Site Plan and Design Review Holcomb Plaza Apartments

82 Pages·2015·12.31 MB·English

Application for

Site Plan and Design Review

Holcomb Plaza Apartments
13849 Holcomb Blvd.
Oregon City, Oregon 97045

August 13, 2015

Planning Department
City of Oregon City
221 Molalla Avenue Suite 200
Oregon City, OR 97045
TABLE OF CONTENTS

A. Site Plan and Design Review Narrative
1. Project Information and Summary
2. Code Review Criteria
 17.29 Mixed-Use Corridor District
 17.41 Tree Protection
 17.52 Off-Street Loading and Parking
 17.62.050 Site Plan and Design Review Standards
 17.62.057 Multi-Family Standards
 17.62.065 Outdoor Lighting
 17.62.085 Refuse & Recycling Standards for Commercial, Industrial &
Multi-Family Developments
3. Exterior Lighting Plan with photometrics and fixture cutsheets
4. Pre-Application Conference Summary
5. Preliminary Fixture Count Analysis & Horizontal Size Selection
6. Preliminary Storm Drain Detention Calculations
7. Title Report

B. Drawings
A0 GENERAL INFORMATION
A1.0 SITE PLAN
A1.1 BUILDING A MAIN LEVEL FLOOR PLAN
A1.2 BUILDNG A SECOND LEVEL FLOOR PLAN
A1.3 BUILDING A THIRD LEVEL FLOOR PLAN
A1.4 BUILDING B MAIN LEVEL FLOOR PLAN
A1.5 BUILDING B SECOND & THIRD LEVEL FLOOR PLANS
A2.1 BUILDING A ELEVATIONS
A2.2 BUILDING A ELEVATIONS
A2.3 BUILDING B ELEVATIONS
A2.4 BUILDING B ELEVATIONS

L1.1 LANDSCAPE PLAN
L2.1 IRRIGATION PLAN
Project Summary:

The project includes the development of a new 18 unit apartment complex and associated site
improvements on approximately .6 acres. The apartments will consist of two, three story buildings,
Building A, containing a total of 12 one bedroom units and Building B, containing a total of six two
bedroom units. Building A will also include a small rental office and community laundry facility. A
total of 25 parking spaces will be created on the site.

The buildings will be residential in style, wood framed and sided with a combination of lap and
board and batt siding and trim. Roofs will be hipped and gabled trusses finished with composition
roof shingles. Upper level units will be accessed via exterior stairways located in covered alcoves.

The proposed development site is currently vacant and was last utilized as a single family
residential lot. A previous land use action partitioned the lot into three separate lots. As part of this
land use application, we are requesting the re-consolidation of the three lots.
Project Information;

Property Owner: Plaza Group, LLC
P.O. Box 279
Boring, OR 97009
Connie Mueller, Member
503-502-6100
[email protected]

Architect: Iselin Architects, P.C.
1307 Seventh Street
Oregon City, OR 97045
Todd Iselin, Project Architect
503-656-1942 phone / 503-656-0658 fax
[email protected]

Civil Engineer: Sisul Engineering, Inc.
375 Portland Ave.
Gladstone, OR 97027
Tom Sisul, Project Engineer
503-657-0188 phone / 503-657-5779 fax
[email protected]

Landscape Architect: Darrell Mulch Landscape Architect
1907 NE 66th
Portland, OR 97213
503-222-7416
[email protected]

Site Address: 13849 Holcomb Blvd.
2-2E-29DA Tax Lots 00700, 701, 702

Site Area: 25,344 sf

Zone: MUC1

Building Area:
Building A Main Level Level 2 Level 3
One Bedrm Unit 2,196 sf (3 @ 732 sf) 2,196 sf (3 @ 732 sf) 2,196 (3 @ 732 sf)
Manager Unit 941 sf
Laundry 95 sf
Total 3,232 sf 2,196 sf 2,196 sf

Total Building A area 7,624 sf

Building B Main level Level 2 Level 3
Two Bedroom Unit 2,116 sf (2 @ 1,058 sf) 2,116 sf (2 @ 1,058 sf) 2,116 sf (2 @ 1.058 sf)

Total Building B area 6,348 sf
Chapter 17.29 “MUC” – Mixed Use Corridor District

17.29.020 Permitted Uses--MUC-1 and MUC-2.
A. Banquet, conference facilities and meeting rooms;
B. Bed and breakfast and other lodging facilities for up to ten guests per night;
C. Child care centers and/or nursery schools;
D. Indoor entertainment centers and arcades
E. Health and fitness clubs;
F. Medical and dental clinics, outpatient; infirmary services;
G. Museums, libraries and cultural facilities;
H. Offices, including finance, insurance, real estate and government;
I. Outdoor markets, such as produce stands, craft markets and farmers markets that are operated on the weekends
and after six p.m. during the weekday;
J. Postal services;
K. Parks, playgrounds, play fields and community or neighborhood centers;
L. Repair shops, for radio and television, office equipment, bicycles, electronic equipment, shoes and small
appliances and equipment;
N. Residential units, multi-family;
O. Restaurants, eating and drinking establishments without a drive through;
P. Services, including personal, professional, educational and financial services; laundry and dry-cleaning;
Q. Retail trade, including grocery, hardware and gift shops, bakeries, delicatessens, florists, pharmacies, specialty
stores, and similar, provided the maximum footprint for a stand alone building with a single store or multiple buildings with
the same business does not exceed sixty thousand square feet;
R. Seasonal sales, subject to OCMC Chapter 17.54.060
S. Assisted living facilities; nursing homes and group homes for over 15 patients
T. Studios and galleries, including dance, art, photography, music and other arts;
U. Utilities: basic and linear facilities, such as water, sewer, power, telephone, cable, electrical and natural gas lines,
not including major facilities such as sewage and water treatment plants, pump stations, water tanks, telephone exchanges
and cell towers.
V. Veterinary clinics or pet hospitals, pet day care.
W. Home occupations
X. Research and development activities
Y. Temporary real estate offices in model dwellings located on and limited to sales of real estate on a single piece of
platted property upon which new residential buildings are being constructed;
Z. Residential care facility
AA. Transportation facilities

Multi-family dwellings are an approved use in the MUC-1 zone.

17.29.050 Dimensional Standards--MUC-1.
A. Minimum lot areas: none.
B. Maximum building height: forty feet or three stories, whichever is less.
C. Minimum required setbacks if not abutting a residential zone: none.
D. Minimum required interior and rear yard setbacks if abutting a residential zone: twenty feet, plus one-foot
additional yard setback for every one-foot of building height over thirty-five feet.
E. Maximum Allowed Setbacks.
1. Front yard: five feet (may be extended with Site Plan and Design Review Section 17.62.055).
2. Interior side yard: none.
3. Corner side setback abutting street: thirty feet provided the Site Plan and Design Review requirements of Section
17.62.055 are met.
4. Rear yard: none.
F. Maximum lot coverage of the building and parking lot: eighty percent.
G. Minimum required landscaping (including landscaping within a parking lot): twenty percent.

The proposed buildings conform to all dimensional standards. The maximum height of the three
story building is 35’. The twenty foot setback is maintained at the north and west sides where
adjacent to residential zones. The setback from the street and east facades is five feet.
The total building coverage for both buildings, including covered exterior entryways is 5,925 sf –
roughly 23 %. The total landscape are on the site is 7,026 sf – roughly 28 %.

Chapter 17.52 - OFF-STREET PARKING AND LOADING

17.52.010 - Applicability.
The construction of a new structure or parking lot, or alterations to the size or use of an existing structure, parking lot or
property use shall require site plan review approval and compliance with this chapter. This chapter does not apply to
single- and two-family residential dwellings.

17.52.020 - Number of automobile spaces required.
A. The number of parking spaces shall comply with the minimum and maximum standards listed in Table 17.52.020. The
parking requirements are based on spaces per one thousand square feet net leasable area unless otherwise stated.

1.00 per
Multi-Family: Studio 1.5 per unit
unit
1.25 per
Multi-Family: 1 bedroom 2.00 per unit
unit
1.5 per
Multi-Family: 2 bedroom 2.00 per unit
unit
1.75 per
Multi-Family: 3 bedroom 2.50 per unit
unit
1.0 per
Hotel, Motel guest 1.25 per guest room
room
1 per 7
Correctional Institution 1 per 5 beds
beds
Senior housing, including
congregate care,
residential care and 1 per 7
1 per 5 beds
assisted living facilities; beds
nursing homes and other
types of group homes
Hospital 2.00 4.00
Preschool
2.00 3.00
Nursery/Kindergarten
1 per classroom + 1
per administrative
Elementary/Middle 1 per employee + 0.25 per
School classroom seat in
auditorium/assembly
room/stadium
High School, College, 0.20 per #
0.30 per # staff and
Commercial School for staff and
students
Adults students
Auditorium, Meeting
Room, Stadium, Religious .25 per
0.5 per seat
Assembly Building, movie seat
theater,
Retail Store, Shopping
4.10 5.00
Center, Restaurants
Office 2.70 3.33
Medical or Dental Clinic 2.70 3.33
Sports Club, Recreation Case
5.40
Facilities Specific
Storage Warehouse,
0.30 0.40
Freight Terminal
Manufacturing, Wholesale
1.60 1.67
Establishment
Light Industrial, Industrial
1.3 1.60
Park
Table 17.52.020
Number of automobile
spaces required. PARKING REQUIREMENTS

LAND USE
MINIMUM MAXIMUM

1. Multiple Uses. In the event several uses occupy a single structure or parcel of land, the total requirements for off-
street parking shall be the sum of the requirements of the several uses computed separately.
2. Requirements for types of buildings and uses not specifically listed herein shall be determined by the community
development director, based upon the requirements of comparable uses listed.
3. Where calculation in accordance with the above list results in a fractional space, any fraction less than one-half
shall be disregarded and any fraction of one-half or more shall require one space.
4. The minimum required parking spaces shall be available for the parking of operable passenger automobiles of
residents, customers, patrons and employees only, and shall not be used for storage of vehicles or materials or
for the parking of vehicles used in conducting the business or use.
5. A change in use within an existing building located in the MUD Design District is exempt from additional parking
requirements. Additions to an existing building and new construction are required to meet the minimum parking
requirements for the areas as specified in Table 17.52.020 for the increased square footage.

Parking Required: 6 2-Bedroom Units @ 1.5 per unit = 9 spaces
12 1-Bedroom Units @ 1.25 per unit = 15 spaces
Total = 24 spaces

Parking Provided: 19 Standard spaces
5 Compact spaces
1 ADA space w/ access aisle
25 spaces

B. Parking requirements can be met either onsite, or offsite by meeting the following conditions:
1. Mixed Uses. If more than one type of land use occupies a single structure or parcel of land, the total
requirements for off-street automobile parking shall be the sum of the requirements for all uses, unless it can be
shown that the peak parking demands are actually less (e.g. the uses operate on different days or at different
times of the day). In that case, the total requirements shall be reduced accordingly, up to a maximum reduction of
fifty percent, as determined by the community development director.
2. Shared Parking. Required parking facilities for two or more uses, structures, or parcels of land may be satisfied
by the same parking facilities used jointly, to the extent that the owners or operators show that the need for
parking facilities does not materially overlay (e.g., uses primarily of a daytime versus nighttime nature), that the
shared parking facility is within one thousand feet of the potential uses, and provided that the right of joint use is
evidenced by a recorded deed, lease, contract, or similar written instrument authorizing the joint use.
3. On-Street Parking. On-street parking may be counted toward the minimum standards when it is on the street face
abutting the subject land use. An on-street parking space must not obstruct a required clear vision area and it
shall not violate any law or street standard. On-street parking for commercial uses shall conform to the following
standards:
a. Dimensions. The following constitutes one on-street parking space:
1. Parallel parking, each [twenty-two] feet of uninterrupted and available curb;
2. [Forty-five/sixty] degree diagonal, each with [fifteen] feet of curb;
3. Ninety degree (perpendicular) parking, each with [twelve] feet of curb.
4. Public Use Required for Credit. On-street parking spaces counted toward meeting the parking
requirements of a specific use may not be used exclusively by that use, but shall be available for general
public use at all times. Signs or other actions that limit general public use of on-street spaces are
prohibited.

All required parking is provided onsite.

C. Reduction of the Number of Automobile Spaces Required. The required number of parking stalls may be reduced in
the Downtown Parking Overlay District: Fifty percent reduction in the minimum number of spaces required is allowed
prior to seeking further reductions in [sub]sections 2. and 3. below:
1. Transit Oriented Development. For projects not located within the Downtown Parking Overlay District, the
community development director may reduce the required number of parking stalls up to twenty-five percent
when it is determined that a project in a commercial center (sixty thousand square feet or greater of retail or office
use measured cumulatively within a five hundred-foot radius) or multi-family development with over eighty units, is
adjacent to or within one thousand three hundred twenty feet of an existing or planned public transit street and is
within one thousand three hundred twenty feet of the opposite use (commercial center or multi-family
development with over eighty units).
2. Reduction in Parking for Tree Preservation. The community development director may grant an adjustment to any
standard of this requirement provided that the adjustment preserves a regulated tree or grove so that the
reduction in the amount of required pavement can help preserve existing healthy trees in an undisturbed, natural
condition. The amount of reduction must take into consideration any unique site conditions and the impact of the
reduction on parking needs for the use, and must be approved by the community development director. This
reduction is discretionary.
3. Transportation Demand Management. The community development director may reduce the required number of
parking stalls up to twenty-five percent when a parking-traffic study prepared by a traffic engineer demonstrates:
a. Alternative modes of transportation, including transit, bicycles, and walking, and/or special characteristics of
the customer, client, employee or resident population will reduce expected vehicle use and parking space demand for this
development, as compared to standard Institute of Transportation Engineers vehicle trip generation rates and further that
the transportation demand management program promotes or achieves parking utilization lower than minimum city parking
requirements.
b. Transportation demand management (TDM) program has been developed for approval by, and is approved by
the city engineer. The plan will contain strategies for reducing vehicle use and parking demand generated by the
development and will be measured annually. If, at the annual assessment, the city determines the plan is not successful,
the plan may be revised. If the city determines that no good-faith effort has been made to implement the plan, the city may
take enforcement actions.

No parking reductions are requested.

17.52.030 - Standards for automobile parking.
A. Access. Ingress and egress locations on public thoroughfares shall be located in the interests of public traffic safety.
Groups of more than four parking spaces shall be so located and served by driveways so that their use will require no
backing movements or other maneuvering within a street right-of-way other than an alley. No driveway with a slope of
greater than fifteen percent shall be permitted without approval of the city engineer.

A single 24’ wide access driveway off of Holcomb Blvd. will be utilized for ingress and egress.
Adequate room for backing up and maneuvering is provided within the parking area.

B. Surfacing. Required off-street parking spaces and access aisles shall have paved surfaces adequately maintained. The
use of pervious asphalt/concrete and alternative designs that reduce storm water runoff and improve water quality pursuant
to the city's stormwater and low impact development design standards are encouraged.
C. Drainage. Drainage shall be designed in accordance with the requirements of Chapter 13.12 and the city public works
stormwater and grading design standards.

All parking areas will be ac paving.
D. Dimensional Standards.
1. Requirements for parking developed at varying angles are according to the table included in this section. A
parking space shall not be less than seven feet in height when within a building or structure, and shall have access by an
all-weather surface to a street or alley. Parking stalls in compliance with the American with Disabilities Act may vary in size
in order to comply with the building division requirements. Up to thirty-five percent of the minimum required parking may be
compact, while the remaining required parking stalls are designed to standard dimensions. The community development
director may approve alternative dimensions for parking stalls in excess of the minimum requirement which comply with the
intent of this chapter.
2. Alternative parking/plan. Any applicant may propose an alternative parking plan. Such plans are often proposed
to address physically constrained or smaller sites, however innovative designs for larger sites may also be considered. In
such situations, the community development director may approve an alternative parking lot plan with variations to parking
dimensions of this section. The alternative shall be consistent with the intent of this chapter and shall create a safe space
for automobiles and pedestrians while providing landscaping to the quantity and quality found within parking lot
landscaping requirements.

PARKING STANDARD
PARKING ANGLE SPACE DIMENSIONS

0 degrees 8.5 9.0 12 20 0

30 Standard 9' 17.3' 11' 18'
degrees Compact 8' 14.9' 11' 16'
45 Standard 8.5 19.8' 13' 12.7'
1.4
degrees Compact 8.5 17.0' 13' 11.3'
60 Standard 9' 21' 18' 10.4'
1.7
degrees Compact 8' 17.9' 16' 9.2'
90 Standard 9' 19.0' 24' 9'
1.5
degrees Compact 8' 16.0' 22' 8'
A B C
D E F
Parking Stall Stall to
Aisle Width Curb Length Overhang
Angle Width Curb

All dimensions are to the nearest tenth of a foot.
TYPICAL PARKING LAYOUT
ENTRY A
NOTE: SPACE 1 CONTINGENT UPON ENTRY B
OVERHANG
NOTE: Overhang dimensions are intended to indicate possible location from parking area edge for location of bumpers.

Parking lot design meets all dimensional standards. Refer to Site Plan.

E. Carpool and Vanpool Parking. New developments with seventy-five or more parking spaces, and new hospitals,
government offices, group homes, nursing and retirement homes, schools and transit park-and-ride facilities with fifty or
more parking spaces, shall identify the spaces available for employee, student and commuter parking and designate at
least five percent, but not fewer than two, of those spaces for exclusive carpool and vanpool parking. Carpool and vanpool
parking spaces shall be located closer to the main employee, student or commuter entrance than all other employee,
student or commuter parking spaces with the exception of ADA accessible parking spaces. The carpool/vanpool spaces
shall be clearly marked "Reserved - Carpool/Vanpool Only."

Not applicable.

17.52.060 - Parking lot landscaping.
Purpose. The purpose of this code section includes the following:
1. To enhance and soften the appearance of parking lots;
2. To limit the visual impact of parking lots from sidewalks, streets and particularly from residential areas;
3. To shade and cool parking areas;
4. To reduce air and water pollution;
5. To reduce storm water impacts and improve water quality; and
6. To establish parking lots that are more inviting to pedestrians and bicyclists.

A. Development Standards.
1. The landscaping shall be located in defined landscaped areas that are uniformly distributed throughout the
parking or loading area.
2. All areas in a parking lot not used for parking, maneuvering, or circulation shall be landscaped.
3. Parking lot trees shall be a mix of deciduous shade trees and coniferous trees. The trees shall be evenly
distributed throughout the parking lot as both interior and perimeter landscaping to provide shade.
4. Required landscaping trees shall be of a minimum two-inch minimum caliper size (though it may not be standard
for some tree types to be distinguished by caliper), planted according to American Nurseryman Standards, and
selected from the Oregon City Street Tree List;
5. Landscaped areas shall include irrigation systems unless an alternate plan is submitted, and approved by the
community development director, that can demonstrate adequate maintenance;
6. All plant materials, including trees, shrubbery and ground cover should be selected for their appropriateness to
the site, drought tolerance, year-round greenery and coverage and staggered flowering periods. Species found
on the Oregon City Native Plant List are strongly encouraged and species found on the Oregon City Nuisance
Plant List are prohibited.
7. The landscaping in parking areas shall not obstruct lines of sight for safe traffic operation and shall comply with
all requirements of Chapter 10.32, Traffic Sight Obstructions.
8. Landscaping shall incorporate design standards in accordance with Chapter 13.12, Stormwater Management.

The overall site and parking area landscaping has been designed by a Landscape Architect to
comply with all development standards and provide the most appropriate plantings for this site.
Refer to Landscape Plan for specific plant materials.

B. Perimeter Parking Lot Landscaping and Parking Lot Entryway/Right-of-Way Screening. Parking lots shall include a five-
foot wide landscaped buffer where the parking lot abuts the right-of-way and/or adjoining properties. In order to