04/21/2014 - PacketCompleteness Review
for Boards, Commissions
and Committee Records
CITY OF TIGARD
Planning Commission
Name of Board, Commission or Committee
04-21-14
Date of Meeting
I have verified that to the best of my knowledge, these documents are a complete copy of
the official record.
Doreen Laughlin
Print Name
Signature
06-01-15
Date
PLANNING COMMISSION AGENDA – APRIL 21, 2014
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1
City of Tigard
Planning Commission Agenda
MEETING DATE: April 21, 2014; 7:00 p.m.
MEETING LOCATION: City of Tigard – Town Hall
13125 SW Hall Blvd., Tigard, OR 97223
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:03 p.m.
5. PUBLIC HEARING – BONAVENTURE (Continued from March 17)
PDR2013-00001; CUP2013-00005; VAR2013-00006; LLA2013-00006 7:05 p.m.
The applicant requests Conditional Use approval for a group living facility (Senior Housing); Planned
Development approval with Concurrent Conceptual and Detailed Plan Approva;) an Adjustment to minimum
parking standards, and a Property Line Adjustment to reconfigure two existing tax lots. The project will
provide a total of 152 group living units with 71 independent living, 57 assisted living and 24 units for
memory care with associated support facilities. As part of the application, the applicant has presented two
alternatives for the Planning Commission’s consideration. In alternative “1” the applicant proposes the
construction of a bicycle-pedestrian pathway to connect SW 83rd with SW Ross Street. In Alternative “2”,
SW 83rd Avenue would be extended to SW Ross Street. LOCATION: 8325 SW Ross Street
landscaping.
6. OTHER BUSINESS 8:05 p.m.
7. ADJOURNMENT 8:15 p.m.
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City of Tigard
Memorandum
To: President Rogers and the Tigard Planning Commission
From: John Floyd, Associate Planner
Re: Bonaventure Senior Living (PDR2013-00001 et. al.)
Continued from March 17, 2014
Date: April 14, 2014
On March 17, 2014 the Planning Commission took public testimony and began deliberations on
the Bonaventure Senior Living Facility proposed at the northeasterly corner of Hall Boulevard
and Ross Street (PDR2013-00001 et. al.). At that hearing the Planning Commission identified
three design concerns (adequacy of off-street parking, building height, and extension of 83rd
Avenue), and requested additional information on two other topics (capacity of TVF&R to
serve and groundwater contamination). In addition, staff requested a continuance to allow time
to address access concerns expressed by Oregon Department of Transportation.
Responses and recommendations regarding each of these issues are below with supporting
documents attached. These conditions are necessary to ensure that changes to building he ight,
parking, and access are carried throughout the remainder of the application materials (i.e. urban
forestry plan, landscaping plan, etc.).
Off-Street Parking
In response to Planning Commission feedback, the applicant has revised the site plan to increase
the off-street parking space count from 105 to 120 parking spaces.1 This change brings the
proposed project into conformance with minimum off-street parking requirements required in
18.765.070 (Minimum and Maximum Off-Street Parking Requirements).
This increase was accomplished through a reduction in landscaping and increase in impervious
surface from 68% to 71% (80% maximum per Tigard Development Code 18.350.060.C.2), the
conversion of 8 standard parking spaces to compact parking spaces, and the removal of a
dedicated drop-off/pick-up drive aisle for the memory care wing entrance.
1 See large format plan sheet included with this memorandum, titled “Sheet C6, Preliminary
Site Plan/Lot Line Adjustment Plan Alt 2 Rev” and date stamped April 15, 2014.
2 of 5
Should the Planning Commission find the change in parking satisfactory, an additional condition
of approval is recommended to ensure changes to the parking area and building design do not
result in noncompliance of other sections of the code including landscaping, urban forestry, and
design compatibility standards. The text of this new condition is located at the end of this
memorandum.
Building Height
In response to Planning Commission feedback, the applicant has submitted a revised design that
reduces the maximum building height from 48 feet to 37 feet (included as Attachment
A” of this memorandum). This reduction was accomplished by removing the four story
portion above the “core” of the proposed structure and redistributing the living area onto the
one and two-story wings proposed in the original application. As revised the structure now has
a more uniform height rather than the “stepped-back” design originally proposed, and retains
the pitched roof design and general architectural style of the initial proposal.
The revised design still requires Planning Commission approval as it exceeds the 30 foot
maximum height limit for any primary structure within the R-4.5 zone. Staff recommends
approval of the revised design as it meets approval criteria for building height set forth in
18.350.060.C.3 (Detailed Development Plan – Building Height) as discussed on pages 20 and 21
of the staff report. This standard states building height may be increased above the maximum
provided the structure is set back from the perimeter a distance of at least 1.5 times the height
of the building. As demonstrated in the table below, the applicant has exceeded this standard
on all four elevations. Comparable setbacks for “by-right” development are also included for
comparison.
Site
Boundary
Minimum Setback
Required for 30’
High Single
Family Dwellings
Minimum Setback
Required for 30’
High Multi-family
Without PD
Minimum Setback
Required to approve
Bonaventure
Proposed Height
Adjustment
from 30’ to 37’
Proposed
North 20’ 50’ 55.5 ft. 60’
South 20’ 50’ 55.5 ft. 60’
East 20’ 50’ 55.5 ft. 125’
West 20’ 50’ 55.5 ft. 60’
Should Planning Commission find the change in building height satisfactory, an additional
condition of approval is recommended to ensure changes to the building height do not result in
noncompliance of other sections of the Tigard Development Code. The recommended text of
this condition is located at the end of this memorandum.
3 of 5
Extension of SW 83rd Ave
On March 17 the Planning Commission expressed a desire for a “third option” for the
extension of SW 83rd Avenue to address neighborhood concerns. Staff believes the proposed
design already represents a third option and middle-ground between a “no-through-street”
design option and a “full-build” extension of SW 83rd due to the following design features
proposed by the applicant and approved by the City Engineer:
Reducing the existing cross section for SW 83rd from 28 feet at the existing street stub to
a narrower 24 feet between Matthew Park and Ross Street. This reduction allows for
greater on-site landscaping and cues traffic to slow down as the roadway narrows.
Use of a meandering street alignment with multiple curves to reduce travel speeds.
Use of an offset intersection alignment to reduce travel speeds across the intersection
and avoid impacts to trees and historic log home on the adjoining property.
Increased planter strip widths along the eastern side of the roadway, up to 23’ at the
widest point, to preserve health of trees on adjoining property and provide additional
landscape buffering between the senior living facility and single-family homes to the east.
Rather than require the extension of a straight, full -width street the proposed design allows for a
reduction in off-site impacts while still providing the required street connectivity discussed in
findings contained in pages 14, 26, 53-59, and Exhibit “A” of the staff report. As a result staff
continues to recommend approval of Option 2 as proposed as it better achieves the
requirements and objectives of the Chapter 18, the Transportation System Plan, an d the desires
of ODOT and TVF&R for a secondary access point.
In addition, a representative of the Engineering Division will be present at the April 21st meeting
to address any questions the Planning Commission may have regarding the project.
Tualatin Valley Fire & Rescue Service Capability
On March 17 the Planning Commission inquired about the expected number of service calls to
this facility by TVF&R. Staff contacted the agency and Deputy Fire Marshall John Wolff
confirmed that service would be primarily provided from their station on Burnham Street,
approximately 1.2 miles north of the project site, and they anticipated approximately 15 2 calls
for service per year based upon similar facilities in the region. In addition to this phone call,
Deputy Fire Marshall Wolff confirmed in an email and service provider letter dated April 3,
2014 that TVF&R has the equipment and personnel to service the facility as proposed in the
application. Copies of both are included as Attachments “B” and “C” to this memorandum.
4 of 5
Groundwater Contamination
On March 17 a Planning Commissioner requested a copy of the DEQ report on this property.
In response a copy of the June 21, 2012 “No Further Action” letter from Oregon DEQ is
attached to this memorandum as Attachment “D”. DEQ is also expected to issue a Prospective
Purchaser’s Agreement with Bonaventure to regulate their development of the site.
Vehicular Access to Hall Boulevard
As proposed in the application, primary access to the facility is to be provided from Hall
Boulevard through a right-in/right-out entrance and associated mid-street median. As discussed
on pages 23-24 of the staff report, ODOT and the City area in agreement on the construction
of the median. The City and TVF&R would like to see the median constructed using a
mountable design that would allow a fire-truck to traverse the median and make a quick and
direct left turn directly into the facility, reducing both response times and traffic impacts to the
neighborhood. ODOT was initially comfortable with this design during meetings on the project
with both staff and the applicant.
As mentioned at the hearing on March 17, just a few hours before the hearing ODOT contacted
City staff to express a change of position due to new concerns about a mountable median design
and their disinclination to approve one as proposed. As Hall Boulevard is an ODOT facility,
they have final jurisdictional authority over road design. That said, ODOT has said they willing
to consider TVF&R’s emergency response needs and work towards a design solution acceptable
to all parties.
Staff and the applicant have diligently worked to mediate a design solution acceptable to all
parties, but one has not yet been reached due to lengthy planned absences of critical staff at
both TVF&R and ODOT that have prevented a four party meeting. That said, there is no
reason to believe an acceptable design solution could not be achieved during the construction
design phase through conditions of approval 19 and 22 as recommended in the March 17 staff
report, and modification of conditions of approval 14 and 29 as proposed at the end of this
memorandum.
Additional Conditions of Approval Recommended by Staff
As discussed above, the following conditions of approval are recommended to ensure the
application conforms with all applicable city and agency requirements.
New Condition of Approval:
Prior to approval of a site work and building permits, applicant shall submit a revised title
sheet (C1), site plan (C6), floor plans (A2.1-A2.4), landscape plan (L5.0), urban forestry
plan (L4.0) and supplemental report to address changes in parking and site circulation
approved by the Planning Commission and in conformance with Chapters 18.360
5 of 5
(Planned Development), 18.510 (Residential Zones), 18.705 (Access), 18.720 (Design
Compatibility Standards), 18.745 (Landscaping Screening), 18.790 (Urban Forestry Plan),
18.795 (Visual Clearance Areas), and 18.810 (Street and Utility Standards).
Proposed Modification to Conditions in March 17 Staff Report:
14. Prior to issuance of the site permit, the applicant shall obtain city approval of site plans
to provide frontage improvements along Hall Blvd of a newly paved and curbed half-
width of at least 24 feet (including a bike lane) and an 8 -foot sidewalk starting about 41
feet from centerline plus planter strip between curb and sidewalk (the sidewalk shall be
constructed in the ultimate location for the planned five lane section). A 200-foot long
concrete raised median traversable by emergency vehicles shall be provided along the
centerline of Hall at the proposed driveway. Street construction shall include street trees,
street lights, underground utilities, storm drainage, and all other work necessary for a
complete street in accordance with City of Tigard, ODOT, ADA, and other applicable
standards. The applicant shall obtain city engineer approval of vehicle access from Hall
Boulevard to the Site.
29. Prior to final inspection of the proposed senior living facility, the applicant shall
complete construction of frontage improvements along Hall Blvd of a newly paved and
curbed half-width of at least 24 feet (including a bike lane) and an 8 -foot sidewalk
starting about 41 feet from centerline plus planter strip between curb and sidewalk. A
200-foot long concrete raised median traversable by emergency vehicles shall be
provided along the centerline of Hall at the proposed driveway. Street construction shall
include street trees, street lights, underground utilities, storm drainage, and all other work
necessary for a complete street in accordance with City of Tigard, ODOT, ADA, and
other applicable standards. The applicant shall obtain city engineer approval of vehicle
access from Hall Boulevard to the Site.
1 of 6
Revised April 21, 2014
City of Tigard
Memorandum
To: President Rogers and the Tigard Planning Commission
From: John Floyd, Associate Planner
Re: Bonaventure Senior Living (PDR2013-00001 et. al.)
Continued from March 17, 2014
Date: April 14, 2014 Revised April 21, 2014
On March 17, 2014 the Planning Commission took public testimony and began deliberations on
the Bonaventure Senior Living Facility proposed at the northeasterly corner of Hall Boulevard
and Ross Street (PDR2013-00001 et. al.). At that hearing the Planning Commission identified
three design concerns (adequacy of off-street parking, building height, and extension of 83rd
Avenue), and requested additional information on two other topics (capacity of TVF&R to
serve and groundwater contamination). In addition, staff requested a continuance to allow time
to address access concerns expressed by Oregon Department of Transportation.
Responses and recommendations regarding each of these issues are below with supporting
documents attached. These conditions are necessary to ensure that changes to building he ight,
parking, and access are carried throughout the remainder of the application materials (i.e. urban
forestry plan, landscaping plan, etc.).
Off-Street Parking
In response to Planning Commission feedback, the applicant has revised the site plan to increase
the off-street parking space count from 105 to 120 parking spaces.1 This change brings the
proposed project into conformance with minimum off-street parking requirements required in
18.765.070 (Minimum and Maximum Off-Street Parking Requirements).
This increase was accomplished through a reduction in landscaping and increase in impervious
surface from 68% to 71% (80% maximum per Tigard Development Code 18.350.060.C.2), the
conversion of 8 standard parking spaces to compact parking spaces, and the removal of a
dedicated drop-off/pick-up drive aisle for the memory care wing entrance.
1 See large format plan sheet included with this memorandum, titled “Sheet C6, Preliminary
Site Plan/Lot Line Adjustment Plan Alt 2 Rev” and date stamped April 15, 2014.
2 of 6
Revised April 21, 2014
Associated with the proposed increase in off-street parking and change in building height
(discussed below) is a proposed change in tenant mix that would reduce the off-street parking
requirement from 120 to 119 spaces. The changes to the proposed tenant mix are summarized
in the table below, along with required parking counts. As a result of these changes, the
proposed project would exceed the minimum off-street parking standard by one space.
Parking Standard2 Proposed March 17 Revised April 21
Independent 1.0 per room 71 70
Assisted 1.0 per 2.5 beds 57 59
Memory Care 1.0 per 2.5 beds 24 23
Total Units 152 152
Required Parking 120 spaces 119
Should the Planning Commission find the change in parking satisfactory, an additional condition
of approval is recommended to ensure changes to the parking area and building design do not
result in noncompliance of other sections of the code including landscaping, urban forestry, and
design compatibility standards. The text of this new condition is located at the end of this
memorandum.
Building Height
In response to Planning Commission feedback, the applicant has submitted a revised design that
reduces the maximum building height from 48 feet to 37 feet (included as Attachment
A” of this memorandum). This reduction was accomplished by removing the four story
portion above the “core” of the proposed structure and redistributing the living area onto the
one and two-story wings proposed in the original application. As revised the structure now has
a more uniform height rather than the “stepped-back” design originally proposed, and retains
the pitched roof design and general architectural style of the initial proposal.
The revised design still requires Planning Commission approval as it exceeds the 30 foot
maximum height limit for any primary structure within the R-4.5 zone. Staff recommends
approval of the revised design as it meets approval criteria for building height set forth in
18.350.060.C.3 (Detailed Development Plan – Building Height) as discussed on pages 20 and 21
of the staff report. This standard states building height may be increased above the maximum
provided the structure is set back from the perimeter a distance of at least 1.5 times the height
of the building. As demonstrated in the table below, the applicant has exceeded this standard
on all four elevations. Comparable setbacks for “by-right” development are also included for
comparison.
2 TDC 18.765.030.E requires multi-dwelling units with more than 10 required parking spaces to provide an
additional 15% of vehicle parking spaces above the minimum required.
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Revised April 21, 2014
Site
Boundary
Minimum Setback
Required for 30’
High Single
Family Dwellings
Minimum Setback
Required for 30’
High Multi-family
Without PD
Minimum Setback
Required to approve
Bonaventure
Proposed Height
Adjustment
from 30’ to 37’
Proposed
setbacks for
three story
portions of
structure3
North 20’ 50’ 55.5 ft. 60’ 78’
South 20’ 50’ 55.5 ft. 60’
East 20’ 50’ 55.5 ft. 125’ 99’
West 20’ 50’ 55.5 ft. 60’ 62’ / 216’
Should Planning Commission find the change in building height satisfactory, an additional
condition of approval is recommended to ensure changes to the building height do not result in
noncompliance of other sections of the Tigard Development Code. The recommended text of
this condition is located at the end of this memorandum.
Extension of SW 83rd Ave
On March 17 the Planning Commission expressed a desire for a “third option” for the
extension of SW 83rd Avenue to address neighborhood concerns. Staff believes the proposed
design already represents a third option and middle-ground between a “no-through-street”
design option and a “full-build” extension of SW 83rd due to the following design features
proposed by the applicant and approved by the City Engineer:
Reducing the existing cross section for SW 83rd from 28 feet at the existing street stub to
a narrower 24 feet between Matthew Park and Ross Street. This reduction allows for
greater on-site landscaping and cues traffic to slow down as the roadway narrows.
Use of a meandering street alignment with multiple curves to reduce travel speeds.
Use of an offset intersection alignment to reduce travel speeds across the intersection
and avoid impacts to trees and historic log home on the adjoining property.
Increased planter strip widths along the eastern side of the roadway, up to 23’ at the
widest point, to preserve health of trees on adjoining property and provide additional
landscape buffering between the senior living facility and single-family homes to the east.
Rather than require the extension of a straight, full -width street the proposed design allows for a
reduction in off-site impacts while still providing the required street connectivity discussed in
findings contained in pages 14, 26, 53-59, and Exhibit “A” of the staff report. As a result staff
3 Based on site plan submitted April 15, 2014. A condition of approval requires revised floorplans to verify
setbacks during building permit review.
4 of 6
Revised April 21, 2014
continues to recommend approval of Option 2 as proposed as it better achieves the
requirements and objectives of the Chapter 18, the Transportation System Plan, an d the desires
of ODOT and TVF&R for a secondary access point.
Should the Planning Commission not find Option 2 to have the desired characteristics necessary
to achieve the “3rd option” requested on March 17, staff has identified one additional change
that meets city street standards and is acceptable to the applicant, namely the addition of on-
street parking within the proposed 24’ pavement width of SW 83rd, as proposed in Option 2.
This change would provide additional spillover parking for both the proposed facility and
adjoining neighborhood residents, while simultaneously reducing traffic speeds and volumes by
further narrowing the travel lane to discourage fast cut-through traffic. A condition of approval
has been added at the end of this memorandum to require this change, should the Planning
Commission find in favor of it.
In addition, a representative of the Engineering Division will be present at the April 21st meeting
to address any questions the Planning Commission may have regarding the project.
Tualatin Valley Fire & Rescue Service Capability
On March 17 the Planning Commission inquired about the expected number of service calls to
this facility by TVF&R. Staff contacted the agency and Deputy Fire Marshall John Wolff
confirmed that service would be primarily provided from their station on Burnham Street,
approximately 1.2 miles north of the project site, and they anticipated approximately 15 2 calls
for service per year based upon similar facilities in the region. In addition to this phone call,
Deputy Fire Marshall Wolff confirmed in an email and service provider letter dated April 3,
2014 that TVF&R has the equipment and personnel to service the facility as proposed in the
application. Copies of both are included as Attachments “B” and “C” to this memorandum.
Groundwater Contamination
On March 17 a Planning Commissioner requested a copy of the DEQ report on this property.
In response a copy of the June 21, 2012 “No Further Action” letter from Oregon DEQ is
attached to this memorandum as Attachment “D”. DEQ is also expected to issue a Prospective
Purchaser’s Agreement with Bonaventure to regulate their development of the site.
Vehicular Access to Hall Boulevard
As proposed in the application, primary access to the facility is to be provided from Hall
Boulevard through a right-in/right-out entrance and associated mid-street median. As discussed
on pages 23-24 of the staff report, ODOT and the City area in agreement on the construction
of the median. The City and TVF&R would like to see the median constructed using a
mountable design that would allow a fire-truck to traverse the median and make a quick and
direct left turn directly into the facility, reducing both response times and traffic impacts to the
5 of 6
Revised April 21, 2014
neighborhood. ODOT was initially comfortable with this design during meetings on the project
with both staff and the applicant.
As mentioned at the hearing on March 17, just a few hours before the hearing ODOT contacted
City staff to express a change of position due to new concerns about a mountable median design
and their disinclination to approve one as proposed. As Hall Boulevard is an ODOT facility,
they have final jurisdictional authority over road design. That said, ODOT has said they willing
to consider TVF&R’s emergency response needs and work towards a design solution acceptable
to all parties.
Staff and the applicant have diligently worked to mediate a design solution acceptable to all
parties, but one has not yet been reached due to lengthy planned absences of critical staff at
both TVF&R and ODOT that have prevented a four party meeting. That said, there is no
reason to believe an acceptable design solution could not be achieved during the construction
design phase through conditions of approval 19 and 22 as recommended in the March 17 staff
report, and modification of conditions of approval 14 and 29 as proposed at the end of this
memorandum.
Additional Conditions of Approval Recommended by Staff
As discussed above, the following conditions of approval are recommended to ensure the
application conforms with all applicable city and agency requirements.
New Condition of Approval:
Prior to approval of a site work and building permits, applicant shall submit a revised title
sheet (C1), site plan (C6), floor plans (A2.1-A2.4), landscape plan (L5.0), urban forestry
plan (L4.0) and supplemental report to address changes in parking, unit count and site
circulation approved by the Planning Commission and in conformance with Chapters
18.360 (Planned Development), 18.510 (Residential Zones), 18.705 (Access), 18.720
(Design Compatibility Standards), 18.745 (Landscaping Screening), 18.790 (Urban
Forestry Plan), 18.795 (Visual Clearance Areas), and 18.810 (Stree t and Utility Standards).
Proposed Modification to Conditions in March 17 Staff Report:
13. Prior to issuance of the site permit, the applicant shall obtain city approval of site plans
(as shown on the Alternative 2 plans) to provide at least an 18-foot paved half-width of
Ross St and at least a 24-foot paved width plus transitions for 83rd Ave and Matthew
Park St. The sidewalk may be deleted along the east side of 83rd Ave along the property
to the east at 8275 SW Ross St. Parking is to be allowed along the west side of 83rd Ave
along the subject property where it does not cause issues with sight distance or stree t
function. Each of these streets shall include at least a 5-foot sidewalk, 5-foot planter
strip, curb, street trees, street lights, underground utilities, storm drainage, and all other
6 of 6
Revised April 21, 2014
work necessary for a complete street in accordance with City of Tigard and other
applicable standards.
14. Prior to issuance of the site permit, the applicant shall obtain city approval of site plans
to provide frontage improvements along Hall Blvd of a newly paved and curbed half-
width of at least 24 feet (including a bike lane) and an 8 -foot sidewalk starting about 41
feet from centerline plus planter strip between curb and sidewalk (the sidewalk shall be
constructed in the ultimate location for the planned five lane section). A 200-foot long
concrete raised median traversable by emergency vehicles shall be provided along the
centerline of Hall at the proposed driveway. Street construction shall include street trees,
street lights, underground utilities, storm drainage, and all other work necessary for a
complete street in accordance with City of Tigard, ODOT, ADA, and other applicable
standards. The applicant shall obtain city engineer approval of vehicle access from Hall
Boulevard to the Site.
29. Prior to final inspection of the proposed senior living facility, the applicant shall
complete construction of frontage improvements along Hall Blvd of a newly paved and
curbed half-width of at least 24 feet (including a bike lane) and an 8 -foot sidewalk
starting about 41 feet from centerline plus planter strip between curb and sidewalk. A
200-foot long concrete raised median traversable by emergency vehicles shall be
provided along the centerline of Hall at the proposed driveway. Street construction shall
include street trees, street lights, underground utilities, storm drainage, and all other work
necessary for a complete street in accordance with City of Tigard, ODOT, ADA, and
other applicable standards. The applicant shall obtain city engineer approval of vehicle
access from Hall Boulevard to the Site.
CITY OF TIGARD
Respect and Care | Do the Right Thing | Get it Done
Bonaventure Senior Living
8325 SW Ross Street
(Continued from March 17, 2014)
April 21, 2014 Planning Commission Public Hearing
CITY OF TIGARD
Additional Materials:
Memo of April 15, 2014 with:
Revised Site Plan & Elevations
Documents from TVF&R and DEQ
Revised Memo of April 21, 2014
Applicant’s Response to Neighborhood Concerns
CITY OF TIGARD
Proposed Project:
6 acre Site / Two Lots
Group Living (Progressive Senior Care)
Independent Living
Assisted Living
Memory Care
Landscaping, Service Facilities, Parking
Street & Bike/Ped connections
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
Neighborhood Comments (Written & Oral)
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
Concern regarding height
Concern for Adequacy of Off-Site parking
Desire for a 3rd Option for 83rd Avenue extension
Concern regarding emergency calls for service
Were residents concerns addressed after
neighborhood meeting?
Planning Commission Feedback on March 17
CITY OF TIGARD
Reduced Height by one-story (ten feet)
Revised housing mix – reduces minimum required
parking
Increase in off-street parking (102 to 120 spaces)
Letter from TVF&R
Applicant’s response to neighborhood comments
New Conditions of Approval
Option to allow on-street parking along 83rd Ave
Emergency Access from Hall Blvd
Applicant/Staff Response
CITY OF TIGARD
CITY OF TIGARD
Setbacks – Required & Proposed
Site
Boundary
Minimum Setback
Required for 30’
High Single
Family Dwellings
Minimum Setback
Required for 30’
High Multi-family
Without PD
Minimum Setback
Required to approve
Proposed Height
Adjustment
from 30’ to 37’
Proposed
setbacks for
three story
portions of
structure
North 20’ 50’ 55.5 ft. 78’
South 20’ 50’ 55.5 ft. 60’
East 20’ 50’ 55.5 ft. 99’
West 20’ 50’ 55.5 ft. 62’ / 216’
CITY OF TIGARD
Revisions to Housing Mix
Parking Standard Proposed March 17 Revised April 21
Independent 1.0 per room 71 70
Assisted 1.0 per 2.5 beds 57 59
Memory Care 1.0 per 2.5 beds 24 23
Total Units 152 152
Required Parking 120 spaces 119 spaces
CITY OF TIGARD
“Third Alternative” for SW 83rd Ave
Alternative No. 2 – Traffic Calming & Tree Protection
Roadway narrows from 28’ to 24’
Meandering alignment & offset intersection
Expanded landscaping
“Skinny Street Standards”
Allows parking on one side of 24’ roadway
Enhanced traffic calming & spillover parking
CITY OF TIGARD
Other Agency Input:
Tualatin Valley Fire & Rescue verified capacity and
willingness to serve
Scheduling conflicts at ODOT/TVF&R have prevented a
meeting to discuss Hall Blvd Emergency Access
All parties believe a mutually acceptable solution can be
constructed along Hall Boulevard
Recommended Conditions of Approval
CITY OF TIGARD
Staff Recommendation
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
Additional and revised conditions set forth in revised
memorandum of April 21, 2014
CITY OF TIGARD
Additional Condition to Address Lighting
Concern by Neighboring Residents
Prior to issuance of site and building 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
Approval Process
Applicant requests concurrent approval of Concept &
Detailed Development Plans
Separate approvals by Commission still required
Concept Plan
Detailed Development Plan & PD Overlay, Conditional
Use Permit, Lot Line Adjustment, and Parking
Adjustment (if necessary)
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.
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City of Tigard
Memorandum
To: President Rogers and the Tigard Planning Commission
From: John Floyd, Associate Planner
Re: Bonaventure Senior Living (PDR2013-00001 et. al.)
Continued from March 17, 2014
Date: April 14, 2014 Revised April 21, 2014
On March 17, 2014 the Planning Commission took public testimony and began deliberations on
the Bonaventure Senior Living Facility proposed at the northeasterly corner of Hall Boulevard
and Ross Street (PDR2013-00001 et. al.). At that hearing the Planning Commission identified
three design concerns (adequacy of off-street parking, building height, and extension of 83rd
Avenue), and requested additional information on two other topics (capacity of TVF&R to
serve and groundwater contamination). In addition, staff requested a continuance to allow time
to address access concerns expressed by Oregon Department of Transportation.
Responses and recommendations regarding each of these issues are below with supporting
documents attached. These conditions are necessary to ensure that changes to building he ight,
parking, and access are carried throughout the remainder of the application materials (i.e. urban
forestry plan, landscaping plan, etc.).
Off-Street Parking
In response to Planning Commission feedback, the applicant has revised the site plan to increase
the off-street parking space count from 105 to 120 parking spaces.1 This change brings the
proposed project into conformance with minimum off-street parking requirements required in
18.765.070 (Minimum and Maximum Off-Street Parking Requirements).
This increase was accomplished through a reduction in landscaping and increase in impervious
surface from 68% to 71% (80% maximum per Tigard Development Code 18.350.060.C.2), the
conversion of 8 standard parking spaces to compact parking spaces, and the removal of a
dedicated drop-off/pick-up drive aisle for the memory care wing entrance.
1 See large format plan sheet included with this memorandum, titled “Sheet C6, Preliminary
Site Plan/Lot Line Adjustment Plan Alt 2 Rev” and date stamped April 15, 2014.
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Associated with the proposed increase in off-street parking and change in building height
(discussed below) is a proposed change in tenant mix that would reduce the off-street parking
requirement from 120 to 119 spaces. The changes to the proposed tenant mix are summarized
in the table below, along with required parking counts. As a result of these changes, the
proposed project would exceed the minimum off-street parking standard by one space.
Parking Standard2 Proposed March 17 Revised April 21
Independent 1.0 per room 71 70
Assisted 1.0 per 2.5 beds 57 59
Memory Care 1.0 per 2.5 beds 24 23
Total Units 152 152
Required Parking 120 spaces 119
Should the Planning Commission find the change in parking satisfactory, an additional condition
of approval is recommended to ensure changes to the parking area and building design do not
result in noncompliance of other sections of the code including landscaping, urban forestry, and
design compatibility standards. The text of this new condition is located at the end of this
memorandum.
Building Height
In response to Planning Commission feedback, the applicant has submitted a revised design that
reduces the maximum building height from 48 feet to 37 feet (included as Attachment
A” of this memorandum). This reduction was accomplished by removing the four story
portion above the “core” of the proposed structure and redistributing the living area onto the
one and two-story wings proposed in the original application. As revised the structure now has
a more uniform height rather than the “stepped-back” design originally proposed, and retains
the pitched roof design and general architectural style of the initial proposal.
The revised design still requires Planning Commission approval as it exceeds the 30 foot
maximum height limit for any primary structure within the R-4.5 zone. Staff recommends
approval of the revised design as it meets approval criteria for building height set forth in
18.350.060.C.3 (Detailed Development Plan – Building Height) as discussed on pages 20 and 21
of the staff report. This standard states building height may be increased above the maximum
provided the structure is set back from the perimeter a distance of at least 1.5 times the height
of the building. As demonstrated in the table below, the applicant has exceeded this standard
on all four elevations. Comparable setbacks for “by-right” development are also included for
comparison.
2 TDC 18.765.030.E requires multi-dwelling units with more than 10 required parking spaces to provide an
additional 15% of vehicle parking spaces above the minimum required.
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Site
Boundary
Minimum Setback
Required for 30’
High Single
Family Dwellings
Minimum Setback
Required for 30’
High Multi-family
Without PD
Minimum Setback
Required to approve
Bonaventure
Proposed Height
Adjustment
from 30’ to 37’
Proposed
setbacks for
three story
portions of
structure3
North 20’ 50’ 55.5 ft. 60’ 78’
South 20’ 50’ 55.5 ft. 60’
East 20’ 50’ 55.5 ft. 125’ 99’
West 20’ 50’ 55.5 ft. 60’ 62’ / 216’
Should Planning Commission find the change in building height satisfactory, an additional
condition of approval is recommended to ensure changes to the building height do not result in
noncompliance of other sections of the Tigard Development Code. The recommended text of
this condition is located at the end of this memorandum.
Extension of SW 83rd Ave
On March 17 the Planning Commission expressed a desire for a “third option” for the
extension of SW 83rd Avenue to address neighborhood concerns. Staff believes the proposed
design already represents a third option and middle-ground between a “no-through-street”
design option and a “full-build” extension of SW 83rd due to the following design features
proposed by the applicant and approved by the City Engineer:
Reducing the existing cross section for SW 83rd from 28 feet at the existing street stub to
a narrower 24 feet between Matthew Park and Ross Street. This reduction allows for
greater on-site landscaping and cues traffic to slow down as the roadway narrows.
Use of a meandering street alignment with multiple curves to reduce travel speeds.
Use of an offset intersection alignment to reduce travel speeds across the intersection
and avoid impacts to trees and historic log home on the adjoining property.
Increased planter strip widths along the eastern side of the roadway, up to 23’ at the
widest point, to preserve health of trees on adjoining property and provide additional
landscape buffering between the senior living facility and single-family homes to the east.
Rather than require the extension of a straight, full -width street the proposed design allows for a
reduction in off-site impacts while still providing the required street connectivity discussed in
findings contained in pages 14, 26, 53-59, and Exhibit “A” of the staff report. As a result staff
3 Based on site plan submitted April 15, 2014. A condition of approval requires revised floorplans to verify
setbacks during building permit review.
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continues to recommend approval of Option 2 as proposed as it better achieves the
requirements and objectives of the Chapter 18, the Transportation System Plan, an d the desires
of ODOT and TVF&R for a secondary access point.
Should the Planning Commission not find Option 2 to have the desired characteristics necessary
to achieve the “3rd option” requested on March 17, staff has identified one additional change
that meets city street standards and is acceptable to the applicant, namely the addition of on-
street parking within the proposed 24’ pavement width of SW 83rd, as proposed in Option 2.
This change would provide additional spillover parking for both the proposed facility and
adjoining neighborhood residents, while simultaneously reducing traffic speeds and volumes by
further narrowing the travel lane to discourage fast cut-through traffic. A condition of approval
has been added at the end of this memorandum to require this change, should the Planning
Commission find in favor of it.
In addition, a representative of the Engineering Division will be present at the April 21st meeting
to address any questions the Planning Commission may have regarding the project.
Tualatin Valley Fire & Rescue Service Capability
On March 17 the Planning Commission inquired about the expected number of service calls to
this facility by TVF&R. Staff contacted the agency and Deputy Fire Marshall John Wolff
confirmed that service would be primarily provided from their station on Burnham Street,
approximately 1.2 miles north of the project site, and they anticipated approximately 15 2 calls
for service per year based upon similar facilities in the region. In addition to this phone call,
Deputy Fire Marshall Wolff confirmed in an email and service provider letter dated April 3,
2014 that TVF&R has the equipment and personnel to service the facility as proposed in the
application. Copies of both are included as Attachments “B” and “C” to this memorandum.
Groundwater Contamination
On March 17 a Planning Commissioner requested a copy of the DEQ report on this property.
In response a copy of the June 21, 2012 “No Further Action” letter from Oregon DEQ is
attached to this memorandum as Attachment “D”. DEQ is also expected to issue a Prospective
Purchaser’s Agreement with Bonaventure to regulate their development of the site.
Vehicular Access to Hall Boulevard
As proposed in the application, primary access to the facility is to be provided from Hall
Boulevard through a right-in/right-out entrance and associated mid-street median. As discussed
on pages 23-24 of the staff report, ODOT and the City area in agreement on the construction
of the median. The City and TVF&R would like to see the median constructed using a
mountable design that would allow a fire-truck to traverse the median and make a quick and
direct left turn directly into the facility, reducing both response times and traffic impacts to the
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neighborhood. ODOT was initially comfortable with this design during meetings on the project
with both staff and the applicant.
As mentioned at the hearing on March 17, just a few hours before the hearing ODOT contacted
City staff to express a change of position due to new concerns about a mountable median design
and their disinclination to approve one as proposed. As Hall Boulevard is an ODOT facility,
they have final jurisdictional authority over road design. That said, ODOT has said they willing
to consider TVF&R’s emergency response needs and work towards a design solution acceptable
to all parties.
Staff and the applicant have diligently worked to mediate a design solution acceptable to all
parties, but one has not yet been reached due to lengthy planned absences of critical staff at
both TVF&R and ODOT that have prevented a four party meeting. That said, there is no
reason to believe an acceptable design solution could not be achieved during the construction
design phase through conditions of approval 19 and 22 as recommended in the March 17 staff
report, and modification of conditions of approval 14 and 29 as proposed at the end of this
memorandum.
Additional Conditions of Approval Recommended by Staff
As discussed above, the following conditions of approval are recommended to ensure the
application conforms with all applicable city and agency requirements.
New Condition of Approval:
Prior to approval of a site work and building permits, applicant shall submit a revised title
sheet (C1), site plan (C6), floor plans (A2.1-A2.4), landscape plan (L5.0), urban forestry
plan (L4.0) and supplemental report to address changes in parking, unit count and site
circulation approved by the Planning Commission and in conformance with Chapters
18.360 (Planned Development), 18.510 (Residential Zones), 18.705 (Access), 18.720
(Design Compatibility Standards), 18.745 (Landscaping Screening), 18.790 (Urban
Forestry Plan), 18.795 (Visual Clearance Areas), and 18.810 (Stree t and Utility Standards).
Proposed Modification to Conditions in March 17 Staff Report:
13. Prior to issuance of the site permit, the applicant shall obtain city approval of site plans
(as shown on the Alternative 2 plans) to provide at least an 18-foot paved half-width of
Ross St and at least a 24-foot paved width plus transitions for 83rd Ave and Matthew
Park St. The sidewalk may be deleted along the east side of 83rd Ave along the property
to the east at 8275 SW Ross St. Parking is to be allowed along the west side of 83rd Ave
along the subject property where it does not cause issues with sight distance or stree t
function. Each of these streets shall include at least a 5-foot sidewalk, 5-foot planter
strip, curb, street trees, street lights, underground utilities, storm drainage, and all other
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work necessary for a complete street in accordance with City of Tigard and other
applicable standards.
14. Prior to issuance of the site permit, the applicant shall obtain city approval of site plans
to provide frontage improvements along Hall Blvd of a newly paved and curbed half-
width of at least 24 feet (including a bike lane) and an 8 -foot sidewalk starting about 41
feet from centerline plus planter strip between curb and sidewalk (the sidewalk shall be
constructed in the ultimate location for the planned five lane section). A 200-foot long
concrete raised median traversable by emergency vehicles shall be provided along the
centerline of Hall at the proposed driveway. Street construction shall include street trees,
street lights, underground utilities, storm drainage, and all other work necessary for a
complete street in accordance with City of Tigard, ODOT, ADA, and other applicable
standards. The applicant shall obtain city engineer approval of vehicle access from Hall
Boulevard to the Site.
29. Prior to final inspection of the proposed senior living facility, the applicant shall
complete construction of frontage improvements along Hall Blvd of a newly paved and
curbed half-width of at least 24 feet (including a bike lane) and an 8 -foot sidewalk
starting about 41 feet from centerline plus planter strip between curb and sidewalk. A
200-foot long concrete raised median traversable by emergency vehicles shall be
provided along the centerline of Hall at the proposed driveway. Street construction shall
include street trees, street lights, underground utilities, storm drainage, and all other work
necessary for a complete street in accordance with City of Tigard, ODOT, ADA, and
other applicable standards. The applicant shall obtain city engineer approval of vehicle
access from Hall Boulevard to the Site.