03/17/2014 - MinutesCITY OF TIGARD
Respect and Care | Do the Right Thing | Get it Done
Bonaventure Senior Living
8325 SW Ross Street
March 17, 2014 Planning Commission Public Hearing
CITY OF TIGARD
Comments After Publication of Staff Report
1.Letter from Barbara Benson, et. al.
2.Letter from Clean Water Services
3.Letter from Michael Urban
4.Letter from Edward House
5.Email from Laurie Sepp
6.Architectural Renderings & Cross Sections by
Applicant
7.Verbal Comments from ODOT (summarized later)
CITY OF TIGARD
Proposed Project:
6 acre site / two lots
Group Living (Progressive Senior Care)
72 Independent Living Units
57 beds for Assisted Living
24 beds for Memory Care
Landscaping, service facilities, 106/102 Parking Spaces
Street & bike/ped connections
New Single-Family Lot (Alternative 1)
CITY OF TIGARD
CITY OF TIGARD
CITY OF TIGARD
CITY OF TIGARD
CITY OF TIGARD
Consolidated Permit Review
Planned Development Review (PDR 2013-00001)
Conditional Use Permit (CUP 2013-00005)
Adjustment to Parking Standards (VAR 2013-00006)
Lot Line Adjustment (LLA 2013-00006)
CITY OF TIGARD
Requested Exceptions
Planned Development Approval & Special Adjustment
1.Waive Requirement to extend SW 83rd (Alternative 1)
2.Increase in maximum building height
3.Exception to spacing standards along an arterial
4.Reduction of minimum parking requirements
5.Increase in the size of the allowed wall sign
CITY OF TIGARD
Staff Recommends Alternative No. 2
Alternative 2 complies with Title 18, Tigard
Transportation System Plan, Metro Regional
Transportation Plan & TVF&R Standards
Alternative 1 inconsistent with Title 18, Oregon
Highway Plan & Oregon Administrative Rules
City Engineer does not sanction Alternative 1
18.350.070.A.3.h – “The Commission can only grant an
exception to street sanctions if it is sanctioned by the
City Engineer.”
CITY OF TIGARD
Neighborhood Comments
General preference for Alternative 1 (or Alternative 2
with a gate) due to traffic concerns
Concern for traffic levels higher than single-family
Inappropriate/incompatible land use
Loss of property value
Noise/Light impacts associated with service facilities &
parking lots
Excessive Height / Visual Mass
Market saturation
CITY OF TIGARD
Traffic Impacts
Hall Blvd access expected to reduce traffic impacts to
neighborhood
Traffic Study by Charbonneau Engineering
Approximately 450 trip ends per day
Traffic Study found very low impact to existing
portions of 83rd / Matthew Park with less than 5 new
trips during am/pm peak hours (Alternative 2)
Expected LOS of “B” or higher
CITY OF TIGARD
Proposed Condition to Address Lighting
Concerns
Prior to issuance of sitework permits, applicant shall
submit a photometric plan demonstrating that lighting is
located or shielded in such a manner as to prevent direct
or sky-reflected glare beyond the lot line of the project
site.
CITY OF TIGARD
ODOT Verbal Comments of March 17, 2014
Expressed design concerns regarding proposed median
along Hall Boulevard (ODOT facility)
Prefer a non-mountable design
Wanted more input from TriMet, TVF&R, and City prior
to endorsing proposed access
CITY OF TIGARD
Approval Process
Applicant requests concurrent approval of Concept &
Detailed Development Plans
Separate approvals by Commission still required
CITY OF TIGARD
Concept Plan: Points of Consideration
Satisfaction with site & building design.
Satisfaction that project integrates with existing
neighborhood.
Satisfaction that project identifies methods for
promoting walkability in neighborhood/community,
and enhances/enables transit ridership.
Satisfaction that exceptions requested provide for a
superior design solution.