BEFORE THE LAND USE BOARD OF APPEALS OF THE STATE OF OREGON
BEAUMONT-WILSHIRE NEIGHBORS FOR RESPONSIBLE GROWTH,RONI RICHEY, MARSHA GLEASON, JOHN GOLDEN and MARGARET DAVIS, LUBA No. 2013-031.
Petitioners, v.
CITY OF PORTLAND,
Respondent,
and
VWR DEVELOPMENT LLC,
Intervenor-Respondent
PETITION FOR REVIEW
Ty K. Wyman, OSB #925083 DUNN CARNEY ALLEN HIGGINS &TONGUE LLP 851 S.W. Sixth Avenue -Suite 1500 Portland, OR 97204 Telephone:(503) 224-6440 of Attorneys for Petitioners
Kathryn S. Beaumont, OSB #800146 Linly Rees, OSB #94509 Office of City Attorney 1221 SW Fourth Avenue, #430 Portland, OR 97204 Telephone:(503) 823 -4047 of Attorneys for Respondent
Michael C. Robinson, OSB #910909 Perkins Coie LLP 1120 NW Couch, 10th Floor Portland, OR 97209 Telephone: (503)727 -2000 of Attorneys for Intervenor-Respondent CONTENTS
I STANDING...... 1
A. The Decision is a "Land Use Decision." ...... 1
B. The Decision Adversely Affects Petitioners...... 3
C. Petitioners Timely Filed the Notice of Intent to Appeal...... 3
II STATEMENTOF THE CASE...... 4
A. Nature of Decision and Relief Sought...... 4
B. Summary of Argument...... 4
C. Summary of Material Facts...... 4
JURISDICTION...... 5
ASSIGNMENTS OF ERROR ...... 5
A. Assignment of Error No. 1 ...... 5
B. Assignment of Error No. 2...... 10
C. Assignment of Error No. 3...... 12
D. Assignment of Error No. 4...... 13
11 CONCLUSION...... 15
INDEX TO APPENDIX
Appendix A: Decision
Appendix B: Declarations of Petitioners
Appendix C: PCC 33.266.110
Appendix D: Ordinance No. 185974
Appendix E: SWMM Section 2.3.3, Facility Design Criteria - Drywall
Appendix F: Comprehensive Plan Goal 8
Appendix G: Portion of City's 2008 Comprehensive Plan Assessment
Appendix H: PCC 33.130.215.B and Table 130-4 i TABLE OF AUTHORITIES
Pages) CASES
Angius v. Clean Water Services, 50 Or LUBA 154( 2005)...... 11
Angius v. Washington County, 35 Or LUBA 462( 1999)...... 9
Farrell v. Jackson County, 39 Or LUBA 149( 2000)...... 3
Gagnier v. City of Gladstone, 38 Or LUBA 858( 2000)...... 7, 8
Kerns Neighbors v. City ofPortland, 2013 WL 785677(CUBA No. 2012-085)...... 2
Richmond Neighbors v. City ofPortland, 2013 WL 785673(CUBA No. 2012-061)...... 2,9
Soares v. City ofCorvallis, 56 Or CUBA 551( 2008)...... 11
Tirumali v. City ofPortland, 169 Or App 241, 7 Pad 761( 2000)...... 2
Tirumali v. City ofPortland, 37 Or CUBA 859( 2000)...... 2
Von Clemm v. City ofPortland, 2012 WL 6018047 ...... 11
STATUTES
ORS92.044...... 1
ORS197.015(10)(a)...... :...... 1, 2
ORS197.015(10)(b) ...... 2
ORS 197.015(10)~b)~A)&(B)...... 1
ORS197.015(11)...... 1
ORS197.825(1)...... 5
ORS197.830(3)...... 1, 3
ii ORS227.178(3)...... 7
ORS227.178(3)(a)...... 6
ORS455.030...... 6
ORS455.040(1)...... 6
OTHER AUTHORITIES
OAR661-010-0021(1)...... 4
OAR661-010-0030(4)...... 1
OAR661-010-0071 ...... 10, 12, 13
OAR661-010-0071(1)...... 5
OAR661-010-0071(2)...... 5
OAR661-0 l 0-0071(2)(b)...... 10
OAR918 ...... 6
196 Or. App. at 246...... 2
iii 1 I. STANDING
2 This appeal relates to City of Portland Bureau of Development Services( "BDS")
3 Casefile No.2012-181319-REV-02-CO. The Record identifies about 51 pages of
4 construction drawings and plans (R. 10-60) as "approved plans." Presumably referring to
5 approval by BDS, these plans are attached hereto as App. A' and referred to herein as the
6 "Decision." The Decision approved "a new 4-story 50-unit apartment building with
7 commercial tenant spaces," R. 339, in the Storefront Commercial (CS) zone at 4425-4429
8 NE Fremont St. in Portland. (The subject property is referred to herein as the "Property" and
9 the approved development is referred to as the "Project.").
10 The record reveals that Respondent rendered the Decision without providing a
11 hearing. ORS 197.830(3) governs standing in cases where "a local government makes a land
12 use decision without providing a hearing," providing that "a person adversely affected by the
13 decision may appeal the decision to the board under this section:(a) Within 21 days of actual
14 notice where notice is required; or (b) Within 21 days of the date a person knew or should
15 have known of the decision where no notice is required."
16 A. The Decision is a "Land Use Decision."
17 In order to establish standing under ORS 197.830(3), Petitioners must first
18 demonstrate that the Decision is a "land use decision," i.e., "a final decision or determination
19 made by a local government ...that concerns the ...application of:... (iii) [a] land use
20 regulation." ORS 197.015(10)(a). "Land use regulation means any local government zoning
21 ordinance, land division ordinance adopted under ORS 92.044 or 92.046 or similar general
22 ordinance establishing standards for implementing a comprehensive plan."
23 ORS 197.015(11). Under ORS 197.015(10)(b)(A)&(B), "'Land use decision':... (b) Does
24 not include a decision of a local government:(A) That is made under land use standards that
25 do not require interpretation or the exercise of policy or legal judgment;(B) That approves or
26 denies a building permit issued under clear and objective land use standards ...."
~ This appendix may have little utility, but we attach it only to comply with the technical requirements of OAR 661-010-0030(4). Page 1 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_l 037466_v 1 1 The Decision is a building permit that applied land use regulations and was not issued
2 under clear and objective standards. The seminal case on this topic is Tirumali v. City of
3 Portland, 169 Or App 241, 7 Pad 761 (2000), in which the City issued a building permit for a
4 single-family dwelling. The Tirumali petitioner based jurisdiction on a maximum building
5 height standard that depended on the terms "grade" and "base point," arguing that they were
6 ambiguous such that ORS 197.015(10)(b) did not apply. The Board dismissed, finding the
7 terms unambiguous with direct reference to a third term "finished surface." Tirumali v. City
8 ofPortland, 37 Or LUBA 859 (2000). The Court of Appeals reversed, noting the existence
9 of two plausible dictionary meanings of the term "finished surface," only one of which
10 corresponded with the City's application of it. 196 Or. App. at 246.
11 The Board recently applied Tirumali in two cases very similar to that at bar. In
12 Richmond Neighbors v. City of Portland, 2013 WL 785673 (CUBA No. 2012-061), and
13 Kerns Neighbors v. City of Portland, 2013 WL 785677 (CUBA No. 2012-085), the Board
14 heard challenges to Respondent's issuance of a building permit for amulti-family dwelling
15 on property located within the CS zone. In each case the Board denied motions to dismiss
16 for lack of jurisdiction, specifically ruling that the applicable criteria include land use
17 regulations.
18 Indeed, the Board ruled in Kerns Neighbors,(Order on Motion to Dismiss), that PCC
19 33.130.210 (Table 130-3) and PCC 33.930.050(A), which govern building height, were
20 neither clear nor objective and required interpretation. The same regulations apply here. See
21 R. 339 and R. 345. As such, the Decision necessarily applies land use regulations that are
22 ambiguous.2
23 Based on the foregoing, the Decision falls within neither of the exceptions set forth in
24 ORS 197.015(10)(b). The Decision was a land use decision, as that term is defined at
25 ORS 197.015(10)(a).
26 ///
`Petitioners describe below other ambiguous land use regulations applied by Respondent in this case, viz. PCC 33.700.080.A.2, PCC 33.130.265.0.1 and PCC 33.130.215.B.3.a. Page 2 PETITION FOR REVIEW - CUBA NO. 2013-031
DCAPDX_ 1037466_v 1 1 B. The Decision Adversely Affects Petitioners. 2 The second requirement that ORS 197.830(3) places on Petitioners is demonstration 3 that they are "adversely affected" by the Decision. Petitioners attach hereto as App. B 4 declarations of each individual petitioner. Those declarations establish that Petitioner Richey 5 owns property situated within 100 feet to the Project, App. B at p. 12, and that all petitioners 6 live within sight and/or sound of the Project. App. B.
7 Those living within sight and sound of property that is the subject of a development
8 permit application are presumptively adversely affected thereby. Farrell v. Jackson County, 9 39 Or CUBA 149, 152 (2000)(CUBA will presume that a person owning property within 10 sight and sound of the property subject to a land use application is adversely affected 11 thereby). 12 Petitioners are adversely affected by the Decision. 13 C. Petitioners Timely Filed the Notice of Intent to Appeal.
14 Under ORS 197.830(3), Petitioners were required to file the notice of intent to appeal 15 the Decision "(a)[w]ithin 21 days of actual notice where notice is required; or (b)[w]ithin 21 16 days of the date a person knew or should have known of the decision where no notice is 17 required"). The record reveals no notice of any sort (published, posted, or mailed) to anyone. 18 Respondent issued its initial decision on the Application on March 22, 2013. R. 117. 19 Petitioners filed with the Board on April 10, 2013, notice of their intent to appeal that 20 decision. Thus, whether or not Respondent was required to issue notice of that decision, 21 Petitioners timely filed notice of this appeal. 22 Based on the foregoing, Petitioners achieve standing to appeal the Decision to the 23 Board pursuant to ORS 197.830(3). 24 ///
25 ///
26 ///
Page 3 PETITION FOR REVIEW -CUBA NO. 2013-031
DCAPDX_ 1037466_v 1 II. STATEMENT OF THE CASE
2 A. Nature of Decision and Relief Sought.
3 As described above, the Decision approved without conditions a new four-story
4 building containing 50 apartments and associated retail space. Petitioners ask the Board to
5 reverse or remand it.
6 B. Summary of Argument. 7 Petitioners argue herein that Respondent erred (1) in not applying off-street vehicle
8 parking requirements that took effect before issuance of the Decision, and (2) in ignoring
9 various stormwater drainage regulations, in approving a building that straddles a lot line, and
10 in allowing various structures in setbacks.
11 C. Summary of Material Facts.
12 On or about Sept. 10, 2012, an architect firm submitted a building permit application
13 fora "four-story, wood-framed, mixed use multi-family and retail building" to consist of
14 50 residential units and about 3600 sq.ft of retail at 4427-4439 NE Fremont St. K. 376. The
15 Property fronts only NE Fremont St. and is made up of two tax lots, both of which are zoned
16 CS.
17 On or after March 22, 2013, BDS issued a building permit for the Project. R. 117.
18 On April 10, 2013, Beaumont-Wilshire Neighbors for Responsible Growth, William and
19 Geraldine Barrett, Carole Lower, Roni Richey, Marsha Gleason, John Golden and
20 Margaret Davis filed with the Board their notice of intent to appeal issuance of that permit.
21 On April 30, 2013, Respondent withdrew its decision on that permit for
22 reconsideration pursuant to OAR 661-010-0021(1). On May 3, 2013, Respondent filed with
23 the Board a Decision on Reconsideration. R. 80.
24 On May 24, 2013, Beaumont-Wilshire Neighbors for Responsible Growth, William
25 and Geraldine Barrett, Carole Lower, Roni Richey, Marsha Gleason, John Golden and
26 ///
Page 4 PETITION FOR REVIEW - LUBA NO.2013-031
DCAPDX_l 037466_v 1 1 Margaret Davis refiled with the Board notice of their intent to appeal issuance of the permit.
2 On June 12, 2013, Respondent again withdrew its decision for reconsideration.
3 On or about July 24, 2013, Intervenor's architect filed with Respondent a Permit
4 Revision and Submittal Requirements form and supporting documentations. R. 5-73. On
5 July 30, 2013, Respondent filed with the Board a Second Decision on Reconsideration of the
6 issue. On August 14, 2013, Petitioners filed an amended notice of intent to appeal that
7 decision.
8 III. JURISDICTION
9 The Board retains "exclusive jurisdiction to review any land use decision or limited
10 land use decision of a local government." ORS 197.825(1). In asserting their standing to
11 make this appeal, above, Petitioners explain why the Decision constitutes a "land use
12 decision."
13 IV. ASSIGNMENTS OF ERROR
14 A. Assignment of Error No. 1.
15 Respondent erred by failing to apply the criteria of PCC Chap. 33.266 governing off-street vehicle parking. 16 1 ~ Under OAR 661-0 l 0-0071(1), "[t]he Board shall reverse a land use decision for
1 g further proceedings when:...(c) The decision improperly construes the applicable law and
19 is prohibited as a matter of law." Under OAR 661-010-0071(2), "[t]he Board shall remand a 20 land use decision for further proceedings when:... (d) The decision improperly construes
21 the applicable law, but is not prohibited as a matter of law."
22 The question presented here appears to be whether the criteria applicable to a building 23 permit application are those in effect on the date of application or the date of permit issuance.
24 Petitioners contend that it is the latter, and that Respondent failed to apply criteria that took
25 effect before it issued the subject building permit.
26 ///
Page 5 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_ 1037466_v 1 1 PCC 33.266.110 (attached hereto at App. C) sets a minimum number of off-street
2 parking spaces to be provided to new "household living" uses in the CS zone. Under either
3 Subsection D or Table 266-1 thereof, this minimum applies to projects featuring 31 units or
4 more. Petitioners find nothing in the record that addresses, much less purports to
5 demonstrate compliance with, this requirement.
6 Finding nothing in the record that addresses compliance with PCC 33.266.110, we are
7 left to assume that Respondent determined that the provision was inapplicable to the
8 Decision. Because the Decision is not supported by written findings, furthermore, we are left
9 to infer how Respondent made this determination. Whatever the basis for such a
10 determination, Petitioners find it unjustified.
11 Respondent added the off-street parking requirement for projects of at least 31 units
12 in its Ordinance No. 185974, a copy of which is attached hereto as App. D. That ordinance
13 took effect on May 10, 2013. Petitioners thus assume that Respondent did not apply it on the
14 conclusion that the Project was in some way "grandfathered" against changes made to the
15 code before the date of permit issuance. Petitioners find no support for such conclusion.
16 Every indication to Petitioners is that Intervenor requested and Respondent issued a
17 building permit. Such permits are issued pursuant to the Oregon Structural Specialty Code.
18 Petitioners see many references to standards set forth in the OSSC. See R. 325.
19 OAR 918 governs municipal administration of the OSSC. Petitioners find no
20 guidance therein as to the criteria applicable to a permit application.
21 The statutory authority for OAR 918, in turn, is ORS 455.040(1).3 Unlike
22 ORS 227.178(3)(a), which applies to a proposed discretionary development of land, nothing
23 in ORS Chap. 455 appears to address the circumstance in which changes are made to the
3 ORS 455.040(1): 25 The state building code shall be applicable and uniform throughout this state and in all municipality shall enact or enforce any ordinance, rule or regulation 26 municipalities, and no relating to the same matters encompassed by the state building code but which provides different requirements unless authorized by the Director of the Department of Consumer and Business Services. The director's authorization shall not be considered an amendment to the state building code under ORS 455.030. The director shall encourage experimentation, innovation and cost effectiveness by municipalities in the adoption of ordinances, rules or regulations which conflict with the state building code. Page 6 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_1037466_v 1 criteria applicable to a building permit before the permit is issued.
2 In Gagnier v. City of Gladstone, 38 Or LUBA 858 (2000), this Board addressed the
3 issue in the context of ORS 227.178(3). There, the applicant obtained a variance to construct
4 a duplex. 38 Or LUBA at 860. When the applicant shortly thereafter sought a building
5 permit for the duplex, the city asserted that a recently adopted ordinance prohibited it. Id.
6 On petition to this Board, that applicant asserted that ORS 227.178(3) prohibited application
7 of that ordinance. In reversing the city's denial of the building permit, the Board opined, Id.
8 at 864-65 (footnotes and citations omitted), as follows:
9 [A] city's approval or denial of a building permit is not a "permit" as defined at ORS 227.160(2). However, . . .under the present circumstances, ORS 10 227,178(3) requires the city to treat petitioner's application for a building permit as part of the application for the variance permit; thus the city's 11 decision with respect to the building permit must be consistent with the standards that were in effect when the application for a variance was first 12 submitted.
13 Admittedly, ORS 227.178(3) does not expressly regulate the role of building permits in carrying out "permit" decisions. Further, the city is correct that the 14 °°application" described in ORS 227.178(3) must be understood to refer to an application fora "permit" as defined at ORS 227.160(2). However, we do not 15 believe the legislature intended that a city can apply one set of standards to the "discretionary approval of a proposed development of land" and subsequently 16 apply an amended standard to deny a building permit to construct the development in accordance with the discretionary permit. ...The logical 1 ~ consequence of the city's position is that an applicant could apply for a discretionary permit, invest time and resources in gaining approval, apply for 1 g a building permit within the prescribed time limits to construct the approved use, yet have the city deny that building permit based on subsequent zoning 19 ordinance amendments. ORS 227.178(3) implicitly requires that the city apply a consistent set of standards to the discretionary approval of the proposed 20 development of land and the construction of that development in accordance with the discretionary approval. 21 We believe the approval of a "permit" (i.e. "the discretionary approval of a 22 proposed development of land") under ORS 227.160(2) and 227.178(3) carries with it the right to obtain the building permits that are necessary to 23 build the approved proposed development of land, provided the applicant seeks and obtains those building permits within the time specified in the 24 permit itself or in accordance with any applicable land use regulations that establish a deadline for seeking or obtaining required building permits. 25
26 ///
Page 7 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_1037466_v 1 1 The case at bar is materially distinct from Gagnier in that the City has not previously
2 applied a set of standards to a "discretionary approval of a proposed development of land."
3 In summary, Petitioners find nothing in state law making the criteria applicable to the
4 Decision those in effect when the Application was submitted.
5 Local law does address the issue. Indeed, the determination of which criteria apply to
6 the Decision might be governed by PCC 33.700.080.A.2, which reads as follows: ~ Applications for building or development permits will be processed based on regulations in effect on the date a complete application is filed with the City. g For the purposes of this section, a complete building or development permit application contains the information necessary for BDS to determine that the g proposal conforms with all applicable use regulations and development standards. 10
11 Applying this provision, the factual question is as follows: on what date did the
12 application contain "the information necessary for BDS to determine that the proposal
13 conforms with all applicable use regulations and development standards." Petitioners find
14 much support for the conclusion that the application contained such information only after
15 May 10.
16 The first 73 pages of the record were submitted after that date. At R. 71, Intervenor's
17 architect states that "the purpose of this memo is to document compliance with City of
18 Portland Title 33.248 Landscaping and Screening." The memo appears to respond to a
19 request from Respondent fora "planting plan meeting the L3 standard along the entirety of
20 the north lot line." R. 278 (Zoning Plan Examination Checksheet No. 2 from Jill Grenda,
21 dated December 10, 2012). As such, it seems safe to conclude that the previously-submitted
22 plans (found at R. 142) did not meet this standard. It was not until the second revision, made
23 after May 10, that the necessary information was submitted, as indicated by the following
24 itemized change listed by the Architect: "Extend 5'0" L3 Landscaping along R zone at north
25 property line to west property line." R. 6-7.
26 ///
Page 8 PETITION FUR REVIEW - LUBA NU. 2013-031
DCAPDX_1037466_v 1 1 Indeed, the memorandum from Intervenor's architect at R. 6-9 appears to set forth a 2 great deal of information necessary to determine compliance with applicable criteria. As 3 described in Assignment of Error 4 below, Respondent allowed Intervenor to place a number 4 of detached accessory structures in the rear setback. One of these was a gas fire pit (shown 5 in R. 140). The R. 6 memorandum specifically notes removal of that structure. 6 Petitioners' reading of the law —that Intervenor had to submit changes to plans before 7 May 10 to avoid application of Ord. 185974 - appears to find support from senior City staff. 8 R. 84 (email from Supervising Planner Mike Hayakawa stating that "any revisions that are 9 submitted until May 10 are under existing rules. If a new permit is submitted after that date, 10 then the newly adopted rules would apply.") 11 In summary, PCC 33.266.110 and Table 266-1 constitute land use standards 12 applicable to the Project. The record includes no evidence of compliance therewith.
13 Respondent either approved the Project without any evidence of compliance or based on an 14 erroneous interpretation of the law. 15 Based on this error, Petitioners ask the Board to reverse the Decision and mandate
16 denial of the application. LUBA has described the line between remand and reversal as 17 follows: "The distinction that must be drawn is whether it is the decision or the proposal that 18 must be corrected. Remand is appropriate in the first circumstance; reversal is appropriate in 19 the latter circumstance." Angius v. Washington County, 35 Or LUBA 462, 465 (1999) 20 (emphasis in original). Furthermore, in Richmond Neighbors, the Board reversed a building 21 permit for a nearly identical project (same zone/same use). In so doing, the Board noted (at 22 p. 8) that it was more likely than not that compliance with the underlying land use regulation 23 would require "more than insignificant changes to the existing application." 24 Application of the off-street vehicle parking requirements of PCC 33.266.110
25 and Table 266-1 would engender changes to the Project far greater than those required by
26 Richmond Neighbors, and far, far "more than insignificant.
Page 9 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_1037466_v 1 1 B. Assignment of Error No. 2.
2 Respondent erred in finding that the Project complies with standards governing stormwater management. 3
4 As noted above OAR 661-010-0071 requires the Board to reverse or remand a land 5 use decision that improperly construes the applicable law. OAR 661-010-0071(2)(b) requires 6 the Board to remand a land use decision that is not supported by substantial evidence. 7 To Petitioners, the lack of substantial evidence of compliance with stormwater 8 management standards set forth in law seems clear. Without written findings, the question 9 presented by this assignment will depend materially on the manner in which Respondent and 10 Intervenor respond to this petition.
11 The Decision appears to approve two violations of City law governing stormwater 12 management:
13 1. Section 2.3.3, Facility Design Criteria - Drywell of the Portland
14 Stormwater Management Manual — August 1, 2008 (SWMM) is attached hereto as 15 App. E. It states (at p. 2-88) that "[t]he drywell must be 10 feet on center from all 16 foundations and 5 feet from property lines." As shown at R. 16 and 17 the drywell is 17 placed less than 10 feet on center from the foundation of the proposed development 18 and is partly in the 5-foot setback to the north-side property line. 19 2. PCC 17.38.040.D.14 requires submission of an operation and 20 maintenance plan for stormwater management facilities, such as the drywell. "The 21 Plan shall include and not be limited to: (1) Design plans of the specific facility and 22 related parts ..." PCC 17.38.040.D.1.a. The plan submitted by Intervenor (R. 263-66) 23 shows a drainage system, including locations for the sedimentation and drywell 24 facilities, that appears not to match the approved plans at R. 16 and 17. 25
26 4 "All applicants for new development, redevelopment, plats, site plans, building permits or public works projects, as a condition of approval, shall be required to submit an operation and maintenance plan and the required plan cover sheet for the required stormwater management facilities for review and approval by the Director, unless otherwise exempted in the Stormwater Management Manual. A stormwater management facility that receives stormwater runoff from a public right-of-way shall be a public facility, and maintained by the City, unless the right-of-way is not part of the City road maintenance system." Page 10 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_1037466_v 1 Again working without written findings, we are left to guess at the basis on which
2 Respondent approved the Project in these circumstances.
3 The foregoing provisions of PCC Chap. 17.38 and the SWMM appear to apply as
4 criteria to the Decision. The Stormwater Management Manual is the controlling document
5 for stormwater facility design. PCC 17.38.035.B.1 ("Stormwater management facilities
6 required for development shall be designed, installed and maintained in accordance with the
7 Stormwater Management Manual ....")
8 Respondent might assert that the foregoing provisions are not "land use regulations."
9 As an initial matter, we find nothing that limits the Board's review to criteria set forth in land
10 use regulations. Petitioners find no case in which this Board has determined whether
11 provisions of the SWMM constitute land use regulations.s However, stormwater drainage
12 standards not set forth in a zoning ordinance can constitute criteria applicable to a permit. 13 Soarer v. City of Corvallis, 56 Or LUBA 551 (2008)(applying applicable criteria from the
14 city's stormwater master plan).
15 Furthermore, we believe that the criteria set forth in the SWMM are land use
16 regulations. The Board explained in Angius v. Clean Water Services, 50 Or LUBA 154, 162
17 (2005) that this determination turns on whether a "clear connection" exists between the
18 ordinance and the comprehensive plan provision petitioners believe it implements.
19 Policy 10 of Comprehensive Plan Goal 8 is to "[r]egulate development within
20 identified drainageways for the following multiple objectives:... Conserve and enhance
21 drainageways for the purpose of containing and regulating stormwater runoff." See App. F.
22 The SWMM is sufficiently connected that the City has cited it as a basis of its fulfillment of
23 Goal 8. See App. G (relevant pages from Comprehensive Plan Goal 8 and the City's 2008
24 Comprehensive Plan Assessment).
25 Respondent either deemed the above-cited stormwater regulations inapplicable, or it
26 found that the Project complied with them on an evidentiary basis not at all apparent from the
5 In Von Clemm v. City of Portland, 2012 WL 6018047, LUBA No. 2012-045 (2012), the Board considered the application of S WMM regulations, but that was only in the context of their asserted applicability to a permit to undertake work in a designated Environmental zone. Page 11 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_I 037466_v 1 1 record. As such, Respondent erred either in its evaluation of the evidence or its interpretation 2 of the subject criteria. Whether Intervenor can overcome such err by submission of plans 3 that show only "insignificant changes" to the Project is up to it to establish. If it can do so, 4 then remand is warranted; if not, then the Decision must be reversed 5 C. Assignment of Error No. 3.
6 Respondent erred by approving construction of amulti-family structure without evidence that it would not straddle a lot line. 7
8 As noted above OAR 661-010-0071 requires the Board to (1) reverse or remand a 9 land use decision that improperly construes the applicable law and (2) remand a land use 10 decision that is not supported by substantial evidence.
11 This assignment presents questions as to the legal lot status of the subject property, 12 viz., whether a lot line transects the building and, if it does, whether the Project is lawful. 13 Respondent asked Intervenor to submit documentation of the lot or lots making up 14 the construction project. R. 339 (Zoning Examination Checksheet from Jill Grenda dated 15 October 12, 2012). Ms. Grenda did not refer to a code provision, but did assert that
16 "[d]evelopment on the City of Portland is allowed on legally created lots and parcels, as well
17 as "Lots of Record," which are plots of land created by a recorded deed prior to July 26, 18 1979." 19 The provision of law on which Ms. Grenda relied in rendering this quote is not 20 obvious. She might have been referring to the fact that the Project constitutes a "multi- 21 dwelling structure," the definition of which specifically excludes a structure that straddles a 22 lot line.6 23 Intervenor submitted a deed describing a parcel that runs 60 feet in one direction and 24 105 feet in the other, about half the size of the Property. R. 282. Petitioners find no other 25 /// 26 6 PCC 33.910: A structure that contains three or more dwelling units that share common walls or floor/ceilings with one or more units. The land underneath the structure is not divided into separate lots. Multi-dwelling includes structures commonly called garden apartments, apartments, and condominiums.
Page 12 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_ 1037466_v 1 1 deed to document the second lot. Other references in the record further suggest that a lot line
2 transects the subject building. See R. 342 and 344.
3 That a lot line runs through the middle of the subject building would seem to make
4 approval of the Project infeasible. For one thing, it is not apparent how it can meet
5 PCC 21.12.070, which requires separate water service for each lot. Furthermore,
6 Respondent would have to find compliance with the many development standards set forth in
7 PCC Chap. 33.130 for each lot individually.
8 D. Assignment of Error No. 4.
9 Respondent erred in allowing placement of various structures within required setbacks. 10
11 As noted above OAR 661-010-0071 requires the Board to reverse or remand a land
12 use decision that improperly construes the applicable law and to remand a land use decision
13 that is not supported by substantial evidence.
14 PCC 33.130.215.B sets forth minimum setbacks for the subject building. For the
15 subject 45-foot-tall building, the required setback from the adjacent R-zoned property to the
16 north is 11 feet. See Table 130-4 (attached hereto at App. H). The approved plans appear to
17 show various structures placed within this setback.
18 PCC 33.130.265.0.1 limits the "uncovered accessory structures" that may be placed
19 within this setback:$ Uncovered accessory structures such as flag poles, lamp posts, signs, radio 20 antennas and dishes, mechanical equipment, uncovered decks, play structures, and tennis courts are allowed in a street setback, but not in a required setback 21 from an abutting residential zone. 22 The approved plans show abuilt-in gas barbeque (R. 18) and synthetic turf surface (Id.).
23 Each is placed five feet or less from the abutting R-zoned property line to the north.
24 ///
25
26 ~ "The service connection to a parcel of land shall not be used to supply an adjoining parcel of a different owner, or to supply a separate parcel of the same owner for which proper application for service has not been made." 8 Under PCC 33.130.265.B, these criteria "apply only to detached accessory structures on sites with non-residential uses...." As described above, the Project includes two commercial spaces on the ground level. Page 13 PETITION FORREVIEW - LUBA NO. 2013-031
DCAPDX_1037466_v 1 1 Respondent presumably interpreted the term "uncovered accessory structures" not to
2 include a subject barbeque and turf surface. Petitioners find no basis for this interpretation.
3 Under PCC 33.700.070.A.4, "[1]ists of items that state ... `such as,' or similar
4 language are not limited to just those items. The lists are intended to provide examples, but
5 not to be exhaustive of all possibilities." The subject barbeque and turf surface do not show
6 as being covered. Furthermore, they are similar to play structures, decks, and athletic courts
7 in that they will tend to invite groups of people to congregate.
8 The Project also places other structures (two wheelchair ramps and twelve balconies
9 on north side of the Project) more than 20 percent into the required 1l-foot setback. R. 22
10 shows a wheelchair ramp projecting more than 20 percent (viz., at least 3 feet) into the above-
11 described 11-foot setback from the abutting R-zoned property line. R. 30 shows a covered
12 trellis on the ground floor that appears to extend more than the allowed 20 percent into the
13 required 11-foot setback.
14 PCC 33.130.215.B.3.areads as follows:
15 Minor features of a building, such as eaves, chimneys, fire escapes, water collection cisterns and planters, bay windows, uncovered stairways, 16 wheelchair ramps, and uncovered decks or balconies, may extend into a required building setback up to 20 percent of the depth of the setback. 1 ~ However, they may not be within 3 feet of a lot line. 18 R. 24-26 shows twelve balconies of the building that protrude to less than 3 feet from lot
19 lines to the east and west, thus violating this provision.
20 In finding compliance with these two provisions of PCC 33.130.215.B, either without
21 supporting evidence and/or based on an erroneous interpretation of the subject criteria,
22 Respondent erred. Whether Intervenor can overcome such err by submission of plans that
23 show only "insignificant changes" to the Project is up to it to establish. If it can do so, then
24 remand is warranted; if not, then the Decision must be reversed.
25 ///
26 ///
Page 14 PETITION FOIZ REVIEW - LUBA NO. 2013-031
DCAPDX_i 037466_v 1 1 V. CONCLUSION
2 Petitioners respectfully ask the Board to reverse or remand the Decision.
3 DATED this 2nd day of October, 2013.
4 Respectfully submitted, 5
6 ~~ Ty K. Wyman, O B No. 25083 7 Dunn Carney Allen Higgins &Tongue, LLP 851 S.W. Sixth Avenue, Suite 1500 8 Portland, Oregon 97204 Attorney for Petitioners 9
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Page 15 PETITION FOR REVIEW - LUBA NO. 2013-031
DCAPDX_1037466_v 1 1
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3 4 BEFORE THE LAND USE BOARD OF APPEALS 5 OF THE STATE OF OREGON 6 7 BEAUMONT-WILSHIRE NEIGHBORS FOR RESPONSIBLE GROWTH, 8 WILLIAM AND GERALDINE BARRETT, LUBA No. 2013-031 CAR.OLE LOWER,RONI RICHEY, 9 MARSHA GLEASON,JOHN GOLDEN and MARGARET DAVIS, 10 Petitioners, 11 v. '~ 12' CITY OF PORTLAND, 13 Respondent, and 14 VWR DEVELOPMENT LLC, 15 Intervenor-Respondent. 16 17
18 19 Zo SECOND DECISION ON RECONSIDER.ATIDN 21 22
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PORTLAND CITY ATTORNEY'S OFFICE 1221 SW 4TH AVENUE, RM. 430 .PORTLAND, OREGON 97204 (503)823-4047 Appendix A: Page 1 of 61 }af 'x1i~~ K" r~.i.. .~* f. ' ~ 4,.e Ytt ~ORG" t ~ ~'n~ ~i ,7 ~ ~ ... ~- p t 4 'y''i">' isi ^..::; =.~ Ir~i~: c (die z rtu~ P~ti ~, aeincvc DetoA Que TaDo li:t rt: Pam~4Cxc , Pto i 7cu k Fttriow Next Add :\ t°y ~f qS ,., i ...' ,,:r.:.... ~P ,...... _ f .i~ .z4x~ ...~ ~,.,F ,_.,.. .: Y ~ ~.,~>. P~ ~9. ~::: P .... • ,.
~ Folder property }People Info FeelCharge Process QocuntenE File 1ns~ecUonReq ~mment RtfaChtrferit :~~':.. .
4 y
~ y~ •~ ~ ~ Cdr ~~~ _ '4'Y r _ _ k t .., "~ ' ~'~' ~~~~~~~'~~~ . . _ Ref `Cen Yr ~Se uelice: SeC Rev `FolderType :. _ ,. ,..:. .. ~ •. > Stalus .Wl~ "n~ s w oil a ui~ ~noi~iu~L - ~2012181319000O~.C4 Folder s }~ 181319 ~ 02"', CO ommercialBuildin Permit Issued ~,J 2012181319DF~D1...... CO .,... ,; p y F< ~`~ ~"~~ ~'~~ >g Pro ert Indicators z } ~, ;2012181319 SQC Qt`TS t... ~. House # Prefix. Sheet ~~.~r~~ ~~~~ ~ ~_ ` b ~~ °a~ '2012181319:REV01 CO ;Address[9429 ][E ~ rRE~V~Oi~I C~ ~~~~T~~[ -~[~~~ ,~i~ifat~a 5 ~~~~~~ ~ ~ Ci,y ~~ip. s~,re~~ ~ ,~~~t ~ ~" , 7 20121$1319 SDCO2 PK_ § ,... ;; T, z QRTLAND _ ~ ~~~~~f , NZEI9CC.1630Q y~ ~ ~ ~ ~ ;~ i 20121a1319DFS02C0 ,_ ;„r~°<, ~..~ ., .,,,' ~:~u 6„on~ 4421- 4437 NE FREMONT ST ~ 'P~operly Urnt #'' `~Eh~}d ,~ ~= DFS,O~.(YO_.__._._.... .201218131 ~ `' ~,SECTION 191 N 2E.TL 16200 816300 ~ ~ DuP ~ '~' `~ Q:O~ ~ ... ~+ ~4.N ,~{~,.~v,~y~jy~~~„~` '~. ' R 5"~;. ~. f~`Y5 A4Q i~ ~ a~~~~7C~v~l tl'i~n~i~i f +;F,~...tfteK~K~1"~`.'wit~!'~~~ ~~ v ...:.....: .. .:..~`.~.:~.~ f::.ui~. ~ •.:; ' ~ ~ In Date un 20 2013 Issae Date Jul 24 2013 an 20 2014 ,, ...... •. t ~: ReierenceFile, . #~ ,...... ~...::...... ByHiII,Debby ~~~~d.:~~ ,~ .: .....:..::...,..:;. :.ri:::.:.... :.: ~~ Sub Type arlmentsJCondos 3 or more Work Proposed ew Construction ~~ ~ ~~ .:::, Folder Name BEAUMONTVILL4GE. ;Priority` Description A.LUEAE~~ED R `~~[CJ ~ TO tv1A~f~ Z0 : NG C "',Ff TION,~` t! .T~CONS RUCTION u ”' ` ~ '~ DETAILS; A~ D N1INDOWS IN SIDESrVALLS; FLOOR PLAP! MOD{ ~ $ ~ PLUMBING (~-IAfJGES `~ `'~ ~DEMOEXISIINGCMUA~LOPIPROP~:RTY ~~;~~° '~ "~~;~ ~: ;~ Condition ~ Premise Isolation (PI) ll~"VA rer~uirP~i on C~orne~bcb4'a~er 5en~ice PI D~:;UF, r ~.~uired oi~ t-ireli~~e `Y~l~~f~r - ~ '~ '~=~ ~ ~Szmce,pPra,~~r~i.portlan~ir~regon.go~~lwate~rjb~~k~~nstall~liotirequirer~~er~ts— ~.~ r~f~,~r3 s~~inkl?r~yslem ~+nll be rF~~jnir~~ilar thlss~ucture and sE~rinklers bPlo4;~ dei:k~ ~iniPss ~t ~~p~eal .: ,is r~r~nta~~fFiPtYU1K~a€iIAR l ~-75-?I11: ,.:; ~~~~ ~.~:..: r.;~t~:~±~a~m~~~~~~~:~y~x~;~; .>_: Grou Construction ~~w PareniRSN ~'~~'~:~. 8 :. IVR# 333023 ,:. . t ~; .— ~ .... ~:~~,~ListView ~' RelatedUiew Copy GeateChild Revise IssuuF:lApprove Print ?e~e~~.:~ .r:~.~~1 GIS Suromaiy~ ;.r" Show no:'of rows on tabs t :`' n ... ,..; ~ady, :. ----
Appendix A: Page 2 of 61 Folder: 12'181319 REV 02`CO ~p~~,~a~ ~' ``~~~ ,, _: .. ~~, y Process Comments Status Ta Start ~~k To End Started Ended - ID ` M~~IA~9 Application Znd Screen App Set Up '~;y j pp~oved ~ ~ /20/2013 4 /20/2013 CMontez,Cha ' 1 f?' & Z -.Property Ch~C~t k.,,~~ ...... t..~.pproved...J...... _...... i,...... _...... /20l201.3.~../20/203CPike-Salas,~ ;~k fife Safety:-Applicatr~n~f~i CHECK VALUATION pproved /20/2013 /20/2013CJones,Davic#, Q Issuance/Intake ~ ,; ~ .. _..: r ~~ ~~t~al~~ ~ DSC- ~~...... :...:...... ^,.Intake... ~.!20/2013.. ,/2012013_.:. ones,David ~.'~
Life Safety Rev~eil~ _ /8/13 Engelhardt 1 pproved /21/2013 ~ /19/2013 ~ 7/8/20131 7/8/201314En9 elhardt,.~ ~Q <='1 ... .. uu~~~~ . ::•... i .:. i ~~~rgy Cody Review:. ; ...... y , rr .. ~ ,pproved .. ,/27/2013 t 7/25/2013 i 7/8/2013 1t7/8/2013 14Engelhardt,,. r:'`'S~ ~, ;,1.::.. e~kiani~af required::.:::;.:: pproved a /27/2013 t~7/25/2013 f /27/2013 /27/2013 1 Karr P E ,M~ ~ 'i ~tru~turaf
~tiVrtirtm~ntat Services BES Source Control Reviev~ B~S.Envirbnmental Review NO
__ Statils;Gliange: Foider Setup ~ Closed '%20/2013 /20/2013 t /20/2013 C Montez,Cha ~fatus Change pplication/Under RClosed /20/2013 /20/2013 /20/2013 1Silleck,Jane~ Status Change Under Review/Appr Closed 7/24/2013 i~ 7/24/2013 i 7/24/2013 C Baumgartne Status Change pproved to Issue/I~ Closed 7/24/2013 ~~7/24/2013 7/24/2013 1 HiII,Debby
Ap~~ +~:R~~~~~of 61 • ~
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. ,; ::..:;:....:::: :;.:;~. <:<.:4:::_ ~ bocuiiient ~."Fle ~ lnspeCUDrt,E: ., Pitt~c~ime~►t ~; ..... ,.....:...... :...... :,...... ;.. ;;,;,...... ,...:... .- ...:.:._. . ;: ':
°~2012181319':000 00 CO 2012181319IFS Ofi f'A...... F ~2Q12181319 5DG 01` TS ' ;2012181319 _REV 01 CO . i. _ 3 ~1 ~~ . . _ ...... of .~2D121$1319SDCO2PK...... :...... ,_....2._.,...,..... 2012181319 DF5 02 GQ 2012181319 DFS 03 CO
Appendix A: Page 4 of 61 Oregon ~ of __ T- :qty of Pori Bureau Deue~opment Services :. ~: ,.. ' '. 1900 S1N Fourth Ave~u~• Portland, Oregon 97201• 503- 823-300• www,pertlandoregon:gov /bds ~^~~!" _. ,. Permit Revision Application and Submittal Requirements A i~erm'it Revision is required when there are prapased changes to the project after the permi# has been issued. This `: may arise due to discrepancies between fhe citX-approved permit drawings and actual field conditions, or the customer: has changed their mind about an aspect of the project: In all eases, a revision to the existing permit must be submitted; reviewed and approved.
FL'eS: The Permit Revisions are subject to fees associated with plan review, processing and any increase in project value. Additional fees may apply if adding plumbing fixtures. The Bureau of Development Services fee schedule is available under the fees tab on the BDS web site at: www.portlandoregon.gov/bds. Fees are updated annually on July 1st. Helpful Information: impor#ant Telephone Numbers: Bureau of Development Services BDS main number ...... 503-823-7300 City of Portland, Oregon DSC automated information line ...... 503-823-7310 1900 SW 4th Avenue, Portland, ~R 97201 www.portlandoregon.gov/bds Building code informs#ion ...... 503-823-1456 BDS 24 hour inspection request line ...... 503-823-7000 Submit your plans in person to: Residential information for Development Services Center (DSC), First Floor, one and two family dwelling Tuesday - Friday: ...... b03-823-7388 7:30 am- 12:OOpm General Permit Processing and Closed Mondays Fee Estimate info ...... 5Q3-823-7357 City of Portland TTY ...... 503-823-6868
dsc_permit_rev_app_req 04/16/12 City of Portland Oregon - Bureau of Development Services
Appendix A: Page 5 of 61 620 SAN 5`~'Avenue, Suite 500 - Portland, Oregon 97204 • t 503.236.6000 f 503.236.7500 • www.myhregroup.com
Appendix A: Page 6 of 61 r~,;
.~.
MGA Project Name:.NE 44"' &Fremont Apartments -[Permit 1~-181319-CQ] MGA Ptojed # 12025U 1u~e 18, 2013 Page 2 of 4
11 L3.0], Remgve existing block wall to be demolished from plan extend S'-0" L3 Landscaping along R zone at north ptoperty line to west property line Remove fire pit Add LITE. plantings at North property line in lieu of NpDG
12 A1.01 Add note for demolition of existing GMU block wall ~: 13 A1.10 Remove existing..block wall to 6'e derriplished fresm plan Add adjacent zoning- Aifddrainage notes Add detail notations at.adjacent building to the east ±~ 14 A2:10 i~e'move Off[ce :~ Relocate:Restroom. Rcict Elevatior Electrical cl:os.et x~ Add section rr~arks end dimensions forfaux:window elements.
15 A2.11 Add section'marks and dimensions for faux vuindow elements
16 A2.12 Ad.d:section-marks and dimensions for'nev!i x HR rated side windows `~'
17 A2.13 Add-section marks and dimensions for new ~ HR rated side windows :r~,Y »;
18 A4.10 R~rYiove Office Relocate Restroom ~,. Add Elevator Electrical closet ,;,
19 A4:12 Add 1 HR rated side windows ,
20 A4.13 Ad.d 1 HR rate~J side wind~Ws
21 A7.10 Add 1 HR rated side windows to East elevation Add faux window elements to East elevation Add intake and exhaust vents to South elevation for Elevator Electrical ~K closet. ~~ Add tilt up side wall to East elevation Add new section marks IVlodify exterior siding on East elevation ~
22 A7.11 Add 1 HR rated side windows to West elevation ` add faux window elements to West elevation 1Vlodify exterior siding o.n West elevation :~ Add trim band to North elevation
23 A8.11 Add wall section mark ~'
24 A9.10 Add trim band on rear wall — A2 section -„
i Appendix A: Page 7 of 61 IVIGA Pro}ect Name: NE 44`".& Fremont Apartments -[Permif 12-181319-00] MGA Project# 120250 June 18, 2013 Page:3 of4
25 A9.11 Add trim band on rear wal► - Al section Add ducting -A4 section
26 A9.12 Add trim band on rear wall — Al and A4 section
27 A9:13 Add sheet for nsw East wall sections
28 x10:10 Add .El.~v~tor ~fettriral closet Add se~tib~ mark Add tletail notation at`6nck details
;29 A10.50 Rdd tub at gypsum'underlayment detail
3Q A11:1,0 Add faundation.detait.— C~/A11.1U Updaiefo:ur~da~ion:dtain locations
31. A1.1,i1 Update Foundation details 'Add Titti-up Wail Pane.{ Assembly Installation initrUCtions
32 A11.20 ClarifylNRB and flashing overlaps at corner conditions. Update.brick cap transition~at siding detail Update door head and sill trim at bay details RemQVe details — A5, 64, and D1/A11:20 Update:sofFit detail — C5/A11.2Q
33 A11.21 Add sheet for East wail details
34 A1,1.30 Update deck structural and flashing details
35 A11.31 Update deck knife plate flashing Add deck knife elate detail
36 Al2.10 Add Type'W Window-1HR fire-resistance-rated per Ul263 jASTM E-119 as required by OSSC 703.5
37 Al2.11 Add 1 HRfire-resistance-rated window details Update window head details. Add window details at flush fiber cement siding
38 Al2.20 Add Eleva[or Electrical closet door Remove rated doors in exterior walls
39 Al2.21 Update deck door threshold details Update door head at fiber cement siding
40 52.10 Add new section for tilt-up wail at east
41 52.11 Update shearwall and holdown plan — 2/52.11
Appendix A: Page 8 of 61 MBA Project. Name: NE 94~'& Fremont Rpartmenfs = [Permit 12-181319~COJ MGA Project # 12025U June 18; 2013 -Page 4 of4
42 52.13 Add 1 HRfire-resistance-rated window openings
43 52.14 Add 1 HRfire=resistance-rated window openings
44 54.11 Add foundation detail — 22/54.11
45 55.13 Update declt details
46 M2.10 Remove Office Relocate Restroom Add Elevator Efectricat closet
47 M2.15 Add. motorized;damper.at elevator hoistway
48 P2.OQ Revise plurilhng,for relocated restroom
49 P2:10 aewse pfumbing tvr'relocat~d restroom
SO E2,1 Remove Office Relocate Restcoom add Elevator Electrical closet
51 E2.4 Add motorized damper at elevator hoistway
Sincerely, MYHRE GROUP ARCHITECTS,INC.
Keith Randolph Project Manager
End of Daumenf
Appendix A: Page 9 of 61 ~~~~
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V 5~~~ -` ~~~ x'Ypa'" y..iit ran. ~ectw.'fu~x xuxei.rsr .MCe~i111Fk'+noc.v PiO Nfl1: W~fL 4ltlIA. ~OLY.M.IIR. Mlw~~3Eiit ]eYn N+0 avF11MnC~ y 4GMRrlMIMpfUrtKN.IffYM. ! . FIRE d LIFE SAFETY SYMBOLS (';:;-' :"~ one.aorvnrm~aanocruv.a+wrvmn.... ta~eunam _.~.~.~ ~xww~rnncas.r ~~~~~~~ tNOM M?[~w1NMI.Y -K-~-E-K OYPLMVNL VAMP NlCRI ~~ OCCU~MII IGIYHp ONbW1f.E0W.~O~Y MYYMI \`~K~YOIMROfMERC MVtlIWA~MHCIW~~ I Vin' ~`~~"" I PERMIT REVIEW ?~ rzreiw~n++~ownorrrma.awr.a ~ a SET .., unaerw~.M.,.moAOr wa. lM1i9MA.OSN.'LVCIj~ ___ ~tvJ4r powiws ~~~elx i 1IR : ~ryM ~ F~•--.._T~.RPIVMN, f ~" f1fY~YAl111.0~0 P~ FIRE 8 LIFE3AFES'! KEYNOTES !~ OYl11MIC Mt4MM~.YW~IICIMAM.W.TlVIIUI L E~IhM14TG YFtiK+L LMY~FN31[IIR." . :. .v . ., '.. . .. ~ n..' _ ....r• 'kl~t ~ S r i 9 i ::. .: tR MM ♦X~~L.UgI~fT. .' i .:;t; :'; .. .~.: ~~. .~' •:b . ' Whitj{tjf']~[OW tiA y .. ~ ~.. .. ., .n•:~ :,. ~.. ~` ~. - _~ _ C'' .. ~. '. xr+wnr mk :aa~~u~~~~~- ,wog ~1 ,_~~r _. r'. ~'.~_. f ~..__.____ .• 4..... :.e .,.~, ~ . tats .. 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MATNn:PMAT .•~`T WHARF nwnna.;anraVe.un,nrmn..wrnnneurnve 1 g4E,P4D:Lp~9~a ,.,.. .-amKaw~RwnowvMa ~~ 0~~R,t35:~.y nevw~xaowns ~ ~ .~xt~ueMnn ~..~ "'~~ ~ tu~e miiamcxw MU~~.1RM - RiVn~o ~ ~~ 4T?MrQW . ~~ ~ ••'--~-~~~~~~yy "'S ~ 'TNA M~fS~YlAP~MI NC15~WILOJ~M~.L Q[.,~w.4H ~/~iY~ ~e ~ ' T '~J~•YV1~W 11(Yio X '~ 1'entrtNC.liM~6. ~ X ~' ~ ~1?W' ~'` ~ ~au v a+.. -a..m.rxwxcrw I) -. _._ __ _~rw i~me~uw t s nmiera .w+on rtw+~w~w+nw w.w.~.ccu+o+ca - ~~ n 19~~„~~• nRwrvrvuw~c.. wr«u ~ ~F 04~' . ~ :r'' s rin~~w.u.~w ~ _ ^~.~uxrrmxmn a'~+i~.vv""im'rcnr:.snsr I . ... ~ /'' "' umaxiuna~ '' ~ °~ a4r.u*r.uawncH, ~namwNSeroaunE~unmm~ .nownavmnw~mRxcroa~ur ~ ^+y~'~~x \~~.rr.n.~r rn~w:n~n~rsar~we«v.m~xmF~xac~rtr~.rnMU~mweo -~ -Q ..(" '„~,... ~,.a_ emac ~ ~~~amn~.ae nx,~c irxnu+ti+oromw+n.wne --~ .•• . ~ v\ i .. .~i--~~"'~"'hly ~~~~% ~ ~ \-~oM9y~yAtK~YC~F owie. ~ooOetIYe aewwYeMa.MNmRir.Mwrti {uuwr. ~~.iVOnen~csawmhmr wa+.xuotLrec~uw KacaamiaM;IMm ~••_•~---- n nfex:)anicxn ~ ~u~~mn.,m -r weee,xmn I~ . PLt¢~FfmNY< RaW MMIIDU) RwPK:PgTWq1 iMl~~) ~ oN0.1tCaLgrl. A orww~crsE. ln~no6n~oi8YJIRIWiiullOMAwPD 1TF~1'd~u.wua~o RNfYJE SF h%LW: M~ fIM!WNr6fMY: N~1 MfiUCRWlWO'FRNIR~OOPlP. MfM(Q/tUUTWln/RlC~n6lwrt ~14M~'tNfN.NW1Eq:MII+OtD • ~ •. ~ .~ ~/$^~j 1~fiR R4TE0 WALL WlPLUMBWO.CEUt$6... A .. 1~HOURFIKE#tA'f~0 WkLL ,_ (\/~~ ~ 1 HOWR RATED CORR1WR ROOFICE161NG MCN[RDOMD At WkTL'1tATOM. . ~J ~ ~ ~ ~" -•^•••~••~__--_-.--__-. 1 OOWIfAtiIMWSI.q MTTM4UTp1RRI.Mm10whL~Tf4 OI/4EMkKYF11FO1 ~ .'~.i :', ..~ ... YIWM~OM4NO.Y ~ ~i 1WA4 YMOrt'f~MI1NIf.MgPNLTO~'M~tR'H~M~M0. ....~'AY~jtl4MAlMVC~I.W4' <••.vr~....,~ :' MEF. NEO(VA1RR IXM~11f.ftC.tMLMWlRR~DD~DR/IMMMO%W1.M~!CT'DB1NYtlXti ._ ~ ~ ~ ~. ~ .. ~ YW4.. ~~ ~'lETU4IlA tTIYKiTJRM IUYI14Re MNT. ` ttRMllk RIli.artawAQTExwJ ifNtmlum~xsr.laNTTErws. >. . . ~G:: .r^.SCYltl00~YYlQi6MG6 ~ RMM / .•r MAV.HIG[I.Y .. OU10.5. . NY~1NRMaMN1t VW~i~aCWll~ Ntl Wb[EfrtKAWRTMfW qwD p.W IXMWT! ~. i~"~ .~- NTAIINI~11ivlLaYt ~~ ~ 4..- YM11 YleaE11 k O'vwu'WUtl~WM1MF1IYl NaEIV MnY14ntMN1_ . _ t11 UtiRaTeiRfeba %'O~SE1M ~ 4 k4fNt MV~iXU1Ct9.'K.0.{TCrtKNMfn'lO~NAWTW CifwtBNwY '"~ NnIb1M '~ ~~~• .. M/.'~MR pY~11MMtl ~ lMRr11AYF]lWN1.11PINi N~'V1CYpW gMOYtNLCOMIIIRIL~IX VTMI {~, r,...~~~~..«.%MOA1 1W.TIbq' .,. '~:+'~ ~ `~~~iwrorsnwp~twc CilRIVQIRRY`ttNNlfAtiOFM019I10MO1pCtr44fllYM.lM~4r1A~ ~ ~ - " Fh r@?,tMUlMFO IIN~ROIOGflN}~! 04Y.TO V~NGxMt~RM. \~/'' ~, i ~ ~. S ~ - ..~+'~.-YM A111M : ~ 1lIF~l11uCYMlk ~. %~ '5... ~,,.. /tR!'IK1G.T~ ~ ~ Y. APRYM.MII'l.O.RtT~W1pbORtCV N~NA BIIRNT~YNt4TAICII ✓.,:~.~~, \ ~~ ~~. WNIWCb IFNiOiM~ . TAW' Chi, <~,. ['nFR' _~~-~awxr1m+x1rm. rofertw.iuMtartla x. wxnno0.wuA.um pus uaraiA.r~mm~wmn~~nM~ c: ~ ,,,~~~' lllful4Tnnu. 'm ~~ !`~ ~ hfNQOFN4G0VF0.' ~ `~./ i~ .~~sui..w.-~w~ ~nuauw i ~ r. a~wesnunuw Mtru.mnawa mww.lwnwMC*wcq~wuxc. r... ntx agr.xu~+on --""~ 'ti _°u~+nu'n~mcx 'PERMIT REVfEW i iii/r ::v..• ~,.~.~-"°w'ew. mn"~.~w.'"°~°`"M D W1it0YC1NVl MrLiMOkMN.iRlTIVCMIM CMMdOt .: ~ ,,,~.._ ~r ~ S~ i •.. ••• ~IATMIt ~ _ t'F fMYO6 ~..._.. ~11mmanTti~ pi~n~:Y ~ _.~a.~:..:" ~"~~~~-4 a~BMIT an wdcnaww,~.m+a x~mA+wanww~wr~~ee FIRE RATED ASSEMBLY GENERAL NOTES m[PFlttt,1~S[: ~.nnpc+xa:Ep rttEr~WVra~ ~+n wroae~xbaa:rc ci„ € DtN 11-111L' TF RNItlf fM !MIKPQMfi A t ~ffftlMCt P{~ r~~ t~~HOUR FIRE RATED WALL 3 1•NOUR~~IRERATED~WALL ,Ra 2•NR~RASEO SBS MODIFIED CEILINGlROOF ~ ~ , Hra._.._..„.._.__..._. ~...... ~..~...~.....~....~~~~..~..~~. t, ..n \~..1- t. ~nF xEBgTM Pn~19~Mi41llT M~L~Kti j~ j~ - a.. a,+xw.evxa.na~..~+~znacuert nnvM.:..iw mwveaw ~1 rax+a~n . `7 _.._ xaaumxw.e~ -.~eux~w,~er~~ ~ ocrooxnaonrm ~mn wuuom~aomu.+nrteiu.we 'r ~ wmmciaiw uoaawow:~xn imrwi nr.~.unuxwnnruaq . ;•~c~ Is,~_ ~f waio ~,...-"'~'' oxw: meu~nuaai~vxwrnNUwwa.~aaaua. i user.rr // N~uwvaiita''•m`.r e~µ awe o ~aic~rax~nwcRrxsiaenmxww+a.nmcw um.n mu vqe ...... ,/-. we~xauswewr'~~y~ .{.: ~,,,i'~~ uni+w nuxeenwcw rncmarwi wn»vrcn»wree~ux..r~nmme . 1 :. ~ .~~:- ... _ -~1~W;0~ L%1C9RW~nrw YIJdt w+n~seA.servw.wro~rHOU.~. me~eoe.a ~NUYnrt .'~.~. MfFDT1G :. ~~ ~ A'M?InMRR/.~W ' .. .: ...-i .' ~ ~ ~~ •••/✓ ~~JT LM Ov.R f. wM.I 1vPEefT~llDN'V.BEDOM'AtAlBDw1lBllriwv NIRlR'~Wn1A ~ ~1AlRwVO,u ~~ :; •""N51'MRGA1[ilTlrtq CL6M6tGRMDlgtl.(i1NNt~CttYNS1CNIfMY. . .. :..'.. !i'~ - rte.NA iMM~AxW nne+iue.0 ~ ~ +^'~+~'u'~+ e1rwwa~axunuuuwuauwsewursnw~~cu .Z ,...... ~ ~. .~. ~ ~ ~, ,tia~~nenr ~ ~, __Raurt aau e~ F yeas wwcv~fn~mw~eea.w~~ e~ ~ .. siiacn~ru~w.i~~a t~. i^~ F ~ %.i; ~~yAy.euo~ravini ~ ` i,•• /1 r,i•--..p~µ^tl'L1~' '~ /~ ~ ~~i•'~: .---n~urert`rmtx orvun~w.0 eawu a u:r~wiwn nnwwa w+uni umnrtir,.x~aK's~+mmcnnirnnesuu .~. ~.' ~. /" -ivr ~ j f. .. ~i''l_ ::' .: .~~.r'~ MTIW.wrinw✓,:afx. l .~..~~~ ' ~11.t ~~dIM~YMf N14.i NOfMEWD14p91YK y i .. ~. ~.r n iVl~Nli41~: -; C '~~~~~~..-.~~~i~'~IMOI ~ ~ ~11~91 .~~14kAm(I Mlg2N01lK4t OCIwO1tCRDAI:~fOYNDT'~OSi FlL~f1CINFMOBt (ryMMUNb'T9fY ~M~W~F C~4M6:~iHOC ~..~ ~'~~ \~~ g ~ .. ~ ~-••~'•~.-On4W rvY10 4'nu6nMlm HINYlRk.TM~X J. M.uNINkI'4LL: N:lK11JI:.~tHlt-0M~Vf.~dINMGI .p~TM1AIw1hiW. OMOIIMWNl f9MD t.Yt~o~f0uAMYWE ~MOttMOfdKMVRT416 WECM.WOtIIGk1Wlf0~:~ I+xf4 hP,~mRMRnAVRfXMt~~4 ~Mnao1~~.4uwoaAm+Kire sa~uaf w.c w u~xurvew3 hem aAgtNlCt iHtfgrxweit ~:: awuovWara:remm ~Mnaxn~nuwcap.~w~Vmawee P.vKVR FYKUi. '!M. Mf:4 i/NW 1MR R[O~Nlf9kfYUPMt~DMMT0.1f1IW.~N XAVp~MC NitCOIYt ~'~ 1-HOUR FIRE RATE04YALL \ 1•HOURiFIF~EAATE6M'ALL _ `~ 2,HOURfIRE RATEp GENNGfR00f R !~M1~n*~wu~o..xan~~.0 nnxw~r mr«wm.H..A~r ~~ ~ ~ ° ✓~ Mx K. s: ~ ~:a..s Arun ~ „~t~~~, O _-io~r~e~xooMeo TYpICALA$SEMBLYSYMBOLSIEGEND +maws nea".."; ... j ~+..~. .~. ~^"~•-•. NI.VNfIILNI:NIW:6 ....~ -J-.., '. ~ICM.6.xlC ~xOR'J1 - 0 bMICMMVF T .. ~q1R MTMi\YMN~MC MO` tGMwNlt'lMD I :~laaa~ w Pw a~~ !'^'~ l4+A~ ~••••y• N1rilWns •••.•. 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L ALNAIIDMYpAbtlgnSN¢Ym:.0 :d: X _ R warn;mvamrtarow~nrwrnmHw~woaw.as.mm ?~. 4~a~ •- . a wumwmwse..wrrw~unn~swwcn.swrwiw. 0P 0 ~ ~~ :::-: ,. .:..: I.E6END ~zya.~~—.•• Q~ .. . ,.. n,aea..rt...s --Q . .. . .,- .., ...,:'~ ;' ..: .: o - RN V.RTAFNi. i .. .. 1 , ...: ~I .~, ~ a• WKMe OlRR ~ .... a •~' i ~~ .... sr 4 rr f ~ rr E t r.r E 4 ro.v i_.rr _t KEYNOTES ~ oon:wra~c.mm~~...nwna mawa~ r~ecraw ru~nauw~mv~s. ~. ~o*eru~va[srwuev~o¢arto um~a.+nctwvenea iwx frrexnwnx~o•n~.ratxam: X IgtCNtl. NkG \CV~~IA. ' t 2Wl MIfOLKiiXICKi~aVl. 1 F'MO¢NA~Y~IrCPMLCtKN. ' " °1"`~"iOw^'"'°M. ~ PERMfT REVIEW t. *F%wtW.LOGtKMKEt1£lBfMM.lEf BLCiNCKUMnM6. S^~ L VIFIOSlL ♦ lUtlINL~YA 10. t1R l6kY. i N. M.91Y+tN~c~ ) 1]. OvtfUial'1:1.'HMC ?K ~). M1tx~eNU661UD'W nb W ~--~_r,~—.._, f~ !e'~wn; ~.,,r .tea_w± ;~':.:art..- ~ I ;~,,r ,ten . n .~,p , .,;, Y ~~,. ,~,,a r __-__ _~._ t _— . I M 0.10NAl~ flr L~1NJtdrlt i R e.egRtD 1M'II➢t DRR: I0:]AIAI A2.11 ~ SECAND i FLOOR PLAN ~ r______~^___. .-..._.__...__~.-..~.__..._.._.-._.--...... ~. .. x'M- ... .r~...... t_.:...... » ~?~L~~:+~~.~idi.~...u.. ~,'.~ii~.e'Gr~:'rs~%i~'.~t~D`.'i:~~...:•~..~f :~. .~5=-.~.?;~,C~uL..2ti:13.':y.::l~'c :'' ~rr~'.rraX~.:~.r.. +,~~".~F~..F~~,...:iry..r~!~ ...... in....r<.sxsiz:~ ...... t;z. zs~~~ .': ..'-' .. rr~~.-. ..wAfi:: . s::.v:~:r::e~,~:.:.~ ~zut~....rs.;, xn:Mx~ro..az..,..<..: s...... ::~«...... Mrr ..:.,,~,'...... _..:,~,w:...::...: ~.. rtr..:..,,..,.~,::,: ~T xseut.+~a:~rx,.a~x:.: ,.:~. co ~0(~ Ml~'RE•Q RO{~, GENERAL FLOOR PLAN.NOTES ^lV - a nrmmawinmwxnwvwow.cnraw+~viriaa~.o~.~cva ~auaaad~iamrt ~—E7); .'. .. ~ raRa.v~+o.wa.usn..a..+oM.ntr..usoes.oe. ,.. .. ,.; S„~0A.4DAR~~a ~ :... n ~n~c~ur~ww.mev~rcw+w~nmmMnuu+a~s.wawx, . ~ ~ ... p~ daWA~. ~~ n au~nanerwxea~nrwrna.am~ncm~awee a~ wMOw nnix iws waHawoaiarmrx. „i ...... s ~xrnnmgmrmsoakaeraer awnvmaoawwaam a wmmwxnaou.muraucrwsomnam^~un~mu~ ~~. . LEGEND iuuoo~rt.,K, ~axr«.. :~.+~ ~weWnv cnwiwRa`w~u.. ...C..._ maxK KEYNOTES Q ,wR:,,x.,~~a.~.,~rs.,,r„~„hu,,,,,,,,.,, ----.e~c ~as.,u.rcmu. CwTR4 ~Ett~C~1dNOt. ~M1M1MKE OCiMK1MYKY e~i49 NKtwJ~. d~IE.AANCGMM MMAw3ixiFT.. LA MtlDlIIY~IIK.L NVlT. s rwcmumoear.~mn e nwmatt+~~uf.wnurorrt i p~M~'~'~~~ t xuFfYaLlOZMMrlrift~iMb.hY W'Ct1YCKIMwwrti~l CJ~ A %MlOi.M f {UX'll'M~% w. YorlsR. ~~. tm~IwwK 11 OR10.dvNWIMYUMN ~i IAI OkM~6tMHM0~fDM 0~OWY.~lR[~nUC~WtY u. uruiwo.x. u. caweonwarnouwaoF. u, vx.cYmanMiao+e r. iwcor~vniwrtaovr. ~4 WF q'CFCKMM .~WI~MfY4l/YL n. uueawtinrawc. ~PIrY aunww.ewwionm s.. a.raac. a ns~u~~.wriuv.~ a a~~.ra iwu nw xnnau»nw.v..rai~a~cw~um~iv.. wwvws. :.. oarm¢FOlr ~ ~ ~ ~.~ a wuwrnaiw~r. ~aarN.wEOrus~:wua.rarmonrwuia,re w.w W~Um~rt~Vrt~x+NnEM7lswv~ee t~nrtwiKNn rwWa x m~a..mwc~now • n. r+sasiumrcsmu~.iwuam.-we~.vuu,ua um a.,.w.. rErµ.,.cx ~ F..: A2.12 TMIRD .._._... .._._._._._.: BOOR PLAN cc ___._..._~ __..._..____.o G.ENERALFLOOI~P.LANNOTES ~^'~"—""'N a arneromawnnruo.•ewswnwe.cmwrrn.crru ~ ~ ate~—"~ •aw~cseaNO Net. ~~:: 0. OPOVSFYMU.~}1MtTaVMfDOHtU1104i0CN 01RKF O'MIFlpN 1WJCllIfJ~l r 6 /~tixatow~Yd~lnat~~IMt mCx J~ U~?OitRYNW46YMM/lf~~vf lAOiWMmQIM4{Lv.M~. ~a -~ '9~jOP O4`~~ .: 0. MtRTO WtMODM:OCP'aeKrt~AOegWaitvatHq~KM. l ~ ~: An.n^! i LEGEND ~—= ^^ Q 2 -- n.i~rxv. !~~'. +W .Y. _-. w MxiOWtM OryPDWFinaW4l. I•...1.::~ ~1wxtlR Vlptllt J cau~n KEYNOTES Q prnc~ui.ui¢„c+eew,~mmww.~.c~ e~eccrroa:~wwm~.ro~¢ruu. S /NMOYMFAatiMONOED61ULL1MM~2 HPDFL Mme. IAXO~'I~MiPIa S p06[9IM1fSG\GSw~1A. l fM MYlY 01C1MIGlNWT. t Fg6LElMndt.C9NIBCIKN c wsaxocoxrw~.unurom. PERMIT REYtEW s. *rHUn exuaRnnH.xt~u».tmrv.a~auear ou~wwa $~ a vumxrx. noon rnuc. .a 'nru~n n. ~ruac~ n. orcna+.w~d'waaMra li NIfIXlqVi(~pTIIMINtIMIGMONlJ.PCPTIRICMIN. M ~rvm.wraxo. 16 D0.ux~W[MIM~RW aOCr. 11 ~~2@NMONO~MIE. fl cI119l1wfN0110>1. U. IM.Mn4Ot M.M.. ~N4~I~U11f1'11~M o, aMCOr rNOrriava. MOTOYIE ~.~~xenui.Krn. a. i~aro~wwn ia~n.uiaa~moM ~m~ to NMIN.vF.0Y1'MN a x~a.:umw~u~~.a~n~aHwn~+wair.ecr.,aun~armme~ yt x as.~ ~ x ~n~oata'ne~wr ~w..a~m~nnwonu~rt~m`rri.~n.ain~iKri a wre*aonaochixx~ sr. riu,are~u~mnxiaamr~nnwa ieorx ~owv~~uownw~ rcu I'1 (it '~~:~;M~:e 1 {_ . .::... A2.13 .:.:... .._.,. . . ~$ ~::.C~`~~,;` ,.:.:,.. ... __..._.._r ..._ __.. FLOOR PLAN _...._ ,~__.....~.~. _... _~__...._...~_..__ _. ~_M...— ~ ~—r .___~.__._....~_..... ra:3G1': '~.::.s...,ax'ne., - .s+~+,.. c,:: ~t"w~'1~-~`,~R"L,a..~.;i:-:s'~~'c~z~uF?_:~«3~P"„c au..xh..._>.:~:, ..-.~ ... ~ .c'a ~ v. :!K r a~ ^~.c. ;''~~.,;..4,~.,s;L,~.4. aTa~ ~'~'~.`ra'.«'t"i'v'~s "a6r..:,' .~~.`.'s"~;.`:z - awl'- >a;'; v. -4 —.....h. - 'd:= ~%iMC. co o.. ...:... .. 4 .,. ,. ..:...... ':~f;... MMH~R.E~~Q'RA~tl~ '. .... , ...... :•^r..:: CEIUNG;P.LAN GE ERAL NOTES .,....~. '~'...... ;...... ~...... ::...... ~.N.:~:t.: v. r;:.: .::. ~ :~ N :..~. ...; r:-r':i.t...,;. ...:.r .;yv.;:....' .. _ _ +- ~srsn~rca.iwiw;.~ea.nwm.uraoam,saw000n+m,.e ...... : .. •' ':.', .: .• ...... ~ ~_ _ ..~ .:. ~.....::,r ~; :: i.j .~rw.'~~ ...... :.: .. _ -w~. X10.Li[ M6'litallitliQMtlLLMAMh'M~TMM~IMM~CfIX1LRl ;....r" . '; .l .... .:..:.....::.j.. .: . •r• ~ ~ . IMY~IM~I:CO'~1'ON[Y1fiIR~WL COl10E. ,' .GNTh~IXNIIf - K)IOIfl. IWI~tiMM1R '... ~~' .. . VI~H~f :.. ..:t :...... : ....'.....t.::: ..' ..i' . ..r ...f:i.i::: ~.r~.. .. i ...... sr' i~. m~oennw w RMr+m~wa IfC+MYWi4 . ',`.:.,.. r u~w.uaaxraamwna ov,+mix~m~.uu.~awvaoneiwmc '~ ,-.:' _ ~~~..' •~ . r.:.::.:~:._ f, roTnN64dV.Tf0.lM'AFI~LVJY~M~ ~YtM'ntap(DfK AU4ttui0C ' ; .. .~ ~~5''~:• ` Mp111 OOI.NTED:QI1~bH9E . - b. 16CENfD w[1Mt!'t[l ee tlM[U YM1'N4:A069 HVIq~vu~wCA4...... ' . _ M. ClMMVYRYIRNgY UWkWV~+1Mr.w1AaW~DO~x~ev.M. y m~ivtm~ic~A~~ie~nsa uµu~m~ip'Y'Fr.'~txnv~w~~nv m'nivun~n C~oe~~~wttO~M~ia~~iwln~L/~~CF.xIIhHAxl~M.F noLAro . •. • . ... ~ bllNnt(ANViWVI]~YLLYJ.1&nPG tvMFVW.~T*~Nn~N-nlulnlritT. t. PIJiP 1OC110VAM10 MpltE4aCMNt~G ~FtM3f'/1\+~M1twttlw Yl[ • ~ uu~n. ~~ CEILING PLAN LEGEND . ~' —~ an.+~I4w10 [''^-~:iL~-3 ,~[rdfl~Mi~piRtwt WVifGfXMgIRlY ~I; ~ i I~~ wnooeEOrawi ~ c ~~ r.' .:~::.~'s: ~=:A'r1: ~. ~• f~ ..; ~ ~ a~ nRasea+auona.a.~rrmw '"~ ^~~~ ~ ?~s.~ - uexwnxx~wc~wx+.nw~+.uroawwertwrarr~ccaan- 'tl: .. ':''..~ ... ~ .~.~~ wuuu~xv+..xi auwra~ '.I ~uu~artn~uar. rmu't p~~R RlYbrttt RMiO.OR00~1 ~MIi v--E z e .€r~. fi~-~"~-r ~ i :--^an^-:,7;r+lr~: '-- ^-xs - t: ~.~ KEYNOTES ~+c,rr~u..,.muW,..eumuwor.w.~ s ~,~,i..^~.7: ~+S E 'tr`. aa1~m u»:Mi-a,w ~«.an.r,~.aea w.~w ..x u y-.~~. ;. ^9"t~k ~'?.>, d `~.,js ~z-`_..~'~~• ' k: :~'~`' a~~nrM~.n. } ...~} ~. 'i ,K'+T'rx F r9:+ ~" s ~ ETA .r~+*~~'; i ~ ~. .~„h~~l~~~~~ ,~ ~ rc.~ : wawwaa.wu~.wrve `~Z•.~Li+ x ,M. 'X S .C',,,~,~~` ~aoc~u¢uro Nttwtr.uovr,elTeecKM w~w.e .: :.` . t 1'. 4 t~ 'M fit ° xs~~•YJ... nw } iaa[kel~~aenfa ~ , S ~ ~ '. 4.' ~ _5.'~`' ~.:iti~'~~~ :~ ~ :- F~~:'rrrr'.,,.rf~ 'T's`r.S, ~ z~F":..~ r~~C~~-'~ Y 4"T' ~ ~ cx+e~macu~n.ainseuart~.ae~wnw.wrna:.nwrwir..n `:.'. re •.. R +:~ S;',. ~ ~" `^ ~b '4z5~.~v '~;'~:N< >ry< - v~'~~~,•• y.Fe:,• ~~~r::+ :f~ ~ i hamw me.enro~rnnrx~w+r.owa~~oea~mcs xax~wa~rm ,d'C .. „i" ;~`w~,;. `~i. `~~~'~.5~ 'L:. _ •°;.;.. w'. ~ fa~„~:.,,s, '~"'.:k.`. ~ :1• a ,n9• neuw.eaysmavx ' $. ~~~ ~ x _ ~., k - '.»+,f. .~;!'::~, w .~_'~'l:. ,.:~::~.:.. ~+4,r"'E~~";:' a `~'~? •• > hY~- :~.',s .a,C••:'~ &~S'~~a _ .v~.:ti":~:.. ~< }_^`..t:~ ~~~i: `s::'.;=.'~, a. +*raasan~~wnx.~rourEM~ue ~rnrwnsnu+nuw.e'xwoxooMs p i_ ,`' .:.: _,~'~~~ .. .1tc..~~+L'-~ 2.i.. °r>t ~- 'w .~ K:o~.~ muvraamwnanwwuix t i ~~ ,: .._ ., r":• ~Ciy'e _e.,~'v... 7., ~u`•LU~"~~,.a~A✓~. 'y~.+a 4 ~ 1 mrwR .rat -i / '~" ~ `we~., 'f..~`~~'.k',n'.,y... "_: x,~ C; . .,~, ~i` .. ~Y" n roc ' " w~~rNnc .riwn~wtcuo~aimraaunwx~susorR y"~ ~ rciu~+*ra~wnx~auwoa~,ovw~. ..~my.~a ~ ~.aom i ': ~ ~ : ~ , .:: ...... :..:. ;.. .y,~=.,; ~ ' ,~~.~7 ~>' _ I ~~, ^,,<.'~~~7' ':ai ~s~~.° .~ ;z- '+=' -__ __ ,;::',do- ~ ~ti~~ '+c yr j x++i~.o room 4',.~'.~C~. ; s'~~^ ». ~ Z~'~; • wr u4o ~ . .. ~~ w\ ::.~Ji ~ \.'~"h '" .,+, S ~k~~`~ ~a ,fir ~ ~ s m~.aa.~r rnw :.':.:i' i ~: :': i ti'.~.... i:: - —_ ~~ ~~~~'K~b~waC.~l0,W1:~DRtOMN11M~C¢• x . .. f i ~ ~:n ~'i ~' _ _ .~ ~ kt ' 3 e:'.. f ~Y...... ~..~_K~ 0.w ~' ! ' !~ GiWMO q wm. mvwm 8~ ~~ ~ _ .....: ;:.::.. A4.10 '' :~~~.. I~ST ~EIGN6.PYAN ------_. . .. TM __ 1 .REFLEGTEO .::~~ :. '. I '...'.. '~ ~ ~... r ~ .. _..._. . _.. _.~.~.. _ ~ ._.- _ ...... _.....~._ ..._ ~ -___,.._._.....___._-.-._...... _w.~ - ~ ....~_..-.....,...... _.. CEILING PLAN '.. -.-~-~-.~x•~.>a.~+,<: rY;uru~.r~.~ .; :.:; ,s _...:. ..°: ~:::: :::...::..„ -.:... ~ ~. ~, ::~ ,..; ,: .. .: .. .. ~.r ., i. .. ,... :.:. ~;::..::':: ..:: ~';b~'.:'~~.;. ~%~_ EcW'MC.ie'oiii~w::~~:¢~iwluaucwa~ueroonawme. ..' ~~ r ,. ..,~ :~ .:. .• • '. _ .. MRL'~'RnV:Lri7A%Wt+iMSAIG:~Lf iRM1KOLl11WFUPM1M1K11B! ... _ N6bW~YtiCMpN1~1twlelva" 'tAlp. ,- ... . ::~ ... ~ ~ ~•'.: :.v•.Y ~YF~r ~ c~eewn*~ mmrra+m.w~e[w~wonner. { ~ ... s ua.vruonanrvsonowornwen.«c uaeu.mmmx~~exac ... I{N~~GMIlb.U11~a NAU~w rcM.vYwV OW~Nw.xrin4yt u~ , Y 11tl11111V~111~I1k11NICUVfM4~A'. Wi. 0. 11lCU/6DPRiVN~NtE Ltl.YttiMXM¢M~%N1[Dti MF+Lt4 GMT. ~ 14 CFMIII~~4~fYRFTAF~OHA'tM~fiMe1'.W1L11[I~{DMIlM~R6. WIRlCIM41KVGwIU12~OM1Ill1lTl RVMOhNiMRMIU IiMMWb16Ml~MIt1M'ItMNN V1YN~4~WlYMT26eo1Mta16CwYY ' + IblwtfplM_fSEMfNUIr.Y.NKMM1wCEwT~M~J:~l4l~oct Ma cwrowna+m.xwerxa ewwoA i ` ~ •rr~avrn~+vierwi.Ma""V.`rw~.x~iw~mninn.rw: l ~P~.f.4tIMMTro~lCOrCMMnO V.*MAtl KaftntcRMT1E i ~, CEILING PLAN LEGEND .... _ ~ ~ w~emn~na~w~eea.mrc«~»,w «ror a.mm~wan. ... ~aao~w~w :: _``:', .t:.:: un.ww O~~E*wuw:Ne wro„N,~uae~a+ pour .:.f..~;::i .... . ~...... ~.tnn~umcna~:nwu.unen~- mwniwx+naui ... .; ....: :*'~ :' . .: ~' HAH1~O fix :~ :::"'~': (( f~ fWMYKIM ~ ~ .'~': oS~ vW1M1 W1~ iL~~j~ a LR!1 L9'~ ~:,:"r:': 'L~ Cv~ o wwwxw~eeo.o~nlmuu: ~i3 -~~d,~, [~ (~~ .--..—: acaxawunr~rw~mnrwn.n w ~ .. ~ T}e1~1dXtfgf Ml~M]~MIVnIR wac.anxnn~n+u r+u,~menrRrr.+esa:can. i aiaiviumrwas .j `~~ ~ RY nuwMrusn, i ~ ~ vow.wm.iwmuac mwnw+ax C f h~ t ' ~~ 1 3 tXa~. ~~ _ , u. uN .• .~~ } ..; r ~ ~ f:.. ~+r ~i '..vy~h~c "vd: ~~iu:i4.vy*hy:.•u~-. 5 KEYNO~.~i Q Oam:Wrxi.mu~mn `~':R'~. ~.'''::' `.:- .: < :...... :.: ..:. ~':: ~`•~ tmwmnwwat ::. •...... ,.:~ ...:. ~: ~' ~. m,w ~ .kWt.nw axn.mirom.runwamnsnxa~~,~n . i u~ue~neaoxrc~saa. .:::...: ...... :.. ~ ...... au~z~~aac:esenwi.uennnro .._, , _ { i '.NLL~upMrtD[NYrtGMLDRmNfa UEHF~ WItM VtY•:IR: A _ _ _ .' _ _:: ~~ .,. ..: ''r .. :~ ..:,,. :: ~" .. .~~. ..:'...._ .. :.~ ... ~:'~~ _ A T4.YA ME'MITpVlR!R.LLM~ !luffro~M+muotoFlNOROeCC aeCAtua~N[1 .• ~~.:: ... '~i.~~ ~nava . •i .,r.. .:.: ..:. ~ ... , "a@g~ F ~~ .~i .. n.:;',~::: j ~ ~ ' _fl~ ~~ ~~ :,: . ,: i.. .:.'..: ;:: A4.13 ~, ~ ~~6ft~L"fED CL~ITNOPLAtV . ~ ~.._.___.._.___~... __ ~ t.~~.a .. ~i ..' .~.~ ~ .. _,~._..._..._.~.._~_...._..._~___...._ . ..i CE7LIWGBLAN _~._..._..._...._._...... ,...... _..._~...._..._..__ .~..._~...~...._..~.._....~._._..__.____ _.. r.:~.-".:..-.fir _~ .. ;~+~4N. .x~... ..'F;b ^.: - +~>:~:.., ,,_. .,. .: '~~ 4 ,. ,.. ..::.: co .... ____._._.._..~.}.___a...... ~.....__ i 6ENERALEGEVATIONN07ES i MYH'H,E•4RO~ ARiYRI N.tli MM1~WYQ190Y~lIlO 6! MSIIRFYWONICMI r•~~=.=~ . •RlYRR Ml00 Y11~`MMOWRNY MfIbHWI~IHtlNO S::l.IAnt? ~ ~S~ SR4,AE~AB~R EJRERIOR FINI$H IEGENO a~ b011'D'' Ty^~ ... ~:x~.!~x~~ __._ ~' ~ -- — / ~~ ~. cneMmwwwwxi I:~~ ~~'°cwwr+.m •—~—~Q ~a^~.,"' ~~.:^r~- zl E.~ RO.A~ost'Alrt ..,K..~ ~~~ ~ ~R~ ~ ~~ -i '~~ —a^~E ,, -- EXTERIOR KEYNOTES — ~i eauucawnnouenwwrosnxrau.uwe ry~ aun~uecua+miwe,w.aow.,c.ru~a+w a' ouaaani xaaaam w.~,n+wwrrwrr~n.~yuc.~rc.w PERMIT REVIEYJ Q. na+u~uwa~newneocteru~m SET ~ euvumcoauuc~.,.« Q cA.w~vme.~oam.r+~rsm.er sn~uuu~nra.~romew.;..o ~ a uwvnn.wa~u.wn~ix !1 BAY SIDEQEVATION."_.__.. _...... _...._.....__...... ,_ ~~~j ~~wnwRw.cm.u.uccuxmrxmwsn ur.~a ~wruan vjr VllOW MYCtMIMAtOM4M. ~, wxewwtwnrwmxwaow~uwann~.s~xwu:z Q~ maxmanem*~w~mauaar~~z +~ sno~wuaeaenwcr.rtNw.n ~t~uYaxr v~tnt M1CKY~1~oE Gfive0.as/iw~~n MuDlat M~ m'lim.~+R. CM#L9IAIYLRORI~.0 C~y~~ KA.CWIO!1+lEMM W.REA!Vi~tta~gllCatqXY.NO i y r _~,~. . .._._._. .. ixv.w~e r:.!F. :::'1:':Y':.. .. _ `.. MOOt.~. .. ~ y] ~~ :.~A~~A3.~Jl~.:G„l ' 1. ~ ....'n.L.._ .1~"..~'A'~~ ._ AYD4Y ..r + ~;~... ~fouaan rya ~`__~ t ~~ -~ :r:.. i j ~ If ~Rw~oa,w ...... ~~.~ ` :~.r::.. I i ij 1::~_:.`r. is n.mmen ~~• — f "oac ~ounm~ 1 ~ 'r s ....::.. ... ~: t '::s.•:::t~.a.:. Y w„_,,,_ ~ ENUiftGED'E6EYATION _ENTRANCE ~ ~~~~ ...... :.. ,~; :: .. ,r.. ,.r .. uio..'. —... tELEVArtIONS ,. M:...... •.,...... ,...r: :~~....:.....:....~i .!::l' ...:. x+iti;b^ za ~:::: .. :..:. t...... :::...... ~:: r .~ ,: :....::: > .y °. _.___.. ._.___.__.___..____.,..._...___.,.___.__.,.._._..._.~._...... ~...~_,._..._...a.. ~. .. ~ .. 7.,...... '. ~ _...... _....~T..' ~ ~' t.....~...... ~.~...... _...... _.' ~G.Et9ERAL:ELEVATION NOTES ~ '--MY'N -•RE•8R0--.~ A QM~RH4l1lORIOI~000nNOwC0~t~000Fn~. ~ '~"'T~:~..^~~-~ . `S~Q~~ p~,~~~~c6 ocreR~at ~Nisw t.~c~o w ,~„ ~,. ~.n ~ x ~, °~'or oRF~ a aroa eawncxawT n,x. ~oo+~~ I i i 1 S 1 EXTERIOR'KEYNOTES ~ Oi FaFlI:dR!61I~OM~TWLd1AMi6EMTHA IIVIIWI!IM5tl:M1YMMTbM tddlf3Gfk HM~f.A 1 miatre.nra:xa~+wirr+x~rnn'ww~a.acaimw.~ i PEftN11T REVIEW J ~~,..~.,,,~~ ~uaea wu.onvynex,r~encm+aeu mw.rtw (~" IF111N~1. ~ 4 ~+ aa»aiiawee«Ywuw.nr. i wur.~~aa+nrraxro r~uno nwanuRrw~wwin wermawamwarron.raw-e..~ar ruc.amnecorm~kn~siarnp w~ew~axcaivex 'f~"` R'K• is j, :.,~`IN. ` ~ - `z•-~..j " muncx ran " Crty of PortMntl 8u`.au nt Oayey~.. [Sm~rf o~ar~~a.. . llY{~~A:~~~au..A~~~ qc 04r.4~p t>u.:rp~Mw IM RR/TOGfN ^ A.:~ R:T]YJ9f dtp~X.M CR.N wne ..~o~rw.v A7.17 ~ EXTERIOR „--, ...... ~.. ~.._..... ----°- ELEVATIONS ...1 ~uii~ -, :~~; =Z~ ..~.. .~.: ~:~. ,~,: >_.. ,. w ., ..:.^ ., -,-... _ _ -::; .:- ~' ~ ~!..:sus`'^:~.'~.!,zra=s ~'._":.a7sxkart"~ . m >: SECTION NOTES f A IMYRYCWN1Ft%kKY.W011W:tlK~EEWtl16YER i . NLMfAYJI/~MM~vhOM./.wvYryK~p9ANiW~NPUAM t i C. Mwuc'iro Nattyxpuhn,uutwwumW~+wNlasrn ,Tl~ttw i M[WCVM~MA fIEi~YMG' I~N~ig1MKB.WfO NAM W~VAA~A .~ p o O~ O ~ I' c A, ~.. ~ _'i:.. '.. _~ b: ~f i ~•b'wn~wyyi:., q~ ~ ~ i ~ r vsW ,. _~Yi9'' 1' ~ :•;: ~ °~ . ,. •. 1}. ~~ :1 . ...::,..:~.:::t::~:::...... ':: ~' i ,.. .. - 3 ~ :.~. ~. .. _.... '. ~. L: .. ~ 4 y 9iW. ~ f .,.. ;.. ... ~ L ...~, 1 ~k ` .. .. ;. ;..: ~ . r~ .... ~ '.~ ,:. ( .., ~ .n.qp ~..q.~_~~ :i i ~ wa ea ~ueni'~~i~~y~pi':~: i.'. r•:.'wn' Y . .. ~~ ~ , `~ ~#: . .'~.~ ::~_'.i K~ ':: .. ..,.:i-... xi~.,,~,~~,..;~5:~"= _~,:;M.. ,n _...... ri,,.'~s,~~?LI~k.~,3 ~:N.~..k~az.~~:.. '7a ~rf'a'~7.a'w.tsx5~3ev"iw'~'i`.. ,a.~'r" .~c.~.t'Gt. .,.v ...... crrM. ~..~._~:cass'~_*,'~..._z..rx .~.~..n„asxassuxa::s.s-z.. sa=...... ~..>.. _.,y ...,, .. .. .,...~..,.,.`. .... p ~ ~ Q.. ::z:. r ~ ±. i ,. ~;''ti: 'F`~ r' '..j. -=—yw ._ J._ r .r.n _rsrv.~,s._~_,... ~ ..y .'i .-. ~i.MAYi3T~i~_:._M w~"' ,~ _-~'~%:'.`!`:::. ~. ~~ . ' ~~ . .. i :;._ .:.' .u' :' .. i .. .,,.~.: .:Yti~. ..':.. 3:F ' ~ ~. E i ... `: ~. ~ ... ~ '. t:':., i {'.. ~Ik. - ~`;~t .. :~i ,..~ . •. 7{~. ~'~r :. ~ . . r~. wni.isecr.,ori - l!`5`:3E~.'.F:S+ ""~~', Y., _L a, .. .. .~ ..;:.~, ~. ~M r.' ..•.. "iy i:~> Y~:iX*'~:f. =,teh? L::;'~:t~:iv ^.~ .. ..,~:.. ~. .,....~.....v...... t~....r".r~C.u::Cm'.':Xa>GS~..w' !r_..~.~.4>:...,x<': Y:.n ~.:.e.. ru..a. s.. F ~. ..~'.:-,~'.::~:~;.1`.i.. ..,.c. ~..~,.,_....~.~..:::se.&S.s ?1.~~'s~_.":iSV`y- .s ...: ...... ~...... ,...... :::.. vvri" ..avn ::.~~~.CUT~aYCt5CC~.u^SS?JT"cl...... r.. .. nh4R:F~h.?~ ~..' .. t'3: .i ~~ :' N.... ~~ , —} ~ rn n~wnr~w.».r. . `~- --- . ~ _. ._. _---- - ~ ~ I rR~' ~.~ VC PiONV' __—R NN9%uN f~: fl9NM ~ f v~+..xw+iyouMO...~~'-' a ^'— a~ie-~mixam — A;9:11 WALL '~'' SEDSIONS _.____.. ..._..._...... Yom. ~.a: ..,.....w._, ,_.., __.._ :. ~R F .?~;> ~ _...... _..F:.._.... :lam' ''F' ~6._.:.._...:.....«.:...~__.~`.~.~-~ .:.. r:!.~t~ %'.~: :•': is iYuuYOm~viAx . ~ et~m +mn rwmwo.aaaos c ~ ' .:.~: mv:plmt 1 AliceH ~~%AD~iI_~ i:~~- -:-.—.~.... ~~.t~.u~=.y~w~I~ Ali .~ /i1DCe~ ~ : MAkO.~b MA " .:~.. .. ,. , ~ s.mww ~. ~~~~i~97AKA W1C MM d.6 Y~~# A9.12 wa~~ ~° ____,_ «~WkLLSECT~ON ,,,~ p ~ALLSECitO~F ._.~._ _~...._..~~. SECTIONS ~' sar.P b 0 to rtt:q,E • u..a•-°—k~3 PERMIT REVIEW SET ~~µc'SH 6e'a5drY §,;a` '~ .r.•.: .:. ~..... ~WALISECTION 1i,1 WAI:G':::_ .._ `~~~ o~M.a .~~ ,~ WlE fiflsl0) .. ~~ Y '.. .:.. r+ ..:..:..: .: .s c. ~+'i.. .~~ ., ~,:. ~.. ,.•.^ _'.. - ...... i:.~~c:...... Sao eee x10.10 ... .:;'t''?%:.'.t ..: :... c~ . '~:.-qtr:+`~,..: ~...,; ...:a. ,.: R6A. ~1...:..:~~-: ~. e u .EGRE8$'.PUW'STAIRO$'~F.LOOR.7' StAIR Rt h 02 ~ FL0~22 ... :'. i_._._ _..._..._...... _._.._...._..._. ...._...1...Z~ ~ P~lAN9 ..,._.. ..._ .... ^s:-•`. .. vf...s.._.saG.R—..,a.....atiY.•Y _ h~ .. n ...wv~r...... e.~...... ~w....~...~.._...... _ 7'-'R.'.+"~'~ ~~..n*.~`t. V.2.v~..v-..~'.~IW~iG.'Lf'i'ti f~C? ~~..# 5+'~=;~~.:...... a+a'w'~+~.t>f?:~~.Z.~~L'_~1~i~1~&"...... w~M`x.l Y=tpJT. 'iLV~Nxxk ~.xr.[... nv .. .r - .. d .i"w~: —l.T - co Y4t/:L MA'xOMM'tfDTMILLLAMD. '~~tOtAtp.1KNT1aM -_..'YN euxo awsw.iea.~aunw.n • ._ ~uiur: ~ ..._ t~~ ,..-._..uecn.:roxr nwon ••~.,,!~` PIR.Y~LLYOEkWF Of iTNtCNM' ••.rte (0.iN~0Y lYw>wiu~D Y CIP. 1 ~Ertf'q?t WYJCVl6O. iwn~ ,/ ~~~ "V' SAS ^s~na+sw Q~U~ (B mae ~ ~'..'__ sinoip~rraac.uxe.~r ,,,~ ~ :6~d~ ,---- Nwwcmw u~wx~ ~ •. .. . ~mmaac`in°xua~ r ~...,,.~, '^~.~. ~. r ' ra..Mw.un.~w,~.n.r ~`°~ V ,~;,_ a~eo' yt'~~T~~~~ ~ WWI/.IDkWC1NS1 .. •r-~-~TO~v wiuu•Yeuo rc.~arerne ...~...:• •.. 1Ni ~..._~ .._._...... ~ !tlRI~TNIIOK~ ~~L~•'V x1M1C~ ~~~1$~f/~ ~.. dMOkLl1,!{ ~CgCtrtWH' ~ wW /~/J~//jt Y~ Q~na 'Y ., ~ I.~th+tNN6~1.~O~~taW~6M ///~%':piy~~`~, ~' -.•__ NguMatwN ~: ~` . CMq.~.rtF Mif(~W]OCISf:xtliA ~"~wrM .. Mi.;0. ~ -< -~_ N+P/-0atIXCtFllf_Otbp1 S ~/1(~ ...... MN1E1 . , .- ~Li ~~VMM1ONb ..:..: ;. ,,. V+M K~b N11MIf1HAHlOK ~: N1L _K}MP.kAi~1.l:AB~EILHLLIPGI~. ~~• . N:VrdR11l01 '.. _.. ;'': .. .. .~'j:lf.f>'y'1iA7 1"d!rGM~CkR;SllWV1~YTOC--j .. e~'.. .T~~IILVRY.di-~YIYCAI ....:.:'. ~::..:: e•'e",e ~~ .::~ .' , ' '. I a.~~.u94+a~~WM EL04MtOPxP slpMTfMW4 . ,.oi DETAlt=5UoP.EE1dED CEIGNG . ~ /fm~''.DEf~iL~a~C~~t~`BAfi#IING`FJXtl1RE .... sRae~~ wro~ I'' r..~', /.- •• ~Awoacriur~rn .. ~ ~ ..rrowlxvrvu ~... J- ~ ... '.B1~6NgM.141:: .~.. ~~✓'. ~n ... '~'~~ '~I iMFiLMM _ '..' .... .'. if~iEl4wc~.:'. Y ~txxnr+iicwai .•a ~' . aon~eronaa~wm ~ .. ,. ..:.:' . ~ ...itiwiiweruNli rvArncq?sc~. :-..'. ~ .' :. ~. naawensi~rwdan ~ - .._ 1st ~ rwrc' __ r.~rima..sneaw.,s.ai r.~~.,wne« ~ .. ,.. :0 nrmas~n wrwar ~uuaswxx~w~ ~ ~ 1 v raur..x~w`Rfrt~oa '.: -~~,.,. ~ «.0 eeuo~ouo __ wsTirtuwo waw.e~ea —~~(~ ~ ~ - - ~~~~~ : ~ J., ...... NI•lY~ii f.Pl}ri *lR. M.--L~'1 ~•~,~ _ i ~ ., :..~ .l~. -~..~~~ ~ ~• l~~ w\~ r ~~WC6 WPO~A~F C~ 1`, 1 ~ ~ 1 'M1 -'Xiki tN£ `\ ~.~._AfX.VWa Mn KNI, e --...... ~.~~ ~.~-.~~ - i ._K,~y,,,,F,Qyy „~ ~ ..._y~~q,~ .,, "'nomrn i~c PERMIT REVIEW ♦ ~~ MNYkIRMi~ ~ +iuiwµdnrxu+u~ - ~♦ •.~+a ~-~~••... KUWM1~uves NN]4}Mt ' ~~ ..,~ ~MMR9Ki0~OM.% ~ WIR~~"~~ k F ~~\.. '~+••.~ ~~MA'M`/l~bt :. :.:.. ~M[LMAC~IG YfYRC to-iMi YMYrttiwa!Ni/NXIII~JS ~i ~1 _. UlWP6MA0t1fRV1 MIKMT~NA _ ~it~itxln ! 7 .OE7AIL-SWSPENDED.CEILWGSEfSMICBRACING DE7All-~FLQ6RlDfMISINGWALIBLOCKING u. „,DETNL•'fYPICALINTERIORSOFFIT o TYPICALWALI/CEIIINGACOUSTICDETAIL,,,. E •mm r.e.c. un arm.rd ~+~j sn~a ~ ~ ~qA ~+.ra tkvSWTK'M~iJ.M~ r ~~rrn~r~n:st•wa r W~WORH.ifq Mt t ~ .:.KY/.MTNLRP :~~«"'”" •. / .a.~s...~~. ~ ~~,~~ -~:i~. r ^.r-• ., /'~AEU `~" .. ~ :-wmHekaom" r<.. ~ ~,.~.m„n.,rerie.i..N;r .6a ~ rcraa~~wo .. ~ is ~.. I ~ ~ 1 ~ .t.', ASC:MlY11PE r+miaamnureimer. S MNIt10KA91PJLli' y{~µyyw ~ M U ~ ( '.. :~~~ ~ onaxrAVO~lrtx ,~,~..-•' .7,~ ~k 1. I~ ;`` iomucianucr. - "".IMO ` .._ir,rurn ~ `,,,,~- -• '-y A T 7^ 1 '~..~tir ...,," ".;~+urrua~w~ww'.a~u'a s[ WUr&mwCn~, as~ierc'c 't, '~- ~~. r~.:^s1 ~T( ~ 1~ 7~ 1 ~'\ .~,.:: t .._._„`"~awrroc •ii~ p :1 _~~~ ..~ % `~••.,~` newasa+Yr "`+.. r~ unRxmRa )~ ry 1 t?14N PliNEi.Y sIFX1Wa "~^~.. MfWMN1.otvPD ~~. «~ J .0 ~ _ 'NdPILO~tR `4~~\..~_K1~V/Ml.~f. l--wts:w'r~~"" ""--arcn.Nrmw .r.c mwacw ~/~ .' ens aveoa use ~~u'~iwor. ~"~'''vom~r~,e;w~iuy I ~euv ° n. mn.xaav+na onrai ~ "~'~"nw~e~~r ux~rtmma~ ut n IN-GNtT BIKE STOR4QE ~~ !N-UNR BIKE HOOtC m' DETAIL=:NON'BEARiNG WAIL DEFLECTION r. WALL PERPENDICUlARTO ROOF TRUSSES 'a` TYPICAL WALL!CEILING ACOUSTIC DETAIL ~..:./ .r.~n .~w~, r~u ~~pFRPEND~~M.M~TOJDI5T3~~ ~^;_ vr.~v _ a.r~-~-~~~" ~n vm rme ._. aoi~»a riots-. -.Of1Ww1H~MACCNFt KC oa ~:w~w -m:x~eNrz,+~svew,E~ nnae.0 i«u tMMMx?ti4 ORw/LL1ME - .••• ~py~~~{rYi/TNA~ W.WfMtW[Y9~, ~~~~ Z ~ r/ PCFMWI>ACtUfA `, p ~~/~lMOC4uEW~MMIHMY.Y r~1~dL1A~GP.N~ \ .` /+' / ,' '. 11 1: Kil~a~'.o/QNL~ - .~ ~ r ~• :.' . .. ~ _ _ hllYlClCAIIOK f I i - v MlIALMh i t _ ~ .~, ~ Y n ar / C ~ ~.y ~ ~_M~I?ItH6RCCirt1(4 ~I ,. ~ ~..,~ ...:. _.Y.P ~ - .«~nw i. IIG RR~n.9ClM ~ ;r- ...y.``;- ~+x~~,awr~uww. ax c.ntnm . . ... ~:' rt.~ti-.... ~ ~ ~ -vrnMa ~.,Y,aw.w.: avew ar . ~+~ bt 7f 1: I -- ~ ~.( -:v~ ~~ /...: U ` .....s a> :....:....:- y /; ., T ~ _ _ .... ~ newea j . ~ ~ ~M~sa~i... ~ '4H -✓ ~ yrF ~ +aotudhiwia ~ ~~ "'' - _` `.~:::.i~..~:[:a~', ~m rt t k. .~. .wu ~_ ~ EYtr W.Umrmi~eia . ..3y~ F ~% ~ IC'IGM1T 1 [NPpAiC it4Jli..l NOi . ~, ~ . ... ~. .'r Yl~ W1p Oj= LLTM~JOMi1AVkRM ~: ...: .~. f ~ ..~. ..~..'~ „ DETAIL NONBFARM~i4VlsLLDEFLfCT10N WAI:I,PARALLELTOTRUS$ES _. ~~ 7YPICAL4Yi1LLACAUSTICPLANDEfAIL.. ..:'.., ~Y~' < l f _ - IIf~PP MQ~ ANTERIOR .~~..,d ; r< .I PRP/3l~'TO..YOISTS' ~ w is ...ivies ..~ _.. ,.,,.., .___. . :.:-.:: o . MYH.fl~E •AR~O i(~ .. .. _ .. ~ ..~rou'utlsawrtrw . - eA~.'znciivNi::n~. ~ :>'< ~ .-•-^'"'"ws~i .upm~ ] BfsMw ~triWML TK J KdMUE.tlMT[Ill `~~e~o,~~yl/t~~ T"' p ~u~x ~ ` ::.a~r~ ~,.r~..--~' f -.. ~"'... '' ,.'~ ~ ~ ".,,,,.-- ~~ // ~• '. ~ .:~~+..: „_,.. ncu.ux'acwwi ,..,_acui~wwnwu ti /// ., .: N11MIV / L~ ..:... pNrl Nf'1' YRR .. . . '. ~. ..~~~ ...... r y .. .. :...... ~ ^.; i _. _. ~.. ... WATfiRPRWFING-i~ERF11NA770N ...:.,...... ^::~ ... :~:e ..°:•:;'..,:~::::' .. .. :: ~~ . ` .: ~~~ w;`w ~~..$N%CFtAdE ~' la ~CANCRETE 5TEV PIN GRADE ~4C. ~ "__ ""_' ,..~ .K _. ~^ •: ..: ...... t:...... :~..:at.;. ' . .. .: :.... ",. as . r. .. . i e nenrzaxr~x~se ...... ,; :..:: ,. .,,y; ...,: f;..n ,. ....,.... ,. ' ~.:.....P-e; i ...b09Y~fCiAMk M~eR Pwt~t~~ , . ~ !YWVkYEIR ~ ~.IYWANlA%~ h . .~ :~~~1 1 x / npr,~va.,. '~ .— R.mixanoi~mu ~ ~.....~~rw~Wroam~ acu ° x ~ ~ Y _.....~ uoa . AiwLTAw. ~\~wu~i~aViui+w ~~ ,'.' ~. ~ MfX. RMK P£RMfi REVIEW f~ ~ 'A '. ,. m~mmeMiauni S~ \ ` ,,~.~.MUMWfi EMi^M R:YI ~~ wuvlNme~eu~ml~ 1 '~\ .~'\ `)'>. a6mEO. OQ.~CCiwCMIm~vM' EMl~iaMU FP~~e I.M ~ ~%`~~~ :. ~. ..~/• 1 •. '•-. ,,~ N~1N~iR ^M~iY ,y. ~,'~. f ` ice: ~' i # • 1, ♦ ..; .:.~~1~.t~,. ~ amm~.nna -y ~;~ ~ ~~ ~ ~~~'' rat FOOi1NGDR4IN TYP.I@AL SLAB F.OUNDRTION-N!ESt ~' /~c~ Y.'lPICALSLA.BFOUNDATION-WEST .::.: ..,. .. f ., . •. . ? ...... i '. .' ~ '~' ..."? ~ .:.~'...e' ~ '. ,.: .; F :. .. :- ~...:,. ..:. ;, .:~~ ',':~;...~ ;.;'..: :.:~~~' ~ a '_~`h~wcrwscw ;~,~.~wm'.xNrn~ao.ra. ..~ ...... ~ a. rorn.+n anoav ,. .. .' '.... „~ u ...... ~ ... ~. . ...: FOU NOA.TION-INTER OR.CORRIDOR WALLS .... .~ .. _ ... .. _.-- . :.:~ p _.~._. _ i wu . u.x.w o~aun«a- f '6 % .';... /— ~m7mci;mt t t ~ .. .. ~~. ~~~ ,.. •w.9~5CMM -~ i . f VlMTC: ~ ~ ~ / AW9lCM ~~ ~ ~~fk:t/YINIFYY ~ ~~~ .: .;~. {'~. f h. \ ~.p ~ , _ ~&nMgy.NF ~ ,,,wfloat ua~ / .~'.~.:yi . ..~_ .rtaAty3yy +~ ~. .,r•~ . `1'. e I fi~,yr. ~,i~"~~+d"6 /y~: .S,r i'~~1,-~ t - ! ~ a.;.~^fy,--h,;y>i~~y~~;yY. 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(, l$lORD < .'e r ~ ~: a a i~f ~ wt Y s .• ~ i . 4 u. ~ ~ ... •r' .~ .. •. .~ `i+✓ t~ '~ '~ 1 . ~ ., ~.. f' ;~: t • ;} .. .. wlt iAfq. fie __ ,. .> ~.. .:i:l~ "i~,~', . ~ ~ na"maYAU~IITB~ ~ ~ • :r s ~~.~ ~..~ :. ~V .~,;♦.7`.: -':.~ wic mubor~ i{ - :.. ,.; to \.~~'t~~^v5~! _ ~ ~; :; , ~,~ ~~\ .:\.~ ' ~ .~Y ',' ana..~nwu \: F.: ~. ~a~Y?-1:~~1~ ~ YV.RMpCM `\ v v ~~ .. )j~K' \~~"~~saiT~'L ..LXlY` ~~ .'..... ~. ~~ `~ ~,(n4lS.. .,...... ~~ ' ~: 8U16FOUN~ATIONrNflRTFEANDS0U7H~~0UR:~ /Ni SWB__`_.FOUNDA110N~,SOUTH,~EGRESSINSET y~ SLAB OUNDATION~,~_SOU1}l3HEAR:WALtS ~ `~~' ` "'"' `,`.p5,jp~pq~p~>1:~pR7y3gFjp;S~41~E1~' N/ H ;'.1.~y•—~ ~..e~ :: ... r ...... ,. s .. .. e;r~m. nK,.,,. _ . ~ sue, '`ea~.~"s~'x':'.,~ -•"~yy' +..'- .;~::~, <..~.. V~.. rax...1...... x~•x...w ~' -ceta. . ~ `k+.sir'.m':zx c:.+~:vkssss,.s.!_..._._._,,._._._ ._~~-_x.. 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PERMIT REVIELY ..~u~i.na~ w*r an~~~++~o nmoa•.cE me*~omu++envm mmiwa ~_ SET ', ~~,;w91`GE:Fti9R~G/4'ff~laEfi~lp~Nd1}d;~PJWELA$BEMBLY IN57ACL~.1 k` ';.:3. ~m wn~a~etxcrart.rc. ram.w.aoaor L'., _. ~y j fit, "p E PbvG MF m J...... !..q.lV~Nifi.~{, 1 ~__._._ ~' `3~~~ f,/ -" ."~.~—iWO~P.CMOw.V ~ .....•...... ~...... ~... ~CAGlfflaa~6Y1 1 -.... m°'°a --"' ~ — - ••_ ••+.~ DMtet W~~~ ~ ~ 0.~OY20N w~: ~~.~~M~~y: W111~ON0 / KIUMJRAI ~.. ~5 M1 6M1YWlOtA \ , !C 11MiUb X ` _ -/_ .~ WIE mIt20.M ~~: .411:11 ,A DETAILS - ~~ NPICAI....~...._....SLAB FOIiNDikTJON'~!E ~-4~~- ~~— .FOUNDATION 4UaM.Yd m ~~-.ti.. fMyr w;.a.,~~;.~7~.,.daa7 res..xsxr.,.:..t~sx~::oxtL.:w_~':.:c;: ~+m-~-.s, ,.... ~.o.; dr,_,,:;,,.~r.>:.:.,,z~c~,.n.~w,..-..,:,~„,,~.,....,~,~,.~...... _.~...,..`.~~, ...... __~._.~..... i ' ~ MYN-R P.•6.ROUt :: i ~ Y ' . ~oruu coxiwttnw [ .. :~..~ .. /~ .; ... ~~`~~ X i ~, .. .:: I: ~: i~ /// t'NRAVA~A M IP.II~.' ~d's~~ - ~` ... 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Q i ~ I t ~ p PERtiiIT REVIE4Y gip' ~i, SE7' ~ ~ ~~ ~~ ~ ~a 1' ~.: '~R° t nn~a j TYPICAL KNIfE PLATE INSTALLATIONtNSTRU x wnx..wnmmsnwecamarnw YUtlgf.TTi11Gi91:91~N1 Ml NP~Y wM%HIRMO#.MJRTI~ IInU W 11~~KLL '1~. ~i AMtYIItl MIk4K W/AMNhN 11S~YJMTITfINO.M41 W~ YwwylytN i AMCIId~F. d3J IllIfA+6 KJAMN[I l MILLMSte Ob!MN9Nf W.W3MN!~J461 ~Oip IOaR'MR W MA MMiGIfAC[Ot Rrtf %ATII MXilLC11K(tY l•. ael nit Ho'ub r+Yi/il tliI utrrtm wc~uM ~ il.~l~~.i. BEY Ott! /tt G N6I/1l QV' IfAIwwMiOKlI A1Lt1YiACDP. Sf.T.W.CiRU~ MiM ~RTiMllYYf CL M(f.EC1ff~ ]CISOI! ~~ l%,~ 4 tipK11L.P~~MU?~RD nFtLRf sl~fi.paR. _.... .bi._ ~.M i s~ ` ~i ne tartmdm ' I{' ~t ~ j ' fit; ! I wtr~ne~msTre~e~~,~.f~:onmor n,vrwn'~ x: rnuow T srxrnr u I .• ~ f ~ "~~ ~ " '~ 1 iotw, tuao"' was . m!~sm ~ / ~... A11.31 '~l .:73fPJGd~IAWIFE PkATE INSTALLATION EOX~TERIOR ,;... .., DECK co w .,,..,.._._._..__._._;~_w. .. ..:•. ..::. o- .. GVZING.•S~SS:F.EM~-~GEtJERI1L~NOTE9 {! _ ~, '. 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'~•• NNStNOfiO'[NU UR MN . .. :. •' ..~.M6,Y.t11R1111AI1f.TfGL rtueM1NRTJ R-w9N~M fMn~XtM w9~XM,uw~i `.Y ~i~ ~ ~ 1xMY»WOVbtMnNw 1(~ ,~ !" ~vsaxa rxxann:~a~v.n ~ K.oen rcxcneen.w --. w.ui..menenw+ ~ ~ .i ~/-inaiuram.uwsw~•" %% s:'~' r w+nemEwrowlfh~ ~~ 1~ \ ~ f: ivl~~SIJPR![MANI K:TOiIAtr i ', ~ '.:: ~ ( .. ~ WRNU'JUI WBECI']tlrttk , ~ ~1 ;:.~ ~ a~~vaeona~ ~niuuyY+~wx~ra~+rtrr . ~'. /~ aM~~ ~~wxuaw "'+ !~ G~i - _ "' Ar.n.,,ieK+rrar ~ PERMIT REVIEW -„ _. ,~ ~ ~~ rai i. ~ ....sxwmR u,.n+.u.. ~~"- ~.. - r vonw~ con~rew a~~w. I ;~ J~-iau~m rm nwxia~rx ~ ,F~ 1 ~Y `"v°numrnin x.m.u~ iww.mez'~vr~c uc~wsr.~xaro rvx~mv SET a~wueea xiuw:r 4iJ OU~Yn1U W~[e0 ~z. r'~~~ .i ~,~...J ,.cmmmn~~a "_' M'~ "~••" B4tMtAE J~c iwaaeu mro~mxn i ,w~~/pwyo~w+movm u[rr -... ~"u.,~~.w~isaw isr,n KAAVf 'JO~[~ '.t. ' ~ ..••UMOUl1 u't A.VwW ~'RI'feA~l~S.t~?"~ ••w•.ti'~•.~~.nM[i1MSLLMT MI~QTi MFN:19NM1 ~ ••y !(.: ;;-'° ,,,,,m;'°~ TYPNlIN[X~NYfiF.~iD~FlBER~CEMENTSID^ I~N_G~ u~ EXTFRIORNFADOORHEADATSIDING `w~n ~.~...~w....wn.~w~..r. _~. t~~imero~.~w ovm ^^~~r~hhw.n. ~ WPVC.OfWC /"'fifuYll~9~¢EV~tRq v 'mow aNaleWMT wMWIN4MybwY.R~MS(tiM /~~M~~A~~OUtMlNIINf ~~M ~ ~i ... •~')Wfr~liN.WT ""~~"'~" /~ 'UYbt W'!EU' M~W11CM41t~ /UMWf ~t'NOMVK 7 ~ 1 ...... N` NACriIARY ~ :. ~ ~ -__ ~ ": ~ ~ ~ dlM,LVWANOtZ ~J4Yd1t1YC11 } ~ ~~06PaPEeNE 3 Y1~F1pp M111r.~rt ^to~Mrt119~A1itl4 '.. b~m~acw~xprEw. '~~~" YNrt fivii .i1tI.~Y RNLI6S.'MlY .. ... 9 t!lIhY TA' . j •' ~, --_ e6NwRfUOto~T~ innwce r++r i nwu~nvavxmaxWs MN 1!~~.Tl DES~It.-'WINDC)Pi#iEAUATl~A3flNRY 1DON'HEAD FI6EfiCEMENT SIpING ~ ^•-~" ~ —"'"JW1M0~'~1i0 /\ ~`1 _~_._.~ ..___. ~ n.~wr»~w~a~mcu,,. re~D nYHf~Iqu ~YwOMv pE. Tw ticw'ipE ~ \/ - KMIKJ6lIVI.Pd O"~Jfn tLil..uxu~kr+ .raa~RUr I. uRnmurn ' i kt ` ,~ `-, s MtM tRtIHF. xiwwvi I ♦! ~ ~.. 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A o. ot~mN„dr 4E!N OOCV6ArANtuFlflm~tofitO V.w1ED.w Eye Wito ~~ ~i1:wo1WZ~._- ~'fi~`mJi~'iM.~' '~-SOW~ x~u41a YWM~1w~'~•.~_~~iSaKiiNAl~M~t~WTlO 'lY ~ ~~ ~~ •~••w~N ~~.iV~lia~ .F1RYi .::..~:.:1rAS'N:-:.. .,. ..1.~~1M1' ,..I .:. ~~s~. .. k ~loN[rt1ne MIMCITNS MYl MPgll Wit l.Vf3E0 p1xOeW4[n~~aWZ. nm( ..• s~'k=aim ran ~.. Mv. H"-'+`:'f"w,i'~«_" i~,sa"r ~~a5ifNlit%i.~~:`_~_ -_ . J~ieu ~. ~, ~~na~rorsnw~aiiowaaT oornewoneorowu+~n snaae [email protected]~O1. .TV S'!! ~ ~IU~~.•~I'f~rc. «~_~~~~~..-OUN ~AM..n ,Wl]4,: ^~ {Ot~Y~lObtP~4lI CTUFM OUIICMR6'e{IMI1Y ~' ~ tn~IlaO,~,^ w'v f~~f~/ __'~._~ 7'nKV ~ -ro'!.1s lt1~y xumueu,.a~raR~w~ausa m.annwearomua. :., I~r~paa wr - KdurtKnrN ~ TrtryMd~~fC1YY1 NYxMAR ~~O'n.ECUVrtlR M~*MR tiNTNO i.u~F%T~MOeC~.0. . iu n Mw "i`s'~'~•._•• -iOiN' Aa++iw nu'n ~ .• 1 In]blFf f d t Sul fXRWMPINpIIM ff:MMMUt igMn~m0. GlEl1l' ~t; tG' H~ M ~ . { ..: M iw~ ~ Y ~ TKI ~1~WW.A Wlb]C'YAb]P' . A~ M'AtCIlp MY Nl LiRPoM MMtt rtl M:~bUw1F~. ""~ iYOQe411[lL 0611~~~mv _ I.WCIWAMNG OM.tweNei'C. :::~ : ... ,' _. ___.__._...~...... ~~~.._.. tAAlN00tfrYMltavAW t~N '' '. ill~lllAq~fl ...... ~. ~/OWiEMip10ii0O:IR/ fltAY OGt1IlL>q't»tBt nlYaw f vlv~rtfm r.w ~OCI'fM~%a ~uvixux~aivmOlmx fiX 6TM01 ~TR~~L. ~' :.~ _ ~._...M.1~~ R MY HNJE} .IAMN11N1!IIMM6 0.ENCEILL ~MNJiB Verb l•N11~w1%Iblm IOtl.'F~l1: MRtl QYtq RBI MF'E1~C~%AT!tHl :.. . NI10~ G~.9kTi ~ClIOFR TO W MW MM 00'.At . ~ . ;ati~F ::: !~NluP~e~^~„ -sr_~ t`~iv'c'3 , ~ ~~xu_A~ ss iu ~~~mw u4'oao iPa+ox iie,~~ox~`' 7 W FMLP1 W[~111P414M~VLtN F bRnwR.fo All ~11MX OfIFItlORfItgRTIM ' , OMRAM?{ :,.... i R"~ER~O WG nun : wrtmra r> ~ i.' ixc~ c~ x rr w ~ r ~ I x.w Ni WXkAYelY10MtX SY DOOR LEC3END _...__....._~~ _...~_._...... _w_.._..~..._._:.,v.:i. ~~~~fi ~.~~~ a~...:.~~_ ~.~...... _... .:~ ~~ .. 'sue ~w..... _~1~~.- _... ~..•-'~ ,-... -~ -.i.. :... 6 w. i :~no,oxx ,~ s+...«e. ~~..,__ ~ .~ u~° ~~ P'~w Y~fMS'Re~sMw. n. IOw11.~+D,cweOCx .. . ~,~ k~ I~L.L1J C rtwsmvnnuan ~} ~.. /6EM*tTlCUt4e~ /~ .,,.... .i:. 2 7 «1 dur.enn ~ .nu i .s+L~t~ :ram i ~Itilii NY'w ,.j .7o~aD~.4 ~IID@_ ~muau . ~.00w mmrnw. : isui.a. ~ ~~- rmw.w~o .: _.._._.. ~ ~Al2,20 ~k\ TYPICALIMTERIOR~OORTRIM __ OQOR 3C.HEDU6E 0 MYH~~E FOR O.~ n ---9,c~ ~0.p~ iu~wax X ~~ OF 04~"C ~~ _Q tom:' ^~Q "~~~i . ewrtu~in: r•nc:, -: ~ria ~~~.;.: ::... ~ ..... —aruHANwutso~Mp: ~ :. ++Rkda410D '. '~1 /~ ~:'.' 0 Tp'\_DECKTHRESNOlOATSIDiNO [n"~_DECK'tHRESNOLDATBRIGKUENEER ~""~i•rc ~f •ee --riowxman . -~-awneimaexc' PERMIT REVIEW SET L'~._...._... i 1 (~j It$TERIOR.WOOD;DAOR J9M6. (n~ __INTERIOR 64PAS5 DOORJAMB ~~a'1 .r:rm .. vtnuuwuu~Dwn~ eim . ~ ~ i. ~~„~tlm9,ll.~w+lLewRJ i~~~•• J . Z. ~' ,F, wvaomN ~...... ,~ .... # f, t~~ ~/Y T4F91 ~[]i` OG. :.:. .. /'~ r xioFOwai. . \~`, ' ...... ~ m'::. ~•' ~ _ ____ ~. ~...#.~tMtt.bMAGY. u4 Y.CItN }VT~A:MMfkTGNM . :.,. . '^^'W0011:xa~+un.t~arww - aauwmcc~+rmoF .~. ..s~uawraKwuaams "~^~+ ::.... ~.. ~ .. ottwWwru~u.~u'~ ..,~., otnrarnotA^. awwno' i ~ It~TERfOR.MhA:UFS(3R;:FA~AO: .: /,~~ ~f.rY....fNTERIOR BI.PASS DOOR HEAD ~ INTFRIORGW400'D00HBEAD i”«~ DOOR HE40 AT MA&ONRY —.. r: HM.DOOR HFe1fl A7 MASON~t;X,;._;;.` ~ .. _ _-••~—••--..~_~__~_.~..•..-•--. ~_...~ t•~ T~f~. .. ~ ~~A~.S~ tS. 3'~I+C . ~_ MP ..__3y _ o- '1M'WL !lP ~arnn wuo~ /'~%KYr:kMKN[tEVATpIMTI ~~' /~~ / +,WM:I~aol.0e1 L1bMbQRIMOl16YAV1~ R ' ARA1.~6 NY@ ~ fW~~d"~ i:^J. ./ /"RLAbtY1WN_NG• Z7T~T' AMlfRAMATION:' f111WA•—_— }OIfMtJ IIY.! 1C~t~NliLfl A411~~ .. v...._..:YYGiieii .... 11IRRtIMNCWYnY~~ *a `~ ~.~ .. ~ .~••~. pLLmt'+AGRMa~~~" . M'~W MTNMO:RP.n..~t~ '~ f ~ .. l~.+KYLThNRXtttiV ~/ter' IM!M _...... ~..._.__._ — !.' ~_.~._.u_..... ~ •~ •l r ~ , fnvbicWplu _ Yn~N~6wYeR~ ~r ~C _~~_ V-1bwN~ M SMNIXW RU9. Y~nW~Yµl~lY~u~ ~ ~ -- •~~.~~ KAY LYd A.....Ka ,:,,~___ ~aswa uv+m air, zesxwar - n000axt:x' '~~ ~ ..: w~au.c ~ :~ wai MEtYHIVN ~'~ ~ •.... NRIW0.MIde ::.....;'; IY.XMINCiIUi!??fK'. MA ;:~3~.' :~~~;~rs.:: ...f': ,~~ . ~!R[.YItlRMD.E A1221 R, DOOR BEAD ____ :s EX7E~i1aRD00R.;lAM9 Ai SIDING ::: M INTERIOR 84FOLD DOOR HEAD __,_,~,___ ,i\ INTERIOR.RI-FQLp DtlOR JAMB DETAILS .:...... '~ ~ ~i _..~____.~~. ~----_..,.,. _.r~...,~.~~.._.._---~ _ _.._~___._.~~__—~--___--- m o •-•• "'... NYNNE•GR~ t I 6 i i~ st 'D +~ 6.ec Foodr~ Schedule j i Y~ ~+~M1 Noy. ~ x.ve~r r"' ~y' ~ n'7:.Tn'w.~..~ ~ i e4•r+'~vxsu n~TFniwY~~d6'Y+TlS% ~~ r a i sv~M~~~aw~ u . _..r...... _...... _ART:!...._.. ___._.. 8~.w~+.w~~u~G'u t ww.~e~~evn,. n~~M'Yt~:~7Wirl'6AP•~_.._._._, i ~ to~N•~ftmn /O~H~if OGD i ~~~ira+~w~.~wae'..mn '.r:"~a'~.-:c~~esi»i—~ -._ _..__._ ea- _o~..rnu mar$~ar-~------ .aw.+vn ~r~.psia~iner= BeatirSg Wall Schedule ~~ ...rn w..ro.. ..m. ,+n. PERMfTREV1EW .wa w ..w ~ SET *=~ M.A~... p ~~w« i ~ n o.,.~. `~~~,,.,m FR:OELICt{ I ~ L~NYIN6~Ntll~ Wt~ ~ i~ ~~MfVI~ /r ~iuC ~~ ~~ ~ .c.m.~wwra. 'om.waieuo. iM ~ Nom.~.~, Ib~t~+exM we~ora~ivu~x I I ~~.b ! r mew`i~ ~ ~ ~ E~ l~ ~~ ` ~, ~~~ «~~,~w~~m~ I p ~~Hm~~ I,.. T kal.WuA Ca~nrAMn I UemlM~q Waa Comwnkx~ ~~'"•` i i ~C~~~ !~i i ~ a ~ J.. v xn.,~n ~a ` i j na l~J ~ fb+la~.n wam_ 5 ~ ~ .....~_ _1...._._.. ..`1~~r- -_ ~ L~J-,. ~._ ~_,~ .._. Cj.___._.,,__.__p._..._.._.~.. _~ ------~---. --_------_ ----~-T----- uraw i_i_.~._..._ v ;~° nc aeancw ti~'- n 1 puws+: oeve --_ i'a"aT _'.' i aac ~muwv:~ ..... '.:::...... : .... i _:...::. .; ~ 'FCtlNOJtffWlfhilH.. '.: :::':": ~ . :. ".' ~ ~ N ...: ... ,- '.:~ ..: ... z.i ,....., .. ,. ~. __. _ __ ;... ,. ..: ...... ~'_w ~~.~e` ""~~S"k.~ ~ .~ v... .ox.:r~^.:~.'~w7.~... -' .r.:. ...~3', ~.~JL~i~'•..~R'Gii:~h~.4~'i~.~~.2):. ..mayt~-r~ ":'-~ .^~1' ...... ,-` .....-.,v.~ ..-~..._"x ... ~,• ..-,, 's~T.- _. ~h.A cx.JAr. ✓~~~tiT. '~~xu~4zsr;... 4~'3.x~'-ru~"~~ x:7TZZ~..v s. °vl.2Ci...efbl~i'/R.. r-'.r r RZ..> .. wSe~4i. ~ d _ a 7n.`i?.:av'~s'.: %1:.:.~m v,3.w{kwzT'- _.atH... v a... .. +.Y.X r~:nr...~...:it~x~tx' ..~... cfl ~_~.,r...~,::,:xsx rr-~.,..:.,..~~_.,sr:::~:.<:z;axwa^:r...r~;s~-~~::rag.::ri,~"!:;er- ~ ;f:1:~»:;,.'~-^."5~A.?aes~.s~~. .. ~ i MYXII~E'G H~O .: :.~-"~ ""_ rn ~~ Shear'WaII Plan Note Shear Wa11.Schedule w ~e..,.ar wr,xu mn .o~x~. a..,aace~.~.,om w~Hw..uia,>ox r.+m 61gn°!b'1°'~' sntieev~.w~r..i' ~xa.mmi.~e~w.. rsnwe.~ww.w. "wr~w~w. ~a..,.. a~ ~'~wOPll''w'~li .eamaa~.ar.su~nrwmw. wew+=aw. ~x~.,u.,w~~u~a.w.w~«...., ~wr...i....rv. ,•~wuarm. ~ a.r« ~~~ sm s.n~•~.. ~o.u.+.rw~w,:,~ ~7« w~,e' ~ ,c, `i m:.rte ^~. =r w~.~ru,..a.ex....~ ..m~w...~x+.~ — - ~vixa~cm'krrxr-.~a+.-- - -- .. .:57"~'r2~:'~n~..~ .~°e~.~.. x...a~.m au+o.eoac.~.caw. w.c~. ..~a..i~~+:i~. n oa~.n _'w .ow».oume o..r..~. e•m ~.s nre~ .~n K' o' ~~~~ .:ruwi.o..var. t w¢uur.n on.q h~wrv~'wwe umx~ax.ear~i'~+^+~"erax nxr: a .e+ ww~,ww~erx. sn. K ~pn rrr a .b-9~t~ 6..~pr rmMUe.s~n.a ~c ¢L.K ~ N'r,~s.~.w...... j. i s+nnruweux 1M n`ai~~A' T.a~J ~~y'~mr~ n: O0 . w•au i~ora~ ~saun a~aru o+ra v~~wa:tt~cwi`"nu.:,ye'tcrea~c : ~ ~w~' ~ •es 'r..++.•.m+.«.....~ +eawoonw~..w. ro"~uaamr~.sm1O ..ru.. i ~ ~v e~m~~ai% o-m~~~m¢~an~oxiqi~y~ vw~"i~.w~a~i4miuTTwo ~~~rz~ f~ ~vx ra>peirvuawa.a~inwpn ~~weu~ mOim ~e~e~~ ant neon —•wu.~ ~F..~.'.~.i.: i ~~~ ': 1' Y'w~lwboL~~r10nLLMtMNN~YS1/LL~ ~,q ~IF.vIwIY.9 1womCgG1(p~al nn MAS WI~v M.mAOnYlxl~.o~i~ 'v~f16o~W.{MMl\ateiTlYM1CrO'~~Ia P"~wOx Mis~ll0~l n~h~, W t%• .. .. ~1s1{' ~~~ ...... :j {.'.:. . ~~ ;... ..-: ... ..'...... fit' e.: :e: . .., ." ~ .. ~iI~Y4~~II[~ ULtl9 YA~tlYO.Y~FNWIA~ .. OW IMpYa MVltrwlpi.tYlY4oavn~ttwwlret~DY W A ~ M.rcw~wtf YWiM ootRtlanwwNpe Fwarwym[sMn~wo~~i +rrX.4r~nnnabnmmMrnrlsr~ ~¢mlYl~ea!lON~1sMONlw6'M1 !~vau~w G~ ~~~ u~ ea Y~i4Aiuotnolamaewm ... i 'St"lNUa~na~lMU~.MSNY^N~Mtww~~ W}wwa Ma~WlkM'MUwh Mixtxnx~~wnrvp~~w ...... : ~ ...... L w~a~ia+~MOA~~+:uW~<~ 'wlnagi~Nw xsr'wu'MiWhTMnMaMtu.1tt~ + t r. .. . ftiOVxL~ryt'ar0~a9V~M~iWaxOeJO~[~sYMU1~M.r4hv MIY'IP~/LLdt 'f ..;..; .. . . ~, .. ~ PERMIT REVIEW SET .__ ••. V ~ FRQELICH ~in Win Ctwwi: k ~ ~.. „ ~T .a ,~ ranr.o.ouoo+ p "~ ~~ ,. y ~ .. ,. tip _ o-:.y_ ~~ ~ sn:~cf:~__:..';~.., _-t. ~~ a._ .my .; n , _ . .... ~ .. ..._.. o y -j- 3 5 a, q ~. 'd A ....: ~.: .: .....t...~ ..~. . .. ~~3 lIOLBtlYN~R~ S2.11 SE~f^YOl E[ ~0~9Yi:nR wnt:S OLW:YN.l~uN 2~ ~ SHEARWALL & . .,: r L HOEDOWN PLAN c~ .~._...._._.._...... ~_._....~.._.~..__..._....._._ ...... _..._._~._.__...,._...~..__.._._.....~...... _..___..w,...... _,..___...___.._...... ~...... _...._...... ,.,...... _.....__-__...... _...... _._.___.__,._._.~_..._...__..._...,....._...... ~.._...... _...... ~.—;° .: 6m:.m;~'~- .~.s~`.~.;i ":~~'~ "k~%" - `,•..~:....>:r~.^.F.•.. .:. h.`i~':Si~+S~... .s.._ ..., r ~.~%x"..3J.. a .._.....~ _.....y.._...... ,...~~..~,..w,...~...... w.~.,.1. ...M.mn.s _,_.:..:,++..rt~..ss<;,:.~ -.... x.'-~_F,,d;;•[~e.'a,' ,~ri.c!'%` __ ~~~ °z~"..., ... yr.1.'20' . Y:r.+'.~:~ ^"'..ec'y".~.':: .~Q'::'. N Nrxwe..aNn~ .~-~r -. rn ~ cII . f--'~ z ~~~ . m Q. . ".S~..T.~~"-~.:~ S . V NMa mitlRmWMitMtx ~mr ~~ 19n1VU,}rNwn ~)maaa ~w ..... ' ~') w n roa. (~s ~•.ua~am+aorarw (J r.,wraA..A~~x.w~n.n~nna.o Q~wosarwc..s~maci. ~xar~..a~n QQ ww..u• PERMIT REVIEW .i (~ ~wwn~mecr~mmmnm~ewcemrn nm.: S~ "~w..w~mw~ wam ~«,...rwwNwiw°~n~ r Q'~aww w z ~~.. e... .r~. t t .:. .ran twsarcww q•n~4'~a FRO~LICt '-inniHacns~~ oomx.. w~u`wuuo~~ eri+iw~e:..awae~. iPti OMFMlUC211q _ ~A{YR..f9}`.ti~PtL AM~P',MfNM.Wi ~1lAnYArtYWOt et~v,•a~ uwiw~~rrnnou MMIMCn RiwfM ~T. 3°. w..nram!+~ .~xra,+waws ~raRn~oimoa ;~ ~rt . atWM IP/NI x01FL KIM APLNlUtANa ~w W.:6EfP VlNd~MIFs0 ilY.iNt.M' rods t1~ nR~WNt KY%tYLLV.(4ia'c~IriftYni Krcw~c rar mavn .vua~ ~. tx+zna ID~St1.Y I~DAl9_... ~tCi30Y~ x~am.w 'wow ~— __~ _... R~~"~~,~,4 ".mow A YP -•v• ~'~K~a~~'~i ua~wR4Y: aft Mh'.~. I - ~. 1t ?MYpN ~~M .'.Ttyl +...~ ~~:1~4 . ROOF FRAMING PLAN ....._. _...... s~z: i?fa~w~:~~~'~~:~, n=z~'~.9"~"'e.'°'~~St~~~(~i.'~ .~.i.~ ~..Ya'ix'"f...'`%"ter'.xy: :~..a~.~"a.~..m^%::.~~~,iw .~.°~.~.:"p~tia~.'..4~:as~YZ c~:z :~'iw~x::.`.~:.~.rrm,~>.rl.%';,:c.✓.., :.~-• ,....x='r'~~v-a:-..;~..:~-r~-:=~:;<-.:.xs.rw.~.~: _.,~..,~~,.. ~...... _...._.. c'~~ m u~. ... KK,~H,~A~~ e`n~ P IsHY'MW .: .: ;.~ (~i~ [_-~ i , mwaw*o `KIS Y L~.: -:. .;. ~" `~i'~.amow.~.~' A5 9~ — t— t — "!v ~V ....::...... :~: tw0lsntYOd? ~1w~t, 4 ': .:i: ~: `. M u~. t'~iwam~aiMrigK~ rpw/u ~J :::. '. .'.:. :. ~ ronvo~ ~ —~+r -' :':':; i SECTION A—A SECTION C--C ,.,: .. ; , Y~tlN~MNYI'':: i...... :.,:: ;. "MR4s . ..: .. ~ _ ... ,; ... +.. .:..: '.. wF~'nfiplYA'' ~ wnw'~+w~ ~f .. ~ Rw .. mxu~+a ~1MdM ~ '~'a~~auna~wpwunw ~ ~~~~ ~ ~ ~+1ef ~.eea u~pt+:rtpm~irier'°Lwr ~. AYCtriRM4~ :: eM.LLi q/,efM~ ~ ~ awclunmtFm~' ~'. B m ~r~~ u..w aWR recW.tlGx~eKn7 .: ~ ... rmru„ ,~ ~ •)•~ a ~ qua ~~sn'.~riw~e' .• .. ~ ,~ ~~w~ ~o„w,m„ ~ 15 BtAH tliAipGERAT I:OUNUAMfM 12 ~~ Gvi6w0~l ~vnu rO iinCKENED 9[ne '19 ~.nvtQRMrt&iUR w~u i07iliCNEN[DGne 14 N~TF.' :' s ~_'~ I ~ t PERMlT REVIEW merrw~ SET SECTION A—A 1 RQELICN :~i'Fiei ii~e c'a a ~': FEMf4w~i IY!! ~e«ni a.¢ru.wwrn. ..` / ~avmu~Finaa~ ~ ,. : i i ra~w~gae!a! .s.;.,. .iiwiim uu1i°cw~ A. .. `~.. ~a:. . .~ ::. ♦...... s 4. i_~i ~ tt~n:aRm~e ~mnwa~r~;'~ ::: ~.. .._...... ~ .._...... _.._,~_ y:~~~: ww K~`~ ~ ~CCLUlvfi7x5.f'OU~mnrlCtt ~ 1~8 CfiWIR~Nro.T.l~cKENeD BTflSWN.t. to ~ ~....: ., ...... SECT.iON"k—A 1'.: :" ~ .'.. .owr:nawi' .v wa .am pm~ ...: .. ~ ~ - { ±sa .vun w~~P sY~.4 IAO.O , AWy~ :/ i~m.W~4t~CMm C iLrN n01~I9'1 .. . Y~vu~ nvol1 ~,'^ 94Q~6.~5~" ~_ rc wzaer mww:..a ~ .. Y-S 4 w'>~~ ~ wfi durMer. w.auo ~.. ~ .~ ~iia.. nnu ~. J wie aoisam ~S:4.11 FOUN6ATION DEFAILf, ..;, , .., _~s,-..• . . ~y,..,,,.. _. N:.:`_ x- ,..P~.....,...... _,... ::.,"'' -xx!'~= ...~3r.: sx-ezx: ~,s.:.~.r~aafi:.a-•~r.'~c:-:..~:..)..-a.~,r~ =i~ ~::~ .a ~t ..:';E.+v,x~ieBS:..da.~«ir<~.. r ~ ..~s..~c .. +,sR£ ,. .~,£- ~,. r_~:~"+~x~ : . ~x ~..3L'.._.. '~ .. ..x.~ a. 4., C ru ...~' .. ~..,.. _ ,,...... _ ~ ... ,_.,. .,. ..- .,.~c i.._.....~~~..~,~~.,.~._._ . _ q . ~.~, yam.~ — ---• ••—_'; -- ,• \ n ~..w.D'_~n ~' 3 ro~mmus x•a~rww nwr v v 0 _ae 1 ~ ~~~ t~~ ry M~bn, u+'T^~ / I rMvi.Tn ~~ ~laDCar'~m xw v CM/00.~u•M~-~.. i ~R'~h'~M»aYVat~ `AC'.~~Y':v. 3{5 ~"d~~ ~ .'.hWAmY4b~nyMl1. "~I~rI~IKfJ11TY:~-..: ~Wanp -~ -~ .y ~ N 0~,~ ti^j ~ ~ u~mc~e4~imif M1 -~Q O~ .-' ~w~wan, / A A `' ',,:;: SECTION A-A. .. A _ A .. :.: ~. .acanie.: ~ - .euw' ~~ssuws~ae'w~a~ .. .. ~'['A'. :A ~`wK,m~ ~ ~~U . :' ~ '...1.. . ea~~' f~INNXM~tl+I[M :.' , ~ ~'~. ~ ~ ~FIY/pG1Y+i41y~9MlKM. :'. e Y,~1.tl~!',[MMN1... . . '.s."~ ~IAF:- .. ':. 7 /f~ ran.ea #e ~v.~w.~ww ~.w°+inv:,~iwi'c+c~~ Lww+rrRnwa woivae '... ~-'~- wun~'ry °9 PLP,N VIEW ~q~ ,wrmxu tt~ 1 .:42 , ..v A3 ay.~ nro 5.t atirx r"A.im" 5.S 5~~ ±h \':. iu`si ''•.•r _ v--=Y .winmur r~~ SECTION A-A pIWMClar:(s~NpRfal/L1s~ "'~'"""' ITEtro91WxIW!- 1 ~g ~~ x F~JO~II M11Y.lit~.~~ t',~~rG+1~Twlti~ ",oA"~~ Y ~rai` TM~ a~~"~ c. .wn~.+~~" SECTION A-A i ~ .ax...•.x . r,...., ., V J .~ i i "~;~ Wax:, i j~ .:~.; r 3 i? , ; eM.,. A.` .~~,_~~ . ~~ .. ~. ~ imai~mn --t mvp~. ) . 'i.Nx~smi~o~wurv~~ .. y a ~~.~„~,..~„ .~':...... ~ - ee SECT~oN E3-F3 a, VENFflti~tkFA4ULEA}A1HiWtw .'AF> ,. ~ `AF!1C17~flEUCf•NRM..f At tflpRGfAt 47 '°r'' iwnv... Vii ~ 51 ~ ~ ~ Wit: S.'I z.i:M~µi~'#.~~.. ~'~~`~1;LTy`.".~_~ "~F:/~'...._.°-,..>r.. ;.... - , .. ,.. y-~. _~".x. `'~§'~`C'~' ..r' .>~. ....,a' ...r ~a:. ..s~s,.r... ~ .. a..., '4x ,~ .., t..P'.~... .x,.~ ~~t.z. ...:.:.,...~ :;K.e~ ~3p:.:~~a ':zs.'~&":st' ...... 4~~ .~ -. ~~ ~ a c q i :'* F i 1 r.-~....._....._....._...... ~ ...... _...d ;i ,~ ea ~ ~~~: as ~a 6 ~' R~~ x- ~~ ~~ ~€ PAP R-„ ~ ~~ ~y ~~c F {yr~ a ~s ~~~ ~R ~ ~ ~ ~ ~ ~$~~ y ~ ~~ ~~ k ~p~ ~ ~~ as za i~____...—• ~ # a ~. ~~~ ~ ~ ~, ~ ~~;1 ~ ~~.d ~a ~ , € ~co ~ J a£~ 5 ~e~ ~ ~ A ~+~ ~: ~" t~fx xis f~5 ~ Ul ~ ~t ~1 +!i.FY [ 6~~' c AFc D "t~ _~ Y ~E$i~~~ ~ ~ ~ ~ dii, ~r ~ ,~~~l n m "Zg o a f~ I ~~ E ~~~~g~~ ~~F~ ~ ~~~ 4_, i~~ :wag (~5~ of 61 1 I .Zl I I k .~ E~ i ~u~9~ - - a ' ` ' ' G9 ~~ 9 d ip (~ W ~ ~soo~~~~,.vj`'i z ~ se ~ $' s aiR~"sl~s ~ ~ s ~ o ~_.,_..._._...... _...,..._.._._._~...._ ._..,....W_...__------_._..~~---.._... ._.._.~_.._w_~_...~..__. 3 ~_..._...... _...... ,--._._..._..._...... _....._.., ..----- i ,~ t' i f Eli = d i~tr ;' '~t ~ r g a a gG~ ~ ~- 5~ ~~S Et~fi:~i{ kKS 5p$ -f~ ,s ~l. . H C a gS ~~ ': ~ i~~ ~a~ ~~sa v .~ ~ s ~ . _. _._..~ CT--'— — - -t.} 0 FIYNA E~•A~R~Y ~~ ^. :' . - ~:.5:; ~~~ ~.;-~~ ~.,~' F GENERAL NOTES: . .. ° ~ ~ 1 ~; 1 t~EYED NOTj,~;L,) 1. MOMYC 'CM YuM ytKG idt [XNF lb1EM O' 4RAt flttf. pp(.c1L YOtt N4gMC AfT PNM f 2 M4MC 1'Ce,'CiM[]~ K~tO IM MO't'lY YNM 1rtIN tlRAikx YKH Ibl GG 611L. Yf. uv. pERMtT RE171EN/ ~' i~ ~ '~n w~a°"cauiaiw° uarouu. SET ~. Banc t~ wawa ro crtR wH sea. x mM .w. qugaq imxc mnr u iron ar pr~a ar lOtlf /lm iWY. G. /INYIN. 16I W+fdD IM Mf ~ tw AVM ~CS~ X441 WM~~LOVL LLY4IX YI/~Ot1Y wsi[~/MM1x wtx /C%Ei M ~~4[I~/MI[I~ 90t nt ~Yl !. Mavlp M~ t! Y ID mC(Y 9JNIt1 Y:NnIDi¢Y KR ~INALACROLCt NSIIKYIpXS. ~Ptn'IU'N0f /In10'IIO .V! M! iRI1N6.K1YRN pfIM13MtI ~xW ANG ~ I ~ , tom, ~ s'r uo i ', ~ ~ "_ , ~" 11'e w ~ 6LL~ ~ ~. x.w- ~ "' U 'k%p~ ~ -Wn1~ atu4xce ~. ~~wiz ann~r ~uv~non ro~ ~min. uorsu ~ G .?M .~T .. 1~ ~. /..... 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SET r, rwac um ~sw. ~mw..m+. wau. w+aa ri .mmw. n~urttru er. nrwr. ). N04t[ W L~G(nc qv~ may(, A fpPMt M41KJfN1 utlf XG1P. fWM, SWY fA~wWf iAW fiWttYRL ~j, NI[MLL MdOSMt. 1AYY0[~ MIIIf11X0 E4CRR. pt[NNt ~OQ4tlN&Et. NC4 q~6. GIN}. AA AM1~AttrtO MuL 9. 19p'IYL f-Y t%1 (MRi~, I-2' tYi(RIF1MW47, ANJ 1-3~ [Yi id Gott m ucK wumx nn~n~m .0 aaunuw rart io:..mr:. LLC K MuIE i IIICVt Y~Ohbl ]CV Y,Vt. iMAlI1t ~i. kttY MAfIR. NCPY~ 1p4 1/. IZ liNW41 I'~u ~SY. ~/i>. IP. CMMR f0 UI-~AlIKM111P'JI. II:kIBK roJAU~. ~1 5Q eHF O~tluv 'Ok fG.VNWRi CO~ani. ~a MAYICI~ 9W fT~x 1q. u pFIW /.l ~M. Ml~q xM1iW~M1}t MANMiiuNl•J +M ut CIiVRfl4 u.:.a !xxoxour aamurte NB)Comm wxR twuYa xNU a wm u~o ixusm~ wmvx ~a zmnnc m4YaxrMw¢ .e+mr.'er.eyexr». raenrgamo~ m+r ~... 1...... ~_ ~_ va s. wwutt t. 4REN OMYMU~; O. OWf:s~CR~• b.1E Yii01.o> ~L~. 1 F(kS7 .FLOOR E1ECTRICAL ' m .q ,.., ~.±aa~sz:x~.:as.~.+'i._.."^" .."::"san;:,mtet~s~u ='Kffi:v"cT'~ ~ift d>c2:;: -',~'?'~~s~x?i'~:+.~,r.".,~ii4~ei .:~:.. s... ..~` ~, r. .. .ate. ::~ ,.._....__...... _...... _...._.,,:..,:_.._....,.ti.~,w..~.<,~.....„:...~,.w,.,.,~.~.~,awsxwrr:,~.L•.::,•»,:~.~.:,e.• • ...,ra+s.~s~.r'arrrcc.~~.~w _ .~.~~c.+z,...y„b=x” ~ t ~? MYX RE•6R~UP~ ...~..~) ~~ '~ ~~9~..a`"'~ C ''. ~'W '~ C]. ~~s^ Q r PERMIT REVIEW SET ~~~:~ ~;: .;,€ r~,:::F~~..,--,,.:.:.~- , a:ii t ,: ...RTH.fL00R EiECTRICAI._ ..~.. .. E2 :4T.:.~^o ~~_~~_~~_~~} /~ • .. L YR(hP[ iMU Mf1Yl IM.~TIA 41D (IRt AtATY MM~ilLT9~ 10 ,. , ... fWfLO2 WYRt'Ir9a HOMO[ ~W MTYL H 0~I6X4 .. _ t. ~m-c Kava Cal N a t• M m ~xw Ynwn r nauu r..m. . .. -rmmc ~n ~wu~ext ~oi~ctn n u~r.~u ~x.xe ~.l~oiC[ ia4v. ucut m wtawm aw2p. . _ — - t MT1CC IlM WIl1 ate MVIL IKCF fM Y fiS MI f4L1 ...... WC~IpF YRM OWMI OOFi 1JW CGQK:tOM4Cfg1 Yb01. i0 KY i C••,••nmmc~~~"~"iar.omwcuiw, aaw"r"eai riv i~~wws YmoR: m.a~v ~, G~.~ ~ ~.,...wn ~ounae~ a'mi .rewron. w~unn ;' '~ ~ ...... ,...... _...... ~ FOURTH FLOOR ELECTRICAL .:y.•.~~...... ::.,...... -..a.-.. .. ~.r.~ .r...... aev,~..rs` ''n: _ "."_'' . «~+x~ ~~as."wxSf~^`~"x:?wc~....t.~._fv..._ ~~x :~.s a:.'sip.::wi:"sx::,3:_i..'.µ+'l::~R?::'.*..'.Y.a`.'::F.aTp.:.::>.:T. ~.~..~..rer.~.. o~,,~:c:zY,~v..e '~s~~;.~..vr^n„r.x-?us;~..r..:.. ::l".S`4i..u.'wm'5;,.°""',ca~,,.~'S:.v~" -.~: r~:sS.*b~:,.!r...x1c':4;,'-_'~- -'-,' CERTIFICATE OF FILING AND SERVICE Fa I hereby certify that I sewed the foregoing SECOND DECISION ON RECONSIDERATION on: TY K. WYMAN DUNN CARNEY ALLEN HIGGINS :'i & TONGUE LLP 851 SW SIXTH AVENUE,SUITE 1500 7 PORTLAND, OR 97204 Attorneysfor Petitioners 8 MICHAEL C. ROBINSON 9 PERKINS COIE LLP 1120 NW COUCH STREET, 10TH FLOOR 10 PORTLAND, OR 97209-4128 Attorneyfor Intervenor-Respondent 11' 12~ on July 30, 2013, by mailing to said attorney a correct copy thereof, contained in a sealed 13 envelope, with postage paid, and deposited in the post office at Portland, Oregon on said day. 14 I further certify that on July 30, 2013, I filed the original SECOND DECISION ON 15 RECONSIDERATION with the: ~'! LAND USE BOARD OF APPEALS DSL BUILDING 17 775 SUMMER STREET,NE, SUITE 330 SALEM,OR 97301 18 19 by mailing said document, contained in a sealed envelope, with First Class postage paid, and 20 deposited with the post office at Portland, Oregon on said day. 21 ~. 22 ~ ~~ 23 TH S. BEAUMONT,OSB #800146 Chief Deput;~ City Attorney 24 LINLY F. BEES, OSB #945098 Senior Deputy City Attorney 25 Attorneys for Respondent City of Portland 26 Page 1 — CERTIFICATE OF SERVICE PORTLAND CITY ATTORNEY'S OFFICE 121 SW 4TH AVENUE, RM. 430 PORTLAND, OREGON 97204 (503)823 -4047 Appendix A: Page 61 of 61 BEFORE THE LAND USE BOARD OF APPEALS OF THE STATE OF OREGON BEAUMONT-WILSHIRE NEIGHBORS FOR RESPONSIBLE GROWTH,RONI RICHEY, MARSHA GLEASON,JOHN GOLDEN,AND MARGARET DAVIS, Petitioners, v. CITY OF PORTLAND, LUBA No. 2013-031 Respondent and V WR Development LLC, Intervenor-Respondent. I, Roni Richey, depose and say: 1. I have owned the real property at 3547 NE 45th Ave. in Portland (indicated on the attached zoning map) since 2000. I attach hereto a copy of the most recent Multnomah County property tax roll, which reflects my ownership thereof. 2. On or about March 22, 2013, I learned from neighbor John Golden that the City of Portland had issued a building permit allowing development of 4425 NE Fremont St.( "the Property") (also indicated on the attached map) with afour-story apartment building( "the Decision") 3. Neither before nor after this conversation did I receive notice from the City of Portland (or anyone else), which notice (a) described the nature of the Decision,(b) stated that any person adversely affected thereby ox entitled to written notice thereof could appeal it by Page 1 DECLARATION OF RONI RICHEY DCAPDX_1037631_vl DUNN CARNEY ALLEN HIGGINS &TONGUE LLP UTtBl l-1 Attorneys at Law 851 SW Sixth Avenue, Suite 1500 Appendix B: Page 1 of 16 filing a written appeal in the manner and within the time period provided in the City's land use regulations, and (c) stated that the Decision would not beconne final until the period for filing a local appeal has expired. 4. My above-described property sits within 100 feet of the Property. From my property, I am able to see the Property and hear activity taking place thereon. ~/ t~ G~,~ ~ a ~~.-,. Roni Richey Date Page 2 DECLARATION OF RONI R.ICHEY ACAPDX_1037631_vl llUNN CARNEY ALLEN HIGGINS &TONGUE LLP URB11-1 Attorneys at Law 851 SW Sixth Avenue, Suite 1500 Appendix B: Page 2 of 16 53 ~~■~~~ ~ amp e~~~~~ .~.n'~~~~~~o~~~~~~ o~~ N.E. osh ... 'mow BEECH >, ~~~~. w~~Vl .. ~a.~~F Ush ~~ ~~~ ~~~p■■p ,.. C ' ~mw~o arvoFaomiaHo 7E Zo/tinq dk4'grrafiaro+rvwEJact roch.rlge; RTO ~~ent2~~ JZ^99 BUREAUOF PIANNIN6 s@/i/Y Kr/~/p P~rloflCV0loy/IMiY 0I1dC~ •yOUVKOW(D b • ue.rnunwmnnu 10.99 rc~uw~m M ~:R:O:~ i°~n9 astt' .a~..~nme • ~~~~~ SW 114SEG IIIIpU1111111N Nixlnricat conaxvelion O'utewla N.RM.P.eamdely )3 "' Sb1a~OMgOountleN i9.7N -2E 2635 Zomip ldin ~..~ ~~- v~ Appendix B: Page 3 of 16 // i/ I~ ~U b/3u/ i3 KCNI, rrcur~ni r iNn JIHICI~~~rvi MULTNOMAN COUNTY, OREGON ~ P.O. BOX 2716 ~ PORTLAND, OREGON 97208-2716 Phpne: (503) 988-3326 WWW.MULTCOTAX.ORG PROPERTY DESCRIPTION ACCOUNT NO: R3 ~ 776 t SITUS: 3547 NE 5TH AVE CODE AREA: 201 CLG-SCI SECTION lg 1N 2E, TL 15800 0.18 ACRES 2012-13 CURRENT TAX BY DIS7RIC7: MULTNOMAH ESD 34.82 PORTLAND COMMUNITY COLLEGE 21.39 PORTLAND PUBLIC SCIfoot 398.68 PORTLAND PUBLIC SD LOC OPTION 151.64 EDUCATION TAXES: $606.64 RICHEY,RONI J 35+7 NE 45TH AVE PORT OF PORTLAND 5.39 PORTLANq, oR 97213 CITY OF PORTLAND 348.92 7.41 VALUES: LAST YEAR THIS YEAR METRO EAST MULT SOIL ~ WATER CD 7.90 MARKET VALUES: MULTNOMAH COUNTY 33.97 LAND 105,500 95500 CITY OF PORTLAND CHILD LOC OP 3o.g8 srRUCTUR~ ~oz,o2o 78,300 MULT CO HIST SOCIETY LOC OPT 3.88 TOTAL RMV VALUE 207,520 173,800 MULT CO LIBRARY LOCAL OPT TAX 68.39 PORTLAND J F I ftE/FOL I ~E~PENS I ON 1y8~4 URBAN RENEWAL - PORTLAND 2og.3o TAXABLE VALUES: GENERAL GOVERNMENT TAXES: $1,211.98 ASSESSED VALUE 82,000 8+,460 CITY OF PORTLAND BONDS t3.F~~, C17Y OF PORTLAND NEW BONDS -3 ~ ~7 METRO BONDS 23:6 PROPERTY TAXES: $1,827.64 $1,899•zk MULTNOMAH COUNTY BONDS X0.76 PORTLAND COMM COLLEGE BONDS z9.o6 BONDS AND MISC TAXES: $80.62 A MORTGAGE COMPANY OR THE SENIOR/DISABLED DEFERRAL PROGRAM HAS REQUESTED YOUR STATEMENT FOR PAYMENT. 2012-13 TAX (Before Discount) $1,$99.24 IF YOU ARE RESPONSIBLE FOR THE TAXES, PLEASE REMIT PAYMENT. TAX PAYMENT OPTIONS (See back of statement for payment instructions) Pay By Discount Net Amount Due In Full 11/15/12 56.88 $x,$42.26 2/3 >>/~~/~2 25.32 $~,24a.84 DELINQUENT TAXES: ►~ ~~ 1/3 ~t/15/12 NONE $633.08 PLEASE MAKE PAYMENT T0: Multnomah County T07A1. (After D i SCOUnt) $1,842.26 PLEASE DETACH STUB AND RETURN WITH PAYMENT. RETAIN 70P PORTION FOR YOUR RECORDS. OREGON PROPERTY TAX YEAR PLEASE MAKE PAYMEIIITS T0: code Area Account Number ~u 1 y t , 2012 to tune 30, zo 13 Tax Collector, Multnomah County 207 R3~776t Multnomah County Property Taxes I Payment options: Net Amount I Amount Paid $x,842.26 3547 NE 45TH AVE PORTLAND, OR 97213 DO NOT WRITE IN 0001317761 0000063308 0000124084 OOQQ7~84226 06 WRITE MAILING ADDRESS CHANGES IN AREA BELOW RICHEY,RONI J 3547 NE 45TH AVE PORTLAND, oR 97'213 Appendix B: Page 4 of 16 BEFORE THE LAND USE BOARD OF APPEALS OF THE STATE OF OREGON .. . BEAUMONT-WILSHIR.E ' )))))))))) NEIGHBORS FOR ) RESPONSIBLE :) GROWTH, RONI I ) RICHEY, MARSHA ))) GLEASON, JOHN GOLDEN, AND MARGARET DAMS, I, Marsha Gleason, depose and say: I have owned the real property at 3546 NE 45th Ave. in Portland (indicated on the attached zoning znap) since 1999. X attach hereto a copy of the most recent Multnomah County property tax roll, which reflects my ownership thereof. On or about March 22, 2013, I learned from neighbor Roni Richey that the City of Portland Appendix B: Page 5 of 16 had issued a building permit allowing development of 4425 NE Fremont St. ("the Property")(also indicated on the attached map) with afour-story apartment building( "the Decision") Neither before nor after this conversation did I receive notice from the City of Portland (or anyone else), which notice (a) described the nature of the Decision, (b) stated that any person adversely affected thereby or entitled to written notice thereof could appeal it by filing a written appeal in the manner and within the time period provided in the City's land use regulations, and (c) stated that the Decision would not become final until the period for filing a local appeal has expired. From my property, I am able to see the Property and hear activity taking place thereon. Marsha Gleason ,~~ Date 3 vj .:~v~?~- Page PAGE 2 _..__. DECLARATION OF MARSHA GLEASON DOCPROPERTY "Doc(D" \' MERGEFORMAT DCAPDX 1037631 vl URBI1-1 DUNNCARNCYALLEN HIGCINS &TONGUE 1,LP Attorneys at Law 851 SW Sixth Avenue, Suite 1500 Portland, OR 97204-1357 (503)224-6440 Appendix B: Page 6 of 16 ~. [ITY OP PJa;LgND NOTE. Zorcwq leap~.winro uefuAler:~o t~w+Ae. (j~~ '~'~ml'I.oN~ ~Z.QJ BUPEAU OF G~Ak»C16 w»ry ia.:nypn m.+Nmx~wrc orsdea `J ... ~mwiaoim r 10 ~ 99 N ff.'C.~~~:jj~~~ PIA~~O~Slnti Bn~iMMY ~~,~M,~.~„~P,.,, ,r,sw;;45E~. n111~i~~~ilnw w.>i~,r,-o~cnoxrmOnn OibnfJ m f:.R.M.i BniniOary ~~ .m.~c~n.~w..+nH 19.1M -2E 2635 lonuy inp Appendix B: Page 7 of 16 ~i ~~ ~~ ~v vi Jvi ~J ~~Wn~ ~ i~v~ ~~~~ ~ inn vini~r~4iv~ MULTNOMAH COUNTY, OREGON ~ P.O. BOX 2716 ~ PORTLAND, OREGON 97208-2716 Phone: (503) 988-3326 WWW.MULTCOTAX.ORG PROPERTY DESCRIPTION ACCOUNT N0: R3177 ~ 6 SITUS: 354 NE 457H AVE CODE AREA: 201 WFR-WFR SECTION 19 1N 2E, TL 14300 0.11 ACRES 2012-13 CURRENT TAX BY DISTRICT: MULTNOMAH ESD 59.16 PORTLAND COMMUNITY COLLEGE 36.22 PORT-LAND PUBLIC SCI~oo~ b75.32 PORTLAND PUBLIC SD LOC OPTION 25b.85 GLEASON,JOHN D JR ~ EDUCATION TAXES: $x,027.55 MARSHA M 3546 NE 45TH AVE PORT OF PORTLAND 9.13 PORTLAND, OR 97213-1022 CITY OF PORTLAND 591.01 VALUES: LAST YEAR THIS YEAR ~ METRO 12.55 EAST MULT SOIL & WATER CD 13.38 MARKET VALUES: MULTNOMAH COUNTY 560.59 LAND 100,000 90;000 CITY OF PORTLAND CHILD LOC pP 52.47 STRUCTURE 161,160 123,6go MULT CO HIS7 SOCIETY LOC OPT 6.57 TOTAL RMV VALUE 261,160 213,690 MULT CO LIBRARY LOCAL OPT TAX 115.84 F~U~{ I LAIVL~ h 1 tit%PUL i l.E F'tIVS 1 (11V 536.%y URBAN RENEWAL - PORTLAND 354.50 TAXABLE VALUES:: - GENERAL GOVERNMENT TAXES: $2,052•$3 ASSESSED VALUE - 138,goo X43,060 CITY OF PORTLAND BONDS 23.0 CITY OF PORTLAND NEW BONDS 6.05 .. :i~ p. METRO BONDS ~ 40.00 PROPERTY TAXES: $3 ~ o95• g9 $3 216.97 MULTNOMAH COUNTY BONDS 1.23 PORTLAND COMM COLLEGE BONDS 49.23 BONDS AND MISC TAXES: $36.59 A MORTGAGE COMPANY OR THE SENIOR/DISABLED DEFERRAL PROGRAM HAS REQUESTED YOUR STATEMENT FOR PAYMENT. 2012-13 TAX (Before Discount) $3,216.97 IF YOU ARE RESPONSIBLE FOR THE TAXES, PLEASE REMIT PAYMENT. TAX PAYMENT OPTIONS (See back of statement for payment instructions) Pay By Discount Net Amount Due In Full 11/15/12 g6.51 $3,120.46 2/3 ~t/~5/12 42.88 $2,~ot.76 DELINQUENT TAXES: $0.00 1/3 11/t5/12 NONE $x,072.33 PLEASE MAKE PAYMENT T0: Multnomah County TOTAL (After D i scount): $3, 120.46 PLEASE DETACH STUB AND RETURN WITH PAYMENT. RETAIN TOP PORTION FOR YOUR RECORDS. OREGON PROPERTY TAX YEAR PLEASE MAKE PAYMENTS T0: Code Area Account Number July 1, 20'12 to June 30, 2013 Tax Collector, Multnomah County 20 ~ R3177~6 Multnomah County Property Taxes Payment options: Net Amount Amount Paid Property Address I~~~~~>:...... :l>~~<~y;:»~#~~~<~...... >;~<~~<;>> > > >; $3 t 20.46 3546 NE 45TH AVE PORTLAND, OR 97213 DO NOT WRITE IN 0007,3ti??16 0000107.233 00002],07,76 OOOQ312046 03 WRITE MAILING ADDRESS CHANGES IN AREA ~ELOV!! GLEASON,JOHN D JR ~ MARSHA M 3546 NE 45TH AVE PORTLAND, OR 97213-1022 Appendix B: Page 8 of 16 vsa maAc~a~ osl3auo r n_ ~. r r n BEFORE THE LAND USE BOARD OF APPEALS OF THE STATE OF OREGON BEAUMONT-WILSHIRE NEIGHBORS FOR RESPONSIBLE GROWTH,RONI RICHEY, MARSHA GLEASON, JOHN GOLDEN, AND MARGARET DAVIS, Petitioners, v. CITY OF PORTLAND, LUBA No. 2013-031 Respondent and V WR Development LLC, Intervenor-Respondent. I, John Golden, depose and say: I have owned the real property at 3557 NE 46th Ave. in Portland (indicated on the attached zoning map) since 1999. I attach hereto a copy of the most recent Multnomah County property tax roll, which reflects my ownership thereof. 2. On or about March 22, 2013, T learned from neighbor Marsha Gleason that the City of Portland had issued a building permit allowing development of 4425 N~ Fremont St. ("the Property")(also indicated on the attached map) with afour-stony apartment building( "the Decision") 3. Neither before nor after this conversation did I receive notice from the City of Portland (or anyone else), which notice (a) described the nature of the Decision,(b) stated that any person adversely affected thereby or entitled to written notice thexeof could appeal it by Page 1 DECLARATION OF JOHN GOLDEN DCAPDX_ 103763 I _v i DUNN CARNEY ALLEN HICGINS &TONGUE LAP URBI1-I Attorneys at Law 851 SW Sixth Avenue, Suite 1500 Portland, OR 97204-1357 (503)224-6440 Appendix B: Page 9 of 16 filing a written appeal in the manner and within the time period provided in the City's land use regulations, and (c) stated that the Decision would not become final until the period fox filing a local appeal has expired. 4. From my property, I am able to see the Property and hear activity taking place thereon. .,.---~ -~` ,~ ~~ ~~ Golden Date Page 2 DECLARATION OF JOHN GOLDEN DCAPDX IO:i7631_vl DUNN CARNEY ALLEN HIGCINS &TONGUE ~~~ URBi l-1 Attorneys at Law 851 SW Sixth Avenue, Suite 1500 Portland, OR 97204-1357 (503)224-6440 Appendix B: Page 10 of 16 ~ ~e~ e~~~~~ ~ ~ ono ~~~~o~~ ~ ~~~~ ~e~~~~~~ ~' ~~~t ~~~~~~~~'~'~ ~~~ ~~ ~~~~~n e~ ~~~ :, .. ~~~ a~ ~ ~e~ ~~ ~~~~Q~~ _ ~~~~~ ~O"'~m°~ CITY OF PORTLAND desig~rerruns ere sW cnengr. Cwwnt 2aN~ NO7f.•Zo~g /ett !o RHO 12_gg BUREAU OF PIANNINO tqd/y Zuniry/ ptlo~ In develou~x~~~ o/se/ac uamarnwxxo n iur a •~• nta~imum wrionuai 10.99 .ea~win ~ .N. •(R~O~' Zon~rq asP ;:: f~fi:?~ v~a~, oiacnct aounonn • ~am~e~~„~ap,a~ uw~nSW mror„45~~. Illlltllillllllll Hintaric ai Ca~servetlon Olfltricl o~ N.R.M.P. Boimtlary —~••• s~ete io ~neo uoweery 19.1N -2E 2635 ZOmnO Unp L_J Appendix B: Page 11 of 16 //I/IL IU b/jU/I} KtHL rKUrCKIT IH~ JIHIt~tNl MULTNOMAH COUNTY, OREGON ~ P.O. BOX 2716 ~ PORTLAND, OREGON 97208-2716 Phone: (503) 988-3326 WWW.MUL7COTAX.ORG PROPERTY DESCRIPTION ACCOUNT NO: SITUS: 3557 NE 4TH AVE CODE AREA. 201 SECTION 19 1N 2E, TL 13300 0.11 ACRES 2012-13 CURRENT TAX BY DISTRICT: MULTNOMAH ESD PORTLAND COMMUNITY COLLEGE PORTLAND PUBLIC SCHOOL PORTLAND PUBLIC SD LOC OPTION LULL,LAURA L ~ EDUCATION TAXES: GOLDEN,JOHN R 3557 NE 46TH AVE PORT OF PORTLAND PORTLAND, OR 97213 CITY OF PORTLAND VALUES: LAST YEAR THIS YEAR ~ METRO EAST MULT SOIL ~ WATER CD MARKET VALUES: MULl'NOMAH COUNTY LAND 100,000 90,000 CITY OF PORTLAND CHILD LOC OP STRUCTURE 153,720 117,980 MULT CO HIST SOCIETY LOC OPT TOTpL RMV VALUE 253,720 2Q7,980 MUL7 CO LIBRARY LOCAL OPT TAX P~RTLAN~ FIRS/POLIO PENSION URBAN RENEWAL - PORTLAND TAXABLE VALUES: GENERAL GOVERNMENT TAXES: ASSESSED VALUE 117,120 120,630 CITY OF PORTLAND BONDS CITY Of PORTLAND NEW BONDS METRO BONDS PROPERTY TAXES: $2,610.42 $2,712.61 MULTNOMAH COUNTY BONDS PORTLAND COMM COLLEGE BONDS BONDS AND MISC TAXES: A MORTGAGE COMPANY OR THE SENIOR/DISABLED DEFERRAL PROGRAM HAS REQUESTED YOUR STATEMENT FOR PAYMENT. 2012-13 TAX (Before Discount) IF YOU ARE RESPONSIBLE FOR THE TAXES, PLEASE REMIT PAYMENT. TAX PAYMENT OPTIONS (See back of statement for payment instructions) Pay By Discount Net Amount Due In Full 11/15/12 81.38 $2,631.23 2/3 t~/15/12 36.7 $7,772.24 DELINQUENT TAXES: 1/3 tt/~5/12 NONE $go4.2~ PLEASE MAKE PAYMENT T0: Multnomah County TOTAL (After q i scount) PLEASE DETACH STUB AND RETURN WITH PAYMENT. RETAIN TOP PORTION FOR YOUR RECORDS. OREGON PROPERTY TAX YEAR PLEASE MAKE PAYME111TS T0: Code Area Account Number July 1, 2012 to June 30, 2013 Tax Collector, Multnomah County 201 8317756 Multnomah County Property Taxes Payment Opt1o11s: Net Amaunt Amount Paid Property Address ...... ::::.::::.~~...::::::::::::::::::::::::::::::.::.~:.~::::: $ ~ 3 3 3557 NE 46TH AVE PORTLAND, OR 97213 ~• BELOW 0~0],3~,7756 00~009D421, 000177224 Q000263123 08 WRIi'E MAILING ADDRESS CHANGES IN AREA BELOUV LULL,LAURA L & GOLDEN,JOHN R 3557 NE 46TH AVE PORTLAND, OR 97213 ppen ix age o BEFORE TAE LAND USE ~O.ARD OF APPEALS OF THE STATE Ok' OREGON BEAUMONT-WILSHIRE NEIGHBORS FOR RESPONSIBLE GROWTH,RONI RICHEY, MARSHA GLEAS07~T, JOHN GOLDEN, AND MARGARET DAVIS, Petitioners, v. CITY OF PORTLAND, LUBA No. 2013-031 Respondent and ) VWR Development LI,C, ) } Intervenor-Respondent. ) I, Margaret Davis, depose and say: 1. I have owned the real property at 3b17 NE 45th Ave. in Portland {indicated an the attached zoning map) since 2004. I attach hereto a copy of the most recent Multnozxzah County property t~ roll, which reflects my ownership thereof. 2. On or about March 22, 2013, I learned from neighbor I~oni Richey that the City of Portland had issued a building permit allowing develapm~nt of4425 I°~E Fremont St.( "the Pz-operiy") (also indicated on the attached map) with afour-story apartment building ("the Decision") 3. I,Teither befoze nor after this conversation did I recezve notice from the City of Portland (or anyone else}, v~hich notice (a) described the nature of the Recision,(b) stated that any person adversely affected thereby or entitled to written notice thereof could appeal it by Page 1 DECLARATIOI~t OF MAR~iARET DAMS DCAPDX 1037631 ~t llUNN CARNEY ALLEN HIGGINS &TONGUE LLP t1RI31i-1 l Attorneys at I,aw 851 SW Sixth Avemte, Suite 1500 Portland, OR 97204-13 57 Appendix B: Page 13 of 16 filing a written appeal in the manner and within the time period provided in the City's land use regulations, and (c} stated that the Decision would not become final until the period for ding a local appeal has expired. 4. From my property, I am able to see the Property and hear activity taking place thereon. Page 2 DECLARATION OF MARGARET DAVIS DCAPDY 1037631 v~ DUNN CARN~Y ALLEN HIGGINS &TONGUE LLP URBii-i Attorneys at Law 851 SW Sixth Avetme, Suite 150 Portland, DR 97204-1357 Appendix B: Page 14 of 16 SJ. ;NZn : ~~ i i i i ~ i CITY Of P01tflA~`ID ma Nwn9r. Cmegnl2oN~ `i N07F ZONng ret%0"nons :uWrr: ro RHO ~•IP •'JJ BVREAU OF P~ANNIY6 /.f.f/Gc mn/Y IOninjr(ino M ArevNli~q~~: 0 ~un'O w99 ~ n• a'u. • etnxin~um Potom~a~ a N •~fl~0~' 1m~n as oor .•"" ~+ :ji'if.:ii:•,:;~a OIN~O~SUICI9~Y~dry • Ccma!~xrowe Dwi~ "SW 1I4 SEC. III7111IIIIUIIIf ryixlnric o~Cenxvvn Unn Qsirm!a N.P.M.P. uN~e~O Map Cou~:tld~i ~9•~rj•ZE 2S~ iJ1 ""~"~' 20ninp lenP ~-- ~~ ~~ !~ ~►~r~~ ~ Appendix B: Page 15 of 16 // 1/ iL IV O/,)V/ f,~ rtcHL rnvrcn~ 1 inn v~n~~r~~.~v~ MULTNOMAH COUNTY, OREGON ~ P.O. BOX 27 7 6 ~ PORTLAND, OREGON 97208-271 6 Phone: (503) 98$-3326 WWW.MULTCOTAX.ORG PRC~PERl'1' DESCRIPTION ~f;~CaUNT NO. R3i7878 SITUS: 3~7 NE 45TH AVE CODE AREA. 20l SECTION lg 1N 2E, TL 17400 0.0$ ACRES 2012-13 CURRENT TAX BY DISTRICT; MULTNOMAH ESD 66.57 PORTLANq COMMUNITY COLLEGE 40°76 PORTLAND PUBLIC SCHOOL 759.95 PORTLAND PUBLIC SD LOC OPTION 2$9.0 EDUCATION TAXES: $1,56.32 DAVIS,MARGARET E 3b17 NE 45TH AVE PORT Of PQRTLAND 10.27 PORTLANp, OR 97213 CITY OF PORTLAND 665.08 14 e 12 l'~A,F~ ~fl'11S METRO i/~aL,i.1~Se L~►S~f Y~/~►F$ EAST MULT SOIL ~ WATER CD 15.p5 MARKET VALUES° MULTNOMAH COUNTY 630.86 LAND 93~5~Q 83,500 CITY OF PORTLAND CN1LD LOC OP 59.05 S~'RUCTURE 242,460 1$x,070 MULT CO HIST SOCIETY LOC OPT 7.39 TOT,AL..._RMV VALU.E._ _ .3..35. ,9~_0 _._ 267,_57fl MULT. CO L 1 ~RARY..LOCAi,. qP_T TAX 130.35 PORTLAND FIRE/POLICE PENSION 379°00 ;~>„~ i~;~ ~y ~~✓~ URBAN RENEWAL - PORTLAND 39 .94 TAXABLE VALUESs GENERAL GOVE(2NMEtVT TAXESt $2,310e1i ASSESSED VA~.UE 1,~b,310 i60,9~0 CITY OF PORI"LAPJq BONDS 25,97 CITY OF PORTLAND NEW BANDS be81 METRO BONDS 45D02 PRDP~RTY TAXES: $39~+83~91 $3,620.14 MULTNQMAH CpUNTY BONDS 20.1 PORTLAND COMM COLLEGE BONDS fi5.40 Please read the enclosed Tax Statement Guide BONDS AND MISC TAXES° $ 5307] To pay online go to www.multcotaxaorg 2012-13 TAX (Before Discount) $3,62~01~ T,~X PAIf~VIEN°i°' OP~'IONS (See back of statemsrrt far payment instructions) Pay B~ Discount het Ar~~unt Due !n dull 1]/i5/i2 1o8a6o $3,511.54 2/3 >>/~5/1z 4.27 $2,365.6 DELINQUENT TAXE5: $o°oo 1/3 11/1/12 P10NE $1,206.72 PLEASE MAKE PAYMENT TO; Multnomah County TOTAL (After D i scount) $x,51 i > jet PLEASE DETACH STUB AND RETURN WITH PAYMENT. RETAIN TOP PORTION FOR YOUR RECORDS. Appendix B: Page 16 of 16 71t1e 33, Planrtiuig and Zanirig Gha~fer 33.266 5/10/ 13 Pm•king And Loc~ding 33.266.110 Minimum Requirefl Parking Spaces A. Purpose. The purpose of required parking spaces is to provide enough on-site parking to accommodate the majority of traffic generated by the range oI uses which might locate at the site over tinne. Sites that are located in close proximity to transit, have good street connectivity, and good pedestrian facilities may need little or no off-street parking. Multi-dwelling development t~lat includes a large number of units may require some parking to support existing and future uses in the area and serve residents and guests, especiallz• those Frith disabilities. Parking requirements should be balanced Frith tan active pedestrian network to minimize pedestrian, bicycle and vehicle conflicts as much as possible. Transit-supportive plazas and bicycle parking ma3~ be substituted for some required parking on c~ site to encourage transit use and bzcyclit~g by employees and visztors to the site. The required parking numbers correspond to broad use categories; not specific uses, in response to this long term emphasis. Provision of carpool paxking, and locating it close to the building entrance, will encourage carpool use. B. Minimum number of parking spaces required. 1. The minimum number of parking spaces for all zones is stated in Table 26b-1. Table 266-2 states the required number of spaces for use categories. The stanciarcls of Tables 266-1 az~.d 266-2 apply unless specifically superseded by other portions of the City Code. Joint use packing. Joint use of required parking spaces may occur ~~k~ere tvvo or snore uses on tkie same or separate sites are able to share the same parking spaces because their parking demands occur at different times. Jaznt use of required parking spaces is allowed only if the uses and housing tees to which. the parking is accessory are allowed in the zone where the parking is located. Joint use of requirecl parking spaces is alloi~recl if the following documentation is submitted in writing to BDS as z~art of a building or zoning permit application or land use re~~iew: a. The names and addresses of the uses azld of the octmers or tenants that are sharing the parking; b. The location and number of parking spaces that are being shared; c. An analysis shouring that the peal. parking times of the uses occur at different times and that the parking area will be large enough for the aszticipatecl demands of both uses; and d. A legal instrument such as an easement or deed restriction that guarantees access to the parking for both uses. C. Carpool parking. For office, industrial, and institutional uses vtrhere there are more than 20 parking spaces an the site, t~~e following standards must be met: Fzve spaces or five percent o1~ the parking spaces on site, ,~rhichever is less, must be reserved for c~r~~ool use before 9;00 AM on weekdays. More spaces may be reserved; but they are not required. 2. The spaces will he those closest to the building entrance or elevator, but not 266-3 Appendix C: Page 1 of 6 Tif1e. 33, Planning and Zonvzy Chapter 33.266 5/10/13 Parkin g And Loading closer than the spaces for disabled parking and those signed for exclusive customer use. 3. Signs must he posted indicating these spaces are reserved for carpool use before 9:00 AM on weekdays. D. Minimum for sites well served bq transit. For sites located less than 1500 feet from a transit station or less t~ian 500 feet £rom a transit street ~n~th 20-minute peak .hour service, the minimum parking requirement standards o£ this subsection app1Z~. Applicants meeting these standards must provide a map identif3~ing the site and TriNIet schedules for all transit routes within S00 feet of the site. The minimum number of parking spaces is: Household Livizig uses. The minimum number of parking spaces required for sites ~>ith Household Living uses is: a Where t~iere are up to 30 units on tk~.e site, no parking is required; h. Where there az-e 31 to 40 units on tl~e site, the minimum number of parking spaces required is 0.20 spaces per unit; c. Vtrhere there are ~Fl to 50 units on the site, the minimum number of parking spaces required is 0.25 spaces per unit; and d. Where there are 51 or more units on the site, the minimum number of parking spaces required is 0.33 spaces per unit. 2. All other uses. No parking is required for all other uses. E. Exceptions to the minimum number of parking spaces. 1. The minimum number of required parking spaces may not he reduced by more theta 50 percent through the eacceptions of this subsection. The 50 percent limit applies cumulatively to all exceptions in this subsection. 2. Exceptions fox sites v~=here trees are presen-ed. Minimum parking may lee reduced by one Larking space for each tree 12 inches in diameter and larger that is preserved. A maximum of 2 parking spaces or 10 percent of the total required may be reduced, whichever is greater. However, required parking may not be reduced below 4 parking spaces under this provision. 3. Bicycle parking znay substitute £or up to 25 percent of required parking. For every fitre non-required bicycle parking s~~aces tkiat meet the short or long-term bicycle parking standards, the motor vehicle parking requirement is reduced by oz~e space. Existing parking maybe cot7verted to take advantage of t~~is provision. 4. Substitution of trar~sit-supportive plazas for required parking. Sites where at least 20 parking spaces are required, and where at least one street lot line abuts a transit street may substitute transit-suPZ~ortive plazas for required Larking, as follows. Existing parking areas may be converted to take advantage of these provisions. Adjustrnents to the regulations of this paragraph are prohibited. 266-4 Appendix C: Page 2 of 6 fiille 33, Ptrznni~2g and Zoning Chapter 33.266 5/10/ 13 Par~lcirig And Loading a. Transit-supportive plazas maybe substituted for up to 10 percent of the required parking spaces on the site; b. The plaza must he adjacent to and visible from the transit street. If there is a bus atop along the site's Frontage, the plaza must be adjacent to the bus stop; The plaza must be at least 300 sc;uare feet in area and he shaped so that a 10'x10' square will fit entirely in the plaza; and d. The plaza must include all of the following elements: (1) A plaza open to the public. The owner must record a public access easement that allows public access to the plaza; (2) !~ bench or other sitting area with at least S linear feet of seating; (3) A shelter or other weather protection. The shelter must cover at least 20 square feet. If the plaza is adjacent to the hus stoic, TriMet must az~z~ro~e the shelter; and (4) Landscaping. At least 10 percent, but not more than 25 percent of the transit-supportive plaza must be landscaped to the L1 standard of Chapter 33.248, Landscaping and Screening. This landscaping is in addition to any other landscaping or screening required for parking areas by the Zoning Code. 5. 141otorcycle parking may substitute for up to S spaces or 5 percent of required automobile parking, whichever is less. For every 4 motorcycle parking spaces provided, the automobile parking requirement is reduced by one space. Each motorc5~cle space must be at least 4 feet ~cride and 8 feet deep. Existing parking may be converted to take acl< 6. Substitution of car sharing spaces for required parking. Substitution of car sharing spaces for required perking is allowed if all of the follo~viiig are met: a. For every car-sharing harking space that is provided, the motor vehicle parking requirement is reduced by t~vo si~aces, up to a nnaximum of 25 percent of the required perking spaces; b. The car-sharing parkitZg spaces must be shown on the building plans; and A copy of tfYe car-sharing agreement between. the property ov~mer and the car-sharing company must be submitted with the bwlding permit. 7. Substitution of bike sharing facility for required parking. Substitution of a bike sharing facility for required parking is allowed i£ all of the following are met: a. A bike sharing station provicling 15 docks and eight shared bicycles reduces the motor vehicle parking requirement by three spaces. The pro~rision of each addition. of four docks end two shared bicycles reduces 266-5 Appendix C: Page 3 of 6 T7tle 33, Planning anal Zoning Chapter 33.266 5/10/13 Parlcirtg And Load{ng the motor vehicle parking requirement b_y an additional space, up to a maximunn of 25 percent of the required parking spices; b. The bike sharing facility must be adjacent to, and ~7sible from the street, and must be publicly accessible; The bike sharing facility must be shown on the building plans; and d. Bike sharing agreement. (1) The property owner must have a bike sharing agreement ~~ith a hike- sharing compan3~; (2) The bike sharing agreement must be ap~~roved by the Portland Bureau of Transportation; and (3) f1 copy of the signed agreement bettiveen the property owner and the bike-sharing company, accompanied by a letter of approval from the Bureau of Transportation, must be submitted before the building permit is approved. Table 266-1 Mittimusn Re aired an8 Maximum Allowed Parking Spacea By Zone 1 Zone Require mart OS, RF - RH,[R, CN2, CO2, Minimum is Standard A inTable 266-2. CG, EG, I Maximum is Standard B inTable 266-2. EX Minunum -None, eecept: Household Living: ntinitnum of 0 forl to 3 units, 1 per 2 units for four+ units, and SROs exempt... Ivla.~zznum is Standard A inTable 266-2, e~;cept: 1) Retail, personal service, repair-oriented - Matiimum is 1 per 200 sq. ft. of floor area. 2} Restaurants and bars - Iviaxanum is 1 per 75 sq. ft, of floor area. 3} General office - Maximum is 1 der 400 sq. ft. of floor area. 4) Medicai/Dental office - MaXimum is 1 der 330 sq. ft. of floor area. CN 1 Minimum -None. Iviaximunt of 1 space per 2,500 sq, ft. of site area. Clvi, CS, RY, CX, CO 1 [vIinimum -None; eYCept:; Household Living: minimum of 0 for 1 to 30 units, 0.2 pet unit for 31-40 units, 0.25 per unit for 41-50 units, and 0.33 per unit for 51+units. Maximum is Standard B inTable 266-2. (l~ Regulations in a plan district or oaerlay wne cnay supersede the standards of trus taUle. 266-6 Appendix C: Page 4 of 6 Tiil~1. 33, Planning and Zonuzg Chapter 33.266 5/10/13 Parking And Loacliny Table 266.2 Parking Spaces by Use Refer to Table 266-1 to @eterraine which ataudard a lies. Use Cate ories S ecific Uses Standard A Standard B Rssideatial Cate oriea Household Living 1 per unit, except SROs None exempt and in RH, where ii is 0 for 1 to 3 units and 1 per 2 units for four +units Grou Lip i 1 er 4 residents None Commercial Cate ories Retail Sales And Retail, personal service, 1 per 500 sq. ft. of floor 1 per 196 sq. ft. of floor Service re air oriented area area Restaurants and bars 1 per 250 sq. ft. of floor 1 per 63 sq. ft. of floor area area Health clubs, gyms, lodges, 1 per 330 sq, ft. of floor 1 per 185 sq. ft. of Boor meeting rooms, and area area similar. Continuous entertainment such as arcades and bowling alleys Temporary Lodg7ing 1 per rentable room; fox 1.5 per rentable room; for associated uses such as associated uses such as restaurants see abo~~e restaurants see aboe~e Thea[ers 1 per 4 seats or 1 per 6 feet 1 per 2.7 seats or 1 per 4 of bench area feet of bench area Office General office 1 per 500 sq, ft. of floor 1 per 294 sq. ft. of floor area area Iv4edzcalf Dental office 1 per S00 sq, ft. of floor 1 per 204 sq. ft. of floor area area Quiclt Vehicle i per S00 sq. ft, of floor 1 per 196 sq, ft, of floor Sen~ icing area area Vehicle Repair 1 pPr 750 sq. ft. of floor 1 per 500 sq. ft. of floor area 1 area Coimner~cial Park' Not a licable None Self-Service Stora 'e 2 2 Commercial Outdoor 20 per acre of site 30 per acre of site Recreation Major Event i der 8 seats or per CU 1 per 5 seats or per CU Enter[ainznent review review Industrial Cate ories Manufacturing And 1 per 750 sq. ft. of floor 1 per 500 sq, ft. of floor Production area 1 area Warehouse And 1 per 750 sq. ft. of floor 1 per 500 sq. £t. of floor Freight area for the first 3,000 sq, area for the first 3,000 sq. Movement ft. of floor area and then 1 ft. of floor area and then 1 per 3,500 sq. ft. o£floor per 2,500 sq. ft. of floor area thereafter 1 area thereafter Wholesale Sales, 1 per 750 sq. ft. of floor 1 per 500 sq. ft. of floor Industrial Service, area (lj area Railroad Yards Waste-Re3ated Per CU review Per CU review 266-7 Appendix C: Page 5 of 6 Title 33, Planning and Zortiiny Chapter 33.266 5/20/13 Pcv~king A~td Loading Use Cate ories S ecI!'io Uaes Standard A Stanflard B Institutional Categories Basic Utilities None None Comcxiunity Service 1 per 500 sq. ft. of floor 1 per 196 sq. ft. of floor area area Pazks And Open Per CU review for active Per CU review for stove Areas areas areas Schools Grade, elementary, middle, 1 per classroom, or per CU 1.5 per classroom, or per junior high or hnpact Mitigation Plan CU or Impact Mitigation a royal Plana rovaI High school 7 per classtnom, or per CU 10.5 per classroom, or per or Impact NIitig~tion Plan CU or Ittapact Mitigation approeai PIan approval Medical Centers 1 per 500 sq. ft. of floor 1 per 204 sq. ft. of floor area; or per CU review or area; or per CU review or Impact Mitigation Plan Impact Miti~adon Pian a royal Colleges 1 per 600 sq. ft. of floor 1 per 400 sq. ft. of floor area eec2usive of area eeckusive of dormitories, plus 1 per 4 dormitories, plus 1 per 2.6 dorm rooms; or per CU dorni rooms; or per CU reviewor Iin~act Mitigation review or Impact Iviitigation Plan approval Pian a royal Religious Institutions 1 per 100 aq, ft, of main 1 per 67 sq. ft. of main assembly area; or per CU assembly area; or per CU review ret~ iew Daycare 1 per 500 sq. ft. of floor 1 per 330 sG, ft. of floor area area Other Cate oriea Agriculture None, or per CU review None, or per CU revie~u Aviation Per CU review Pex CU review Detention Facilities Per CU review Per CU review A eg~te Extraction Per CU review Per CU review Radio Frequency Unmanned facilities None None Transmission operating at or Uelow 1000 Facilities watts ERP All Other Facilities 2 per site None Rail Lines &Utility None None Corridors Notes: [1j For uses in an EG or I zone, if the site size is 5,000 sq, tt. or less, no more than 4 spaces are required. V4here the site size is between 5,001 and 10,000 sq. ft., no more than 7 spaces are required. ~2] Minimum of 1 per resident manager's facility, plus 3 per leasing of~.c.e, phis 1 der 100 leasable storage spaces in multi-story buildings. Ivia~imum of 2 per resident manager's facility, 5 per leasing office, 1 per 67 leasable storage spaces in multi-stony buildings. 266-8 Appendix C: Page 6 of 6 A~ Ametide~ ORDINANCE Na. ~- 8 5 ~ ~ '~ Amend Title 33, Planning at~d Zoning, to require parking for mufti-dwelling buildings in some situations wk~ere parking currently is not required (C}rdinance; Amend Title 33, Planning tad Zonia~g) The City of Pariland Ordains: Sectio~l 1. The Council finds: General Findings 1. Tk~e Portland Comprehensive klan includes a policy to "regulate off-street parking to protr~ote gUOd urban Fornn and the vztality of commercial and employment areas". Objectives related to this policy refer to "eliminating requirements £~r off-street parking" in areas ~f the city with goad pedestrian, bicycle, anal transit access, etzcotu~aging redevelopment of surface panting lots and lamitzn~ develo~me~rt of new parking spaces. 2. Oz-egon's Tz'az~sport~ti~i~ Planning Rule (T~'R) lznnits tl~e amat►nt of parking allowed, and calls. for a 10 percent reduction per capita in parking spaces oitywide. Local jurisdictions must comply with the TPR. Portland k~as implemented this Co~riprehensive Plan policy and the TPR through several actions. In OT1E ~Ct7.UI1~ the Council adopted two z~.ew conunercial zones that do not require off-street parking. These zones, the CS (Storefront Commercial) azzd CM (Mixed Use Conun~rcial} z~xaes, were; appli~ci to properties al~zab a nwnber of ~on~mea-cial streets ita close-ua areas in 1)9I. The GS and C;M zones were created and applied because of cor~cei~~s that thc; rraain skreeUstorefroaat claazacter of tlxese conunercial streets was being affected by surface parking lots tk~at served multi-d~~elling developmezit. 4. In a second action, floe Council atnencied the Portland Transportation System Plan andLoning Code to not require parking on sites within 500 feet of stre~,ts with 2Q-minute transit service during morning and evening commute hours. S., Qvez t ae fast three yeaxs, ~ number of aparkmez~t buildings have been built with little or nn off-street paz-lcing, as altowect by th.~se p.rovisioz~s. Some of these ~arojects axe of sigz~~fiGatat size, with more than 40 units. Neig}~l~ors lave expressed corzcerz~ about the paz'kiz~g icx►p~ets on zzeigt~borhood residential and c~rnznercial streets. 6. The vacancy rate for r~;ulti-dwelling rental units in Portland is e~treniely low. Accot•ding ~o the Met~~o Multifamily ~-Tc~using t~ssoci~tion, it was less than 2 percent as of Junc 2012 in iru~ei• castside Portland neighborhoods.'1'h~ low vacac~cy rite nittkes it likely that nnulti-dweltiz~g development will co~xtinue at a rapid pace, especially an closr;-in sites. 7. In response to corx~z~aunity concerns, tlae Bu~•eau of Planni~i~ acid Sustainab.ility (~iP~) completed a series of parking studies.'These studies and their results are desct7bed in detail iti ~:xhibits k3, L, l:), and E of this ordi~aax~:ce, and the findi~~gs are summarized here: a. Counts of available on-street parking in the vicinity of eight e:cisting residential and mixed use buildings with little air no parking were taken. For sevec~ of tt~e sites, there was at least one block P'Age i aF 14 Appendix D: Page 1 of 15 face teat tivas at capacity. The eighth site h~~d z~~ nearby block faces at capacity. ~'~r atl ~is~ht sites, dt~xer block £aces ~vitkain tLVO blocks were less thin 45 percent occupied, 1I1(I1Cdtltl.g klldt parking was generally available. An exa~ninatioz~ of travel, parking behavior, and vehicle o~vt~ership foutac~ that 72 percent of households living in the ei~tit buildings studied own a car, and 12 percent of those own two cars. Transit is a more common means to corrunute to work for these households. Many of thc; vehicle- owners have air option. tp pay for oz~site parkin$ but choose to perk on the street to avoid the additional cost, and presumably because nearby oaa-street parking is available as was found in on- street parking p~rtian ~f the study. c, Devela~ment data was modeled to evahiate the cast of providing onsite parking fax infill apartments and the impact an affordability far residents cif those dwelling units. Results showed that buildings with more than 40 uzzits were letter able to absorb the additional cast of a sn~al~ amount of ansit~ parking without passing ott si~nifcant casts to residents. d. To evaluate t~vheth4r tlae likes of new iziulti-dwelling buildings both with and without ~nrkiz~~ Ire vuliicrabl~. t~ cuts in transit service, BI'S looked at transit sex-vic~: nor 4S multi-dwelling buildings with Z~ermits issued since 2U10. T'he aczalysxs examined the £z'equezxcy Uf transit service iii 2007 (prior to significaztt service cuts} and current service levels t~ evaluate whether locations where new apartments az•e proposed are vulnerable to service cuts. Kesults showed that transit service frequency either did not decrease or decreased by less than 3 uu~lutes durazlg nxorning and evening cairunute hours for 44 of the 4S buzldiz~gs with permits issued since 2010. e. BPS examined trends in development and parking by rev~ewzng building permits for tnu;lti- dwelltng development issued between 2Q06 end 2p 12. • E3etwee.n 2(?06 and 2.004, perz~its we1•e is5ueci fir 78 Multi-ciwellin~ ~r tnix€d-cise buzldixigs. Of those 78, about ttivo-chards (52), included parkzn~, Thy paz-k ing was at a z•ate.of almost oc~e space pez• dwel.lin~; unit. • Almost no new developmenk occuzxed in 2409. • In the past three years, permits were issued fir 52 xttulki-dwelling ar mixed-use buildings. O~~tlzose, about anE-~h.ird (19), included harking. T'he parking ~fas at a rate of ap~rar•.itt~~tely 0.6 spaces per unlit. 8. Tl~e conclusion z-eacl~c~ti o.~i the bolas of these studies is ttzat while there appears to be oxi-street ~sil iris capacity wi~~~i1a two binc:lcs of kxie builciiiigs inventor~ec~ a~Zd that devclUpers ate pa•ov~ding parking as part of most o~ tli~ new mul€i-dwelling buildings berg constructed, introducing large builti~.ngs without parkizig can upset the t~alatzce of the on-street parking supply shared by existing residents, za~:w residents, and the employees and custocr~ers of nearby commercial uses. 9, The studies also indicate that buildings with mare than 40 units are more able to absorb the cost of including o,n-site parking r~~ithaut si~z~:ificantly increasing the cyst per unit of developmetzt and as a z'esult the cyst o~ tenet. 10. Coz~siderin~ the a~aalysis cif bua~dixa.~ :permits, coupled tivith the l aw vacazacy rate for apartments, it is reasonable tc~ ~xp~ct that the current krez~d c~~' a "boom" in building apat~ktr~ent lauilc~ings will evenkua~ly abate.. Creating a rninirz~u~~ parking .requirement for large buildings creates a better Ii.kelihoad that the an-street az~d off-street supply of parking will b~ able to meet needs in the long ru►~ at a le~rel coz~~xstezit with City policies supporting corzl~act devel~~rnei~t, transit use, and ncighb~nc~x~d livability. t'age 2 0!' 14 Appendix D: Page 2 of 15 18~9~~ 11. Results of these studies were relc;asect oii November 8, 2012, and were ~resented to the Panning and Sustainability Cnmtrsission (I'SC) at their November ~ 3, 2012 meeting. The PSC heard comxt~unity testimony at this meeting. Some who testified were cancernrd about the impacts to nn-street parking, particularly the cumulative itxipa~cts, and the effect that would have on neighborhood livability. Others were concerned af~out tl~e ei'fet:t that requiring pazking would have on the affordability of rental Lmits and the City's policies supportive of transit, walking and bicycling. 12. A report summarizing the studies were presented to tlae Portland City Counci] nn January 10, 2b 13 and the Cc~ux~cil heaxd additional community testimony at this tneetin~. 'Testimony tivas sii~l~~ar to that heard by the YSC at their November 13, 2413 meeting. Council accepted the studies and directed staff to develop a changes to parking regulations by early Fcbnaary 2013. 13. Un February 6, 2013, notice of ttze proposed action was mailed to tie Department of Lazed Conservation and Devetoptnent. lQ. New Apartments and ParkingYroposed Zoning Code Arneitdments v as published February B, 2013, The proposal i»c~uded six arriendments to standaxcis iii Chapter 33.266, f'arl~izx~; and Loading, o~~ the }'artland Zoning Coctr;. 15. On February S, 2013, notice was s~nC to all neighborhood associations, coalitions, and business associations, as well as other interested people to notify them of fhe Panning anc~ Sustainability Commission(PSC) kiearing on the proposed amendments to the Zoning Lode. l 6. Utz March '12, 2013, I'SC held a hc~arin~ on the proposal. Staff presented the proposal and the PSC heard public testunony. 'Tt~e PSC made several amezadznents, and recozrunended that City Caiincil adopt the amended version of the New Apartnzen~.s and Parking Proposed Zvriing C.vdc ~rr~endrnerits, Much of t~.e testimony focused ran the impact—either cuz~rent ~r futures-~-o#'large multi-dwelling developrx~ents on the nei~hbozhood on:-street parking supply. Same of the neighborhoods surrounding t}~ese buildings have little or too off-street perking, and so are reliant an an-street parking. tvlany neighbors of these new buildings were cozxcerned about being able to park near kheir houses, and ahaut theix visitors being able to park. They were coiicernr:d that the ~dditinnal demand £or ozz-street parking would reduce tl~e livability oi'tYieir neighh4r}aoQds. Some testif~ei's spoke generally of the need to require ofdstreet parkitkg with xzew c3eveloptue~it; nthexs feet that ~e threskaold proposed by staff o.f ~0 units was too .ugh, and t~iat parking should be required either :F~r more than 20 uxxits, or ~zyx any nwnber of units. Sonic of these who testi£~ed, including sevez~a~ who supported a tower threslaald, felt that the propaseci r~gulatior~s didn't address potential cumulative effects of having several buitciings without parking in an area, and the variety ofusers—residents, employees, and visitors. Testifiers also coizsidered ttzis an uigci~t pzoblem, because of the current "boons" in deveic~pment of mu}.ti-dwelling buildings without parking. Other testimony was c;c>ncerned that requiruig parking at all would affect a~forciability of housizx~, are i~creas~ng problem ire Portland, and would be contrary to policies suppartin~; transit, walking, and. bikini. S~~ne testa~ers a~r~~:d that the xaaoxe ux~its an a builc~iug, the less park: n~ costs wUUld aFfect relit. Some also said that. requiring ~az-king was an ineff►~ient use of cic~s~:-iii. land wit~~ good kr~zasit o.r bicycle access. Some testifiers a~st~ felt that requiring on-site parking was not the best solution, and advocated for proposals t~ addre:ss o.zi-street paxking inst~aci, such as pernxit programs. .Planning azad Sustainabil~ty Director Susan Az~.derson notc:cl that this proposal vas an iiutial step, azid that it was itnp~rtant ko get something into effect saot~ that will help residents izz areas where z~ew k'age 3 of 14 Appendix D: Page 3 of 15 ...... x,85974 builrliags are coming in £or building permits now, I'he coziclusion reached after considering all testimony is that further work will need to be done on this issue, including cotasideration of parking pernzit programs. However, liven the currEnt building "boo►n," these amendments should proceed foz the reasons given by Susan Azaderson. While there was some testimony that requested more parking be required and sonne that requested less, tl~e threshold of 40 dwelling units on a site, and 4.25 spaces per dwelling unit, balances the policies 'to support non-automobile transportation, affordability, and neighborhood livability. ~ 7, On March 22, 2013 l~PS sent notice sent to 638 individuals and organizations, izacluding all who testified at the PSC xn person or izt waiting; III neighborhood associations, coalitions, end business ass~ciatians; and others wha ktave requested notice. The notice was to inform them of ttxe Ci[y Council hearing on the proposed amencltnents to the 7..or-~in~; Code. 18. Un Mar~;h 2S, 2013, Netiv Apartments nncl Parkir:g Zoning Code Amendments; 1~ECUrnmencled Draft was published. 19. On April 4, 2t~ 13, City Council held a hearing azi the.New A~crr ttnents and Parki~~g Z~ntn~ Code A»tendments: Recarnnaendecf Draft, ncluditl~; tkie recta enclatiUt~s and az~ezadr~~erits £rom ttie PSC. Staff ~res~nted the proposal and public testimony was received. On April 1 i, 2013, City Council 'voted to adopt the recommendation and amend the Zoziing Code. Findings an Statewide Planning Goals 20, State plaru~ing statutes require cities tt~ adopt ar~d atz~ezxd coxnprehen:sive plans and land use regul~~tioz~s incompliance wikh st~tG .land use goals. Only the state goals addressed below apply. 21. Goal 1, Citizen Ix~volveznent, requires provision of oppartunitie~ for citizens to be involved iz~ all phases of tk~e planning process. The preparation of these a~aendments k~as provided nuTneraus opportunities fox public involvement, including: In March 2012, BPS staff'released a Frequently masked Questions memo about new apartments and paxking. J'he memo provided infornitttian on the etnergin~ topic of apartz~~.ent buildings ~~ikhout parking in the plamling or construction stage as well as information about the procE:ss foz• studying and adcla-essing community ~;onceYns. 1'l~e mexn.o v~~as updated ira A~aril 2n12, July 2012, August 2Q12, September 2012, Navembcr 2012, January 2Q13, February 2013 az~d March 2013. It was distributed to interested community mezxzbc;rs via email and as paper copies at neiglabork~~od meeTxn~s. It was also posted an the BB'S ~vebsite. • Staff compiled an email list of those interested in the tapxe of.new apartments and panting and sent periodic updates to these individuals, including updates t~ the Frequently .Asked Questions menrxa, I3PS shid:ies anci research, ~~~zouncernents ~f public zxieetings, and the Neti~~ ~fpartments and Parking F'r•oPosed Zoning Code ~mendrrtents. More tt~~~i 210 people are currently oxa the list. • Staf£ attended r~ui~n~:zous c~eighbUrlaoacl association and district coalitioia azzeet ngs to discuss the topic of new apartments ar~d parkitkg and to provide iti~onnacioxz whe» developers attended tliesc: meetings to present plans f'or new apartments wicl~out parking. Page ~ of 14 Appendix D: Page 4 of 15 1$ ~ 9 `~4 • T'he Uctc~b~r 2412 issue of the C;om~~reilerts~ive Plan E-News izaclucterl a stony about the studies and research related to new apartments and parkin. BPS sends the E-Ne~~~s to more tl~i 5,000 email addresses. • The November 2012 issue of the Co»~prehensive Ilan E-News included a story aUout the PSC Public Forum on new apartments and parking. "i'he E-News is sent to more than S,OOU email addresses. • In November 7, 2012, BPS created a page on the F3P5 website oii the Colic of new apartments and paz-ki~xg. The web~age has berx~ updated pel•iodically and has been vie~vecl more tkaan 9,O~Q times. • Ou November 13, 2012, thy: PSC held a public forum, oi~ ne~v apartrtaeiits and parking. 33PS staff presented the results of studies az~d research on this topic as wilt as a summary of public concerns and cozxunents. Tx~~e was provided for public coznzx~ent. l~Iore than 100 peapl~ attended the; public forum. ~ In llecerribex 2012, staff presented i,nf~rmation on netiv apartz~ae~.ts and parking as tivell as results of BYS studies and research at the Neighborhood CentErs and Networks Comprehensive Plaza Update policy expert group meetings, `I'he policy exert groups (PEGS) axe advising the City on the update of Portland's Comprehensive Plan. The PEGS include members of the public Approximately 15 people also attended the Neighborhood Centers presentacian. ~ On Januazy 1.0, 2013, City Council hetd a Council meeting to hear BPS's report on new apac~tments and pat~kxx~~. BPS staff ~resenlecl the results of studies and research on this topic as well as a. suiixrnary of public concerns a~ul conxmez~ts. Tzr~e was pz'ovici~;c~ .for public eonunent. More than 5Q p~;ople attended the City Council session, An ~-1partinentsf~'arking Task Force was formed through the Citywide Land Use Group (CLUG). Ct,UG, aci argaiuzation that discusses local land use issues, is comprised of neighborhood land use chairs and conununity members. The task force provided anotk~er opportunity for public discussion. City staff provided information to the group to assise iz~ discussion. Tkie task force provided forn~al responses and recommendations related to the new apartments and parking topic as well as az~ response to the New Apartments and .1'ar~kirc~ Proposed Laning Code ftmendments. The task force also sent a s~irv~;y about new apartments and parking to neighbork~oad association land use diairs and members of the public. Tlie task force received znoxe than 1,l OQ responses to the suzvey. 'x"k~ese xesrilts and an analysis were provided to F3~'S. On September ]0, 2012, ~3PS and Portland Bureau of Transportation staff attended a n~eetit~g of tt~e accessibility an tl~e Built Envirocunent Subcoxnznittee of the ComFnission o~i llisabilities. St~fPprovided infUrn~ation and answered questions on the topic of new apartments anti p~z-kin~;, The >Subeornuuttee provided twc> letters to I3PS. Une letter was genetFil az~c~ relayed cotiaeaals abut floe c~eve;lopzneut tze~ci and itz~pacts on those with disabilities, while the other l~tker contained specific r~cozxizaae~~datians about desi~~ and implementatiozi fir disabled parking ax~cl loaciiz~g z~z~e r~uirements inelucied zu the New Apartrrients and ~'af king Prvposecl Zoning Corte Amendments. Page 5 <~f l4 Appendix D: Page 5 of 15 ~85~ ~4 • On February 6, 2013, BPS s~:nt notice: tc~ all neighbarho~d associations, coalitions, a~1d business associations, and to other uiter~;sted parties to xiotify them of the PSC l~eari~g on the New Apartments anti Parking Pro posed Zoning Code Amenclnt.ents. • On February 8, 20l 3 T3PS published the Netiv Apartments and Parking Proposed Znning Code .4menrlments. The proposal was ezz~ailed to community n~.embers on the email list for this . topic. Copies were also available at the BPS office, and it was posted on the RPS website. • In F~ebx~uaty az~d 1Vlarch 2013, BSS :held six public workshops an the update to the Portland Comprehensive Plan, ~XUj~ct staff were at all workshops to prvvxde ir~fortnation an new apartt~ez~ts and parking acid to explain the ~raposed amenclrnents in the ,~1ew Apartmerttr anal Parking Proposed Zoning Cude Amenctrrients. • On March 12, 2013, the PSC held a public hearing to discuss acid take testimony on the ~Vew Apartments and Parking Proposed Zoning Cede Arnendrnenls. Following public testitn~ny, ,the PSC za~ade six ame3iciinei~ts to the stafFprc~posal and vUted to forward their rec:omme~~dat~o~z Co City Council. + LQCaI papers and television stations carried stories about zaew apartments and parking, including the Oregonian, the Portland Tribune, the Portland Mercury, Willarz~ette Week,the Portland Business Journal, the Daily Journal of Commerce,the Hollywood Star, the Southeast F,xamir~er, the I~Tortheast Examiner, the Northwest Lxazniner, and all local n~~vs programs, . The "Portland-a-foot" blog also carried stones on tl~e topic. Iv~any of the stories included dates of public meetings and hearings. 22. Goal 2, Lanci Use PlAnning, rec~uxres the developm~z~t Uf a process and policy frnmewoi-k that acts as a basis for ail land use ciecisit~ns and assures that decisions and ackions az'~ basecj an azt us~derslanditzg of the fbets relevant to the decision. The afnenciments support this goal because develc~pmeut of the rccozz~nend~tinns follotined the established City procedures fqr legislative aciiot~ in Zc>niiag Code; Chapter 33.740. I'Ixey also imp:rov~ the clarity and conxprehensibility ofthe Ciiy's codes. T'he amendineuts do t~c>t require changes to the existing land use review proe~ssc;s that serve as the basis for land use decisions. See also fuidings for Portland Comprehensive Plan Goal 1, Metropolztan Coorciinatian, and its related policies and objectives. 23, Go~16, Azx, Water, and I.,~.nd Resouaree Qtxal~ty, requires the mainte~xance ~xad izz~provement of the qullity of air, water, znd land resources. The axncndn~ents support th,i~ goal because infill multa- dwelling hou.sin~ developxne►~t will coutinuc: to prov~ci~ hausxn~; apkians ~n locations where residents kiave access to t~•az~.sport~tion options other than single-occupant vehicles. The proposal ka allow carshare vehicles to substitute for same req~iired aissi[e parking also encourages a mire efficient usr: of vehiclES which in tw~n can result izx lower rates of dx-iving by carshare participants. Reduced anal more efficient use of ve~~.icles reduces air and water pollution, in support flf tlus ~oa3, and rec~uire;s Less area devoted to panting, which rc~ults ~z~ more efficient use of tazid. 24. Goa]9, Economic Development, rec~t~ires provision of adequate opportunities fc>r a variety of~ econorr~ic activities vital to put~~ie k~eaith, welfare, and prosperity. Tl~c azxzer.~dtnents support this goal because no chAnges to allowed uses x~ any zone are made as ~aart of the p.roposcd tttx~~:ndt»e~ts. 2S. Goal 10, Housing, requires pro~tision far khe k~ousiz~~ zzeeds o~ citize~zs of the state. 'The atner~dine:~iCs support this because tx~u►tx-dwelling development is still allowed. Requiring parking where it .is cun-ently not required can increase the cast o~development, kk~us reducing the affordability of rental units. To counter this, t}~ese amendments add the parking requirement only for larger developnnelats, and only in ceriair~ loc;~tio~as. In addition, tlae number of parking spaces required is snaalL Cozatinuing Page 6 of 14 Appendix D: Page 6 of 15 to exezx~pt znazzy devel~pineuts from parking will contribute to .housing a:ffardability. Requiring a small i~umUer of spaces limits costs and increases affordability. Requirii~.g parking only for larger apartment buildings gives tike developer more uziits to absorb the cost of parking, and so xeduces the unpact on affordability of providing parkizag. See also findings for Portland Comprehensive Plan Goal 4, I-Iousing and Metra Title 1. 26, Gnal 12,'Transportation, requires provision of a safe, ct>nvenient, and ccotionuc transpot~t~ttion system. The amendments support this goal because the small amount of parking required for most targ~r multi-dwelling t~uildii~~;s will limit tlae potential for cra-street parking congestion. Thy; amendrnents also allow carsltare parking to substitute .tar sorrze required vehicle parking which results iu a more efficient use of vehicles and parking spaces. "I'he ~unendments clarify size requirements for long-term (resident use) bike parking which kelps promote feasible locations aid placement of bzke parking. See also findings foz' ~'ortland Comprehensive Plan Goa16,1'ransportatzon, and its related policies and objectives. The C?regon T.ransp~rtation Planning Rule (TP.R) was adapted in 1991 and amended in 1996 and 2005 to implement State Goal 12. The TPR requires certain Findings if the proposed regulation will si~niftcantay affect an existzng ar. ~lannec~ lranspQ~tation facility. This pz'opnsal will not haue a significant effect on existing or planned traxxspott~tion facilities because ttie amendments will result in only a small increase in onsile parking for most large- multi-dwelling development. The proposal to alit loctttions where parking is allowed but not required with TriMet's Frequent Service Corridors represents better congruency between land use and transportation.. for several reasons. ~retzs where parking is not required are located where "I'riil~Iet has the most certautty that existing regular 'frequent transit service will continue over the long-tet~n. l~rc;queut service is currently defined as every 20-nuzautes during morning az~d eveniizg commute hours. Changing the allowance to atign'I'riiVlet's frequent service goal bc;tter reflects ~i•equ~nt transit service thtin the current approach based otz 20-miztute service. The TYR (O.A_R fi60-012-0045) requires local governments to adopt land use regulations that designate "types atad densities of land uses adequate tc~ support transit" and khos~ that "reduce reliaixce on the automobile and allow transit-oriented developments oz~ land along transit routes." 'T'hese axnezzdzr~ents su~.~port these requirements. Parking is currently allowed but not required within 500 feet of a MAX line.. A reeomrnended P.RC amendment states that parking is allowed biit not required within 500 feet of a SAX station. This ensures that transit oriented development may continue aroand MAX sYaC~c~zas, but recognizes that di£farent cpnsideratio.ns arc necessary around MAX lines when there znay be no convenient access to ~vfAX stations. An additional recommended ~'SC amendment also allows carst~re parking to substitute for a vehicle parking; this prgxnotes a znnre efficient use of velxieles wh.inh kelps reduce reliance on single-occupant vehicles. 27. Goal 13, Energy Conservation, requires development of a land use pattern that maximizes the conservation of enezgy based on sound economic principles. Tlae amendments suppot~t this goal because the ,proposal continues to allow campa~t urban development in locations that are served by f'rer~uent transit service a~ad t1~at are in proximity to a variety of services such as reshaurants ox retail, ox that have the potential for furthez• developn~;ezat of these supportive neighbor~.00d uses. kind~ngs on Metro Urban Grorvt6 Management Functional Phan 28. The fallowing elements of the Metro Urban Growth Managemezat l~u~ctional Plan are relevant and applicable to the proposed amendments to minimum parking regulations for larger multi-dwelling buildings. Page ? of 14 Appendix D: Page 7 of 15 15974 29. '~'itle 1, Requiremetats for Ilousi►xg and Employment Accon~mociation, rec~uirt:s that each jurisdiction contribute its fait- share to uicreasing the development capacity ~f laud within the Urban Gxowth Boi,uidary. This requirement is to be generally implecnentecl tlaz~~ugt~ eityrvide analysis based on calculated capacities from Iand use designatiozzs. The amendments az'e consistent with this title because they do not sigiuficantly alter the development capacity of the city. See also findings under Comprehensive Plan Goals 4 (I~~ousing) and 5(Econonuc Development}. 30. Title 2, Regional Parking Policy, regulates the amount of parking pe~•mitted by use for jurisdictiozis icy the regio~i. The amendments are consister~l with this title because tk~ey require a small aznaunt o£ onsite parking fc~r rzzost ~aiger multi-dwelling buildings. 1'hcse rc;gturerner~ts ensure tt~~t eurnulatzve innpacts of xr~ultiple larger tnutti-dwelling buildings in an area d~ not o~~eriax the supply ofoil-street parking, while also allowing smaller multi-dwelling development to continue without required onsite parking. 31. '~'itle 7, Affordable dousing, ensures opportututies for affordable l~ousiz~g at all income levels, and calls for a choice of housiixg types. The am~ndrnents are cozisistent wiih this title bc;cause minimum parking rec~uirem~nts were based on analyses of the cast of onsite parking. The tiv:eshold far when parking is required is, in part, based on the results cif these analyses wlvch f'c~und that buildings with more Haan 40 wits fire better able to abs~arb the additional cost of same oziszte parking, without ~ttssinb si~~ificacxt cxpcz~ses on to residents. See also Statewide C3c~a1 10, E~iousin~. Findings on Portland's Comprehensive Plan Goals 32. The following goals, policies and objectives of tk~e Portland Comprehensive Plan are relevant and applicable to the proposed minimum parking re~ilations t~ larger mufti-dwelling buildi~~gs and related zoning code amendments. 33. Gaal 1, Metropolitan Coordination, calls for ttie: Comprehensive Ilan to be coordinated with federal and state law and to support regional goals, objectives az~d plans. Thy amendments support this goal because they do not ck~azage the policy or intent of existing regulations relating to metropolitan eoordinatior~ and regional goals. 34. Pot~cy 1.4, Intergaverrn[ttental Coorc~~~nation, requires continuous participatiorx zta entergovernzne:ntal £fairs with public agencies to coordiziaCe metropolitan plat~nix~g and projc;~t dcvelopzncnt and znaxiinize the efficient use of'public fu~ids. The ameizcinlents support this policy because a number of other govertuilerit a~exicies were notified of this proposal and given. the opportunity to connz~aent. Notified ag~;z~cies izzclucteci the Parkrose School I~istc•ic:t, l'ottland Sustainability Institute, Reynolds School Uistc7iet, the Oregon Department of Trazzsportation, llavid Douglas School District, Cez~teimial Sc2~oo1 District, Tr~Met, the Regional Arts and Culture C:auzac~l, the Port of Portland, Portland State University, and ivletro. 35, Goal 2, Urban Development, calls for maurtaining Portland's .role as the major regional employment ar~d population center by expanclii~g opportuiuties far kiousing and jobs, while r~lai~ing the charact~;r of established residential neighborhoods and business centers. The amendtxients support this goal because they update az~d improve tk~e Gzky's land use regulakions to better facilitate the develo~z~ent ~f housing and t~ alibi areas whezc: parking exceptiozxs apply with i'z~iM~t's F~rtque~~t Service Gorrido~•s to ~:ricoura~e transit-arzented deve~opznent where frequent transit service e~.ASts. 36. Palley 2.1, Population C,rowth, calls fox accommodating khe projected increase in city hotiseholc~s. The amendments support tlxis policy because they allow infill multi-ciwellin~; dcv~;lc>p~ner~t to cozztuiue along Po.rtl~nd's transit con•iclnrs, albeit Lvith a sYnall azriount of requu~ed ~arkirig for some: properties. Page g of 14 Appendix D: Page 8 of 15 1~~~~4 37. Palic~ 2.2, Urban Diversity, calls for promoting a range of living eixvixonnnents and empiayn~ent opportunities for PortlAnd resideixts. "I`he amendments support this policy because a variety of resxdez~tial development options are allowed to continue. Further housing options are promoted by requiting a small amount of parking for larger multi-dwelling buildings, while no parking is required ~'or smaller multi-dwelling buildings. This provides greater options for those who own vetucles and for those who do not. 3$. Policy 2.9, Residential Neighborhoods, calls far allowing a range oFhousing types to accUmmodatc increased population growth while improving and protecting the city's reside.~tial xieighborhoods. The amer~dznents sup~ori this policy Uecausc; a variety of.residential cleuelo~znc~it options along transit corridors and in connmexcial zones are all~weti to continue. F~rcher housing options are promoted by requiring a small axnou~at of parking for larger r~autti-dwelling buildings, w}file no parking is required for smaller multi-dwelling buildings. This provides greater options for those who own vehicles and for those who da not. furthermore, tl~e amendment to require sorr~e ~nsite parking fox larger multi-dwelliu;g b~uldings helps avoid creati~zg or exacerbating parking congestion on residential streets, especially in instances where multiple large nnulti-dwelling buildings are constricted in the same area, 39. Policy 2.~2,'~'xs~~sit Co~•ridors, calls ~'otprov.idit~g ~ mixture of activities alozag ~najo~• transit mutes and Main Streets to support the use of tcacxsit and is connpatible with the surrounding area. Thy: amendments support this policy because they allow transit-oriented development along transit corridors and mama streets, albeit a small a~nnount of on-site parking is required for some larger multi- dwelling buildings. This requirezx~ent supports tk~e overall function of transit corridors and Main Streets by avoiding or reducing on-street parking congestion. 40. Policy 2.15, Living Closer to Work,calls for locating greater residential densities, including affordable housing, near major ~mploytnent centers, such as Metro-designated regional end town centers t~ reduce vehicle .miles traveled per en~ita. The ac~aendments supp~ri this policy because the developme~xzt of multi-dwelling buildil~s with a variety of unit types az~d ~~vels of affordability tray continue Co be constructed a~oc~g Portland's transit corridors, many of which are in regional and tnwii centers. 41. Policy 2.~8, Transit Supportive Density, colas for establishing average minimum residential densities of 15 units per acre within one-quarter mile of existing and planned transit streets, main streets, town centers, anal transit centers, and 25 units per acre within one-quarter toile of light rail stations and regional centers. The amendments support this policy because the si~zall amount of required parking far inos.t lamer multi-dwelling buildings will trot significantly r~,'duce potential residential cieusity..t~urthenx~ax~, tk~~ az~n~andtnez~t tk~~t aligns the frequent trazasit service parking exception with T.riMet's Frequent Service Corridors does not preclude densities defined in this policy. 42. Po~~icy 2.19, Infill and Rede~~elopmeut, calls for enco~vaging infill azid redevelopment as a way t.o impletneni the Livable Cities ~rowih principles and accommodate expected increases in population and employnnent. The amendments support this policy because the regulations requiring some onsite parkic.~~; would not apply to smeller buil8ings that are often located on smaller lots ox in mid-block locations with aio side-street acce,5s. Mid-black curb cuts disr~ept the pedcstriai~ envirotzment Un cocnnaercial streets and can pose safety coricenis. Arncndments also allow tnixcd use transit-o~•icnted dev~Iopm~nt t~ continue; these types of d~velapzx~ent help inlpl~m~nt t}Ze Livable Cities growth plir~ciples. 43. PaXicy 2.22, Mixed Ilse, calls for a mechanism that will allow for tie co:~tznuation end ent~ancez~aent of areas of mixed use character where such areas act as buffers and where oppartuzzities exist for . creation of nodes or ceaaters of mixed con►nlercial, tight industrial and apartment d~:velopmer►t. The amendments suppaz~ this policy because they do not restrict the development of oared use buildings Pale 9 of l4 Appendix D: Page 9 of 15 ~d apartment ci~velopnxent. Tl~e small arnoutzt of required parking f~i• larger multi-dwellia~g buildings will not sigiufieantly reduce dcvelopmez~t potential. 44. Goal 3, Nei~hborl~oods, calls for preserving and c•einforcing the stability atld diversity of the city's neig}iborhoods while allowing for increased density. 'T'he amendments support this goal by allowing continued development o.f residential and mixed use buildings that provide neighborhood-serving uses and popul~rtint~ densities necessary to support those services. 1'h~ air►endments also require a small amount ~f onsite parking for larger rnulti-dwelling vuildings. This ensures that potential parkin; a~zagestio~~ resulting from a clustering of larger apartment buildings does not cause undue on- street parking congestion; such congestion can contliGt with other users of on-street parking such as neighborhood businesses, visitors, and existing residents. 45. Pc~~icy 3.3, Neighborhood Diversity, calls for promoting neighborhood diversity and security by encouraging a d.ivea•sity in age, income, race and ethnic bac~Cground within tk~e City's neighborhoods, The an~enclmenCS are consistent with this title because nunimum harking requirements were based an analyses of tl~e cost of providing onsite harking. The threshold for ~yhen parkin$ is required is in p~u-t teased on the results of these analyses which found that buildings with more than 40 units are better able to absorb tl~e aciditianal cost of some onsite Barking, without passing significant expenses on to r~;sxdents. 46, Policy 3.5, Neighborhood ~z~volvennent, calls for providing for the active involvement of , neighborhood residents and businesses in decisions affecting their neighborh~dd. Neighborhood assaeiAtions, business associations, and the community-at-large have haul opportunities to corrunet~t ora the atnet~dments and overall concept in s~.veral public forums. 47. Goa14, Housing, calls for enhancing Portland's vitality as a commututy at the center of the region's housing market by providing housing of different types, density, sizes; costs and locations that accommodakes the needs, preferences, at~d financial capabilities of cuz-rent a:nd future households. The azneridtnents are c~r~sistant with this goal because the minimum parking requirements were based nn analyses of the cost of az~site parking. The threshold for ~vhen parking is required is in part based on ttae results of ihese analyses which found that buildings with more than 40 Lutits are batter able to absorb the additional cost of some onsite parking, without passim si~ifican,t expenses nn to residents. The annendments also promote a ~.;reater diversity o£housing types as smaller znulti- dwelling b~iildirigs do aiot zequire parking while larger multi-d~velting buildings requi~•e a small. amount oFp~rking to accommodate residents w.ho own a vehicle end desire an nnsite parking space, See also the findings for Stat~;wide Planning Goal, Goal 10, Housing and for Metro Title 1. 48. Policy q.l, Ho~asat~~ Availability, calls f'or enstirix~g that az~ adequate supply of housing is available tc~ meet the ~zeeds, preferences and financial capabilities of Portland's lipuseh~lds now and in the future. The amendments support this policy because the devElopznent ofmulti-dwelling builditags xs allowed, albeit with a szxxal~ parking requirement for some larger multi-dwelling buildings. The threshold kar when parking is required is in part based on the results of these analyses which fotund that buildings with more than 40 units are better able to absorb tie additional cost of some onsite parking, without passing significant expenses on to residents and thus rz~aintaining at~'oz-dability. 49. Policy 4.1, Ub,~ective E calls for et~coura~in~ efficient use of inf'rastructuxe by focusing well- designed new and redevelopment housing on vacant, infill azid under-devel~pcd l~nti. T'k~e at~~endments support this objective because x~aulti-dwelling infill d~velapmemt may continue; albeit with a small ~arki.~g requirement for some larger multi-dwellia~~ buildings. 'T'he amendment that aligns the frequent transit service pa:r~,ing exception with Tz-iMet's Frequ~nk Service Con-id~rs encourages development ot~t vacant, izafill, and under-developed lands close to tiequent transit scrvicG. Sd. Policy 4.2, Maintain Ilousin~ Potential, calls for retaining l~ousirig p~tenfial by requu~ing nu iiet loss of laid reserved for, oz cozrunitted to, resicieixt.ial and mixed use develUpment. The amez~clnaei~.ts Page 1 U of] 4 Appendix D: Page 10 of 15 l~ ~ ~ 74 support this policy because residential ai d mixed use development are still allowed uses in comt~aercial zones. 51. Policy 4.3, Sustainable ~Tausing, cabs far encouraging housing that supports sustainable development patterns by proxr~oting efficient Use of land; conservation of natural resources; easy access i~ public transit and other ef~c.ient modes of transportation; easy access to services and pl.rks; resource efficient design and construction; and the use of renewable energy resources. The amendment that aligns the frequent transit service parking exception with TriMet's Frequent Service Corridors encourages cievelo~cnez~t on ~itES wiQ~ access t~ fiequEnt public transit. 52. Policy 4.3, Ubjeetive C calls fpr encouraging the development of housing at transit-supportive densities near transx# streets to ensure that the be~ne~ts o~ the public's investments ix~ those facilities are available to as many households as passiba~. The arr~endxner~ts support this objective because zraulti-dwelling development at transit-suppoz~t~ve densities may continue, albeit with a small parking req~7irement for same larger multi-dwelling buildings. 53. Falicy 4.7, Balanced Commanfties, calls for striving for livable mixed-income neighborhoods throughout Portland that collectively reflect the diversity of housing types, tenures (zental and ownership) and ir~eome levels in the region. The amendments support this paJ.icy because no changes to the zoning rules which allow mixed use development in commercial zones are proposed.. The annendme~nts also support different tenures in that botk► apartment and condomzniwm dev~lopinent may continue along transit streets. Affordability was addressed"through research which found that buildings with more than 40 dwelling units are better able to absorb the cost of some onsite parking without passing signz~cant expenses on to residents and thus maintaiz~xng affozdnbil.ity. 54. Policy 4.7, Objective G calls for encouraging the development and preservation of housing that serves a range of household ancoxne levels at locations near pubic transit and err~loyrnent opportunities. 'T'he aznenclment that ttligns the fz•equent transit sez~v~ee parking exception with "I'riMet's krequent Service Corridors encourages develn~ment on sites wifh access to frequent public irat~sit. Affordability was addressed through research ~vhic~ foutad that buildxaags with more than 40 dweliii~g units are better able to absoz-b the cost of some onsite parking witho~it passazag sz~fxcaat axpenses onto residents and thus maintaining affordability. 55. Policy 4.9, Fair Housing calls fox ensurixxg freedom oFehoice in laousing tyke, tenure, and naighborlxood for all, regardless of race, color, age, gender, familial status, sexual Uxientation, religion, national origixi, source of incUme or disability. The annendnients allow a continued diversity ofhousing types and tenures in a].l neighborhoods where zoning allows multi-dwelling development. City staFf reviewed rec~uirezzaents and processes for znstallitag disabled pazking atad found that aznendmei~ts can increase the supply of disabled parkazag axas~ adequate processes are in place to locate disabled parting fc~r residents who request it. Ski. Folicy 4.10, Housing lliverstty, calls for ~roznoting a racsgc: n£ht~using types, prices arzci rents to ~1) create culturally and economically diverse neiglab~.rhoods; and(2) allow those whose housi~~g seeds change Eo fr~ci hUnsing that meets their tieecis within their existing co~ununity. The amendments support this policy because it maintains oppc~rtu~nities for a broad array of housing that taxi serve a broad range of incomes. 5'7. kalicy Q.l], Housing A~Qrdability, calf ~'ox pror~atir~g the deve~opmcnt ~ncl preservation of quality housing that is affordable aczos~ khe full spectrum pf household incomes. ~ffe~rdability ~,+as a~lciresseci through research wk~ich fowad that buildiu~;s with more than 4D dwelling units are b~cter able to absorb the cast of some onsite parking without passing significacxt expenses on to residez~rs and thus maintaining affo~•dability. The amendments ire supported by this research. 58. Goal 6, Transportation calls for developing a balanced., equitable, and efficient tra.nsporiatian system that provides a range of transportation choices; reinforces the livability of neighborhoods; Pugeltot'14 Appendix D: Page 11 of 15 159'74 supports a strong and diverse ecanocny; reduces a.ir, Noise anci water pallutioii; and l~ss~iis relia«ce oi~ the autonlobxle while maintaining accessibility. Tkie atttenclments support t1~is goal by allowing a certain amount of bike share pazking az~;d carshare harking to substitute for private vehicle parking as well as 1~y clarifying size requirements fnr long-term (resident use) bike pa~•king; both carshare and bicycle use help reduce reliance on personal vehicles. 59. Policy 6.19, Transit-oriented Development calls for reixaf~rcing the litilc between transit and lai~.d use by encouraging transik~riented development ax3d supporting increased residential azid emplQytnent densities along transit streets, al existing anct plat~n~:d ~igltt rail stations, and at other major aeCivity eenter5. Tt~e amendmenks support the link with cransit•oxzented devclaprnent ~y ~lzgning frequent transit service parking exception with TriMet's Frequent Service Corridors which encourages developrrxezit on sites with access ko frequent publxe tzans~t.. 60. Policy 6.23, Bieyele Transpart~tion, calls for rziaking the bicycle an integral part of daily life in Portland, particularly for trips of less than five miles, by i~iplementing a bikeway network, providing end-of-trip facilities, improving bicycle/transit izitegration, en.eouragi.n~ bicycle use, and making bicycling sa.fez. The amendment that clari:fes size requizements for long-term (resident use) bicycle parking encourages n~or~ thoughtful placement of long-term bicycle parking in mixed use azxd atr►er developmenC ~~rojects and can tticreby enc~ur~ag~ bicycle use. 61. Policy 6.25, Parking Manage~nnent, caps for znanagiz~g the ,parking supply to achieve transportation po3icy objectives far ~aeiglaborhoad and b~sir~ess district vitality, auto trip reduction, ~~a ~~~xov~a ~~x quality. The araendrx~ents support this poticy by requiring a small amount of ansite parking for most larger multi-dwe~l~ng buildings. This Helps ensure that larger develo~zne~ts ar thi clustering of larger developments do not overburden arrailable on-street parking and disrupt neighborhood and business ditstract vitality. 62. Policy 6.26, ~zx-Street Parking Man~gerx►ent, calls for nnaz~agizzg the supp.~y, operations, and detnaz~d for parking at~d loading inn t ae pubic right-of-wad to encaura~e economic vitaliky, sa#ety for ail modes, and livability of residential neighborhoods. The amendments support this policy by requiring a small amount of nnsite parking for sonne larger multi-dwelling bnildxz~gs. This helps ensure that larger apartment developments or the clustering of larger apaztment developments provide an adequate supply of onsite parking so gs to z~ot overburden the supply of on-street parking. 63. Policy 6.2?, Off-Street Parking, calls ~'or re,~ulating off-street parking to promote good urban form and the vitality of commercial and employment areas, The amendzzients support this policy by applying minimum parking requirements for larger multi-unit buildings rather than s~rialler buildings. IFapplied. to sanat~er buildings, parking would likely kae prouided oza surface parkat~g t<~ts. If it vyere provided iz~sic~e ox ui~zder a small building, at is likely tk~at t ae ground Floor would be dominated by entrazaces to harking rather than active uses such as Retail Sales find Service uses. The amendments also support this policy by requiz~ing a small amount of onsite parking for some larger multi-dwelling buildings. This helps ensure that larger apartments or the clustering of larger apartments pra~vide an adequate supply of onsite parking so as tp nit overburden the ors-street parking that is shard with nearby btitsinesses, visitors, and otk~er neighborhood residents. G4. Policy 6.27, Objective A calls far considering eliminating requirements for off-street parking in areas of the City where there is existing or planned high-duality kxansit service az~d good pedestrian a~~d bicya~e access. `The amendt~a~z~t t.~at alagn.s tkie frequent transit service parking exception with 'I'riMet's ~recjuent Service corridors encourages develapznezzt on sztes with ae~ess to frequent public transzt. This also results in a~p~yiz~g the parkinb exc~ptinn urn locations with goad pedestrian and biey~le access (innex ~'oz#land) but rcdueing the parking exception in locations that are lacking in pedestrian and bicycle access (East Portland). Page 12 of 14 Appendix D: Page 12 of 15 1859'~~ fi5. Policy 6.27, objective C calls fUr 1.i~~~iting tt~e develaptnerit of t~ew parkitlg spaces ko achieve l~iid use, trazispot~tatiot~ and envirorua~ezital objectives. Ttae amencir~ze~its support this objective because oily a 'small amount of parking is required far sank; buildings with more than 40 dwellili~; units. Yarkin~; exceptiozls still apply for sits wit11 access to frequezzt Fransit service, which is based oz~ TriMet's Frequetzt Service; Cornidars. 66. Policy 6.28 Travel Muv~►gement, calls for reducing cQngestian, impzoving air q~iality, and mitigating the impact of development-generated traffic by supporting transportation choices thz-ough. demand t~xaz~agennern progr~rns and measures ai3d through education and public infornlatiUn strategies. The ainend.zx~e~~ts support this policy thao«gh the option to substitute earshare and bike share parking .for required vehicle parking. 67. Goad 8, environment, calls for maintaini~lg and inaprovin~; the quality of Portland's air, ~uat~r, and land resources, as well as protesting neighborhoods and business centers fz~om noise ~ollutioia. The amendments support this goal because they f~c.ilitate the efficient use of land resources by applying strategically defined parking requirements for some multi-dwcllin~ buildings with more than ~0 units. 68..Policy 8.4, Ride Sharing, Bicycling, Walking and Transit, calls for promoting the use of alternative rxaodes of tr~ns~rtatiort such as ridesktaxzng, bicycling, wal~Cing, and trazaszt thxougk~out tlae frequent transit service ~►etropolifan area. "I'k~e amendments suppork this policy by aligning the parking exceptions with 7'riMet°s Frequent Servz~e Corridors which encourages development on sites with access to £regaent transit service. The amendment that c~ari~ies size recXu~remez~ts #~or ~azxg-term {resident use) bicycle parking encourages more thoughY.Eul placezr~exit of long-term bicycle par~CU1g iz~ mixed use wind ether development projects which thexeby encourage bicycle use, 69. Goal 9, Citizen Involveutent, calls for izx~.proving methods az~d ongoing opportunities for citizen involvement in the land use decision-nnaking process, and the innplementatian, review and amendment of the Comprehensive Flan. The amendments support this goal for the reasons found in the findings fog Statewide ~'laruur~g (foal ~, Citizen Involvement. 70. GaAI ~.2, Urban lleszgnt, calls fnr enhat~extig Portlazxd as a livable city, attractive in its setting and dynamic in its urbaF~ character by preser~in~ its histc~iy and building a substantial legacy pf quality private devcloprnents and public improver~iei~ts for future generatio~is. The atnendtz~~z~ts support this goal, by crafting oi~site parking requirements that consider the inx~acts that vehicles, curb cuts and driveways kiave oz~ the pedestrian realm.. 71. Policy 12.4, Provide fox Pedestrians, states that Portland is experienced rz~<>st izitimately by pedestrians. ThG policy Galls for gravid n~ z pteasant, rich and diverse eXperience for pedestrians. Tl~e amen.dmGnts support this policy because the regulations ~•eyuiz~ing some otisit~ p~rkii~~ tiuoulc3 foot apply tp sna~ller buildings tivhic~~ ire often located nn sn~►ll~r lots or ira paid-black locations wixh ~o side-street access. Mid-black curb cuts disrupt the pedestrian environment on cozruuercial streets and can pose safety concerxzs. If parking is recJuired for smaller buildizags, parking would likely be provided ova swrface parking lets, which create a "dead" SjJUi I11 tI2E ~EC185t21dI1 f:IIV1A'UXllll~Ilt, If~ 1C bV~tE provided i~isicie or under a small building, it is Iik~ly that the ground floor would be dc~zninated by entrances to parkixag rattier than active uses such as Ttetail Saes And Se~~ice uses, ,which u~ou~d not cantr~bute positively to the pedestrian environment. NOW,THETLEF~QR~, ttie Counet ciirec~s: Adopt ~:xhibit t1., New Ap~rtm~n.ts c~nct Par•kin~~ Coning ~vd~ ~lmenclrnents; Recamiraendett Draft, dated March 25, 2013. Pale 13 ~f 14 Appendix D: Page 13 of 15 ~. 8 ~ 9 ~ ~ b. Amend 'Citle 33, Planning and Toning, as shown in Exhibit A, New Apartments and Parkin Zoning Code Amendments: Recommended Draft, dated March 25, 2013. c. Adopt the commentary and discussion in Exhibit A, New Apartments and Parking Zvning Code Arr~endmenls: Recommended Draft, dated March 25, 2013, as further findings and legislative intent. d. llirect the Bureau of Transportation to continue exploring permit parking programs suitable for dynamic commercial streets with adjacent single and multi-dwellKtag residential uses, and promotes equity and inclusion of both renters, homeowners and naighborhaad businesses. Section 2. If any section, subsection, sentence, clause, phrase, diagram, designation, or drawing contained in this Ordinance, or the plan, map or code it adopts or amends, is held to be deficient, invalid or unconstitutional, that shall not affect the validity of the remaining portions. The Council declares that it would have adopted the plan, map, or code and each section, subsection, sentence, clause, phrase, diagram, designation and drawing thereof, regardless of the fact that any one or more sections, subsections, sentences, clauses, phrases, diagrams, designations, or drawings contained in this Qrdinance, may be found to be deficient, invalid or unconstitutional. Passed by the Council: AFR 14 201 LaYo~ne Gri~'fin-Vatade Auditor of t2ie City of Portland Mayor Charlie Halos by -.. Prepared by: Matt Wickstrort~ ~ ~,,,~ l~~~lit~~r,~r~.... Date Prepared: March 22, 2013 / Deputy Wage 1 ~ cif 14 Appendix D: Page 14 of 15 Agenda No. ORDINANCE NO. ~. $ ~ ~ ~ ~ ~~?~'ns;~ Title Amend Title 33, Planning and Zoning, to require parking for multi-dwelling bui{dings in some ~I situations where parking currently is not required (Ordinance; A~iriend Title 33;,~-P1~nni . :and-z~onin~-} ,~ 1N~ROOUGEb gY CLERK USE: DATE FILED ~,~~`~''~ ~''' w? :''.' i:' CommissioneNAuditor. "` Mayor Charlie Hales __~_ _~~ cOMMISSIQN~R APPRpVAL LaVonr~e Gfiffin-Valade Mayor--Finance and Administration - a e Auditor of the City of Portland Posetion 1/Utilities -Fritz ,~;~ -- ~__'- Position..w..~______2/Works • Flsh ._..__.__. ~'Y~ ~~-"-~ - _ Deputy Positlan 3lAflairs •• Saltzman Pas+tion 4lSate - NgviCk ACTlQN TAKEN: BUREAU APPROVAL ApR ~ ~ ~Q~3 4 ~ Bureau: la i g SustainabilitY ~~$$~~ ~°i} ,~_~',..~'i ~~~ ~?~.A~S$~~~ }~~ ~'t~?~;~~ APR g ~ 20 3 Bureau e u Anderson ~y jp 7 C ~y1P Prepared by: Matt Wickstram Date Pre ap red: March 21, 2013 Financial Impact 8~ Public lnvolvemenk Statement Completed ~ Amends Budget ❑ Portland Policy Document ff "Yes" requires pity Policy paragraph stated In doc nL Yes No Council Meeting Date April 4, 207 3 City Attorney Approval::'~~~~~~.c.,~---~~~ -- required for contract, corfo, easement. franchise com Ian charter .~.. AGENDA .._.....___...w_.. FOUR-FIFTHS AGENDA COMMISSIONERS VOTED AS ~t7LLbW5: TIME CERTAIN Start time: 2:00 PM --._...__ _._ _ _..._...__...._____ YEAS NAYS 1. Fritz 1. Fritz ~~~ Total amount of ttma needed: 3 hrs __.,...... __ (for presentation, testimony and discussion)~~_— ~ f~ 2. Fish 2: Fish CON&ENT ❑ 3. 5ai~man 3, Saltzman 'a,~,, REGULAR ❑ a. Novick 4. Novick ^°"""' "~'~'" Total amount of time needed: .~__ __~.~ __..~__._ ~f /~ _.._._ (tor presentation, testimony and discussion) Hales Hales l Appendix D: Page 15 of 15 Chapter 2 FACILITY DESIGN This chapter provides the ii~forin.ation needed to select anc~ desi~l storinwater ~ianageinent facilities that meet the Cit~~ of Portland's porlution z•eduction, flo~~ control, grid ir~iltration and discharge rec~tiireinei~ts, It is divided into three main sections: site planning, sizing inethodnlogies, and facility design. Page 2.1 Site Planning ...... 2-3 2.1.1 Design Goals...... 2-3 2.1.2 Steps in the Design and Permit Process...... 2-5 2.2 Sizing Methodologies...... 2-15 Applicability ...... 2-15 2.2.1 Simplified Approach...... 2-16 2.2.2 Presumptive Approach...... 2-17 2.2.3 Performance Approach...... 2-21 2.3 Facility Design...... 2-24 2.3.1 Facility Qverview...... 2-24 impervious Area Reduction Techniques...... 2-24 Stormwater Management Facility Configurations...... 2 -24 Vegetated Surface Facilities...... 2-25 Performance Approach Facilities...... 2-26 Manufactured Treatment Devices...... 2-27 Source Control Devices...... 2-27 2.3.2 Landscape Requirements ...... 2-27 Relationship to Other Landscape Requirements...... 2 -27 Standard Landscape Requirements...... 2-28 Standard Landscape Requirements for Streets...... 2-33 Watershed Revegetation Program ...... 2-34 Chapter 2: FaciCty Design 2-1 Portland Stormvtater Management Manual — Augusf 9, 2008 Appendix E: Page 1 of 6 2.3.3 Facility Design Criteria ...... 2-~6 Ecoroof...... 2~7 Pervious Pavement...... :...... 2-40 StreetTree...... 2-45 Swale...... 2-48 Pianter...... 2-53 Basin...... 2-57 Filter Strip...... 2-61 GrassySwale...... 2-63 Pond...... 2-68 SandFilter...... 2-78 Soakage Trench...... 2-82 Drywell...... 2-87 Sump...... 2-91 Manufactured Treatment Technologies...... 2-96 Rainwater Harvesting...... 2~8 Structural Detention Facility ...... 2-101 OiI/INater Separator...... 2-106 Spill Control Manhole ...... 2-109 Chapter 2: Facility Design Portland Stormvteter Management Manual — August 1, 2008 Appendix E: Page 2 of 6 Drywell Facilitl/ for• the Sirn~li~iec~ c~nd Pr•esi.rrnptivel~pproacices ori Private Property Only Exhibit 2-30: Drywell illustration. See Appendix G.1 SW-17U for typical drywell detai{s. Facility Description The typical drytn~ell is a pre-cast concrete riztg in 5-foot-tall sections perorated to allow for infiltration. These facilities are vertical in nature, tivhich prevents their use izl areas that have limited infiltration because of seasonal high grourld~nTater or a shalloc~T infiltration barrier such ~s a dense silt, clati~, or fragipan layer, Note: Dr~-wells are "Class V Injection Wells" ttrlder the federal Undet•grounc~ Injection Control (tJIC) Prograzxi. These facilities must be registez•ed with DEQ and classified as exempt, authorized by rule, or authorized by pernnit. Siztce the UIC Program states that these types of ~~ells can have a direct ir~ipact on groundwater, ~olltttion redtitction is required before discharging storni~Tater into them (unless they are used exchtsively far residential roof ntnoff £roan three units or less}. Fir more information about UIC requirements, refer to Section 1.4 oi• visit DEQ's ~nTebsite: htt~~,//~r~v~nT.deq.state,or.u~~vc~uic/uic.htm. For• tecluiical questions, call the DEQ-UIC Program at 503-229-58$6. F'or copies of applications or forms, call 503-229- 5189. Ax►y modification to a dryZnTell That fi~nctions as a UIC must have prior approval from DEQ before modifications are made. Modif~jing an5~ DEQ-appro~rec~ c~ir~r~rell ~lithout DEQ approval t%oids the original approval. Chapter 2: Facility Design 2-87 Portland Stormvtater Management Manual — August 9, 2008 Appendix E: Page 3 of 6 Drvwell s~ysten~.s are prohibited froth use within the Colun~.bia South Shore anc~ Cascade 5t.~tion/Partl~nd International Center Plan Districts (see Exh.il~it 1-8). See 5ectioi~ 4.3 for areas affected by' source control requirements, Since the bases of drv~vells are greater than 5 feet in depth, they are prohibitec~ where ~ermanerlt or seasonally slzallotiv groundwater will exist wit~iu110 feet of the bottom of fhe dr~~~Tell, based on I?EQ requirerslents and Appendix F.1. Design Requirements Soil suitaUility: Soil conditions are critical to the success of c~ry~vells. Because of this, an infiltration test or bore-log feasibility tesf insist be performed and the results subnutted to the Sttreau of Development Services(SDS) for approval, The Simplified Approach Form (S~e Appendix D.3) must be completed end signec~i by the applicant, where applicable; othertnTise, the sizi~lg and infiltration must be accotuited for izl the Stormwater Management Report. Di~T~vells should be used only if the sails infiltrate at lest 2 inches per hour or with documented a~~~roval from BD5 Site Development. I~istallation of dry~~ells zn fill material is not permitted. All drt>wells must be iYtstalleci in z~ativ~ soils. SupportiYlg geotechnical evid~nc~ is required for all slopes of 20 percent ox greater or tiJhen requested. • Setbacks: The drywell must be 10 feet on Centex from ~ll foundations anci 5 feet from properh~ lines. The top of the dryvti~ell shall be located downgrade from foundations and ~t a lower elevation than Local basements. Sizing: The chart provided izl Exhibit 2-31 shall be used to a~propriatel~- size the drtr~~ell(s), based on the an~.ot~nt ~f impervious area that each c-3rvtirell is designed to manage. This chart shall be used as guidazlce. It is based on field experience ai~.d should be used as zniniinums oily°. Traps: Silt traps ire not required to be installed with dr~~tivells, brit are strongl}' encouraged because they will lengthen the life of t ie facility. Chapter 2: Facility Design 2-88 Portland Storm►nater Management Manual- August 7, 2Q08 Appendix E: Page 4 of 6 Exhibit 2-31: Dryweli Sizing Chart Dr~well Sizing: Once BDS leas issued a~j~rovrzl for on-site infiltration, the follozvi.rig cicar•t shall be used to select tlae. riurn~er arad size afdr•i wells. Graz bo~:es indicate c~cce table.. Impervious 28" Diameter 48" Diameter Area Qrywell Depth Drywall Depth (sq-ft) 5' 10' 15' 20' 5' 10' 15' 20' 1000 , 2000 3000 4000 5000 6000 7000 8000 9000 10000 11000 12000 13000 14000 15000 16000 17000 18000 19000 20000 Manufactured Plastic Drywalls Manufactured plastic ~~II11Ill-C~T'v~vells" are made of hard plastic (foam poly0l2fi2l) and are very versatile, The excavations for theses facilities can be hand clug, the setbacks ire riot as great as typical cirytvells, and the drvwells can be placed bey hand rather th~z~ iising equipment(as tivith typical coi~.crete dry~vells), Dunensions: 2-foot diameter, 2-foot depth, plus 1-foot gravel Lens belo~nT ailC~ OIl the sides. Sizing; 7 unit for every 500 square feet of iznper~rious area, to=ith BDS approval. Setbacks: From center: 5 feet to properh' lisle, 8 feet to any foundation, and 20 feet to existing cesspools. Drywall Testing Procedure Equipment needed: • Water supply capable of filling cir~7we11 • Tape measure to the base of the facility Chapter 2: Facility Design 2-89 Portland Stormv~ater Management Manual — Augusf 7, 2008 Appendix E: Page 5 of 6 PCL XL error Subsystem: KERNEL Error: IllegalOperatorSequence Operator: SetCursor Position: 102 Appendix E: Page 6 of 6 8 ENVIRONMENT GOAL: Maintain and improve the quality of Portland's air, water and land resources and protect neighborhoods and business centers from detrimental noise pollution. ~ POLICIES & OBJECl1VES —AIR QUALITY: 8.1 Interagency Cooperation —Air Quality 2 Cot~tint~e to cooperate ~vahpt~blic agencies concerned i~ith t ie irr~rovement ofau• quality, and irr~lerr~tit state and regi~nalplans and prog~-atrn to attain overall state a~ul federalau~ qual~.y standa~•ds. Cooperate and iti°ot~k with Ivletro and the State Department ofEtrvit~otun~zztal Qt~afity in e$'orts to maintain federal atr~ tit au• quality standards for ozone and ca~botz n~noYide on a long-tei~tr~ basis. 8.2 Central City Transportation Management Plan 3 The Cenri•al C rty Trar~spoitarion Managerr~nt Plan will guide fugue city efforts in rnaititauait~ au• quality st~idards in the cenhal business dist~•ict and allow for expanded err~byzlxnt and housu~ opportunities ttu•ot~hout the Central Cry. 8.3 Air Quality Maintenance Strategies 4 Irr~lerr~nt t~~ action elements ofthe Cent~•al City Ttat~sportationNlanagerr~nt Plan and ozone mait~tenatice phrz that will provide for loz~;-ternlrr~ait~ter~ax~ce ofa~• quality standards. 8.4 Ride Sharing, Bicycling, Walking, and Transit ~ Promote the t~se ofahen~ative modes oft~~a~~sportarion such as ridesl~-inb, bicycling, ~valkit~, and transit tYnnl~hout the rrret~~opolitan area.. POLICIES 8 OBJEC'11VES —WATER QUALITY: 8.5 Interagency Cooperation —Water Quality Contitn.~e cooperation with federal, state and regional agencies in~rolved yvitti the tnana~err~nt acid quality ofPoitland's water resources. 8.6 Wastewater Systems Operate, plan. and regtilate wastewater systet~~s as designated in Metro's "Waste Treatn~nt Managetr~nt Component." i Amended by Orda~azice No. 153326. Tune 1982 2 Aviended by Orda~azice No. 16953 ;December• 1995 3 Amended b_y Ordinance No. 169535,December 1995 `~ Amended by Ordie~tce No. 169535. December 1995 5 Amended by Ordinance No. 169535. Decetnber 1995 includes Amendments Adopted 'Through November 2011 8-1 Appendix F: Page 1 of 8 Comprehensive Plan Goais and Policies Goal 8 Environment 8.7 Land Use and Capital Improvements Coordination Maintain coordination of laid use plarniu~ and capital irr~rovetr~nt to it~sw~e the iriost efftci~it Lue of the city's sanitary and stoi~rrnvater ru~i-offfacilit~s. 8.8 Groundwater Protection 6 Conserve dorr~stic ~•ouz►dtivater atad sluface water resotnces fiompotentialpollution ttu•o~.~ a variety ofregu7atory rr~as~nes relatir~ to land t~se, t~•ansportation, and ha~u~dous s~~stat~ces. Objectives: A. I~azardons substa~ices Cont~•ol the storage, mantrtacture; use, h~at~spottatiota; and disposal ofY~ar~~doi~s substa~ices, especially im ~~otuidwat~• sensitive a~•eas used for water supplies. B. Groundwater sensiti~'e areas Conserve groundwater sensitise areas, such as aquifer recha~•ge a~•eas and areas ofiz~#~~ence. POLIGIES 8 OBJECTIVES—LAND RESOURCES: 8.9 Open Space Pz'otect Poi~t~u~d Parks, cetn~teries and golfcot~rses tt~rot~h an Open Space desigc~ati~ti on the Corr~rehensive P]an Map. 8.10 Drainageways 7 $ Regiilate development ~vit~~ui identified drainage~vays for the followit~ m~ltipl~ objectives. Objectives: A. Stortuzr~ate~• runoff Cot~serVe and et~~nce drainage~vays for tl~e ptnpose ofcontainiYng and re~uJatir~ storrrn~~atet~ iuno~ B. ~'Vater qualin~ and quandtj~ 9 Protect, enha~lce, and extend vegetation along drair~age~vays to trnuitaiti and ui~rove the quality and quantity ofwatei•. C. Wildtife Conserve and enhance tt~e t~se ofdraiaage~~,~Ays ~ti~rzere appropriate as ~vikllif~ coiY7dors lvtiich allp~v the passage ofwildlite bens°e~ri na.tw-al a~•eas and tP~roL~iout t ie cIly, As «ell as providing ~~~ildlite habitat charactezistics inchuiit~ food, ivatez•, co~~e~•, breedir~, nesting: resting or tivintei~; areas, 6 Added by Ordinance Na. 160890, June 19S~ 7 Added by Ordinance No, 160890, Tune 1988 8 ;Amended by Qrdinanee No. 161293; January 1994 9 Added by Ordinance No. 167293; T~l~y 1994 8-2 includes Amendments Adopted Through November 2011 Appendix F: Page 2 of 8 Gaai 8 Environment Comprehensive Plan Goals and Policies 8.11 Special Areas ~o ~~ Recogxlize tuuque quid qualities and adopt specific planning objecrnes ii~r special ~u•eas. Objectives: A. Salch Creek Watershed Protect and preserve fishezy, wildlife. flood control and other natiu•alresot~rce vah~es ofthe Bakh Creek Watershed through ~e application ofspecial development staaida~•ds and appt•oval ci7teria in the envu~onn~ental ovet•lay zones. B. East Buries, Tert~Ces and Wetlands 12 Conserve tivildlite, crest and water• resource vah~es and the unique geology ofEast Portland tYu~ough itr~plen~entationofttie East Buttes, Terraces a~ld Wetlands Conse~varionPlan. C. Fanno Creek ~Vateisl~ed 13 Consety~ fs~~y, ~v~dlife, food cont~•o1, and water quantity and quality vahies oftkie Fanno Creek Wate~•shed tt~rougli irr~lementarioti ofthe Fa~mo Creek and Trabutai~s Cot~seivarion Pla~1 D. Jolinson Creek Basin 14 Protect and preserve the scenes, ieci•eatiori, tishe~y, «ildl~e, flood cotrtrol, ~ti ater quality, and otY~r r~at~rral z~esotu•ce valt~s ofthe Johnson Creek basin througki applicat~ri ofenvnor~rnental overlay zones and irr~lementation ofttie JoYmson Creek Basin Protection Plan. E. 1oi-tlnvestHills ~~ Protect and preserve forest wildlife azid watershed resotn•ces t~u~oug~~ itr~iernentation oftYie North«pest Hills tiattu~al Areas Protection Plan. F. Skyline VVes t 16 Conserve wildlife, fnrest and ~4~atet• x•esotnce vah~es ofthe Skyline plaiuzing a~•ea t~u•ol~h itr~lementationoft~ie Skyline West Cons~vationPlan. G. Soutt~w-est Hills ~ ~ Protect and p~~eserve fish and ~~t~dlite, forest, and water resoluces tYnou~h itr~plementation ofth~ Sot~itvest Hills Resotu~ces Protection Plan. H. The `Villattiette Rives• Green~vay. Protect and preserve the nat~u~al and economic qua3it~s oflands along the ~~illatr~tte River tt~rou~i itnplen~ntarion of the city's Willan~tte River Greet~~G~ay P]an. I. Portland Interuarional Aupoi~t ~$ Coz~se~ve, restore, grid ent~arice natural resource vahies tlarot~h envuorunetital zoriu~;, vo huitary strategies, and t ie irt~lementation of special developme~it standa~•ds in t~iz plan disCrict and the Poirt]aud Inter~~atiot~alAnpoit/Nliddk C.ohm~ia SloughNaturalResoi.nces Mat~a~,emezit Plaza. 10 Amended by Ordinance No. 163770; 7a~ivary L991 11 Amended b~ Ordinance No. 18dS21; Apri12011 1~ Addedby Ordn~anceNo. 166572, June 1993 13 Added b}- Ordinance No. 167293; Janua~'v 1994 i`~ Added by Orda~arice No. 1614i2; July 1991 15 Added by Ordu~anee No. 164517, July 1991 16 Added by Ordic~anceNo. 168154, September 1994 t~ Added by Ordnance No. 165002, January 1992 1 g Added by Ordinance No. 184521, Apri12011 Includes Amendments Adopted 'Through November 2011 8-3 Appendix F: Page 3 of 8 Comprehensive Plan Goais and Policies Goal 8 Environment 8.12 National Flood Insurance Program Retain qualificatiati in the National Flood It~s1n•axice Progxatn tYn•o~~h i~r~letraent~tion ofa fiill range of floodp }aiti r~nr~~gement tx~asures. 8.13 Natural Hazards Cotiri~ol the density ofdeveloprnent iii a~•eas ofnatural kia~u~ds consistent ~~~ ith the pro~~isions ofthe City's Building Cody; C~~apter 70, tkie Floodplain Ordinaxice and the Subdivision Ordinance. 8.14 Natural Resources 19 Conserve sigruticant nari.u•al axad scetuc resource sites acid vah~s tY~rough n coxr~ination of pro~•atrn ~~~tuch involve zoninc acid other land use con~•ols, pw~ctiase; preservation, intergovei7u~r~ntal coorduiation, conservation, and mitigation. Balance the conservation ofsi~uficant natw~alresotu~ces ~~~ it~i ttie need for other tubazi uses and activities tln~ou~i evah~ation ofeconortvc, social ern~u~oz~tr~tital, and e~~ergy cot~segt~nces ofsl~ch acti~r~s. Objectives: A. Acquisition Fro~ram for Si4;n~cant Resources 20 Prepa~•e acid maintairx a brig-ranee list ofproperties; in order ofprio~~ity; desu•able for public acqu~it~n iri oz•der to insLU•e bn;te~•mnat~u~al resow•ce cor~s~tvation. Actnlely solicit donations of property or easeznetits to protect acid er~t~ance identified resoua-ces. S. Intetboveivniental Coordination Notify and eooz~dinate progx~trn with affected local state, and fedet~al rzaulatoty agencies of devebpment proposals ~vit~vn nattn~ali•esource a~•eas. C. Impact Avoidance 2~ ~i~'hei•e pi•actieal, avo~l adverse i~r~acts to si~rrificatit nattu~al acid scenic c•esotu~ers, D. ~~Iitigation vVhere adverse impacts catuiot be pracricably avoided, regtw~e trvti~arion oz' otYier rr~ans of preservation ofimportant nann•al resource values. The folb~svin~ orde~~ oflocationaland resoi~-ce preference applies to nut~gation_ (1) On tt~e site oft~ie resol~rce subject to irm~act, with the sair~ kind ofresoiu•ce; (2) Off-site, tivith tie same kind ofresoiu~ce; (3) On-site, ~~~ ith a di$erent kind ofi•esoi.u•ce; (4) Offsite, ~vit~i a different kind ofresotnce. E. SoilEitision Conhrol Protect t~ah~ralresoiu•ces where appropriate fi•omsedisr~nt and other foi7ns ofpo~turiozi tt~rol~kz ttie use ofvegetatioiti e~•osion control measures dut7ng const~lutioza, settlu~ ponds, a~1d othet~ stnicttual and non-stnut~ualtnear~s. F. PiuYxing to Maintain and Enhance Views z2 Actively rrnna~e t ie pitiming and cutting oftrees and shrubs onpt~blic finds or on zion-public a~•eas with scenic designations to txiaititaiti and enhance scenic views i~,°high maybe irr~acted by vegetation. 19 Policy 8.13 Sensitive Natw~alAreas deleted and Policies 8.1=1 through 8.13 added by Ordn~azice No. 160890. Jiuie 1983 20 Amended by Qrdinance No. 163957. ~4arch 1991 ~1 Ainezided by Ordinance No. 163957. March 1991 22 Added by Ordinance No. 163957. Alarch 1991 8-4 Includes Amendments Adopted Through November 2011 Appendix F: Page 4 of 8 Goal 8 Environment Comprehensive Plan Goals and Policies G. Imptrovuig Tuttiouts along Sceuic Routes and at Viewpoints 23 Ix~rove and rrraintain hm~outs along sceri~ cor~Ydot~s aid at identified vle~~%pO1T1tS L~ll'011~~1011i Port]az~d. H. Bile and Pedest-iian Routes 24 Enhance the vah~e and beauty o~Portland's bicyc~ and pedestrian routes by l~catYng thezn to take advaxitage ofsigruficant viewpoints, sceTUC sites, and scenic corridors. I. Consideration of Scenic Resources in Sheet Vacations 25 Require the preservation acid maintenance ofexisting and poterit~aJ. vie«,r coiYYdoi•s and ti~~~~poirzts ~r•hen approvit~ sheet vacarions. Require vietti~ easernetits w~vn or nea~~ street vacations ~~~here access to ~~ie~vpoints ox vie«~ coi-ridois is desned. J. Considei~atiou of Scenic Resources in Planning Pirocess 26 Ensure that master plans and ot~~er pla~ming effoirts include preservation and enhancerrient of sign~icazit scenic resotn'ces. K Enhancing ViewCoil-ido;s 27 Irr~rove the appearance of~~ie«,~s along designated vie~~ corridors by placing utility liters undei•~~ot~id. 8.15 Wetlands/Riparian/Water Bodies Protection 28 Cot~seive s' 'txant wetla~ids, riparian areas. and water bodies «hichhave si~ificant fi~tictions and values rehted to flood protettint~, sediment and erosion cont~oL water qual~y, groundwater recharge and disct~ugz, education, ve~etat~n, and fish and w~dlife habitat. Regulate developn~nt «~ithiu sigtvficant water bodies, ripa~•ia~~ areas, and ~vetla~ids to retafri thew important fiuictions azid vah~s. Objectives: A. Wetland/wate~t• body- Buffer Conserve signif"~ca~rt~rip~-iat~, wetland, acid tivater bodynatZU~al resow-ces tru•ot~i tree desi~~ation atxi px~otectioti oftransitiota areas bentireen the resotn~ce grid other Ln~ban developtr~nt and acrivities. RestrYCt tlon-e=ater dependent or pion-~~~ atzr re3ated devebptx~nt ~r itt~i the ripa~-iati a~•ea. B. ~Vate~•Qualih~ Maimtain and imp~•ove tt~ water quality ofsignificar~t wetlands and ti4 ater bodies ttuough desi~ of stot~rrnvater drainage facil~ies. C. Sto~mtvater and Rood Contibl Conserve stot-rr~vater conveyance grid flood contt~ol fi~ticrions atzd vah~es ofsi~ruticant t7pari,an arias ~v ~.tuti identified fbodplains, 4vatez~ bodes, and tivetlands. D. Fish 29 Balch Creek cutttnoat trout «~illbe znai~itau~d in a rare at least as zxtensi~ve as their• rare ~i 1987 and at a population o~ at last ?;000. '''3 Added by Orda~uiee No. 16395i, Iviat•ch 1991 ~4 Added by Ordinance Na 16395"r, Ivfa~•ch L991 25 Added b}- Ordinance No. 163957, I~4arch 1991 ''-6 Addzd b_y~ Ordinance No. 163957; I~ia~•ch 1991 ~7 Added b}> Orda~ance No. 163957. March 1991 2S Added by Ordmnnce No, 160890. Jtme 1985 29 Added by Orda~anee No. 168698; Apri11995 includes Amendments Adopted Through November 2011 8-5 Appendix F: Page 5 of 8 Comprehensive Plan Goals and Policies Goal $Environment 8.16 Uplands Protection 30 Conserve sigriifratit upland areas and vah~es related to ~vildlite, aesthetics and visual appea~~ance, vie«°s and sites, slope protection, and groundwater recharge. F.~icoivage increased vegetation. additional wildlife habitat areas, acid expansion and enhancement oftmdevelopzd spaces in a zn~nner beneficial to the city and compata~l~ with the cYkvacter ofsw-rotuiding urban development. Objectives: A. Wetlandhvater body Buf~ei• Provide protectaoti to s:~miticant ~vetlatid acid ~~,~ater body natural resolu~ces ttuouah des ration of sign~icant upland a~~eas as a bu1~er bet~~~eeri the resow•ce and othe~~ tu•ban developrr~it acid activities. B. Slope Pxntection and Drainage Protect sbpes fibtnerosion and la~idslides t~n~ot~h the retention and use of vegetation, building code re~ilatiar~s, et•os iota cont~•ol meas~u~es dut•ing construction, and other• means. C. Wildlife Coiz~doxs Conserve and enk~axice drai~~age~y ays aYid linear• parkt~ays which knave vahae as wildlife conxdors connectic~a parks, open spaces; and other• large ~vildlite taabitat a~~eas, and to increase the va~-iery acid quatirity ofdesu~able ~vildl~'e throughoi~ttu~ba~i areas. 8.17 Wildlife 31 Conserve sig~uficant areas and encotnage the c:reahon ofnew areas «~hich increase tt~ va~~i~ty and quantity offish and wildlife tluou~hout the urban area in a x~anne~• cot~at~l~ with otk~r Cuban devebprr~nt and acticrities. Objectives: A. tiattual i•esonrce areas Regulate activ~ies in nahu'alresotuce a~~eas wYucti are deetr~d to be det~~irtiental to thz pro~-ision ~f food, ~~•ater, acid cove• for fsY~ atzd wildlife. B. City-wide Encoura;~ tt~e creati~ti or enhancement offish and ~~~ildlife habitat tf~roL~gYiot~t tkie city. C. Cih~Parks Protect existing habitat and, «Mete appropt-iate; iricoiporate ne~~~ ti~h and wildlife P~abitat eletr~tits alto park plans azid landscapir~. 8.18 Natural Resources Management Plans 32 3s The developrr~tit ofnaturalresource managen~nt plans foz• large parcels or• areas is encoluaged. Overlapping plan and petnrit regtiu~ements for nariu~al resottt~ce mat~agemez~t plats aiad devebpn~tits therein w i11 be trtinimized. Phns approved tknrough tie re~.~.lations ofthe Environmental zones a~•e deemed to be n1 con~liance ~vithPolicies 8.9 throug~~ 8.17. 30 Added by Ordinance No. 160890, 3une 1985 31 Added by Ordznavice No. 160590; June 1958 32 Added by Ordinance No. 160890. June 1985 33 Amended by Ordinance IvTo. 163608, Nwe~nber 1990 8~ Includes Amendments Adopted Through November 2011 Appendix F: Page 6 of 8 Goal 8 Environment Comprehensive Plan Goals and Policies POLICIES 8 OBJECTIVES — NOISE: 8.19 Noise Abatement Construction Requirements Reduce and prevent excessive noise and v~ration in attached resid~itial dwelling throuughh consh-ucrion requirements. 8.20 Noise Abatement Strategies 34 Parnier with t~~ Port ofPoi•t}and to reduce and prevent e~essive noise levels from one use «rhich ir~ay itr~act ataoth~r use throt~ti on-going Boise marutoi-ing and et~torcezx~ent procedures. Explore creatne ne~v ways to address noise irr~acts, 8.21 Portland International Airport Noise Impact Area 35 3s Enstu-e coti~atible land rise dzsignatior~s and developrn~lt ~v~tun the noise itr~acted area ofthe Pott]and Intet~iatiotial Airport rvlule providit~ publ~ notice oftt~e level of an•craf~ noise and miti~ati~~ the pot~iCial i~r~act oft~~at noise within tt~e area. Objectives: A. Promote land t~s~ corr~at3bility within the noise impact area byprotubiting ne~ti~ residetztial developrr~nt izi areas ~vitturi the 19?7 68 DNL or h~her noise contotu~ acid by lirrriting the maxin~nun i•esid~ntial zotzing and Cotr~rehensive Plata 1~~Iap desi.~at~ations to R10 iti R-desi~~ted areas acid Rl in C-zorxed a~~eas located beri~een the 1983 6S D~tL and the 1977 68 D~1L noise contotus. B. Ivlin~n~ tt~e potential i~r~pact ofan-c~-af~ noise on those livi~~ and ~vorki~~ «~it~rin thz 1983 65 DNL and the 1977 DNL 68 noise contotus by requi~::-ing sound insuhtion to ac~u~ve a dayfnight averase intzrior noise levelof45 dBA for• most sm~ctures. C. Provide doclu~xntation oft~~ level of ancraft noise to developers of residential property «~ rtt~in the 1983 65 DNL at~d the 197'7 DNL 68 noise coritoiu•s acid require tkieir aclnno~~~ledgxn~rit and acceptance oftlaat.levelofau~c~~aft noise t~~~ot~hthe cotx~letion ofa noise disclos~ue statezr~nt acid ttie dedication ofa Boise easetnezit to the Port ofPortland prior to cotist~uction. D. Provide doct~tnentation ofthe 1eve1 of aircraft noise to develops of residential propez~ty «r rthin ttie 2035 SS DNI,zioise contour• and requ~z thin• acknowledgrrient and acceptance ofthat level of an~cra~ noise tku~ot~h tt~z corz~letion ofa noise d~clos~u•e statenxnt. POLICIES $~ OBJECTIVES — AGGREGATE RESOURCES: 37 8.22 Aggregate Resources Protect aggregate resotu~ces sites for ctnr~tit and futin-e Lue, tivhere there a~•e no major conflicts ~j~ith urba~~ needs, or these conflicts maybe resoh~ed. 8.23 Aggregate Mining Impacts Ensw•e that the development ofa~gc~e~ate resoueces limits adverse emrnonmental ~x~acts acid imQ~acts on adjacent land uses as practically as posszble. 3~ Aviended by Ordinance No. 1$4521, Apri12011 35 Added by Ordinance No. 158055, Deeeinber 1985 36 Amended by Ordmaiue No. 181521, Apri12011 37 Polxies 8.22 through 8.24 added by Ordinance No. 153326; 7vne 1982 Includes Amendments Adopted Through November 2011 8-7 Appendix F: Page 7 of 8 Comprehensive Pian Goals and Policies Goal 8 Environment 8.24 Reclamation of Aggregate Sites Et~stn•e the recl~~tr~ation oftrritiu~ sites iti a zr~anner cotr~at~le with the s~.nrounditig land uses, iiattu~al conditions and public safety. POLICIES &OBJECTIVES — RF EMISSIONS: 38 8.25 Visual impacts Redlue the visual itr~act ofradio and television broadcast fac~iries inclose proximity to residential a~•eas. 8.26 Health and Safety Protect the health ~u~d safety ofth~ citizens fi•omtt~e adverse itxq~acts of~~adio and te~~sion broadcast errrissions. 38 Policies 8.25 and 8,26 added by Ordananc.e No. 160049, A1,=1St 1987 8.8 Includes Amendments Adopted Through November 2011 Appendix F: Page 8 of 8 ~~MPREHENSII~E PLAN ASSESSMENT CQ~DIT~~f~S, TRENDS ~ ISSUES X v Final Draft ITY OF FvRTL.~NG ~~ rn 6UREAU ~~F 0 For Public Review —June 3, 2008 PLAN N I ~~ ■~ . s~~ssrnent: ~t~~riror~~~~~ Environment Yhis secYiott focuses a~n the fallowing chapxe~s of the existing Comp Plan: Goal S: Environment ~II'~CQtIllCti011 A more holistic, Integrated set of environmental policies is needed in To describe what "environment° means in Portland is to speak of the Portland Plan to direct current and fiuture City decision-making many things —not only the natural systems whose functions sustain in a manner that recognizes the interrelated nature of the environ fish and wildlife, but also the many services this green "infrastructure" mental challenges we face. New policies should use interdisciplinary provides for us by cleaning air and water, capturing and storing carbon, approaches to promote environmental protection, restoration and safeguarding us from hazards, contributing to a high quality of life and enhancement and healthier, more vital communities. Some new poli- providing places to recreate and enjoy natural beauty. "Environment" cies could relate to: also means the ways the built environment affects natural systems by • Growth and Development:The City adopted its environ- increasing stormwater runoff, generating waste and heat and in some menta/overlay zoning program and accompanying natural cases providing surrogate wildli#e habitat. resource management plans over the last couple of decades to Healthy natural systems are valued community assets that, without protect significant natural resources from growth and develop- careful planning, face daunting challenges from population growth, ment. Inthe late 1990s, the City made a commitment to recovery climate change, and the cumulative effects of urban life. While the City offish listed as threatened under the federal Endangered Species work Park during has various environmental policies that address discrete aspects of Act. This prompted a reexamination of the zoning program, includ- CommunRy restorat4on at Tidernan Johnson, the 3ohnson Creek Watershed Council's Annuaa Watershect- habitats, these problems, up-to-date, cohesive policy guidance is needed to en- ing an updated inventory of riparian and upland some Wide Event. In 2008, about 400 volunteers participates sure ongoing environmental health for current and future generations. of which are not currently protected. Other projects point to the in this even4, planting over 6,OQQ p3ants. To date, DES has need for an additional review of environmental zoning. In 2004, restartd over S2 acres of Johnson Creek, its tributaries and its ~`loo~d~~ain policy Cont~x~, ac~ gr~~s~a ~ L;ap~ the City adopted River Renaissance objectives to simultaneously Many of the Comp Plan policies that relate to the environment are achieve cleaner rivers, revitalized riverfronts and a prosperous outdated and reflect neither "best practices," current City policies, harbor. Currently, the City is updating its 20-year old Willamette regulatory mandates nor the latest thinking about environmental Greenway Program through the River Plan project. And, in the next processes. In addition, in the nearly 30 years since the original Comp few years, the City must comply with Metro`s Nature in the Neigh- environmental overlay zoning — Environmental overlay zones Plan was adopted, many new environmental issues have come to light. borhoads program, which is a region-wide mandate for protecting, protect resources and functional values that have been identified by For example, the Plan in 1984 did not anticipate global warming and conserving, and restoring significant natural resources. the City as providing benefits to the public The environmental regula- D threats to salmon species. • Natural systems:The Portland Watershed Management Plan, tionsencourage flexibility and innovation in site planning and provide m adopted in 2005, provides a set of goals, objectives and strategies To fill in the policy gaps, more current environmental po{icies have a to restore the health of urban watersheds in a way that sustains for development that is carefully designed to be sensitive to the site's vanous bureaus to address specific environ- X been developed by City and improves /~ydrology, water quality, habitat and biological protected resources. mental issues. Examples include the Portland Watershed Manage- communities. By planning at a watershed scale and by implement- hydrology —the sdentific study of the waters of the earth, dewing ment Plan, Portland's Sustainability Prinapfes and the Urban Forestry ingstrategies that meet both wildlife and human health objectives, with the properties, distribution, and circulation of water on and below Management Pian. m the earth`s surface and in the atmosphere N O cn COP/IPREI-IENSIVE PLAN ASSESSUIENT - DR/~1= ~ 6.03.08 21 Assessment: Environment the document represents new ways of planning in Portland. Also, Current Conditions &trends in the past few years, the City has increased attention on key While Portland has a wealth o#natural resources, many have been #errestrial species and their habitats. Portland is also one of several degraded ~y development practices that treat natural conditions as cities to participate in the Urban Migratory Bird Conservation problems to overcome rather than as the foundation for distinctive TreatyAct. In addition, Metro open space bond measure purchases, communities. along with significant land acquisitions by the City, will improve Waterways and Habitat: All of Portland's major water bodies (ex- connections between sensitive wildlife habitat areas. cept Balch Creek) are currently on the state's water quality "limited" • Infrastrudure:The City is investing $1 4 billion in a 20-year list because they do not meet water quality standards for bacteria, program to control combined sewer overflows(CSOs) to temperature, toxics and dissolved o~rygen. Salmon species are listed the Columb+a Slough and the Willamette River. The City has also under the federal Endangered Species Act and anchor habitats for reconsidered how stormwater is handled, resulting in adoption terrestrial species are in degraded condition. Connections between of the Stormwater Management Manual, which calls for storm- stream and terrestrial habitat are being lost, further threatening sensi- Peregrine Falcons nest nn many of the Fbrtland bridges that water to be managed at or near the source whenever possible ~~os~ the W611amette Ricer ins#uding the S#..Johns, Fremont tive species and undermining efforts at species recovery. However, rather than automatically drained into pipes. These alternative and Margaam Bridges. policies and programs are now in place to address many of these prob- approaches — including eco-roofs, green streets, swales and lems.Guided by the Portland Watershed Management Plan, significant stormwater planters — benefit both human and environmental investment is being made to restore ecological functions in floodplains, health. Recent City Council adoption of the Green Street Policy is streams, riparian areas, and upland habitat throughout the city. another example of the City's commitment to strategies that treat stormwater as a resource, rather than a liability. The Urban Forestry Urban Trees: Portland's trees provide ecosystem services such as Action Plan and the Invasive Species Strategy also demonstrate a cleaning the air and reducing urban heat with an estimated value new City direction in assessing and managing the urban forest as of $27 million annually and a replacement value of nearly $5 bil- an asset of citywide importance. lian. However, the urban forest is unevenly distributed. Many older • Pubtic health and safety:The City has a number of programs neighborhoods have landmark trees, while other areas have few street aimed at improving water quality and reducing pollution, in part trees. Many trees have been lost to redevelopment and the replace- Inside the 14-#oat ~iaaa~e4er, 3.5 mite 1Nest Side Big Pipe, one of several City projects t~ control "comb~r~ed sewer aver- in response to the federal Superfund listing of Portland Harbor menttrees have yet to grow to a significant size. The Urban Forestry D lovvs" (CSt3sl. v and to State of Oregon limits to total maximum daily loads of Management Plan concluded that people in lower-income areas often m several pollutants in the Willamette and its tributaries. The City has have fewer resources to care for trees. This often results in fewer street combined sewer overflows (CSOs)— Release ofi untreated X also mobilized to help reduce local contributions to global warm- and yard trees or trees that are in poor condition. sewage and stormwater directly into marine waters, lakes and rivers ing; many of these strategies also address air quality. Air quality. Over the past decade, Portland's air quality has improved, during heavy rainfall, when the sewers have reached their capacity. Federal laws clean up sites v even as population has increased. However, there still are incidents Superfund — and state designed to m when air quality does not meet National Ambient Air Quality Stan- where improper disposal of hazardous substances caused soil and w ground water contamination 0 Bards. cn 22 COMPREN~NSIVE PLAN ASSESSMENT -DRAFT 6.03.0 Assessment; Environment Opportunities • The City's established regulatory and non-regulatory environ- menta! protection, conservation and restoration programs can 6e Portland consistently serves as a national model for environmental expanded and improved to conserve critical natural resources. planning and sustainability. Remaining natural resources, local expertise and an overall ethic of concern for the environment are Infrastructure important assets to build on in order to improve local conditions.Other • New approaches to stormwater management are being developed opportunities relate #o: that mimic ecological functions and contribute tohigh-quality Growrth and Development urban design. Portland landscape designers have gained national recognition for their innovative designs using these new ap- • Access to natural and recreational resources, parks and open proaches. spaces is one of the most important reasons people and busi- • Portland's expanding Green Streets program is creating attractive nesses choose to locate in a particular place. Maintaining and streeucapes that enhance neighborhood {ivability and provide expanding the quality of these resources has economic as well as cost-effective stormwater infiltration. ecological benefits. • The Urban Forestry Action Plan provides a guide for increasing tree This street planter collec#s and treats stormwater onsite be- • Developing {and use plans that integrate and sustain the natural fore fIter~ng it back into the ground. Portland has 475 green canopy cover to 33°l0 (from the existing 2b%), with a focus on character of the land and functions of the natural systems will streets Yo date, with 9§0 planned fior the next five years. planting in underutilized and non-traditional areas. enhance community distinctiveness and reduce negative environ- mental impacts. Public health and safety Challenges • Redeveloping brownfields (areas unused because of contamma- • Scientific and public acknowledgement that human activities are Accommodating hundreds of thousands of additional people in the tion) has the potential to increase the industrial land supply and causing global warming can serve as an impetus for actions to Metro region while striving to restore ecosystems will be a bracing improve environmental conditions. reduce its impacts. challenge. In the event of more rapid population growth fueled by • There is a growing awareness of the connection between public climate migration, the challenge will be even more daunting. Even Natural systems health; mental health and access to the natural environment, now, piped streams, increased impervious areas, lost trees, spreading • There is increased expertise in accounting for ecosystem services, including parks, natural areas and the urban forest. invasive species, soil erosion, and hardened riverbanks are breaking such as the economic analysis of Portland's trees described earlier. • local floodplain restoration efforts are reduang potential public down ecological processes. The results include damaged floods and • Watershed councils and stewardsfiip groups play a critical role in safety risks related to flooding. landslides, polluted air, water and land; declining fish and wildlife inter-jurisdictional environmental coordination; they also conduct • Bicycle commuting is increasingly popular and funding for bitycle populations; and economic disinvestment in environmenta{ly- m critical pro]ects to remove invasive species and pant native vegeta- facilities has been increasing, promising benefits for air quality and challengedareas. tionwhile improving neighborhood pride. X public health. An expanding network of trails further promotes • Metro and City acquisition efforts are securing important habitat Growth and Development health-enhancing bicycle and pedestrian recreation. sites in West Portland, the Columbia Slough and southeast buttes • Population growth is increasing pressure to develop environmen- • Community gardens, farmers markets and community-sup- v to help preserve habitat connectivity and other ecological func- tally-sensitive lands, including areas that Portland's environmental m ported agriculture operations provide access to healthful, tions. zoning program does not protect. 0 locally-grown food. COMPRf.F1ENSIVE 1'L,AN ASSESSMENi -DRAFT 6.03.08 23 Assessmen#: Environment • Policies to increase density contribute to the loss of mature trees, • Population growth and climate change create uncertainty about making it difficult to increase or even retain tree covecThis affects long-term water availability. Increased reliance on groundwater is neighborhood identity, access to nature, wildlife habitat and possible as rainfall patterns change. stormwater infiltration. • Lower-income neighborhoods often have limited access to nature, including larger open spaces and urban street trees. Natural systems • Residents of low-income residential communities are more kikely to • Climate change may result in widespread ecological change, suffer from health problems related to environmental problems. including a higher water level in the Willamette River, increased • Footl insecurity is a significant problem for low-income residents, stream flows during the winte,increased soil erosion, and lower and is related to such obstacles as the availability, accessibility, and stream flows and higher stream temperatures during the summer. affordability of healthful foods. All of these impacts can affect human health and safety and further threaten fish and wildlife species. ~~~~i~i ~~~~~~~~~ • Household, industrial and transportation-related chemicals are The following questions provide a starting point degrading water quality. for conversation on the future of the environment Peregrine Falcons nest on many of the Portland bridges that • Current preservation strategies do not adequately or holistically in Portland: cross the Willamette River, including the St.lohns, Fremont protect natural systems from the cumulative impacts of urban and Ntarquam Bridges. development. How can we integrate watershed management strategies into the work • City policies and actions must comply with multiple Metro, state of all City bureaus to most effectively achieve complementary goals for planning, implementing, and maintaining Portland's land resources and and federal regulations related to environmental quality, public 6. How can our communities be planned to promote the availability of infrastructure? health and species at. risk. healthful and affordable food? 2. Now tan we improve the health of our watersheds, while accommo- Infrastructure dating population growth, promoting job and economic grovuth, and • Many parts of the city lack sufficient ecological or built systems to creating compact urban communities? FOR MORE INFORMATION handle stormwater runoff. 3. How do we move from planning approaches that "balance" environ- A more fully detailed report on the environment topic area is available • The City's infrastructure approaches do not account for many mental goals against other goals, to approaches that recognize that at http:/Iwww,portlandonline.comlportlandplan benefits of natural systems, including cooling and cleaning the air healthy natural systems are the foundation for the dty's long-term D Community-Supported Agriculture (CSA} —A model of and water. This affects the City's ability to appropriately plan for vitality? food production, sales, and distribution in which there is a direct link m and manage these assets. How can development patterns accommodate growth without dispro- a between the small farm and local community members. The farmer x' Public health and safety portionatelyexposing low-income residents to environmental hazards? sells shares of subscriptions for the year's crops, Customers usually pay • Climate change and urban activities could increase peak energy 5• How can access to parks, open spaces, and natural areas be more early in the year and then receive a weekly box of produce for a set demand, air conditioning costs, air pollution levels, and heat- equitably distributed throughout the city to ensure that all Portlanders, n~ number of weeks. The goal is to reduce the financial risks involved for related illness and mortality. especially children, have ample opportunities to learn from and enjoy m the farmers. nature? 0 COMPREHENS~V~ PLAN ASSESSMENT -DRAFT 6.03.08 24 Chapter 33.130 Title 33, Planning a.nd Zoning Comme~•ciul Zones 5/10/13 Table 130-3 Summ of Develo mettt StaridarQs in Commercial Znnes Staadard CN1 CN2 COS CO2 C1V! CS CG CX Maximum FAR .75 to 1 .75 to i .75 to 1 2 to 1 1 to 1 3 to 1 3 to 1 4 to 1 (see 33.130.205) See 33.130.253 ivia~cimum Height 30 ft. 30 ft. 30 ft. 45 ft. 45 ft. 45 ft, 45 ft. 75 ft, see 33.130.210 Min. Building Stbks (see 33.130.215) Street Lot Line or 0 0 0 0 0 0 0 0 L,ot Line Abut- ting an OS, RX, C, E, or I Zone Lot Lot Line Abut- See Table See Table See Table See Table See Table See Table See Table See Table ling other R 130-4 130-4 130-4 130-4 130-4 130-4 130-4 130-4 Zoned i.ot Garage Entrance Setback 5/18ft SJ18ft 5/18 ft 5J18ft S/18 ft 5{18 ft 5/18 ft 5/J.Bft see 33.130.250.E MaK.Building Stbks (see 33,130.215) Street Lot Line None None None None 10 ft. ld ft. None None Transit Street or Pedestrian District 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 10 R. Building Coverage Max. of Max. of Max. of MaY. of in. of 50% Min. of Ivfar, of (see 33.130.220) 85°!0 of 65% of 50°!0 of 65% of of site area 50°io of 85% of No Licnit site area site area site area site area site area site area Min. Landscaped 15% of 15°l0 of 15% of 15% of 15 % of Area site area site area site area site area None None site area None see 33.130.225 Landscaping Abutting an R Zoned 5 ft. ~ L3 5 ft. ~ L3 5 ft. C L3 5 E'f. `a; L3 5 ft, ~ L~ S ft.(g L3 S ft. r"n, L3 5 ft. C L3 I.ot or none or none ox none or none or none or none or none or none see 33.130.21S.B. Ground Floor Window Stds, Apply Yes 1es Yes Yes Yes Yes Yes Yes see 33.130,230 Pedestrian Requirements Yes Yes Yes Yes Yes Yes Yes Yes see 33.130 240 Table 130-4 Mia~num Buiidin Setbacks From Resi$ential Zone Lat Lines 1 Height of the Lots abutting a side lot line Lots abutting a rear lot line building wall of an R zone lot of an R zone lot 15 ft, or less S ft. 0 16 to 30 ft. 8 ft. 8 ft. 31 to 45 ft. lift. 11 ft. 46 ft. or more 14 ft. 14 ft. Notes: [1] Does not apply to Iot lines that abut lots in the RX zone. 130-10 Appendix H: Page 1 of 3 7Ytle 33, Planning and Zontny Chapfer 33.130 4/24/10 Commercial Zor2es 33.130,215 Setbacks A. Furpose. The required building setbacks promote streetscapes that are consistent with the desired character of the clifferei~t commercial zones. The CNi, CM, CS, and CX setbacks promote buildings close to the sidewalk to reinforce a pedestrian orientation and built-up streets cape. The setback requirements for areas that abut residential zones promote commercial development that will m.ait~tain light, air, and the potential for privacy for adjacent residential zones. The setback requirements along transit streets and in Pedestrian Districts create an environment that is inviting to pedestrians and transit users. B. Minimum building setbacks. The minimum building setback standards apply to all buildings and structures on the site except as specified in this section. Setbacks for exterior development are stated in 33.130.245 below, and for parking areas in Chapter 33.266. 1. Generally. There is no required minimum buzlding setback. 2. Exceptions. a. Lot line abutting R-zoned lot, except RX. The required minimum building setbacks along a lot line abutting an R-zoned lot, e~ccept RX, are stated in Table 130-4. Minimum required building setbacks must include a S-foot deep landscaped area which complies with at least the L3 standard as stated in Chapter 33.248, Landscaping and Screening. Landscapiixg is not required where buildings abut a lot line. b. Garage entrance setback. See 33.130.250.E fox the required garage entrance setback for garages accessory to houses, manufactured homes, duplexes, and attached houses. Setback averaging. The required minimum setback from a street lot line for buildings, decks, balconies, and porches may be reduced, but not increased, to the average of the existing respective setbacks on abutting lots. See Chapter 33.930, Measurements, for more information. d. Split zoning. No setbacks ezre required from aiz internal. lot 1iz~e that is also a zoning line on sites with split zoning. 3. Mizxor projections of features attached to buildings. a. R~inor projections allowed. Minor features of a building, such as eaves, chinnne3~s, fire escai~es, water collection cisterns tend planters, bay windows, uncovered stairways, wheelchair ramps, and uncovered decks or balconies, may extznd into a required building setback up to 20 percent o£ the depth of t~Ye setback. However, they may not he within 3 feet of a lot Line. Bays and bay urindows extending into the setback also must meet the follov4~ing requirement: (1) Each bay and bay witadow may be up to 12 feet long, but the total area of all bays and hay windows on a building fa~acle cannot be more than 30 percent of the area of the facade; (2) At least 30 percent of the area of the bay which faces the property line requiring the setback must be glazing or glass block; 130- i l Appendix H: Page 2 of 3 Chapter 33.130 77t1e 33, Planning and Zoning Commer~cia l Zo~ies 4%24/ 10 (3) Bays and hay windows must cantilever beyond the foundation of the building; axxd (4) The bay may not include any doors. b. Full projection allowed. In additional to Subparagraph a. above, the following features are allowed to project fFU-ther into required building setbacks: (1) Canopies, marquees, awnings, and similar features may fully extend into a street setback; (2) Unco~Tered staixway5 flI1C~ Wheelchair ramps that lead to one entrance on the street-facing facade of ~ building may £ally extend into a street setback; (3) Uncovered decks and stairways that are no more than 2-J /2 feet above the groi.uyd may £ally extend into a required buildiz~g setback; an d (4) On lots that slope down from the street, ~%ehicular and pedestrian entry bridges that are no more than 2-1/2 feet above the average sidewalk elevation may full~~ extend into a required building setback. c. Projections not allowed. Attached mechanical structures such as heat pumps, air conditioners, emergency generators, and water pumps are allowed in a street setback but not a required setback from axi abutting residential zone. accessory structures. For sites entirely in residential use, accessozy structures are subject to the multi-d~.velling zone standards of Section 33.120.280. The setback st~indards for detached accessory structures are stated in 33.130.265 below. Fences axe addressed in 33.13b.270 belo~v. Sign regulations are in Title 32, Signs and Related Regulations. C. Maximum building aet~iacks. Except as provided in Subsection D. belov~~, the maxirraum building setbacks, if any, are stated in Table 130-3. The setback standards apply to all buildings and structures on the site eaccept as specified in this section. Sites in the CS and CM zones, a. Where these standards apply. The regulations of this paragraph apply to sites in the CS ar~d CM zones. b. Standard. The maximum building setback is 10 feet. At least 50 percent of the length of the ground level street-facing facade of buildings must be witlZin 10 feet of the street lot line. If t~~e site has three or more block frontages, this standard only applies to two frontages. c. Exception.. For buildings whez-e all tk►e floor area is in residential use, the street-facing facade of an open porch that meets the standards of 33.130.215.C.2.b(3) is included as part of the ground level, street-facing facade of the building. 2. Building setbacks nn a transit street or in a Pedestrian District for sites in the CN, CO, CG, and CX zones. The maximum setback standards of this paragraph apply to buildings that are enclosed on all sides. 130-12 Appendix H: Page 3 of 3 1 CERTIFICATE OF FILING AND SERVICE 2 I hereby certify that on the date noted below, I filed the original and four copies of the 3 foregoing PETITION FOR REVIEW with the Land Use Board of Appeals, DSL Building, 4 775 Summer Street NE, Suite #330, Salem, OR 97301-1283, by certified mail, and on the same 5 date served a true and correct copy thereof on the following: 6 Kathryn S. Beaumont By first-class mail Linly F. Rees ~ Portland Office of City Attorney g 1221 SW Fourth Avenue, Suite #430 Portland, OR 97204 9 Attorneys for Respondent 10 11 Michael C. Robinson By first-class mail Perkins Coie LLP 12 1120 NW Couch, 10th Floor Portland, OR 97209 13 14 Attorneys for Intervenor-Respondent 15 *With first-class postage prepaid and deposited in Portland, OR. 16 DATED this 2nd day of October, 2013. 17 DUNN CARNEY ALLEN HIGGINS &TONGUE LLP 18 ~'~ 19 20 Ty K. Wyman, SB # 925083 21 22 23 24 25 26 Page 1 CERTIFICATE OF SERVICE DCAPDX_]038902_v l DUNN CARNEY ALLEN HIGGINS &TONGUE LLP Attorneys at Law 851 SW Sixth Avenue, Suite 1500 Portland, OR 97204-1357 503.224.6440 /Fax: 503.224.7324