superior sites. 0 Near people of all ages 4. Sites that conform to criteria and to program` 0 Near my friends or relatives rr • I tt 1(2i-IttHI fro tt Stan/ fl Site Selection and the Elderly 191 3. What services would you like provided within the 8. Are you planning on moving? actual building.where yo live? (You may checlt Within the next year ❑ Yes ❑ No - more than one answer.) Within the next tvvo to three yeers, ❑ Yes ❑ No ❑ Shopping (drugs and grocery) Within the'next three to five years ❑ Yes ❑ No ❑ Restaurant 9. If you are planning to move within the next:five ❑ Library years and if housing is developed at ❑ Chapel` site, ite, ❑ Other site, would°you consider moving • ❑ Barber and beauty shop ❑ Recreation and hobby rooms in? • • ❑ Gardening plots,greenhouse site: . ❑ Very likely 4. Would you like health services provided?' ❑ Possibly yes O Yes ❑ ,`No ❑ Perhaps, If yes,what health services would.you like? ❑ Probably no • ❑ Nurse on call'or scheduled 1/week. ❑ Very unlikely ❑ Doctor on call or scheduled 1/month, site: ❑ Nurse on duty and available at all times, ❑ Very likely ❑ Physical therapy or exercise program, ❑ Possibly yes • ❑ Clinic that provides daily medicine. ❑ Perhaps ❑ Small hospital bed area for residents who ❑ Probably no become ill. ❑ Very unlikely ❑ Other site: • 5. What features would you use in'selecting a new ❑ Very likely neighborhood? ❑ Possibly yes ❑ Closer to shopping ❑ Perhaps ❑ Quieter ❑ Probably no • ❑ Less traffic ❑ Very unlikely ❑ Closer to friends or relatives, A 10. What events that might occur in the future would ❑ Less crime ? cause you to consider moving. (List in order of .. r ❑ Othea response.) 6. What features would you consider in selecting an- other home now? ❑'Smaller kitchen ❑ Fewer bedrooms '' ❑ All on one floor • ❑ Building with elevator ❑ Patio or balcony • ❑ Central laundry ❑ Newer, less maintenance and repair ❑ Other 7. If services such as health care, meals,and cleaning 1 1. What type of housing'do you live in now? • assistance'could be provided to you in this home, ❑ I own my own home. would you prefer to remain here rather than ❑ l live in a rented house. move? ❑ "I live in an apartment. . 0 Yes ❑ No ❑ I rent a room. • ••• .:..�r .:..... e { „) 4• "".ri,F,.r } 4 ,.y ti r y ♦ ,K s a 7.. �S �' �.. . 1; ,..^ KY f4 :k ,A i ...,+ k55 192 Part ill:Programmatic Aspects of Housing for the Elderly 12. How many people live with you in that housing? Describe survey and relate results to character, 0 Myself only istics of proposed'site(s) and'surroundings. , 0 One other (specify spouse, child,sibling,non • related) D.Sites potentially available for new or converted • Two others (specify) construction of elderly housing (provide a mini- `- ❑ More than two (specify) mum of three sites by map). Map should i 4�nclude 13. How much money per month do you currently major cross streets and average traffic flow,perma- <" spend on ho�sin91 ; dollars per Went structures no on or within two-block radius, current use to which structures are being put, age month,on utilities distribution of,population in census tract contain- 14. What type of transportation do you use most ing site, number of elderly units proposed for site. often? ❑ Car E. Do any of the sites require (specify): Cl Taxi 1. Zoning variance (under what conditions; check Other off issue): ❑ Bus Height limit i. ❑' Wallc' Number of units • �. Lund use >r Other (specify) .. APPENDIX 2 2. Extraordinary,,site development costs (e.g., Site-Selection Planning Questionnaire grading,demolition,piling,etc.).•5 ,� •„e 3. Modification of immediate neighborhood (e.g., �` A. Population 55 years of age and over for,whom. removal of off-site vacant buildings,promotion of off-site services such as community claims cu{'rent housing need: grocery or drugstore, Low (under$3,000) changes in traffic patterns or controls, side- - Moderate.($3,000-6,000) _ walk✓,improved street lighting). High.(over$6,000) F. For each proposed site, describe and map the B. Method(s) used in estimating current and future primary settings in which people tend to congre . need in community for units 55±populations gate within two blocks of proposed site. Specify the particular age groups and time of day or night •”• of their.congregating. Examples: High school, 1. blot'k south, weekdays 8-4 Street corner ice cream parlor, 1 block north, preteen and teen-agers, weekdays 4-10 P.M., Saturdays 10 A.M.-11 P.M. •: C. Community participation: larking lot, 2 block east, teen-agers, young adults,late night • 1. Have ad res t , east ", consulted ult on sites idents and cf proposeotal d co housming?munity been; Launderette, 2 block .: Elementary school Describe method of consultation and relate to Park and playground-, proposed site(s). • G.Characteristics of surrounding neighborhood; 1. Census tracts) considered part of neighbor- ' on neighborhood preferences? hood (by community consensus). ,, 1 C A at• ,r Site Selection and the Elderly 193 2. Presence of health facilities'within 2 moles of 4. Presence of industrial firms in site neighbor ' site: hood. Number and nature of product. (a) Hospital (general or specialized) 5. Average age of r•esidential structures in contain (b) {Clinic (specify services) ing census tract. (c),M.Q.offices 6. Median value of property--census tract. (d) Licensed nursing homes 7. Ratio of residential to nonresidential structural (e) Other use in census tract. 3 Presence of open space (specify use). APPENDIX 3 Suggested Site Evaluation Summary Site 3 Evaluation Factors 2 1.Accessibility to: 2a 2 1 Shoppinn_ 1 1 1 Public Transportation 1 Churches Recreation —1 Parking —1 Medical care Personal service;beauty shop;cleaner,etc. 2,Compatibility with other plans: Hospital master plan;regional medical plan Land use and zoning • { Social-service delivery 3.Utilities and services: I. Gas Electricity Water ., Sanitary sewer Storm'sewer Trash pickup Sidewalks Crosswalks • 4.Natural features: Topography Vegetation 5.Incompatible surrounding land use: Industrial • i' Juvenile r. Recreation or school Vacancies 6.Vehicular traffic • 7.Expansion potential 8.Economies: Land costs Existing structures demolition Potential for sharing facilities Totals ascoring:2,advantage;1,acceptable;-1,disadvantage;-2,serious problem. Source. Adapted from L.Pastalan,"Retirement Housing Study,"Methodist l-ospitai of Madison,Wisc,,July,1872. ,_r • ,r .i1 f� ,;,� z 1t.Yk e T.6.:v• f i St's! rat ' „ s u � i y xr r f �^ '.V x i yj � iF s 194 •Part III:Programmatic Aspects of Housing for the Elderly NOTE Lynch, K, What Time Is This Place. Cambridge, ,,' ': •"Retirement Housing Mass.: MIT Press, 1972. 1. Derived from L. Pa�stalan, Mead, M. Long living in cross-cultural perspective, • Study,” Methodist Hospital of Madison, Wisc., paper presented to the Gerontological Society 1. July, 1972. Annual Meeting, San Juan, Puerto Rico, De- cember 1972. REFERENCES Nahemovv, L., and Lawton, M. P. Similarity and pro Carp, F. M. Walking or driving in the older years. pinquity in friendship formation. Journal of 1 ... Gerontologist, 1971, 11, part i,,101-111. Personality and Social Psychology, 1975, 32,: • Golarit, S. M. The Residential Location and Spatial 205-213. Behavior of the Elderly. Chicago: Department Ryan, W. Sloan, A. Seferi, M., and Werby, E.Audit of Geography, University of'Chicago, 1972. of mixed income housing. 'Boston: Massachu Lawton, M. P. Supportive services in the context of setts Housing Finance Agency, 1974. ' • the housing environment. 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The City will establish criteria defining allowable incentives which e.` nmulti Iexes(clustered attached units at the same density allowed Y defining e p { Y clearly state the incentive offered and the conditions underwhich it may by zoning) be granted. Flexibility or latitude of judgment is to be encouraged, f. patio or atrium houses within these guidelines. g. small single family homes on small areas :y; h. mixed residential and office/commercial uses FOR GENERAL POLICY €V Streets enhance livability,�� Y� i. energy-conserving building Nape,orientation,landscaping,wails, or other measures which reduce mechanical heating and cooling 1_ The City will provide incentives for property owners of land along needs Boones Ferry and Kruse Way,which is not designated for commercial drama e management or retention x. use,to cluser residential structures away from the arterial and provide j` g • .;, .�� k. special rncasures to prese�:ve trees or natural features trees and other vege€ation or structures which will make the site i. street design to slow traffic and protect edestrians/c clists compatible with residential living. Such incentives could include: g R p Y a_ increase over existing allowed density to compensate for the Such designs will be reviewed on a case-by-case basis on their merits. " 4 expense involved in landscaping, combining sites or providing The City will make every reasonable effort to assist arid support t access to frontage road innovative design. b. appropriate variances Developments utilizing clustered building design(which is optional but c. waiver of setback provisions if compatible with adjacent land uses subject to Design Review)while maintaining an overall density of D4, d. provision of mass transit shelter D5 or D6 on the site will be allowed in existing developed e. amendment of existing codes and procedures to administer these g procedures neighborhoods as long as density does not exceed surrounding zoning. .. purposes_ 2_ For new development, the City will: HOUSING CHOICE POLICIES a. require residential streets in ne4v developments to be designed to ¢° provide for pedestrian and bicyclicr safety; landscaping,especially The Lake Oswego Community Goal on Residential Areas is"to provide the street trees,and for controlling the speed of automobile traffic. residents of Lake Oswego a choice of adequate housing that is consistent with their social and economic requirements". The state-wide goal on Priority wily be given in street design to amenities which improve rove Y a p housing is to provide for the housing needs of citizens of the state. . .plans residential livability over vehicle speed and convenience, and to _. •. .�`:.._: disruption r , shall encourage the aEailability or adequate numbers of housing units at reduce disruption of residential areas caused by traffic. price ranges'and rent levels which are commensurate with the financial b. Require measures to reduce noise impact on new residential uses capabilities of Oregon households". In other words, Lake Oswego should along collector and arterial streets. have a variety of housing types, ranging from detached homes through tie townhouses, multiplexes, and"a artments to serve the different needs of • , �:>;. 3. For all residential areas, the City will: p P a. encourage street trees and street landscaping residents,and should have a range of=prices and rents which allow people of b_ undertake traffic management with the objective of slowing varying financial means to live here. A heterogeneous community is g objective g inherently a healthier environment for family living. vehicular traffic on local residential streets, and, where feasible, reducing traffic volumes on local streets c. encourage pedestrian and bicycle circulation in residential areas. OBJECTIVE. TO PROVIDE A FULL RANGE OF HOUSING - CHOIICES CONVENIENTLY LOCATED IN- FOR GENERAL POLICY V: Encourage,innovative building and site design. , SUITABLE LIVING ENVIRONMENTS FOR ALL - 1_ The City will encourage and assist the design and development of INCOMES, AGES AND FAMILY TYPES innovative residential dwellings, related facilities and site planning in new developments. GENERAL POLICIES: Examples of such flexibility include: I.The City will encourage the provision of a range of housing types to meet •i: a. zero lot-line platting the needs of various lifestyles, and family types, b. flexible setback and yard sizes _. CL. clustering II.The City will encourage the provision of low to moderate costhousing to i ` ' d. mixing housing types meet Lake Oswego's fair share of local and regional needs. i 5a Specific Policies 3. The City`,%ill permit high-density residential Special Use as a conditional use in any residential zone,where such use FOR GENERAL POLICY I: A variety of housing types, is limited to occupancy by elderly, physically or mentally ha n The:City will: dicapped persons or chose under convalescent care, ;' ', — consists of smal I , one-bedroom, two-bed m: or '= . 1. Designate locations in the Urban Service Area where housing of the of f i c i enc units. ' ` : /I l�� . y 7 5 following types and densities maybe located;according to the criteria in the"Overall Density" an ," — requires less than one-half parking space per,dwelling unit • ty d Residential Density" policies.. is designed and screened to harmonize with;adjacent residential land uses,as determined by the Design Review Board,and may not ., � Resiclentiial Density Ranges• � � exceed two stories in height in an existing neighborhood, occupies a minimum half-acre area lot, and when located in . Density Range of Units Per Range of Minimum established neighborhoods should be developed on scattered sites Classification Net Buildable Acre Net Area Per Unit and in concentrations which are in scale with the surrounding ,: - - Di*see below 13.0-t- 3350 s.f.& less neighborhood,not to exceed 30 dwelling units per development. i D, 8.8-12.9 3375-4975 s.f. — is provided in a building designed or renovated specifically for such D} 5.8-8.7 5000-7475 sJ. use. D4 4.4-5.8 7500-9975 s.f. The maximum density of Special Use residential will be 30 units per net ik D5 2.9-4.4 10.000-14.975 s.f. acre. Ds 1 -2.9 15,000 s.f. or greater Any Special Use must be principally residential in purpose.Medical or ... rehabilitation care is permitted,as long as it is for the occupants of the ' s .` The u' density classification is defined as developments of 13 or more units per net residential use only. ' '' buildable acre (1 unit per 3,375 sq. ft_or less of net buildable area)subject to the Y ` �,z Encourage location of elderly-occupied housing in or adjacent to the , li following limitations: —Floor Area Ratio (building area>net buildable area) not to exceed 40`3,,. commercial areas. J ., Total parking and buildin coverage not to exceed 60.,,of net buildable area; P g $ g - 4. Encoura e residential use within commercial areas to promote a mix of —'Parkin Parking to be Provided at a minimum of 0.5 s .ft.of asking area per 10 s ,ft. g P � iz P G P � P q of building area, residential, office,and retail uses. FOR GENERAL POLICY II: Provide low to moderate cost housing_ � 1 In any area designated for one of the above residential density ranges, a the actual density which will be Permitted at a zone change or The City will. ',.v Y p � _ g 3. Improve the housing..and income information base_ ,_ ,i development review will depend on how successful y the proposed a. Improve the accuracy of information describing housing demand development is shown to be p Y i and housing need in Lake Oswego, by: a. compatible with physical features of the site j; land — requesting assistance from the Clackamas County Community .;a o. compatible with adjacent,and uses,and Development Block Grant for funding of detailed housing `� C. the adequacy of street,water, sewer and drainage facilities: information study; and The City ma • condition any residential zone Change.or development — encouraging data collection on family incomes and housing to - T eCty _may ny c , _ g .p p provide specific information and more accurately determine 'yam' review to specify a density within the range designated in the Comprehensive Plan. local low-to-moderate:income or special needs. , b. On the basis of more detailed information,establish short-and-long :. - i range objectives specifying t es and numbers of dwelling units to ,;- Density bonuses may be allowed refer Residential Density policy_. g J YP �,-.,-,..,,4:: meet identified needs. �. 9 1 2. Clustering of dwelling units to be encouraged,including any develop- c. Continue to research methods of providing for low to moderate - '''. went of tots in existing neighborhoods. Clustering is not intended to cost housing and special needs,such as elderly,and will amend its I , I:. , ' rovide a means of exceeding the allowed zoning densit`-,or to avoid plans and regulations as feasible to encourage new, practical 3. •� P g zoning P g � �. � .t normal requirements such as for parking,streets,drainage or utilities.its methods. .' . ` F : purpose is to provide flexible site design. All clustered developments d. Cooperate with MSD in development of accurate, up-to-date _- - I will have site plan review. housing information. 1 j;: i ■ r l . . . 59 2_ Provide density designations which allow reduced housing costs. County authorizing provision of federal rent supplement assistance Allow mobile home parks`in DI, D2, and D areas, subject to within.the City_ j i - 4,,,f,-.4.t,-�,. appropriate stand ar ds,includirig a minimum a a r k area,and Design b_ Actively support provision of low-to-moderate cost housin g for `" Review to ensure compatibility with other land uses_ families or elderly. - The City will establish an agreement with Clackamas County to 3° Act directly to reduce housing costs, allow the development of federally assisted low-to-moderate cost *i. ,-, housing� a. Allow a secondary living unit to be within homes or as an accessory building in any residential zone, under the following conditions: The agreement should provide for at least the following: i i.- approval and issuance of a Use Permit by the Planning i-- the maximum number of assisted units which may be built in "t Commission. in particular,the Commission will consider: the City, adequacy of off-street parking and access, ii.—how the City and County could mutually assist each other to protection of privacy of adjoining lots, develop low and moderate cost dwellings. a - adequacy of utilities. ' . ; ' The Use Permit shall be revoked when the required conditions The City will actively assist the Housing Authority in locating sites ° q i i P suitable for Special Use designation,and all applications.especially .,. .,�;., are not being met,Revocation may be made admrn+strat+v_ly. g ii°--number of occupants limited to no more than two persons in the zone change procedures for Special Use.Special Use areas for : the secondary unit, such housing should be within D1. D- or D3 residential areas 4 iii detached units not to exceed one bedroom and an area of 700 designated by the plan. square feet or a total Floor Area Ratio for all buildings on the c- Encourage Clackamas County to utilize federally-funded Corn q g munity Development Block Grants for p:ovision of elderly housing , -� i - site of not more than 0.3,and no more than one additional unit, iv—conformance with normal zoning requirements for the assistance and housing rehabilitation for which individual Lake . .{Y residential zone,including accessory uses, and building code Oswego residents would be eligible. d_ Activel artsc+ ate with -MSG in formulatin and Carr rn out a °: _,�, ° ; requirements, except that "mul,iple occupancy" standards Y-P. P g Y g • ° should not apply unless the value of the secondary unit exceeds metropolitan area housing plan. 'S i half the value of the main dwelling. e° Communicate information among residents which will make the : `fix v.—occupancy to meet the following minimum standards: needs for special use or assisted housing better understood and -fir ``J : P y g accepted within the community.Cooperate'with neighborhoods in .-� �; : — one person - 250 square feet P y g two persons -500 square feet, and which special use or assisted housing may be located to achieve vi.—one dwelling unit to be occupied by the property owner. understanding and support of such use. The city will assure ins ection of.such units Prior to occu pand f- Support State legislation and County policies which would meet ` ; s use permit issuance, and will establish an inspection pr gram identified Lake Oswego housing needs. "` ` -applicable to existing secondary units,to assure that they meet code 1 . . standards for plumbing, electrical and fire safety and heating. -,-- b. The City may waive development-related fees and charges for nzw ` r ��_, ,� non-t�rofit or State or federally assisted low-to-moderate cost RESIDE !AL NEIGHBORHOOD P�1LI�IES ' housing in order to reduce rents. Assist locating sites In recd gnition of the need for land use policies which respond to unique .> c. A,stst developers with locating .and reviewing suitable sites 'for ° -t, , q Special Use desibnation: - conditions in indiv!duiil neighborhoods,thc.City will adopt Neighborhood ' •,. ` Prohibit ho- in discrimination ba ed'on ra x age, religion, Polrc iss as dart of the_oserall Corrrprehc rns+'.e Plan<Two neu hoorhoods are �, � d housing s race, sex, g --': . ''" creed, or marital status. covered by neighborhood policies as of the time of initial publication of the _ c npr hcensive Plan.These are the Forest Highlands ands Nei Thborhood and the . _ e. Periodically review City policies, ordinances, and procedures to C� if e f, Neighborhood ,. rho: ,. determine where housing costs could be reduced,by a change in Old Town Design District- g -• r ° policy without sacrificing public health, safety, or welfare- ' �, . 4. Cooperate in provision of assisted housing to meet OBJECTI (E.. TO PRESERVE THE INDIVIDUAL CHARACTER ' :local and a ;,� , of regional needs. AND IDENTITY OF RESIDENTIAL NEIGHBOR ; i a. Continue to maintain a cooperation agreement with Clackamas - HOODS. • HOUSING R EL ,. ' _-, K r HS ,/ ,,..... , - . OF PORTLAND . & • . e 605 N.E. 45th 4 Portland, Oregon 97213 S' ,f"- '',1ir`s`ei 0 t. r.�{1,3.!; ,k'' Y!'rt• x0 -.¢r 4 y ;Li.� T#CL4?,, ,f/t ,LY t• j•' rr i. r t ' 'iC r 1, , ,-„:,,,,,,3,••-:•,4 ' s V01 ec1h''v X`1, P0 7'r�� rr-L� ,taZ S.� a •i F 5 µ,4,5 PS` '�,1 Pj 7r1 t�'bsZ$Y i•:\1w ' [ ; .,' :.,,,,,,,,,,,,',,,,,ft-.. fLrM, x."'... ,t 2 b a, � Y,..:,4 ,- '! ` f,,,211",,:-, ^} iC A�i F 'ry i 7 rar?1 ""i 9.#4.\ \ � , fi4 4 & t'x"S,Jrt!i } t° „, w ry c .„,,,Y ', x 1 ,rw,, N.',1,0,1_419N i . ~ ' tyt ? 1 ,C ,f!xt f l Fr " r di : ' f �4 r i A Su "$ r s vt+ d,d 1, "' i , y.9.*`rsy„,g ,: , y sr AtdL S,uv7,+h 1a`,4,a '4 r r-x°a P'�A. i ` I ., t ,g t`tti T{k.i,,x F.,?, r(?ii; ; i,a r „A .•fi t;'1 eak .(1)'.tPAt.r t. y�v.i, 4i '”i ,.f r i, t 3' ; k '• � egt l . , +l z .`,,t ,.,1&yi ..*,.:re.l J 9} ,,,, Fi' ,,,IP e`S 01 . , �, h S ti S.<3 ,'S 4. r F` S ,,(1 T Sc,,,4 1, Fa,, •,4' i • ! ;z , t• + z.,, , ryr;t', tt ?g #r, ,, ,,,,'1yy yr „1 t X, N r,, *,"a'4ir '''ar r�4 ,1 iF,,„e; 4/ . y1n �_ ra, i t'Y,r,;,;, '' fj1r,r5 3jj ory7'4 rwFi kV t •#'�,s`t '}1 Mti trf "N1 4,„;,-z4d, 4' 3n,'""'tel ,YT'" ,1-:?= 3'U.,,t-if31.;t fz k`-1,„ \ mi-t 'yt` s.:•N •( fit, '. . �t :44. t t'4 I,„,„,, J, {r. f h 0•1••.•;,.....•z ' 'r� a f. ' ,; .? „ r �•' n �' s:”.o � ,it -;n z<% '�, 10,s.r,tte, p`x,l,,,,, .,,,,A. ,.-�,' , ' �s '„vz"';',,:i°,,-,„.”. q,�,t,`'a W��,r� cr' rf.n, �vss�'sr>i�y `rP`.l���i���;�fx'd wit,�'°t4Fy � :, 1 +: 1`. : i 5;a '„; „ - , 3 . '{ ,47,5 ,, : 1,e r 4S,,,, ,,,, ,..„. ,,'^W Y -,v'i 5yb'1a C t ',WIt'.:rap`�{9y d x3:aP 9 .:4� M� •xaf^4,of A ? `/'.'... •a,„,...,?,,,,,,.. .c,,:,,.. >,,r`>�:�k,x{cry 'h A.:,, ,_ ..∎'11” , r4..,4,�-� '.,rte :•..,. 'k,t y '; ' r�'u .w'. - l� NI,a`y c'I>+�."r' rr.+. ?f:. � 1"'` " :3-"°y''ir..'.•�s:,. ca>:tf.., ,4.`t' `"--. ,,4 F s ksTi t,t- - , ''i: ,},, r ' u£ ;;4,11",, ,y . 'H*”t. s.,. '' ,., qy t;j k� ry r:s •`r ,�"°t a t t i{ t F�» a } � ' SY:s.\.p am y ,t°a ki yM"-,."4„,;(;;',,-,,'-,, 9 `' au z vt°"F "1t5` ..,•/,',1,� ✓ 'AM'" +„ „n 'fit;” . ;', I,X' v ys'Y T" "'";,4,''-/' ar'1',.-1'''''A-,;,,,Y,,,',' ` +F`'Lxi`s:.c k o-3 w 6+d,,,N,:�" u4 ! `'+Iir d�lti%l 3" "?: G.r/a ri2',;F.•s' :a ,.'''' '''�i t�''''.,,*,7,7,1,1,04/.Fi� 4 .' t�x .- ...i 4,,t L 'i-.1A,V. t f .4- !�> : y `: ,..�y� , , r �;`, l..:.i,y..4,,'� y'"" V� .}�p`�4u] �a3i ,'•'''. - t'i1tf ; .'<1t,;('h'a`.0 Y,y�;.aS` iJ LZ'ti ay .t i„M by?''r. t+yr.w�st�^, ,tt',,+.1�j.a8 4 .�/F 1 a:��b + ,,•-•# , ra�i ' --,-C} ., ir,, ,,,,-1--,1>1,-,,,-,-.44 A,,J.,,ci'ix,,,,e j,'.h :.�i,•_ ;�, .'. - K < '-,i'-4 r`rtea�� 8�'� "F dtrc i 3�cih f�y 4e�`� 1'.:f ~ L{; 'u � Y k"'wSi..v r4sY�,3 y�; �4:;..,,,.n.;4,,,,,, !,-,;:;,,....../...,-, - ' ixI,'"9 'c 4)T,ik a z :, >t A•fti G, iv,\,- ' i.1, 'y `Y 1 4-)'.' J/ . * i .3 • ,^a,b . - � .,f 'pi 4�1 :rt ��t "}iu,, a ,1 3 i t=Y., et afl `.,I,I.,2 "P'L4 z p1f'' q .2,'yl \ ''7,4i' 3 k s i 20 iw''� g a. f r EQUAL HOUSING j - - 4 - x h ,. � ,; U ,OPPORTUNITY t,6, r ; ,ii r s4 s, •Equal Housing Opportunity statement, t.k"ii;''.;,. .•t' o We are pledged to the letter and spirit of U.S.policy s szh.",, -- .i' r 4,, r for the achievement of equal housing opportunity ,± h? rF 7• i ce.'"r' t` throughout the Nation.We encourage and support c• i '"r ^r,Y,� �,'•`.., .„,„ anaffirmntiveadvertisingandmarketingprogramin �x ? .r.,,,.,?- •,r .Y ; which there are no barriers to obtaining housing ,,, ' : "'.., ,:- because of race,color,religion or national origin. )�� ���`'t •t i .. jrt t l..- t d. i i F • 4 - r, .• ,T. 1 'wii,,,, :',to 14t,..,,x a g"�ro,q�yq�..ryryr,t;�,,It;�1='a{s,.-1i-p C ayi-, "�t`p'. 'I'f "i+ti '..;., l _ T� }"y .y�:;�i t�t�,s �' a L�u¢t{S ,fti `�,s'4"�tI'ii��4��4nl qFasv:� �rxF .ai�4�' e, A .J. vv "V 'may e'�pm'A t g oh'y'4.tg,vF '3 ,44.6. {{ ,2' '�- � .. F v d �h> �!.,� 4 >•�2 s ,. t QTR`Sf•, �'++. ' t•A i-- M .1,. m,.n, .t z +"2.r ',' Y v t, s , ,its; ,,Y f titT;i'x'L to i? +�'N'F �410i4w•- 3, li. 'FL t r y,. + , ; f aF'a.^. �' F m. ` {L�jlY7'!{�;e'L• L ,4 Q �f!y 'Y•w.'�RFI i,t x •,g„r a•,,,,,, &4,,,o,...,,x.c, 0:e 7 t 4t..,4,-r44.„.d^•1NP�9LkEb PA, i;∎1,4`') 'f14'''.� t 4 - 1 ,.`v. zl , , . x'.'41 s ,t,$f .L-4,�4,1 .kt$+ tr, ..;04,4. R. of f :. , 4.- •'.L i4a.+ 1 s,s5r�,_. q.JE PA v�. � /� 'A n , .. -- , . . ' •,..' ' ,,x l A Le np . y�, ,., ' F,, n a :"4:�ovfl,T.r o)J' w,,,,if .- I"�" '; pi,t�+p Ff! 4 +-Ik" {aV''s'7 6f.• �'CAl+ n a!r[x 5 � jf�.L, Sr .r r1$ '.{,: e• U"Y t 1 iriv•nnyy v�J'{� {, Josh 1 �, ,r",yip ;`.' ..0 1i .- Zw Lk itifi Tk,, 1> 4 ff .'Ye•¢ L'',tg a. x.'it _. , .:.II It t The Housing Authority of Portland (HAP) " (z ,' fib. was established in 1941 — four days after Architects Drawing , Pearl Harbor. For the next few years, HAP provided war- time housing including Vanport, the largest irviligtort single housing project in the United States and at the time, the second largest city in 1839 N.E. 44th Avenue ' g -0a Oregon. HIAP's newest addition to its-elderly mnidrise After the Second World War, the supply of buildings is situated between Hancock and public housing in Portland first shrank sh f p g Schuyler in the Irvington residential area. ConUe- ; ly as wartime structures were abandoned,,and niently located near the Lloyd Center, it contains , then grew slowly as permanent buildings 95 one-bedroom apartments with 10 units replaced them. specifically designed for the handicapped. It is €'j By the late 1960's,the total of HAP-provided scheduled for occupancy in late summer 1980. low-rent housing units was still less than 1000 --far below the wartime level. Yet the - F �. evidence was overwhelming that far from 4 r . 6 �tY r y shrinking, the unmet need for housing 2 assistance was growing steadily and that 1 . Portland has fallen behind many cities of corn i parable size in meeting this need. - (',tea G Led by a dynamic board of commissioners K 'tea K Ise B ` ' backed up by the city administration, and P Y y �f 0 ®� i. sympathetic federal policy, HAP undertook _ G C . the most dramatic expansiomx programs in its 1' peacetime history.In five years,from 1966 to , 1971, the number of housing units under LIVNG RM BED RPN. ` LIViNG Rm. BED RM. :: , L HAP management soared from less than t 1,000 to nearly 4,000! Most of the buildings 7 described,in this folder were built during this =.--• Y r. period. -TYPCAL As supply has grown so has demand,and ad- i ditional low-rent housing is still urgently 1' / required. s When an applicant's name comes to the top of the list,he or she is free to refuse the dwelling F j, i'` r''',.."V';'..;,',.„;i-75-7rJ/ 1-4 F,, ,.4 ' x j o ce�1'''° � i q �;q"-t"`�#'tr,'!'i'dy C,� i �v "' d:-s{: + �j3 R F. tJ i+`!r; .`1 y`"c lw' q 'f f' /�}fir ,xATY x. v -+' r (l��r����<��r Y���,'`"."���, ,� .1i�i, r 5�;, ,✓�S � Y.�f z,,t" � s'rt.,".4tinF� .c��,t.t< �.�T• -y�',• �,'.., i • ,�1r+ 1' ^'vi A i b {? ,'fi'' yp N x ,.`i' .xQ 1 c \ t M{.i�-,5',Fhx ,r ;.y rl '•.•i # a,.i sd st,,,} y4y :4 1' UA'. t� ''2,1 r_�•"."s�'r r ar c i ,4,4 l/ ,, h , :V i' , .-,i',./,':1',,,44-,; ^,` .s,..:40-,:!2;,'„t ak Ft ,�b .:4, q >s ,,, •.,y+0704.K,;P4 y�5,::'`,3dY„S CV--v.,. r. t''~: i d r.,,t -,. j;#`; ,:rfi}'� '`Dt' _ s :r•,z vV,,,�-,, 3.:57, Q.-„ wa,-„,..A,r :; �, ..tn s,y'T.'vlen. ,f£ -..�s;�"v� . r�yA fh'�+.. •rp�'vt �7T' ?g lz�, .r,.ws z ':,�;-}' i =5,�r• ' �'i s• ,p't” .. , ' '^s ~3.fi ,•'ik 4'•`�*_�1.;t k` .,'•u.',, 4r;,"eii``%,. "i"•?,0 t' . -*..s 3 `vi d u•� 41.r. 4 e+ 1: fr,,v,�i',,' 'st+. .1944'$,e', :,— y'J:4:.3;�t Kr rY :-<,C„,,�:s•7,'v,t#�M t^x .�.n ., .�i., ..a... f,. -L�. :,fa xzsyS''��. Cs :.t,.� �k: 1i•'.y y�,'° ?�' ,f sl ,:�'it•"A L:e,ux,.1',,,..,—,1z. '' - `,��5. � p;'. J..._`,e5h '.=rt:, k's r,t'.i t`k v'., 1f i ..;;' !d4r:: *1 +•r .rs , : n <a£. f r:..# r: & s.\> .' s..1 n4 $t '',..o h y , z.•-r -u•i.5.,Ta 4-,,�t .f."., v`3 '. ,r` ,�,yfi�r.. ��+i �, �d4,AC�-.`rtyi�E=: ,J.t s�#�li t •.r.�?nrp,•y,,,t ti, 4i+•iK-o'3"". y. q ty,t:aL f fir'`ii✓_,,S �.+i . ?'ia'k,, ctv,,,i ,y J,J ii"y.,z15 y.t1. .�,,,14."5. '''• \4, �+ Y. ,;1011,!!!,,`:.. .,�j ch, ..� ��'' �...F x°'3,� �y� .�`'•�'�,.nw"'�' 's k t,�,�,... -;�,S � j�z._;�.:� ie`�1''s�•. K _ty-. .rt l,, t ,.,, r a:i1w›,..v,? .t`,u s.'',' ", .Gr a, 'f;'x:,#=,L ; =�j 0,i b.. i''': 1 C4 ,. -.•rs;-: �n r . �+.,rA =.:`, C> -x - �e t -,4`°iz '"'a .j,,y;s!i •.,s.�' 'x��t: .e�ua��c.. ,`+1 3:.,S ,�{� ��r l ytw6.t'��9�' "nA r", �, eKr e•r: k: r3r y'_`, 4 �• ••Z i..$•" k ',Kan'ffq +'yn,,. .ri#' ,° 1 l .tY/ �'L x'�!i. i.Et:.'f R.Rik." ,"fZttT'* 11t7>}?yY.K°'4CTd.`t�'P. yy��! •2 :1T L °`J.w„7. T, i`�,, ( .5 LL. $$1 ',:S• lF ,,p ,MY' .ii -4..i F K$$:'���,I,c''�•ty,�.fTt ip9�tF 3 �f^L \T Y, . 5 O p Tk fJ kr T (d' ,j,„•4 i,,,,--,�3i YY i ..ir C,,s:4r'4_ -4 e— (' 6 ", �,v �y �Y.�� "Sa�i L: .F F� -f k�a 1 ,k� : I ".„,,,r,-,,,,,,,,,,,#1,,„1.0„;1,,:,,,,,,t.,Ki,r.ti I..:; -4, r C'G,t a :.�S`�• 4 ,, •y - 1:'^' t •* t zi{1 Y;-4,o;o-+ ,:f".4....,..,.- ->•a;{ 5�r'xi.,v tn ;.” *x°.\' w'•'.� a�•�,} _�.�,j�tu��!�t vt�}.� }n� 4 k • i.ff '� •..:' � '-" F f� kl�{3 11, bf t,fe ,�' �u X' � )x '�iJ�`. '. y � h' il' a , - '.:44,F• .'Py' �' _ =+tt' 4,:,rtr'i #: 3`41 i a GC' #�t r a Y, P,,i i t L ''shy ,. - r, i^�4 s "1 .'S��i. rr4 � �4�1���< {st tln:'�,ar`�Yr y��"��t $ .@ '�.�'h4 u^ K��F'; ���.'K It. �ti.: "*?,,4,F1 s',t', ,}4" - 0,v�4r4.4• ' �5t*F(.; i,°it i t.t,fA` y f # ,a�xi� 1htiS o - ,cka °' 4 i° " i s "' ' L^a . vi4 s "#i 3'r / ' "�.�� �...i.:.fi } h.:'`e��y n � �'TAY« ��'!.k Lt r: Gam'j r R.�•`•Y�t r :, �,> .i LF, ',, f ,, unit offered and can choose to wait for a�V �r Sri::a�F ., , .� � 4, #.: that is preferable. Obviously, however, there can be no prior guarantee. when or if this will occur and`if three units are offered and re- , ,►.� fused, the applicant's name goes off of the ::' - waiting list. 1218 S.W. ashin ton There is no maxirnum age for admittance or .. continued occupancy by elderly tenants of Completely �eehabilitated and modernized by 1-IAl' A 3' y y ' the only requirement is that they are r� 1977, the Rosenbaum Plaza, now contains 72 efw Y ficiency apartments and four one-bedroom apart- reasonably able to maintain themselves. All meats.It is located in the downtown area and in the AP projects have been carefully located to free bus zone for ready access to shops and banks. meet the needs of their tenants. Public Some snits are specifically designed for the.handi transportation is always close,in some cases, buses stop directly in front of the building capped,providing wider doorways,lowered counter A y • g• tops,lowered closet racks and tilting mirrors. Shopping facilities and churches are within walking distance. All high-rises provide off- street parking areas, at least one elevator each,. internal communications devices, emergency and security systems, and coin- operated laundry equipment. HAP provides k..::s, ,,_ .k, •_- ranges, refrigerators and. draperies in all j 1 , ', cases. Utilities (heat, electricity, water and i c i}, a UI R : garbage service) are generally provided, E..,... 6 ! -, B & -� 1 g they the rent is adjusted to -9 ti.., (6i; a,(: where the are not compensate.All buildings contain recreation } LIVING r K. rooms and almost all provide community Y:� .,,., ,�M,.,...._ .:,.-.,w( centers for use by tenants and the public.Ex 1 Y tenor and interior maintenance is furnished r'j,' ''1'''' .,,w. *raw ' TP,AL R4(% y HAP.Each tenant is,However,responsible TYPICAL—O(Sr for maintaining reasonable housekeeping standards within the apartment he or she occupies. ; Federal and state regulations require that all tenants pay their rent promptly.Failure to do E. T so subjects the tenant to eviction pro- ceedings.Although there are no income limits for continued occupancy, verification of an come of HAP tenants is required biannually. ,. r VEST r NS AND ANSWERS REOAIi,1,,NG LOW INCOME aA 3. �•a ill •�.�''�. �'`'•.M 7 HOUSING FOR THE ELDERLY Who is Eligible to Apply('E 1. Single individuals or couples over the age ,re x�' � of 62 whose income does not exceed$8,500 a year for a single individual and$9,700 for �� - ;gt � a -� a couple. • � �: 2. Individuals under 62 who are disabled or 7,� "� '` ' ti handicapped whose income is within the 4 =� hrruts mentioned above. _'� � HOW DO I APPLY FOR HOUSING? Tncome Verification is Required Please bring a letter or letters verifying your T income and income producing assets. (These th 1 P1 fi assets may include savings account, stocks, bonds,or_real property.Brin a letter from the , g 2500 T>1•Williams ._ bank stating your balance and your interest rate.) Unthank Plaza is a four story building containing 80 carpeted one-bedroom units. It is conveniently lo- You can get your income verification by call P ing the office from where your income cated near Emanuel Hospital. Many apartments • originates.Request that a letter verifying the have a view of downtown Portland and the West amount of your income be sent to your home Hills. Unthank Plaza was constructed in 1978. Like Most people receive one or more of the follow- other of H.AP's newest projects, Unthank Plaza has ing Social Security, a pension, veterans some units designed specifically for people with t benefits,or welfare assistance. handicaps. If you are working,you need to obtain a letter from your employer stating what your gross earnings are. (Check-stubs or W2 forms are not acceptable. =r Once you have gathered all of the information regarding both your income and income pro- ` during assets come into our Rental Office. ..., . ._ ....MI Remember:We cannot take your application K a unless you bring all necessary papers with you. Elk WHERE DO I APPLY FOR HOUSING? Apply in person at our central office. uv Rtvl. 14A. { 1605 N.E.45th = t Portland,Oregon 97213 s Phone Number: 249-5511 An appointment is not necessary. You may come in to apply from 8:00 am to 4:00 pm Monday through Friday. TYPAL HOW MUCH WILL MY RENT BE? In general your rent will be approximately `' 25%of your income,For example if your thly income is $100 you would pay approx- imately$25.00 rent;if your income is$320.00 your rent would be approximately$80.00. u_. 4 i S-.5 a .xr d+p++„x"+°'tw' rn*,.i;-*-' ^*r'u�m rn q"wf..nt• w+�•+Pa-"'N kr n. .••� l x ,7.- 4 y -' t r , {ar i IS EMERGENCY HOUSING + .{,1,,,,,,...,..,-,,.,,,:,t,,,,,,' k.mil' �' Jr 5 � F,,,3 t i4$,,. , F6 se ,, , �.SLY,I AV ILABL THRO�J\.A .i E y, s • ,[ r•s;rpp,,i 7 ,- x}e,L , , t j r .' }1 F. '�t• #: K fu' j Y in: a�i r ry,.l -s t sS '.HOUSING AUTHORITY? +' ��>t�;o" � � �� � r L -ra., r`'R.,r x 44 ' � �sf°�s Ky ,4t i, '• y.gr .� ' ", ',`1 4� x�1 r ': „ Y No Due to the long w aping list and the very € I 0.:1,-l,' t i? yuYy�ry ,:, r^ti_7".•y'C `..sw-', , r f, ,,.m M ,},� ( long T b `Jr ,.K•",,,d.+' ,7,71{ d12+a ""�■" �V.yt 3'itNnt k1,. s a,yi P ,4,44"` }f. .:�1.t., :{ ,r, , ,' _ t.�'r i t., ` "' �Y t . ' great �emand or ow income housing, the .,.s cx k a '+ 'rye° � .1 s •a,wy.s c ,',a k ' '.36,,,j_'111,'-':, . ? z�r,ur, <a r� n,a,zr . Housing Authority does not offer all SRR.,;4 4aS w �t.Tr ''S a N3' i y,,,°v..,.+.� .Y 1� •7 ( r ' .. _ �� ,, , ,F ,,y emergency housmg. 7 .,...ly T .„..-...,, ,-- `tsi!g3'ry `I.Kn .., ",, «'4.,--. hgra4'F' r.,,,+, r Y .. L -. ,5,�'y�..r'SYr'n u,I"'.M1.�..,aw a..0 �r,+u�:,t�t i rx tiF1�1.ts'r r,iA�"x�"��—I'�.�erir�W�'aa,Ra'b'r�8•, . � • '"� ,i.a',2,,i..➢.�+3�,r: !�'yV.t.Si>'�.,x�ui r� 'Lk Y�.-..t� '�.S p1.ytJZ xr2u�ir€+.'r �ci.4 t,�.Y�*;�'�`�,�,� ,.. � I i P4..:�< 0 .i y n ,a.� t . IS THERE A LONG TING LIST? f =y',' 5'At t3 yt'..•:�{ tr,s 5 f .,?'�•µu '�4'ytW }' r�iL'ro�.'S t- ry., ~,.i., r . t4,�;�r' . .'�,.r'', .:; 3y .,;; tRa� �k� 1.',. Yes. Unfortunately the waiting list is ex.- <f' "�rk� 4+ � 3F , , ��t � & xtrl w « Y ..d,^ .v r,A. .�, * , y4 <:.r•1'x.;4'q ,.,e::I V.:: .a , `sy+ ,, air:�s e`:Y r, ri ✓ -,,, 3nM+ f..". e +._y,,,.. .rr°".IYa {? +Nit ' F ;?✓ ,i5id`l y' t ..t. 4`. ..-1,....s ..'," r -`'f 7 ;r.„ei�"h°.ii.ifi' ..yy•,�,��� �,,,�. �:trernely long. Currently the waitmg list for a.� '2-zF''c� } �,�`'`•ti+- .+ '`Y' �`,... ',4,''',;4- .TR3' ry nom'+k•''. Jw4iir"�'�5. F'`�'�.Y`i."aby'� .',-.'.. a :s:: �.:,*. ,,. f!` .y�+. °k i.Kay'.,y" .;:47'y",'t'+a .",,,,,.<.,,`,: ,,. 4 , •.. one-bedroom :apartment. is 3-4 yea's :long._. _� � Y � r� _4, .,,-,I)-.';,':',7;y � c; h '` kg.,11:�':: However,:we still encourage individuals to a.p- 1 .' 4 K I ,,,AlS �A l5 61 t'l�, k ., 4r`C Y°� t-k 1 , 7aq ~ 'L�c ^�r?`4 w avr a cL I x ` �y ' 1 CAN I LIVE IN MY PRESENT ... , eace ti_ 1 . APARTMENT APARTMEN7 AND GET MY RENT 2835 S.E.47th Avenue and 4626 S.E.Clinton Street SUBSIDIZED? . The name of the program with winch you can Peaceful Villa is a grouping of one- and two-story receive a rent subsidy while living in,your pre: four-plexes, side by side, spread over three acres of sent dwelling is called Section 8. The ground. It is located two blocks south of Division availability of Section 8 housing will be discussed ou when you come to apply street in a residential neighborhood..e Peaceful Villa y 3' ��y • f a for our hausin program.We do not take a is particularly attractive to tenants_who want to g " maintain a small flower or vegetable garden. plications for Section 8 at all times.'Onlly�when funds permit. If you wish only to remain where you are living and to have rent subsidy t by Section 8,please call our office a 249-5511 ® for additional information. AT IS THE MAXIMUM AMOUNT OF INCOME THAT I CAN HAVE? :; s Income Limits--- 1 g ^ Number in Family Low Income ., ,. T.,...-., 1 $ $,500 2 9,700 mooOMB .INI 3 10,950 DINETTE BR l` 12,150 .ARE PETS ALLOWED IN THE '. HOUSING PROJECTS L.e —• Only one project, Columbia Villa, at 8920 N. �' sa ,tea Woolsey Avenue allows pets. If you have a dog or cat which you want to keep, let our FIRST FLOOR 2nd FLOOR housing counselor know you wish to live in Columbia Villa. s , % Xt∎, r' `)a ∎{fiki� ` ')kC}' 4. .f - t7`!111`; \,''''' :4,o,:4.5 ' ' 1,, a A :d t v,11;:ly 110) gor 1' . -,..a '. : . ., . .' , • ,.. � 'r.r. ',.2sA'4,..,•.„�±��i;., .�1� „, Y'� t- •_" k. ;F} * 9';a • � *•"f �.'.y�,l;��, ry• "fl! ,lf* z� � a,„ i q t�i;ie': > .,'�"C`.xvd,t: *.,:-„- ..^t':�.'„ .,..< „`+y:.-,,,...'t,,."y,,7,_".Y-'''' :"ir--+^.�u;5`° ; . 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" ` ,ri.ti c? t firJ � ,r -...•.,.0. ?f:v C I .° , � "°�i s - ;a,; .}, : ``r t y,-�^_s 3 x_. � y . r iw'4 .r't t .i.'. 4 . .; Mr:>S ptt LF,,r, .e T i. t1Rf r. w .g �S.y ..444,..40,-- .7�Ltr.v i,«s t ,-4' ..t..4.'.+ '�� �V r a:, • r` .g..'F;+ �.asr, d 1.•P :-T�`: ww . � �, sP F, ,.t_,•,^i' 3 _W ''�":/; �`,4�{{.��UrC�•�'2r l:,; .,? >'fG, aS� 3''a�;,:� r�,.;,.F y-1�'•vi"r'c.:"3{=�c *'t-i y5* s ',4n!1 ,- a s a •v: L,.„.:`N `^' ` v^' �,t 'e,:L: u'{`w. t'," &•�• i � 4t ^1 jss r ��?` tU ,v`:x.,.,•.,� ., '@ .r x.,, "a; .. r • iR_a„ } ,r �i #mT1 > .p� . y ,s F� . L X7 !k x-(< + �� f - ;r ' . f.:.. :..,dz.Y•'-♦ 'r-_ 4 s.nL,..'4',',.' " .4.r'j' °. . y - !' v .� x 04.-- j� si�,i�i .t� � " - 7°K. i �-1� • �„ F c ''Y s � ..+ �< y- zSsF iµq':_ .eL 4 •'� t 4 • :. ,s to-v,•:�:t;a •ty,`':- Y•' F<F. Ws,t ' ,, �of,, ('A.,...r .•ct,!•”`�_� { .�.ti-pi.-r__' z -,� 1. n X . , J( y " u L':N,'�K;ryl.�St,i -4- r�3�4'' .# *4. ,uY YF}v,v< ,...'-.,...,,,,-,.,4,i f'.,*•t S �+cyx � �sc , r - "iatr S � ~T rY�Y�1 ikd.,,t:. .:.,,,, •4,4--,-,,,,,,,.. �mtC,� 4 ,•* 1P, : a '}Ce �4 : t� , � fic _.R , . ,, —E—) 1 1. - ' , fie ]\'lanor Williams Pla, c .. - , 915 N.E. Schuyler Steer 2041 N.W.Everett Street Dahlke Manor is a nine-story building on the cc of the Lloyd Center. It contains 115 one-bedroom apartments and was completed in 1971 . . . Like a A nine-story building completed., in 1971, Williams number or other HAP high rises; it roe ides each Plaza contains 67 efficiency and 34 one-bedroom ; ':- unit with a door intercom enier enc\-signal s\''stem, apartments...It is one block from l rorth\S-est To«•er. ?ty • a master TV antenna, a fire detection system and I grab rails in bathrooms. , , I f O ` ti r art••. �v,,:,. +r:':,., r`t:', .. , w �•.,, .' 1, 1 cC s 1_ ----. r" i .. _A ' ti LR C' s BR ; 1 EFFICIENCY r 3 F E APARTMENT €' ' ' I i .: a' :. ;, LB/DR C i \- .' i P,' • B R , k:.. r. LR ,r B R 4 .. TYPICAL UNIT ONE BEDROOM y APARTMENT t r I t ■ ,i ,,, ts. w. s r _uif.,z�� s, �..� <t,a' ."t-'. � �. ..r. Vii.• v �. .$.. a;.'.. ,�'"�° :y. ...:. r �..r t ,,.. ,.+F . ,.,,•'.,y. . ,,. �.,n lr.. 4 3., ,:.� s,, t �.� ,1,, ..,._S'k;r<,.z.:...+yf,- 'r c: +. Y a .a"G S.�i. '."fN "� :.i. .. .. ., �..r ... .5y a. .$ .S!.. � x.,,. .,{k-,.,-. r,-� F . .�: a}. ,>...-.: .�.....:5?�?.e ��' ,,: p�:5��...a,.��,'1't .v�,�.-, ✓ 'j"�::... ta. .�._��:. ! �Y.i S � ..,. s G 4s r:r, �..,�".. �.�£ .. "r._.N:+..4.::�.�..:: _. L. a��-. 4r.s, - �� • } a......+:.,..v� �-•1..1?'�,:�J�"s'^h�''.:�t�i4,'i�.vtr." �ia�:,. t�;;rfi%�F.'' .�i;S�i . ... ��5 e „, f . 1.4..„, .,„ i- -,',. il-____ .. .---____-,.. ... - ia ,.. , . . , t‘,.1 ",.q.c.4 .'. t Ar x`� 'Y x Sy` U.'�•30 '1,49 S,� N E. ' ` (-o1unab1a Blvd tl ? �` a r ' N.E.Killingsworth St. .- di � N.E.Sumner St. ? j Od"[ N.E.50th Ave. y U.S.30 T<Er '-,1 -Z•+La` yY`'>c c,V, > : J f:. .• • ,,, f'+. 1T v e.s.a-.4;', x 4, , Q .Z" N . M Y i l' 'c 'L*<•�,E Y�F ,i fir er,..4I`pi W, • t . a 5-,-7. .c N.E.Sc uyler St. — ` �', 71,E tit`.a- -� Z .� N.E.Broadway St a. • ..'' N.VV.Lovejoy St. a �, a ; V• --� Center v • . .. rY �rJ vhf• � N.W.Everett St._ 1 r ii co I-7i% �,, Q __._._/ \A-,• d -qS ,, 1 S. , `>. �� i� 1 .� E.Burnside St. , .. 1 . ii it...,• .2 g. ,,i„ S.E.Belmont St. R ff , ?, . .. ..t% •,-,91.r...'4•.:4. '--•=-------. •=• - S.E.Hawthorne Blvd, 1 �" :: 1. Northwest Tower 2 .,' S.E.Clinton St. IL-- 7 , 2.Hollywood East ►.,..►,.x , ,-,, �,• , ::; i 3.Dahlke Manor " w ,0 h r: 4.Holgate House < 1 � ' S.E.Pow-ell.Blvd. I9 U.S.26 ; 5.Schrunk Riverview Tower '. > 6 Williams Plaza 7.Sellwood.Center i - . a`Y.Tox tom. 4, 8.Royal Rose Court s ,-,4 n f'• ' • and Annex s�$w �� ri ,.. anti Sumner Court , . , " j ,h. ; a 9.Peaceful Villa °�tc..f� `°a 5 • 10. Unthank Plaza 11. Rosenbaum Plaza ., � '. ,•; ` •`• A �' ' £ t 12. Irvington .f .,. -� : , t ,,` .�, ` E.Tenmo St. W •i_ ..,> ',,,-,..,2!„,::.,;.'- A. t ;,.,:,21:... C f:" -Y �.�'L• '4 f"` i _i.;r‘:=e,--,,,,,,,-".-.',. )• _ ,, 1�� 'Y ! 1 . v. t . ,